HICKMAN COUNTY, TENNESSEE
FUTURE LAND
USE PLAN
APRIL 2026
HICKMAN COUNTY
TENNESSEE
CONTENTS
Section 1
Introduction
1
Section 2
Key Issues and Opportunites
2
Section 3
Community Outreach and Engagement
8
Section 4
Future Land Use Plan.
27
Section 5
Implementation
37
Prepared By
G
Gresham
Smith
©2026 Gresham Smith
SECTION 1
INTRODUCTION
Hickman County, Tennessee, was established in 1807 in Middle
Tennessee, south of Dickson County, west of Davidson and
Williamson Counties, and northwest of Maury County. Noted
for its natural beauty, bucolic lifestyle, and outdoor recreational
opportunities, Hickman County has become increasingly popular
among residents and visitors across Middle Tennessee. Today
the county is one of 14 counties located within the Nashville, TN
Metropolitan Statistical Area (MSA), ranking 11th in total population
across the MSA.
While Centerville is the only incorporated city in Hickman County, Bon Aqua Junction,
Ripley, and Lyles are all classified as Census Designated Places. Additional unincorporated
communities include Aetna, Brushy, Bucksnort, Coble, Farmer's Exchange, Gray's Bend,
Grinders Switch, Little Lot, Locust Creek, Nunnelly, Only, Pinewood, Pleasantville, Primm
Springs, Shady Grove, Shipp's Bend, Spot, Swan, Totty's Bend, and Vernon.
Hickman County is governed by a 14-member Board of County Commissioners, with two
elected commissioners from each of the seven districts, along with the County Mayor. The
Hickman County Regional Planning Commission includes eleven members who oversaw
the Hickman County Growth Plan. The Growth Plan was first approved in June 2000 and
amended in 2006 to include the East Hickman planned growth area. In January 2006,
Hickman County implemented county-wide zoning, subdivision regulations, and building
codes, managed by a Building Commissioner. The Board of Zoning Appeals (BZA) was
established concurrently with the zoning resolution.
PLAN
In 2024, the Hickman County Planning Commission began an update to
the County's 2006 Future Land Use Plan, with a focus on updating the
PURPOSE
county's Growth Plan originally established as required by Public Chapter
1101. Beyond state requirements, a land use planning process provides an
opportunity for the county to periodically assess its existing trends and
dynamics, understand its current growth trajectory, and establish a preferred
vision for growth over a twenty year planning period.
4
| Hickman County
Introduction
Figure 1. Hickman County
HICKMAN COUNTY
FUTURE LAND USE PLAN
Hickman County
Local Roads
46
County Highways
BON AQUA
State Highways
100
LYLES
Interstate
7
Rivers and Streams
40
WRIGLEY O
Excluded From Study
2307
100
50
50
100
48
N
Miles
0
2.5
5
CURRENT
The county's current Future Land Use and Transportation Policy
Plan includes a comprehensive framework for the county's land
FUTURE
and transportation development through 2025. Included in the
current plan is a Development Plan component that includes
LAND USE
implementation strategies developed through community input
gathered by the Hickman County Planning Commission.
PLAN
Future Land Use Plan | 5
LAND USE CATEGORIES
The development portion of the plan
these communities to complement rural areas and
accommodate a minor share of forecasted growth.
breaks the county down into four land
Alternative transportation modes like pedestrian and
use categories: Rural Areas, Crossroad
bicycle trails were recommended as well.
Centerville Urban Growth Boundary (UGB):
Communities, Urban Growth Boundaries
Centerville's UGB encompasses the land surrounding
(UGB), and Planned Growth Areas (PGA).
Centerville and is where the bulk of future development
is intended to occur. Portions of the County within the
Land use categories are further defined by
UGB are intended to remain largely undeveloped until
the opportunities and challenges presented
annexed by the Town. While under County zoning, this
area would continue to adhere to the Rural Areas policies
by each, with corresponding vision
and discourage alternative non-municipal sanitary
statements and development policies.
sewer systems, instead following Centerville's sanitary
sewer policy.
Planned Growth Area (PGA): The County's Planned
Rural Areas: This category focuses on maintaining
Growth Area (PGA) is located in northeast Hickman
the county's rural character while preserving natural,
County and aimed to ensure compatible land uses
cultural, and historic resources such as farms, open
and densities while preserving natural resources and
spaces, hillsides, wooded areas, and historic corridors.
providing adequate public facilities. The area was
The plan states a need to balance active agricultural
recommended to remain predominantly residential,
operations with new residential developments designed
with commercial developments along arterial roadways
to minimize environmental impact. Development policies
and some lighter industrial uses allowed. Improved site
are focused on prioritizing agricultural uses, rural
plan and design standards, particularly for landscaping,
commercial activities, and tourism that aligned with the
signage, and parking in non-residential areas was
rural character. Flexible, conservation-style residential
recommended to encourage high-quality development.
development that preserved open spaces, integrated
The plan recommended pedestrian facilities be included
natural resources, and maintained historic features were
in all new developments, with the aim of improving
also proposed.
connectivity between key destinations such as
Crossroad Communities: This category prioritizes
residential, commercial, recreational, and school areas.
maintaining the existing character of current
Quality open space was recommended to be an integral
crossroad communities through historic preservation
part of the PGA development. The plan recommended
and sensitive new development that respects the
that infrastructure availability, especially sewer and
crossroad community scale. The plan intended for
water services, be consulted prior to developments.
IMPLEMENTATION STRATEGIES
The 2008 plan concludes with
land use patterns, the plan aimed
uses support the County's rural
various implementation strategies.
to encourage compact growth
economy and character. Overall,
Strategies focused on four core
within the UGB and PGA by
implementation strategies were
elements: 1) land use patterns,
improving coordination between
designed to work cohesively,
2) coordinating public facilities
the Town of Centerville and the
with each supporting various
with development, 3) open space
County on land use, zoning,
elements of the development plan
protection, and 4) historic/
and development policies, and
to guide Hickman County growth
cultural resource protection. For
ensuring densities and land
going forward.
6
I
Hickman County
Introduction
UPDATING THE PLAN
County growth plans, and a coordinating committee to
Beyond state requirements, the land use planning
develop these plans, have been required in Tennessee
process offers communities an invaluable opportunity
since 1998 under Public Chapter 1101-with the
to assess their needs and articulate their vision for
exception of counties with metropolitan governments.
the future. This plan and document are intended to
While plans do not have an expiration date under the
update the future land use plan for the county, with an
statute, their utility is diminished after a period of 20
understanding of Hickman County's current conditions,
years, which is the planning horizon required under law.
growth pressures, and desire for a rural development
Furthermore, any changes to Urban Growth Boundaries
pattern and preservation of natural resources. The
(UGBs) or Preferred Growth Areas (PGAs) necessitate a
process undertaken as part of development of this
formal update of the plan.
report included ongoing and frequent engagement
with the County's Planning Commission, in person and
Adoption and acceptance of an updated Future Land
online community engagement opportunities, revised
Use Plan will refresh and update the activities that led to
placetype development, and, finally, the establishment of
the 2008 plan, and reflect the changing dynamics of the
a revised future land use map to guide development into
county, growth trends in the Middle Tennessee region
the future.
more broadly and their impacts to Hickman County
specifically, and will help ensure compliance with Public
Chapter 1101 requirements.
Future Land Use Plan I
7
EXISTING GROWTH AREAS
The Hickman County Future Land Use Plan does not
formally update the existing Growth Plan. It does,
The Hickman County Growth Plan - last updated in
however, provide clear direction to town and county
2006 - established two Growth Areas, one each for the
leaders on the needed extent of an updated growth area
Town of Centerville and Hickman County. This plan was
when the growth is formally updated.
developed in accordance with the requirements laid out
in Public Chapter 1101, which established a requirement
At the time of publication, Centerville leaders indicated
for all counties - and their constituent jurisdictions - to
an intent to update the Town's own future land use plan.
establish growth areas, sometimes also referred to as
It is recommended that a formal update of the County
Growth Plan be initiated in coordination with the Town's
Urban Growth Boundaries in the context of incorporated
cities and towns.
planning process, which will provide clear direction and
broad public awareness for the update.
Figure 2. Existing County Growth Areas
HICKMAN COUNTY GROWTH AREAS
City of Centerville
Centerville Urban Growth Boundary (UGB)
County Growth Area
46
100
7
40
2301
100
50
50
100
48
N
Miles
0
2.5
5
8
| Hickman County
Introduction
A formal update can be jointly initiated by Centerville
RELATIONSHIP WITH
and Hickman County. The key requirements include
CENTERVILLE GROWTH AREA
