ÿWPC>  Á ½Gox –ÂÑóf)#?…`˜q«q—ÕÇܽsmè û˜ýŸjŠ–¡ñ,üYõÉÑTýL¸“ű¯«%TfÎ{î︵Ìž±M¼ÍÐÜA¡¼ÇEb˜”óùÜìš Ø‡,p-~ÇÍÒ„Gƒ17v>æ—>z !/¸duZU–ÔäD;FŽ4”Wì‹»ICÑmÝÍØæåË ¬¼è·]ïfßíÜLþõj‡þq[8¾š>K¸½ýÀˆMunàF¥rÒó25õ÷P¼ìÚÙ—ï Æ¾GÍ,#p±"À,¬SJåF´:=£{H¡¿Z1jO g®®„ßìA½VB*BU$J ª¤ Q‘R½¹í>GE÷Ý¡Xõ!Òç*ÊzÂHj«{ìõ CtŸ6!1²rTî«‘³Deæö:ÒͨMBºÄA£W—€ks×7¼+8 èâsüÖÌå“ýje¼£p”T"3§Ÿ+õ™éåàl¢Ç_¤ý»¯¸(̽ž#i/±ª #,kS}}4iÕØ¢-•0 Ûb³ú[ ¬]O· =ÝÇ Á>v¿?æáÀ`w(b5öÆñ÷2UG~m¿È´Z6¬wœëjõÎJÔ²}sÑàêíÃÙc2,Nªy>Ø]d z%TÙÉ‘d#!xUN™ %ç 0(í^  w! 4% 9 H mJ U Na 1u¯ UN$ Nr 1‡t 0cû z^ 0DØ Ø 1‡ 72£ Õ U@Ý ‡ 0³¤ 0DWW4›U:ÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏÏ B     0D& D5jjjjj AQŸÆð 0D¶ 0Dú˜HP LaserJet 8000 DN PSØÚØÚÚØØÚ0(ÈhH  Z6Times New Roman RegularX($¡¡¼ŒG'L {Z='ê:i¢Ø+003|xÿU‹ÿÀÀÀ(ÖÃ9 Z ‹6Times New Roman Regular##37=CIQYag­­1.a.i.(1)(a)(i)1)a)(ÖÃ9 Z‹6Times New Roman Regular(CEKQW]cioAutoList5i.i.i.i.i.i.i.i.(;3£$´´Ô2#ÔÚ  Ú0Ú  Ú.Ô3  Ôà0  à pÑÑÑ  ÑÑTR[¬ AØ'ÿ Legal[¬ AØ'ÿ Legal AØ'ÿ Legal AØ'ÿ LegalTÑ(3¯$©©Ý ƒ!ÝÝ  Ý(ehCEKQW]cioAutoList41.1.1.1.1.1.1.1. i) (ÆúI Z‹(Times New Roman  }Ý ƒj±$ÝÒ€°ÒÒ„°ÒÔ€X XXXÔÓ  Óà Ø àòòÚ  Ú1Ú  ÚóóÝ  ÝÔ_Ô€€Ô‡X RXXX ÔWe€note€that€the€photographs€also€show€a€barn€and€silo€in€the€distance€apparentlyÐ ° Ðrelated€to€another€property€not€involved€in€this€dispute.Ô#†X XXX Rœ#Ô(c(2k•$¤¤Ý ƒ!ÝÝ  ÝÒ€°ÒÒ„°ÒÔ€X5BXXXÔÓ  Óà Ø àòòÚ  Ú0Ú  Úóó(#Ã$òòÚ  Ú0Ú  Úóó *Ý ƒb¯"ÝÝ  ÝÔ_ÔÔ€XוXXXÔÔ€geXXוÔÓ  Óò òÔ Ad ÔFILEDÔ€XוXgeÔÐ  ÐÌOctober€7,€1999ÌÌCecil€Ô_ÔCrowsonÔ_Ô,€Jr.ÌAppellate€Court€ClerkÔdAxÔó ó,c½¬AZ‹"Arial Regular d(3¯$££Ý ƒ!ÝÝ  ÝVVVV)ÿÿ!dxdxabZc[Cþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(3¯$¢¢Ý ƒ!ÝÝ  Ý($$””ò òÚ  Ú1Ú  Úó óÝ ƒ!ÝÝ  ÝÔ_ÔÑTR[° AØ'ÿ Legal3Ø' AØ'ÿ Legalÿ3Ø'TÑÒ€°ÒÒ„°ÒÔ‡ X5BXXXÔÔ‡ ¼Æl»X X5BÔÑ€ÇæÑßx€`[B2.jz´•ÿ`  `€€@ÿEž°` 8ttxPÖ°( xßÔ_Ôà@  êàò òIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@{{(êàAT€NASHVILLEˆÌÌó óÌDON€BRUNETTI,à@ÃÃ.êà)ˆÐ þN Ðà@ÃÃ.êà)ˆÌÓ-€ü(‚X˜‘X°œX-Óà Ø àPlaintiff/Appellant,à@ÃÃ.êà)ˆà  àAppeal€No.Ð " r Ðà@ÃÃ.êà)ˆà  à01A01„9803„CV„00120Ð 4 „ ÐØØÓb€ (83 bÓvs.à@ÃÃ.êà)ˆÐ F – Ðà@ÃÃ.êà)ˆà  àWilliamson€County€CircuitÐ X¨  ÐBOARD€OF€ZONING€APPEALS€OFà@ÃÃ.êà)ˆà  àNo.€€€97085Ð jº  ÐWILLIAMSON€COUNTY,€et€al.,à@ÃÃ.êà)ˆÐ |Ì  Ðà@ÃÃ.êà)ˆÌà Ø àDefendants/Appellees.à@ÃÃ.êà)ˆÐ  ð  ÐÌÔ#† X5BX» ¼Ælº#ÔÔ‡ »Æl»X X5BÔÓ  ÓÌAPPEAL€FROM€THE€CIRCUIT€COURTÌFOR€WILLIAMSON€COUNTYÌÌÌTHE€HONORABLE€HENRY€DENMARK€BELL€PRESIDINGÌÓ9°,X‚Xì“X€ü(‚X˜‘X9ÓÌÓ  ÓÌMARK€C.€ADAMSÌ136€4òòthóó€Avenue€SouthÐ f¶ ÐFranklin,€Tennessee€37064ÌÌÔ#† X5BX» »Æl #ÔÔ‡ ¼Æl»X X5BÔATTORNEY€FOR€PLAINTIFF/APPELLANTÐ œ!ì ÐÌÌDOUGLAS€A.€BRACE,ÌREBECCA€C.€BLAIRÌOrtale,€Kelley,€Herbert€&€CrawfordÌThird€Floor,€Noel€PlaceÌ200€Fourth€Avenue,€NorthÌNashville,€Tennessee€37219ÌÌATTORNEYS€FOR€DEFENDANTS/APPELLEESÌÌÓ  ÓÌò òAFFIRMED€AND€REMANDEDó óÐ †/Ö*( ÐÓ  ÓÌà Ø àà ¼ àà è àPATRICIA€J.€COTTRELL,€JUDGEÌÌCONCUR:ÌÌCANTRELL,€P.€J.ÌCAIN,€J.ÌÔ#† X5BX» ¼Ælo#ÔÔ#†X5BXX X5B›#ÔÓ  Óò òÔ‡„8Û „XX5BÔÔ‡ „8Û „ „„8ÛÔÐ  8h30 ÐÑÇæÑâ âÑÑÑ  ÑÑTR[ì AØ'ÿ Legal[ì AØ'ÿ Legal  AØ'ÿ Legal  AØ'ÿ LegalTÑâ âÑ  ÑÔ_ÔÑ8€» »ddÈ8ÑOPINIONó óÔ#†„Ú„ „ „IwŠ #ÔÔ#†X X„„Úk #ÔÐ ° ÐÌÔ‡ X RXXX ÔÓÓÓ  Óà Ø àÔ€ ¼~.»X X RÔThis€is€an€appeal€of€the€trial€courtððs€affirmance,€in€a€writ€of€certiorariÐ P Ðaction,€of€a€decision€of€the€Williamson€County€Board€of€Zoning€AppealsÐ $ t Ðinterpreting€and€applying€provisions€of€the€Williamson€County€ZoningÐ H ˜ ÐOrdinance.€€The€Appellant,€Mr.€Brunetti,€is€a€neighbor€of€Mr.€Brian€Sanders,€andÐ l ¼ Ðobjects€to€the€operation€of€two€grain€bins€(sometimes€referred€to€as€silos)€on€Mr.Ð à  ÐSandersððs€5„acre€parcel€in€Williamson€County,€which€is€zoned€ð ðEstate.ðð€€TheÐ ´  ÐBoard€of€Zoning€Appeals€interpreted€state€statute€and€local€ordinance€to€allowÐ Ø( Ðthis€ð ðagriculturalðð€use.€€We€affirm.Ð üL ÐÔ#†¼ »» ¼~.#ÔÔ‡ ¼~.» »¼Ôà Ø àIn€1994,€Brian€Sanders€erected€two€grain€bins€on€his€5„acre€parcel€locatedÐ  p Ðin€Williamson€County€after€consulting€with€Lee€Sanders,€Codes€ComplianceÐ D” ÐDirector€for€Williamson€County,€who€advised€Brian€Sanders€that€the€grain€binsÐ h¸ Ðwould€constitute€an€agricultural€use,€thereby€exempting€the€land€from€localÐ ŒÜ Ðzoning€ordinance€by€operation€of€state€statutory€provisions.€€He€further€advisedÐ °  ÐMr.€Sanders€that€agricultural€uses€were€permitted€in€the€zoning€classificationÐ Ô"$ Ðapplicable€to€the€property.Ð ø$H  Ðà Ø àDon€Brunetti€is€an€adjacent€neighbor€of€Brian€Sanders€and€objects€to€theÐ 'l"  Ðgrain€bins.€€After€other€actions,€by€letter€dated€August€15,€1996,€Mr.€BrunettiÐ @)$" Ðrequested€from€the€Community€Development€Director€an€interpretation€of€theÐ d+´&$ ÐWilliamson€County€Zoning€Ordinance€as€it€related€to€Mr.