Planning Commission - Regular Meeting

Thank you.

Folks, I want to encourage all of you to do what I just remember to do. It's if your cell phone is vibrating, if you have it, once you're in about 30 seconds, we're going to start. One, two, one, two, three. Let me share it right there. Ladies and gentlemen, I'd like to welcome you to the September 2026 regularly scheduled meeting of the Dixon County Planning Commission. We have several items to attend to tonight, so we're going to get through them as fast as we can subject with people getting their right to be heard. Brother Ramey, if you would direct our minds for a moment.

Amen.

Has everyone on the commission had a chance to look at the minutes of the meeting that we held on August 13th? Okay, we're going to do that right now. Roll call. All right, let's do a roll call.

Todd Berry.

Here.

Tina Ferris. Here. Darren Green.

Here.

Todd Lindsay here. Robert Qualls here. Tommy Brown here. Jeff Chase. Randy Ramey. Paul Oregon here. Amanda Barry here. Patrick Reagan here. We have a core.

Thank you, man. Let's does anybody on the commission have any questions, comments, additions, amendments or anything to the minutes of August the 13th? No one at all. All right. Hearing none, the chair would entertain a motion that the minutes of the meeting of August 13th, 2026 be approved. Mr. Lindsey has made such a motion. Does anyone second that motion? Okay, Commissioner Brown seconds that motion. It's been moved and seconded. The minutes of the last meeting be approved. Those in favor, state aye. Aye. Those opposed, no. In the opinion of the chair, the ayes have it and the minutes are adopted. The next item is we're gonna recognize our visitors and we're gonna ask all of you all who haven't signed in as a visitor to sign in at this time. And at this point, did anyone sign up to comment? Okay, we have, I see six members of the public, okay. As I call your name, I'll encourage you to come up, come to this podium up here and address the commission and, We want to hear from each of you. And remember, each of you has up to three minutes of our time if you choose to take that long. All right. Mr. Daniel Kirby would be first.

Good evening. My name is Dan Kirby. I'm the owner of 2101 and 2103 Yellow Creek Road, which is the property to the south of 2141 that is proposed to be zoned commercial. The owner, Hilco Inc., is planning to build a 10,000 square foot warehouse in front of an existing pole barn that's on the property. Future plans also involve another large warehouse next to that one, alongside a historic cemetery, the Williams Cemetery, as well as another building behind that one, potentially in the future. It's proposing splitting the property in half, intends to build a house next to ours at 2103. These buildings will serve as a shipping and receiving center distribution hub for this large and rapidly growing business. That means there will be a daily stream of 18 wheelers coming in and out of the property trucks idling while being loaded or unloaded inevitable trash noise disturbance that a place of this sort will entail. The location of the driveway will be on a curve in yellow Creek, making this area more dangerous for traffic as semi trucks would probably take up both lanes getting in and out of the property. This sort of change to our rural and agricultural area is wrong. I don't know about you, but I didn't move 60 miles away from Nashville to live next to a warehouse. Our homes are spaced far apart because we value privacy and tranquility. If I wanted to live next to a warehouse or retail store, I'd live in the city limits. The infrastructure in this area is not designed to support this kind of development. The road doesn't need additional 18-wheeler traffic coming in and out. The neighborhood does not want this type of distribution warehouse in our backyard. This is just not the place for it. This land has been used to grow hay that feeds our livestock here in the county and has for countless years. That's simply its highest and best use. There's plenty of commercial and industrial property near the interstate that would welcome this kind of business, but it's not here. I need you to protect our rural and agricultural areas that are left in Dixon County. From succumbing to urban sprawl, we aren't making more farmland. Once it's lost, it's gone. Thank you.

Thank you, Mr. Kirby. The next person I have to address the commission is Michael Adams of 2999 Yellow Creek Road.

good evening i live at 2999 yellow creek road i'd like to speak on the rezoning on yellow creek road can you hear me okay okay i didn't move there i'm nine generations my family's been there that's number 10 sitting right there i'd like to echo what mr kirby just said the urban sprawl we're not making any more farmland we need to preserve there's a place for everything there's a place for commercial development Years ago, when our area was zoned, before there was any zoning in Dixon County, I was here, and I remember those discussions. The purpose of that ag zoning is to protect for future generations. This is spot zoning. Clearly, it is. The Highway 46 or Yellow Creek Road is 45 miles an hour. It's a state route. It's 45 miles an hour because it's curvy. It's dangerous. There's the traffic on it. It's a separate subject from preservation. But I implore you, let's protect some of our heritage that made our county so great. And I know your responsibilities. I'm not trying to be condescending when I say that or say this. Rezoning is not a requirement of this body. You're here to enforce the subdivision regulations. Consider rezoning, but it's your prerogative.

You're not required just because someone has a piece of property once it rezoned to do that Thank you Thank You mr. Adams the third person I have down to speak is mr. Dennis O'Shea of 832 West dry Hollow Road How you doing I just have a couple questions pertaining to last meeting that map page 72

the plot 020.09 and 020.10 across from Skeeters. There was some stuff mentioned about Rezoning the two five acre lots to I guess like one and a half acre lots to put six homes in that area And I didn't know if there was any kind of consideration as to the fact that it's a pretty severe flood zone And then before it comes to us and the County Commission I know there's a gas line there and a four inch line but there's no line for a fire hydrant and I remember a comment was made and that, yeah, there's not right now, but we'll worry about that when the time comes. And my thought is, well, when do we worry about that? And then who's going to pay for that? If the six houses go in, if we all approve all of this, and then the six houses go in, and they're there, and then there's not enough infrastructure for fire protection, six large homes, are they going to be all on septic? And if they are, that's a flood zone. So septic will be in the water table, which will I'm just asking if those things are concerned.

