County approves C‑1 rezoning for parcel housing Tennessee Steel Buildings after public opposition

Dickson County commissioners voted 10‑2 July 21 to rezone about 15.94 acres from A‑1 agricultural to C‑1 rural center for a parcel that includes Tennessee Steel Buildings, concluding a multi‑month review that drew extensive public comment.

The vote moves the parcel to a zoning classification county staff said would allow the company’s current uses to be considered through subsequent site‑plan and permit reviews. "If this body chooses to deny the rezoning application, they need to cease operation or the county needs to take action," county counsel Mills told commissioners during the discussion.

Why it matters: Neighbors and nearby residents told the commission they moved to the area for a rural, low‑density character and said the facility’s expansion, traffic and heavy equipment upset that character. Joshua Denton, an attorney who said he represents a local resident, told commissioners that "approving the rezoning really will not fix the ongoing problem there at the site," and urged denial. Several residents described traffic, noise and runoff concerns and called the request a potential precedent for future zoning changes.

What commissioners considered: Staff and the county attorney framed the vote narrowly as a determination whether C‑1 zoning is appropriate for the parcel; if approved, the project would still need planning‑commission approval of a site plan, a traffic‑impact study and any required building permits. Mills summarized that sequence: the rezoning is step one, then planning and zoning reviews follow to address infrastructure and site details.

Applicant materials and timeline: Attorney Jim Murphy, representing the applicant, said the property has an approved septic plan from the county health department. Consultant Robert James of James West Associates told commissioners the site previously hosted an operation called Volunteer Veneers around 2007 and that "around 2018 or '19 would be when Tennessee Steel Buildings would begun operations." Staff said the county issued a notice of violation in November and a corrective action plan requiring the owner to seek rezoning as step one of compliance.

Public comment and concerns: About a dozen residents spoke against the rezoning at public comment and during the hearing, citing traffic on Yellow Creek and Edgewood roads, repeated damage to a local guardrail, and concern that industrial activity has intensified. "I moved out to the country to be in the country," said Ashley Moffett. Other speakers urged the commission to prioritize legality and the community character of Edgewood and Yellow Creek.

Opposing views: Several speakers supported the business, saying it provides jobs and has operated for years. Scott Beller, a neighbor who said he met with the local fire chief about protection plans, noted that the company has paid commercial property taxes on the manufacturing block and described local efforts to mitigate guardrail damage and truck routing.

Action taken: Motion by Commissioner Patty, seconded by Commissioner Dawson, carried with a 10‑2 vote to approve rezoning the 15.94‑acre parcel from A‑1 to C‑1. The record shows the matter will next return to planning staff and the planning commission for site‑plan review, traffic analysis and permitting before any additional approvals or construction can proceed.

Next steps and limits: Approval of the rezoning does not authorize construction or final development. County staff said the applicant must submit a site plan and satisfy building, septic and traffic requirements; if the commission had denied rezoning, staff said the county could pursue enforcement because the operation exceeds allowed A‑1 uses.

Details from the meeting: The planning commission had reviewed the matter previously and returned mixed recommendations; staff said the corrective action plan issued in November drove the current rezoning request. The commission’s decision was limited to zoning classification; subsequent technical and permit reviews will determine infrastructure requirements and potential mitigation.