Members of the Jefferson County Regional Planning Commission spent the bulk of a recent meeting debating how a proposed C‑3 wholesale and warehouse commercial district should treat agricultural “value‑added” processing, custom slaughter operations and accessory renewable energy systems.

The commission discussed whether small, farm‑scale processing should be allowed as a permitted use in C‑3 or remain a conditional use tied to limits and conditions. "If you keep it small, you're only allowing really big commercial farms to make that produce," said a commission member during the discussion, urging careful drafting so the county would not inadvertently enable large industrial operations.

The conversation centered on three practical questions: whether slaughter and large animal processing must be sited on sewer under state rules; whether the county should write maximum‑size limits for value‑added operations; and whether those operations belong in existing agricultural zones (A‑1/A‑2/A‑3) rather than C‑3. Planning staff described outreach they had made to Washington, Sullivan and Greene counties to model A‑1/A‑2/A‑3 zoning frameworks used to separate small farm operations from larger industrial processors.

Commissioner Austin Brooks, who presented the draft resolution that would create the C‑3 district, said other counties use a three‑tier agricultural zoning approach—A‑1 for traditional farming, A‑3 to allow commercial agricultural businesses, and A‑2 as an intermediate category. "Washington County has an A‑1 and A‑3… the A‑3 was the one that really allowed agricultural businesses," Brooks said.

The group also debated accessory solar and wind systems. One commissioner proposed removing "solar energy systems and wind energy systems as accessory use" from the conditional uses list, expressing concern about allowing larger wind installations even if used only to serve a property.

Legal and infrastructure constraints repeatedly guided the discussion. Planning staff and commissioners agreed state rules may require slaughterhouses or facilities above certain throughput thresholds to be on sewer or have specific water‑treatment plans; several speakers said they would research the numeric thresholds and state requirements. "If you are on your own farm with your own cattle, you can go through… but I still think it's totally regulated by the state," a staff member summarized.

No ordinance was adopted. Commissioners asked staff to gather model code language and statutory references from counties that use A‑1/A‑2/A‑3 schemes, to look up the state thresholds for sewer and water‑treatment requirements for slaughter and processing, and to return with drafts that consider maximum sizes and conditional allowances. The matter will remain on the commission's work program for additional review.

The discussion included repeated reminders about road and water infrastructure, flood and wastewater handling, and traffic impacts; commissioners said those practical constraints can be used as conditions if processing were allowed in rural districts. Several commissioners said they favored keeping major processing and industrial activity near interstate exits or established industrial areas to avoid increased truck traffic on rural roads.

Background: The proposal to create a C‑3 wholesale/warehouse district has been on the commission’s agenda for multiple meetings. Commissioners said their goal is to provide opportunities for small businesses and farm producers while avoiding unintended upzoning that would permit large industrial processors in rural areas.

No formal vote was taken on the C‑3 resolution; commissioners asked staff to return with examples and suggested amendments.

Ending: The commission directed staff to compile zoning language and state regulatory thresholds and to bring draft amendments back for committee review at a future meeting.