ÿWPC$ „Ãð5!H¶áú`B¨4IÀòIxi5Š7›µÇ1ìbD5,£.þµÄu¢Áæù W~ÏÍ!ÉÝl6’‹õéµõhlf§wì$~úê‘'2"{È/Ì9RJ})¸²2@ u¤ðNé ]Ú:âçÈ CÂÖ{×úÍxê†Yè&¢keâHh~~uàäëêÅu÷[ïM~¦”=œË™h“0föÍkiò1è“uŽwÿ‘¢ÚE¾ª@ÜN¦E~Ü“RžýÄKÐÆ]µ»R>&,Ñ¿!Ïdÿg4¢kÙß{ÐUŽRCʽ>_wä8vØl¬,ÕÁ(0ލÃZÂÆmÆ'(ñP訌„j†Ž˜¶“°BRÌZíÙ‰0+/º5ÿ^\^€snôü•áïȲs ÿl`0¬Žô°ØhßÔ&§³VQ@À²Ñ›üÁÌëÓH¿‹PPPþ³ •̈¾+w sö2û¤éÉ‘4bƒÇê…蕆>®3 ›âóÉ=GÒ‚: ˜ ¾e‰tå•»,Lwà#{ßo\#¿†ôù;xŸ3OWõ´Š Ñò@@\y—,Lï#xŽ%‹‡b0-Cæ>„•iqqŽTæ™×1Æúg\*¾Ó¥gÙ(Íó)# >UNI %— 0³U <Pw@Œ4Ìàjï 0 ÷Y AQP ð¡  ‘ Mâê 0DÌ÷U: CU:EE÷‡‡]~fÛ A! Ba"Æ~" 0DD# 0Dˆ# 0 DÌ#Ì# D/$$ B?$ D3\$˜HP LaserJet 4SiHPPCL5MS,ü,,,,,ü0nLNÎ(ÈhH  Z 6Times New Roman RegularX(‹7ÿ$¡¡Ò°ÒÒ„°ÒÓ  ÓÑ7€ü†XXdðXXdð7ÑÑ  ÑÔ€Xd|XXXÔ-šBu Z‹$Arrus BT Roman MDNDODPUQîRÓ€SÓ€]`an~<$3|xa `Ý ƒ 6Í$ÝÒ°ÒÒ„°ÒÓ  ÓÔ€XD>XXXÔà ` àòòÚ  Ú1Ú  ÚóóÝ  Ý€€The€FAR€district€is€for€forestry,€agricultural€and€residential€uses,€and€the€IÐ ° Ðdistrict€is€for€industrial€uses.Ìà ` àAs€for€ð ðuses€permitted€on€appeal,ðð€the€1984€Zoning€Resolution€provides€inÏpertinent€part:ÌÌà8 ` àà8¸ ` ü!` ü!àD.à  àòòUses€Permitted€on€Appealó󀄀In€the€(FAR)€Forestry„Ð °  ÐAgricultural„Residential€District,€the€following€uses€andÏtheir€accessory€uses€may€be€permitted€subject€to€approvalÏby€the€Lauderdale€County€Board€of€Zoning€Appeals.Ð ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!àà  àà h à*à À àà  à*à p àà È à*а ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!à8.à  àSanitary€landfill€operations,€subject€to€approval€ofÐ °  ÐTennessee€Department€of€Public€Health,€but€not€toÏinclude€hazardous€waste€or€chemical€waste€landfills.€.€.€.Ð ¸ ¤¸ ¤ ÐÌThe€same€is€provided€for€in€I€districts.(§(36Í$¤¤Ý ƒ7ÿ!ÝÒ°ÒÒ„°ÒÓ  ÓÑ7€̱XXdðdð7ÑÑ  ÑÔ€X4qXXXÔÝ  Ýà ` àòòÚ  Ú0Ú  Úóó !"%Cþÿ<< Cÿÿ æÝ ƒ $ÝÒ°ÒÒ„°ÒÔ€XtXXXÔÓ  ÓÓÓà ` àòòÚ  Ú3Ú  ÚóóÝ  ÝÓÓ€€This€landfill€is€currently€owned€by€Lauderdale€County. Ý ƒ $ÝÒ°ÒÒ„°ÒÔ€XtXXXÔÓ  ÓÓÓà ` àòòÚ  Ú5Ú  ÚóóÝ  ÝÓÓ€€I„1€is€a€light€industrial€district,€and€I„2€is€a€restricted€industrial€district.€€ CÝ ƒ $ÝÒ°ÒÒ„°ÒÔ€XtXXXÔÓ  ÓÓÓà ` àòòÚ  Ú4Ú  ÚóóÝ  ÝÓÓ€€WTE€is€a€closely„held€corporation€formed€by€Mr.€Hutcherson€in€1992€toÐ ° Ðobtain€a€permit€for€and€to€operate€the€proposed€landfill. ØÝ ƒ 6Í$ÝÒ°ÒÒ„°ÒÓ  ÓÔ€XD>XXXÔà ` àòòÚ  Ú2Ú  ÚóóÝ  Ý€€With€regard€to€the€BZA,€the€1984€Zoning€Resolution€provides€in€pertinentÐ ° Ðpart:ÌÌà8 ` àà8¸ ` ü!` ü!àSECTION€4.€€òòPowersóó.€€The€Board€of€Zoning€Appeals€shallÐ ° Ðhave€the€following€powers:Ð ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!àà  àà h à*à À àà  à*à p àà È à*а ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!àB.€€òòUses€Permitted€on€Appealó󀄀To€hear€and€decideÐ °  Ðapplications€for€uses€permitted€on€appeal€as€specified€inÏthis€resolution.€.€.€.($$””ò òÚ  Ú1Ú  Úó ó íÝ ƒ $ÝÒ°ÒÒ„°ÒÔ‡XäPXXXÔÓ  ÓÓÓà ` àòòÚ  Ú9Ú  ÚóóÝ  ÝÓÓ€€It€is€important€to€note€that€the€original€landfill€was€constructed€andÐ ° Ðoperated€for€use€as€a€fluff€site€for€Mr.€Hutcherson€to€dispose€of€waste€generated€byÏhis€scrap€metal€business.€€The€proposed€landfill€is€a€commercial€landfill€which€willÏreceive€waste€from€several€different€areas€and€entities. øÝ ƒ!¯"ÝÝ  ÝÔ€XDXXXÔÔ€Û#XXDÔÓ  Óò òÔ Ad ÔFILEDÔ€XDXÛ#ÔÐ  ÐÌJuly€13,€1999ÌÌCecil€Crowson,€Jr.ÌAppellate€Court€ClerkÔdAhÔó ó,c½¬AZ‹"Arial Regular øÝ ƒ!¯"ÝÝ  ÝÔ€XDXXXÔÔ€Û#XXDÔÓ  Óò òÔ Ad ÔFILEDÔ€XDXÛ#ÔÐ  ÐÌJuly€12,€1999ÌÌCecil€Crowson,€Jr.