The Dickson County Planning Commission voted 8–2 to approve an amended zoning resolution that would create a 2,000‑foot buffer between new sanitary landfills or hazardous‑waste facilities and parcels zoned R‑1, R‑2 or R‑3 and add a 250‑acre minimum lot size for new mining operations.

Planning staff introduced the amendment as a two‑part change: a buffer intended to increase distance between waste or hazardous facilities and residentially zoned parcels, and a consolidation of mining definitions with a new 250‑acre minimum lot size for mining activity. Planning counsel emphasized the amendment addresses zoning only and does not regulate technical engineering standards such as angle of repose or runoff.

The amendment drew public comment beforehand. Resident Ellen Yancey said she lives “a little over a thousand yards from the rock quarry” near her home and urged the commission to make sure neighbors are notified and protected when new quarries or landfills are proposed. Attorney Jason Holloman, representing affected landowners, told the commission that “since the state changed the law with the vested property rights act, it also takes less to vest a property right,” and urged the board to adopt rules that limit impacts on residential and agricultural properties.

During discussion, commissioners asked how the buffer would be measured and how the lot‑size limit would affect small, private quarries. Staff clarified the buffer would be measured property line to property line and that the county’s zoning authority applies to permitted uses; environmental and engineering controls remain governed by other agencies and state law. Planning counsel also told the commission the amendment would not apply retroactively to existing operations, saying it would apply to any new landfill or mining permit after adoption.

A motion to amend the proposed zoning resolution to include the 250‑acre minimum was offered, seconded and placed for roll‑call vote. The roll call produced eight ayes and two nays and the chair announced adoption of the recommendation. The roll‑call recorded votes as presented during the meeting: Wagner Green (No); Bob Lendingy (No); Robert Wall (Aye); Tommy Brown (Aye); Jeff Chase (Aye); Randy Ramey (Aye); Amanda Berry (Aye); Patrick Reagan (Aye); Mitchell Hart (Aye); (one commissioner’s name recorded earlier as present completed the roll). The commission’s favorable recommendation will proceed to the county commission per the usual legislative process.

What it means: If adopted by the county commission and codified, the amendment would limit where new landfills and hazardous‑waste facilities could be sited in relation to residential zones and would make small, localized quarrying less likely unless done on larger tracts. The county attorney and planning staff noted the amendment would not affect existing, vested operations.

Next steps: The planning commission forwarded its recommendation; the county commission will consider the zoning amendment in a future meeting, where it may be accepted, modified or rejected.