Board of Zoning Appeal & Regional Planning Commission - Regular Meeting

[Music] Uh-huh. about 25 years. No [Music] real shadow

going. Okay. The one you know was here. I know. It'll have a red I call being since we have nothing on the board. We'll move straight into the Jefferson County Regional Planning Commission meeting. I call meeting order if you would like to open this with a word of prayer. Dear heavenly father, we come to you just thanking you for the day you blessed us with. Thank you for the health, the ability, your God, the strength to get out and go and do and live our lives. And I pray, Lord, that you're pleased with how we went about living so far. As we come together tonight as planning commission, I just pray that you would guide our thoughts, dear God, our words, and help us to make good decisions when it comes to affecting this county, dear God, and the citizens there. Dear God, I just pray you be with the folks that are sick in our community. Dear God, I ask that you would let healing come to them to be your will. Dear God, I pray for the law tonight. It tells us in your word that our time here on earth is

short, but our time in eternity, dear God, that's forever. And I pray, dear God, you'd help us not to take that that lightly as we move throughout the rest of Help us to take that into consideration. Forgive us, Lord, what we say. Lead us and guide us. Ask these things to give you thanks for bow. Let's take a pledge. Attention salute. Pledge algiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. Okay, I trust that the uh planning commission received received their packets and had a chance to to look at those and read the minutes from last month. Do we have any additions or corrections for those motion authority to accept the minutes? Do we have a second? Have a second. Any further discussion on those? All those in favor accept the minutes from the April meeting on saying I. All oppose. Motion passes. We'll move on into citizens input tonight. And uh first on the list would be Mr. Jim Fox. Jim, are you here now? Okay. All righty. Thank you. Uh my name is Jim Fox. Uh Abene Trail, Dandridge, Tennessee. Um in the legal world, a document that cannot be

produced does not exist. whether that be a contract agreement or or producing a driver's license and an insurance card at a traffic stop or at a planning commission resolution. In this case, the document to allow someone besides the body this body to approve a subdivision plots cannot be found. Therefore, it does not exist. Members of this body swore an oath to obey the constitution and the laws of the state of Tennessee, among other things. This body has known about this issue for over 6 months now and has deliberately been violating state code instead of fixing the issue. This body has directed several people on several occasions to produce the docu to follow the directions of this body without any repercussions. How can this body be taken seriously if the county employees and other folks are allowed to blatantly disregard the directions of this board? Also, the Tennessee code states that the authority can only be delegated to a member of this body. Is the zoning department a member of this body? If so, where is the document for that? Until a document is found or a resolution to delegate and a member of this commission is approved, the body must and is only and and are the only ones that can improve approve these two lot subdivisions. Secondly, and all past the second issue is all past approvals could be considered invalid especially in a court of law. So, something needs to be done to ensure past approvals are valid. Think about someone doing a title search on a piece of property that they intend to

buy. That's the way we've always done it. Is not a valid legal defense. Ask any speeder or drunk driver. Again, the document cannot be found. It does not exist. To say we don't have time demonstrates a lack of commitment to the job you signed up for and the best interest of this county. Thank you. Thank you, Mr. Fox. And the next person from Denver will be Gail Weaver presenting. Mr. Chairman, we pass this She's going to speak to this issue. I'm Gail Weaver Faranigan. I live at 2535 Edgewater Lane in Dandridge. And I have a a few thoughts that I'd like to share with you. Um, and it res uh it relates to I think your item at the last of the agenda uh on uh approval of plat subdivisions. Basically, what I wanted to say to you all is that in-house approvals of subdivision plat lends itself to a perception that something is not quite right. Something's being hid. Something is being uh taken away from the public to know these things. uh it it's just not the way that the public should be treated. I think that we all want to have transparency and openness on everything that we do. You know, the sunshine law in it all. So I

would say the best way to prevent misperceptions is through openness. And through openness and transparency, what you do is that you create a good feeling from the public that you're doing an upstanding job. And I think, you know, that's what we all want. Uh so I just want to be sure that you know that transparency is of the utmost importance and perceptions can be wrong, but they're still a perception. Okay. Thank you. Thank you, Mr. Okay. And the uh next person we have tonight is Kathleen Bill. Good evening. Kathleen Villers, 2202 Arrowhead Drive, Dandridge, and I'm speaking about agenda item A or excuse me, K. Per the Tennessee code, one of the most important duties of the regional planning commission involves plat approval. Although state statutes allow for review of a plat to be done inhouse by staff, there was no record of this review authority ever found or granted by the RPC. Regardless, Platt signature authority accountability could not have been delegated to staff per Tennessee code, which specifically requires

signature by the RPC secretary. As we know, the plat for the sheds was signed in house in December 16, 2024. This brought to light a much broader code compliance issue on what appears to be improper in-house signing of two plat subdivisions by staff for quite some time. A review of the register of deeds recorded platce 24 to March 25 and I believe this is the same data that you would be looking at showed approximately 33 plats that were signed inhouse. This would equate if we annualize that to about a 100 plat per year not signed authorized by the RPC secretary. A key question remains, what do you do with the past plat? Is there a correction needed on these past approvals? I would suggest at a minimum consulting with the county attorney on this going forward. How do you ensure proper adherence to state codes and proper review and signature of subdivision plat? Well, if the RPC chooses to have staff review plat subdivisions, then the granting of that review authority needs to occur in a public meeting, RPC meeting with a posted agenda item and then be voted on. If review authority is granted um to perhaps take pressure off of the zoning staff, a suggestion, maybe an overall checklist could be developed and each plat being reviewed in house should then have that checklist completed. The checklist should include the regs con uh governing the subdivision of land within the RPC's jurisdiction. These regulations provide

the requirements for plat approval. Then once a review by staff is completed, I pose two two very key questions. One, does the secretary of the RPC feel comfortable shouldering the full responsibility of approval of about 100 two plat subdivisions per year without any involvement from the rest of the RPC. Two, it appears the regional planning commission is responsible for the plat accuracy, the recorded plat. question. Do the members of the RPC feel comfortable having the review and appro and approval of about 100 two plat subdivisions per year occurring with just staff review and only one of your members the RPC secretary signature. At a minimum, I would suggest that any plats approved by the RPC secretary, um perhaps if they occur between meetings, that following staff review and the signing, there definitely should be a way to summarize these plat approvals during the subsequent RPC meeting. That way the two plat subdivisions and we talked about transparency. The two plat subdivisions could become a matter of public record and part of the meeting minutes and provide public transparency. Um the prior process in house signing by just one person in my opinion represents an internal control weakness. I've got a pretty extensive background

in audit and it would seem also to create because of one person in house that public suspicion or perception due to the lack of transparency. In conclusion, one of the most important duties of the RPC involves plat approval. It's very important that this committee follow state statutes. the future health and our well-being of our county will be impacted by what you do. Thank you. Okay, moving on from citizens input. And since uh if you all will allow me the opportunity to do this, I'm going to deviate just a little bit from the agenda since it's the hot topic we've just heard about. Item K is what the citizens spoke on. And I'd like to update the planning commission as well as the citizens you're hearing tonight. I have been in contact with our county attorney, Mr. Brennan. He has asked for more time on this. He said he should have the ability to produce that document if it's there by next month's meeting. So there's really nothing we can do. The lawyer is working on it right now on producing that stuff. So that's from a conversation we had earlier today. So I would entertain a motion to postpone K till the June meeting a motion to there's nothing we can do on it because we're waiting on our county lawyers direction on producing the document till we get the information. He said that should give enough time. So we have proper motion. We have a second.

Second. Have a second. Is there any further discussion on out of case? Being none. All those in favor of postponing case for the June meeting, let me be know by saying I. I. All pass. We can mark that one off the agenda and then we'll start back at the top with item A. Just a point of clarification, please. When you refer to the document. Could you be um a little more specific? I'm not sure what you mean by the document by the attorney. Okay. And I I'll allow this question to be asked, but then we're not going to have any other questions asked. But it's an important question, brother. It's the It's the minutes, okay, that you all are requesting of when it was given. In the conversation I've had, he he knows that it was given to that office. The ability the the attorney knows that that's been common practice for a while. He's looking for the minutes of when that took place, whether county commission did it, whether the planning commission voted on it. Zoning started in 1998 in Jefferson County. Planning commission was in place long before that. And he is actually going back to look at some of the members who were on the planning commission back then to see when they were given the authority to the office. But it was given. We're just trying to produce when and where. So that's that's what I'm talking about. and document will be the minutes if they're there, but that's what he's looking for. You're very welcome. Okay. With the a reszoning request from A1 to R1 for a property at 3254 Blues Road, primary claims by Jordan B. Pierce. Mr. Pierce with us. Okay. You would step forward. Talk to us about what you want to do.