ÌAppellate€Court€ClerkÔdAhÔó ó,c½¬AZ‹"Arial Regular íÝ ƒ $ÝÒ°ÒÒ„°ÒÔ‡XäPXXXÔÓ  ÓÓÓà ` àòòÚ  Ú9Ú  ÚóóÝ  ÝÓÓ€€It€is€important€to€note€that€the€original€landfill€was€constructed€andÐ ° Ðoperated€for€use€as€a€fluff€site€for€Mr.€Hutcherson€to€dispose€of€waste€generated€byÏhis€scrap€metal€business.€€The€proposed€landfill€is€a€commercial€landfill€which€willÏreceive€waste€from€several€different€areas€and€entities. SÝ ƒ $ÝÒ°ÒÒ„°ÒÔ€XtXXXÔÓ  ÓÓÓà ` àòòÚ  Ú6Ú  ÚóóÝ  ÝÓÓ€€T.C.A.€ðð€68„211„701€(1996),€known€as€the€ð ðJackson€Law,ðð€was€amended€inÐ ° Ð1995€and€provides€as€follows:ÌÌà8 ` àà8¸ ` ü!` ü!àNo€construction€shall€be€initiated€for€any€new€landfill€forÏsolid€waste€disposal€or€for€solid€waste€processing€until€theÏplans€for€such€new€landfill€have€been€submitted€to€andÏapproved€by:Ð ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!à(1)€The€county€legislative€body€in€which€the€proposedÏlandfill€is€located,€if€such€new€construction€is€located€inÏan€unincorporated€area;Ð ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!à(2)€Both€the€county€legislative€body€and€the€governingÏbody€of€the€municipality€in€which€the€proposed€landfill€isÏlocated,€if€such€new€construction€is€located€in€anÏincorporated€area;€orÐ ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!à(3)€Both€the€county€legislative€body€of€the€county€inÏwhich€such€proposed€landfill€is€located€and€the€governingÏbody€of€any€municipality€which€is€located€within€one€(1)Ïmile€of€such€proposed€landfill.Ð ¸ ¤¸ ¤ ÐÌà ` àThe€County€Commission€later,€on€April€10,€1995,€adopted€the€1995€versionÏof€the€ð ðJackson€Law.ðð€€However,€the€1995€version€is€not€applicable€to€Mr.ÏHutcherson€because€it€is€applicable€to€all€permit€applications€pending€on€March€15,Ï1995,€and€all€permit€applications€filed€on€or€after€March€15,€1995.€€Mr.€HutchersonÏreceived€his€State€permit€on€November€14,€1994. \Ý ƒ $ÝÒ°ÒÒ„°ÒÔ€XtXXXÔÓ  ÓÓÓà ` àòòÚ  Ú7Ú  ÚóóÝ  ÝÓÓ€€This€earlier€version€of€the€ð ðJackson€Lawðð€was€not€applicable€to€LauderdaleÐ ° ÐCounty€because€the€county€had€a€county„wide€zoning€scheme€at€this€time. Ý ƒ $ÝÒ°ÒÒ„°ÒÔ€XtXXXÔÓ  ÓÓÓà ` àòòÚ  Ú8Ú  ÚóóÝ  ÝÓÓ€€Landfill,€Inc.€was€added€by€the€plaintiffs€as€a€party€plaintiff€on€March€16,Ð ° Ð1998. dƒLevel 1Level 2Level 3Level 4Level 5(3¯$¢¢Ý ƒ!ÝÝ  Ý(3¯$££Ý ƒ!ÝÝ  Ý(#Ã$òòÚ  Ú0Ú  Úóó'''÷ÿ dxdüÿP Pd'ÿÿdxdÝ ƒ7ÿ!ÝÒ°ÒÒ„°ÒÓ  ÓÑ7€¼½XXdðXXdð7ÑÑ  ÑÔ€XD>XXXÔÝ  ÝÑTR[  AØ'ÿ Legal3Ø' AØ'ÿ Legalÿ3Ø'TÑÑ7€¼½XXdðXXdð7Ññ]ññSñßr€ (<,(j 8` `€€@Eô±` 8ttxP,°ð  rßñSññ]ññ`ññ]ñßr€ (<,(j 8` `€€@Eô±` 8ttxP,°ð  rßñ]ññ`ññaññ`ñßr€ (<,(j 8` `€€@Eô±` 8ttxP,°ð  rßñ`ññaññaññañà@Ì Ì ®àIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÌà@)®àAT€JACKSONˆÌà ` àà ¸ à€€€€______________________________________________ÌÌò òWILEY€HUTCHERSON,Ð ° ÐWESTERN€TENNESSEE€ENTERPRISES,ÌINC.,€and€LANDFILL,€INC.,€ó óÐ ´  ÐÌñaññañà ` àPlaintiffs„Appellants,Ìà ` àà ¸ àà  àà h àà À àà  àà p àLauderdale€Chancery€No.€9953ÌVs.à ` àà ¸ àà  àà h àà À àà  àà p àC.A.€No.€02A01„9807„CH„00216Ð ¶  Ðñañßt€ (>.*jxmúJ` `€€@Ea` 8ttxP™¶ð J tßñañÌò òROZELL€CRINER,€LAUDERDALEÐ ¶  ÐCOUNTY€EXECUTIVE,€and€theÌLAUDERDALE€COUNTY€ÌCOMMISSION,€acting€on€behalfÌof€Lauderdale€County,€ó óÐ ¾ ÐÌà ` àDefendants„Appellees.