PLANNING COMMISSION MEETING MINUTES
10 JUNE 2025
Chair Andy Edwards opened the meeting asking Commissioner Terry Jones to lead the pledge and Tommy Price to offer a prayer. The minutes of 6 May 2025 were moved for approval by Commissioner Jones, seconded by Kristen Pfeiffer, and were approved unanimously. The Chair addressed the numerous citizens attending and said he hoped that they had reviewed the county’s subdivision standards, and he wanted to hear from anyone that wanted to address the members of the Planning Commission. The Chair further noted the Commission’s desire to remove ambiguity from the standards so as to be enforceable. In keeping with that desire, he asked Commissioner Caleb Savage to read from a motion presented at the last full legislative committee meeting, and which was approved unanimously at the last legislative committee meeting. Motion read: Request the Regional Planning Committee to expand subdivision standards to include all private roads that provide access to three or more homes, and require that all subdivisions of 100 or more acres be approved by the Planning Commission. The Chair then listed the mission of the Planning Commission in terms of what the Commission can focus on and what the Commission does not consider their mission, i.e., water to include wells, septic systems and he encouraged the attendees to provide their ideas at this meeting. The Chair then asked the county attorney Chris Williams if he had anything to add at this time and he did not.
First Public to speak – Cheri Thomas (each speaker allowed five minutes). Ms. Thomas said she would like more clarification from the Planning Commission before speaking further. The Chair said the Commission believes there should be a pre-plat review and they haven’t received one. Tommy Price said based on reading the standards that he believes the subject, ACTS/ Xrio Ranch Development, is a subdivision. As of 20 February 2025, ACTS is officially under contract for 922 acres in Giles County (with earnest money deposited to demonstrate their desire to purchase) per Conner Neville. Mr. Neville is a landscape architect and lead land planner for ACTS. Attorney Williams noted he had not seen anything submitted and the subdivision’s standards are clear on this issue. Brian Marks said the Planning Commission has not seen anything and, in his experience, there are also quite a few other processes that must be considered. Ms. Thomas said the subdivision standards are clear, but what causes them to come to you (the Planning Commission) and her concern is they are just going to proceed. Attorney Williams said there are several things this board can do to take action to enforce but as the county has not seen anything, that is not yet a planned action. Commissioner Savage also called out that the enforcement could be decided in the courts as a final measure. Ms. Thomas said if it gets that far down the road, many people will lose their investments, and can there be a prior notification given to those people.
Next public speaker – Conner Neville. Mr. Neville said there is law, precedent and statutes as well as a letter from the County Executive Graham Stowe, in concert with the County Attorney, stating this is not a subdivision. As such this does not fall under the Planning Commission purview. He also noted the development will be largely agriculture (over 50%), will reflect existing county structure/culture, and will not burden the county tax payers.
Next public speaker – Leah Bailey. Ms. Bailey asked about the impact on family farms, for example, when you start adding more restrictions, and how that would affect heirs. She also addressed shifting representation on the Planning Commission as members are appointed for a specific time period, and the ones now making changes then that the next group could change. Chair Edwards said you are right about the appointments but the subdivision standards do address family farms and heirs.
Next Public Speaker – Jack Sisk. Mr. Sisk said, in trying to understand, why hasn’t a plan been submitted? He addressed Mr. Neville personally and said are you planning on submitting a plan. He noted that without a business plan there is a good chance the investors will lose funding.
Next Public Speaker – Todd Vanderveer. Mr. Vanderveer said they are already doing presales. If they do not have a preapproved plot, isn’t that against the law. He mentioned the road being too narrow now, and the necessary infrastructure needed to support their community.
Next Public Speaker – Shane Waugh. Re none out of county pocket – the roads are narrow; there could be as many homes as 60 to 140, each owner(s) with two cars; that much traffic; school buses, ambulances to have to use narrow road to travel; people use those roads daily; all the joining roads will have to be widened; so any benefit to our county? Other than taxes, with $900K homes on our farm lands, our taxes will go up. So, if original owners who live off the grid decide to sale, new owners will want all the necessary infrastructure, i.e., electricity, water, internet. This is just an investment to the original buyers, and they will move on.
