Cocke County public hearing draws residents' objections to countywide zoning, 2,000-foot mining setback and enforcement of tiny-home rules

Cocke County held a public hearing on a proposed countywide zoning resolution that prompted residents to raise concerns about enforcement of tiny-home and RV developments, a proposed 2,000-foot mining setback and the speed of the zoning process. The hearing, opened by the commission chair and attended by county commissioners, drew multiple public commenters who said the draft rules would affect property values, businesses and county life.

The zoning resolution under consideration was described orally during the hearing as being made pursuant to "section 13-7-101 of the Tennessee code" and aimed at "establishing districts within the boundaries of [the county] outside the corporate limits of any municipality," including rules on uses of land, density, open space, variances and penalties. Speakers at the hearing focused less on ordinance wording than on local impacts they say the draft or its enforcement — or lack of enforcement — already is having.

Alicia Messer, a resident who spoke during public comment, asked county officials to enforce existing rules against a tiny-home site she said was operating without an approved site plan. "There are people moving in here that don't have to pay taxes because they don't own the land," Messer said, and she told the commission that a stop-work order and an order to vacate the site had not been enforced: "A letter was sent to them telling they had to be out in 30 days. No action has been taken." Messer also said both the planning commission and the VCA had issued rulings that were not being followed.

Several commenters framed the zoning debate around a contested 2,000-foot mining setback. Tony Gibson, who identified himself as a resident of District 6 and described local efforts to recruit buyers for a nearby golf course, said the 2,000-foot setback had forced that golf course to close and cost local revenue and scholarship opportunities. "The 2,000 foot mining setback has resulted in the golf course being closed," Gibson said, and he estimated prior investment and lost revenue tied to the course's closure.

Gibson and other speakers compared Cocke County's proposed setback with much smaller setbacks in neighboring counties, saying those counties commonly use 25-to-50-foot buffers. Several residents argued the 2,000-foot figure was excessive for Cocke County and would discourage local businesses and development.

Other public commenters objected to the process and to "blanket" zoning that does not vary by neighborhood. Charlotte Johnson said: "Let the county decide. Let the people decide if they want all this. Do not shove it down our throats." Tina Webb said some zoning regulations are needed but criticized elements of the draft as "a bit ridiculous," and she asked why a county-funded zoning study, which she said cost about $120,000, had not been completed before advancing the ordinance.

Residents and business owners also raised economic and employment concerns. Commenters provided several figures during the hearing: one speaker said the golf-course owners had invested roughly $700,000 and that last year's operating loss was about $400,000; another speaker described 30–40 employees tied to the course and cited membership and public-play counts of roughly 250 members. A gravel-business owner said his company employs 49 people and that the firm spends thousands of dollars a month locally on parts and fuel.

The hearing closed with no formal vote recorded on the zoning resolution. The commission chair announced the public hearing would be adjourned and the courtroom cleared for a "special consultation with the law" (a closed consultation with legal counsel). No formal action adopting or rejecting the zoning resolution was taken during the session.

The public record from the hearing includes: questions about timely enforcement of site-plan and stop-work orders for tiny-home/RV developments; disputes over an extraordinary 2,000-foot mining setback and its local economic effects; requests for more public input or a countywide vote on zoning; and requests for clarity from county staff about the scope and findings of the county's zoning study.

Members of the public who testified said they expect further action from the commission but left the hearing without a vote or formal decision recorded.