Oh, cut. Yes, I am. Okay. I was just purchased the property and I like to be able to split the property. There's a few things that I'm working on with easements and stuff on it, but I wanted to split that property to build another house. Okay. And the total size of the lot is how much? I'm not sure on I have to look at it. I don't have it on there. It's 1 point something. I didn't know I had to speak. I didn't know any information I'd bring with me. 1.25. 1.25. Yeah, I believe it's R1 everywhere else but that piece of property. Um, I think this is a very simple reasonzoning. It's R1 across the street. You've got areas of R1 that is uh already stone. Yes, ma'am. Uh my first thing is uh if you're wanting to uh split it to sell one off, we should you should reszone the entire lot. Yes. Never zone half of a lot. Correct. Administratively years from now, it's always problematic. So, I would suggest changing it to the entire lot, but you have C2 on the corner across the street from it. And R1 is prevalent. And uh it obviously has sewer and water. Yep. Yeah. So, you got anything,

Mr. Chairman? So I see here on the request form it says a portion of parcel but you're okay with Yes. Yes. That's fine. Yeah. You can't if it's not the whole Okay. Yeah. Because at that point your half lot would be non-de right. Yeah. It wouldn't be with the square footage requirements on there. What I've looked at you it has to be the whole lot. Mr. Chair, I move to approve the reszoning of the full parcel. We have a motion. Do we have a second? Have a second. Any further discussion? All those in favor of reszoning from Mr. Pierce, let say I. Thank you, M. Thank you. Final plat review for lots for three lots on County Road. market by Tanner Ste. I was here last month and u made the corrections that were pointed out uh to me as far as formatting and stuff goes on the survey. Yes, I didn't ask but you had a chance to look at what he's presented correctly. Yes. Did it satisfy everything that you was asking for? Uh, yeah. I only had one question about it. Uh, that we were Tom. You're good. Does anyone else have any questions? Have a proper motion. Have a second.

Have a second. Any further discussion? All those in favor of approving the free light, let me know by saying I I thank you. Thank you. Fix this. Okay, we are at item C, final plant review for three lots on Mountain View Church Road, Jefferson City by George C. Maples and Kathy more. Who do I do? I How are you? Hello. Hello. Okay. Eddie and Mr. owner. We have got some things you planned looked at and had some questions about. So, I'm going to turn it over to her and let her talk about. All right. So, in looking at the plaque, uh it looks like the property line goes the center line of the road. Uh and then your signature block uh indicated that

you were dedicating that. We're dedicating right away, not the fee simple. You're dedicating the rightway. We're dedicating the ride ofway. We're leaving the boundary line. We can't give away property. You know, we're giving a boundary line stays where it's at. We're going to dedicate proper rideway, 25 ft of rideway, but not M simple just like we've always done. I don't understand. We'll dedicate the rideway for general public to use it, but we going to we got we have to keep we have to keep the property line where it's at. We don't dedicate. Then you're not dedicating it. We're dedicating the right of way. Okay. You need to e then you get need to record that as an ax public access easement, not right away. Well, um in lie of now I'm familiar with all the recent surveying law about dedication of rightway and you could do that. What I'm talking about talking about in Jefferson County, we got thing called mineral rights, the mines where everybody goes where they can buy one side more than one or the other. We don't care to dedicate for the right to people to drive on it, but then give the land away. You're recording an easement then. So if you recording a right of way for public use, just like it says right here, you know, rightway indicates public ownership. Access easement is actually what it is. So I would ask that that be uh corrected. Uh you got you and your setting back your set back is 30 ft. But that's not that was my question. Is that from from the rightway? The center line of the road or is that from what you're proposing is right away? We come from the center line of the road 25 foot from the rightway then a 30 foot set back from that. So it would be 55 from center line. Okay. Perfect.

Um I just wasn't sure cuz you labeled it and I wanted to make sure that that was actually from the edge of what you're proposing right away. I want two if you're looking at that. This is you see where the proposed house and I got 30 foot from there to there. Then it says 30 foot set back. We've talked about it twice right there in that one spot. I just wanted to clarify because it wasn't dimensioned. it was labeled um your lot your barn on lot three uh should be uh recognized as a legal nonconformity in case there's ever a question about it because it exists before the action that we're taking tonight. So your 30 foot would have been um it would have been legal now it's by your dedication is going to not going to be. So, uh, you might want to add a note to that just to clear keep the titles clean. Um, you didn't add a signature block for the water utility. We're not putting any water in. We're not putting any electric in. We're not building any roads. You're not putting any There's already utility water there. I I've got it on. Okay. Then the utility district has a sign off that you've accurately located it. Uh so uh you need a signature block for the water utility. You need a signature block for the electric utility. You need a signature block from 911 to recognize that there's three new lots and you need a signature block for the from the road superintendent that the roadway has been accurately uh located and he is aware that you're dedicating to the center line of the road. When did you uh when did you come up with all this stuff right here, sir? I know, sir. Ma'am, we we turn these in 10 days prior. I get corrections on the morning of the meeting, which makes it really tough for

anybody to comply. Do you have a copy of the subdivision regulations? Do you? Yes, sir, I do. And there is a checklist in there, which was just recently brought up. Is there a checklist in there? And there is a checklist. subdividing on a piece of property. It's already got you the the power line, the water line, and the road asphalted. We don't go back before and have the road superintendent to see if I've accurately located the road because he wouldn't know. Well, those are my comments. you need to uh speak to the planning commission because I'm not changing my comments and I would recommend that they approve this with my comments and that the plat not be recorded until it's corrected and the information is provided. That seems very reasonable to me. It seems reasonable to you that when we have an existing road, we have existing power line, we have existing water line, that I have to go back and get the power company to sign off saying what I'm going to get the water company saying what. Mike Jones told me where the water line was. It's how I found it. It's how I know where to put it. I already contacted him. He showed me where to put it. As far as the road goes, I shot the center line of asphalt. I know where that's at. and the power poles. We know we know where the power's at. So I don't I don't understand why we've never on existing now when we build and and and understand when we're building and constructing new we we have the they need to sign off on everything new that we do. But when it's existing, why why do we need to to to go through and have all that? Because they're not they're not certifying anything. They're certifying that you have accurately

represented their utilities. This is standard fair. Well, I would ask the planning commission that we do what we've been doing for 40 years and not do [Music] that. Any foul from anybody? I'm new on here and I honestly see both sides of it. I know you've been doing this for years in the thing, so I'm kind of at a loss myself on how Go ahead. making doing it for years doesn't make it right. I understand that. It's such a pressure. It's right. That's why I'm told. Yeah. I just here here's my deal. I see your side up too. You want my job is to advise you what you do with your business. That's where I'm sort of torn a little bit. I will say that I service six communities. Uh these are the regulations in all six. And that includes another county. Okay. I think I'm not against what you're saying. Yeah. I'm just I just want you to understand that one of our issues is the turnaround time from the time you get to see it and and and then you have those and then if he goes back to get those and we postpone this for another month and it's held up. Let me finish, please. It's it's held up. I think it's where Eddie is saying it's it's delayed the process. Now, I think what you you were saying is that if Mr. Garrett is willing to get those signature blocks signed, they can move forward and he can be approved contingent upon those things being

signed. Oh yeah. There's no hold up to it. Let me finish off and I I recognize you in a minute. That's why I asked before I started speaking. So and this is a kind of a side topic with that. How can we get this to you earlier so you have time to get it back to them so we're not putting them a month behind if there's things that need to be done to get you a chance to review it and and let them look at it before they get the information the morning of that they have to make all these changes and whether we like it or not and I don't think any of us have been here for a tremendous amount of time and if has set the precedence that this is the way stuff's been done. It's been handled and there's been no issues with the previous planners that have sat in the same seat this ball and sit in and had these same conversations and we've moved right along to change it change how we do business without properly notifying and having that conversation with the folks that come before us and to put a delay on what they're trying to get done. I think that's a d service for the folks that are trying to move forward with projects. So, if we're going to do this, that's that's well and good in just a moment. It's well and good that we do it, but let's make sure everybody's on notice. Let's develop a better way to get it turned into you and looked at and any questions that you may have be addressed before the morning of. But let's don't delay the folks who are doing things that have been checked off on and been agreed upon and signed off on for for years and slowing down for four to six weeks to try to get something like this done. That's my thoughts. Now I think Miss Baldwin wants to speak and I think also you'd like to speak often. So I'll