€Brian€Sandersððs€use€ofÐ ˆ-Ø(& Ðhis€land,€specifically€the€grain€bins.Ð ¬/ü*( Ðà Ø àThe€Williamson€County€Planning€Director,€Mr.€Joe€Horne,€issued€a€writtenÐ Ð1 -* Ðinterpretation€on€September€13,€1996,€to€the€requestor,€Mr.€Brunetti.€€Mr.€HorneÐ ô3D/, Ðconcluded€that€Mr.€Sandersððs€property€did€not€qualify€as€a€farm€and€that,Ð 6h1. Ðtherefore,€the€bins€were€not€an€agricultural€use€allowed€on€property€zoned€Estate.Ð <8Œ30 Їà Ø àBrian€Sanders€was€notified€on€October€15,€1996,€that€he€must€discontinueÐ ° Ðhis€use€(operation€of€the€grain€bins)€within€90€days,€appeal€Mr.€HorneððsÐ Ô$ Ðinterpretation,€or€seek€a€variance.€€Brian€Sanders€filed€a€request€with€the€BoardÐ øH Ðof€Zoning€Appeals€requesting€review€of€Mr.€Horneððs€interpretation€of€the€zoningÐ  l Ðordinance€or,€alternatively,€a€variance€to€allow€him€to€continue€use€of€his€grainÐ @  Ðbins.€Ð d´  Ðà Ø àIn€his€written€interpretation,€the€Planning€Director€noted€that€an€inspectionÐ ˆØ  Ðof€the€property€had€indicated€no€apparent€agricultural€use€except€for€the€grainÐ ¬ü Ðbins.€€After€the€Planning€Directorððs€interpretation€and€before€the€Boardððs€hearing,Ð Ð  ÐBrian€Sanders€planted€three„fourths€to€one€acre€of€his€5„acre€parcel€in€wheatÐ ôD Ðwhich€will€be€dried€and€stored€in€the€grain€bins.Ô#†¼ »» ¼~.‹#ÔÔ‡ ¼~.» »¼ÔÐ h ÐÔ#†¼ »» ¼~.#ÔÔ‡ ¼~.» »¼Ôà Ø àThe€Board€of€Zoning€Appeals€conducted€a€hearing€on€December€19,€1996,Ð <Œ Ðoverturned€Mr.€Horneððs€interpretation,€and€found€that€Brian€Sandersððs€grain€binsÐ `° Ðwere€permitted€and€that€Mr.€Sanders€was€in€compliance€with€the€zoningÐ „ Ô Ðordinance.€The€Board,€therefore,€rejected€the€earlier€written€interpretation€of€theÐ ¨"ø ÐPlanning€Director€which€was€based€on€a€set€of€facts€that€had€changed€by€the€timeÐ Ì$  Ðof€the€hearing.Ð ð&@"  ÐÔ#†¼ »» ¼~.ô#ÔÔ‡ ¼~.» »¼Ôà Ø àMr.€Brunetti€filed€a€petition€for€writ€of€certiorari€in€the€Circuit€Court€ofÐ )d$" ÐWilliamson€County.€€The€trial€court€affirmed€the€Boardððs€decisions,€finding€thatÐ 8+ˆ&$ Ðthe€Board€did€not€act€in€an€illegal,€arbitrary,€or€capricious€manner.Ô#†¼ »» ¼~.R#ÔÐ \-¬(& ÐÓ  ÓÔ€¼~.» »¼ÔI.Ð €/Ð*( ÐÓ  Óà Ø àLocal€zoning€decisions€regarding€the€interpretation€and€application€ofÐ ¤1ô,* Ðexisting€zoning€ordinances€to€a€specific€set€of€facts€are€reviewable€by€theÐ È3/, Ðcourts€under€Tenn.€Code€Ann€ðð27„9„101€òòet.€seqóó.€The€proper€vehicle€forÐ ì5<1. Ðjudicial€review€of€a€decision€of€a€board€of€zoning€appeals€is€the€common€lawÐ 8`30 Ðwrit€of€certiorari.€òòSee€McCallen€v.€City€of€Memphisóó,€786€S.W.2d€633,€639Ð ° Ð(Tenn.€1990);€òòHoover€v.€Metropolitan€Bd.€of€Zoning€Appealsóó,€955€S.W.2d€52,Ð Ô$ Ð54€(Tenn.€App.€1997).Ð øH Ðà Ø àUnder€the€common€law€writ€of€certiorari,€the€courtððs€inquiry€is€limitedÐ  l Ðto€whether€the€board€(1)€exceeded€its€jurisdiction,€(2)€acted€illegally,Ð @  Ðarbitrarily,€or€fraudulently,€or€(3)€acted€without€material€evidence€in€theÐ d´  Ðrecord€to€support€its€decision.€€òòSee€Hooveróó,€955€S.W.2d€at€54;€òòsee€alsoÐ ˆØ  ÐHemontolor€v.€Wilson€County€Bd.€Of€Zoning€Appealsóó,€833€S.W.2d€613,€616Ð ¬ü Ð(Tenn.€App.€1994).Ð Ð  Ðà Ø àIn€this€matter€the€Board€of€Zoning€Appeals€(hereinafter€ð ðBoardðð)€wasÐ ôD Ðcalled€upon€to€interpret€Williamson€Countyððs€Zoning€Ordinance€(hereinafterÐ h Ðð ðOrdinanceðð)€and€to€review€the€Planning€Directorððs€interpretation.€Tenn.Ð <Œ ÐCode€Ann.€ðð13„7„109€gives€county€zoning€appeals€boards€the€authority€toÐ `° Ðhear€and€decide€appeals€where€it€is€alleged€there€is€error€in€any€order,Ð „ Ô Ðrequirement,€decision,€or€refusal€by€any€administrative€official€in€theÐ ¨"ø Ðenforcement€of€any€zoning€ordinance.€That€statute€and€Tenn.€Code€Ann.€€ðð13„Ð Ì$  Ð7„107€also€authorize€the€board€the€make€special€exceptions€to€zoningÐ ð&@"  Ðregulations.€Ð )d$" Ðà Ø àThe€Ordinance€provides€a€procedure€for€a€citizen€to€request€from€theÐ 8+ˆ&$ ÐPlanning€Director€an€interpretation€of€any€provision€of€the€Ordinance,Ð \-¬(& Ðincluding€land€use€issues.€The€Planning€Directorððs€written€interpretation€isÐ €/Ð*( Ðreviewable€by€the€Board.€Williamson€County€Zoning€Ordinance€ðððð€10200€andÐ ¤1ô,* Ð10300.Ð È3/, Ðà Ø àThus,€the€Board€clearly€acted€within€its€jurisdiction,€and€Mr.€BrunettiÐ ì5<1. Ðdoes€not€claim€otherwise.€His€claim€is€that€the€Board€acted€without€anyÐ 8`30 Ðmaterial€evidence€in€the€record€to€support€its€decision€and,€consequently,Ð ° Ðacted€in€an€arbitrary€and€capricious€manner.Ð Ô$ Ðà@-êàII.ˆÐ øH Ðà Ø àTestimony€at€the€hearing€established€that€the€area€around€Mr.