Ì____________________________________________________________________________ÌÌà@‚ ‚ ®àFROM€THE€LAUDERDALE€COUNTY€CHANCERY€COURTˆÌà@Ë Ë ®àTHE€HONORABLE€WILñOñLñOñ€V.€DORAN,€CHANCELLORˆÌÌÌÌà@ÝÝ®àJerry€D.€Kizer,€Jr.,€William€C.€Bell,€Jr.;ˆÌà@â â ®àRainey,€Kizer,€Butler,€Reviere€&€Bell,€P.L.C.€of€JacksonˆÌà@'®àFor€AppellantsˆÌÌÌà@€€ ®àJ.€Thomas€Caldwell€of€RipleyˆÌñNñÌñNñà@££®àKemper€B.€Durand,€Michael€E.€Keeney;ˆÌà@– – ®àThomason,€Hendrix,€Harvey,€Johnson€&€Mitchell€of€MemphisˆÌà@II(®àFor€AppelleesˆÌñMñÌÌñMñÌÌÌà@««$®àò òòòAFFIRMED€AND€REMANDEDˆÐ À*&& ÐÌó óóóà@'®àOpinion€filed:€ˆÐ À,(( ÐÌÌÌÌÌÌà ` àà ¸ àà  àà h àà À àà  àà p àà È àò òW.€FRANK€CRAWFORD,Ð À3// Ðà ` àà ¸ àà  àà h àà À àà  àà p àà È àPRESIDING€JUDGE,€W.S.ÌÌCONCUR:ÌÌALAN€E.€HIGHERS,€JUDGEÌÌDAVID€R.€FARMER,€JUDGEó óñPñÐ Î:66 ÐÐ Ð; 77ç ÐñPññQñ›ñQññRñÓÓñRññQñ€€à ` àPlaintiffs„Appellants,€Wiley€Hutcherson,€Western€Tennessee€Enterprises,€Inc.,Ð ° Ðand€Landfill,€Inc.,€appeal€the€final€decree€of€the€trial€court€dismissing€the€complaintÏfor€declaratory€judgment€and€injunctive€relief€against€Defendants„Appellees,€RozelleÏCriner,€Lauderdale€County€Executive,€and€the€Lauderdale€County€Commission.Ìà ` àThis€case€arises€from€Mr.€Hutchersonððs€attempt€to€construct€and€operate€aÏcommercial,€sanitary€landfill€on€a€portion€of€his€322€acre€farm€known€as€the€LoveÏFarm€in€Lauderdale€County,€Tennessee.Ìà ` àIn€1984,€the€Lauderdale€County€Commission€(County€Commission)€adoptedÏa€comprehensive€zoning€resolution€for€Lauderdale€County.€€The€1984€ZoningÏResolution€provided€that€sanitary€landfills€were€a€ð ðuse€permitted€on€appealðð€in€bothÏFAR€districts€and€I€districts.׃ ×Ý ƒ##ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×€€A€ð ðuse€permitted€on€appealðð€means€that€a€use€isÐ ° Ðpermitted€in€that€district,€however,€in€order€to€establish€such€a€use,€a€landowner€mustÏsubmit€an€application€to€the€Lauderdale€County€Board€of€Zoning€Appeals€(BZA)€toÏobtain€approval.׃×Ý ƒ##ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×€€At€the€time€of€the€passage€of€the€1984€Zoning€Resolution,€Mr.Ð ° ÐHutchersonððs€farm€was€zoned€FAR,€and€the€only€landfill€within€Lauderdale€CountyÏwas€zoned€FAR.׃ ×Ý ƒ##ÃÝòòÚ  Ú3Ú  ÚóóÝ  Ý×  ×Ð ° Ðà ` àMr.€Hutcherson€has€been€involved€in€the€scrap€metal€business€for€severalÏyears.€€As€part€of€this€business,€Mr.€Hutcherson€utilizes€a€shredder€which€processesÏcars€by€breaking€them€into€fist„size€pieces.€€This€process€generates€a€waste€productÏknown€as€ð ðshredder€fluff.ðð€€Because€of€a€need€to€dispose€of€this€waste,€HutchersonÏdecided€to€construct€a€landfill€on€his€farm.€€In€November€1986,€Hutcherson€ScrapÏCompany,€Inc.€was€granted€a€permit€from€the€State€of€Tennessee€to€build€thisÏlandfill,€and,€in€January€1987,€a€permit€was€obtained€from€the€BZA.€€ShortlyÏthereafter,€Mr.€Hutcherson€constructed€this€landfill€on€about€3€to€4€acres€of€the€farm.€ÏNeither€the€State€permit€nor€the€BZA€permit€placed€any€restrictions€on€the€size€ofÏthe€landfill.Ìà ` àIn€1989,€Mr.€Hutcherson€deeded€a€9.8€acre€parcel€of€his€farm,€whichÏencompassed€the€3€to€4€acre€landfill,€to€Landfill,€Inc.,€a€closely€held€corporationÏowned€by€Mr.€Hutcherson€and€his€wife.€€In€1990,€Mr.€Hutcherson€commenced€theÏprocess€of€obtaining€a€State€permit€in€the€name€of€Western€Tennessee€Enterprises,ÏInc.