PLANNING COMMISSION MEETING MINUTES
2 SEPTEMBER 2025
Chair Andy Edwards opened the meeting asking County Executive (CE) Graham Stowe to offer a prayer and lead the pledge. The minutes of 12 August 2025 were moved for approval by Commissioner Terry Jones, seconded by Tommy Price, and were approved unanimously. The Chair asked if there were any comments from the public at this time and Member of the public Shaun Meadows asked about the status of XRio Ranch. He asked if they had submitted a proposal as requested; why change the wording in standards if not going to do anything. The Chair said nothing has been heard/presented from XRio currently; Commissioner Terry Jones said no one has moved forward (with construction). The CE said there were two actions that trigger RPC involvement: 1) a subdivision proposal is submitted to the county, or 2) the Subdivision Standards are actually breached, at which point the county can then take court action. He noted the county attorney told the company directly to submit a proposal to the Planning Commission. The Chair said, with hearsay, he has heard parcels are being sold, and mainly large parcels. Mr. Meadows said he understood if they are building a road off a county road, that falls under this commission’s purview. Another member of the public Mark Lovell said the company has had another meeting and there are a lot of vehicles coming in and out. Mr. Lovell said they (the developer) feel like they have everything they need, with the CE again stating they were instructed to submit a proposal to the RPC, although the developer maintains they don’t believe their project meets subdivision definitions. Commissioner Gayle Jones raised a concern of all previous decisions determining what is a subdivision, and said you can’t go back, and could be open to a deep lawsuit. The Chair said there are multiple examples of precedent and agreed with Commissioner Gayle Jones. Member of the public Terry Locke said regardless of the past, make right now. He also mentioned standards had been revised before, in 2024, so he said that negated concerns over the past. He said why is the commission here either to protect the county or an outside developer. If standards weren’t met before, what’s important now would be current standards. The Chair noted that is what is being considered in this meeting, any revisions that need to be made to the standards. (At this time several in the public discussed the U.S. constitution and revisions to the document, comparing that to the Planning Commission’s standards and revisions). Commissioner David Adams said during his 24 years as commissioner, there hadn’t been any “uproar” until about four years ago to update. The CE noted the source of the ambiguities are in TCA statute, e.g. how do you define a subdivision—there are many varying legal opinions on this. Despite the laws being vague, the County does not have authority to clarify the law or redefine the state’s definition of a subdivision. He said we cannot determine if XRio’s project is a “subdivision” until XRio submits its plans. The Chair discussed acres per dwelling and any private roads, with Mr. Powell saying the lot would be ½ mile off a county road. Kristen Pfeiffer who had researched some definitions used by Putnam County, and probably developed by their county attorney, said a definition of a subdivision is independent of lot size. She mentioned in the TCA code however there are also other restrictions e.g., drainage, water. Commissioner Terry Jones said people come, construct a private road, and the county will not “take in that road” (have responsibility for) unless built to county standards. Mr. Meadows said XRio doesn’t want a county road; they are calling access a cattle lane.
Tommy Price said we have heard most of this discussion already and he had voted yes to revise the Standards if needed. But he said we don’t need a big change, more an understanding of how to use tool (referring to standards). The CE offered optional improvements to enforcement, noting that the county has no planning office, no inspector, nobody to provide enforcement—all of which is costly. An option he said would be to contract with an engineering firm to conduct development assessments. He also mentioned discussions with Tammy Helton, Registrar of Deeds, to put wording in the county’s process where the deed would not be recorded without proper approvals (currently adhering to written standards.) Brian Marks, member but also a developer, described the process of a developer specifically mentioning if no internal roads, only have to do a soil survey. On being asked by Kristen Pfeiffer shouldn’t XRio have to do the survey; Brian Marks said $800 for every lot which could be as much as $800 x 143 lots. Several also discussed septic waste considerations, i.e., wastewater from homes not connected to a centralized sewer system, with Brian Marks giving several less conventional treatments that were approved by the state. Tommy Price mentioned most developers play by the rules but other do not, and he said we still don’t know enough about the proposed development. Brian Marks said about 90% of potential issues being discussed are flagged with the building permit, while the Chair said most of the XRio housing won’t need power. Mr. Lowell voiced his concern that if they (XRio) gets started, it will be hard to stop with Mr. Marks saying everyone, including the attendees, is watching to make sure any activity is noticed. Another member of the public, Leah Bailey, mentioned that if the development falls under the category of Agriculture farms, and the XRio representative Conner Neville used that TCA code, then wouldn’t need to follow the county’s standards. The CE said that code encompasses legitimate farm operations, not necessarily homesteads. Mr. Locke said XRio had tried that (being an Ag Farm) in Maury County and that didn’t fly. The Chair mentioned it would be helpful to see minutes from that meeting. Mr. Lovell asked what happens when XRio builds 30 – 50 homes and the owners decide they want water, power and the Chair said that is up to the utilities and call PES for power even if already power on road leading to the development. Commissioner Terry Jones said once power is on, they would have to show septic capability. Mr. Marks said they also would have to pay engineering fee for consideration of pole placement. Mr. Powell said water availability is a big concern.
