By Tabitha Evans Moore | EDITOR & PUBLISHER

LYNCHBURG — At Monday night’s Metro Planning Commission meeting, members began discussing a possible restructuring of Moore County’s zoning categories – a move that could more clearly define what types of residential development are allowed in each district.

Chairman Dexter Golden led the discussion, suggesting the county separate out housing types – single-family, duplexes, townhomes, apartments, and condominiums – into distinct classifications (R1 through R4 or higher). Under the current system, a single “R1” designation allows multiple housing types, creating uncertainty about what a rezoning request might actually permit.

“Somebody can come in right now and ask to rezone to R1, and you don’t really know what’s coming down from that,” Golden said. “If we separate them – duplexes in R3, apartments in R4 – the council will know exactly what they’re voting on.”

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A More Granular Approach

Golden noted the intent isn’t to change setbacks or existing regulations, but to add clarity and predictability to future development. Commissioners agreed that aligning zoning categories with housing type is a common practice in nearby counties.
Commissioner Jeff Ross, who is also a builder and developer across multiple counties referenced Bedford County’s system, where urban services districts and density restrictions guide what can be built based on proximity to utilities like water and sewer.

“Zoning districts are fairly common practice in other counties,” member Scott Fruehauf added. “It doesn’t make sense to allow apartment complexes where there’s no urban services.”

In nearby Bedford County, areas are divided into urban growth areas and non-urban growth areas, according to Ross, which streamlines zoning.

Future Work Session Planned

The Commission plans to prepare a summary proposal for the Metro Council and likely hold a work session after the holidays to finalize definitions and classifications. Golden said the goal is to make rezoning decisions more transparent for both the Council and the public.

“When someone comes in to rezone, everybody should know what they’re voting on for that district,” he said.

Commissioners discussed aligning future zoning updates with that plan and coordinating with other departments – particularly the Water Department – on infrastructure expansion and fire hydrant placement.

“Everybody needs to be in agreement with what the growth of the county is going to look like, you know, across departments,” Golden stated.

Golden will present the zoning framework concept to the Metro Council in December for feedback before any formal changes are drafted. Commissioners agreed that clearer zoning definitions will help guide growth while preserving the character of rural districts.

Golden also mentioned that Metro currently has an approved Lane Use and Transportation Guide that was approved in 2019 and is good through 2029.

“The plan is approved and still in play,” Golden stated as he encouraged the other Planning Commission members to review it.

Other Business

Gateway Apartments Update

Golden provided an update on the Gateway Apartments project, noting that the developer, Tom Woods, asked to revert the property back to its original zoning after the Metro Council approved changes earlier this year. Golden said the council declined to revisit the issue, and the project remains under the current zoning adopted when the county faced tighter water capacity concerns.

“The vote was already put into place, and at the moment there’s no turning back on that,” Golden said, adding that Woods is expected to return in December with a revised site plan.

Tiny Homes Project

Golden also addressed questions about the Retreat at Whiskey Creek tiny home community, clarifying that reclassifying its common-use buildings as commercial would constitute spot zoning under state planning law. The development’s shared facilities – such as laundry areas – only serve residents and not the broader public, preventing commercial designation.

Additionally, phase two of the project remains paused due to topographical and floodplain concerns. FEMA consultation will likely be required before new construction can proceed. Metro is also requiring 75 percent of Phase one be completed before considering Phase 2.

The next Metro Planning Commission meeting will take place on Tuesday, December 2. To have an item added to the agenda, submit it to the Metro Codes Office 10 business day prior to that meeting or before November 19. If you would like to be added to the agenda, contact the Metro Codes office at 931-759-7068. •

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