The following is broken into three sections. The first is an amendment I am proposing and will forward to the Zoning Commission. The second is an AI generated outline of the second section. The third is a section is raw text cut from the latest version of the Land Use document.

Proposed Amendment

Multi-Generational Family Considerations

Multi-generational families are a key part of preserving agricultural character and rural heritage. The County will take into account multi-generational family considerations when evaluating agricultural preservation and land use decisions, recognizing their important role in sustaining agricultural and rural communities.

LAND USE CATEGORIES - Detailed Outline

Overview

The development portion of the plan breaks Hickman County into four main land use categories, each with specific opportunities, challenges, vision statements, and development policies.

1. Rural Areas

• Focus: Maintain county’s rural character while preserving natural, cultural, and historic resources
• Preserved Resources: Farms, open spaces, hillsides, wooded areas, historic corridors
• Development Balance: Active agricultural operations with environmentally-conscious residential development
• Development Policies:
• Prioritize agricultural uses
• Support rural commercial activities
• Promote tourism aligned with rural character
• Encourage conservation-style residential development
• Preserve open spaces and integrate natural resources
• Maintain historic features

2. Crossroad Communities

• Focus: Maintain existing character of current crossroad communities
• Approach: Historic preservation and sensitive new development
• Scale: Respect crossroad community scale
• Relationship: Complement rural areas and accommodate minor share of forecasted growth
• Transportation: Alternative modes including pedestrian and bicycle trails

3. Centerville Urban Growth Boundary (UGB)

• Location: Land surrounding Centerville
• Purpose: Where bulk of future development is intended to occur
• Development Status: Remain largely undeveloped until annexed by Town
• Zoning Requirements:
• Follow Rural Areas policies while under County zoning
• Discourage alternative non-municipal sanitary sewer systems
• Follow Centerville’s sanitary sewer policy

4. Planned Growth Area (PGA)

• Location: Northeast Hickman County
• Goals: Ensure compatible land uses and densities while preserving natural resources and providing adequate public facilities

Land Use Composition:

• Predominantly residential
• Commercial developments along arterial roadways
• Some industrial uses allowed

Development Standards:

• Improved site plan and design standards
• Enhanced landscaping, signage, and parking in non-residential areas
• Pedestrian facilities in all new developments
• Improved connectivity between key destinations (residential, commercial, recreational, school areas)
• Integration of quality open space
• Infrastructure availability consideration (sewer and water services) prior to development

Centerville Urban Growth Boundary (UGB) - Detailed Outline

Location and Scope

• Geographic Area: Land surrounding Centerville
• Jurisdiction: Under County zoning control (not yet annexed by Town)

Primary Purpose

• Development Focus: Where the bulk of future development is intended to occur
• Strategic Planning: Designated area for concentrated growth and development

Development Status and Timing

• Current State: Remain largely undeveloped
• Development Trigger: Development occurs only after annexation by the Town of Centerville
• Temporary Restriction: Prevents premature development before municipal services are available

Zoning and Policy Requirements

While Under County Zoning:

• Policy Compliance: Must adhere to Rural Areas policies
• Development Restrictions: Discourage alternative non-municipal sanitary sewer systems
• Infrastructure Alignment: Follow Centerville’s sanitary sewer policy

Key Characteristics

• Transitional Zone: Acts as a buffer between rural county areas and urban Centerville
• Future-Oriented: Designed to accommodate growth when appropriate infrastructure is in place
• Coordinated Planning: Ensures development aligns with both county and municipal goals

Strategic Benefits

• Controlled Growth: Prevents scattered development outside municipal boundaries
• Infrastructure Efficiency: Ensures development occurs where municipal services can be provided
• Planning Coordination: Aligns county and municipal development visions

Zoning Recommendations - Detailed Outline

1. Future Land Use to Zoning Compatibility

• Purpose: Future Land Use Map determines appropriate zoning for property development
• Method: Each placetype has compatible (“C”), partially compatible (“PC”), or not compatible (“NC”) zoning districts
• Documentation: Table 3 shows the crosswalk between placetypes and current zoning ordinance