let ladies first. Um my recommendation is to approve it with all conditions and that way he leaves he has approval. He makes the corrections, gives them to Stephanie. When they have all been made, she calls the secretary and they come in and sign it. And that's why I understood what you were saying. That's why I brought it to you. Conditions of approval, the conditions like to see this done and we're good. Yeah. And in your subreddit all existing and proposed um if you want to read it. And also the checklist uh does that as well. So if you approve it with conditions, he can make those. Uh surveyors never get the signatures with all these property owners typically unless you charge them for it. So the only thing is he addresses these and as I said brings it in 70. So the ball's in his court. Okay. That's Mr. Chairman, I move to approve item C contingent upon the items pointed out by the planner that those be corrected. Okay, we have proper motion. Do we have a second? Second. Is there any further discussion? Eddie, are you pleased with that? Yeah, but I mean I'll do whatever you want to, but we're going to have to have some way other than giving me seven hours before this meeting before you tell me. That's something we're definitely You want 10 days? You give me 6 hours. It doesn't have to be corrected. Well, that's beside the point. We'd like to bring it in here ready to go. Okay. And if we need to speak before What day? How many days do you need before I call you and we'll get this done way before the day? Cuz then we're scrambling around here with two or three or how many I've got in here to try to get all this done. You know, there's no use of me turning into you 10 days. So, I'm going to get corrections the day of the meeting, right? And we're going to

address that. We're going to address it. So, we'll handle what we got a motion on, but I'm I'll make it real easy for you all, but you're going to have to help me out a little bit, too. Absolutely. Absolutely. So, is there any further discussion on what we're voting on? Everybody knows we're going to approve it for those conditions. Mr. Garling, getting that done. All those in favor of the motion on the floor and Austin, would you restate your motion just to make sure everybody Mr. Chairman, I move to approve item C contingent upon the items that were in the handout from our planner that those items be corrected. All those in favor saying I. I give some we got to make new ones. Item D, battle flat review for Somerset Farms phase two, 15 lots off the Tand Road by GGD, GP and Glenn. I'm not even Laughing. Laughing. Are you here? Here. I hope you don't take any offense to that. That was out of respect. I didn't want to butcher it. Just call me Grande. That's my new name. Okay. Yes. Um, one thing of note about this plat, it is a final plat and they will be dedicating public utilities and um a public roadway is my understanding. uh when you do a uh when you have any plats

that are dedicating public infrastructure, you have to make sure that there's nothing outstanding when you approve this plaque because when he files it, you know, you lose the ability to bond anything. Okay. And I asked Stephanie to check with the county road superintendent and can I guess ask you or your owner? Um all utilities uh storm water facilities top coat the roadway is constructed through the top coat. Yes, it's complete. Everything is complete. Yes. And I think you check with the um and uh I did have uh a couple things. One, the radius of the culdeac is omitted. Um this is a requirement of the subgrade a certificate for storm water facilities development related to people who are less than free development. That would be something that your surveyor would certify. Well, do I need T deck? See, I'm working with the state with T deck. Lee Yates is the guy who makes inspection. Yes. Prevention plan. Yeah. Right. So Eddie would what is it you need about what is it that I need to do on this this road building my bag? I honestly this is unusual for me. Um you don't you guys don't need any kind of attention or anything that that is all left up to whoever he hires as an engineer to propose a plan to the state. This would be Mr. Yates and Mr. Yates. Well, Tiff designed the detention ponds now.

And you know, I hate to say it, but I've had a little bit of problem with some of that because some of the developers are doing and not what they approve and, you know, I've got a little problem with that, but you know, that's neither here or there. I'm not in storm water. I'm set. I'm just saying the storm water, Mr. He he gets an engineer. He'll submit a plan to Mr. Y, right? Well, to T deck, Mr. Y, he makes the inspections on the property to make sure you put your fences up properly, that type of thing. Your your storm, I'm assuming that this is at a pretty good incline here. Well, it's all those large tracks, you know, everything's so big. But the but the right way of the road um is it curving down? No. No. We didn't want to concentrate as much said the existing the No, the existing drain plan if you look at the topo map follows. So the farmer years and years ago, that was my question is if it's going to existing um but you didn't do any curve better. So there's no there's no pipes or anything. We have structures except the pipe under the road where the creek um I mean it's really low density. There's not a lot of per impervious surface here and we got I think 90 what six acres and 15 home sites on 96 acres. I mean this is pretty I don't see any impact here but I do want to get you guys in the habit of when you look at a final plat especially when you've got infrastructure improvements. Let's say this was the R1 subdivision that we looked at a while ago. And so you've got

lots that are what, 7,500 square foot. You add the roadway, you add driveways, rooftops. You got to look at the tension in a circumstance like that. So this I don't think is any any issue, but it is part of the review process. I just want to ask those questions. I would ask for the Is it 100 foot? It's in the notes in your curve data. Every one of them says the radius is 50 foot. It's in the curve data. C1, C2, C3. It's on the C1 C3 right there. Every one of us got radius. What is the radius of the pole? Pitch foot. It's up. It's 50 foot. Oh, okay. So, you're saying C12, C11. All the all the little curves there that has it in the curve. I can put you one in the middle if that's if that's what you want. I mean, that's usually what's somewhat does what you're used to. the the transition radiuses are the trans the transition radiuses are 25 and then the main one's like it's on the curve. Um so those I think question number five the right way to I think that's the house and that's phase one. I had the same com. Yeah, that's phase that was phase one. You already done that. Yeah, that was phase one. My bad.

Yeah, I'm assuming they use it was access easement, not a rideway for her point. Yeah. So, but that was a So, that's been nine months ago. Yeah. Sorry. Okay. Mr. Chairman, Mr. Chairman, I move to approve item D. We have proper motion. Do we have a second? Second. Any further discussion of item D? All those in favor of approval by the me saying I sign. I think this is Is this the one with all the signatures? Well, I gave it to Stephanie. Oh, she gave it back. We are to item E on the agenda site plan for Timberstone RV Resort addition rally center. I don't even know this guy. You had no comment on this. Uh, no, it's just the addition of these two areas identified in yellow. The sites constructed very minor. So, you saw my wish. No, you might want to ask Tom is I'm going to

move down. I'm sorry. It's sorry on item E that we're looking at Timberstone the bath house and the rally center. Any issues that you saw there? He got existing systems down there already in place with the trailer down there. No, no, this is over on the other side. This on the campground side, but we done we done. It's already installed. I just w everything down there is Yeah. Everything's approved and taken care of for any restrooms or anything like that. Okay. And uh when he gets through with it, one thing about shed on all his developments, he he's one of the first ones did anything like this after the fact show all utility. set. Yeah, we GPS it all. Go. So everything GPS. Sorry. What's a rally center? What does that mean? Rally center. What is it? The definition of rally center. That's just when you get you can have rallies. Just say for example people that own Tiffen motor homes. They'll be 85 or 100 of them come for a rally and they want a place where they can eat and drink and carry on. Keeps them from stumbling out on the state highway. $100 a night. Yeah, exactly. That's what it is. Uh, one question motion. Uh, the pool buildings, does that need to have a measurement on it? Is that relevant to this? It should. I mean it should you should provide dimensions

your guess building for next one. We have no but there will be because the uh the rally center has the so yeah so without okay Mr. Chairman, I move to approve item E contingent on the additions of dimensions placed on the pool building/bath house. We have proper motion. Any further discussion? You providing them? Yeah, I'll get those. I'll get the building permit. I'll turn them in. All those in favor approving that saying I. Site plan review for Timberstone Food Park will be located at 2023 West Highway 25 Market by D Valley Dix and this will be across 2570 from the campground entry. That That's correct. Yeah. Um, so anytime a use is proposed, I would check in the it's already it's an allowable use. Um, this use is not in your allowable use category, especially for A1. Um, and I realize that it's across from the uh your campground, but it is not

specified. Uh I will tell you that most of the times when these things are allowed um jurisdictions typically have much like we're going through the process right now with the short-term rental. They will have a governing document uh for um food courts or um um yeah food courts uh in that um you got fire codes to meet. There are licensing license issued for individual food um um offerings. They have to meet health department regulations. Uh those things typically have to be approved. They have to have a state permit. And so, uh in addition to it being allowable use somewhere, um there's a whole set of permits that go with it when they are allowed. And I asked Stephanie if you have any them anywhere else. Now, uh when they're in a carnival, something like a carnival, uh typically that's included in the permit for the carnival because it's there uh for the duration and then it's gone. Th this is a I assume that this is permanent and it's once again it's not allowable use specifically in that zone district. It's not allowable use in any zone district anyone district but it's liken unto the other allowable uses that are currently in that such as restaurant flea market all those type things that have different vendors that come and then when it comes to licensing on the food and the permits each individual truck has to have that for