€(WTE)׃×Ý ƒ##ÃÝòòÚ  Ú4Ú  ÚóóÝ  Ý×  ×€for€a€184€acre€sanitary€landfill€on€the€Love€Farm.€€This€proposed€landfillÐ °$  Ðwould€be€a€commercial€landfill€as€opposed€to€the€existing€landfill€which€is€a€privateÏlandfill€for€shredder€fluff.€€Ìà ` àIn€August€1991,€the€County€Commission€passed€an€amendment€to€the€1984ÏZoning€Resolution.€€The€1991€Amendment€divided€the€I€classification€into€twoÏdistricts€„„€I„1€and€I„2.׃ X×Ý ƒ##ÃÝòòÚ  Ú5Ú  ÚóóÝ  Ý×  ×€€The€1991€Amendment€also€permitted€sanitary€landfills€as€aÐ °.** Ðð ðuse€permitted€on€appealðð€in€I„2€districts,€added€the€definitions€of€ð ðSanitary€LandfillÏ„€Commercialðð€and€ð ðSanitary€Landfill€„€Publicðð€to€the€ð ðDefinitionsðð€section,€andÐ °2.. Ðadded€standards€for€sanitary€landfills.€€Furthermore,€the€County€Landfill€was€rezonedÏto€I„2€by€the€1991€Amendment€and€constituted€the€only€I„2€district€in€LauderdaleÏCounty€while€Mr.€Hutchersonððs€farm€remained€zoned€as€FAR.€€The€CountyÏCommission€submits€that€the€1991€Amendment€was€also€intended€to€removeÏlandfills€from€FAR€districts€but€that€such€language€was€inadvertently€omitted.€€Ìà ` àIn€December€1991,€during€Mr.€Hutchersonððs€attempt€to€obtain€a€State€permitÏfor€the€184€acre€landfill,€the€County€Commission€passed€a€resolution€adopting€theÏð ðJackson€Law.ðð׃×Ý ƒ##ÃÝòòÚ  Ú6Ú  ÚóóÝ  Ý×  ×€€The€ð ðJackson€Lawðð€at€this€time€was€a€state€law€that€allowedÐ ° Ðcounties€without€county„wide€zoning€to€control€landfill€development€by€requiringÏcounty€approval.׃×Ý ƒ##ÃÝòòÚ  Ú7Ú  ÚóóÝ  Ý×  ×€€Shortly€thereafter,€the€State€put€WTEððs€permit€application€onÐ ° Ðhold€because€according€to€the€Stateððs€procedure,€once€the€State€is€put€on€notice€thatÏa€county€had€adopted€the€ð ðJackson€Law,ðð€the€State€could€not€review€the€permitÏapplication€until€the€State€received€notice€of€county€approval.Ð ° Ðà ` àIn€an€attempt€to€receive€county€approval,€Mr.€Hutcherson€was€notified€by€theÏLauderdale€County€Planning€Commission€(Planning€Commission)€that€he€wouldÏneed€to€have€the€184€acres€rezoned€to€I„2€in€order€to€operate€a€landfill€on€suchÏproperty.€€In€reliance,€Mr.€Hutcherson€submitted€an€application€to€the€PlanningÏCommission€to€have€this€property€rezoned.€€The€Planning€Commission€subsequentlyÏvoted€to€recommend€denial€of€the€rezoning€request€to€the€County€Commission.€€TheÏCounty€Commission€then€notified€Mr.€Hutcherson€that€it€would€not€review€hisÏrezoning€request€until€he€received€a€State€permit.€€Thus,€Mr.€Hutcherson€withdrewÏhis€rezoning€request,€and€the€State€subsequently€resumed€its€review€of€WTEððs€permitÏapplication.€Ìà ` àIn€November€1992,€the€County€Commission€passed€another€amendment€toÏthe€1984€Zoning€Resolution.€€The€1992€Amendment€removed€sanitary€landfills€fromÏFAR€districts€as€a€ð ðuse€permitted€on€appeal.ðð€€As€a€result,€sanitary€landfills€were€onlyÏallowed€in€I„2€districts.Ìà ` àOn€November€14,€1994,€the€State€issued€a€permit€to€WTE€for€constructionÏand€operation€of€a€sanitary€landfill€on€the€184€acre€parcel€of€Love€Farm.€€FollowingÏthe€receipt€of€the€permit,€Mr.€Hutcherson€applied€again€to€the€Planning€CommissionÏrequesting€that€the€184€acres€be€rezoned.€€The€Planning€Commission€once€againÏvoted€to€recommend€denial€of€the€rezoning€request.€€Mr.€Hutcherson€then€submittedÏhis€request€to€the€County€Commission.