2. Zoning and Subdivision Ordinances

• Requirement: County ordinances must be reviewed and updated to match Future Land Use Plan
• Implementation: Changes will occur over time
• Focus: Compatibility between Plan’s placetypes and existing zoning districts

3. A-1 Agriculture-Forestry District

• Best Matches: Conservation, Agricultural Preservation, and Rural Places placetypes
• Key Considerations:
• Conservation: A-1 allows development while Conservation focuses on zero/limited development
• Agricultural Preservation: A-1 allows 1-acre lots vs. 3-15 acre target density
• Rural Places: A-1 similar but needs density cap at 1 unit per acre maximum

4. R-1 Suburban Residential District

• Best Matches: Residential Growth and Town Residential placetypes
• Partial Compatibility: Agricultural Preservation and Rural Places
• Key Considerations:
• Residential Growth: R-1 allows 15,000 sq ft lots vs. 0.5 acre minimum target
• Town Residential: R-1 can serve this purpose with 1 unit per 0.5 acre density and proper sewer systems

5. R-2 High-Density Residential District

• Best Match: Town Residential placetype
• Partial Compatibility: Residential Growth placetype
• Key Considerations:
• Town Residential: Requires public sewer systems and 1 unit per 0.5 acre density
• Residential Growth: Compatible if density and use requirements are met

6. C-1 General Commercial District

• Best Match: Community Commercial placetype
• Partial Compatibility: Rural Crossroads and Interchange Area Development
• Key Considerations:
• Community Commercial: May need sewer system updates and residential density of 1 unit per 0.25 acre
• Other Placetypes: Must meet lot size, utility, and use criteria

7. C-2 Commercial District

• Best Match: Community Commercial placetype
• Partial Compatibility: Industrial, Rural Crossroads, and Interchange Area Development
• Key Considerations:
• Community Commercial: May need development upscaling and sewer system updates
• Other Placetypes: Lower density makes it suitable for Rural Crossroads and Interchange Area Development

8. I-1/I-2 Industrial Districts

• Best Match: Industrial placetype only
• Compatibility: Not recommended for other placetypes due to hazardous uses
• Key Considerations:
• Accommodates warehousing, manufacturing, machining, and wholesale uses
• Requires adequate buffers from other placetypes
• Repurposing to non-industrial uses is not advisable

Raw text cut from the latest version of the document (not in it’s entirety)

LAND USE CATEGORIES

The development portion of the plan breaks the county down into four land use categories:

• Rural Areas
• Crossroad Communities
• Urban Growth Boundaries (UGB)
• Planned Growth Areas (PGA)

Land use categories are further defined by the opportunities and challenges presented by each, with corresponding vision statements and development policies.

Rural Areas

This category focuses on maintaining the county's rural character while preserving natural, cultural, and historic resources such as farms, open spaces, hillsides, wooded areas, and historic corridors. The plan states a need to balance active agricultural operations with new residential developments designed to minimize environmental impact. Development policies are focused on prioritizing agricultural uses, rural commercial activities, and tourism that aligned with the rural character. Flexible, conservation-style residential development that preserved open spaces, integrated natural resources, and maintained historic features were also proposed.

Crossroad Communities

This category prioritizes maintaining the existing character of current crossroad communities through historic preservation and sensitive new development that respects the crossroad community scale. The plan intended for these communities to complement rural areas and accommodate a minor share of forecasted growth. Alternative transportation modes like pedestrian and bicycle trails were recommended as well.

Centerville Urban Growth Boundary (UGB)

Centerville's UGB encompasses the land surrounding Centerville and is where the bulk of future development is intended to occur. Portions of the County within the UGB are intended to remain largely undeveloped until annexed by the Town. While under County zoning, this area would continue to adhere to the Rural Areas policies and discourage alternative non-municipal sanitary sewer systems, instead following Centerville's sanitary sewer policy.

