Trousdale County BZA continues zoning and land-use training covering industrial and residential districts

The Trousdale County Board of Zoning Appeals continued a training session on county and city zoning ordinances at its meeting, reviewing the M‑1 and M‑2 industrial districts and R‑1 through R‑3 residential zones, setbacks, permitted and special‑exception uses, and permitting requirements.

Rosalie (codes official) led the presentation and told the board that M‑1 (General Industrial) is intended for manufacturing, processing, fabrication and warehousing where the uses generally do not depend on frequent personal visits by customers. Permitted uses listed in the ordinance include many manufacturing categories (food and textile manufacturing with stated exceptions), fabricated metal products, printing and publishing, and nonhazardous warehousing. Rosalie said essential services are allowed in nearly every zone and that uses not listed or similar to listed uses are prohibited unless the board grants a special exception.

Rosalie reviewed M‑1 dimensional requirements shown in the packet: a 40‑foot minimum front yard setback, a 30‑foot rear yard, and 30‑foot side yards, with no yard required for portions of lots fronting a railroad or rail spur. Minimum land area for M‑1 is 2 acres where public water and sewer are available; the ordinance allows the board to permit certain industrial uses without public potable water if the lot is at least 5 acres and the board determines potable water is not required for the manufacturing operation.

The session moved next to M‑2 (Intermediate Impact Industry), which the presenter said covers more objectionable industrial uses — e.g., louder operations, greater odor, airborne pollutants, storage volume and traffic. Rosalie noted M‑2 allows a broader set of uses (including lumber yards, salvage operations, airports, colleges and some utility and solid‑waste facilities) and that quarrying/mining was added to the M‑2 land‑use chart. Dimensional standards explained for M‑2 include a 60‑foot front yard, 50‑foot rear yard and generally 50‑foot side yards; minimum lot widths and acreage thresholds were discussed, and Rosalie said the board may permit industrial uses without public water where the ordinance sets higher acreage minimums (the presentation cited a 7‑acre threshold for certain M‑2 approvals when public water is not available).

Board members asked about proof and ongoing oversight when an applicant claims an on‑site well will supply the use instead of public potable water. Rosalie advised that the board could make reporting or monitoring a condition of approval, but cautioned that any such condition should be supported by a factual basis to avoid being arbitrary.

The training then covered city zoning. Rosalie reviewed R‑1 (low‑density residential), noting permitted uses include single‑family homes, certain group homes and accessory structures; administrative and community uses such as schools, fire stations and post offices may be permitted as special exceptions. City R‑1 minimum area per dwelling is 12,000 square feet, with a 35‑foot front setback, 15‑foot side setbacks and a 25‑foot rear setback; lot coverage is limited to 20 percent. R‑2 (medium density) and R‑3 (high density) standards were contrasted with the county; for example, the county’s R‑1 minimum lot size differs (1 acre in the county vs. 12,000 square feet in the city). Rosalie said multifamily development is allowed in the city R‑3 but is generally allowed in county R‑2 where sewer service exists.

The board discussed accessory structures and permits: Rosalie said the ordinance requires a building permit for any structure 200 square feet or larger and that accessory structures (shops, garages, sheds) may have electricity and plumbing but remain secondary to the principal residence. The presentation also noted building height is constrained by the International Building Code and fire code (e.g., three stories without fire suppression) regardless of zoning height allowances.

Rosalie raised federal preemption issues for essential services and cell towers, noting the Federal Communications Commission governs some aspects of telecommunications siting. She also referenced protections for religious facilities under federal and state law; in the meeting transcript the presenter used the acronym “LUPA” when discussing religious land‑use protections, and later clarified Tennessee law adopts additional protections.

Members heard brief updates from staff: the codes office has a new staff member, Amber Reyes, and several active construction projects (including the TCAT building) require ongoing inspections. Rosalie said the board’s next meeting will include election of officers.

Votes at a glance - Minutes of the July 14 meeting: motion to approve by Cicely; second by Miss Frady; outcome: motion carried (verbal approval); vote tally not specified in the record. - Agenda for the meeting: motion to approve by Mark; second by Miss Frady; outcome: motion carried (verbal approval); vote tally not specified. - Adjournment: motion to adjourn by Mark; second by Miss Freddie; outcome: motion carried (verbal approval); vote tally not specified.

The training will continue at a future meeting to cover remaining city commercial districts and the city industrial district.