There are two major opinions about zoning in Union County. One seems to be “don’t tell me what I can do on my property”. People do not want to be told that they can or cannot (choose one) put an RV on their property, raise pigs or turkeys, build another building on their property, rent their property out to others, collect scrap metal. There is a long list of possible rules and regulations that many of the “don’t tread on me” citizens of this county simply do not want. There are also the “not in my backyard” folks who have a point as well.

Union County is attracting visitors, vacationers, fisher people, campers, boaters and retirees who come for the weather, lower costs of living, the beauty, mild winters, and the fabulous lake. They boost our economy. Many people plan to open businesses here. Campgrounds and RV parks have been increasing over the past few years. There are several really nice ones here. But there are also developers looking for large pieces of land to build additional campgrounds and RV parks. There is no zoning, no restrictions. They can build whatever they want wherever they want outside of city limits. No guarantee that their facilities will be quiet, clean or well-managed. Nothing to keep them from building next door to you. Or me.

What about preventing the ground water and lake from becoming contaminated? Industries can now legally move into this county with no oversight, no regard for the land or the people. They can do pretty much whatever they want. In the cities of Luttrell, Plainville and Maynardville, areas are specifically zoned as residential, commercial or industrial. But not property outside the city limits. Without zoning, the County government has absolutely no authority over how companies treat the environment, the land or the neighbors. None.

That brings us to the example of Aples Sanfer, Inc, known to Sharps Chapel locals as “the chicken farm” or ‘the egg factory”. There is no county or state oversight for this facility. The Federal government could only get involved if there was a major incident. Alpes Sanfer sought a loan from the Rural Business Cooperative Service (RBCS) Loan Program for a Specific Pathogen Free Egg Hatchery Facility. But, to qualify for the loan, the property had to be evaluated for any historical significance. And historical buildings could not be touched.

It was decided that the house on this property is, indeed, part of Sharps Chapel’s agricultural history and should be preserved. We know that the farm was likely formed from a Revolutionary War Land Grant bequeathed to Henry Sharp in 1821. Both the Union County Historical Society and Tennessee Historical Commission Survey records indicate that the house was constructed with “slave-made brick.” The report then highlighted that the farm remained in Sharp family possession until 1938. The house is now listed in the National Register of Historic Places. (The report is available at the Union County Historical Society and the Maynardville, Luttrell and Oak Grove public libraries). Alpes Sanfer had planned to demolish it and, indeed, already removed the barn and stables.

Under the National Historic Preservation Act, a comprehensive environmental report must be prepared, reviewed and approved in order to approve a loan. According to Christopher Ables, the State Environmental Coordinator, Alpes Sanfer “was informed months ago that continued construction jeopardizes their environmental approval and the application their lender has submitted”. If they proceed, it is with full knowledge that such actions could jeopardize the application. They appear to be proceeding.

There is concern about how much particulate material and ammonia from the chicken feces will get into the outside air. These substances can travel for miles. Phase 1 of Alpes Sanfer’s plan is to build four 9,300 sq ft barns, each to hold 9,000 chickens. The facility will have wastewater in excess of 20,000 gallons of water per week both for consumption and for the washing of the eggs. In addition, this facility is estimated to produce 10,000 pounds of manure PER DAY.

Sharps Chapel residents have concerns about ground water and their wells as well as the lake all possibly being contaminated. And there was that safety issue - a carbon monoxide incident last December, affecting several of their employees using a gasoline powered generator inside a building without adequate ventilation.

But the door is open. Alpes Sanfer may be only the first to purchase large quantities of land in Union County. So, should there be industrial zoning in Union County? Commercial zoning? Any zoning? Is it OK for rural land to be turned industrial? RV parks? Large campgrounds? Music venues? What if it is next door to you? Or a school? Or the lake? No easy answers here. All Union County residents are invited to the Sharps Chapel Community Center on April 11 at 7:00 pm, hear the pros and cons of zoning and participate in the civilized, polite, fact-finding discussion. Bring your thoughts and ideas.