theirel that's correct yeah it's not the responsibility of the person no up to have that food in general. Yeah, that goes through food in general. Yeah, I have a food truck at Anchor Down. That's my food truck and I have to have it inspected twice a year. They do random inspections, you know, just like swimming pool inspections for commercial pools. It's it's basically the same people that come out. Right. And and this may change weekly or monthly to whoever there set up and selling. That's right. So, do a lot of times it's empty, right? Depending on what time of year it is. That's right. Um, so do you have a fire hydrant? Are there fire hydrants on this side? Not on that side. There's not. There's fire hydrant on Timberstone side, but this is a separate legal lot of record, so it has to stand alone. Okay. Um, you know, it won't if you've got people coming up and down the Asheville Highway that want to stop here, there are no restrooms. Uh, there are no fire hydrants. there's nowhere to wash your hands. Uh so there's, you know, again, you can't look at it as part of the campground. It's on a separate legal lot of record. It has to stand by itself. And I don't know that I've ever seen a food park. I mean, they sit up here beside Wagles. I don't they ain't got restrooms. There's no nothing there. People come and get Well, the Wagles would have it if they're on their property. No, they're not on property. They're on the lot. No, it's it's an adjacent lot and in New Market they they set up red light and it's on lots that are privately owned. If y'all are good with it, it's a determination for you to make. U and more I'm sure it would probably catch some road traffic, but predominantly it would be catering to those who are staying in Yeah, it'll be catering. Anybody's hungry, but I mean there'll be room for people to get off the road and turn. And there's a back street to go out. I think it shows

ingress and egress. They could go either way. It does. And there's some parking there, but it's not typically a set down restaurant type of atmosphere. People just order food. We go to Kodak, get it quite often. The food trucks down there, right? Take you take it with you. And then there, of course, there is a a bath house with restrooms directly across the road. I know it's a separate piece of property, but that there is there's something there you could get to if you wanted to. And if this thing takes off and goes and there's a need for restrooms there, I mean, there's already a septic system that's installed that would be more than adequate to handle two restrooms to the train. Yeah. With two different houses that were on the property. Yeah. So, I mean the that that stuff's done. It's all the infrastructure is would just be a matter of building some restrooms. Mr. Chairman, we have Yes. So, I believe so we don't have food park anywhere in our zoning. I know the one in Dandridge obviously is in the town of Dandridge. If you're referring to Don's place out there in New Market, believe that Well, it's Don's been there predominantly, but it's it's, you know, swapping up their different food trucks and then they're they're setting up in the county park across the road city park. Would that all fall in the city of New Market? I guess what I'm saying is should the does the BCA need to make this determination because I can't think of one that has occurred in the county and I could see this coming up in the future just as that's become a more popular thing the food truck uh stuff. So I'm just I can't think of when it's been done in the county. I don't think there is one 2570 that

goose. There is Goose Creek 257. They're not too. No, they're just there. Well, they may not be here every day. Yeah, they're not. They just come and go. I don't think we've got be speaking out here. We don't have anything governing food trucks and services. As far as you know, as far as I'm concerned, I can say, you know, put your port out there. Yeah, we could allow that, you know, like because there's no regulation saying that you have provide them if you got a food truck, you got to give them place. I know you said washing hands and everything else. You think hope be sanitized, but they're not going to be in there preparing the food, you know, right? They won't eat the dirty. If you got if you got two trucks there, they're going to fall under different permits, different licensing to sell. There's not going to be one governing the whole thing. No, I understand that. Food in general is what this falls under through the health department, not through our department, but through the health department. And they would make sure that going back to permitting she was talking about all the permits and then they do an inspection just like a regular restaurant and everything else. And I don't know anything outside of that as far as food trucks that they do as far as enforcing any other kind of, you know, facilities or anything like that for somebody to park there that I know of. And that was my concern. Your zoning ordinance is totally solid on this. And and most jurisdictions I've worked with, there is a provision that uh has standards that have to be met. A bathroom being one of them, but also a fire hawk. I know at Marstown, you know, they're all over Marstown and I asked somebody about that and they said they just do what they want to do. Go around park, sell food. Nobody has no problem with it. So, well, most everybody likes to eat. Yeah,

Mr. Chairman, I I was Bob wouldn't speak. Okay, Highway is a pretty congested highway. I'm going to try to go to Knoxville, for example. There's a lot of traffic there and I'm wondering that this is these uh this is directly from across from an RV park. Is is there ever been a problem with congestion in that in that area? Only if there's a rack on 40. Yeah. You know, people running back and forth across from the RV park, the food out there. Is that is that going to be an issue? Is that the safety issue? Tot they could be, but really that's not for us to make that decision. What's allowed concern? Yeah, but that would be a whole different conversation to take up. Not, you know, not for us to decide on as far as safety concerns of it. That's it's what we're looking at is is this allowable right in the zone that's there in the A1 zone. Okay. That's what we're looking at. Yes, Mr. Chairman. Uh yeah, I'm not concerned with the the food trucks or the traffic or anything like that. I'm I'm just keep coming back to food park uh and that our zoning is silent on there's nothing in our zoning about it. Um, for that reason, I do feel that this probably should go before the BCA to make a decision on uh on where it should go. And I I do know we've not seen these in the past and I do know when we've had things like this come up that uh that doesn't have a specific place. We have looked at what's like unto and I think that's what we were asked to do with this and looking at what there is in A1. And I I looked at it earlier today and it felt right in line with everything else that there was there. I mean, they can have a flea

market there if he wants to, you know, and they can have a food truck set up at the flea market, you know, it's it's allowed for people to come in and use that. They're just pedling food and not use boots, you know, at this location. So, that's that's where it should go in my opinion with what we have to look at. Now, do we need to need to develop a place for it to be specifically moving forward? That's a a conversation we can have, but for the information we've got tonight, I hate to hold the fella up because we hadn't been faced with this before. It's very like unto I I can't make the motion to to uh move forward with it. I'll make a motion to approve. We have a proper motion. Do we have a second? I'll second. We have a second. Is there any further discussion? Being none, all those in favor of approving. Let me get my glasses back on. Get to the right item. Timber Timberone Food Park. Uh item F on the agenda. Let it be known by saying I. I. All those opposed? No. No. One, two, three, four to three. Motion passes. Thank you. But I do think I agree with the officer. We need to look. Yeah, we need to look at doing. Okay. G site plan review for the addition of a new building to be constructed at 1959 Highland Way in New Market. Is anyone here representing Highland Way? I told them somebody needed to be there. Yeah. Make a motion to postpone. Second. Have a motion and a second. Do we have any further discussion on postponing item G?

All those in favor of the postponement. They've been known by saying I. All those opposed. Motion passes. Um I would suggest that Stephanie make my comments. Okay. Provide them a copy in the event that they want to resubmit. Now um there not a lot of info there. No. and that they had had a fire that to replace a building that was a fire. It was an existing building and several years ago, but there was there was a building there. I don't know how long it's been since it burnt, but I remember burn. Okay. Uh we're to item H, a resolution amending the subdivision regulations of Jefferson County, Tennessee, regarding road construction, bonding, and as drawings. Everyone has a copy of that resolution in their packet. Yes. So this was uh on the agenda for last month and um one of the things that we had discussed was uh and again now you can see the ones on the screen. This is one of the things I wanted to do. Um you can see where there are yellow highlights. Um, so that um there those are quantitative issues that um I wanted to check and make sure that you were in agreement with and I also wanted to check with your county road superintendent. He's fine with it. He is fine with it. Uh and this is just pretty well uh firming up your uh endorsements of um signature blocks on there. Uh also

your shity approvals. Uh if you'll remember two months ago we had only um um a LOC a letter of credit. Uh I was asked by John Neil to go back in and put a shity bond. So I've kind of uh got some language for a shity bond which is more of an insurance bond or performance bond as opposed to LOC. Um, and I put citations on the letter of credit, uh, establishing a threshold for the type of bank that can issue an LOC to be held by the county. Uh, and that the um, the bank or the financial institution uh, which posts the L LOC must be within Jeff County or um, or a county which touches Jeff County. You don't want to have to travel to collect your LOC. Yes. I've had a see the attorney had to go to Florida to get a performance bond before. He liked it. Uh so uh also so the shity bond which is an insurance bond or performance bond uh added language in for that. Um the time frame uh incomplete approvements must be complete within one year. uh and the the either an LOC or a performance bond uh must be for a specified time year time frame that's a year in the event that the um the work is not completed uh and there wants to be a extension the planning commission has the authority to grant an extension