The septic has to be approved by the state. Correct. They can even break grounds. Okay. That's really not the remit of this body is the term of something suitable for septic tanks.

Right. But infrastructure is, correct? I mean.

Mr. Chairman, if I may, this is a public comment. He can provide comments. It's not a back and forth right now. Obviously, this body can take up things.

That's right.

Mainly, it's just questions that I have because Sunshine laws, apparently, I can't talk about it off duty with other commissioners. So I just see the same thing happen up in Wilson Hollow to the 19 homes up there. Those were built with improper infrastructure, not properly inspected during inspection. It was all approved, and now those folks are just stuck with ungodly problems with their homes. And the county does bear some responsibility to that. So I guess I won't get those answers. But then the other thing I wanted to talk about, which everybody else is here for, is the 2141. Again, large industrial commercial structure in that area. It's not suited for it. The people in the area do not want it. So we have to, I work for those folks. My hat says, keep the country country. That's why everybody put me in the commission seat in District 3. So I'm staunchly against it. You guys don't have to do that. I don't have any ill will towards anyone providing a business here. But there is other areas that do provide the infrastructure for that. There is no infrastructure out there for that larger facility, just like the one up on Neva Ridge Road. There's no fire protection. There's no runoff protection. There's no roads for 18 wheelers in and out of that facility. So I would just consider that if I were you, because when it comes to my desk, I'm gonna definitely Ask my partners to vote no on it.

I'll certainly take that into consideration myself, Mr. O'Shea. Now, you know, again, it's beyond the remit of this body. We can't make the Water Authority do anything to provide water lines big enough for adequate fire protection. It's not in their charter either. If you all want to work to change that, you'd have a very staunch supporter for that in me, but that's not where we are right now.

And I understand that. The reason I'm bringing it up is just when you're considering rezoning, maybe think about those things as well, you know, in your thought process. That's all I'm asking.

All right.

All right. Thank you.

Thank you. Janelle Carr, 2171 Yellow Creek Road. Good evening.

My name is Janelle Carr. I reside at 2071, or I'm in the process of moving to 2071 with my mother. It is our family farm. I'm trying to get away from the city and preserve my family's farm just to get a notice that you're wanting to turn it into something I'm trying to get away from. We love the peace and the tranquility. I love sitting on the back porch and watching the deer run through the back of the field. I'm begging you not to take that from us. We've earned it. We our family bought bought it blood, sweat and tears. We're putting blood, sweat and tears into keeping it. I'm begging you not to turn it into this. That's all I have. Thank you.

Thank you for your comments, ma'am. Mr. David mom and he have 180 Holland Trail.

Good evening. Thank you for letting me take the time to speak to you. David Mamadi is my name. 180 Holland Trail is my residence. That's a property I own. It shares a western. Mr. Hill's western border is on my border. I also have a property at 2145 Yellow Creek Road, so I'm on his northern border as well, shared. I'm probably going to make some enemies here, but I'm not against changing him. I've spoken with Mr. Hill on multiple occasions over the last year to get an understanding of what he intends to do. I feel he's a man of integrity. He's not going to violate the land. He's not going to tear it up. He's not going to bring a bunch of crazy, loud, industrial-type noises permanently 24-7 to the site. There's already 18-wheelers, dump trucks flying up and down the earthquake road. They don't care if it's 45 or not. You got Hardees and motorcycles that are just blaring beyond 80 dB, I'm sure, going along the highway. If you have a house on a highway, expect noise. That's just the way it is. We lived on a highway for years ourselves. So as far as this property, i believe mr hill is is being very cognizant of his neighbors he's not asking for you know 20 30 40 acres worth of farmland he has actually divided his property up to provide buffer zone between the nearest houses and what he's wanting to do with that property so that being said that's i've heard good arguments i hope i don't make enemies with my friends and neighbors but i am okay with him having that property be commercial

Thank you. Thank you for your comments, sir. Mr. Nelson Pierce of 2099 Walnut Grove Road.

Can y'all hear me?

Yes, sir.

Nelson Pierce. I live 2099 Walnut Grove Road. Weigh the crow fives, probably maybe a half a mile or less. All right. from the area we're talking about. I've lived on Yellow Creek my whole life. It's just not the place. We don't need another spot zoning on Yellow Creek. The traffic on Yellow Creek Road now, it's increased tenfold just from homes and other, well, I'm not gonna get into the last thing that was approved, the tractor trailers. Don't know the people don't have anything against them don't know I don't even really know other than I've heard honey other than that I don't even know what it is, but it's not the place in a rural community in my opinion for any type of commercial industry the infrastructure is not there the roads are not there and And it's just not the place for another spot zoning on Yellow Creek Road on our end of the county. Thank you.

