Planning Commission - Regular Meeting

scheduled May 14th, 2026 meeting of the Dixon County Planning Commission. I'm Robert Qualls, the chair, and uh what we'd like to do at this time is is call on Brother Ray, if you would to offer a word, and then we'll get started. Hello, Spring. Lord, we thank you for this day. We thank you for the opportunity to serve you and to serve the people of Dixon County. Now, we ask that you give us knowledge and wisdom to best lead and do the best. We thank you. May we honor you in Jesus name we pray. Amen. Amen. Thank you, sir. All right. Uh uh Mr. Hayes, would you call the role of the commissioners? Barry, here.

Green here. Todd Lindy here. Robert here. Tommy Brown here. Jeff Chase here. Randy Rainy here. Paul Morgan here. Amanda Barry here. Patrick here.

Thank you, Mr. Price. I want to stress to anyone who's not familiar with the circumstances, the reason the commissioners who are not here are not here is due to a graduation. And I was just saying before the meeting started with two high schools here in the county, that sort of thing is inevitable. It it has to be on some night the same time as something else. But anyway, we're going to proceed. And uh what I'd like to do at this time is ask for a motion, if I have one, for the approval of the minutes you received as they were presented or failing that explain why we need to amend or correct. Motion for the approval of minutes. Mr. Chase approve moves to approve. Is there a second to that motion, Mr. Brown? Okay. the uh it's been made and seconded. Proper motion, proper in order to approve the minutes. Those in favor of approving the minutes as submitted say I.

Any oppose say no. Penny of the chair. The eyes have it. The minutes are approved. And we're going to move on down to the recognition of our visitors. And I see we have several. If you haven't, gentlemen, signed on the signin sheet, please do so.

Those who wish to speak, we'll get have at least three minutes. If you've got if you sign the public signin sheet to speak, we that will be in order at this time for all all who wish to speak to speak to the commission for a maximum of three minutes. Yeah, you need that one, don't you? All right. Mr. Hughes, I have you down as being first to speak. If you would come up here to the roster room and address the commission. Mr. Hughes.

Mr. Hodgeges.

Go ahead, sir. Oh. Thank you guys for having me. As most of you know, I'm the Dixie County Highway Superintendent. I'm here to speak on the Lewis Road. The the plot of land at the end of Lewis Road is being subdivided. The way I'm seeing the plat on it, there's going to be two entrances. One coming off Lewis Road and then one coming off of the subdivision in the back. From the highway department perspective of it, I'm I'm understanding that they're wanting to have a variance on it or something to not build it up to subdivision regulations. This body over the years has done a lot of work in putting those subdivision regulations together. It's there not to only protect Dixon County, but Dixon County Highway Department. I, you know, I hope you guys stand on those regulations just the same as I do. If any road is being built inside a subdivision, it needs to be built to those regulations. We required of every developer that comes inside the Dixie County to build. You know, that's that's just one thing that we do. No matter who it is, if if that plot of land has been subdivided, which this one is, it's a subdivision. I understand their points on it, but at the at the end of the day, those regulations are there for a purpose. And it's up to you guys if y'all are going to push it through or not. If you do, you know, you just chunk those regulations cuz we're not going to go by them. Those is what I those are what I stand on on a regular basis. I I tell everybody that those subdivision regulations are there for a purpose, you know, and I hope you guys do stand up and and stick with it. Now, the road coming off the back side back there, there's some different issues with it, but at the same time, the road meat going from the road that's on the back coming up to the property, I'll require it to be built to subdivision

regulations as well. Any road that's going to be going to be taken in by the county before I'll sign off on it and recommend it, it got to be to those regulations. Y'all got any questions for me about it? Well, if they can't uh ask you questions right now, but obviously he'll be here during that item to answer. Yeah, I'll definitely I'll be right here through the end of it. Thank you guys for hearing from me. Thank you for your comments, sir. Uh the next person I have is Mr. Gart to speak.

All right, that's me. I guess I got the other the other side of Lewis Road. I am our Garton. Um we've been at my my dad's over here too, Tim. Uh he purchased the property at the end of Lewis Road 1990. So we've been there 35 years. Okay. Um I kind of grew up out there. Um it's 100 acres right now. It's at the end of Lewis Road. Mhm.