€SandersððsÐ  l Ðproperty€is€largely€agricultural,€with€livestock€and€other€uses€associated€withÐ @  Ðan€agricultural€area.€€Mr.€Sandersððs€property€is€zoned€ð ðEstate,ðð€which€isÐ d´  Ðdescribed€in€the€Ordinance€as€follows:Ð ˆØ  ÐÓÓà8 Ø àà8@Ø Ø ü!Ø ü!àà8 Ø àThis€district€is€intended€to€promote€the€development€of€areasÐ ¬ü Ðwith€an€ESTATE€character€by€putting€homes€on€large€lots€andÐ ¾ Ðallowing€horses€and€other€animals€to€be€kept€on€the€lots.€Ð Ð  ÐDevelopment€is€intended€to€be€served€by€septic€systems€and€theÐ â2 Ðdensities€are€such€that€sufficient€area€is€available€for€aÐ ôD Ðreplacement€septic€field,€should€failure€occur.ÐVØ ü!Ø ü! ÐÌà0 Ø àà € àà8Ø Ø T$Ø T$àòòCommentaryóó:€€€€€This€district€accommodates€estate„type€residentialÐ *z Ðdevelopment€at€very€low€densities€to€ensure€that€these€areas€have€a€lowÐ <Œ Ðenough€density€that€septic€systems€can€be€maintained.€€The€poor€soilsÐ Nž Ðand€history€of€septic€failures€in€Williamson€County€make€it€obviousÐ `° Ðthat€one€acre€lots€(which€have€been€the€standard€lot€size€for€septicÐ r Ðsystems€in€the€past)€cannot€adequately€protect€residents€from€septicÐ „ Ô Ðfailures.€€Many€of€these€areas€have€had€to€be€annexed€in€order€to€supplyÐ –!æ Ðsewer€service€as€a€means€of€protecting€the€health€and€investment€ofÐ ¨"ø Ðhome€owners.к# Ø T$Ø T$ ÐÌà Ø àAmong€the€permitted€uses€on€Estate€zoned€land€is€ð ðò òagriculturaló ó,ðð€Ð Þ%.! ÐÌwhich€is€defined€in€the€Ordinance€as€follows:Ð (X#! ÐÔ‡ ¼~.»»¼~.Ôà8 Ø àÐ Ø ü!Ø ü! ÐÓ  Óà8 Ø àò òAgricultural€usesó ó€areò ò€farmsó ó€(and€farm€residences),€that€involveÐ ,*|%# Ðorchards,€raising€of€livestock,€dairy€cattle,€horses,€or€poultry,€andÐ D+”&$ Ðtruck€farming.€€Nursery€and€forestry€operations€are€not€consideredÐ V,¦'% Ðagricultural€uses.€€Family€member€housing€is€considered€anÐ h-¸(& Ðagricultural€use.€€Farm€employee€housing€is€regulated€separately.€Ð z.Ê)' Ð(emphasis€added).ÐŒ/Ü*(Ø ü!Ø ü! ÐÌà Ø àThe€Zoning€Ordinance€defines€ò òfarm€ó óas€follows:Ð °1-* ÐÌÓ6°,XƒXxXÿÿ°,X‚Xì“X6Óà8 Ø àà80 Ø ü!Ø ü!àA€parcel€of€land€meeting€either€of€the€followingÐ Ú3*/, Ðconditions:€(1)€a€parcel€of€land€equal€to€or€exceedingÐ ì4<0- Ðfifteen€(15)€acres€in€size€and€used€for€residential€andÐ þ5N1. Ðagricultural€purposes;€or€(2)€a€parcel€of€land€equal€toÐ 7`2/ Ðor€exceeding€two€(2)€acres€in€size€and€less€than€fifteenÐ"8r300 ¤0 ¤ ÐÐ 49„41 Ðà8 Ø àà80 Ø ü!Ø ü!à(15)€acres€in€size€and€meeting€the€followingÐ ° Ðconditions:€the€parcel€must€beò ò€used€foró ó€residential€andÐ Â Ðò òagriculturaló ó€ò òpurposesó ó€including€farming,€dairying,Ð Ú* Ðpasturing,€ò òagriculture,ó ó€horticulture,€floriculture,Ð òB Ðviticulture,€animal€and€poultry€husbandry,€and€theÐ  Z Ðnecessary€accessory€uses€for€packing,€treating,€orÐ  l Ðstoring€the€produce;€provided€however,€that€theÐ . ~ Ðoperation€of€any€such€accessory€uses€shall€beÐ @  Ðsecondary€to€that€of€normal€ò òagriculturaló ó€activities,Ð R ¢ Ðand€provided€further€that€the€above€uses€shall€notÐ jº  Ðinclude€the€raising€of€more€than€two€(2)€animal€unitsÐ |Ì  Ðper€acre.€€(emphasis€added).ÐŽÞ 0 ¤0 ¤ ÐÔ#†¼~.»» ¼~.f2#ÔÌÔ‡ ¼~.»»¼~.ÔÓÓà Ø àBecause€Mr.€Sandersððs€property€is€between€2€and€15€acres€and€is€used€forÐ ²  Ðresidential€purposes,€the€question€presented€to€the€Board€was€whether€it€was€alsoÐ Ö& Ðused€for€agricultural€purposes.€Ð úJ ÐÓ  ÓIII.Ð n ÐÓÆ;Óà Ø àThe€evidence€in€the€record€shows€that€Mr.€Sanders€is€a€farmer€who€growsÐ B’ Ðgrain,€including€corn,€soybeans,€and€wheat,€on€leased€acreage€in€the€vicinity€ofÐ f¶ Ðhis€five„acre€parcel€which€is€the€subject€of€this€appeal.€The€two€grain€bins€on€thatÐ ŠÚ Ðparcel€were€originally€used€to€treat€and€store€the€grain€grown€elsewhere€by€Mr.Ð ®!þ ÐSanders€and€transported€by€him€to€the€bins.€Although€he€may€have€grown€hay€onÐ Ò#" Ðhis€five„acre€parcel€at€some€time€in€the€past,€at€the€time€of€the€PlanningÐ ö%F! ÐDirectorððs€written€interpretation,€Mr.€Sanders€was€not€growing€a€crop€on€thatÐ (j#! Ðparcel.Ð >*Ž%# Ðà Ø àThis€absence€of€crop€production€on€the€property€is€the€basis€for€the€firstÐ b,²'% Ðof€Mr.€Brunettiððs€arguments€that€the€grain€bins€are€not€permitted€under€theÐ †.Ö)' ÐOrdinance.€His€position€is€that€the€treating€and€storage€of€grain€is€not€anÐ ª0ú+) Ðagricultural€use€in€and€of€itself€and€that€such€use€Ô#†¼~.»» ¼~.Ž:#ÔÔ‡ ¼~.»»¼~.Ôis,€at€most,€an€accessory€useÔ#†¼~.»» ¼~.\@#ÔÔ‡ ¼~.»»¼~.Ô.Ð Î2.+ ЀThe€storing€and€drying€of€grains,€he€asserts,€is€permissible€only€if€it€isÐ ò4B0- Ðð ðaccessoryðð€to€the€cultivation€of€grain€on€the€same€piece€of€property.Ð 7f2/ Ðà Ø àThe€Planning€Director,€in€his€memorandum€interpretationÔ#†¼~.»» ¼~.»