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Panel rezones long‑running metal building site; commissioners call for clearer ‘light industry’ rules
Summary
Dickson County planning commissioners approved rezoning of two parcels occupied by Tennessee Steel Building Inc. from A‑1 to C‑1 to bring the site into compliance, and members urged the county to clarify the definition and enforcement of “light industry.”
The Dickson County Planning Commission on Jan. 9 approved rezoning roughly 29.36 acres on Nubbin Ridge Road from A‑1 (agricultural) to C‑1 (rural center) to bring an existing metal building and manufacturing operation into compliance.
Commissioner Jeff Chase moved to approve rezoning of Tax Map 69, Parcels 13.03 and 13.04 (2271 Nubbin Ridge Road) for Tennessee Steel Building Incorporated; Commissioner Todd Lindsey seconded. Commissioner Todd Berry recused himself from the vote because the business’ principals are his customers. The roll call recorded a single no vote from Commissioner Gary Peeler; other voting commissioners approved the rezoning and the motion passed.
Staff and commissioners described the change as a corrective step to align zoning with the property’s commercial use. Planning staff noted that C‑1 allows certain light industrial uses and that additional approvals — including site plan review, building permits and possible variances if setbacks are not met — remain required before any structural changes or expansions.
The bulk of discussion centered on what constitutes “light industry” in the county code and how the county enforces limits on industrial activity. Commissioners and staff said the planning code includes a performance‑oriented description of light industry that focuses on absence of “objectionable noise, smoke, odor, dust” and other nuisance factors, but several commissioners said the definition is vague and can leave neighbors to raise complaints after operations begin.
Commissioner Todd Berry (speaking earlier in discussion, before recusal) argued the county needs a staff position or clearer enforcement to prevent businesses from expanding into heavier industrial uses in rural areas. Commissioner Gary Peeler and others pointed to safety and traffic risks from larger trucks using roads not designed for heavy vehicles; one commissioner said trucks leaving a facility had struck a guardrail on Edgewood Road where it meets Highway 46.
Several commissioners urged the commission and county staff to pursue a public hearing or study to refine the county’s definitions for C‑1 and “light industrial” and to consider whether additional administrative capacity is needed. Commissioner Jeff Chase suggested the county review other jurisdictions’ definitions as part of that work.
Planning staff and commissioners emphasized that, as with other items, any future change of use beyond the approved zoning will require site‑plan review and possible additional approvals. Tennessee Steel Building Incorporated must follow the county’s permit and site‑plan process to remain in compliance.
Votes at a glance: the commission approved rezoning for Tax Map 69, Parcels 13.03 and 13.04 (2271 Nubbin Ridge Road) to C‑1; Todd Berry recused, Gary Peeler voted no, remaining voting members voted yes.