€€In€October€1995,€after€a€public€meeting,€theÏCounty€Commission€voted€to€deny€Mr.€Hutchersonððs€rezoning€request.€€Ìà ` àOn€December€7,€1995,€Mr.€Hutcherson€and€WTE€filed€the€subject€complaintÏagainst€Mr.€Criner€and€the€County€Commission€alleging€that€the€actions€andÏomissions€by€the€defendants€amounted€to€unreasonable,€arbitrary,€and€capriciousÏâ âconduct€that€infringed€upon€Mr.€Hutchersonððs€and€WTEððs€federal€and€stateÐ °400 Ðconstitutional€rights.׃×Ý ƒ##ÃÝòòÚ  Ú8Ú  ÚóóÝ  Ý×  ×€€The€defendants€subsequently€filed€an€Objection€to€JurisdictionÐ ° Ðâ âand€Motion€to€Dismiss€based€upon€a€lack€of€subject„matter€jurisdiction.€€TheÏdefendants€also€filed€a€motion€for€summary€judgment€on€grounds€that€no€genuineÏissue€of€material€fact€existed€in€the€case.€€Concomitantly,€the€defendants€filed€anÏanswer€to€the€complaint.€Subsequently,€Mr.€Hutcherson€and€WTE€filed€an€amendedÏcomplaint€wherein,€ò òòòinter€aliaóóó ó,€the€entire€zoning€scheme€of€Lauderdale€County€wasÐ °  Ðalleged€to€be€invalid€due€to€procedural€defects.€€The€defendants€then€filed€an€answerÏto€the€amended€complaint.Ìà ` àIn€the€interim€between€the€filing€of€the€suit€and€the€hearing€on€the€matter,€theÏCounty€Commission,€on€May€13,€1996,€ð ðreaffirmedðð€the€1984€Zoning€ResolutionÏas€amended.Ìà ` àOn€March€9,€1998,€a€non„jury€trial€commenced.€€On€June€26,€1998,€the€trialÏcourt€entered€a€final€decree€denying€the€injunctive€relief€that€would€have€permittedÏMr.€Hutcherson€to€proceed€with€his€proposed€landfill.€€The€decree€stated:€€ÌÓÓà8 ` àà8¸ ` ü!` ü!àà  à1.€€The€Plaintiff,€Wiley€Hutcherson,€by€conveyingÏa€portion€of€the€Love€Farm,€including€the€existing€landfill,Ïto€a€separate€entity,€Landfill,€Inc.,€set€out€the€limits€of€theÏoriginal€landfill€permit.€€Based€on€the€PlaintiffððsÏdelineation,€the€current€application€for€a€permit€for€theÏproposed€landfill€is€not€a€valid€extension€of€a€pre„existingÏuse.€€It€is€ordered€that€said€use€is€confined€to€thatÏproperty€currently€titled€in€the€name€of€Landfill,€Inc.Ð ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!àà  à2.€€Both€the€1991€Amendment€and€the€1992ÏAmendment€which€took€landfills€out€of€the€FAR€zoningÏclassification€and€placed€landfills€into€the€new€I„2€zoningÏdistrict,€had€no€rational€basis€in€this€case.€€TheÏDefendantsðð€only€purpose€in€passing€the€1991ÏAmendment€and€creating€the€I„2€zoning€district€was€toÏthwart€Mr.€Hutcherson€in€his€attempt€to€obtain€approvalÏfor€his€proposed€landfill.€€The€creation€of€the€I„2€zoningÏdistrict€was€done€to€affect€one€specific€person€„„€Mr.ÏHutcherson.€€The€Defendantsðð€act€of€placing€only€theÏcounty€landfill€into€the€I„2€zoning€district€is€spot€zoningÏand€resulted€in€the€fact€that€Lauderdale€County€was€theÏonly€entity€allowed€to€have€a€landfill€in€LauderdaleÏCounty.€€In€these€and€other€regards,€the€similarly„situatedÐ ´511 Ðcounty€landfill€was€treated€differently€from€Mr.ÏHutchersonððs€landfill.€€Under€the€facts€of€this€case,€theÏ1991€Amendment€violates€Article€XI,€Section€8€of€theÏTennessee€Constitution€and€the€Equal€Protection€ClauseÏof€the€United€States€Constitution;€and€therefore,€theÏ1991€Amendment€is€void.