Monroe County board denies Holloway Homes’ agricultural event center amid water, traffic and neighborhood concerns

The Monroe County Board of Zoning Appeals voted 4–1 on April 1 to deny a conditional‑use permit for Holloway Homes LLC’s proposed agricultural event center at 98 East Smithville Road, concluding that the application did not meet required standards for approval.

Planning staff had recommended approval with conditions, saying the proposed event center would be accessory to a primary agricultural use (a planned Christmas‑tree and flower farm) and could meet chapter 811 use‑specific standards if the petitioner obtained required permits. Staff’s recommended conditions included obtaining a right‑of‑way activity permit for commercial use, paving ADA spaces, and, in this rural setting, allowing gravel for some parking areas with the board’s approval.

But neighbors and multiple board members raised unresolved questions. Several nearby residents warned about sight‑line and speed issues on State Road 37 and Smithville Road, saying the site’s access is narrow and dangerous. William Hayes III, who said his 22‑acre property contains a conservation easement, told the board: “The last thing I want is construction noise” near a century‑old white oak and wildlife habitat. Other residents cited concerns about potential site dumping, low water pressure on the local Southern Monroe system and the prospect of late‑night music or large crowds.

Petitioner Tyler Holloway, sworn in before the board, said he accepted staff conditions and planned to comply with noise limits and other rules. Holloway told the board the site could hold as many as 300 people at maximum capacity and that the proposal includes about 150 parking spaces. “We plan to follow that very strictly,” Holloway said regarding the county’s noise ordinance and event curfews.

Staff and board members discussed technical constraints. Planning staff noted the property contains areas designated prime agricultural land on federal soil‑survey mapping and that, although the board has the authority to waive a relocation requirement, alternative locations on the parcel would not meet the 200‑foot setbacks. Staff also explained the county’s parking surfacing rules: chapter 814 typically requires paved parking but allows gravel in limited rural circumstances; however, all ADA spaces must be paved. On utilities, Southern Monroe Water’s materials showed the property is outside a formal moratorium for new service lines but lies inside a pressure‑zone boundary; staff warned that commercial building review and sprinkler requirements could prevent construction if the water system cannot provide required fire‑suppression capacity.

During deliberations, board members repeatedly cited water‑pressure and traffic‑safety risks as decisive. One member said a 300‑person venue “is going to greatly hurt the water pressure” for adjacent properties; another said the likely traffic patterns and limited sight lines make congestion and safety problems difficult to mitigate. Concerns about long‑term enforcement of the petitioner’s promised primary agricultural use also factored into the discussion: staff said the county could pursue enforcement or revoke a conditional use if the required agricultural activity were not established.

After debate, a motion to deny the conditional use carried on a 4–1 roll call (Jeff Morris yes; Pamela Davidson yes; Margaret Clemens yes; Skip Dailyaly no; Guy Laughman yes). Board members thanked neighbors for attending and the petitioner for presenting his case.

The denial means the county will not issue the conditional‑use permit as proposed. Staff told the board the county’s review steps (right‑of‑way permit, building and fire codes, and any required site plans) remain separate processes; the petitioner can choose to address the cited issues and pursue other avenues in the future. The board moved on to other agenda items after the vote.