Um now normally and I want to ask you about your county road superintendent if you guys are aware um acceptance at 75% buildout. Do you guys have a standard threshold for acceptance? Because I know with the the document we just looked at that they were doing the roadway. They've already top coded it and a lot of times that's not even allowed. like three years before the county. So, um, isn't that right? Three years on sep unless they decide they want too early. I said three years on Charlie and them once the road my understand it's three what they what it has based once accepts whatever um what they uh another thing is that if a uh shy either loc or performance bond is being reduced. Let's say you have a really big subdivision and they do part of it. Uh they could ask for a reduction in the work that's been performed. They could only do that once a year. These are for multi-phase subdivisions, which hopefully you guys will have in the future. Uh and I'm I assume that you've had to date. um the LOC or the performance combined uh only down to 40% of the face value of the original amount of shy uh issuance of building permits um I'm not sure you guys want to include this item seven um is that prior to issuance of the

building permit when you've got a bonded final plat that there be accessibility by emergency vehicles. I would like that in there. You know, if you're it a lot of times you're how many times have you heard of a construction site catch on fire? Um and if there's not uh all weather surface, they can't get there. or if someone is hurt on a construction site, uh ambulance cannot get there. So, that's one I think you should think about. Um if you want to do that, that is currently not in your subregs. Um the timeline for acceptance I've got will not be considered until two years. And I think that's in your existing subre actually. I don't think I changed that. after the final plat has been recorded, all work has been completed or until 50% of the lots are fully developed, whichever is the shortest time frame. So, like for the subdivision you just re approved, that would be 50. There's 15 lots you'd have to uh build on seven um or two years, whichever shorter. Whichever is shorter. Um, now it does have to be there does have to be a recommendation from the planning commission to the county commission to accept the roadway. Have y'all ever always done that? Say that again. The planning commission has to recommend acceptance. I don't believe we've ever done that. It's never been brought by the top. It's always just been between the superintendent and the county commission. uh state law planning commission has to

do recommendation. Yeah. On his recommend on his recommendation. So it would go highway department RPC county commission. Yeah. And the resolution should have that recommendation in there. Uh, and it's so in state law, um, zoning is a, uh, council function. The planning commission only recommends. Uh, subdivision regulations rest strictly with the planning commission. The only thing that the county commission is doing is accepting fiscal fiscal ownership maintenance of it. And the road has already been declared as rideway. It's declared as rideway when the plat's recorded, but it this body has to recommend and typically the road superintendent will do a punch list in the two years. Has there anything that's happened to the roadway that prior to acceptance, let's say a section falls out, uh you got some some erosion, um part of the roadways collapsed, that should be borne by the developer. Obviously, that's not natural or normal wear and tear. I believe before he brings one to us as county commissioners to approve, he goes out and inspects it. This is the formalities what you're ask it's included in this that specific part and that's Tennessee code. It's it's not it's just a formality. We have a subdivision in the county right now that's got about 20 lots in it road 5 years old and the red clay is coming through. This this would stop that from happening and the county never accepted that road. It never got brought back to them. And the company that developed the

subdivision, they left and the company's no longer in existence. State of Georgia and there no bonds. No bonds. Yeah. I'm afraid you idiot. Those people are hurting. Did you have any more on this? That's about a 5y old deal. There is something I want all the surveyors to know, Eddie, is that prior to them recommending prior to recommending the roadway acceptance to the county commission, we get an asbuilt on the roadway and all the utilities. That it. That's it. That's in here. That's in there. Yeah. Yeah, it's it's there. Mr. Chairman, I'm sorry. Yes. Go ahead. Uh I move to approve item H as presented in this meeting. Uh you can recommend it for public hearing. That's what I said. We have to Okay. We have to we have to advertise a public hearing notice 30 days in advance. Did you catch that motion, Mr. Chairman? I I did catch that motion, but I also caught her hand and I just wanted to make sure we had clarity before. Okay. So we But we still handle it all in this body. You do? Okay. Yeah. So we have a proper motion. Do we have a second? I second the motion to have a public hearing. Okay, we have a motion and a second. Do we have any further discussion? And this will be you got question. No, this will be next month's meeting. Yes. Public not 30 days before next month's meeting. We don't have 30 days. Should be July. July 30. No, you have to advertise the public hearing and it's 30 days from the

publication of the notice. So, we would back up 30 days from the July meeting date and post that. That give us time to or we can post it now for July because it's already it's a minimum of 30 days. 30 days we have 30 days. Yeah. Yeah. Yeah. Tom right on. So, okay. Any further discussion? Look, looks like the first available time to do it and give 30 days would be July. Take this up. Any other discussion? Being none. All those in favor let be known by saying I. I. All those oppos. Okay. Next item on the agenda is item I, resolution 2024-11, amending the zoning resol resolution of Jefferson County, Tennessee, regarding the new C3 zone, wholesale and warehouse commercial district presented by Brook. Everyone received a copy of that in their packet. So um this was on your agenda for last month and if you'll remember I think uh the only thing of issue was uh I have introduced a conditional use of um light industrial uses with minimal off-site noise dust or visual impacts um and there's a list there of items that would be

allowed. Um, and the the discussion was on value added processing and a definition and I had uh forgotten that I had put a definition in there. It's item six. Um, uh is a definition. In fact, it was um oh, there's an I asked for uh a couple different things to be added with the following definition. Transitional screening, nuisance screening, uh plant materials, plant size, uh vegetative screens, value added processing. So, this was in there, uh 7, 8, and nine. I asked the uh there's an intern that I've been working with about uh do some research to see if there were better um definitions and uh these were four no three that he came up with. Who was this? You asked more. Uh an intern with the East Tennessee Development District. uh a change in the physical state or form of the product such as milling wheat to flour, making strawberries into jam, the production of a product in a manner that enhances its value as demonstrated through a business plan. I don't get that. Uh but I did just take it copy and paste it in here. The physical segregation of an agricultural commodity or product in a manner that results in the enhancement of the value of the commodity or product. um such as an identity preserved marketing system. Um the other thing that he identified is that um I copied

this but he went and found value added processing allowable in the state of North Carolina by enabling legislation. So this was in the legislature that you could do this in a in at least agricultural zone districts. Also, I um California, Frederick County, Maryland, and I copied this one and um I thought it was really good. a treatment that changes the form of a product grown on a farm in order to increase its market value with a minimum of 51% of the processed product being produced on the farm which oddly enough I had had uh that 50% of the product had to come from that farm but they could take produce from other farms um for purposes of this use the f term farm includes cont contin contiguous and non-ontiguous parcels within the county in active agricultural production which are owned or leased by the processor. Uh agricultural value added processing operations must be located on a parcel of land that is a minimum of 10 acres in size. Uh agricultural value added processing does not include slaughter houses and I think that's something you need to have here. I understand this has been somewhat um contentious in the past and so um you know the folks I talked to uh because I called Sullivan County and talked to them that's a more urbanized county uh also Wilson County which is outside of Nashville um there's a number of counties that don't have zoning but they do have wineries and so They're taking they're growing their own grapes, but as you know, wine takes a whole lot of grapes. So, they are allowed to take grapes from other farms

to include in their processing for bottling wine. Um, what about Washington County? I did not look in Washington County because that they're actually doing some of this stuff, not with wine. And then again, I go back probably eight months, nine months to the Tennessee Department of Agriculture and University of Tennessee at NOS which is land grant university here to help with the pursuit of agriculture. It gives a clear definition of what value added is and again I read that eight or nine months ago and I appreciate the North Carolina but it says in context with the Tennessee Department of Agriculture Tennessee.gov gov is the website where this was found and the University of Tennessee extension. Value added agriculture refers to processes that transform raw agricultural products into more valuable finished products. It says this can involve processing, packaging and marketing increasing the consumer appeal and economic return for the farmer. Why are we putting those those different parts of that definition in there when it doesn't include the farmer and the benefit of him and the economics for the farmer? That needs to be I think you can take this if you're going to copy and paste and put it right there. Well, uh, and I know there are similarities, but I think that's more stringent. Okay. And that's just my opinion since we're having the conversation about So, does that include uh slaughter houses or exclude slaughter houses? It does neither. If you're wanting to exclude slaughter houses, you could put that. This I say it does neither. This would include any or if you're wanting to exclude that line, you would have to do that. And and

