White County Commissioners began exploring countywide zoning Monday as concerns grow over how the county could control where data centers and rock quarries locate.
Tennessee Center for Local Planning Senior Planner Adam McCormick said White County currently operates without zoning. McCormick said a Tennessee Supreme Court ruling involving Grundy County limits how counties can regulate property uses.
“Data center regulations are going to be similar to like a quarry, you know,” McCormick said, “Separation to residential boundaries, things of that nature, and the courts have said that zoning is really the only way to do that. We’ll see what happens in this legislative session.”
McCormick said zoning would allow White County to divide unincorporated portions of the county into districts and establish permitted and prohibited uses. McCormick said regulations could address residential, commercial and industrial development as well as uses such as data centers, rock quarries, gas stations and some home-based businesses.
McCormick said the Grundy County case has contributed to increased interest in zoning among Tennessee counties. McCormick said about 46 counties across the state currently operate without zoning.
County Executive Kyle Goff raised the data center issue during the presentation, asking about previous discussions indicating zoning could provide White County with a way to prevent a data center from locating in an area officials considered inappropriate.
McCormick said zoning could also establish minimum lot sizes, building setbacks, height requirements and other development standards. State law would continue to limit the county’s authority over certain uses, including agricultural operations.
McCormick said any move toward zoning would require several additional steps. McCormick said the White County Planning Commission would first review a proposed zoning resolution and map before making a recommendation to the County Commission.
Initial adoption would require a two-thirds vote of the County Commission and a public hearing. Commissioner Ryan Cole asked McCormick how long the process could take if White County eventually decided to move forward.
“I would probably plan on like six months to get it up and going,” McCormick said. “Because I don’t think you want to be in a hurry.”
McCormick said state law requires at least a 30-day public hearing before the County Commission could take action. He encouraged the county to provide additional opportunities for residents to learn about any proposed zoning regulations.
McCormick said the Tennessee Center for Local Planning is developing a sample zoning resolution toolkit that could provide White County with a starting point if commissioners decide to pursue zoning. McCormick said the agency hopes to have the resource available around January or February.
Another representative said the toolkit will provide sample regulations and options counties can adjust based on local priorities.
“A zoning resolution can and should be customized to the community,” the representative said. “So this sample zoning resolution that’s going to come out is designed to cover the basics, but if a county is looking to adopt a zoning resolution they should really customize it to the particular needs of that county.”
Commissioners took no action Monday to begin the zoning process. The presentation provided information for commissioners as they determine whether zoning should be considered for a future agenda.