PLANNING COMMISSION MEETING MINUTES
12 AUGUST 2025
Chair Andy Edwards opened the meeting asking Tommy Price to offer a prayer and lead the pledge. The minutes of 10 June 2025 were moved for approval by Commissioner Annelle Guthrie, seconded by Commissioner Terry Jones, and were approved unanimously. Commissioner Terry Jones then asked to suspend the rules and allow anyone from the public to speak.
First Public Speaker – Cheri Thomas. Ms. Thomas questioned if the XRio organization has provided anything to the commission as requested approximately two months ago. The Chair answered No. Ms. Thomas asked how the commission would proceed given no communication. The Chair stated that while land can be purchased without approval of the planning commission, any dividing of the property that meets the county’s subdivision standards needs a development plan and must be approved by this commission.
Second Public Speaker – Jack Sisk. Mr. Sisk asked what recourse does this commission have if the developer doesn’t come to the commission for approval. He noted county Attorney Chris Williams in the full legislative meeting was clear if you proceed developing a subdivision you do so at your own peril. Mr. Sisk asked if anyone on this commission had talked to other parties, e.g. in Florida, Texas, where XRio has developed similar locations. He further said we have cheap energy here and he expressed concerns if some original owners, living off the grid with potential solar power, get tired of that type residence and sell to another and they don’t want to live off the grid and want electricity. In addition, who checks to see if the developer/owners are in violation, and what would be done. The Chair said he had not been in communication with other locations, and the County Executive (CE) Graham Stowe said from a law standpoint there had been communication, and Sheriff Joe Purvis said he had talked to some law enforcement in Houston, Texas and that officer said he had no problems with the development in his location. The CE spoke with the County Attorney about the two events that would trigger RPC involvement; 1) A developer submits a subdivision proposal, or 2) Actual development proceeds which violates standards, with the county then pursuing legal recourse. Mr. Sisk noted he wouldn’t want to invest and then unravel all that. Mr. Tommy Price said “so we just sit until something happens?” Mr. Price said they should have never got this far, the development constitutes a subdivision; and we can’t get them to make a presentation to us, so what value are we? The Chair said there is not a lot of authority in this commission, in lieu of a land use management plan. Commissioner Terry Jones said they were told they must present to us; somebody wants to buy, then they can develop. The CE said this is analogous to law enforcement; just as the Sheriff can’t charge someone with pre-crime – you have to wait until the standards are breached before taking legal action.
Next Public Speaker – Shane Waugh. Recommended checking with Texas. He understood they had said they would be breaking ground in 30 days but so far had not. He sees this as a scam coming into our county, and noted their representative had a good sales approach. He did state that on Xrio media Giles County is described as corrupt. Further the county needs to figure out how to control. Mr. Sisk asked the sheriff if the advertising is fraudulent, can TBI get involved. Sheriff Purvis said this would be a multistate inquiry, and his duties are largely reactionary. However, he would talk to the FBI.
Next Public Speaker – Rosemary Martin. Ms. Martin noted that many do not want zoning but she felt some guidance is needed. Why do developers pick Giles, because least resistance. We need something to protect our property. If do nothing, then other developers come.
Next Public Speaker – Ms. Katherine Bailey. She said there is no such thing as a “little” zoning. For example, in Pulaski, they can rezone. The Chair commented that all speakers’ words were well said and address fears on both sides.
Next Public Speaker – Mark Lovell. Mr. Lovell said XRio’s own words show they consider their development a sub-division. In the courthouse and from their “broker” all called the development a sub-division. The Chair said we are bound by the TCA Code on what constitutes a sub-division is; further both he and the CE are trying to get clarity from CTAS, focusing on some of the language in the county standards and how that language could be made more specific. Commissioner Gayle Jones asked if the CE would explain the acronym CTAS since several in the room might not be familiar with that term. The CE said they are County Technical Assistance Service, with a panel of attorneys to assist counties, with an understanding of statutes, precedence, and AG opinions. Mr. Sisk wanted to know if per CTAS where now there is a baseline minimum, can the county restrict that higher; and can this committee have more power. The CE said per CTAS that the county has no authority to expand the definition of a subdivision, as that’s stipulated by law. Mr. Brindley on how the developer is proceeding said they too are asking their attorney what they can do and they have surveyed the whole acreage by parcel (88, 40, 37 acres) and they do not consider it a sub-division. Ms. Leah Bailey asked when they sign an agreement, can we get a listing of what they are obligated to do. Mr. Brindley answered they do have some deed restrictions, e.g., number of square feet, with solar, with source of water and they have to abide by those criteria. The Chair discussed that being in some of the deed restrictions. Ms. Stephane Harris (public) asked how much time they would have to present with the Chair saying that our standards have notification deadlines before moving forward. Mr. Brindley said the owners have done everything required as buyers. Ms. Cheri Thomas said what they are doing currently is selling large parcels, so large parcels falls under the sub-division in numbers of acres and with further sub-division may have five more that would need to come before the commission.
Next public Speaker – Ms. Nanette Beebe. Ms. Beebe provided her perspective on how the XRio development would proceed. She described investors buying property and that investment is then allowed to sub-divide further. Mr. Brindley said he didn’t think that is the intent, but left the discussion open. The CE said while the county can’t expand the sub-division definition, the language is vague and open to various interpretations (which leaves open to lawsuits), but language for example such as “private road” need more clarity.
The Chair said this closes the public comments and gave thanks to all the speakers. The Chair then moved to the Chairman Report. The Chair said at the last full commission meeting it was made clear to the XRio organization that if property is developed and moves forward with a sub-division, that would have to be approved by this commission. Further he said they had an opportunity to have a special meeting called and that didn’t happen. He said he appreciated Mr. Brindley’s comments. The CE further clarified that separate from the Xrio issue, any development or project that does not meet the statutory requirements of a subdivision, it is not the role of this commission to review that project. For example, if there are 10 acres with 10 housing lots, each having an individual driveway onto a county road – that would not come before the RPC.
Unfinished business – none.
New business – the Chair said the commission would diligently work on clarifying our standards and he will put that on the next agenda. The CE noting previous work by this commission drastically improved standards – said that has resulted in better guidance but recent lessons-learned should drive further improvements. A motion by Commissioner Terry Jones to review the standards for changes, seconded by Kristen Pfeiffer, was approved 7 – 1 with Mr. Malcolm Moore voting no, and 3 absences. The CE said for the next meeting in September, read through the standards and if there is some wording that is vague, send him an email (also addressed the public) and he will provide a draft addressing those changes. His email is gstowe@gilescountytn.gov. With no other new business, Tommy Pope moved for adjournment, and with John Haislip providing the second, the meeting was adjourned.
ATTENDEES: Members of the Committee Chair Andy Edwards, other Committee members – Tommy Price, Kristen Pfeiffer, John Haislip, Tommy Pope, Malcolm Moore, (absent Connie Howell and Brian Marks) Commissioners Terry Jones, Annelle Guthrie, (absent Caleb Savage) Other Commissioners in attendance Gayle Jones, David Adams Other County Executive Graham Stowe, Sheriff Joe Purvis, Deputy Tanner Beebe and Members of the public including speakers noted above.