convening a coordinating committee, holding at least
one public hearing, and both the Centerville Board of
(URBAN GROWTH BOUNDARY)
Mayor and Alderman and Hickman County Commission
adopting the amended growth plan by resolution.
The Centerville Urban Growth Boundary (UGB) is
designated as the primary area for future growth in the
The coordinating committee must include
Centerville area, in line with Tennessee Public Chapter
representatives from the following entities:
1101. The Hickman County Future Land Use Plan
acknowledges that some county growth should occur in
Hickman County mayor's office;
and around Centerville since the town can better provide
Town of Centerville mayor's office;
urban or suburban services - especially sanitary sewer
and roads - and that the Town of Centerville exercises
Town of Centerville Public Works;
regulatory authority over areas falling within the UGB.
Bon Aqua-Lyles Utility District (largest non-
To this end, the Hickman County Future Land Use
municipally owned county utility provider);
Plan includes the following policies with respect to the
Hickman County Soil Conservation District;
Centerville Growth Area - referred to below as the UGB.
Hickman County Schools;
Coordination with Centerville's Plan - The
Hickman County Chamber of Commerce; and
county accepts Centerville's land use plan and
At-large members (two each from
wants development within the UGB to follow it.
Centerville and Hickman County).
Annexation before Development - The vision
The adopted growth plan is then submitted to the Local
is for most land in the UGB to remain largely
Government Planning Advisory Committee (LGPAC) -
undeveloped until annexed into Centerville and
currently housed within the Tennessee Department of
brought under its land use regulations.
Economic and Community Development (TNECD) - for
Intergovernmental Review - If property owners
final review and approval.
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.
Future Land Use Plan
9
THE
The development of the Future Land Use Plan was
based on research into Hickman County's current
PLANNING
state and needs, continuous coordination with
the Hickman County Planning Commission and
PROCESS
county leadership, and a two-round community
engagement strategy including two online surveys
and eight in-person events.
1
BACKGROUND
2
VISION
The planning process began by reviewing
This step identified areas of common interest
demographic data and previous and existing
as well as priority needs and opportunities. The
plans. Continuous coordination with the
subsequent goals, some of which emphasized
Planning Commission was a feature throughout
trade-offs, were then vetted with the Planning
the process. This guided the planning team
Commission and the community.
in understanding the community's underlying
conditions and needs.
3
LISTEN
The community was engaged over two rounds and the feedback received directly guided plan development. The
initial round focused on overall vision and general preferences while the second round focused on more specific
land use scenarios and associated placetypes.
4
DOCUMENT
5
ADOPT
The planning process began by reviewing
This step identified areas of common interest
demographic data and previous and existing
as well as priority needs and opportunities. The
plans. Continuous coordination with the
subsequent goals, some of which emphasized
Planning Commission was a feature throughout
trade-offs, were then vetted and finalized. The
the process. This guided the planning team
final steps include review and recommendation
in understanding the community's underlying
by the Planning Commission, followed by formal
conditions and needs.
adoption by the County Commission.
10
| Hickman County
Key Issues and Opportunities
SECTION 2
KEY ISSUES AND
OPPORTUNITIES
To better plan for the future of Hickman County, an analysis
of existing conditions and trends was completed to better
understand current development patterns and uses, demographic
conditions and trends, and current infrastructure services and
constraints. This section provides a brief discussion of the key
issues and opportunities identified. A detailed discussion of
existing conditions and trends is included as Appendix A.
Future Land Use Plan I
11
EXISTING LAND USE
This section explores the current land use in Hickman County and provides an overview
of how land is currently utilized across the county. Understanding these patterns is
essential for guiding future development and ensuring balanced growth that meets the
needs of residents while preserving and growing the county's natural and cultural assets.
The land use designations discussed here were drawn from the existing land use dataset
maintained by the Tennessee Comptroller of the Treasury. This discussion does not include
land currently within the municipal limits of the Town of Centerville.
AGRICULTURE
INDUSTRIAL
RELIGIOUS
Agriculture is by far the dominant
Most of the county's industrial
Hickman County is home to a large
land use in unincorporated Hickman
land uses are within the Town
number of houses of worship, many
County, encompassing over 50
of Centerville, concentrated in
of which are concentrated in the
percent of the land.
the Shipps Bend areas. Within
northeast, closest to the county's
unincorporated Hickman County,
population centers. Hickman County
industrial uses are found in
is also home to multiple sites
FOREST & TIMBER
the Nunnelly industrial cluster,
owned and operated by religious
northeast Hickman County, and
institutions for camp or retreat
Forest & Timber is the second most
adjacent to the Centerville Airport.
events. Notable examples include
prevalent land use, representing
Cedar Crest Camp in Lyles and
over one-third of current land use
NaCoMe Camp & Retreat Center
in the county. This use is most
UTILITIES
in Pleasantville.
prevalent on the steep hills and
ridges that characterize much of
Major utility uses include land
Hickman County's topography.
owned by Tennessee Gas Pipeline-
GOVERNMENT
immediately northwest of the Town
of Centerville-and CSX right-of-
Government uses include any
RESIDENTIAL
way that bisects the county from
land use owned and operated by
north to south.
city, county, or state government.
Residential includes all residential
While most are concentrated within
land such as agricultural dwellings,
Centerville, community centers,
rural residential estates, single-
COMMERCIAL
libraries, and schools are examples
family detached homes, and multi-
of such uses in the unincorporated
family housing developments.
Most commercial development in
county. A notable state use is the
These represent just under 10
unincorporated Hickman County are
Turney Center Industrial Complex in
percent of the county's overall
interspersed with current residential
Only, which is owned and operated
land use. Residential land uses are
development or located at key
by the Tennessee Department
concentrated in the northeastern
intersections-particularly between
of Corrections.
portion of the county and the areas
major roadways-within the
immediately adjacent to Centerville.
community. The densest stretch of
commercial land use can be seen in
the northeast portion of the county.
12
Hickman County
Key Issues and Opportunities
Table 1. Existing Land Use Breakdown
Table 2. Developed Land Use Breakdown
EXISTING LAND USE
ACRES
SHARE (%)
DEVELOPED LAND USE
ACRES
SHARE (%)
Agriculture
190,851
50.6%
Residential
34,812
76.1%
Forest & Timber
140,660
37.3%
Industrial
82
0.2%
Residential
34,812
9.2%
Utilities
774
1.7%
Industrial
82
0.0%
Commercial
3,488
7.6%
Utilities
774
0.2%
Religious
1,671
3.7%
Commercial
3,488
0.9%
Government
4,144
9.1%
Religious
1,671
0.4%
Other
795
1.7%
Government
4,144
1.1%
Total
45,766
100.0%
Other
795
0.2%
Total
377,277
100.0%
HICKMAN COUNTY
LAND USE
Agriculture
Forest & Timber
Residential
Industrial
Utilities
Commercial
Religious
Government
Other
Excluded From Study
FEMA Flood Zones
N
Miles
0
2.5
5
Figure 3. Existing Land Use
Future Land Use Plan
13
POPULATION GROWTH AND DEMAND
CURRENT POPULATION
Hickman County has experienced steady, gradual growth
1990s and then experiencing another period of growth
since 2016, growing by approximately 978 residents
beginning in 2016. These growth spurts can generally
or by a growth rate of four percent between 2016 and
be understood to correspond to growth in Middle
2023. Figure 4 helps to illustrate the recent wave of
Tennessee broadly, and the Nashville metropolitan
growth. Though the 2024 American Census Survey Data
region more specifically.
is unavailable for download, census population estimates
for 2024 estimate Hickman County's population to be
Importantly, recent population change has not been
25,859 (+2.5 percent from 2023).
geographically distributed evenly through the county,
with the Town of Centerville and the northeastern
Looking further back, Hickman County hovered between
area around Bon Aqua receiving the largest share of
approximately 13,000 to 16,000 residents through the
population growth since 2012. Moreover, large swaths
1980s, with a steady decline in population through
of the county have experienced a net decrease in
1960. Since then, the county has experienced continued
population over the same period.
growth, with the rate of growth increasing in the
Figure 4. Population (2012-2023)
25,500
25,229
24,678
24,813
24,925
24,996
25,000
24,848
24,481
24,428
24,502
24,354
24,500
24,283
24,251
24,000
23,500
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Figure 5. Population (1900-2020)
30,000
24,690
24,925
25,000
22,295
20,000 - 16,367 - 16,527 - 16,216
15,151 - 16,754
13,613
14,873
13,353
15,000
11,862 - 12,096
10,000
5,000
1900
1910
1920
1930
1940
1950
1960
1970
1980
1990
2000
2010
2020
14
I Hickman County
Key Issues and Opportunities
HICKMAN COUNTY
POPULATION CHANGE
(2014-2023)
Decline ≥ 25%
46
Decline < 25%
BON AQUA
0 10%