@#ÔÔ‡ ¼~.»»¼~.Ô,€agreed,€at€leastÐ :9Š41 Ðwith€regard€to€Mr.€Sandersððs€failure€to€grow€crops€on€his€land.€The€DirectorÐ ° Ðnoted:Ð Ô$ ÐÓÓà8 Ø àà80 Ø ü!Ø ü!àAt€this€writing,€it€does€not€appear€that€the€tract€inÐ øH Ðquestion€would€qualify€as€a€ð ðfarmðð.€This€judgment€isÐ  Z Ðreached€on€the€basis€that€while€a€residence€is€presentÐ  l Ðon€this€site,€the€qualifying€agricultural€use€of€theÐ . ~ Ðproperty€has€not€taken€place.€The€bins€themselves€doÐ @  Ðnot€appear€to€supply€the€necessary€criteria.€If€anyÐ R¢  Ðmeasure€of€this€site€was€producing€the€grain€stored€inÐ d´  Ðthe€bins,€then€the€bins€would€qualify€under€the€phraseÐ vÆ  Ðð ðthe€necessary€accessory€uses€for€packing,€treating,€orÐ ˆØ  ÐstoringÔ#†¼~.»» ¼~.B#Ô€the€produce.ððКê 0 ¤0 ¤ Ðà Ø àÌÓÜBÓà Ø àHe€further€found€that€ð ðwith€the€finding€that€no€agricultural€use€is€takingÐ ¾ Ðplace€on€this€site€per€the€definition€of€ððfarm,ðð€the€current€use€of€the€bins€wouldÐ â2 Ðappear€to€be€beyond€the€scope€of€the€Zoning€Ordinance.€€This€could€be€remediedÐ V Ðas€simply€as€having€the€property„owner€commence€production€of€an€on„siteÐ *z Ðagricultural€product€that€would€be€stored€and€processed€in€the€subject€bins.ððÐ Nž Ðà Ø àThe€record€indicates€that€by€the€time€of€the€hearing€before€the€Board,€Mr.Ð r ÐSanders€had€a€portion€(3/4€to€1€acre)€of€his€property€under€cultivation€in€wheat.€Ð –!æ ÐAt€the€close€of€the€hearing€herein,€the€Planning€Director€indicated€that€at€the€timeÐ º#  Ðof€his€inspection€of€the€property,€there€was€no€crop€production€going€on€and€heÐ Þ%.! Ðwas€then€unaware€that€there€had€been€production€in€the€past.€He€reaffirmed€thatÐ (R#! Ðhad€there€been€evidence€of€crop€production€on€the€site€that€was€being€stored€inÐ &*v%# Ðthe€bins,€his€findings€would€have€been€different.€Thus,€the€Planning€DirectorÐ J,š'% Ðinterprets€the€Ordinanceððs€definition€of€ð ðfarmðð€as€having€been€met€by€theÐ n.¾)' Ðcultivation€of€some€portion€of€the€parcel.Ð ’0â+) ÐÓ  ÓIV.Ð ¶2.+ ÐÓKÓà Ø àOur€analysis€of€this€case€must€begin€with€defining€the€limitations€on€ourÐ Ú4*0- Ðscope€of€review.€The€scope€of€judicial€review€under€the€common€law€writ€ofÐ þ6N2/ Ðcertiorari€is€narrow€and€is€limited€to€whether€the€inferior€board€or€tribunal€hasÐ "9r41 Ðexceeded€its€jurisdiction€or€acted€illegally,€arbitrarily,€or€fraudulently.€òòSeeÐ ° ÐPetition€of€Gantóó,€937€S.W.2d€842,€844„45€(Tenn.€1996)€(quoting€òòMcCallenóó,€786Ð Ô$ ÐS.W.2d€at€638,€citing€òòHoover€Motor€Exp.€Co.€v.€Railroad€&€Pub.€Util.€Commððn.óó,Ð øH Ð195€Tenn.€593,604,€261€S.W.2d€233,€238€(1953)).€Judicial€review€under€theÐ  l Ðcommon€law€writ€does€not€involve€judicial€review€of€the€correctness€of€the€lowerÐ @  Ðtribunalððs€decision.€€òòSee€Powell€v.€Parole€Eligibility€Review€Bdóó,€879€S.W.2d€871,Ð d´  Ð873€(Tenn.€App.€1994).€Common€law€writ€of€certiorari€is€simply€not€a€vehicleÐ ˆØ  Ðwhich€allows€the€courts€to€consider€the€intrinsic€correctness€of€the€legal€orÐ ¬ü Ðfactual€conclusions€of€the€Board.€€òòSee€Yokley€v.€Stateóó,€632€S.W.2d€123€(Tenn.Ð Ð  ÐApp.€1981).€Thus,€to€the€extent€Mr.€Brunettiððs€arguments€are€in€actuality€anÐ ôD Ðattack€on€the€correctness€of€the€Boardððs€interpretation€of€the€Ordinance,€thoseÐ h Ðarguments€are€beyond€our€scope€of€review.€Ð <Œ Ðà Ø àHowever,€under€the€common€law€writ,€courts€may€examine€a€lowerÐ `° Ðtribunalððs€decision€in€order€to€determine€if€it€is€arbitrary€or€capricious.€SinceÐ „ Ô Ðjudicial€review€under€the€Administrative€Procedures€Act€also€includes€review€toÐ ¨"ø Ðdetermine€if€an€agencyððs€decision€is€arbitrary€or€capricious,€authorities€describingÐ Ì$  Ðthat€standard€are€helpful€in€defining€those€terms.€In€òòJackson€Mobilphone€Co.€v.Ð ð&@"  ÐTennessee€Public€Serv.€Commððn.óó,€876€S.W.2d€106€(Tenn.€App.€1993),€this€courtÐ )d$" Ðdiscussed€the€standard€for€determining€whether€a€decision€is€arbitrary,€statingÐ 8+ˆ&$ Ðthat€an€agency€decision€not€supported€by€substantial€and€material€evidence€in€theÐ \-¬(& Ðrecord€is€arbitrary€and€capricious€and,€even€where€adequate€evidence€is€found€inÐ €/Ð*( Ðthe€record,€an€agencyððs€decision€may€still€be€arbitrary€and€capricious€if€causedÐ ¤1ô,* Ðby€a€clear€error€in€judgment.€òòSee€idóó.€at€110€(citing€òòBowman€Transp.,€Inc.€v.Ð È3/, ÐArkansas„Best€Freight€Sys.,€Inc.óó,€419€U.S.€281,€284€(1974)).€The€court€furtherÐ ì5<1. Ðstated:Ð 8`30 ÐÓÓà8 Ø àà80 Ø ü!Ø ü!àA€court€should€not€apply€Tenn.€Code€Ann.€Ô‡ ¼~.»»¼~.Ôðð€4„5„Ð ° Ð322(h)(4)ððs€ð ðarbitrary€and€capriciousðð€standard€ofÐ Â Ðreview€mechanically.