So the road dead ends right into our property. Um the road today is about a mile long and um as you come down the road there's really dead ends obviously and so when people come down the road it's not really anything to do once they hit our property. They end up either pulling into our neighbor's yard and trying to turn around, back up, or they back up and and then turn into our neighbors uh driveway to turn around. And he uh and this the male lady is the same way, right? She's got no way to turn around either when she comes down the road. She she pulls into our neighbor's driveway um as well. And so, um, my wife and I now our kids are out of the house. So, we're in a new chapter of our life and, uh, we want to move down to the to the family farm. Uh, my sister is the same way. Um, I have a twin sister, Lauren, and, uh, she wants to move out on the farm. Obviously, mom and dad are getting getting old and the 100 acres is a little too much for them to to keep managing. And, uh, so we what we'd like to do is divide the property up a little bit and a few of the kids will take some of these spots. We are not a developer. We are not a subdivision. Um, and all we want to do is get a little bit of road frontage on our property so that we can adhere by the the rule, I guess, that says that you have to have 50 foot of road frontage for each piece of property. So, what we'd like to do is just extend the road. I think we had it going about 50 feet and then we're going to put a circle in like a 50-ft circle so that regular people can come down and turn around and drive back. The male lady can do the same and uh we can then have enough area around that 50 ft and then the circle. So it extends the road like 100 ft. It's already a mile long. Uh when we asked about it, you know, we got there was there's really no leeway, right? It's like you have to follow the

regulations. The regulations seem um pretty difficult. Uh I think from what I was told, the regulation for a road without the curbs and the sewers and stuff like you'd see in a normal subdivision, right? But if it was just like a regular road, I think it was 20 foot wide, 4ft gravel shoulder, something like that. Um I mean, I'd lived here a long time. I I don't know very many I don't know any county road that that does that. Um, and to me it seemed a little silly to do that for the last 100 foot of the road, right? Just for all we're trying to do with our family. The only people going to be driving on that part are our family and the mail lady and anyone that has to turn around. So, um, we just want our our request, I guess, is just to say we can extend the road. We'll pay to like build the road up to the current road standards, uh, just as it is today, like the road as it is constructed today. and um and that's that's what we're looking to get.

Well, I appreciate your input, Mr. Garton. Uh and and that's about your time, so you know, it's coming up on the agenda. Yeah. Just let let us know we're here. All righty. Well, we're glad you are. Yep. Okay, Mr. Christian Black.

Uh I'm just here for the preliminary plat. I don't know if that's part of the agenda that I speak at or here, but I just wanted to say I'm here for that. If y'all have any questions, we meet current zoning and subdivision regulations. Preliminary plat on old number one. Yes, sir. If you want to say something in favor of that now, it would not be problematic. And we we'll call on you if we have questions about it when it comes up on the agenda. That's all I had. I mean, it meets lot size and road print. Yeah, we're all right.

All right. We're we're we're pleased with what you're doing and you'll see later. Uh okay. That's it for the public comments. So from here on, if uh you all are welcome to stay and watch, but the comments need to be back and forth between the commissioners from this point forward. Okay. Anybody else need to bring up anything really urgent before we get right on to item number one on the agenda? Item number one on the agenda is the Towers LLC tax map 095 partial of 037.0. 00 Jocelyn Branch Road, White Bluff, A1 Agriculture, Fifth District. I want to start by addressing the body and and the public in this regard. This thing, if it's built, will be the first thing I see when I go out my door in the morning. And I think it's totally I'll try to preside impartially over the meeting, but I think it's totally inappropriate for me to vote on the issue. And I don't intend to vote. I will pass when I'm called, but uh I'm going to be as fair as I can be about this because I I don't have a problem with But hey, so let's go ahead and who who's going to present uh Mr. Hayes for uh the Towers LLC?

The Towers LLC is seeking to install a new cell tower at this location. They received a special exception from the Board of Zoning Appeals on April the 7th of 2026. Thank you. Has everyone looked at the information we've received on this and we we got there was more given to everyone tonight. Is everyone anyone have any input, comments, good or bad, whatever? Again, I I'm not going to vote, but I'll call for the question if nobody has anything. Oh,

yeah. Go ahead. Go ahead. I understand that it says that there's no it will not be detrimental to the public welfare, safety, health, but there's been study after study that cell phone these cell towers are actually causing a lot of health issues and I'm concerned about that. Um, we're here for the betterment of the community and while the cell phone would be tower would be great because I know it's lacking out there, I do have real concerns over the health of our community. Well, Tina, I think the the minutes will now reflect that. So, it's it's duly noted. Does anybody else have a comment about this thing?