100
10-25%
ES
25%+
40
WRIGLEY
7
230
100
50
50
100
48
N
Miles
0
2.5
5
Figure 6. Hickman County Population Change (2014-2023)
FUTURE POPULATION
The Boyd Center for Business and Economic Research,
Tennessee is expected to add nearly a million people
housed at the University of Tennessee-Knoxvill, is the
between 2022 and 2040 (+12.6 percent), while Middle
state's primary source for population projections. The
Tennessee is expected to add nearly 600,000 (+29.1
center projects Hickman County to lose approximately
percent), a majority share of the overall statewide
0.4 percent of its population between 2022 and 2040.
growth. Additionally, recent Census Bureau data
However, other Middle Tennessee and statewide
estimates Hickman County's 2024 population to be
projections suggest that net population growth is still
25,859, which exceeds the Boyd Center's baseline
a possibility, particularly within portions of the county
2024 projection by approximately 200. Other factors
more oriented toward Nashville.
indicating a potential growth trend include the rise of
remote work and the county's fiber internet availability,
rising home prices in Davidson, Williamson, and Dickson
Counties, and an increasing trend of homesteading,
farming, and rural living in younger generations.
Future Land Use Plan
15
INFRASTRUCTURE
POTABLE WATER
Centerville Utilities offers water service within
follow along major roadways with minimal coverage to
Centerville's boundaries while also extending into the
the south and west. Neither service providers provide
eastern, western, and southern sections of the county.
coverage on the eastern edge of the county.
Additionally, Bon Aqua and Lyles Utility District covers
Areas not within the Centerville Utilities and Bon Aqua
much of the Northeastern quadrant of the county,
and Lyles Utility District service areas are serviced
encompassing Bon Aqua, Lyles, and Wrigley. Figure 7
by onsite well water. Additional discussion on utility
shows many of the Centerville Utilities service areas
infrastructure is included in Appendix A.
WATER SERVICE PROVIDERS
Centerville Utilities
Bon Aqua & Lyles Utility District
Figure 7. Hickman
BON AQUA
County Water
40
100
LYLES
Service Providers
WRIGLEY
2307
100
7
CENTERVILLE
50
50
100
48
N
Miles
0
2.5
5
16
| Hickman County
Key Issues and Opportunities
SEWER / WASTEWATER
Wastewater treatment is a critical element of any
With recent conflicts over WADC's planned wastewater
development decision. Hickman County has two sewer
treatment facility and the fight against Lick Creek's
service providers: Centerville Utilities and The Water
selection as a discharge zone, alternatives to centralized
Authority of Dickson County (WADC). Centerville
sewer service may be necessary. An alternative to
utilities offers wastewater treatment service, generally, to
centralized wastewater services is a Decentralized
residents in the Centerville city limits (Figure 8). To the
Wastewater Treatment System (DEWATS) or STEP
northeast, WADC services TN-46 and a short portion of
(Septic Tank Effluent Pumping) systems. Large
TN-7 south of TN-100. Outside of the Centerville Utilities
wastewater systems are extremely costly to operate
and WADC service areas, Hickman County is primarily
and maintain, which often necessitates high population
served by onsite septic. Further growth in the area
densities to keep them cost effective. DEWATS and
may necessitate a more formal solution to wastewater,
STEP have an advantage in less dense or more isolated
particularly in the northeastern portion of the County.
areas as the operational costs are lower and less
While single family residences may be adequately
infrastructure is required.
served by onsite septic, multifamily units or denser tract
housing may be impractical in such cases.
SEWER SERVICE PROVIDERS
Centerville Utilities
Water Authority of Dickson County
Figure 8.
BON AQU
Hickman
40
100
LYLES
County Sewer
Service
WRIGLEY
Providers
2307
7
100
50
50
100
48
N
Miles
0
2.5
5
Future Land Use Plan
I
17
KEY ISSUES AND
OPPORTUNITIES
Current conditions and historical trends
across Hickman County reveal the
following key issues and opportunities
in the update of the County's Future
Land Use Plan. A detailed discussion of
all issues and opportunities examined is
included in Appendix A.
Population and employment trends combined with
community facilities and proximity to Nashville
indicate that Northeast Hickman County is positioned
for more rapid change than the rest of the county;
Limited aquifers and water service areas
necessitate a growth boundary;
Limited sewer services limit long range
possibilities for denser development
outside of Centerville and Bon Aqua;
The county's delicate river ecosystems
necessitate ecological and conservation
based land use decisions;
The county's growth has remained steady but the
surrounding area's growth pressure may increase
the rate of population growth in the future;
The county is overwhelmingly zoned for and
used as agricultural and forestry/timber land.
The majority of residential zoning and land
use is in the northeast of the county;
The majority of workers in the county
commute to other counties for work; and
A disproportionate number of crashes occurred
near the TN-100 and TN-46 junction. Greater
access management and improved roadway
geometry may be necessary as future growth
initiates and matures along these corridors.
SECTION 3
COMMUNITY OUTREACH
AND ENGAGEMENT
To better align the Hickman County Future Land Use Plan with guidance from those who
call the county home, multiple community engagement events were held over the course
of the planning process. Events were held in multiple locations across Hickman County,
as well an online interactive tool, to gather perspectives from various communities in the
study area. The engagement events included open ended questions and activities that
captured participants' aesthetic preferences, favorite aspects of the county, least favorite
aspects, things they want to preserve, and changes they would like to see.
ROUND 1
ISSUES AND
MEETING DETAILS
OPPORTUNITIES
The project team held four open-house style public workshops
in fall 2024. The workshops were designed to identify issues
and opportunities within the study area to help inform the
development of scenarios, identify hot-button issues and
generate ideas. More than 75 people attended the workshops
in person.
Join Us at an
Open House!
The public workshops asked participants to point out their favorite
HICKMAN COUNTY
places and missing amenities in Hickman County, as well as places
Hickman County is updating its Future Land Use Plan to guide future land
they would like to see growth versus preservation. Other exercises
use decisions as well as public investment priorities in community
amenities, infrastructure, services, facilities, and redevelopment.
presented placetypes-or types of development-participants might
We are hosting four open-house public workshops.
Attend the workshop that is most convenient for you.
see in present day Hickman County or in the future, including town
Arrive anytime and stay as long as you like.
OCTOBER 2
OCTOBER
centers, limited retail hubs, suburban living, highway retail nodes,
6:00 p.m. 8:00 p.m.
6:00 8:00 p.m.
East Hickman Community Center
Shady Grove Community Center
5387 TN-100
2013 Leatherwood Rd.
rural/pastoral and rural residential. Placetypes categorize areas
Lyles
Duck River
OCTOBER 29
November 12
by character, using factors such as population density, purpose,
6:00 8:00
6:00 p.m. 8:00 p.m.
Pinewood Church of Christ
Justice Center of Hickman County
6104 Pinewood Rd.
106 College Ave.
transportation choices and surroundings.
Nunnelly
Centerville
Workshop activities are also available online at the project website.
Scan the QR code below.
The placetypes exercise during the first round of public
engagement was a visual preference exercise, inviting participants
to indicate whether they liked or disliked a representative image
of each placetype, as well as where they might like to see the
placetype in Hickman County. Finally, attendees were asked to
share their vision for major areas of Hickman County, including Bon
Aqua, Lyles, Centerville, Nunnelly, Duck River and Pleasantville.
Future Land Use Plan
19
ONLINE EXERCISES
RESULTS
The exercises from the public meeting were posted
Nearly half of workshop attendees and online
on the project website in the form of a survey and an
respondents both live and work in Hickman County, and
interactive map. A link to the online exercises was
the vast majority of attendees have lived in Hickman
included in the public workshop flyers. The survey
County for over 20 years. They value the quiet, small-
received 143 responses, while the map received
town feel of Hickman County, as well as its natural
295 comments.
beauty. Treasured places in the county included Lick
Creek, Piney River, and Duck River as well as community
members' farms, neighborhoods, and community
centers. However, participants noted that they would
like to see more businesses, restaurants, grocery stores
and community places. Contributors largely like all the
placetypes presented, except for suburban living and
highway retail node. Participants prefer that most of the
county remain rural, with growth concentrated around
major roadways and existing communities.
CHANGE OR PRESERVE: DOT
EXERCISE RESULTS
Change
Preserve
N
Miles
0
2.5
5
20
I
Hickman County
Community Outreach And Engagement
PLACETYPES: DOT EXERCISE
RESULTS
Limited Retail Hub
Rural Residential
Rural/Pastoral
Town Center
Highway Retail Node
Suburban Living
N
Miles
0
2.5
5
OPEN-HOUSE STYLE PUBLIC WORKSHOPS
Future Land Use Plan I 21
ROUND 2
SCENARIO EVALUATION
MEETING DETAILS
RESULTS
The second round of four workshops was conducted
Scenarios
in late February and early March 2025 in the same
locations as the first round. More than 40 people