Planned Growth Area (PGA)

The County's Planned Growth Area (PGA) is located in northeast Hickman County and aimed to ensure compatible land uses and densities while preserving natural resources and providing adequate public facilities. The area was recommended to:

• Remain predominantly residential, with commercial developments along arterial roadways and some industrial uses allowed
• Have improved site plan and design standards, particularly for landscaping, signage, and parking in non-residential areas
• Include pedestrian facilities in all new developments
• Improve connectivity between key destinations (residential, commercial, recreational, and school areas)
• Integrate quality open space
• Consider infrastructure availability, especially sewer and water services, prior to developments

Relationship with Urban Growth Boundary

Relationship with Centerville Growth Area (Urban Growth Boundary)

The Centerville Growth Area – or Urban Growth Boundary (UGB) – around Centerville is designated as the primary area for future growth, in line with Tennessee Public Chapter 1101. The Hickman County Future Land Use Plan acknowledges that some county growth should occur in and around Centerville since the town can better provide urban or suburban services – especially sanitary sewer and roads – and that the Town of Centerville exercises regulatory authority over areas falling within the UGB.

To this end, the Hickman County Future Land Use Plan includes the following policies with respect to the Centerville Growth Area – referred to below as the UGB:

• Coordination with Centerville's Plan – The county accepts Centerville's land use plan and wants development within the UGB to follow it.
• Annexation before Development – The vision is for most land in the UGB to remain largely undeveloped until annexed into Centerville and brought under its land use regulations.
• Intergovernmental Review – If property owners want to develop before annexation, the county will coordinate review to address multi-jurisdictional impacts, with the intent of eventual annexation.
• Discouragement of Low-Density Rural Development – Development at rural densities with rural infrastructure within the UGB is discouraged since it can make annexation less desirable and represents underutilization of land.
• Policy Collaboration – Hickman County intends to work with Centerville on intergovernmental agreements to manage interim zoning policies and ensure infrastructure and land use compatibility until annexation occurs.

CONSERVATION

Definition: This placetype corresponds with parks and other areas designated for conservation. It includes such places as the Natchez Trace Parkway and John Noel at Bon Aqua State Natural Area, as well as "undevelopable" tracts in state- or rail-owned right-of-way. Floodplains and stream buffers will typically be included in this category since they are generally not developable, or are developable under very limited and strict circumstances.

Local Examples: • Natchez Trace Parkway • John Noel at Bon Aqua State Natural Area • Buford McCord Memorial Park • Drainage easements

Development Pattern: • Predominantly undeveloped environmentally sensitive lands

Typical Street Pattern: • Collector streets served by roads • Spacing of streets varies

Primary Uses: • Recreation and open space

Residential Density: Restricted or limited residential development

Sewer/Septic: N/A

AGRICULTURAL PRESERVATION

Definition: This placetype provides large areas that encourage farming operations. Predominant uses include intensive agricultural production, forestry, and conservation. This placetype allows for agriculture-related commercial uses and cottage industries. Residential land uses are very low density, with large open spaces between homes.

Local Examples: • Western Hickman County

Development Pattern: • Predominantly rural and agricultural uses • Limited commercial development – agriculture and cottage businesses • Sparse development of housing with some agricultural structures (e.g., utility sheds, workshops, etc.) • Structure heights of one to two stories • Emphasis on maintaining rural atmosphere and surroundings

Typical Street Pattern: • Two-lane roads with shoulder and ditch, no curb and gutter • Spacing of streets varies

Primary Uses: • Single family homes • Farming operations • Limited, small scale businesses

Residential Density: Very low-density with mix of agricultural uses (typical density of 1 unit per 3-15 acres)

Sewer/Septic: Conventional septic

RURAL PLACES

Definition: This placetype intends to maintain an agrarian character in outlying areas which include active, mostly small-scale, farming operations and large home sites. It stands on its own as a reflection of existing character, but is also considered a "transitional" area between farmland preserves and more locally-intense development. Residential uses are low-density, reflecting reliance on on-site sewage disposal systems. Public sanitary sewer is unlikely to be provided here. While many locations in this character area may be served by public water, some will continue to rely on individual wells for water supply.