Is this acting as a preliminary site plan also? Uh, Mr. Tra, is that what you understand this to be? Because I kind of do. Yeah. Yes. Okay. So, if I may, is this a I don't think we have a preliminary site plan. Is this not No, this is about what? Yeah. Yeah. So, what's before you tonight is a vote on a site plan. If you approve this, they can go get a building. Just to be clear on the Okay, correct me if I'm wrong. Do they not have to have a landscape plan? Also,

is there a is there an exception in the regs for uh communications facilities like this? No, they're they're they're given all of the regulations that the landscaping that has to be around Okay. around their fenced in area of what has to be there. Yeah. I I I know that traditionally that hadn't happened, but we decided a while back that we were going to start enforcing that on this. They won't they won't get a final if they if they don't if they don't meet those reg. All right. Does it do you feel better about that, Mr. Lindsay? Because I do, but I do.

Okay. All right. Are there any more questions or comments on the Towers LLC? Not hearing any, the chair would entertain a motion to approve the Towers LLC at tax map 095, parcel 037.00, Joslyn Branch Road, White Bluff. The chair will entertain a motion to approve this development. We'll still entertain a motion to approve this development. Uh we do a roll call vote. Mr. We's even proved even made a motion yet. I

a motion first. Yeah. To approve for deny and and again or ordinarily I'd go on and do it, but I'm not going to given this project's location. Okay. I'll move for the approval. Okay. Mr. Lindsay approved the move for the approval of the motion uh by the planning commission. Is there a second to that motion? I'll second.

Mr. Reagan is seconded. It's been duly moved and seconded that uh the Tower LLC tax map 0.95 parcel 037.00 on White Bluff Road be approved. We're going to we're going to do this by roll call vote. Mr. Trace. Okay. If I can Mr. Chairman DCA approve the special any conditions on that. Okay. Because it would need to be incorporated. I mean sure. Yeah. We do have to incorporate it in the motion. Is it Dana? Okay. All right. Uh, Mr. Travis, would you read the role?

Tina Ferris. I'm going to choose health over the community. I'm going to say no. Green. Yes. Yes. Robert Claws. Pass. Tommy Brown, yes. Jeff Chase, pass. Randy Ramy, yes. Paul, yes. Barry, yes. Yes.

Well, uh, as as everyone knows, that is a majority. And the motion to approve the te the towers LLC tax map 095 parcel 037.00 Joselyn branch road white bluff is approved. And the next item on the agenda is preliminary pled of old number one estates which is tax map 072 parcels 020.09 and 020.10 10 at the corner of Yellow Creek Road and old number one, Dixon, Tennessee, zoned A1 Agriculture. I guess pretty much everybody here is familiar with exactly where this is, aren't they? I I know I am, but uh does anybody have any discussion on the site plan? You've had a chance to read it, look over what you think about it.

I have a question. Yes, ma'am. Um there's a historical marker uh basically between where the two lots are split. What will happen with that? That's a good question. I I don't immediately know the answer to that. Counselor, she is correct, but I don't I don't know what to tell her.

Which two lots are you referring to? Um where this is split in the middle. Historical marker is right here.

I'm not aware of it. I'm not seeing it on the preliminary plat. No, it's not. And there I don't think there's a generally recognized symbol to put on a plat for that, but it's probably something that needs to be addressed. Well, and this is a preliminary plan to come back for a final. However, this body wants to address a historical marker. I don't know the nature of it. I think it might be silver. I'm not sure. No, I'm saying is it brick? Is it No, it's a Tennessee Historical Commission metal plaque.

Um, you may ask them to note where it is. uh before final because the final plat is what gets reported. Preliminary is what you're seeing and it's the vesting document. But when they come in with the final plat, the final plat must substantially conform to the preliminary plan and any conditions you put on it. So what whatever the will of the body is, it would either be part of the original motion to approve or when you get a discussion there could be a motion to add something to the the the final motion of approval on the final plat. That's when it needs to be addressed or does it need to be right now so that the final will conform to Okay. All right. Well,