Participants were shown the three Scenarios (Trend,
attended in person. Informed by the results of the first
Growth and Compact) and indicated their preferences
round of public engagement, the project team created
on a continuum indicating whether and to what extent
three Scenarios for community members to provide
they like-or prefer-each scenario.
feedback on: Trend, Growth and Compact.
The Compact Scenario was the most preferred by
The Trend Scenario is a scenario in which growth
attendees at the public meetings, as well as online
patterns and population remain consistent with
contributors. Though the Trend and Growth Scenarios
current trends of growth and development. Residential
also received support, individual opinions were mixed
development primarily occurs throughout northeastern
on each. Respondents worried that future growth would
Hickman County with commercial development along
encroach upon natural assets and community character,
Highway 46.
while others acknowledged recent development pressure
and the need to provide a wider mix of housing and
The Growth Scenario features greater population growth
retail options.
and intensified development patterns in similar areas
to the Trend Scenario. Activity center placetypes (Town
Priorities
Residential, Rural Crossroads, and Regional Commercial)
Meeting attendees were asked to rank priorities -
are utilized in areas where appropriate (i.e., major
identified during the first round of engagement- that
highway nodes, interstate interchanges, and areas with
represented key tradeoffs among each of the three
sewer capacity).
scenarios. Overall, Rural Preservation and Protection
In the Compact Scenario, population growth patterns
of Natural Resources topped the list of priorities, while
remain consistent with current growth trends but
Expansion of Infrastructure, Expansion of Community
areas allowing development are limited to northeastern
Services and Increased Housing Options ranked lower.
Hickman County and the Centerville area-i.e., the
Notably, results varied among meeting locations.
growth areas identified in the 2008 plan.
East Hickman residents placed higher importance on
In addition to the three scenarios, participants also
Expansion of Infrastructure and Viable Agriculture,
reviewed a refined and expanded set of placetypes; the
compared to the other locations. Pinewood attendees
new placetypes exercise offered information of how each
placed Maintain Sense of Community and Character as
would or would not meet the community's priorities
a top priority and Expansion of Infrastructure as a lower
established in the first round of workshops. Finally,
priority. Shady Grove ranked Increased Housing Options
contributors ranked the priorities in order of importance.
and Expansion of Community Services higher than the
other locations, while online participants consistently
ONLINE EXERCISES
ranked Increased Housing Options lowest.
As in the first round of public workshops, materials and
modified exercises were posted on the project website.
A link to the online exercises was included in the public
workshop flyers. In total the online engagement received
465 total responses.
22
Hickman County
Community Outreach And Engagement
Sample
TREND SCENARIO
board from
HICKMAN COUNTY
TENNESSEE
Round 2 of
community
engagement
Place Comments Here
TREND SCENARIO
Placetype
Agricultural
Preservation
Community
Commercial
Conservation
Regional Commercial
Residential Growth
Rural Places
Centerville
Place a sticker on the green arrows below to show how
much you like or dislike this scenario.
Scenario
TREND
GROWTH
COMPACT
Evaluation
SCENARIO
SCENARIO
SCENARIO
Results
19%
Like
40%
39%
Dislike
60%
61%
81%
Priority
Ranking
Exercise
High Priority
Medium Priority
Protection
Rural
Viable
Maintain Sense
Economic
Expansion of
Expansion of
Increased
Low Priority
of Natural
Preservation
Agriculture
of Community/
Development
Infrastructure
Community
Housing Options
Resources
Character
Services
Future Land Use Plan
23
SECTION 4
FUTURE LAND
USE PLAN
GUIDING PRINCIPLES
The development of the future land use plan was informed by guiding principles
that were developed and evaluated over two rounds of engagement and constant
coordination with the Planning Commission.
Protection of Natural Resources
In many ways, Hickman County is characterized by its natural resources. These
include agricultural land, undeveloped wilderness, and scenic-and vulnerable-
waterways. It is clear from public opinion that preserving these resources is
paramount, and this must be balanced with the need to accommodate market-
based growth and provide adequate housing for residents.
Maintain Sense of Community and Character
Hickman County residents enjoy living in the county due in large part to the rural
way of life it provides, including its small-town rural feel, community events, and
close-knit farming communities. Residents often noted the need to drive longer
distances for shopping and employment as well as the interrelationships among
neighbors that mitigated the county's lack of larger commercial conveniences.
Viable Agriculture
Agriculture is part of Hickman County's fundamental identity. Growth at any
scale is often viewed as detrimental to agriculture. Any new development must be
weighted with the preservation of agricultural land.
Expansion of Infrastructure
The key constraint on any development at scale is the infrastructure needed
to support it, particularly water, sewer, and transportation access. The public
recognized the need to strategically and selectively expand infrastructure
only in areas capable of accommodating new growth in a fiscally responsible
manner, ensuring that such growth expands the tax base without imposing new
infrastructure costs and additional tax burdens onto the existing property owners.
24
Hickman County
Future Land Use Plan
Rural Preservation
While many residents are not farmers or arborists, there remains a strong
preference for the quiet rural tranquility that exists throughout much of
Hickman County because of these land uses. Many residents prefer to have
their own private spaces near natural areas with minimal views of neighbors or
street activity.
Increased Housing Options
Housing prices in Hickman County, while generally below those of neighboring
urban counties, have still experienced upward pressure consistent with a recent
statewide trend. Demand for increased housing options is not limited to people
moving into the county. Many younger county residents expressed concern about
finding accessible housing options in the future.
Economic Development
Increased economic activity can offer more local opportunities for shopping
and employment, as well as enhance the county's tax base. Many community
members favored a retail development strategy that emphasizes the county's
existing strengths (e.g., locally-sourced foods, crafts, restaurants). Other
strategies include revenue capture opportunities-particularly along Interstate
40-and industrial development at key sites.
Future Land Use Plan
25
GOALS
The guiding principles underscore the
trade-offs inherent in the planning process.
Goals of the Future Land Use Plan build
off of these guiding principles, and guided
placetype development as well as the
future land use map.
PRESERVE Hickman County's pristine rivers,
creeks, tree canopy, and cave network.
MAINTAIN a rural sense of place through
PLACETYPES
the preservation of low density rural and
agricultural areas.
The Future Land Use Plan includes
nine placetypes, which are defined on
MAINTAIN agriculture as the dominant land
the following pages.
use in the county.
Conservation
Agricultural Preservation
ACCOMMODATE growth through a conservation
approach to the conversion of undeveloped
Rural Places
land into housing.
Residential Growth
Town Residential
DEVELOP housing options that service
community members throughout one's lifespan
Rural Crossroads
and economic status.
Community Commercial
INCREASE tourism, high-paying jobs, and sales
Interchange Area Development
tax revenue.
Industrial
ENCOURAGE responsible development by
promoting developer funded infrastructure
expansion, alleviating the burden falling on
current property owners.
EXPAND grocery and hardware store
availability, diversify shopping options,
and increase access to community
recreation centers.
26 | Hickman County
Future Land Use Plan
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
TRAIL ENTRANCE
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
Protection of Natural
Expansion of Infrastructure
Resources
Maintain Sense of
Viable Agriculture
Community and Character
Rural Preservation
Increased Housing Options
Expansion of Community
Economic Development
Services
Future Land Use Plan I 27
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
HORSESHOE BEND
FAIN
WINES
gutter
Spacing of streets varies
Primary Uses
Single family homes
Farming operations
Limited, small scale businesses
Residential Density
Very low-density with
Protection of Natural
Expansion of Infrastructure
mix of agricultural uses
Resources
Maintain Sense of
Viable Agriculture
Sewer/Septic
Community and Character
Conventional septic
Rural Preservation
Increased Housing Options
Expansion of Community
Economic Development
Services
28
I Hickman County
Future Land Use Plan
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, 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
Protection of Natural
Expansion of Infrastructure
Large lot rural
Resources
residential
Maintain Sense of
Viable Agriculture
Community and Character
Sewer / Septic
Rural Preservation
Increased Housing Options
Conventional septic
Expansion of Community
Economic Development
Services
Future Land Use Plan
29
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 to low 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
Sewer / Septic Sewer or
decentralized / hybrid
Protection of Natural