€In€its€broadest€sense,€theÐ Ô$ Ðstandard€requires€the€court€to€determine€whether€theÐ æ6 Ðadministrative€agency€has€made€a€clear€error€inÐ øH Ðjudgment.€An€arbitrary€decision€is€one€that€is€notÐ  Z Ðbased€on€any€course€of€reasoning€or€exercise€ofÐ  l Ðjudgment,€or€one€that€disregards€the€facts€orÐ . ~ Ðcircumstances€of€the€case€without€some€basis€thatÐ @  Ðwould€lead€a€reasonable€person€to€reach€the€sameÐ R¢  Ðconclusion.€(internal€citations€omitted).Ðd´ 0 ¤0 ¤ ÐÌòòIdóó.€at€110„111.Ð ˆØ  ÐÌÔ#†¼~.»» ¼~.çV#ÔÓŒVÓÔ‡ ¼~.»»¼~.Ôà Ø àIn€the€case€before€us,€there€is€little€dispute€about€the€facts€of€Mr.€SandersððsÐ ¬ü Ðuse€of€his€property.€What€is€disputed€is€the€interpretation€of€the€Ordinance€andÐ Ð  Ðits€application€to€the€facts€presented.€The€interpretation€of€a€zoning€ordinanceÐ ôD Ðand€its€application€to€a€particular€set€of€facts€are,€in€the€first€instance,€questionsÐ h Ðfor€decision€by€local€officials.Ô#†¼~.»» ¼~.JZ#Ô€Courts€are€hesitant€to€interfere€with€decisions€byÐ <Œ Ðlocal€zoning€officials€unless€clearly€necessary€and€will€not€substitute€theirÐ `° Ðjudgment€for€that€of€the€local€zoning€officials.€òòSee€Hooveróó,€955€S.W.2d€at€54Ð „ Ô Ð(citing€òòMcCallenóó,€786€S.W.2d€at€639);€òòWhittemore€v.€Brentwood€PlanningÐ ¨"ø ÐCommððn.óó,€835€S.W.2d€11,€15€(Tenn.€App.€1992).Ô‡ ¼~.»»¼~.Ô€€€However,€while€courts€mayÐ Ì$  Ðdefer€to€local€officialsðð€interpretations€where€the€interpretation€is€fairly€debatableÐ ð&@"  Ðand€the€ordinance€is€ambiguous,€they€will€set€aside€an€interpretation€which€isÐ )d$" Ðarbitrary€and€capricious,€contrary€to€the€draftersðð€intent,€or€which€undermines€theÐ 8+ˆ&$ Ðordinanceððs€validity.Ô#†¼~.»» ¼~.ý]#Ô€òòWhittemoreóó,€835€S.W.2d€at€16.Ð \-¬(& Ðà Ø àWe€interpret€these€and€other€relevant€authorities€to€mean€that€our€role€isÐ €/Ð*( Ðnot€to€provide€the€initial€interpretation€of€the€Ordinance.€€Rather,€we€are€toÐ ¤1ô,* Ðdetermine€whether€the€Boardððs€interpretation€and€application€are€arbitrary€orÐ È3/, Ðcapricious,€or,€alternatively,€are€based€on€a€ð ðcourse€reasoningðð€or€ð ðexercise€ofÐ ì5<1. Ðjudgmentðð€and€do€not€undermine€the€Ordinance.€€If€the€Ordinance€mayÐ 8`30 Ðreasonably€be€interpreted€more€than€one€way,€we€will€not€substitute€our€judgmentÐ ° Ðof€the€more€preferable€interpretation€as€long€as€the€boardððs€choice€has€a€reasonedÐ Ô$ Ðbasis.€€The€Iowa€Supreme€Court€has€stated€the€standard€applicable€there€toÐ øH Ðreview€of€decisions€of€a€local€zoning€board€as€ð ðwhether€the€evidence€in€a€closeÐ  l Ðcase€might€well€support€an€opposite€finding€is€of€no€consequence,€for€the€districtÐ @  Ðcourt€cannot€substitute€its€judgment€for€the€board€of€adjustment.ðð€Ô‡ ¼~.»»¼~.Ô€òòHelmke€v.Ð d´  ÐBoard€of€Adjustment,€City€of€Ruthvenóó,€418€N.W.2d€346,€352€(Iowa€1988)Ô#†¼~.»» ¼~.;d#Ô.€WeÐ ˆØ  Ðthink€that€statement€also€describes€the€role€of€Tennessee€courts€where€theÐ ¬ü Ðinterpretation€of€an€ordinance€is€ð ðfairly€debatable.ððÐ Ð  Ðà Ø àIn€our€examination€of€the€Boardððs€interpretation€and€application,€a€fewÐ ôD Ðbasic€principles€governing€construction€of€zoning€restrictions€must€also€be€takenÐ h Ðinto€consideration.€€Zoning€ordinances€are€an€attempt€to€limit€the€use€of€land€byÐ <Œ Ða€property€owner,€in€derogation€of€the€common€law,€and,€therefore,€are€to€beÐ `° Ðstrictly€construed€in€favor€of€the€property€owner.€òò€See€Rogers€Group,€Inc.€v.Ð „ Ô ÐCounty€of€Franklinóó,€No.€01A01„9110„CH„00378,€1992€WL€85805€at€*8€(Tenn.Ð ¨"ø ÐApp.€Apr.€29,€€1992)€(no€Tenn.€R.€App.€P.€11€application€filed);€òòsee€alsoÐ Ì$  ÐAnderson€County€v.€Remote€Landfill€Services,€Inc.óó,€833€S.W.2d€903,€909€(Tenn.Ð ð&@"  ÐApp.€1991);€òòRed€Acres€Improvement€Club,€Inc.€v.€Burkhalteróó,€193€Tenn.€79,€84,Ð )d$" Ð241€S.W.2d€921,€923€(1951).€€Local€zoning€ordinances€must€comply€with€stateÐ 8+ˆ&$ Ðlaw,€be€within€the€zoning€authority€granted€by€state€statute,€and€not€infringe€uponÐ \-¬(& Ðthe€general€policy€of€the€state.€òòSee€Nichols€v.€Tullahoma€Open€Door,€Inc.óó,€640Ð €/Ð*( ÐS.W.2d€13,€18€(Tenn.€App.€1982).Ð ¤1ô,* ÐÔ‡ ¼~.»»¼~.ÔÓ  ÓV.Ð È3/, ÐÓ¾jÓà Ø àThe€fact€that€Mr.€Sanders€was€growing€crops€on€his€parcel€at€the€time€ofÐ ì5<1. Ðthe€hearing€redefines€the€issue€in€this€case.€Cultivating€crops€is€clearly€anÐ 8`30 Ðagricultural€use.€€Mr.€Brunetti€argues€this€is€not€enough.€€He€argues€that€theÐ ° ÐOrdinanceððs€definition€of€farm€authorizes€ð ðthe€necessary€accessory€uses€forÐ Ô$ Ðpacking,€treating,€or€storing€the€produce,ðð€that€€operation€of€the€grain€bins€is,€atÐ øH Ðmost,€an€accessory€use€and,€therefore,€must€be€ð ðsecondary€to€that€of€normalÐ  l Ðagricultural€activities.ððÔ#†¼~.»» ¼~.