whoever was speaking on the matter, can they address

I don't think I think we Is there somebody wants to come up and address this? Um, yeah, I've done a little bit of research into it. Um, to my understanding, it's a little placard that just says that there was um Confederate activity in that area that was doing raids on the on the north as the as the troops came through that area. Um, but it's just like a little placard there. I don't have any, you know, uh, desire to change that or anything. So, we we don't have any plans to remove that or, you know, I don't know if there's something that needs to be I mean, it couldn't be

just signifying that there was activity in that area. Yeah, it it it would be good if the motion to approve this incorporated that the approval is granted on condition that that historic mark will be left undisturbed by what happens. I guess it's on private property now, so it could remain on, you know, somebody's private property in the future. But I would be fine with that. It it even though it's a state historical commission marker, it doesn't give anybody a vested right to walk right out there to it on private property. I I do know the situation of those things enough to tell you that but I I want it I want it right there too.

That was my question also was but you're saying that you know for sure that it is not possible for somebody to access a state marker on private land. It you there's there's not a vested right in me as a citizen of Tennessee to visit every Tennessee historical marker and walk right up to it. I can look at it through binoculars, take a telephoto picture of it. I can do all kinds of stuff from public property, but it doesn't make somebody's private property into public property just because the historical markers put on it. That's that's that's what I'm saying. Okay. In which case, I I agree that something should be in there about it stays there, stays put. You know,

at least somebody like you say if they want to look at it, they can look at it road or whatever. Miss Barry, would you make a motion to approve this? with that stipulation. I would make that motion. Okay. Mr. Chase will make that motion. Is there a second Mr. Chase's motion? Verify the language that the marker will stay unless removed by the Tennessee Historical Commission. Yes. Put it there. Beautiful. I'll second.

Okay. There's a second. Duly moved and seconded for the approval of the preliminary plat of old number one estates hex map 72 parcel 020.09 and 020.10 at the corner of Yellow Creek Road in old number one subject to a stipulation that the Tennessee Historical Commission marker that is in place on that property not be disturbed during the development. Yes sir. Go right ahead. Mr. Pearls. Was there not a comment from Miss Harrington on on the two lots about the flood plane?

No, just that it was present, but that it doesn't affect the doesn't affect it doesn't affect the subdivision itself. I I do think that it'll be good for the minutes to reflect what she just that comment too that it doesn't reflect that. It doesn't it doesn't affect this even though it exists. Okay. All right, Mr. Chairman, if I may, please have all of the normal file signatures on here. Shouldn't those be removed from the preliminary plan? Technically, yes. Okay, that should be Yeah, those those signatures are technically not there yet. Yeah. Yeah, that's that's right. That's right.

Uh-huh. So, on the final plat, is it also going to indicate the the fire hydrants that has to be installed? Yes, it certainly should. It's required by the water. Yeah, that's a but it's not. It's not on this preliminary plat. Is is this in the WADC service area? It is, isn't it? Pond Sylvia Pond. I'm sorry. Silia Pond. Okay. But it's still required by No, it's still required even if it's Tennessee City Sylvia Pond. All right. Well, we all of this good. All this needs to go into the minutes and needs to go onto this plat before it please do

look at it again. All right. Anything further? I Let's Let's don't rush this through and leave something important off. Well, if if there's no more uh need for for amendation that's been duly moved and seconded for the approval of a plenary plat of old number one estate subject to the stipulations that have been addressed, the historical mark of the fire hydrants, the fact that the position in a flood plane doesn't affect the recording of the plat in this instance. So with that being said, those in favor of the approval of preliminary plat for old number one estates signify by saying I. I.

I.

Those opposed state no. In the opinion of the chair, the eyes have it. The motion to approve the plinary plat of old number one estates is approved. And the next item on the agenda is the Lewis road extension which is tax map 114 parcel 000 1.00 00 1180 Lewis Road, Burns, Tennessee, A1 Agriculture in the 12th District. So, what do we want to do, Mr. Hayes? Our our commissioner from 12 isn't here tonight. Uh, I know there's some interest in this. So, let's uh commissioners uh what what's the will of the commission? Let's talk about this thing. Trim that open. Could we have um the highway guy come back up to express his concerns again?

The highway man hereby recognized highway man. What's your questions? So if it's not a subdivision like the guy said he's it's going to be house or just family. Do you still have the same concerns as you first came up? Well, first off, define a subdivision. Well, we we've got regulations that do that. It's it's not up to us. Exactly. You know, they're they're essentially dividing this 100 acres into five separate tracks. I believe it is five. Yep.

