Dickson County Commission moves Johnny Crow rezoning request to October after public hearing

The Dickson County Commission on Sept. 15 advanced a rezoning request by Johnny Crow to its Oct. 20 regular meeting after a public hearing on property along Highway 46 South. The applicant asked the commission to rezone the parcel from A-1 (agricultural) to C-2 (general commercial) to allow retail development. "The traffic count for this property is right at 14,000 cars today," applicant Johnny Crow said during the hearing, citing research he said supports commercial uses. Why it matters: The parcel sits in a commercial corridor adjacent to a Phillips 66 service station, and rezoning could change what uses are permitted there. Commissioners pressed staff and counsel about how quickly a rezoned parcel could be developed and whether a rezoning would create vested rights that force particular uses. Planning staff presented the item, saying the applicant seeks to change zoning from A-1 to C-2 and noting the planning commission approved the request on Aug. 14. Crow told commissioners he purchased the site about six months ago, described it as vacant and said he would market it to retail developers rather than developing it himself. Crow said potential uses supported by the traffic volume could include retail and auto-related services. Commissioners asked several procedural and practical questions. Commissioner Gray asked whether a rezoning like this creates a period in which the owner must begin development to retain vested rights; counsel answered that such time-limited vested rights generally apply to planned-unit developments and similar rezonings, not a straight A-1-to-C-2 rezoning. Commissioner Brett asked whether the parcel touches other commercial property; Crow said the Phillips 66 lies to the north and a former flower shop is to the south. Commissioners and Crow also discussed a railroad track bordering the rear of the property; Crow described it as abandoned but said he did not offer independent verification. Action: Commissioner Grove moved, and Commissioner Petty seconded, that the rezoning proceed to the commission's October 20 regular session for final action. The motion carried with a voice vote of "aye." The commission did not adopt a final zoning ordinance on Sept. 15. What’s next: The rezoning will return to the commission for final consideration at the Oct. 20, 2025 regular session. Any future development would be required to meet the C-2 zoning table and permit processes if the rezoning is approved.