Now, there's some people apparently decided they preferred not to speak. So this is all the speakers I had down. We're not depriving anybody of the right to address the commission, are we? Because we don't want to do that. We want to move on with the agenda if that's the end of public comments. Okay, then public comments will be closed and you all are more than welcome to stay and listen to the deliberation of the commission. But that's this is the end of the public comment period then. Okay. Now, the first item on the agenda is the rezoning request for Rubik IG LLC, tax map 86, parcel 019.01, 1.82 acres, 2328 Sylvia Road, Dixon, Tennessee, from A1 Agriculture to C1 Rural Center. Now, I noticed on my paperwork here it says residential A1. That is not correct, though. The A stands for agriculture. So that's what it's currently zoned is agriculture. Would you go ahead and enlighten us about this if you would, and then we'll let the commission discuss.

all right mr chairman this you have four rezoning requests before you tonight so i'll say a few things kind of about rezoning generally just as a refresher it's been a little bit since we've had one this is a recommending value we're making a favorable or an unfavorable recommendation onto the county condition um obviously there's a motion and a second either for favorable or unfavorable have as much deliberation as you want and ultimately to vote but you're not deciding whether to rezone this property you're making a recommendation for it um and briefly mr chairman i'll go through each one of Rural Commercial District, map 086, parcel 1901 on Sylvia Road. You can see in the application, they bailed out all their required notices to the surrounding property owners. And the last page is the map. You see the parcel there. on sylvia road this route appears by a1 properties they're requesting rezoning to c1 so mr chairman's for the planning commission decide what the recommendation should be

Can we get clarification for which districts each of these are? This agenda does not have that on any of these.

It's in the ninth.

The ninth?

It didn't get put on the agenda, but I did go back and do it.

So for items 1 and 2 is 9?

No, item 1 is 9 and item 2 is 12.

Okay.

Huh.

Mr. Chairman, if I could speak on this particular one. I believe the picture that was given to the commission is an incorrect picture. This is an old picture, if I'm not mistaken.

There is the aerial photograph.

Yes. There is now a business there. It's already been rezoned commercial, to the best of my knowledge, because there is a mini storage that has been built on this lot. So this this picture is inaccurate. So what they did there is they took out what was a manufactured home community that had been there since back in the 70s. and they did a lot of work preparing that lot, and they built a really nice mini storage facility there. I pass this multiple times a week. I live in Sylvia, so I pass this going through Dixon, and I don't know if there is anyone here that's with this group tonight, but they did an excellent job of preparing this. this piece of property there also there were some houses there that had fell in ill repair and that's the lot that that's in question here tonight and they have uh really done a nice job one question i do have sir is there is one house that is remaining do you own that house there also if you would yeah just come on up where everybody can hear you sir

Appreciate it. I'm Jeremy Perkins. I'm with Rubix, the Rubix companies. There's several different Rubix companies. That's why this first one's IG. The second one's RE, but we also have a building group. So we purchased that property that you spoke about a few years back, three or four years back. and rezoned to C1, which is the same zoning we're going for next door here, and converted the trailer park into a self-storage facility. And then we had been trying to purchase the house next door because we cleaned up where the trailer park was. There was a lot of issues going on there. The house next door, as you know, if you lived in Sylvia, there's been a lot of issues there. We were finally able to secure that property. We went ahead and tore the house down and got rid of the riffraff and all that. And now we're trying to rezone that C1 as well and we'll most likely absorb that into the same property as next door. The house that's next door is part of the total property and that's why we had it zoned C1 since we've got commercial going on with the self-storage. And then we've got a rental unit there with the house. but we want to keep the availability to either do more rental unit either another real unit on that property or like i said most likely absorb it into the self-storage property for another phase okay very good thank you um i will add just to clarify out of the body this is c1

already all the way around this you just want to add to that c1 it will join your current c1 property this also is neighboring the municipal airport of the county and then right down from that there's another uh gas station another commercial business there so it does fit well within what we've already have there in that particular area and i will say that is improvement over what has been there for for the last 40 years Right now, I see no neighbors. I know all of those folks in that area. I see none of those neighbors here tonight to speak against it. I've not had any calls, not in my district, but I get a lot of calls even out of district. I didn't receive any calls on this, so I would be in favor of this.

thank you for your comments and thank you commissioner for your expansion clarification does anybody else well any other commissioners want to ask this gentleman mr perkins something while he's here to address this uh i'm familiar i'm not from sylvia but i'm familiar with what was there And we all agreed when we were discussing this to begin with, that nothing was an improvement over what was there, but this is a big improvement over both what was there and nothing. So it's a good, legitimate looking business as you drive by it. It doesn't degrade. Nobody should be embarrassed where the airport's located anymore. Before this, it was sort of an eyesore. So this is a huge improvement. But does anybody else want to address this Councillor, I think we're ready for a motion to put this first one to a vote. all right we we we need a motion to uh approve the recommendation of the rezoning request from ruby's igllc of tax map 086 parcel 019.01 on 2328 sylvia road from a1 agriculture to c1 rural center is there anyone who wishes to make that motion at this time mr organ moves is okay miss barry seconds there any further discussion on this recommendation for rezoning of this particular parcel only if not those in favor of recommending the rezoning of this parcel is the description previously given please state aye those opposed to this recommendation state no and the opinion the chair The ayes have it, and item number one has been approved for recommendation for rezoning, and the time has come for item number two, which is also a rezoning request. This is from Rubik's RE, as we discussed earlier. This is tax map 132, parcel 021.00, consisting of 1.07 acres located at 4119 Highway 46 in Burns.

from a1 agriculture to c1 rural center district counselor chairman's just as you said from a1 to c1 uh according to the math engineers that there are other properties in the area that are selling commercial um

Would you care to elaborate on this one, sir? This is not the same as out there in Sylvia. What surrounds this is a little bit different circumstance.