Local Examples: • Shady Grove • Primm Springs • Nunnelly

Development Pattern: • Large lot (≥ 1 acre), single family home sites with a rural setting • Agriculture and forestry permitted • Limited commercial and no industrial uses

Typical Street Pattern: • Two-lane roads with shoulder and ditch, no curb and gutter • Spacing of streets varies

Primary Uses: • Single family homes • Limited commercial uses

Residential Density: Large lot rural residential (typical density of 1 unit per acre)

Sewer/Septic: Conventional septic

RESIDENTIAL GROWTH

Definition: This placetype is located outside identified centers that are experiencing the majority of the county's growth. It is designated primarily for single family homes on smaller lots or within conventional subdivisions. Public water is available. Public sanitary sewer may be available. Densities are medium (0.5 acre lot sizes) to low (1 acre lot sizes) where public water is available. If public sewage is available duplexes and townhomes (single family attached) may exist. Small-scale agricultural uses may also exist.

Local Examples: • Northeast Hickman County • Lyles

Development Pattern: • Predominantly low to medium density, residential • Structure heights of one to two stories

Typical Street Pattern: • Two-lane roads and collector streets • Curb and gutter used sparingly • Connectivity between new developments should be encouraged

Primary Uses: • Single family homes

Residential Density: Low- to medium density residential (typical density of 1 unit per 0.5 to 1 acre)

Sewer/Septic: Sewer or decentralized/hybrid septic system

TOWN RESIDENTIAL

Definition: This placetype is the closest to, or located within, the areas with the highest levels of activity and growth pressures. Public water and sewage exists, and these areas are served with more urban services and facilities such as parks, community centers, libraries, and schools. The predominant use is single family homes. A mix of land use types, including townhomes and multifamily residences, mixed-use developments and community commercial centers typically will exist.

Local Examples: • Bon Aqua Junction • Highway 46 Corridor • Centerville

Development Pattern: • Predominantly medium density, residential • Medium residential (1 unit per 0.5 acre) • Structure heights of one to three stories

Typical Street Pattern: • Two-lane roads, collector streets, and two- to four-lane divided roads • Curb and gutter used in new developments • Connectivity between new developments should be encouraged

Primary Uses: • Single family homes • Multifamily residences • Community facilities • Commercial

Residential Density: Medium density residential (typical density of 1 unit per 0.5 acre or less)

Sewer/Septic: Sewer or decentralized/hybrid septic system

RURAL CROSSROADS

Definition: This placetype is envisioned to consist of compact assortments of convenience-oriented retail services at rural crossroads that address the needs or residents in rural portions of the county. It might contain small-scaled commercial uses, such as a convenience store, gas station, or restaurant – as well as smaller lot residential uses. Primary emphasis is convenience while maintaining rural character.

Local Examples: • Shady Grove • Pinewood • Highway 100 Crossroads

Development Pattern: • Mix of commercial and smaller residential lots • Community facilities such as churches, meeting lodges or schools may exist • Light industrial permitted

Typical Street Pattern: • Arterial or collector streets at intersections • Adjoining streets may connect in a grid pattern

Primary Uses: • Small-scale commercial or institutional uses • Limited medium density residential

Residential Density: Low- to medium density residential (typical density of 1 unit per 0.5 to 1 acre)

Sewer/Septic: Conventional septic

COMMUNITY COMMERCIAL

Definition: This predominantly commercial area usually follows major transportation corridors. It is envisioned as a place with a compatible mixture of higher density nonresidential development, such as grocery stores, strip developments, car washes, medical facilities, and other community-oriented commercial uses. Higher density housing may be provided.

Local Examples: • Fairfield • Bon Aqua Springs • Highway 46 Corridor

Development Pattern: • Mix of commercial services • Community facilities (churches, meeting lodges, or schools) exist in the area • Light industrial permitted • Structure height of one to three stories

Typical Street Pattern: • Arterials served by local roads • Spacing of streets varies with an emphasis on connectivity and improved safety that reduces traffic conflicts • Managed driveway access consistent with current state standards

Primary Uses: • Commercial and institutional uses

Residential Density: Medium- to high-density residential (typical density of 1 unit per 0.25 acre or less)

Sewer/Septic: Sewer or decentralized/hybrid septic system

INTERCHANGE AREA DEVELOPMENT

Definition: This placetype corresponds to the two Interstate 40 interchanges located in Hickman County. It is intended to accommodate larger scale commercial development uses, particularly those catering to the traveling public via automobile. All such uses should require careful site planning to ensure site development conformity with applicable standards.

