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Commission debates broad zoning ordinance revisions: ADUs, vape retail, firearms, campgrounds and data centers
Summary
The commission undertook an extended, article‑by‑article review of Article 4 ('Uses') of the Town zoning ordinance, discussing accessory dwelling units, carving out vape/smoke retail and firearm retail with PL/location limits, campground/glamping definitions, small‑cell communications, and adding data centers as a defined use.
Over nearly three hours of discussion, staff led commissioners through proposed revisions to Article 4 of the Town of Nolensville zoning ordinance, raising numerous policy questions and asking for direction on definitions and permitted locations.
Key items discussed:
• Accessory dwelling units (ADUs): Commissioners generally supported retaining ADUs but asked staff to develop permitted‑limited (PL) standards that preserve the accessory nature (size caps tied to lot size or percent of primary dwelling) and address utility connections; staff will research best practices and return with options. Legal and utility constraints (separate service lines, pipe upsizing) were cited as practical hurdles.
• Vape/smoke retail and firearm retail: Staff proposed carving these uses out of general retail and treating them as separate uses with PL criteria and location limits (staff suggested OI or limited districts). Legal counsel (S12) recommended mirroring separation‑distance and location rules used for liquor‑retail to ensure defensibility; commissioners asked staff to draft proposals including distance buffers from schools and other sensitive uses.
• Campgrounds and 'glamping': Commissioners noted the ordinance currently lacks a campground definition. Staff will add a definition in Article 9 and clarify whether glamping is an overnight lodging or a campground use.
• Drive‑throughs: Commissioners agreed drive‑throughs are inappropriate in the historic village overlay and should be located in more commercial districts (CD4C), and staff will adjust the use table accordingly.
• Data centers and industrial uses: Staff recommended adding 'data center' as a specific LI/OI use and treating it PL in OI; commissioners supported carving it out and asked staff to draft definitions and siting criteria.
• Communications facilities/small‑cell: Staff and counsel encouraged standards for small‑cell aesthetics and noted state legal limitations; commissioners asked for decorative pole and cabinet standards.
The commission directed staff to prepare draft language for PL criteria, definitions in Article 9 and best‑practice examples for ADUs and the above carve‑outs, and to return with a revised draft at a future meeting. Several commissioners emphasized transparency and the need to include attachments (surety report and red‑line documents) with agendas.