€€Under€the€facts€of€this€case,Ð ´955 Ðthe€1992€Amendment,€to€the€extent€it€took€landfills€outÏof€the€FAR€zoning€district,€also€violates€Article€XI,ÏSection€8€of€the€Tennessee€Constitution€and€the€EqualÏProtection€Clause€of€the€United€States€Constitution;€andÏtherefore,€the€1992€Amendment,€to€the€extent€it€tookÏlandfills€out€of€the€FAR€zoning€district,€is€void.€€TheÏeffect€of€this€finding€is€that€landfills€are€deemed€to€beÏplaced€back€into€the€FAR€zoning€district.Ð ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!àà  à3.€€The€1984€Zoning€Resolution€is€not€invalid€dueÏto€failure€to€comply€with€notice,€public€hearing,€andÏpublication€requirements€or€due€to€the€makeup€of€theÏLauderdale€County€Regional€Planning€Commission.Ð ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!àà  à4.€€The€1991€Amendment€and€the€1992ÏAmendment€are€invalid€for€failure€to€comply€withÏapplicable€notice,€public€hearing,€and€publicationÏrequirements.€€The€1991€Amendment€and€1992ÏAmendment€are€not€rendered€invalid€due€to€the€makeupÏof€the€Lauderdale€County€Regional€Planning€Commission.Ð ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!àà  à5.€€The€1996€Zoning€Amendment€andÏReaffirmation,€to€the€extent€it€removed€landfills€out€ofÏthe€FAR€District€and€placed€landfills€in€the€I„2€District,Ïis€invalid€due€to€this€Courtððs€findings€as€to€the€invalidityÏof€the€1991€and€1992€Amendments€and€due€to€failure€toÏcomply€with€applicable€notice€and€public€hearingÏrequirements.Ð ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!àà  à6.€€The€ð ðJackson€Lawðð€as€amended€in€1995€andÏadopted€by€the€Lauderdale€County€Commission€on€AprilÏ10,€1995,€is€not€applicable€to€Mr.€Hutchersonððs€proposedÏlandfill.Ð ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!àà  à7.€€The€Lauderdale€County€Commissionððs€denial€ofÏMr.€Hutchersonððs€rezoning€request€violated€Mr.ÏHutchersonððs€constitutional€substantive€due€process€rightsÏunder€the€federal€and€Tennessee€constitutions€in€theÏfollowing€aspects:€(a)€failure€to€give€proper€notice€in€someÏinstances;€(b)€failure€to€give€Mr.€Hutcherson€adequateÏtime€at€the€hearing€on€the€rezoning€request€to€present€hisÏcase;€(c)€members€of€the€Lauderdale€County€CommissionÏhad€decided€against€Mr.€Hutchersonððs€rezoning€requestÏfor€personal€or€political€reasons€unrelated€to€the€merits€ofÏsuch€request€even€before€the€hearing€was€held;€(d)€severalÏvoting€members€of€the€Lauderdale€County€CommissionÏand€the€Lauderdale€County€Regional€PlanningÏCommission€lived€near€the€site€of€the€proposed€landfillÏand€had€a€personal€interest€in€the€same;€(e)€members€ofÏthe€Lauderdale€County€Commission€testified€that€theyÏvoted€against€the€landfill€because€their€constituents€didÏnot€want€a€landfill;€(f)€one€member€of€the€LauderdaleÏCounty€Commission€testified€that€he€voted€against€theÏlandfill€because€of€his€personal€belief€that€Mr.€HutchersonÏhad€entrapped€certain€county€commission€members;€(g)Ïit€was€obvious€from€the€testimony€that€Mr.€HutchersonÏnever€had€a€chance€with€regard€to€his€proposed€landfill;Ï(h)€some€members€of€the€Lauderdale€County€CommissionÏcontributed€money€to€a€campaign€to€oppose€Mr.Ð °955 ÐHutchersonððs€proposed€landfill;€(i)€although€they€were€deÏfacto€officers,€the€makeup€of€the€Lauderdale€CountyÏPlanning€Commission€violated€the€requirements€of€stateÏstatutes;€and€(j)€the€Lauderdale€County€Commission€didÏnot€observe€Mr.