Planning Commission recommends rezoning to allow denser housing on West Highway 2570, approves conditional site work and tables solar-energy rules

The Jefferson County Regional Planning Commission on [date] considered multiple land-use applications including rezoning requests, a commercial-site addition and a proposed text amendment for renewable-energy systems.

Rezoning and housing density: The commission heard a request to rezone 2.224 acres on West Highway 2570 from agricultural (A1) to R2 to permit denser rental units than A1 allows. The applicant described plans for one-story, slab-on-grade rental units contingent on soils and septic approvals. Commissioners debated rural-growth policies, urban-growth boundaries and whether denser development belongs in the county without sewer infrastructure. After discussion the commission voted to recommend the A1-to-R2 rezoning to the county commission; the roll-count recorded in the meeting was four in favor, two opposed and one member did not vote.

Site plan and lot-combination for commercial addition: TNC Transportation sought approval to add 53 feet to an existing shop at 1630 E. Highway 2570. Staff noted the material submitted was a subdivision plat rather than a site plan and that lot lines remained in place despite a quick-claim deed. Commissioners required the owner to combine lots (file a subdivision plat to eliminate the internal lot lines where needed), secure necessary highway and environmental-health approvals, and return documentation prior to final permit sign-off. The commission allowed construction to proceed subject to a condition that required the combined-plat recordation and required signatures be completed and returned to staff.

Other rezoning actions: The commission also recommended forwarding a rezoning request from A1 to C2 at 1639 West Highway 11 for use as construction-office space; the applicant said environmental assessments (Phase I/II and groundwater testing) had been performed. A separate rezoning request (A1 to RR off Paris Chapel Road) had no representative present; the commission tabled that item until proper submittal and representation could be provided.

Solar and wind zoning amendment tabled: Commissioner Austin Brooks introduced a draft zoning-text change to treat solar and wind installations as accessory uses in most zones and principal uses in the I2 industrial district. Staff proposed removing the requirement that accessory installations submit an engineered site plan while requiring state electrical inspection and TVA-interconnection compliance; commissioners discussed principal-use scale and TVA authority. The commission agreed to table the resolution to the April meeting so staff can send a cleaned-up draft to members.

Bylaws and governance: Staff presented a bylaws draft for the regional planning commission covering membership, staggered terms, quorum, voting procedures, conflict-of-interest guidance and a documented policy on two-lot plats. Commissioner David Nelson circulated an alternate draft with modest editorial changes and additional sections (attendance notification to the county mayor, continuing-education expense language, and minutes/meeting-procedure clarifications). The body agreed to take both drafts home for review and place bylaws on the next meeting agenda.

Votes at a glance: A1-to-R2 recommendation: approved by voice/show-of-hands (recorded count 4 yes, 2 no, 1 not voting). A1-to-C2 recommendation: approved (voice vote). TNC Transportation addition: approved with conditions that the owner record required lot-combination and obtain highway and environmental-health approvals prior to final permit.

What happens next: Rezoning recommendations will go to the county commission for final action; staff will monitor the conditioned site-plan work and report back on required signatures and plat recordation. The solar/wind zoning amendment and bylaws drafts will return to the commission in April for possible adoption.