Ÿj#ÔÔ‡ ¼~.»»¼~.Ô€€Ô#†¼~.»» ¼~.“m#ÔÔ‡ ¼~.»»¼~.ÔÐ @  ÐÔ#†¼~.»» ¼~.×m#ÔÔ‡ ¼~.»»¼~.Ôà Ø àThe€Board€and€Mr.€Sanders€assert€that€treating,€drying,€and€storing€grainÐ d´  Ðgrown€by€Mr.€Sanders€is,€in€and€of€itself,€ð ðagricultureðð€and€a€use€for€ð ðagriculturalÐ ˆØ  Ðpurposes,ðð€as€the€Ordinanceððs€definition€of€farm€requires,€and€is€not€an€accessoryÐ ¬ü Ðuse.€It€is€their€position€that€Mr.€Sanders€is€a€farmer€who€lives€on€property€onÐ Ð  Ðwhich€he€produces€crops,€and€that€he€stores€and€treats€those€crops€as€well€asÐ ôD Ðcrops€he€grows€on€other€property.€€They€provided€to€the€Board€and€to€this€courtÐ h Ðnumerous€authorities€for€the€proposition€that€the€terms€agriculture,€agriculturalÐ <Œ Ðuses,€and€agricultural€purposes€include€the€continuum€of€activities€necessary€toÐ `° Ðproduce€a€crop€and€get€it€to€market,€including€storing€and€treating€it.Ô#†¼~.»» ¼~..n#ÔÔ‡ ¼~.»»¼~.ԀР„ Ô Ðà Ø àFor€example,€in€òòHelmke€v.€Board€of€Adjustment,€City€of€Ruthvenóó,€418Ð ¨"ø ÐN.W.2d€436€(Iowa€1988),€the€Supreme€Court€of€Iowa€considered€whether€a€grainÐ Ì$  Ðstorage€facility€built€by€a€farming€cooperative€as€a€supplement€to€the€farmÐ ð&@"  Ðmembersðð€ð ðon€farmðð€storage€facilities€fell€within€the€ð ðagricultural€purposesððÐ )d$" Ðexemption€of€a€statute.€The€objecting€landowner€argued€that€the€agriculturalÐ 8+ˆ&$ Ðexemption€should€not€be€available€because€the€co„op€neither€planted,€cultivated,Ð \-¬(& Ðnor€harvested€the€crops€stored€therein.€The€court,€however,€found€that€the€grainÐ €/Ð*( Ðstorage€ð ðcould€reasonably€be€characterized€as€part€of€a€farming€continuum€whichÐ ¤1ô,* Ðbegins€with€the€planting€of€the€crop€and€continues€through€its€cultivation€andÐ È3/, Ðharvestingðð€and€that€the€grain€storage€was€part€of€the€agricultural€function.€€òòId.óó,Ð ì5<1. Ð418€N.W.2d€at€351„352.€òòSee€also€Blum€v.€Fischeróó,€1981€WL€9680€(Ohio€App.Ð 8`30 Ð1981)€(barn€for€storing€farm€produce€and€equipment€is€an€integral€part€of€farmingÐ ° Ðoperations€and€is€not€ð ðincidentalðð€to€an€agricultural€use,€because€it€is€anÐ Ô$ Ðagricultural€use€in€and€of€itself.)Ô#†¼~.»» ¼~.õq#ÔÐ øH Ðà Ø àSimilarly,€Corpus€Juris€Secundumððs€definition€of€ð ðagricultureðð€includesÐ  l Ða€statement€that€ð ðin€a€broader€sense,€[it]€is€the€science€or€art€of€the€production€ofÐ @  Ðplants€and€animals€useful€to€man,€and€in€its€general€sense,€it€includes€gardeningÐ d´  Ðor€horticulture,€fruit€growing,€and€storage€and€marketing.ðð€3€C.J.S.€òòAgricultureóóÐ ˆØ  Ððð€2€(1973).Ð ¬ü Ðà Ø àAn€A.L.R.€annotation€covers€the€topic€ð ðConstruction€and€application€ofÐ Ð  Ðterms€ððagricultural,ðð€ððfarm,ðð€ððfarming,ðð€or€the€like,€in€zoning€regulations.ðð€97Ð ôD ÐA.L.R.2d€702€(1964).€Treatises€also€report€various€decisions€on€whether€certainÐ h Ðactivities€are€ð ðagricultureðð€or€ð ðfarmingðð.€€òòSeeóó€6€Yokley,€Zoning€Law€and€PracticeÐ <Œ Ððð€35„26€(1980);€2€Young,€Andersonððs€American€Law€of€Planning€ðð€9.47€(4òòthóó€ed.Ð `° Ð1996).Ð „ Ô Ðà Ø àOur€review€of€these€and€other€authorities€leads€us€to€conclude€that€it€isÐ ¨"ø Ðfairly€debatable€whether€Mr.€Sandersððs€storing€and€treating€of€grain,€especiallyÐ Ì$  Ðgrain€grown€elsewhere,€is€an€agricultural€use.€There€is€a€reasoned€basis€for€theÐ ð&@"  Ðconclusion€that€it€is€an€agricultural€use€and€for€the€conclusion€that€it€is€not.Ð )d$" ÐHowever,€we€need€not€decide€that€issue.€The€Ordinanceððs€description€of€treatingÐ 8+ˆ&$ Ðand€storing€produce€as€necessary€accessory€uses€requires€us€to€consider€Mr.Ð \-¬(& ÐBrunettiððs€final€argument€and€the€law€of€accessory€uses.Ð €/Ð*( ÐÓ  ÓVI.Ð ¤1ô,* ÐÓ‰~Óà Ø àEven€if€the€storing€and€drying€of€grain€is€not€considered€as€an€agriculturalÐ È3/, Ðuse€by€itself,€Mr.€Sandersððs€parcel€clearly€meets€the€definition€of€farm€in€theÐ ì5<1. ÐOrdinance€since€he€lives€on€it,€grows€crops€on€it,€and€stores€grain€on€it.Ð 8`30 ÐTherefore,€we€think€the€real€issue€is€the€effect€of€the€ordinanceððs€statement€thatÐ ° Ðaccessory€uses€must€be€secondary€to€the€use€for€ð ðnormal€agricultural€purposes.ðð€Ð Ô$ ÐÔ‡ ¼~.»»¼~.ÔAs€stated€above,€Mr.€Brunetti€asserts€€that€the€storing€and€treating€of€grain€is,€atÐ øH Ðmost,€an€accessory€use.€The€capacity€of€the€bins€is€much€greater€than€would€beÐ  l Ðnecessary€to€dry€and€store€the€volume€of€grain€grown€on€the€property.€€Therefore,Ð @  ÐMr.€Brunetti€asserts,€the€storing€is€neither€ð ðnecessaryðð€nor€ð ðsecondaryðð€to€theÐ d´  Ðgrowing.€In€essence,€his€position€is€that€the€Ordinance€prohibits€structures€likeÐ ˆØ  Ðthe€grain€bins€even€on€farms€if€they€are€not€measurably€necessary€to€the€specificÐ ¬ü Ðactivity€on€that€farm.