Expansion of Infrastructure
septic system
Resources
Maintain Sense of
Viable Agriculture
Community and Character
Rural Preservation
Increased Housing Options
Expansion of Community
Economic Development
Services
30
|
Hickman County
Future Land Use Plan
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
Structure heights of one to three stories
Typical Street Pattern
Two-lane roads, collector streets, and two- to four-lane
UNITED STATES POST OFFICE
divided roads
LYLES. TENNESSEE 37098
Curb and gutter used in new developments
Connectivity between new developments should be
encouraged
Primary Uses
Single family homes
Multifamily residences
Community facilities
Commercial
Protection of Natural
Expansion of Infrastructure
Residential Density
Resources
Medium density
Maintain Sense of
Viable Agriculture
residential
Community and Character
Rural Preservation
Increased Housing Options
Sewer / Septic Sewer
or decentralized / hybrid
Expansion of Community
Economic Development
Services
septic system
Future Land Use Plan
31
RURAL CROSSROADS
Definition
DUCK COUNTRY RIVER
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
DOLLAR
Shady Grove
GENERAL
Pinewood
Highway 100 Crossroads
Development Pattern
Mix of commercial and smaller residential lots
DOLLAR GENERAL
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
Sewer / Septic
Conventional septic
Protection of Natural
Expansion of Infrastructure
Resources
Maintain Sense of
Viable Agriculture
Community and Character
Rural Preservation
Increased Housing Options
Expansion of Community
Economic Development
Services
32
I Hickman County
Future Land Use Plan
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
CHAPPELL'S
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
Protection of Natural
Expansion of Infrastructure
Resources
Sewer / Septic Sewer or
Maintain Sense of
Viable Agriculture
decentralized / hybrid
Community and Character
septic system
Rural Preservation
Increased Housing Options
Expansion of Community
Economic Development
Services
Future Land Use Plan
33
INTERCHANGE AREA DEVELOPMENT
Definition
EXIT 152
This placetype corresponds to the two Interstate 40
230 Bucksnort
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
CASO
CORNING TRAVEL CENTER
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
WAFFLE HOUSE
3309
Primary Uses
Commercial uses
Residential Density
Restricted residential uses
Sewer / Septic
Sewer or decentralized /
Protection of Natural
Expansion of Infrastructure
hybrid septic system
Resources
Maintain Sense of
Viable Agriculture
Community and Character
Rural Preservation
Increased Housing Options
Expansion of Community
Economic Development
Services
34
Hickman County
Future Land Use Plan
INDUSTRIAL
Definition
This placetype provides space for light- to medium-intensity
industrial activities. It is intended to accommodate
CENTERVILLE
....
MUNICIPAL
warehousing, light manufacturing, machining, and wholesale
AIRPOPRT
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
a
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
Protection of Natural
Expansion of Infrastructure
Resources
Maintain Sense of
Viable Agriculture
Community and Character
Rural Preservation
Increased Housing Options
Economic Development
Expansion of Community
Services
Future Land Use Plan I
35
FUTURE LAND USE MAP
As part of the Future Land Use Plan, placetypes were finalized
and a series of alternative scenarios were developed for comment
and reaction by the county. Three scenarios were initially
developed for public feedback, allowing the project team to
further gauge county objectives, weigh them against each other,
and develop a final Future Land Use Map.
The final Future Land Use Map synthesizes aspects of all three scenarios (Growth,
Trend, and Compact). The Compact scenario was weighted heavily, especially in the
south and west of the county, preserving the majority of the county as an agricultural
placetype. Elements of the Growth scenario were incorporated as well, including
community commercial and town residential development along TN-46 and TN-100,
rural crossroads in the county's town centers and prominent intersections, as well as
interchange commercial development along I-40 interchanges.
The Future Land Use Map shows a primarily agricultural and rural residential county.
The plan shows the most intense growth occurring in the northeast, specifically along
TN-46, TN-7, and TN-100. Further residential growth at lower densities is also shown
to occur in the northeast. The plan highlights ten rural crossroad areas, all located
in established town centers or state highway intersections with a few existing retail
establishments. Additionally, the Interchange Area Development placetype was
selected for both exit 148 and 152 on I-40.
The Future Land Use Map is not a zoning proposal and does not determine what will
happen to any single parcel. It merely provides guidance for how land could be used
in the future, subject to infrastructure availability and market conditions. Directly
informed by residents' values and goals, Future Land Use planning guides where
future development and redevelopment should occur.
The Future Land Use Map should be referenced along with the County Zoning codes
and maps when development applications come before regulatory and legislative
bodies. The Future Land Use Map provides assistance when considering rezoning
applications and future development patterns.
36 | Hickman County
Future Land Use Plan
Figure 11. Future Land Use Map
46
BON AQUA
100
LYLES
PINEWOOOD
40
WRIGLEY
7
230
NUNNELLY
100
COBLE
LITTLELOT
50
50
SHADY GROVE
100
48
N
PLACETYPE
Conservation
Rural Crossroads
Agricultural
Community
Preservation
Commercial
Rural Places
Interchange Area
Residential Growth
Development
Industrial
Town Residential
Centerville Urban
Growth Boundary
Future Land Use Plan I 37
SECTION 5
IMPLEMENTATION
The Hickman County Future Land Use Plan serves as a guide to inform
future land use decisions including general development patterns and
preferences, regulations, types and intensities of development, and
rezoning considerations.
The recommendations contained within this report are intended to supplement Hickman County's
Zoning Resolution. This document provides policy direction for future land use decisions,
including rezoning of property, that contributes to the desired future growth strategy for Hickman
County over the next twenty years. If a transformational event occurs, such as a significant
expansion of sanitary sewer infrastructure or major industrial development, the Plan should be
revisited to understand how the catalytic event may impact future land use in the area.
Additionally, to guide these implementation efforts, the framework established by the
guiding principles and subsequent goals was expanded to included specific objectives and
action strategies.
ZONING RECOMMENDATIONS
FUTURE LAND USE TO
ZONING AND SUBDIVISION
ZONING COMPATIBILITY
ORDINANCES
A Future Land Use Map is used to help determine the
The County's zoning and subdivision ordinances should
appropriate zoning for the property being developed.
be reviewed and updated to address the changes
Each placetype has one or a series of zoning districts
proposed in this Future Land Use Plan. While changes
that are compatible or partially compatible with the
will likely be implemented over time, the following
placetype. The zoning compatibility crosswalk shown in
discussion highlights general observations regarding
Table 3 shows the relationship between the placetypes
compatibility between the Plan's placetypes and the
and Hickman County's current zoning ordinance. Zoning
County's existing zoning districts.
districts have been listed as compatible ("C"), partially
compatible ("PC"), or not compatible ("NC") within each
of the corresponding land use categories.
38
Hickman County
Future Land Use Plan
Table 3. Future Land Use and Zoning
FUTURE LAND USE PLACETYPES
Compatibility Crosswalk
Agricultural
Preservation
Community
Commercial
Conservation
Industrial
Interchange Area
Development
Residential
Growth
Rural Crossroads
Rural Places
Town Residential
A-1: Agriculture-Forestry
c
c
c
c
c
c
c
c
c
C-1: General Commercial
NC
c
NC
NC
PC
NC
PC
NC
NC
ZONING DISTRICTS
C-2: Commercial
NC
c
NC
PC
PC
NC
PC
NC
NC
I-1: General Industrial
NC
NC
NC
c
NC
NC
NC
NC
NC
I-2: Heavy Industrial
NC
NC
NC
c
NC
NC
NC
NC
NC
R-1: Suburban Residential
PC
NC
NC
NC
NC
c
NC
PC
c
R-2: High-Density Residential
NC
NC
NC
NC
NC
PC
NC
NC
c
A-1
Agriculture-Forestry
This zoning district most closely
with Conservation areas could
Rural Places: A-1 and Rural Places
resembles the Conservation,
require downzoning, removal of
are similar in visual and land use
Agricultural Preservation, and
structures, or land use restrictions
character, but have slightly higher
Rural Places placetypes. The
if necessary.
development density,
following should be considered
Agricultural Preservation: A-1 and
This zoning district is generally
when determining an A-1
this placetype support agricultural
compatible to be restructured into
district's compatibility with the
development. A-1 allows lots as
any of the nine future land use
following placetypes:
small as one acre. This zoning
placetypes due to its relatively
Conservation: A-1 permits
would be low-density with a mix of
undeveloped nature and large lot
development, including homes and
agricultural uses.
size, so long as specific utility,
structures, while the Conservation
permitted use, and lot size
placetype focuses on zero or very
requirements are accounted for
limited development. Aligning A-1
during the rezoning process.
Future Land Use Plan 39
R-1
Suburban Residential
This zoning district most closely
focus on single family developments
rezoned to serve Town Residential
resembles the Residential Growth
or duplexes. However, R-1 currently
purposes, provided that public
and Town Residential and is partially