So it's a little bit different, but it's also similar in the fact that we own a self-storage facility right next door. So you've got, I believe it's C2 zoning next door with self-storage facility. Synergy storage, we own that one as well. And it's the house directly next door. And then you've got 96 lawn and garden across the street. So it is a commercial corridor. We're trying to use the same strategy here. We're actually looking at moving a site manager into this home. We've got another self-storage facility going on Beasley, so we have one manager that's going to take care of all three of these properties. So we're looking to rezone this C1 to have a residential home for him as well as office space for the self-storage properties and maybe some construction offices in there as well.

we're keeping with the uh commercial corridor we think it's in line with the growth plan and that's why we're asking for the for the zoning thank you does any of the commissioners have any questions about this proposed request for rezoning to make it possible to build or expand a self-storage Everyone knows where this is, right? It's almost to Interstate 40. It's on 96. It's about a quarter mile inside of Dixon County, if that, almost in Williamson County. The facility that's there now, just very subjectively to me, is a very nice facility, and it works well. It looks like it's run well because you don't see trash. You don't see junky-looking stuff on it. But yes, sir, Mr. Brown. Oh, you kind of agree with that synopsis of it?

I agree with that, Chairman, and I believe that's in my district.

I think it is, and I wanted your input.

Well, that COVID thing you said, it's done commercial on three sides of this property already. That's a very nice, very clean facility, and expanding it into that small block would be a good thing. And if...

Would you make that a form of a motion, Mr. Commissioner? All right. Is there a second for Mr. Brown's motion to recommend the approval of the rezoning of tax map 132 parcel 0.2100 on 4119 Highway 96? Okay. Mr. Reagan seconds. Okay. I see several. All right. All right. It's been moved and duly seconded that the Dixon County Planning Commission recommend the rezoning of the four described parcel for Rubik's RELLC from the current designation of agriculture to C1 commercial. Those in favor of this recommendation, state aye. Aye. Those opposed, state no. And the opinion chair, the ayes have it, and this item is recommended for approval by the county commission. Now comes item number three, the rezoning request for Hillco LLC, Mr. John Hill, tax map 87, part of parcel 003.00, Yellow Creek Road, Dixon, a one agriculture to see one rural center.

And can we get clarification on the design of the districts?

That's a three.

Okay. County District three. Okay.

Thank you.

Well, so, Mr. Chairman, if you would. Also, A1 to C1, you will see in your packet that there appears to be a partition and rezoning plan.

Yes. Yes, there was.

The applicant speaks to it and appears they're suggesting that... Yes. Mr. Brenner, here's the surveyor. You're Mr. Hill. That's me, yes. Mr. Hill, would you address the commission?

Yeah, I'd be glad to. So, if I may, thank you all for who did come and speak. I hear you loud and clear, and may I address a couple of those concerns? Please do, sir. Okay, thank you. So, yeah, I think that, so first of all, you know, the mention of the 10,000 square foot building is accurate. That is what we originally applied for a building permit for when I bought this property. We discussed that we were, you know, we run an agriculturally related business, so I was given the impression at first that an agriculture business We'd be able to operate on this I think I just hadn't properly communicate that time the size and scope of what we were Looking to do and so when I went came back in March I think it was this year to apply for a building permit that it became clear that was going to need to rezone In order to get this done and so just a couple thoughts so first of all I just estimated the size of this room, I think it's about 2,500 square feet somewhere in that neighborhood, I would estimate. And so, think four times the size of this room. We're not talking a massive factory building, we're not talking some huge, we're talking basically an agricultural style pole barn building that's about four times the size of this room. And as Dan Kirby mentioned, I have discussed the possibility of adding, of building more onto that in the future. That being said, I don't know you know, we do want to be good neighbors. And so, you know, I understand the concerns that I've heard tonight. If there is any way that, you know, I know once something's rezoned a commercial, it probably is that way, and that's kind of the way it goes. So I respect that. I would be willing to commit tonight verbally, if nothing else, and in writing somehow if that made a difference or if that helped or there's some way to do that to stop at that 10,000-square-foot building in addition to the building that's already there. So...

Ladies and gentlemen, some comments from the audience.

That's the commitment I'm willing to make right now for myself. And yes, I recognize that. That's not going to stop the next guy. But yeah, so we're a beekeeping equipment business. We equip beekeepers. We have a large facility in Illinois. We're planning on keeping that up there as our facility. I moved down here with my family last year to support a small church. I'm actually pastoring a small church in the area here. And so we're just, as part of that, planning to build a small branch of our business down here And we're planning to leave the bulk of it up north. And yes, again, I have talked about adding more on. I would be happy to at this point commit to, I will stop at that point. On this property, if we grow to where we need to get bigger than that, we would move on elsewhere. Again, that may not make a difference. I respect that. If it doesn't, but that's what I would say. And again, out of respect to the neighbors, we're talking like maybe two or three semi-trucks a week. at most is what we're going to be seeing coming in and out of this facility. It's going to be very, very low truck traffic, not a massive amount day in and day out. Again, if it helps with respect to the neighbors to the south there, we can certainly commit to putting a row of arborvitae trees or something like that to help with any unsightliness or any concerns with that. Maybe help block a little bit of noise, which I don't see any issue. I don't think he's going to hear anything. But again, we want to be respectful and we want to do what we can to help mitigate concerns if possible. This is not some big massive corporation trying to change the county or trying to change that area. We just want to build a pole barn and have a few employees and have a warehouse. We do plan to have a small retail storefront there as well as an educational room or two there. We're going to have some classes of trained beekeepers and so on. Anyway, open to any questions. That's kind of what we're looking to do.