again, if we look at at allowing this in the C3, it's not going to take anything away from what the producer can do in A1 already. All that stands alone. This is just allowing it in a C3 if a person wants to use it to utilize this is currently is in your aggra A1 zone district are is value added processing allowed to take u you can do produce from other farms without having it in front of me. I would take the comments. I thank you. I had it highlighted earlier today, but I I've left that sheet at the office. Um, let's see. Forestry. Now that's Yeah. A1 permitted uses agricultural and similar activities including general crop, farming, livestock, poultry, hil culture miss. Uh it says and the processing andor sales of agricultural products raised, grown or cultivated on the premise. So doing this allows you to to broaden the scope of what can be done as far as product does and that was what John Neil was asking but it doesn't hinder what's already alive. No that that still roll just like it's always been. This just gives you the opportunity to to grow it a little bit. the the question I guess I had at this point and I'm I'm assuming we're just talking now because I'm not expecting you know you're probably not going to approve this not but if it's not we need what I think we need to do first of all is fix the A1 so that you're allowed to take uh produce off

other people's farms and and process it on your farm um one that does two things uh you know when you start processing paying for equipment and all that. There's an economies of scale there. If you got 10 farms and every you got 10 farmers doing the processing, that's that's probably a losing proposition. Uh if you've got 10 farms and one farmer is doing the processing, uh but he's getting produce from the other nine farms on his he gets an economies of scale, but it makes their property more marketable. It makes their product product more sellable. It's a local sale. Uh, and you are keeping that production in Jeff County. Um, I agree entirely and we can work on that and add that to the A1 if that's something the body would like to do. I think the question at this point after spending this much time is should it be in C3? Yeah. I I just didn't want I guess my and we we've talked about this for several months if it's a but if we don't want to exclude agriculture from C3 if somebody has an inroad there. Yeah. The the thing I had a problem with is you're forcing Okay. You're doing processing. Well, currently it's forced into your industrial zone, but your industrial zone should be at your interstate exits, state routes. Um, obviously you need a a lot of utilities. U, most processing does need a lot of water. Um, then you're looking at all side impacts. And I, you know, if you're if you're making jam, do you really want to be next to the other things you're

allowing in your industrial zones? I don't I mean I wouldn't want to buy jam that's in a C3 or or an industrial industrial or an A1 or C3. Yeah. If you right now to do this, you have to go into your industrial zone before you can process and take other people's products. Right. So we we what you're saying and and correct me if I'm wrong and if anybody else got any input, please speak up, but we can enhance A1 to allow more of this, but we can also include a permitted use NC3, not to exclude agriculture if someone wants to go down that road. Yeah. In that zone. So you're you're opening another pathway up for it. Not excluding, not hindering anything. Is is that correct? Yeah. Does Does anybody have any comments on that? Now, I don't want to see anything done to hinder agriculture. Go ahead. [Laughter] I missed that. But he said, "We know Austin." I look at him first when I ask that question. Thank you, Mr. Chairman. Um, so I agree on the on on the agriculture things that were discussed. I would rather see A1 worked on as far as that's concerned. The I want to go back to the and I understand what you're saying about we can have it in both. I understand. Yeah. I want to go back to the intent of this uh resolution originally was to try and put a step between a C2 commercial and an I1 industrial. Uh, we've seen it happen countless times where what I think most of us could consider a small business comes in, they're wanting to do, this probably isn't correct. I'm going to use an example, a welding shop or something, uh, and because of some

practice or something that they're doing, they end up having to go into the I1 zone, right? Well, a lot of us already own A1 property. I believe about 80% of the county land is A1. So then they're faced with the decision that they have to reszone a piece of their property to I1. Well, we've already seen how that we've seen this play out multiple times. It's regardless of the outcome, it's not pretty to see neighbors fighting neighbors. We don't nobody wants to see that. So the intent of this was to address that problem. Uh putting a step in where you could have I wouldn't call it an industrial use, but something that they would have to go to industrial otherwise. This puts a step in uh to make the surrounding areas comfortable. So, you live out on a piece of A1 property in the country. If you find out a piece of I1's going up, you're going to get nervous because that could mean a lot of different things. Hopefully, the C3 would be more comfortable to surrounding property owners. When the agriculture element was introduced, I mean, I'm, as you as you and I personally know, we're both uh invested in agriculture. I'm very interested in that. To me though, it makes more sense to work on the A1 zone uh so that the farmers aren't having to come to us for for reszoning. And I think that would need to be done incrementally. Um so I'd like to I guess I'd like to hear more. You said Washington County has done a lot of this. Washington County has done some. Okay. I'd be interested to hear that if that I mean you have the resources to sure look into that uh for discussion or at another meeting and uh and I did want to address uh something else that's in here under conditional uses we have solar energy systems and wind energy systems as accessory

uses. Does that mean they would only service that property? So they could not be done used. It wouldn't be like a wouldn't be a solar farm or anything like that. It would be I have a big building. I'm going to put panels on it and Okay. All right. You can your own electricity. And I see that a lot anymore. Yeah. That's why I'm going to Yes, sir. Is there any way we can make it easier to get a smaller house? I think that's something that we need to to have a conversation about. I think it's it's a definite need in our area. If you're helping out the grape farmers and the produce farmers, then you ought to help out the beef producers. Absolutely. It's beef is the number one agricultural industry in Jefferson County. That that is that's fact. It's the number one. And we we had a prime opportunity to have a facility in the county and and that slipped through our hands. And being a beef producer and knowing a lot of folks that are hauling their animals over an hour, one way to get it processed and then going back over an hour one way to pick it up, it affects what you're doing. So Tommy, I think that's definitely something we need to talk about and look at. And the state is pouring a lot of money in right now into trying to get these put in place across the state. As you all remember, when COVID hit and the grocery store didn't have no hamburger, everybody was buying everything they could from our local producers. They could get them processed. But when you go to get a uh a kill date for an animal, I was out a year. you're a year plus out and one of our local facilities

has closed down since then. So, you know, you you flood the market with with those again. So, again, personal opinion, we missed a golden opportunity. Scared everybody. It did. And everybody's th this group is took a a facility that actually sits in a subdivision. Now, you travel through a subdivision to access and they're tickled to death. They're there. There's no complaints. And you have to take the cattle trailer through the subdivision through the end of the culde-sac to get in to where you get the beef processed. And Granger County is a is a a comparison, but it was completely different than what was drawn up to be here. There was going to be a retail beef market where you could walk in and get five pound of hamburger for the cookout Saturday. And it was all there in the blueprints, but no one wanted to see that. They were scared of what they Yeah. It had been put out there by a a vocal minority about the challenges that the southeastern provisions it had with some of those things. And uh it was a deterrent, but it was not truth. And it it hurt the beef producers of Jefferson County. It hurt the agricultural sector. Again, I'm speaking my opinion. If it's USDA graded inspected, yeah, there shouldn't be any problem. And and that's what they were going to have. If you were going to sell your product, you could have had it USDA inspected. But if you want to process your steer to bring back to the house and you didn't want it USDA inspected, it didn't have to be. It was your choice. You couldn't resell it to the public. No, you couldn't. You could you could but you had the option of doing one or the other with with what they were doing. Exactly. But but again that's and I I know I got on a little soap box about that. Tommy, I think you bring up a good point. It's something we definitely need to discuss, you know, in

the future with making that road to to get that in the county a whole lot easier than what it's been thus far. One thing that I have introduced here that it does not isn't currently in your zoning ordinance. You've got BCA approvals. Board of zoning appeals is a conditional approval. Uh there but there are no conditions. Um these and actually that's they don't call it that. They uh you have to it's what we were talking about earlier. The BCA determines if you match something that's all already allowed. conditional uses establishes a whole separate set of conditions for a use. So it's um like if you wanted to allow um slaughter houses in areas other than industrial which I it it specifically allows them in industrial. Yeah, I think that's exactly the question Tommy was asking when he said can we make this easier? You can make it easier. The the trick is it and and this is what I've done here, but this is for pro limited to produce. It doesn't it's not for slaughter houses. Uh is what would the conditions be? One that you just mentioned, the uh slaughterhouse must have frontage on a state route uh and cannot travel through adjacent residential properties on residential streets. I mean that's that's a really easy condition to determine compliance with. One we had could check both boxes could check that box. Oh yeah, they would both. So it would be a lot like the subdivision where you're you're creating boxes that would allow it in other zone districts. Uh and you would check those boxes. the the board of zoning appeals would. The the trick here

is to what are the boxes you want checked and if they all are complied with then yes you can have a slaughter house in other zone districts. Um that's something we can easily work on. Now, this is again just produce, right? And uh slaughter houses obviously you're going to have more or totally different criteria, but it's easy to do, right? And I assume that that's what they have done in other areas of the state. Um you so that's something we could we could start looking well let's get we probably ought to get through your C3 just because it's been on here about five or six months now but at the secession of this why don't we start thinking of what conditions we would like to put on the slaughter houses and then determine what zone districts that would be best to allow to them. I think that's very well stated, Mr. I agree entirely with you and it's something we need to work on. So if we looked at moving forward with what we have in front of us tonight and again it was I think the big hold up with this agricultural deal was permitted uses and conditional uses. Well, John Neil didn't like the C3 because he liked the value added processing. He wanted slaughter houses in the C3. And so that's when we started looking more at value added processing and a definition and a description. And if you'll remember, he would always bring up salsa. I don't even want salsa. He was talking about salsa, but then he was like, "No, I want slaughter houses." Really? He told you that? Yeah. Really? Okay. Yeah. And I was like, "Well, I mean that's we could do that, too." But this was the one that everyone seemed to agree with. Okay. And Again, if we move forward with this, and I just