Ô#†¼~.»» ¼~.Å€#ÔÐ Ð  Ðà Ø àTo€have€meaning,€a€use€which€is€expressly€permitted€by€a€zoningÐ ôD Ðresolution€may€impliedly€include€those€other€uses€which€make€the€permitted€useÐ h Ðavailable€in€a€reasonable€manner.€òòSee€Rogers€Groupóó,òò€óó1992€WL€85805€at€*8Ð <Œ Ð(citingÔ‡ ¼~.»»¼~.Ô€òòRed€Acresóó,€241€S.W.2d€at€923).Ô#†¼~.»» ¼~.Ò„#Ô€€The€test€for€determining€whether€a€useÐ `° Ðis€accessory€is€not€whether€the€use€is€essential€to€the€permitted€use€but,€rather,€isÐ „ Ô Ðwhether€the€use€is€customarily€incident€to€the€permitted€use.€€òòSee€idóó.€(citing€101AÐ ¨"ø ÐC.J.S.€òòZoning€and€Land€Planningóó€ðð€148€[ðð€176].€Ð Ì$  Ðà Ø àBuildings€used€for€storing€crops€are€permissible€as€an€accessory€use€to€thatÐ ð&@"  Ðcultivation,€since€they€are€customarily€incident€to€it.€€The€Ordinance€specificallyÐ )d$" Ðrecognizes€them€as€such.€Although€the€Ordinanceððs€definition€of€farm€requiresÐ 8+ˆ&$ Ðthat€such€uses€be€ð ðsecondaryðð€to€ð ðnormal€agricultural€uses,ðð€the€OrdinanceÐ \-¬(& Ðnowhere€defines€ð ðsecondary.ðð€€In€the€land€use€context,€it€would€be€reasonable€toÐ €/Ð*( Ðmeasure€secondariness€by€the€amount€of€land€devoted€to€each€of€the€uses.€TheÐ ¤1ô,* Ðrecord€includes€photographs׃×Ý ƒ#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×€which€clearly€show€that€the€two€grain€bins€occupyÐ È3/, Ðonly€a€small€portion€of€the€five„acre€lot.€The€residence€and€other€outbuildingsÐ ì5<1. Ðoccupy€the€parcel€as€well€as€the€acreage,€some€of€which€is€now€under€cultivation.Ð ° Ðà Ø àMr.€Brunettiððs€argument€that€the€bins€are€larger€than€necessary€for€theÐ Ô$ Ðgrain€grown€on€the€five„acre€parcel€relates€to€size€of€the€structures,€not€their€use.€Ð øH ÐWe€find€no€authority€in€the€Ordinance€for€the€Board€to€limit€the€size€of€structuresÐ  l Ðfor€uses€accessory€to€agricultural€uses.€€In€òòSouthard€v.€Biddleóó,€305€S.W.2d€762Ð @  Ð(Ky.€App.€1957),€the€appellate€court€agreed€with€the€trial€courtððs€comment€that,Ð d´  Ðð ðIt€would€be€a€harsh€interpretation€to€hold€under€the€facts€of€this€case€that€theÐ ˆØ  Ðdefendant,€although€entitled€to€house€or€store€in€the€structure€the€tobacco€grownÐ ¬ü Ðon€the€lot€on€which€the€barn€is€located,€cannot€utilize€the€same€building€for€theÐ Ð  Ðstoring€of€his€tobacco€grown€on€the€nearby€lot.ðð€òòIdóó.€at€763.€€While€we€take€noÐ ôD Ðposition€on€the€harshness€of€a€similar€interpretation€here,€we€are€of€the€opinionÐ h Ðthat€the€Ordinance€cannot€be€read€to€prohibit€structures€for€accessory€uses€toÐ <Œ Ðagriculture€from€being€larger€than€might€be€absolutely€necessary€at€any€particularÐ `° Ðtime.€€More€significantly,€we€find€no€authority€to€allow€local€zoning€officials€toÐ „ Ô Ðinquire€into€the€production€and€storage€methods€of€farmers€beyond€the€questionsÐ ¨"ø Ðnecessary€to€determine€whether€a€use€is€accessory.€€Zoning€regulations€are€to€beÐ Ì$  Ðinterpreted€strictly€and€in€a€way€that€favors€the€landownerððs€use€of€her€or€hisÐ ð&@"  Ðproperty.Ð )d$" Ðà Ø àIn€addition,€any€such€regulation,€if€it€did€exist,€would€run€afoul€of€stateÐ 8+ˆ&$ Ðstatute.Ô‡ ¼~.»»¼~.Ô€€The€statutes€empowering€counties€to€enact€zoning€regulations€includesÐ \-¬(& Ða€limitation€on€the€countiesðð€authority€in€the€area€of€agricultural€uses.€Tenn.€CodeÐ €/Ð*( ÐAnn.€ðð€13„7„114Ô#†¼~.»» ¼~.˜‘#ÔÔ‡ ¼~.»»¼~.Ô€provides:Ð ¤1ô,* Ðò òÓÓà8 Ø àà80 Ø ü!Ø ü!àConstruction€„€Building€permits€„€Agricultural€useÐ È3/, Ðof€land.ó ó€€This€part€shall€not€be€construed€asÐ Ü4,0- Ðauthorizing€the€requirement€of€building€permits€norÐ ô5D1. Ðproviding€for€any€regulation€of€the€erection,Ð 7V2/ Ðconstruction,€or€reconstruction€of€any€building€or€otherÐ 8h30 Ðstructure€on€lands€now€devoted€to€agricultural€uses€orÐ *9z41 Ðwhich€may€hereafter€be€used€for€agricultural€purposes,Ð ° Ðexcept€on€agricultural€lands€adjacent€or€in€proximityÐ Â Ðto€state€federal„aid€highways,€public€airports€or€publicÐ Ô$ Ðparks;€provided,€that€such€building€or€structure€isÐ æ6 Ðincidental€to€the€agricultural€enterprise.€€Nor€shall€thisÐ øH Ðchapter€be€construed€as€limiting€or€affecting€in€anyÐ  Z Ðway€or€controlling€the€agricultural€uses€of€land.Ð l0 ¤0 ¤ ÐÌÓÓà Ø àWe€are€of€the€opinion€that,€at€the€least,€this€statue€prohibits€local€zoning€Ð @  Ðregulations€and€officials€from€regulating€a€structure€which€is€incidental€to€anÐ d´  Ðagricultural€enterprise.€Since€the€storing€and€treating€of€crops€is€accessory€toÐ ˆØ  Ðcultivation,€the€buildings€used€for€such€purposes€are,€within€the€meaning€of€theÐ ¬ü Ðstatute,€incidental€to€an€agricultural€enterprise.€€Ð Ð  ÐÔ#†¼~.»» ¼~.