So when you, yeah, go ahead there, Commissioner Burke. Yeah.

Possibly of you or maybe of council over here also.

Right in the middle of the track that you intend to build on, which is the way I heard this, there is a cemetery. Correct.

Are there any legal ramifications concerning the cemetery being almost in the center of this tract, or do you have any plans for addressing the cemetery here?

We plan to maintain and respect it, by all means. And as I said, you know, as I've committed right here right now to not build beyond this 10,000 square feet, I would estimate, I'm sorry I don't have an exact measurement, but I would estimate we're good, where this building would be from the cemetery at good 100 to 150 feet. Pretty good distance. And again, we are maintaining that, keeping it up as best we can, and trying to respect what's there. I mean, there is a Revolutionary War soldier buried there, as I understand it, which is pretty cool. And so, yeah, and a lot of very old graves there. So certainly, again, we respect that and maintain it and keep our distance from it.

State law protects existing cemeteries, so they don't have to leave the area undisturbed. There's actually a buffer, I don't know it off the top of my head, but there's a buffer at which they can't build and disturb within a certain amount of feet of where the cemetery is. Any development, like if this were rezoned and a site plan comes before you, it would have to clearly be elongated on that site plan. But they're protected by state law. because of the map on here and he did offer a self-imposed condition which I want to talk to y'all about but this entire site is more than 5.08 acres it appears that the request is for a portion of the site being the 5.08 acres to be zoned to C1 with the remainder to remain A1 that's what the schematic here calls for

I think that the total property is 11 point some acres. Yeah, the property we're on a rezone is the five. So we're splitting up. That's already done. Mr. Brenner here has already done the surveying. I believe that paperwork's already on file. This property is already split up or will be split up very soon from a legal standpoint. I'm not sure what that status is right now, but that's already been, yeah, it's already being done for sure. We've already spent the money, taken the time to get that split up to, again, leave that buffer, which was recommended to me by um someone to do that and and yeah they were happy to do it because it makes sense and we may or may not build a house in that other zone that other property eventually but that is you know the possibility one house on that other five or six acres understood okay so you know just for clarity you won't necessarily be required to bring a full plat back because both of these lots would be over five acres

If it is the will of this body to recommend the rezoning, I would ask that you make a contention upon them actually subdividing because we don't allow split zoning of properties. We don't want that to get missed. That would have to be part of your motion if you chose to do that. The other thing, Mr. Chairman, is that Pierce, correct me if I have this wrong, that they offer what's called a self-imposed condition. Now, we haven't had one of those in a while, but... The applicant is allowed to impose a condition on a rezoning request that runs with the land. If anyone ever wanted to change that condition, they would have to come back through the rezoning process. They're not terribly common, but they absolutely happen. It appears he has offered a self-imposed condition of 10,000 square feet. Now, that's not as to any of the uses in C1. Your main job tonight is to determine if 5.08 of the 11-ish acres is appropriate for C1 zoning, but that is a self-imposed condition that he has offered, and if it's the will of the body, I would ask you if you make a positive or negative recommendation to include that as a self-imposed condition. It would be a limitation on the square footage that could be developed on the property.

Mr. Councilor, is there any For the cemetery, is there any easement from the highway?

There has to be by law access. It's not like a 50-foot wide easement. It just has to allow access to the cemetery from a public right.

Okay, so it can never be blocked in any way? Correct. Okay. Also, this business seems to be agriculturally minded. What would stop this business from staying A1?

Can you ask your question in a different way? Why can't they do what they were going to do?

Cannot rezone it. Yes, since it is an agricultural business, seemingly an agricultural business. I may be wrong about that. I'm just asking that question.

I don't recall off the top of my head, this came up a couple of months ago, the extent and scope of what they were doing fell outside the permitted uses of A1. I'm not going to say it's not related to, but C1 was the more appropriate zoning designation for the uses they were seeking. Now, if there was a scale back or a modification to what they were seeking, but it is, from what I understand and the applicant can clarify, what they were wanting. What they say they're going to do is not relevant to the zoning request, but they want to know what they can do with certain zoning designations. So it does relate to that. There is a warehousing component. This is a 10,000 square foot facility that's designed to warehouse beekeeping and other equipment that is purchased or sold I think the determination was that fell outside of the A1 permitted uses. So C1 would be the next available that's the least intensive. So not C2 or any of the industrial ones, but C1 for that.

May I speak to that as well? Please. My recollection and obviously the attorney here can speak to this much better than I can but my recollection of how it was written is that we could run an agriculture business maybe similar to what we're doing as an accessory business to a residence and we had a residence on the property we could maybe run as an accessory business but it could only as I recall the size of the building couldn't exceed like 3,000 square feet and maybe just a couple employees so kind of like a small farm shop or something like that was what we would be allowed and we want to do a little bit more than that, so that's why we had to do this.

Now, I know we can't bind you to what you tell us until it's formally put in as one of those self-imposed restrictions. But I just kind of want to get an idea. When you talk about retail, are you talking about retailing hive bodies and supers? Exactly.

Sounds like you're a beekeeper.

I've done it in the past. Okay. If it's that and selling the foundation, well, that is retail. That is agriculturally oriented retail. And of course, you can pretty much sell the honey as a product of your own. Are you going to keep bees at this location?