Re changes to policy, the Chair said could change an “or” to an “and” but Kristen Pfeiffer reminded we can’t change the code. Malcolm Moore said this project could fall under its own weight so we need to be careful in trying to fix. The Chair noted the last change had been in 2024 where some of the language was altered. He also noted that all the commission is on the same page for interpretation. And he said if there is a proposed plat, that would trigger the planning commission. Mr. Powell noted a map which shows areas being bought but Brian Marks discussed a contract assignment and mentioned they are trying to get the closing date changed. Mr. Powell mentioned in the last two meetings conducted by XRio there were armed security. Member of the public Lois Aymett asked if, after seeing some of XRio’s information on social media, can an ad be fraudulent and/or should the county put something in paper so that buyers can be fully informed. The CE mentioned the Sheriff spoke to those concerns in the previous meeting. Tommy Price said we have the tool we need, we just need better way to enforce. Further he withdrew his motion from the previous meeting which asked to review and revise, if necessary, the standards. Kristen Pfeiffer said we need to identify how to enforce, e.g., what are the ramifications; and we should explore other counties. Brian Marks said the city has a code to enforce and the county does not. The CE said Putnam County – another no-zoning county – has four people in their planning and enforcement department where Giles County has no staff for such issues. The CE mentioned the need is there but it would be costly for the county. He said the county could pursue a half-measure but still an improvement by contracting for enforcement. Commissioner Terry Jones said the standards are good now but need something on enforcement. The Chair said we need to make sure there are some ways to enforce, e.g., covered in the process. The CE mentioned, for example, a private road which now has no regulation—do we want to specify the width to ensure an EMS vehicle can transverse? Kristin Pfeiffer gave an example of three residents who wanted to maintain the road themselves but were made to do a turn around. Brian Marks said you need a 50’ radius for school bus to turn around. Commissioner David Adams said with these examples we need a lawyer here. Kristen said right now if they do not follow the rules, we can’t stop them. The Chair said the difference is what is considered a subdivision. The Chair said it can still be a subdivision with private roads. Brian Marks gave an example of some divided Poling property which is already considered a subdivision and the problems sellers have for insurance and or selling. After more discussion on subdivisions, existing or new, Commissioner Terry Jones said just continue on motion from last month to keep open for other changes to the policy.
The Chair asked if any new business or unfinished business. The CE said for next meeting he would ask Tammy Helton to attend to discuss her office’s input on recording deeds and county attorney Chris Williams to attend to further discuss definition of subdivisions. The Chair said next meeting would be 2 October rather than 7 October.
Motion to adjourn by Tommy Price seconded by Commissioner Terry Jones and was approved unanimously.
ATTENDEES: Members of the Committee Chair Andy Edwards, other Committee members – Tommy Price, Kristen Pfeiffer, Malcolm Moore, Brian Marks (absent Connie Howell, John Haislip, and Tommy Pope) Commissioners Terry Jones, Annelle Guthrie, (absent Caleb Savage) Other Commissioners in attendance Gayle Jones, David Adams Other County Executive Graham Stowe, and Members of the public Shaun Meadows, Terry Locke, Mark Lovell, Tina Lovell, Keith Vasek, Leah Bailey, Katherine Bailey