want want clarity, and I think we've established that already, but to to reiterate again, if we move forward with this, we're not limiting agriculture. We're actually broadening the scope of what it can be in with these uses. We can go back and adjust A1 to to add this stuff to it. We can look at slaughterhouses and say hey do we allow that in this C3 with conditional usage on number of head on you know where they get the I mean we can look at those things and say we've got agriculture here in C3 we can we can put that here it needs to stay in A1 we can determine that when we make those list of check boxes but if we move forward with this it just gives agriculture another slot it can be in it's not a limit to it Um, right. Now, I had a couple things I didn't like here. So, look up at this or look if you got your you've got a copy of this in your package. Mine's not highlighted like that. Uh, it's just dark in color. Um, it's it's um I made a new one. This is what it looks like on the top. Resolution 2024-11. That means we started last year. Uh but I did want to make sure you understood this. So the condition you've got in the C3 here are the allowable uses wholesale establishment with warehouses distribution and storage uh shops or special trade and general contractors. Machine shops, garden shops, automobile service stations, major or minor automobile and truck repair with the exception of outdoor storage, office warehousing facilities. Those are all permitted by right

uses. Does anybody want to see anything added to that? That's the one is not. This is one outdoor storage that kind of hinders gas station. They got to have most of my insurance on it. Um I I agree. I agree. Um I think that that's more an awesome call. These were your original allowable uses. So, Mr. Chairman. Yes, sir. Thank you. I'll go back to the intent was to create a zone where we had a place for these smaller businesses. They could come in and get uh like I said, usually you're looking at A1 to something. So, this was uh the intent here was to create a zone where we didn't have to have neighbors, friends, families fall apart every time somebody wanted to open a garage or something. So, that was the intent. So, I do like a lot of the uh conditional uses and um yes, it is rather stringent, but again, the the intent was to try and make a place for some of these businesses to go where otherwise they had to go into I1 and then it just a lot of times that and in some cases that uh that failed uh they failed to to get what they want and that hurt a small

business and and we're certainly in no place to be turning small businesses away. So, uh I just I want to make sure we we remember the intent uh to address this gentleman's concern. Um I added in uh definitions for screening uh requirements. Um definition That would be nuisance screening. Um uh which went so I can add language. Um well exploding right. Uh now that was that was in the original draft that I started working with. He's got a lot of those cars in a week or two. It's not that they're sitting there for months. Yeah, it kind of depends on if if you've got a um what is it? a vehicle that if you've got a a wrecker and you have to go get a car and bring it on site, um a lot of times those cars may be in bad enough shape that the individual never comes to pay for it 90 days and it but it h 90 days is and if you don't have a maximum number and I'll be honest maximum numbers can't be administered there's nobody body in here that's going to go out there and count 15 cars or 15 cars

for 90 days. Um, so either you prohibit it or you say you can have it but you have to meet screening criteria which is easy to do. We could say with the exception of outdoor storage which meets the screening criteria referenced in item H2. Um, so we could have it. So you're saying basically make it a conditional use. Uh, you could either make it conditional or uh allowable, but I've added the the nuisance screening requirements. Uh, they're at the very end under H. Item H. If we flip over, item H number two says nuisance screening. It actually states auto service function such as areas to store cars while they're being repaired. Um so auto or truck outdoor um garbage collection um and and that is for actually for all the uses but we could state that specifically for um outdoor storage which is in compliance with nuisance screening criteria referenced in item H1. Would that address that address your concern and that would allow you what you think? I mean a lot over during the summer the trees. Yeah. Yeah. Understand. Eddie, I'm gonna recognize you. possible. This I know this is your baby. I'm all about it, but it's got to have sewer and water. It's going to put it back in town. It's a condition. That was my next thing

was to take out the requirement for sewer. There's no sewer out there. Um that's under the conditional uses item two. Um, I think it should have public water because I think it should have fire hydrant in the event of a fire. It's got to have fire. I don't know how you get a um but I do recommend we take out uh all conditional uses must have access to public water and strike public sewer. Strike sewer. Leave public water. You mean draw that up? Uh, that's why I'm doing this right here. Access to public water sources. Okay. Yep. All conditional use. Sorry. All conditional uses must have access public to public water. Okay. Austin, are you at peace with that change? I'm not at peace with anything ever, Mr. Chairman. Um, can you live with it? I could probably live with that. And I I do realize that once you throw sewer in, you're you're not really in the you're not in the county anymore. You're in one of the cities. Um, let me point something out though. These are conditions. So the conditional uses are light industrial uses with minimal off-site noise and visual impacts. This includes A, B, C, and D. Um, these are permitted uses. So there are no criteria for them.

But I was going to add at the end of ex outdoor storage with the exception of outdoor sto well I had to reword that um truck repair all out all accessory outdoor storage shall meet nuisance requirements referenced in item H2. That's what that's what we were talking about. But this is a permitted use. So they will be able to bring that in and on their site plan would be sh show where they're meeting this. Okay, we might be something Nice. Yeah. Steph, you'll have to help me with this later.

Oh, I'm I'm horrible at formatting. Okay. Major or minor automobile and truck repair which shall comply with outdoor storage screen to comply uh which well outdoor storage. Mr. Chairman, would it be appropriate to uh maybe ask Miss Baldwin to come back next month with checking a few boxes? Uh and I'll be glad to bring it back. Uh I just want to get it the language correct while you guys are watching. It's your it's your proposed resolution. So if you would like to do that, that's I would like if if anybody on this body has any um proposed changes that we give those to Miss Baldwin now and and under other business I want to talk about something but um that we she makes those changes gets that back to us with ample time because it is a cumbersome document included in our packet. Well, maybe even earlier uh if if we just get it emailed. Yeah. Um if she gets to Stephanie Stephanie Green out to all of us. Yeah. Just like first thing tomorrow morning. No problem. So are you are you that in for a motion? Uh with that, Mr. Well, is is there anything else to add? You're going to take number five. take slaughter house slaughter houses. Um well that's question. Do you um since it is the C3 um this is a new district. Um that's that's your call. That's the planning commission's pleasure if it it would file under if but we

could make it conditional. Could make it conditional and then work on those conditions. Yeah, we can add that would actually go. So, we would add an item E. There we go. And that would fall under conditional. Uh and then must have access to public water. Uh meet transition and nuisance screening. No offensive noise, vibration, smoked do odors. Uh shall not generate excessive vehicular traffic. Uh processing operation shall not generate hazardous or receptive waste unless a plan for off-site management of waste is approved. Who would approve? I mean, that's what you that's going right down that path. Yeah. Did you get all that? Yeah. So that sewer be moved within that sewer. I I don't know many slaughter houses who would license a slaughter house the state would have the authority and uh that be through department of agriculture would be involved but I don't know have they would have the licensing authority for that but they would walk hand in hand through that process. Not that I'm looking at building one, but I know there's Washington County is something else you can look at that's been up there. How about say agriculture? Yeah, you can do you can 15 25 if it's going to be a conditional use. Would Washington County be a resource to look at for conditions or is it Yeah, I think so. I think so. As and that's just been in the news heavy the last six weeks about the one

they've got going in. And again, my concern is just that I don't want to put anything in there that would I just don't want it to turn into another I1 situation where every time it comes up, it turns into a big thing, you know. Well, and if we've got those conditional uses and requirements the protections. Yeah. The protections that was in place, it could actually be a resource and not a Okay. Well, with that said, I will move that uh we roll this to the next meeting. Okay. We have proper motion with the uh All right. Miss just just fix it, Catherine, will you? Okay. Any further discussion about this? All those in favor of rolling at the next meeting. Let me know by saying I. All the opposing I've got an agenda somewhere in here. J, aren't you all glad I done K start the list? Uh, let me read real quick what it is. This amended resolution 2025-14 amended the toning resolutions of Jeff Tennessee to reflect certain prohibited uses and permitted uses in the A1, R1, R2, RR, and C2 districts. And Mr. Brooks would like to speak to that. Thank you, Mr. Chairman. Uh if you all recall back in January, we unanimously approved a resolution. Uh the intent was to take campgrounds out of the A1 zone and that uh resolution went from this body to the cities with some there were some recommendations back to the county commission and county commission during the April meeting. It was amended. Uh if you all recall Mr. Renault who used to sit on this body. I believe uh he had a hand in in kind of reviewing this. Uh of course he also