We're going to have a handful of hives, particularly for training and product testing and stuff like that. So to your point, yes, absolutely. That's exactly what we're going to do is sell beekeeping equipment, high-body supers, protective gear, et cetera. We also do a lot with honey processing equipment, you know, honey extract machines.

Extractors and capers. Okay. I can almost picture it.

you a picture of again we have a similar retail space up at our main facility up north where we're uh you know it's been very similar in size to what we plan here for the retail size you know about a 1500 square foot showroom something along those lines um we'll have you know a handful of customers a day coming and going out there typically is what we see up there a little bit more in the springtime less in the fall and winter etc again we also plan a training room off the side of that we can kind of show people how to how to keep bees. We have an employee over in Columbia, Tennessee, actually, who's our education manager, who's going to be kind of spending a lot of time over here training people and using those hives outside, using that education center for that. So that's a lot of what we plan to do there as well.

I'm sorry, go ahead. As Mr. Berry was stating, it sounds like to me this is a lot of agriculture and we don't have a problem with someone who keeps bees and just like we wouldn't have a problem with someone who raises tobacco and has a barn and does things like that. But And no one's questioning your character, and it's very nice of the kind things that your neighbors say to you. And it's not you that I'm particularly worried about. It's the people that are coming next. The toothpaste can't be put back in the tube. Once you are in it, they may mow down the trees that you want to plant or do whatever they want with the building. That would be my concern as a neighbor and a member of the community. of the county. And as it was stated, there are other places that would be conducive to the type of work you want to do. So again, my question again towards the council would be, is there somewhere that he could fit in agricultural? And it may be that your space is limited to 3,000 square feet and live with that. the rules that are here, but my fear is for the future and the precedent that we would be setting in the zone spotting or the spot zoning and what the next people are going to do this and the next people that come and want to do something that's a little similar a little bit further down the line from agriculture and then we turn this place into something that no one ever wanted it to be.

You can certainly look at that. I'm happy to speak with the applicant about more details of what he's trying to do. But recall in the C1, y'all changed one of the uses to take out the industrial, but you still have the agriculturally oriented.

Yes.

just on its face that really fits with what this is. You also have warehousing permitted in C1, which kind of fit with what I understood the description to be. But I'm happy to speak with the applicant. I'm sure Ms. Harrington can provide some use analysis for us, but we could see if it's possible. But again, the initial analysis was there's no commercial, like straight up commercial point of sale allowed in A1.

Other than a farm stand.

Yeah. Restoring hay in a barn, that's protected back, right? This just went kind of outside of that, necessitating this. So they did limit how much of the property is getting that zoning. They are still asking for C1. Once you've zoned something C1, C1 for any of the permitting uses allowed in the C4 zoning district for the zoning district.

Mr. Oregon I do want to address something that you said You're familiar with our buffering. So somebody can't just come down and cut every single tree that was planted around this and ignore that it was there. You've seen the requirement of what we have for the planted screening between commercial and agriculture and commercial and residential properties. Sorry, I'm not sure I have. Okay, well, you'll become familiar with it. Okay, yeah. Yes, sir, Mr. Lindsay, and then I'll talk to you too, Mr. Chase.

Okay. This brings back some memories. On a previous property that we had, I'm trying to, I mean, I see the minutia here. I love bees. My wife has been a bee heaver, yeah, a beekeeper. We've had hives. They're important to the environment, the ecology. But what I'm really concerned with is not the minutia and all those things. I'm concerned with the big picture. This is spot zoning. This is an agricultural area. It has been an agricultural area. I also am worried by any change that you guys may be God's gift, but the next people may not be. And if it's C1, somebody can... plop a store they can put a they can do whatever they want to out there and that's not in keeping with the character of that particular area i think your business could fit someplace else much more easily with much fewer problems especially with your neighbors because Beekeeping is one thing. Warehousing is another. Commercial shop is another. And all of a sudden, and then training and everything else, you've sort of gone into this area where there's a whole bunch of things happening there, which is definitely not conducive with that agricultural area. So I have a problem with that.

Thank you, Mr. Chase.

Mr. Lindsay, your comments.

If he were to build a retail store, that can't be done on a day one.

That's my understanding. I mean, we can look at that, but the retail store was not the elements as I recall. Yeah, it is.

it's it's that's beyond the that's not just an ancillary agricultural activity if you're actually engaged in our true retail store that's not just a farm stand at that point it's it's a true retail store all right any other commissioners have questions for the applicant or questions about this zoning for the council or Are we ready for a motion on this rezoning request at this time? The chair would entertain a motion for the request for rezoning by Hillco LLC on tax map 087, part of parcel 03.000. Does the chair hear a motion for such a request for rezoning? I'm against it so however I need to word that Ms. Ferris you can certainly make a motion not be rezoning of this parcel I motion to not rezone this parcel Commissioner Ferris that there be no rezoning recommendation for this parcel is there a second for that recommendation There's a second. Okay. Jeff Chase is seconded. So it's been moved and properly seconded that the rezoning request for Hillco LLC tax map 087 part of parcel 03.00 Yellow Creek Road be denied. Now, if you vote yes for this motion, you're saying, yes, it shouldn't happen. We want to make this as plain as we can. Does everybody understand? Voting yes on this question says, no, we're not going to rezone. We're going to leave it where it is. All right. With that understanding, the chair is going to say, because this is a rezoning request that there's discussion on, I would appreciate if the clerk would read the roll.

Todd Berry.

Yes.

Tina Ferris. Yes. Darren Green.

Yes.

Todd Lindsey.

Yes.