So, you know, if another developer comes in, got a piece of property and he divides that property, he's subdividing that property. So therefore, it's subdivision, you know, and and in my opinion with the subdivision regulations as they're written, which as I said earlier, you guys have worked real hard on them over the years. You know, that's that's the document that I stand on, and that's what I what I go by. Well, I you I don't believe any of the rest of you all were here back when we had something similar this come up before. And I had every sympathy with the family because that's where my place I live now originally came from was my granddaddy's estate and them splitting it up. But this is the thing. I know you're not y'all are not going to do dirty to your own family. Well, nobody's suggesting that. But none of us are going to be here forever. And at some point this is going to be recorded and essentially you know the way deeds are worded as successors as hairs and assigns the implications of this are going to be in Dixon County Tennessee 100 years from now after we're all deceased. And if we make this exception for good folks that are not trying to do anything wrong and no one is no one is implying that at all. We kind of have to do it for everybody else too. This is the precedent that it sets and I understand uh Mr. Haj's concern and I share it. Let's just put it that way.

This this is a door we don't need to open, but if we open it, we we'll never shut it. Uh Mr. Hodgej, uh what happens that last 100 ft they put HOA? What's the requirements on that? Well, we don't have any control over an HOA. So, I'm going to revert to council for that. Private roads have to be val built to county standards even if they stay private. That's correct.

Or you have the 25 acre exception in your subdivision regulations that if every lot is 25 acres or more, they just have to have an HOA maintain the area, but there's no building standards. It can stay dirty. But that's only been allowed for if every lot was 25 acres. That's not present. Will you approve something along those lines? what, a year and a half ago. We just did that on B. Yeah, I think it was early in 2025. It hadn't been real long. Mr. Chase, I know you had a comment.

I I um I understand where the family is coming from also, but I also understand that we initiated certain rules and regulations so that everybody had to play by the same rules. And I can see how there are exceptions and variances that that for for various things could be done in this particular situation. Um I sort of share your our chairman's views that we don't know what's going to happen the day after the family's going to be there but things change and if all of a sudden they say you know this property is worth a lot more than we thought it was and let's sell it and we're going to move to Florida. Whatever whatever happens if we give the variance the propertyy's stuck with that which means anybody new coming in is stuck with what we did and I have a problem also with starting something and going down a road that we don't want to go down at least I personally don't want to go down so I have serious reservations about approving a variance for that

I understand what they're saying about the road not being Lewis road itself not being up to that standard very few of the county roads are. At some point down the road, they're going to have to get there. And if we took in roads across the county such as that, then it's going to be on the taxpayers's back to put forth the money to take care of those roads. The ones that we took in that shouldn't have been took in because of the subdivision regulations, you know, showing us that that's not the way to go. A a lot a lot of us live on roads that the your people would never consider approving now because the curves are ridiculous and the and the inclines are too steep, but we're already there and we can't do anything about that. We can't take we can't throw people out of the property because they're live on a bad road. But we don't have to approve any more bad roads. That's the thing. Yes. I I I'll be the first one to admit every county road does not live up to our standards, but they're going to from now on. And eventually there should be enough money to go back and retrofit these roads and extent. We're not going to get every intersection right. We're not going to get every curve right or every grade right, but it should be a lot better 20 years, 30 years from now than it is now, just like it's a lot better now than it was 20 years ago when I came on this commission and 40 whatever years when I got out of the army. It's stuff changes. And that's kind of what I'm saying is that, you know, all these people or family members are all two generations from now, they may still be just as tight as they are now. They may all be sick of each other and look to sell out. And we can't we can't say, "Well, that isn't too likely, so we're just going to go ahead and accept this." That's that's the point. And and that that's our distinguished road engineers point, too, I think, is that stuff changes and we have to act like it's going to change and not like it's not going to change. Well, while I do sympathize with them on and understand what you're saying, it

this is one of the hardest harder parts of my job and you know those regulations they were put in place for the purpose of of taking care of us in the future. Well, well, again, most of you all have not been here long enough to remember us and what we went through getting this stuff in place, but it wasn't like we were just sitting here one night and said, "Well, I think this and you think this and you think this, so that's the new uh road regulations for subdivision." The these regulations were, I guess, years in the making, weren't they? They were certainly many months. Yes, sir. So, it wasn't something that we just got hot one night and decided to do. Yeah. There were there was lots of study groups involved and and it was it was timeconuming.