allows higher density development,
sewer system or decentralized /
compatible with the Agricultural
with lots as small as 15,000
hybrid septic system requirements
Preservation and Rural Places
square feet.
are met.
placetypes. The following should
Town Residential: R-1 and this
Some R-1 zones may be compatible
be considered when determining
placetype both support medium
with Rural Places and Agricultural
an R-1 zone's compatibility with the
density development. However,
Preservation placetypes provided
following placetypes:
Town Residential placetypes also
the R-1 lots meet the development
Residential Growth: R-1 and this
aim for higher density development,
density and primary use criteria of
placetype both support low-to-
including townhomes and multi-
these placetypes.
medium density development and
family residences. R-1 can be
R-2
High-Density Residential District
This zoning district most closely
Town Residential: The R-2 zoning
Some R-2 lots may be compatible
resembles the Town Residential
district and Town Residential
with the Residential Growth
placetype and is partially compatible
placetype both aim for medium
placetype as long as the R-2 lots
with the Residential Growth
to high residential development.
meet the minimum development
placetype. The following should be
The R-2 zoning district requires
density and primary use
considered when determining an
public sewer systems, while
requirements of the Residential
R-2 zone's compatibility with the
the Town Residential placetype
Growth placetype.
following placetypes:
requires public sewer systems
or decentralized / hybrid septic
systems.
C-1
General Commercial District
This zoning district most closely
transportation corridors. The C-1
C-1 parcels may be compatible with
resembles the Community
zoning district does not require
Rural Crossroads and Interchange
Commercial placetype and is
public sewer systems on all lots,
Area Development placetypes as
partially compatible with the
and the Community Commercial
long as the parcels meet minimum
Rural Crossroads and Interchange
placetype calls for public sewer
lot size, public utility, and permitted
Area Development placetypes.
OR decentralized / hybrid septic
use criteria of these placetypes. The
The following should be
systems. Updates to C-1 parcel
general character of existing C-1
considered when determining a
sewer/septic systems may be
districts may be currently developed
C-1 zone's compatibility with the
needed. C-1 zoning district land
for higher intensity use than these
following placetypes:
area requirements are generally
placetypes call for and special
Community Commercial: The C-1
compatible with the Community
consideration must be given to use
zoning district and Community
Commercial placetype, but attention
type and intensity in these areas.
Commercial placetype are both
may be required for any residential
predominantly commercial areas
units placed on these parcels.
which generally follow major
40
Hickman County
Future Land Use Plan
C-2
Commercial District
This zoning district most closely
for less intensive commercial use,
Rural Crossroads, and Interchange
resembles the Community
so upscaling development to match
Area Development placetypes.
Commercial placetype and is
a Community Commercial area's
The lower density and intensity of
partially compatible with the
land use vision may be required. The
C-2 zone developments may make
Industrial, Rural Crossroads, and
C-2 zoning district does not require
these areas particularly suitable for
Interchange Area Development
public sewer systems on all lots
repurposing into Rural Crossroads
placetypes. The following should
while the Community Commercial
and Interchange Area Development
be considered when determining a
placetype calls for public sewer
placetypes, which follow similar
C-2 district's compatibility with the
OR decentralized / hybrid septic
guidelines in terms of development
following placetypes:
systems. C-2 zoning district land
intensity and preferred land use.
Community Commercial: The C-2
area requirements are generally
In some instances, C-2 zoning
zoning district and Community
compatible with the Community
districts may be repurposed for light
Commercial placetype are both
Commercial placetype.
industrial use if lot size, utility, and
predominantly commercial areas.
The C-2 zoning district is partially
development density requirements
are met.
C-2 zones are generally developed
compatible with the Industrial,
I-1 I-2
General Industrial District and Heavy Industrial District
These zoning districts are
intensity industrial activities. The
order to limit the amount of noise,
specifically designated for
I-1 and I-2 zoning districts and the
light, and other disturbances
industrial use, therefore Industrial
Industrial placetype are intended
experienced. Due to the unique and
is the most compatible placetype
to accommodate warehousing,
sometimes hazardous permitted
with these districts. Similarities
manufacturing, machining, and
uses in industrial zoning districts,
between the I-1 / I-2 zone and the
wholesale uses. Adequate buffers
repurposing I-1 and I-2 zones into
Industrial placetype come from their
should be left between these
other non-industrial placetypes is
permitted uses of light- to high-
uses and other placetypes in
not advisable.
Future Land Use Plan
41
ADDITIONAL
RECOMMENDATIONS
Additionally, to guide implementation
efforts, the framework established by the
guiding principles and subsequent goals was
expanded to included specific objectives and
action strategies.
GOAL
MAINTAIN agriculture as the
dominant land use in the county.
Encourage and incentivize the conversion of
agricultural lands to Land Trusts, preserving
GOAL
agricultural land for generations.
PRESERVE Hickman County's
Develop and maintain an inventory of
pristine rivers, creeks, tree canopy, and
Hickman County's agricultural resources.
cave network.
Enhance the capacity of Hickman County
farmers to continue agricultural activities
(e.g., small scale meat processing or canning
Investigate the feasibility of a Transfer of
facilities) while promoting agricultural activities
Development Rights (TDR) tool to compensate
and a farming ethic among local residents.
property owners for preserving agricultural land
Ensure nuisance ordinances favor
or undeveloped land in sensitive ecosystems.
existing agricultural operations and
promote a Right-to-Farm ethos.
The TDR tool could empower property
Reduce potential conflicts between agricultural
owners to sell their development rights to
land uses and other land uses through buffering,
properties suitable for denser development
setbacks, or other creative strategies.
in exchange for a permanent conservation
easement or restrictive covenant.
Develop regulatory language that strengthens
buffer requirements along waterways,
GOAL
MAINTAIN a rural sense of place
dedication of greenway easements, and
the construction of buildings higher than
through the preservation of low density
one foot above base flood elevations.
rural and agricultural areas.
Develop incentives that encourage
developers to take a conservation subdivision
approach to developments (e.g., clustered
Residential areas designated as Rural
subdivisions with open spaces for water
Residential should be updated to the
table regeneration and local flora/fauna).
compatible zoning designation if not already.
Consider the impacts upon natural resources when
new developments are proposed and implement
safeguards as necessary to ensure their protection.
42
Hickman County
Future Land Use Plan
GOAL
ACCOMMODATE growth through a
GOAL
ENCOURAGE responsible
conservation approach to the conversion of
development by promoting developer
undeveloped land into housing.
funded infrastructure expansion, alleviating
the burden falling on current
property owners.
Continue to assess the appropriateness
of residential development based upon
factors like well-draining soil, floodplains, the
Avoid reliance on increased property taxes to
capacity of soils, streams, and ground water
finance infrastructure necessitated by population
to support additional residential functions
growth and increased housing density.
such as septic tank effluent absorption.
Alleviate funding gaps which typically occur
Any new subdivisions should be designed
in growth related infrastructure expansion.
to accommodate future development,
Condition zoning changes, density increases,
including provision of street connections as
and large scale residential approval on
may be necessary to ensure the adjoining
demonstrated infrastructure capacity or
properties may accessed once developed.
developer funded improvements.
GOAL
DEVELOP housing options that
GOAL
EXPAND grocery and hardware
service community members throughout
store availability, diversify shopping options,
one's lifespan and economic status.
and increase access to community
recreation centers.
Diversify the county's housing stock to
offer housing options throughout one's
Encourage/promote locally sourced products
lifespan and economic status.
and companies (e.g., Pick Tennessee) via
Hickman County social media and websites.
Where possible, Hickman County
should purchase derelict properties and
rehabilitate them for future businesses.
GOAL
INCREASE tourism, high-paying
jobs, and sales tax revenue.
Establish a zoning overlay district in rural
crossroads areas to allow for more flexible
uses of structures (e.g., mixed use districts).
Encourage the use and rehabilitation of
existing industrial building stock for reuse
as industrial facilities or as other innovative
uses that reduces costs and materials
involved with new development.
Continue to partner with community groups
and utilize Hickman County social media and
websites to enhance tourism activities based
upon the county's natural beauty and culture.
Future Land Use Plan 43
HICKMAN COUNTY
TENNESSEE