Attorney Williams informed the Commission members that you are the decision makers with the general purpose of efficient economic development of the region now and for future inhabitants of county. He mentioned use of land, plus other areas such as favorable to transportation, reduce waste. I have seen nothing, he said, but it is your decision and what you believe applies, and if a disagreement, will be referred to court. So, to Mr. Neville, I disagree with some of your legal conclusions and you proceed at your own peril. Kristen Pfeiffer asked how do you expect 911 to know how to get there? How would you get mail? Internet? Mr. Neville said Star Link for hi-speed internet, roads that can handle a tractor can handle buses, ambulances; for mail there will be a kiosk and again according to the definition of a subdivision we are outside of it he said. Ms. Pfeiffer described how difficult it is to find someone on a county road now with Mr. Neville saying the use of cell phone locations and GIS. Other areas of concern were brought up with Mr. Neville saying I have a letter from your county executive with county attorney concurring the development is not a subdivision. County Attorney said you are taking that out of context, and that is not the case. Under TN law this group’s decision; my job to carry out their decision. If you disagree, a judge can decide. He further said I strongly suggest you get legal representation. Mr. Neville mentioned a timeline of October 2025 and said his company has spent dollars, doing areas such as surveying on good faith from the County Executive. Attorney Williams said anyone outside this commission has no say and if you act on that, it’s not smart and there is no implication of liability. You are charged with knowing this; the County Executive pointed you to this commission and you chose not to interact. The Chair mentioned that you had read about submitting a plat and the next step is to formally submit a plat. Mr. Neville said there is no presale happening. At this time there is only the acquisition of the acreage from the owner. So per Mr. Neville that first buy is for acreage only, no parcels and no plats. Some plats would have county road frontage, some would not. At this time Brian Marks to Neville wanted to know what role Mr. Neville had. Commissioner Terry Jones said to Neville you have been to a lot of county offices and yet have not come to the Planning Commission. He asked why did you not come. Commissioner Jones moved that you come before the Regional Planning Committee with a detailed plan and that all property sales stop until you do come before this commission no sooner than the next commission meeting. Mr. Brian Marks seconded the motion and the motion was approved unanimously. The Chair said you can buy land, but you can’t subdivide it until this Commission has more information. Mr. Neville said he will supply whatever is needed. Questions were asked of Mr. Neville as to other similar developments under the ACTS umbrella had or were happening in Texas and in Florida. Mr. Neville said there are plans for 8 homes in Texas and the Forida has none at this time. He did mention there are other ACTS homes with a couple being in middle TN, Maury, and one approved in Pulaski. Commissioner Terry Jones mentioned availability of water and specifically going through necessary approvals. Rethe homes in Texas John Haislip asked how much is agriculture with Mr. Neville saying about 60%. Commissioner David Adams asked if this much opposition why come, with Mr. Nevlle commenting that the buyers have similar values to Giles County and he thought the opposition might be overstated.
Old Business – None. New Business – the next Planning Commission date, since there is no scheduled meeting in July, per the Chair, will be 12 August 2025. Although he said if an emergency meeting is necessary, that would be for 8 July 2025. A motion by Commissioner Caleb Savage and seconded by Commissioner Terry Jones, was made to table the amendment mentioned above and discussed in the full commission until the August meeting. Motion approved.
Motion to adjourn was made by John Haislip and seconded by Commissioner Terry Jones and was approved unanimously.
ATTENDEES: Members of the Committee Chair Andy Edwards, other Committee members – Tommy Price, Kristen Pfeiffer, John Haislip, Brian Marks, Malcolm Moore, (absent Connie Howell and Tommy Pope) Commissioners Caleb Savage, Terry Jones, Annelle Guthrie, Other Commissioners in attendance Erin Curry, Carman Brown, David Adams, Roger Reedy, Matt Rubelsky, Matthew Hopkins and Members of the public including speakers noted above.