Local Examples: • Bucksnort Interchange – I-40 • Highway 48 Interchange – I-40

Development Pattern: • Predominantly low density, commercial uses served by automobile • No residential • Structure height of one to three stories

Typical Street Pattern: • Arterials served by local roads • Spacing of streets varies with an emphasis on improved safety that reduces traffic conflicts • Managed driveway access consistent with current state standards

Primary Uses: • Commercial uses

Residential Density: Restricted residential uses

Sewer/Septic: Sewer or decentralized/hybrid septic system

Key Focus Areas: • Protection of Natural Resources • Expansion of Infrastructure • Maintain Sense of Community and Character • Viable Agriculture • Rural Preservation • Increased Housing Options • Economic Development • Expansion of Community Services

INDUSTRIAL

Definition: This placetype provides space for light- to medium-intensity industrial activities. It is intended to accommodate warehousing, light manufacturing, machining, and wholesale uses. Adequate buffers should be left between these uses and other placetypes in order to limit the amount of noise, light, and other disturbances experienced.

Local Examples: • Industrial Drive – Nunnelly • Shipps Bend

Development Pattern: • Industrial uses • No residential • Structure heights may be limited in airport area

Typical Street Pattern: • Arterials served by local roads • Spacing of streets varies with an emphasis on improved safety that reduces traffic conflicts

Primary Uses: • Industrial uses

Residential Density: Restricted residential uses

Sewer/Septic: Sewer or commercial/large-capacity septic system

ZONING RECOMMENDATIONS

FUTURE LAND USE TO ZONING COMPATIBILITY A Future Land Use Map is used to help determine the appropriate zoning for the property being developed. Each placetype has one or a series of zoning districts that are compatible or partially compatible with the placetype. The zoning compatibility crosswalk shown in Table 3 shows the relationship between the placetypes and Hickman County's current zoning ordinance. Zoning districts have been listed as compatible ("C"), partially compatible ("PC"), or not compatible ("NC") within each of the corresponding land use categories.

ZONING AND SUBDIVISION ORDINANCES The County's zoning and subdivision ordinances should be reviewed and updated to address the changes proposed in this Future Land Use Plan. While changes will likely be implemented over time, the following discussion highlights general observations regarding compatibility between the Plan's placetypes and the County's existing zoning districts.

A-1 Agriculture-Forestry This zoning district most closely resembles the Conservation, Agricultural Preservation, and Rural Places placetypes. The following should be considered when determining an A-1 district's compatibility with the following placetypes:

Conservation: A-1 permits development, including homes and structures, while the Conservation placetype focuses on zero or very limited development. Aligning A-1 with Conservation areas could require downzoning, removal of structures, or land use restrictions if necessary.

Agricultural Preservation: A-1 and this placetype support agricultural development. However, A-1 allows lots as small as one acre, while Agricultural Preservation reflects typical densities of between three and 15 acres. To align A-1 zoned parcels with Agricultural Preservation areas, reduced permitted development density would be required.

Rural Places: A-1 and Rural Places are similar in visual and land use character, but have slightly higher development density, with Rural Places having a target of one unit per acre maximum. To align A-1 zoned parcels with Rural Places areas, permitted development density would need to be capped at one acre.

This zoning district is generally compatible to be restructured into any of the nine future land use placetypes due to its relatively undeveloped nature and large lot size, so long as specific utility, permitted use, and lot size requirements are accounted for.

R-1 Suburban Residential This zoning district most closely resembles the Residential Growth and Town Residential and is partially compatible with the Agricultural Preservation and Rural Places placetypes. The following should be considered when determining an R-1 zone's compatibility with the following placetypes:

Residential Growth: R-1 and this placetype both support low-to-medium density development and focus on single family developments or duplexes. However, R-1 currently allows higher density development, with lots being as small as 15,000 square feet whereas Residential Growth lots are aimed to be at least half an acre per residential unit. To align R-1 zoned parcels with Residential Growth areas, reduced permitted development density would be required.