Any of the other commissioners have a comment on this? I I I want everybody's legitimate commentary on this as part of the record and then we'll I have a question. Yes, ma'am. When I drove out there, um the culde-sac off Beaver Court Uhhuh. Does the land start where the gate is? Is there's a gate back there? Is that not it? Beaver Courts coming off the subdivision. The gate the gate is about 10 ft inside my property on you. So it is your gate and speak to some of the points that the chairman made. Uh our family many of you might know came to this area in 1791. Yeah.

Before this was a county before this was a state. That's true.

I am the ninth generation uh who lives here and has farmed here consistently since 1791. Up until tonight, everyone has subdivided their farm and allowed other folks, their family to remain there. So, the idea that our family is about to abandon Dixon County um is not really very likely. It's not. What we're asking for is that you continue the same situation that has persisted since the beginning of the county, which is that family members have a pattern, have a way without having to deal with really difficult, as you already know, and expensive um infrastructure additions which the county itself is not willing to make on its own roads. So, we're not asking for anything except a continuation of what has been the pattern in Dixon County. Sir, I I truly empathize with this. But on that basis, we could this body could never do anything cuz every time we change something, it's changing it for the way it was in 185 and when the county was founded, all that time from then to now. And sometimes we just have to change stuff. And I I again I share your my family's own where I am for over hundred years and I understand your concern and I very largely share it. But I also understand that the highway department can't just say well these people are good. We'll just they're good. They're good longtime citizens. We got we'll let them do it however they want because somebody not you all necessarily probably not you all but somebody will take advantage of us in the worst way. and we'll wind up like we've seen in adjoining jurisdictions here where

people are living out on a private road and a covert washes out and they're stuck out there landlocked and we're we're just we don't want to have that. Yeah. The biggest issue is if if they're allowed to the next developer, they're going to say, "Hey, you know, because we're being recorded right here." Yes. The next developer who is a for-profit developer and not somebody's family. Yes. They're going to see this and they're going to say, "Well, you know, you let them do it." Yeah. You got to let us do it, too. Uh-huh. That's We got to We got to stop somewhere. Go ahead, Mr. Lindsay. In the past, we've we've certainly denied a situation like this. We

we very much have, like I said, back about oh, it's at least 15 years ago now. I was one of the people that got voted down trying to help out somebody in the same situation. But I've done a whole lot of this since then. I mean, this is not in my district. No, it's not in any of our districts. I don't think it's 12th district. Yes. Yeah. Well, is anybody else have uh anything to say about this? Mr. Chairman, if I can go over just a few please do that, counselor, help us out. A slightly odd situation. So, first, Miss Harrington, uh are there any deficiencies with this as a preliminary plat?

Yes. The only uh comment that I had was to label the radius of both culde-sacs to ensure adequate turnaround for emergency vehicles. Culdeac on the west. Yes, for both culde-sacs for Beaver Dam and also for the primary I'm Beaver Court, excuse me. And um Lewis Road, I think Beaver Court is an existing county road, right? Beaver Court is Beaver Court, but the road that's coming off that's that's proposed to come off of Beaver Court. Yeah, that would be just a driveway, right? It doesn't need to be a county road. No. Right.

Well, we can't have a back and forth like this. This is what the plan. Um,

so this is a five lot subdivision. Uh, you see on the west side, three lots are going to use the extension of Lewis Grove. Now, you've seen many times, you know, you can have a lot on a road and an easement to a lot behind it. That's too lot. This is three. That's where the road extensions coming from. Any new infrastructure in the subdivision is required to be built to county road standards. That's the standard this body has put in place through the subdivision. This body also has the ability to rent a variant. I want you to be aware of your powers. You know, I think the applicant sought to go to the BCA at first, but talking through with them, that's a zoning resolution issue. Zoning resolution is not at play here. So they're asking this body for a variance on the standards for the extension of Lewis Brook. So that is one thing y'all have to decide on tonight one way or another going with this preliminary plan. The other thing that's going on here is on the back side Beaver Court. This is a 1973 subdivision with a stubout. We see stubouts all the time. It is designed for the next developer to continue the road. So I want to make clear to this body to the applicant for the record that if this body approves this preliminary plat and then presumably a final plat. The applicant will have to build from Beaver Court to their property line an extension of road off of their property that is to county road. Uh to me that is the more serious one. I would you know I think you've heard from uh director Hodes and uh from chairman uh from Curtis and from myself. I don't think

staff is in support of either variance. If this body were to entertain any variance, I would encourage you not to entertain a variance on Beaver Court because it is not on their property because that is it's been offered for dedication. It's just land right now. That 50ft strip getting to their property on the east side that is intended to be a public road. It needs to be built to county standards. I don't think there's any good reason in my opinion.