Robert Qualls.

Yes.

Tommy Brown. Yes. Jeff Chase. Yes. Randy Ramey.

Yes.

Paul Oregon.

Yes.

Amanda Berry. Yes. Patrick Reagan.

Yes.

Okay. Thank you. If my ears didn't save me, it was unanimously voted that we not recommend rezoning this parcel to the county commission. All right, so item three is disposed of. Thank you so much for your time. Thank you, sir. We would like to go on and move down to item number four, the rezoning quest for Mr. Ricardo Carlin, tax map 1.09, parcel 0.30. 6.15 acres, 432 Eno Road, Dixon. What district is that, ma'am?

It is 2nd.

District 2. Okay. All right. Counselor, do you have anything to say? I know it's where I'm sitting. It's not who I am.

So this is rare. This is a down zoning. Yes. The M1 heavy industrial district is a C1 rural center district. I don't know where this is. It's out on Eno Road. It's near Landville County Exxon. It's in Baldwin. This point.

How far is this from the old animal shelter and the entrance to the former landfill? That's what that's what I was thinking. I want to make sure I had this properly ensconced in my mind.

So, uh, that's gonna recommend this favorably for towns because the nature of it.

Well, Generally, down zoning is not too controversial.

I just have one question.

Please do, Commissioner Berry.

I believe there's a new building here. Is that correct with the corner? I just want to make sure that was properly permitted and the county's aware.

I don't have the details off the top of my head. I remember that coming up and I think I recall it not being an issue, but I'll have to check.

And what will happen to everything else here i mean there's a very large building there's a lot of tractor trailers well i mean there's a lot of tractor trailer things out front it's a lot of carports out front and so to build a house i mean i know it would be c1 but it seemed like those things might need to be cleaned up if you're building a house

I mean, there's obviously code compliance with . But I know the representative of the applicants here answered the question.

If you would, sir, please explain why we need to do this.

I'm Justin Logan, close to y'all, know me. The building that you spoke about did not require a permit because it was detached. Curtis was there with me that day when we poured it. The rest, that picture is kind of old. It's cleaned up there. Everything is, I mean, he's got a big nice shop. He just wants to build a house to the left where I tore the other house down.

Okay, so that old house that sat there, if I remember, that's not there anymore. No, sir. Well, I'm happy to hear that. That stayed my whole evening. That's great. I feel the same way about it. I did what used to be out there across from the airport.

So that's a big improvement for this county. So, Mr. Logan, the house site is going to be just to the left of this shop building. Yes, sir. Is that correct? Yes, sir. Setting even or somewhere in that vicinity?

The face of the house will be square with the garage that's there now.

Okay, I think I've got a picture of it now.

The old house is up close to the road. This house will be back.

and old house set up close to the road and it was ugly but anyway does anybody have any more questions about this because we're going to take all the time it takes to get them if we do just for clarity the signal family residence is not allowed we have one that isn't seen once i think that's part of i i yes i understand that now you're looking at do you want appropriate for this property all its uses yeah well is there anything further to discuss about all this we don't often see these types of changes and I would support this this seems like an appropriate instance to take this action well does any of the commissioners have any further request for this If we've all heard all we need to hear, the chair would entertain a motion regarding this rezoning request at 432 Eno Road, 6.15 acres from M1 down to C1. I'll make the motion. Okay, Mr. Chase makes the motion. Okay, Paul Oregon seconds. There were several seconds. Put down who you feel right about. Okay. so on the motion to approve or recommendation to rezone tax map 109 parcel 030.006.15 acres on 432 eno road from m1 to c1 those in favor state aye aye Any opposed, state no. The opinion of the chair of the ayes have it, and the recommendation is agreed to. And that brings us to item number five on tonight's agenda, which is the final flat phase three of Forest Park, tax map 132, parcel 018.00, 018.01, and 018.02 on Tidwell Switch Road, Dixon, Tennessee, A1 Agriculture.

Counselor, again, you have... Mr. Chairman, Ms. Harrington has drafted a report for this. I would like to ask if you would ask her to give the synopsis of that report. I'll have a few more comments.

If you would, Ms. Harrington.

Yes, thank you. This preliminary plat proposes four new independent lots of record over one acre of A1 zone property. Lot sizes range from 1.50 to 1.72 acres, meeting the minimum requirement for the A1 zone in Dixon County. Access to tracks 36, 37, and 38 appear to be gained from Tidwell Switch Road. Track 40 is access from Park Forest Lane. The preliminary plat was reviewed in accordance with Article 5, Section 5-104, final plat features of the Dixon County subdivision regulations. There are seven corrective notes that were identified. The first one is please correct the total acreage in the site data notes. The second was please label the road rights of way and road center lines. Label lot widths at the minimum building setback lines. Label the size and location of applicable water facilities. Label the location and existing and proposed fire hydrants. Identify the location of existing or proposed wells if applicable. And finally, identify all adjoining property owners or adjoining developments.

Thank you, Mrs. Harrington.

So, Mr. Chairman.

Yes, if you would.

