Planning commission recommends against rezoning county-owned Luther Hogan Road parcel to heavy industrial

The Dixon County Planning Commission unanimously recommended that the Dixon County Commission not rezone a county‑owned 54.92‑acre parcel on Luther Hogan Road from A‑1 agricultural to M‑1 heavy industrial.

The parcel (tax map 136, parcel 46.06) is owned by Dixon County and was purchased in February 2017 after a county commission directive to locate additional industrial land. Terry Malone, the county’s economic developer, told the planning commission the county bought the parcel because of its proximity to rail access, a four‑lane highway and the interstate, and that state grants and county funds had supported due‑diligence work on the site. Malone said the rezoning request was intended to make the site marketable; there was not a specific company seeking rezoning at this time.

Two residents, Debbie Ruff and Brett Luther, addressed the commission during the public comment period and urged the commission to oppose rezoning. Ruff said the parcel includes or abuts a family cemetery and warned that rezoning agricultural land to industrial would “permanently alter the character, safety, and heritage of that community.” Luther said his family built a home near the parcel three years ago and described generations of farming ties to the land; he said heavy truck traffic and industrial uses would harm his family’s quality of life.

Commissioners and staff discussed access to rail, nearby fuel storage tanks, existing industrial properties, and the practical effect of an M‑1 zoning designation. Planning staff and county counsel clarified that the planning commission’s action is a recommendation; the county commission will make the final decision. Commissioners were told that if the planning commission approves a favorable recommendation, the county commission would still hold a public hearing and make the final rezoning decision.

During discussion several commissioners expressed sympathy for local farmers and concern about siting heavy industrial uses adjacent to agricultural properties and a cemetery. Other commissioners said the county needs industrial land to attract employers and tax base growth. Commissioner Jeff Chase and others noted that M‑1 zoning, if adopted by the county commission, would legally allow uses that meet M‑1 criteria and could limit the planning commission’s ability to deny particular industrial proposals that comply with the ordinance.

At a roll‑call vote on a motion to recommend rezoning from A‑1 to M‑1, the planning commission voted 1 in favor, 9 against; the chair then entertained and the commission passed a subsequent motion recommending denial (to recommend not rezoning) by a unanimous roll‑call vote (10‑0). The commission’s recommendation against rezoning will be forwarded to the Dixon County Commission for its final action.

No specific industrial tenant or site plan was before the planning commission; planning staff said site plans and individual facility reviews would come back for review if a rezoning were approved by the county commission.