works with the the town of Andridge and I believe the town of White Pine also had some input. So uh anyway, this uh this amended version addressed some concerns the city's had and I I think the I would consider it all an improvement. Uh and it did receive a favorable vote from county commission. So, uh, it will come before this body and then it goes to all the cities and comes back to county commission. So, with that, Mr. Chairman, I move to approve item J. Second. We have a motion in a second. Is there any discussion on item J? More formality to send it back to it's in it previous form. It was turned down by all the cities. Not all, but how many? They recommended but with a change. with the change that there was contingency zone approval. How many turned it down? Well, all Jefferson City, Danbridge, Jeff City, Danbridge turned it down. White vine approved made recommendations. And and just to clarify, the only thing that we in the cities or the towns can do is make recommendations. It is ultimately up to the county commission. Uh but nonetheless, I uh I move that we approve this. Got a second. Oh, yeah. We're in discussion. Oh, okay. That's that's why I brought that up. Making sure the history of everything. Yeah. In this previous form, but this is the revised form for the recommendations of the cities, too. I Yeah, I feel it's improved. Let's make Katie happy. Is there any other questions concerned? I'll get those on the city's agendas. Okay. Thank you. Do you have I want to make an observation. Yes, sir. Mr. Chairman, that we're very fortunate to have the knowledge, expertise, advice of Katherine Baldwin because without her

comments and advice, we'd be here till 2 o'clock in the morning. But I'm I've learned a lot from her. I want to thank her for all the contributions. Absolutely. And I will I will I do appreciate that. And also say that is why we pay her. It's a job. Yeah, she's doing her job for us and we appreciate that. So, and we thank you. That's I'm not making light of it at all. And and the the previous ones have have done very well with what they've been tasked to do as well. Some different insight now, but uh we're moving along and and good comment. Any further discussion about uh the motion in the second? Being none, all those in favor of approving J the amended resolution and sending it back to the cities and the county commission. Yeah. And the county commission let no saying I I oppose. Hold on, Steve. And we're going to got something for other business. We're going to move from other business. And I'm joking. Other business, Mr. Chairman, uh, as we discussed earlier in the meeting about the notes, is there anything that can be done as far as getting those notes out earlier, the turnaround time? Um, like I got this I got my agenda on May 21st. It is May 27th and I've had a weekend and a holiday in between and I got them out now. When did you I got mine on the 16th or 17th and it it it may or may not make any difference. Um so you know y'all know how I have another job.

So, you're Moonlight Animals. I'm Moon. Um, you're my moonlight. So, I work for a design firm. Um, and you know, it's a it's a pretty good size job in and of itself. So, I do that. And I also I have three planning commission meetings the first week of the month. I have one the second week of the month. and then I have two the last week of the month. So, um my schedule is I I do things in preparation for the meetings as they come. Like by the end of this week, I have to have three agenda packages out and it's Tuesday night at 8:00. Uh and I have to go to my development office, my design office. So, um we're early though. Um, usually I can get I I can get to you guys. I mean, I worked on this Sunday. I worked on it Sunday and Monday. And I also have a house guest at my house. Um, I try to get these out as quickly as I possibly can. One, it depends on the complexity of the issues, how much I have to look at, uh, the number of items submitted. um I get it out as soon as possible. I also think that uh um you know in all fairness to me is that you got regulations that are on your website. It's got checklist in there. All the information is in there. We haven't added anything. We're now just now getting to hold in a public hearing for an amendment to your subregs that was started six, seven, eight months ago. So, I haven't changed your subreg. I

haven't touched them. Uh, I'm just regurgitating what is you've adopted and had on the books. Um, and the date of your subdivision regulations is April 12, 2004. Uh, there is a check sheet in here that at the final plat check sheet uh that's pretty all-encompassing. Um, you have um article two uh again stipulates everything that's supposed to go on a plat. I mean, I'm not doing anything except checking boxes, and the boxes are even in two places in your subreg, right? Um, so with that being said, uh, get back to the question I've had, and I'm not trying to cut you off at all. I'm just trying to to get clarity on this. If Stephanie were able to email these to you for you to glance over, could you get her an email back at that list and then she could in turn get that email to the folks and maybe give them a week's time and it's not the day of That's right. That's right. Yeah. So that's that's something that's okay. So that's a little something that's doable. Then how often you want to add? So I I agree with what you're saying. I I do think uh because things were done a certain way which I don't think anyone here at this table was a part of that. We are in somewhat of a transitional period as we're trying to get cleaned up. So, uh, could like whenever the agenda gets set sent to the paper, could you just send it on to Katherine or are you still waiting for supporting

documents? I'm usually still waiting for some support. Okay. And this topic came up once before and I think Tim was here and he was going to send out an email saying that we were expecting compliance with Sorry. Um, I mean, it's it's simple in of itself, but again, you're you're breaking precedence with what's been established and everything was under the two people that sat in your chair for years. It was getting paid just like you are to do what everything we've done. So what we've did come upon their advice, you know, it's there and and often sum that up. We're in a transition period from that and you can send that email out and say, "Hey, be sure if you're doing this, check these subregs. It may take care of some of this, but still get it to me. We'll get turned into our planner and we'll get it back to you." And the other issue is, uh, I think it says 10 days ahead of time is the deadline for submitt. Do you always get stuff? And if stuff comes in after 10 days, do you take it? Yeah. I mean, sometimes we do. If they're waiting on somebody to get it to Yeah. I mean, it depends on when they come in. Uh, you know, and and beyond that, my comments are just to you guys. If you want to roll them out or not observe them, I'm here. You I give my opinion and you can do with that opinion what you I think as you handle these and you slowly start cleaning up, you'll have fewer and fewer be a problem for much longer. It's not going to be the same issue two years from now. But in this we hope it's not. Uh I would say

if Eddie, where all do you work? You work in Knox County. Everywhere. I know. So I know that these are regulations he meets everywhere else. I mean they're different everywhere we go. They are. But if you do work in Knox County, I do I submit projects to Knox County. I work in Farragate and if you if you can meet Farragate schedule and you comply with their regulations, this should be a walk in the park for you. Not really. Yeah. Yes. I don't think it's been a walk in the park for any of us. Well, up to this point, but I I work in a firm that we work once you know once we know what you're after. I mean, We've been doing it a certain way and like you said may not be right but we don't go get the road superintendent to sign off on a road been there 30 years. We don't we don't you know that that was the point I was making. Understand? And another thing is once we figure out how you want it, we're not going to have this problem. We're going to bring it to you. That's what I'm trying to do to start with. I don't like these contingent upon this or that. I want to bring it in here and have Sue to sign it and I I want to have it in order. That's what we're all about. I think you don't have time. I don't I don't know what we're going to do. I didn't say I didn't have time. I said that I tell me a while ago. I have a very set schedule. We all do. Um well, once again, the check sheet is at the there's an appendix has the check sheet. Appendix two. I've never used that. I'm sorry for you. It's in here. Uh and the uh the other section is the final plat requirements. That's in article 2, section C. And I know exactly where it's at, but we've never used it. I think

that this is the same conversation we've been having. We're we're cleaning that up. And I think Mr. Garrett along with others once he knows what's expected to transition. It's going to be here and and I thought Tim was going to send out an email saying we've transitioned. Yeah. And and that's that's something we can work toward. You don't think you did it? All right. Well, what we did in the past with with other planners, and I don't know, this probably is not going to fit into your schedule, but what we would do when we would get we would submit it. I would we would wait I would wait three or four days after I knew the planter had had been sent to them. I'd call David on the phone. Hey, on these three or four that I got, what's your problems right here? We I'm going to work this out. I want mine ready to go before we get here. I don't want to sit here and argue with you on my website. Yeah, you can email me. Well, I've talked to you before. I think we did on an Yeah, you got my email. And if you've worked in Clayurn County at all, you've got all my info and their subres are pretty well identical. So, and you're at peace with Stephanie putting your email out there, our website. Yeah, we can get that out there and say this is a another way to contact. So, it's good conversation here, right? Checklist and everything's on the website before we get here. I want all we can't be doing all this today. You know what I'm saying? Absolutely. Hey, he I think he's it's there, but we keep just it's it's the change. It's not been done. You know, it's not been done. I think that's what we keep rehashing here. And the people who have sat in your position have been at peace with it being the way it's been. We've done things under their recommendation.

I understand. So we and we'll get into different recommendations, but at this point in time, I would entertain a motion to adjurnn.