For the applicants here, any questions that you all have, because this is a preliminary class, it's a vesting document, we would actually ask you to forward this to next month to give them time to work with Ms. Harrington to correct this, and you can take it at next week's meeting. But obviously, the applicants here, if there are any questions.

so it would be in order to address him with our questions even though i'm going to ask for a motion to defer this to next month for you okay do you want to come on up with that understanding sir sure all right i'm not sure what is there a question before me or Well, usually when somebody is here to ask for something, they give us a bunch of affirmative reasons why this body ought to approve it. This has been approved. Yeah, but it's a final plat. Right, it's not a preliminary plat. No, this is a final plat. It's a final plat. So you've still got issues before it can really be recorded as a final plat. Okay. we started you know what they are and you've got no i haven't seen any comments okay well you're going to yeah all right they'll be provided to you okay um i mean and what you said what i heard

That's not a problem, making those changes. And just to give you a recap, I forget when the preliminary was approved. Late last year, if I remember correctly. And it was, I can't remember, the preliminary was 46 plus or minus lots. And this is for four. Yeah, this is just four of those. We'll be coming back for the other. We recognize that. We won't be coming back for all the others. We've whittled those, whatever, 45, 46. We're probably going to be coming back with a total of 41, I think. All right. But these four... Apparently, we'll make some changes and come back next month for a final approval. Soil surveys have been completed. Rick has reviewed and approved them as four-bedroom lots.

Oh, that's good.

Yeah, that is good news.

It's good news for you, certainly, sir.

Yes. And I don't know if there's much else to say. All right.

Well, what I want one of you all to make... I want one of y'all to make a motion to defer the final class phase three of Park Forest to the October regular meeting. Okay, Mr. Berry moves. Jeff, you second it. Everyone in favor of deferring this to the next regularly scheduled meeting of the Planning Commission, state aye. Aye. Any opposed? We will see you next month to the recommendation on final approval. All right. Sounds good. That does to me, too. the next item on our agenda and the final one that i have on my agenda is the preliminary plan of the baker road the subdivision tax map 128 parcel 003.4 29.68 acres at 495 baker road a1 agriculture counselor mr chairman this is a preliminary plan uh for the property you described and this area intended to prepare a report i would ask Well, Ms. Sheridan, I see a lot of comments on this, and I'd love to hear about them from you now.

Okay, thank you.

Okay, yeah, which one?

District 2.

District 2, okay.

Thank you, Mr. Chair.

Certainly.

This preliminary plat proposes 18 new independent lots of record over 29.68 acres of A1 zone property. Lot sizes range from 1.5 to 1.87 acres, meeting the minimum requirement for the A1 zone in Dixon County. Access to tracks is assumed to be from Baker Road. The road network is not labeled. See corrective comments below. The preliminary plat was reviewed in accordance with Article 5, Section 5-102 of the Dixon County subdivision regulations. There are 13 corrective comments. They range in gravity. I can read all 13 into the record if you all would like.

Is that advisable, Counselor? It's not necessary, is it? Okay. I didn't want to rule wrongly on that, but I do think that they are of record.

Okay, all right. I think just of most note, track 16, 17, and 18 appeared landlocked. The rest of them as you have in your report before you, but staff's recommendation would be a deferral until next month to give the applicant time to make corrections and resubmit.

Who's here representing this preliminary plan? Okay. Go ahead then, sir, and tell us what you're going to be able to help us get done on this.

Well, we'll make these changes. The three lots she identified, we actually show a small – it's probably hard to see. Those lots are accessed through the parcel that is in front of them, if you will, between them and the road. So the parcel in front of them will have a 50-foot ingress-egress easement. If you look at mine, you can see the yellow highlight shows where you would look on yours to see that. Would you say two of them are coming up?

Sixteen and seventeen.

I'm sorry, I didn't understand your question.

Is the easement going to be all for Baker Road, 16 and 17? Okay, 17 is going to Baker. 18 is Baker.

8 is Baker. And 16, uh-oh, and I forget that road, is not Baker. It's the other road. East Piney. Oh, hmm.

So these are easements.

They're an ingress-egress easement. We can do one. For example, Lot 5 is serving Lot 18. We can only put one on Lot 5. Okay.

Go ahead, Todd.

So is it permissible to have three T's on one flat? I'll have to look at that. I mean, when you were talking about individual lots, as Mr. Schmidt just said, the county only allows one parcel to access a public road through an Eastman across the number. Exactly. Right? So, and I think I know where he was attending, but it will be for detail to put right aside. line kind of going through track 14 appears to serve track 16 and then like he was saying tracks five and six having easements across them to the back track 13 17. i'll make sure that there's not a prohibition of that in our subdivision regulations but in a vacuum it's allowed but only for one lot i don't think it's allowed we'll have an answer for you

I have a question on track six. The house that is currently there, I think this little cutout, isn't that a cemetery there that's cut out?

That's not part of this property. It is a cemetery.

Right.

But it's outside of this subdivision.

Okay, I was just checking this driveway here. Is this not an easement on this track?

No.

I guess. I don't know the rules, so...

this we're gonna allow it how's that okay that's great see this appears to be that they lose that okay they're gonna have to move over here so it's because they have to lose this right to gain that to gain that yes okay the experience show that is it's what you're looking at but yeah they lose that driveway okay

it does that satisfactorily answer your question miss mary because yeah i was just making we're not going to move on until we've answered everybody's questions yeah no i'm good okay well now this is like the last one i want us to have a motion that we will address this at next month's meeting Mr. Chase has moved that the issues on the plat be addressed at next month's meeting. Is there a second? Mr. Brown seconds it. Those in favor of deferring this to next month state aye. Aye. It's deferred to next month. Is there any other business that properly becomes for the Dixon County Planning Commission in this town? The chair would entertain a motion that Dixon County Planning Commission be adjourned. This is the one we need to really get it in line now.

I hope somebody meant that as a joke.