€Hutchersonððs€rights€to€the€free€use€andÏenjoyment€of€his€property.Ð ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!àà  à8.€€The€only€valid€impediment€to€this€CourtððsÏallowing€Mr.€Hutcherson€to€build€his€landfill€is€the€issueÏof€the€roads.€€There€was€testimony€at€trial€that€the€roadsÏleading€to€the€landfill€were€too€narrow€and€winding€toÏaccommodate€a€number€of€heavily„loaded,€large€trucksÏwithout€causing€a€risk€of€injury€to€other€motorists.€€ThisÏcourt€finds€that€the€prospect€of€damage€to€the€roadÏsurfaces€is€not€a€valid€concern€or€a€valid€impediment€toÏMr.€Hutchersonððs€landfill€as€the€Court€finds€that€it€is€theÏcountyððs€duty€to€repair€and€maintain€the€roads.€€However,Ïthe€Court€finds€that€straightening€and€widening€theÏexisting€roads€in€essence€would€entail€building€new€roadsÏwhich€the€county€is€under€no€obligation€to€do.€€However,Ïdue€to€the€testimony€about€potential€danger€to€otherÏmotorists,€this€Court€denies€Mr.€Hutchersonððs€request€forÏinjunctive€relief€and€declines€to€allow€Mr.€Hutcherson€toÏproceed€to€construct€a€landfill.€€Had€there€been€noÏtestimony€about€danger€to€other€motorists,€and€the€onlyÏtestimony€had€been€that€the€roads€were€unable€toÏwithstand€the€damage€done€by€the€trucks,€this€CourtÏprobably€would€have€held€differently,€except€for€theÏpreviously€described€issue€concerning€the€roads€which€isÏfairly€debatable.€.€.€.Ð ¸ ¤¸ ¤ ÐÌÓÓà ` àThis€appeal€ensued,€and€the€appellants€present€the€following€issues€for€reviewÏas€stated€in€their€brief:€ÌÓÓà8 ` àà8¸ ` ü!` ü!àà  à1.€€Whether€the€trial€court€erred€in€failing€to€holdÏthat€the€Plaintiffsðð€proposed€landfill€expansion€would€beÏeither€a€valid,€non„conforming€use€or€a€valid€extension€ofÏa€conforming€use.Ð ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!àà  à2.€€Whether€the€trial€court€erred€in€failing€to€holdÏthat€the€1984€Zoning€Resolution€is€invalid€due€to€failureÏto€comply€with€applicable€public€hearing€and€publicationÏrequirements€and/or€due€to€the€illegal€makeup€of€theÏLauderdale€County€Planning€Commission.Ð ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!àà  à3.€€Whether€the€trial€court€erred€in€failing€to€holdÏthat€certain€amendments€to€the€1984€Zoning€ResolutionÏare€invalid€due€to€the€illegal€makeup€of€the€LauderdaleÏCounty€Planning€Commission.Ð ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!àà  à4.€€Whether€the€trial€court€erred€in€failing€to€grantÏPlaintiffs€any€relief€where€the€trial€court€held€thatÏDefendants€violated€Plaintiffsðð€substantive€due€processÏand€equal€protection€constitutional€rights.Ð ¸ ¤¸ ¤ ÐÌÓÓà ` àBecause€of€the€nature€of€the€trial€court€proceedings€and€the€findings€of€theÐ °844 Ðchancellor,€we€believe€a€more€logical€way€to€dispose€of€the€issues€is€collectively.Ìà ` àSince€this€case€was€tried€by€the€trial€court€sitting€without€a€jury,€we€review€theÏcase€ò òòòde€novoóóó ó€upon€the€record€with€a€presumption€of€correctness€of€the€findings€of€factÐ ° Ðby€the€trial€court.€€Unless€the€evidence€preponderates€against€the€findings,€we€mustÏaffirm,€absent€error€of€law.€€T.R.A.P.€13(d).Ìà ` àMr.€Hutcherson€submits€several€different€arguments€for€us€to€consider€inÏfinding€that€the€trial€court€erred€by€not€granting€his€requested€relief.€€First,€Mr.