´’#Ôà Ø àWe€note€that€this€interpretation€is€consistent€with€the€Planning€DirectorððsÐ ôD Ðinterpretation€that€if€crops€were€being€grown€on€the€parcel,€the€bins€would€notÐ h Ðbe€subject€to€permitting€or€other€requirements.Ð <Œ ÐÓ  ÓVII.Ð `° ÐÓšÓÔ‡ ¼~.»»¼~.Ôà Ø àMr.€Brunetti€also€asserts€that€the€Board€acted€illegally€and€arbitrarily€byÐ „ Ô Ðhearing€Mr.€Sandersððs€request€since€that€request€was€filed€more€than€thirty€daysÐ ¨"ø Ðafter€the€Planning€Directorððs€written€interpretation€was€issued.€WilliamsonÐ Ì$  ÐCounty€Zoning€Ordinance€requires€that€appeals€from€staff€decisions€to€the€BoardÐ ð&@"  Ðof€Zoning€Appeals€must€be€made€within€30€days€of€the€decision.€€TheÐ )d$" Ðmemorandum€constituting€the€interpretation€by€Joe€Horne,€the€Planning€Director,Ð 8+ˆ&$ Ðwas€dated€September€13,€1996.€€Brian€Sanders€filed€his€request€for€appeal€onÐ \-¬(& ÐDecember€2,€1996.Ð €/Ð*( Ðò òó óà Ø àMr.€Sanders€was€not€a€party€to€the€original€interpretation€request€and€didÐ ¤1ô,* Ðnot€receive€a€copy€when€it€was€sent€to€the€requestor,€Mr.€Brunetti.€€By€letterÐ È3/, Ðdated€October€15,€1996,€Mr.€Sanders€was€notified€that€a€Planning€CommissionÐ ì5<1. Ðinterpretation€had€been€issued€that€his€operation€of€grain€bins€on€his€property€wasÐ 8`30 Ðnot€in€compliance€with€Williamson€County€Zoning€Ordinance.€€He€was€orderedÐ ° Ðto€cease€operation€of€the€bins€within€90€days.€€The€final€paragraph€of€the€letterÐ Ô$ Ðadvised€Mr.€Sanders€of€his€options€to€appeal€the€interpretation€to€the€Board€ofÐ øH ÐZoning€Appeals€or€to€seek€a€variance.€€No€deadline€was€given€for€these€options.€Ð  l ЀAfter€receipt€of€the€notice,€Brian€Sandersððs€representative€talked€to€the€CodeÐ @  ÐCompliance€Director€and€confirmed€the€90„day€deadline.Ô#†¼~.»» ¼~.Nš#ÔÐ d´  Ðà Ø àAt€the€hearing,€the€County€Attorney€advised€the€Board€that€the€30„dayÐ ˆØ  Ðdeadline€should€not€be€imposed€against€Brian€Sanders€since€the€letter€was€at€leastÐ ¬ü Ðambiguous€and€since€Mr.€Brunetti€would€have€further€options€to€contest€anyÐ Ð  Ðruling.€€The€Board€followed€this€advice.€€We€think€the€Board€had€the€authorityÐ ôD Ðto€do€so€and€that€their€decision€was€reasonable€in€light€of€the€communication€toÐ h ÐMr.€Sanders,€the€fact€that€Mr.€Sanders€was€not€a€party€to€the€original€request,€andÐ <Œ Ðthe€ambiguity€regarding€the€applicability€of€the€ordinanceððs€30„day€limit€to€anÐ `° Ðð ðinterpretationðð€as€distinguished€from€a€ð ðdecisionðð.Ð „ Ô Ðà Ø àThe€Board€of€Zoning€Appeals€has€the€authority€to€waive€the€30„dayÐ ¨"ø Ðdeadline€even€if€it€is€applicable.€€Tenn.€Code€Ann.€ðð€13„7„107(b)€and€WilliamsonÐ Ì$  ÐCounty€Board€of€Zoning€Appeals€Bylaws€authorize€the€Board€to€makeÐ ð&@"  Ðexceptions€to€the€terms€of€the€zoning€ordinance€that€they€judge€will€be€ð ðinÐ )d$" Ðharmony€with€the€general€purpose€and€intent.ðð€€The€Board€was€told€that€the€issueÐ 8+ˆ&$ Ðof€agricultural€uses€was€one€of€importance€to€the€community€such€that€the€BoardÐ \-¬(& Ðitself€ought€to€interpret€the€provisions.€Additionally,€two€county€employees€hadÐ €/Ð*( Ðtaken€different€positions€on€the€issue,€supporting€the€need€for€the€Board€itself€toÐ ¤1ô,* Ðresolve€the€issue.Ð È3/, Ðà Ø àIn€addition,€Mr.€Sandersððs€€request€was€also€for€a€variance,€which€wouldÐ ì5<1. Ðonly€be€necessary€or€relevant€if€the€Planning€Directorððs€interpretation€was€correctÐ 8`30 Ðand€upheld€by€the€Board.€€There€is€no€deadline€or€time€limit€on€seeking€aÐ ° Ðvariance,€although€Mr.€Sanders€filed€his€request€within€the€ninety€days€given€himÐ Ô$ Ðto€cease€operation€of€the€grain€bins.€€Having€made€timely€application€for€aÐ øH Ðvariance,€Mr.€Sanders€was€entitled€to€have€heard€the€issue€of€whether€he€neededÐ  l Ða€variance.€Ð @  Ðòòòòóóóóà@,êàVIII.ˆÐ d´  Ðà Ø àIn€conclusion,€we€find€that€the€Boardððs€decision€that€Mr.€SandersððsÐ ˆØ  Ðoperation€of€his€grain€bins€was€allowed€by€the€Williamson€County€ZoningÐ ¬ü ÐOrdinance€was€based€on€sufficient€evidence€and€authorities€presented€at€theÐ Ð  Ðhearing,€was€a€reasoned€exercise€of€judgment,€and,€therefore,€was€not€arbitrary,Ð ôD Ðcapricious,€or€unlawful.Ð h Ðà Ø àTherefore,€we€affirm€the€trial€courtððs€decision€and€remand€for€any€furtherÐ <Œ Ðproceedings€which€may€be€necessary.€€Costs€are€taxed€to€Appellant,€Mr.€Brunetti.Ð `° ÐÓÓÌÓ3°,X‚X”xX°,XƒXxX3Óà0 Ø àà d à____________________________________Ж!æØ T$Ø T$ Ðà Ø àà d àPATRICIA€COTTRELL,€JUDGEÐ ¨"ø ÐÌÌCONCUR:Ð Þ%.! ÐÌÌ____________________________Ð )d$" ÐBEN€H.€CANTRELL,Ð &*v%# ÐPRESIDING€€JUDGE,€M.€S.Ð 8+ˆ&$ ÐÌÌ____________________________Ð n.¾)' ÐWILLIAM€B.€CAIN,€JUDGEÐ €/Ð*( Ð