## Table 1

| Section 1 Introduction 1 |  |
| --- | --- |
| Section 2 Key Issues and Opportunites 2 |  |
| Section 3 |  |
| Community Outreach and Engagement 8 |  |
| Section 4 Future Land Use Plan. 27 |  |
| Section 5 Implementation 37 |  |

## Table 2

| HICKMAN FUTURE | COUNTY LAND USE PLAN |  |  |  |
| --- | --- | --- | --- | --- |
| Hickman Local | County Roads |  |  |  |
| County | Highways |  | BON AQUA | 46 |
| State | Highways |  |  | 100 |
| Interstate |  |  | LYLES |  |
| Rivers | and Streams | 40 |  | 7 |
| Excluded | From Study |  | WRIGLEY O |  |
|  | Miles | [X] 2307 50 100 48 | 100 50 | N |
| 0 2.5 | 5 |  |  |  |

## Table 3

| EXISTING LAND USE | ACRES |  | SHARE (%) |
| --- | --- | --- | --- |
| Agriculture |  | 190,851 | 50.6% |
| Forest & Timber |  | 140,660 | 37.3% |
| Residential |  | 34,812 | 9.2% |
| Industrial |  | 82 | 0.0% |
| Utilities |  | 774 | 0.2% |
| Commercial |  | 3,488 | 0.9% |
| Religious |  | 1,671 | 0.4% |
| Government |  | 4,144 | 1.1% |
| Other |  | 795 | 0.2% |
| Total |  | 377,277 | 100.0% |

## Table 4

| DEVELOPED LAND USE | ACRES |  | SHARE (%) |
| --- | --- | --- | --- |
| Residential |  | 34,812 | 76.1% |
| Industrial |  | 82 | 0.2% |
| Utilities |  | 774 | 1.7% |
| Commercial |  | 3,488 | 7.6% |
| Religious |  | 1,671 | 3.7% |
| Government |  | 4,144 | 9.1% |
| Other |  | 795 | 1.7% |
| Total |  | 45,766 | 100.0% |

## Table 5

| HICKMAN COUNTY POPULATION CHANGE (2014-2023) |  |
| --- | --- |
| [X] Decline ≥ 25% | 46 |
| Decline < 25% | BON AQUA |
| 0 10% | 100 |
| 10-25% | ES |
| 25%+ | 40 WRIGLEY |
|  | 7 230 100 50 50 100 48 N |
| Miles |  |
| 0 2.5 5 |  |