Excuse me. How y'all want to treat the Lewis Road extension is up to the will of this body. I agree with uh Mr. Hodgees that it does set a precedent. That is an issue for y'all in the future. Is there a way to try to make it not set a precedent? That could be worthy of discussion, but I don't think there's any reason on the back side. Y'all can decide how you want to treat the front side. Everyone over here on the county side is encouraging you to keep county road standards because they have to start somewhere and then someday maybe Lewis Road gets done keeping beef court the way it is. If this property hundreds of years from now this family may be here for generations or they have

if it gets subdivided into lots each how are they getting to those lots? Well, probably an intended county road. Is that road going to be built to county road standards? I think that's the future you're looking at. If you make just this extension less than county road standards, it's setting the precedent at least for this site. Every piece of property is different. I think there could be arguments for other variance requests to be denied even though this one was in this hypothetical granted. But you're saying any development in here is not going to be built to county road standards. Is that something this body wants? So that's my analysis of this, Mr. Chairman. There's a few wrinkles going on there, so I wanted to go through it. So thank you for indulging.

No, no, counselor, we appreciate your insight and guidance on this. I I would just add I think a lot of people, maybe not anyone here present tonight, have always had the idea that those stubs that gave you a vested right whenever you got ready to just keep building that road right on out the way you wanted to. And it doesn't. it. I guess if I owned one, I'd think it was really great. And I know there's a there's a place that was dedicated for road across the road for me 50 years ago that nothing's ever been done with, and I'm kind of glad. But I the chair would entertain a motion to approve the Lewis Road extension. And u we'll after it's moved and seconded, we'll have further discussion if it merits any if it if it gets a mo motion in a second. So the chair will entertain a motion for the extension of Lewis Road tax map 114 parcel 000.10 1180 Lewis Road Burns if one of the commissioners so dains to make such a motion. And just for clarity again, this is a motion on a preliminary plat.

Motion on the preliminary plat. If there are no contingencies or changes, you are saying all infrastructure needed for this has to be built to county road standards. If you do want to do anything with that, we need to take that up as a separate motion within the main motion. So, okay, I know that sounds a little complicated, but it kind of is. Ideally, I would I would ask for a motion to approve and a second and then if y'all want to modify that at all, but we need a motion to modify or amend the main motion.

Everybody got that? If we want to discuss this anymore, somebody needs to move approval. Somebody needs to second it and there'll be more discussion. If nothing happens, I guess what Mr. Counselor, we'll just move on to the next agenda item. We want to resolve this so this body is required to act on a flat by state law within a certain period of time. So you need to approve or disapprove the reason or defer it. You can defer. We defer at one meeting. Okay. I'm I make a motion to defer so that um the commissioner is is present that represents this district.

M commissioner Barry has made a motion to defer this uh plat till the next meeting where the the commissioner from that district can be present. Is there a second to that motion? Mr. Brown seconds that motion. It's been moved and seconded this item be re-examined at the next commission meeting in June of 20 26. Those in favor of this deferral signify by saying I. I.

Those opposed the deferral say I. In the opinion of the chair, the deferral has passed and this item is deferred at one meeting and one meeting only till the June 2026 meeting of the Dixon County Planning Commission. And the next item on the agenda is discussion of the non-residential uh development standards. And I'm going to make just a comment from the chair before we proceed. I thought we I thought the working group was supposed to have met and had something to report to us, but now and I don't think it's ever actually met, has it? Mr. Chairman, uh I asked Director Hayes to keep this on the agenda just as an ongoing item. Okay.

I'm meeting with the working group after this. All right. Okay. Well, there's nothing to vote on there. I was going to say that's that's not even an it's an agenda item without a voting issue. Yes. All right. Is there any other business that would have to be approved as late business that would properly come before the Dixon County Planning Commission at this time that we need to address right now? Hearing none, the chair would entertain a motion for adjournment. I move to Mr. Brown moves for adjournment. Is there a second? Miss Barry seconds. Those in favor say I. The eyes have it.