PLANNING COMMISSION MEETING MINUTES
5 NOVEMBER 2025
Chair Andy Edwards opened the meeting asking Commissioner Caleb Savage to offer a prayer and lead the pledge. The Chair then asked for a motion on the minutes if they had been read and Commissioner Annelle Guthrie moved the minutes be approved, and with Tommy Price offering a second, the minutes were approved unanimously. The Chair commented that the planned plat review was postponed due to the required signatures not yet being acquired. He then asked for public comments and noted they would be allowed five minutes if they chose to speak. Jack Sisk asked if there was any new information on the Xrio development, e.g., any sales. The County Executive (CE) Graham Stowe restated the Xrio stance that they do not consider their development to fall under the definition of a subdivision, however County Attorney Williams sent them a letter restating the county position that a formal project proposal was necessary in order for the RPC to assess the project and its subjection to Standards. Register of Deeds Tammy Helton, on being queried if her office had any indication of parcels sold, said nothing had been registered. The Chair said he had received a lot of questions and surveyors who are on the front end of deed transfers need to understand the county’s process. Register of Deeds Helton said they do trigger the Planning review and she considered the surveyors are getting up to speed. Member of the public Shane Waugh asked if there had been a response back to Xrio with the CE saying the CA response was emailed last Thursday. Mr. Waugh said he understood they would be having another meeting, since the closing had been extended to the 17th of November. Mr. Sisk said he considered the county attorney’s direction to be very clear, i.e., “proceed at your peril”. Another member of the public Terry Locke asked the Register of Deeds if she can refuse to record the deeds when Xrio redistributes the original deed, selling to other individuals. Register of Deeds Helton said she cannot refuse to record if the request includes several key elements as required by TN law. She said she would tell them to check with the Planning Commission. Mr. Waugh asked about obtaining addresses with Register of Deeds Helton saying E911 is the organization for addresses. Question about addresses raised due to concerns of how organizations such as ambulances could find the correct location. The Chair closed at this time public comments.
Standard revisions – Kristen Pfeiffer said the standards need to be relooked to make tighter in some areas. She said the county already has a form of zoning through our property tax designations, that being residential, commercial, and agriculture. She suggested the plan should be for the entire county, and she considered XRio’s potential drainage to be a problem for the county. She said other counties do more specifics. Commissioner David Adams agreed that the run off from 40 – 50 houses planned by Xrio would create a drainage problem. Ms. Pfeiffer also mentioned the county’s aquafer, which if affected could damage the county’s water, not just that area. County Executive asked how you would address water in zoning, with Ms. Pfeiffer saying in subdivision areas. The CE mentioned that the State Dept of Health is the authoritative agency over wells. The Chair said drainage plans are our concern and the CE said more specific verbiage could be added to the standards and then to full commission for approval. The CE asked if the commission would like to work in teams or have him draft something for their review. He did note that any changes to Standards would require a public hearing before going to the full commission. Given publication deadlines and Commission committee procedures, if the RPC approved changes in January, earliest he said would be March for full commission. The CE asked if Ms. Pfeiffer would work with him on this, and she agreed, as did the Chair. Mr. Malcolm Moore commented on concerns especially about farm land, with Ms. Pfeiffer saying we can’t regulate agriculture. Ms. Pfeiffer did emphasize that other counties do have specifics on heavy industrial use of land. The CE said bring all back in January and he would email current recommended additions today so as to be prepared for next meeting. Commissioner Annelle Guthrie spoke to her experience with zoning, and noted a board often picks who are the winners/losers. Ms. Pfeiffer said she did not consider this zoning; there is a lot on the Elk River, and she does not want that sale to affect people’s water. The Chair said the point is to work together to provide clarity and/or address additional concerns.
Unfinished business – None. New business – move to January and there will be no meeting for December. 6 Jan 26 will be the next meeting date.
Motion to adjourn made by Tommy Pope, seconded by Tommy Price and was approved unanimously. ATTENDEES: Chair Andy Edwards, Krisen Pfeiffer, Malcolm Moore, Tommy Pope, Tommy Price, Commissioners Annelle Guthrie, Caleb Savage, Other in attendance County Executive Graham Stowe, Commissioner David Adams, Register of Deeds Tammy Helton, Members of t