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Planning commission approves conditioned site plan for Tennessee Steel, requiring 90‑day fix for nonconforming office
Summary
The Dixon County Planning Commission approved most of Tennessee Steel Buildings’ site plan while excluding a nonconforming office building; the company must vacate that office and submit a compliance plan and building permits within 90 days, and other improvements (parking, landscaping, traffic mitigations) were accepted.
The Dixon County Planning Commission voted July 9 to approve the site plan for Tennessee Steel Buildings Incorporated with three conditions intended to bring the property into compliance while allowing most work to proceed.
Planner Amanda Harrington told commissioners the submitted plan shows four additions — about 11,611, 4,250, 13,288 and 26,190 square feet — perimeter landscaping that meets county standards and parking sized at one space per five employees (21 standard spaces and two ADA spaces). She noted a traffic impact study was provided but that her review did not incorporate recent findings from the Board of Zoning Appeals.
“This report was written prior to the Board of Zoning Appeals meeting,” Amanda Harrington said, adding that legal issues identified by the BZA would be deferred to counsel.
Attorney Jim Murphy, representing Tennessee Steel, acknowledged the company had received a notice of violation for unpermitted construction and said the office building encroaches on a setback. Murphy asked the commission to approve the portions of the site plan that meet standards while permitting the applicant 90 days to vacate and bring the nonconforming office into compliance.
“We proposed a 90‑day period … we think we can get the site plan to you in 90 days, and we can get the building vacated in 90 days,” Jim Murphy said.
A commissioner recited the three conditions the planning staff and counsel recommended: (1) process any two‑lot adjustments with county planning staff; (2) discontinue use of the nonconforming office building and submit a compliance site plan to planning and zoning within 90 days for review at the next commission meeting; and (3) apply for building permits and pay applicable fees for any previously unpermitted buildings.
Consulting engineer Daryl James answered commissioners’ questions about traffic and turning movements at the Edgewood/Yellow Creek Road intersection, saying the traffic impact study modeled a 55‑foot trailer and recommended paving a small turn‑off used by larger vehicles. Fire Chief Danny Tucker described an on‑site pond and an intake that would serve as a draft site for engines and said the department and the owner have an agreement to maintain and test the intake.
Public commenters who live on Nubbin Ridge told the commission Tennessee Steel has been a good neighbor and asked for the commission’s support. “They employ 40‑something people,” Lisa Salas said, urging the commission to ease burdens so the business could continue to operate.
The commission moved to approve the plan with the stated conditions, a commissioner declared a conflict and recused themself from the vote, and the roll call produced the required affirmative votes. The chair declared the motion carried.
The approval allows construction and permitting for the buildings shown outside the hatched (nonconforming) area to proceed, while the owner must return with a compliance plan and the necessary permits for the hatched area within the prescribed timeframe.