Town Residential: R-1 and this placetype both support medium density development. However, Town Residential placetypes also aim for higher density development, including townhomes and multi-family residences. R-1 can be rezoned to serve Town Residential purposes, provided the lot density is kept to one unit per 0.5 acre or less and public sewer system or decentralized / hybrid septic system requirements are met.

Some R-1 zones may be compatible with Rural Places and Agricultural Preservation placetypes provided the R-1 lots meet the development density and primary use criteria of these placetypes.

R-2 High-Density Residential District This zoning district most closely resembles the Town Residential placetype and is partially compatible with the Residential Growth placetype. The following should be considered when determining an R-2 zone's compatibility with the following placetypes:

Town Residential: The R-2 zoning district and Town Residential placetype both aim for medium to high residential development. The R-2 zoning district requires public sewer systems, while the Town Residential placetype requires public sewer systems or decentralized / hybrid septic systems. Repurposing R-2 districts into Town Residential placetypes will require minimal reworking of existing zoning ordinances provided the one unit per 0.5 acre (or less) development density of the Town Residential placetype is maintained.

Some R-2 lots may be compatible with the Residential Growth placetype as long as the R-2 lots meet the minimum development density and primary use requirements of the Residential Growth placetype.

C-1 General Commercial District This zoning district most closely resembles the Community Commercial placetype and is partially compatible with the Rural Crossroads and Interchange Area Development placetypes. The following should be considered when determining a C-1 zone's compatibility with the following placetypes:

Community Commercial: The C-1 zoning district and Community Commercial placetype are both predominantly commercial areas which generally follow major transportation corridors. The C-1 zoning district does not require public sewer systems on all lots, and the Community Commercial placetype calls for public sewer OR decentralized / hybrid septic systems. Updates to C-1 parcel sewer/septic systems may be needed. C-1 zoning district land area requirements are generally compatible with the Community Commercial placetype, but attention may be required for any residential units placed on these parcels, so they conform to the one unit per 0.25 acre residential density outlined in the Community Commercial placetype definition.

C-1 parcels may be compatible with Rural Crossroads and Interchange Area Development placetypes as long as the parcels meet minimum lot size, public utility, and permitted use criteria of these placetypes. The general character of existing C-1 districts may be currently developed for higher intensity use than these placetypes call for and special consideration must be given to use type and intensity in these areas.

C-2 Commercial District This zoning district most closely resembles the Community Commercial placetype and is partially compatible with the Industrial, Rural Crossroads, and Interchange Area Development placetypes. The following should be considered when determining a C-2 district's compatibility with the following placetypes:

Community Commercial: The C-2 zoning district and Community Commercial placetype are both predominantly commercial areas. C-2 zones are generally developed for less intensive commercial use, so upscaling development to match a Community Commercial area's land use vision may be required. The C-2 zoning district does not require public sewer systems on all lots while the Community Commercial placetype calls for public sewer OR decentralized / hybrid septic systems. C-2 zoning district land area requirements are generally compatible with the Community Commercial placetype, but attention may be required for residential units placed on these parcels so they conform to the one unit per 0.25 acre residential density outlined in the Community Commercial placetype definition.

The C-2 zoning district is partially compatible with the Industrial, Rural Crossroads, and Interchange Area Development placetypes. The lower density and intensity of C-2 zone developments may make these areas particularly suitable for repurposing into Rural Crossroads and Interchange Area Development placetypes, which follow similar guidelines in terms of development intensity and preferred land use. In some instances, C-2 zoning districts may be repurposed for light industrial use if lot size, utility, and development density requirements are met.

I-1 I-2 General Industrial District and Heavy Industrial District These zoning districts are specifically designated for industrial use, therefore Industrial is the most compatible placetype with these districts. Similarities between the I-1 / I-2 zone and the Industrial placetype come from their permitted uses of light- to high-intensity industrial activities. The I-1 and I-2 zoning districts and the Industrial placetype are intended to accommodate warehousing, manufacturing, machining, and wholesale uses. Adequate buffers should be left between these uses and other placetypes in order to limit the amount of noise, light, and other disturbances experienced. Due to the unique and sometimes hazardous permitted uses in industrial zoning districts, repurposing I-1 and I-2 zones into other non-industrial placetypes is not advisable.