## Table 6

| KEY ISSUES AND OPPORTUNITIES |  |
| --- | --- |
| Current conditions and historical trends |  |
| across Hickman County reveal the |  |
| following key issues and opportunities |  |
| in the update of the County's Future Land Use Plan. A detailed discussion of |  |
| all issues and opportunities examined is included in Appendix A. |  |
| Population and employment trends combined with community facilities and proximity to Nashville indicate that Northeast Hickman County is positioned for more rapid change than the rest of the county; |  |
| Limited aquifers and water service areas necessitate a growth boundary; |  |
| Limited sewer services limit long range possibilities for denser development outside of Centerville and Bon Aqua; |  |
| The county's delicate river ecosystems necessitate ecological and conservation based land use decisions; |  |
| The county's growth has remained steady but the surrounding area's growth pressure may increase the rate of population growth in the future; |  |
| The county is overwhelmingly zoned for and used as agricultural and forestry/timber land. The majority of residential zoning and land use is in the northeast of the county; |  |
| The majority of workers in the county commute to other counties for work; and |  |
| A disproportionate number of crashes occurred near the TN-100 and TN-46 junction. Greater access management and improved roadway geometry may be necessary as future growth initiates and matures along these corridors. |  |

## Table 7

|  |  |  | [X] |  |  |
| --- | --- | --- | --- | --- | --- |

## Table 8

| Scenario Evaluation | TREND SCENARIO | GROWTH SCENARIO | COMPACT SCENARIO |
| --- | --- | --- | --- |
| Results Like Dislike | 40% 60% | 39% 61% | 19% 81% |

## Table 9

| Protection of Natural Resources | [X] | Expansion of Infrastructure |  |
| --- | --- | --- | --- |
| Maintain Sense of Community and Character | [X] | Viable Agriculture | [X] |
| Rural Preservation | [X] | Increased Housing Options |  |
| Economic Development |  | Expansion of Community Services |  |

## Table 10

| Protection of Natural Resources | [X] | Expansion of Infrastructure |  |
| --- | --- | --- | --- |
| Maintain Sense of Community and Character | [X] | Viable Agriculture | [X] |
| Rural Preservation | [X] | Increased Housing Options |  |
| Economic Development |  | Expansion of Community Services |  |

## Table 11

| Protection of Natural Resources | [X] | Expansion of Infrastructure |  |
| --- | --- | --- | --- |
| Maintain Sense of Community and Character | [X] | Viable Agriculture | [X] |
| Rural Preservation | [X] | Increased Housing Options | [X] |
| Economic Development |  | Expansion of Community Services |  |

## Table 12

| Protection of Natural Resources |  | Expansion of Infrastructure | [X] |
| --- | --- | --- | --- |
| Maintain Sense of Community and Character | [X] | Viable Agriculture | [X] |
| Rural Preservation |  | Increased Housing Options | [X] |
| Economic Development |  | Expansion of Community Services |  |

## Table 13

| Protection of Natural Resources |  | Expansion of Infrastructure | [X] |
| --- | --- | --- | --- |
| Maintain Sense of Community and Character | [X] | Viable Agriculture |  |
| Rural Preservation |  | Increased Housing Options | [X] |
| Economic Development | [X] | Expansion of Community Services | [X] |

## Table 14

| Protection of Natural Resources |  | Expansion of Infrastructure |  |
| --- | --- | --- | --- |
| Maintain Sense of Community and Character | [X] | Viable Agriculture |  |
| Rural Preservation | [X] | Increased Housing Options | [X] |
| Economic Development | [X] | Expansion of Community Services | [X] |

## Table 15

| Protection of Natural Resources |  | Expansion of Infrastructure | [X] |
| --- | --- | --- | --- |
| Maintain Sense of Community and Character | [X] | Viable Agriculture |  |
| Rural Preservation |  | Increased Housing Options |  |
| Economic Development | [X] | Expansion of Community Services | [X] |

## Table 16

| Protection of Natural Resources |  | Expansion of Infrastructure | [X] |
| --- | --- | --- | --- |
| Maintain Sense of Community and Character |  | Viable Agriculture |  |
| Rural Preservation |  | Increased Housing Options |  |
| Economic Development | [X] | Expansion of Community Services |  |

## Table 17

| Protection of Natural Resources |  | Expansion of Infrastructure | [X] |
| --- | --- | --- | --- |
| Maintain Sense of Community and Character |  | Viable Agriculture |  |
| Rural Preservation |  | Increased Housing Options |  |
| Economic Development | [X] | Expansion of Community Services |  |

## Table 18

|  |  |  | BON AQUA | 46 |
| --- | --- | --- | --- | --- |
|  |  |  |  | 100 |
|  |  |  | LYLES |  |
| 40 |  |  | PINEWOOOD |  |
|  |  |  | WRIGLEY | 7 |
|  | [X] 230 | NUNNELLY |  |  |
|  |  |  | 100 |  |
|  |  |  |  |  |
|  |  |  |  |  |
|  |  |  |  |  |
|  |  |  |  |  |
| COBLE | 50 |  |  | LITTLELOT |
|  |  |  |  |  |
|  |  |  | 50 | SHADY GROVE |
|  |  |  |  |  |
|  |  |  |  |  |
|  | 100 |  |  |  |
|  |  | 48 |  | N |
|  |  |  |  |  |

## Table 19

| [X] Conservation | [X] Rural Crossroads |
| --- | --- |
| Agricultural Preservation | [X] Community Commercial |
| Rural Places | [X] Interchange Area |
| Residential Growth | Development |
| Town Residential | [X] Industrial |
|  | Centerville Urban Growth Boundary |

## Table 20

|  | Zoning Compatibility Crosswalk |  |  | FUTURE | LAND | USE |  | PLACETYPES |  |  |
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
|  |  | Agricultural Preservation | Community Commercial | Conservation | Industrial | Interchange Area Development | Residential Growth | Rural Crossroads | Rural Places | Town Residential |
|  | A-1: Agriculture-Forestry | [X] c | [X] c | c | [X] c | c | [X] c | [X] c | [X] c | [X] c |
|  | C-1: General Commercial | NC | c | NC | NC | PC | NC | PC | NC | NC |
| DISTRICTS | C-2: Commercial | NC | c | [X] NC | PC | PC | [X] NC | PC | NC | NC |
|  | I-1: General Industrial | NC | NC | NC | c | NC | NC | [X] NC | NC | NC |
| ZONING | I-2: Heavy Industrial | NC | NC | [X] NC | [X] c | [X] NC | NC | NC | NC | NC |
|  | R-1: Suburban Residential | PC | NC | NC | NC | NC | [X] c | [X] NC | PC | [X] c |
|  | R-2: High-Density Residential | [X] NC | NC | [X] NC | NC | NC | PC | [X] NC | NC | [X] c |

## Table 21

| GOAL ACCOMMODATE growth through a conservation approach to the conversion of undeveloped land into housing. |  | GOAL ENCOURAGE responsible development by promoting developer funded infrastructure expansion, alleviating the burden falling on current property owners. |
| --- | --- | --- |
| Continue to assess the appropriateness of residential development based upon factors like well-draining soil, floodplains, the capacity of soils, streams, and ground water to support additional residential functions such as septic tank effluent absorption. Any new subdivisions should be designed to accommodate future development, including provision of street connections as may be necessary to ensure the adjoining properties may accessed once developed. |  | Avoid reliance on increased property taxes to finance infrastructure necessitated by population growth and increased housing density. Alleviate funding gaps which typically occur in growth related infrastructure expansion. Condition zoning changes, density increases, and large scale residential approval on demonstrated infrastructure capacity or developer funded improvements. |