ÏHutcherson€submits€that€if€we€affirm€the€trial€courtððs€finding€that€the€1991ÏAmendment€and€the€1992€Amendment€are€void€thus€placing€sanitary€landfills€backÏinto€FAR€districts,€his€proposed€landfill€is€an€extension€of€a€valid,€pre„existing,Ïconforming€use.€€Alternatively,€he€submits€that€if€we€reverse€the€trial€court€and€findÏthat€the€1991€Amendment€and€the€1992€Amendment€are€valid,€then€his€proposedÏlandfill€is€a€valid,€pre„existing,€non„conforming€use.€€Ìà ` àFrom€a€review€of€the€record,€the€evidence€does€not€preponderate€against€theÏtrial€courtððs€finding€that€Mr.€Hutchersonððs€conveyance€to€Landfill,€Inc.€of€the€9.8€acreÏparcel€which€encompassed€the€original€landfill€established€the€limits€of€the€originalÏlandfill€permit.€€Therefore,€the€proposed€landfill€in€this€litigation€is€not€a€validÏextension€of€a€pre„existing€use€but€is€an€attempt€by€Mr.€Hutcherson€to€establish,€notÏexpand,€a€landfill.ññ׃×ññññ׃×ññÝ ƒ##ÃÝòòÚ  Ú9Ú  ÚóóÝ  Ý×  ×€€Thus,€with€regard€to€the€proposed€landfill,€the€proper€proceduresÐ ´($$ Ðmust€be€followed€for€establishing€a€new€landfill.Ìà ` àMr.€Hutcherson€asserts€that€he€was€under€the€impression€through€theÏenactment€of€the€amendments€and€information€provided€that€his€property€must€beÏrezoned€in€order€to€construct€the€proposed€landfill.€€As€such,€we€must€consider€Mr.ÏHutchersonððs€attacks€toward€the€validity€of€the€entire€zoning€scheme€as€establishedÐ ´2.. Ðin€Lauderdale€County.€€First,€he€asserts€that€the€1984€Zoning€Resolution€is€invalidÏbecause€the€proper€statutory€requirements€were€not€followed€with€regard€to€publicÏhearing€and€publication.€€Moreover,€he€contends€that€the€1984€Zoning€ResolutionÏis€invalid€due€to€the€illegal€makeup€of€the€Planning€Commission.€€Thus,€accordingÏto€Mr.€Hutcherson,€he€may€construct€a€landfill€on€his€property€since€he€is€not€subjectÏto€any€zoning€restriction€because€there€are€no€zoning€districts€in€Lauderdale€CountyÏregulating€the€use€of€oneððs€property.€€Second,€Mr.€Hutcherson€argues€that€the€1991ÏAmendment€and€the€1992€Amendment€are€invalid€due€to€the€failure€of€the€CountyÏCommission€to€give€proper€notice€in€accordance€with€the€requirements€of€both€theÏTennessee€Code€Annotated€and€the€1984€Zoning€Resolution.€€He€also€asserts€thatÏthe€makeup€of€the€Planning€Commission€was€illegal.€€Therefore,€if€there€is€a€validÏ1984€zoning€ordinance,€landfills€are€within€FAR€districts€thereby€allowing€Mr.ÏHutcherson€to€construct€his€proposed€landfill€on€his€property.€€Finally,€Mr.ÏHutcherson€asserts€that€the€1996€Reaffirmation€is€invalid€for€failure€to€comply€withÏapplicable€notice,€public€hearing,€and€publication€requirements€and,€therefore,€theÏprocedural€deficiencies€of€the€foregoing€enactments€were€not€cured.Ìà ` àThe€right€of€a€county€to€enact€or€amend€zoning€regulations€is€based€uponÏpowers€delegated€to€it€by€the€state€legislature€by€specific€enabling€acts.€€ò òòòState€ex€rel.Ð °&"" ÐBrowning„Ferris€Indus.€v.€Board€of€Commððrsóóó ó,€806€S.W.2d€181,€187€(Tenn.€App.Ð ´($$ Ð1990)€(citingò òòò€Henryññ›ññ€v.€Whiteó óóó,€194€Tenn.€192,€250€S.W.2d€70€(1951);òòò ò€State€ex€rel.Ð ¸*&& ÐLightman€v.€City€of€Nashvilleó óóó,€166€Tenn.€191,€60€S.W.2d€161€ññœññ(1933)).ññ›ññññññ€€There€is€aÐ ¼, (( Ðpresumption€in€favor€of€the€validity€of€an€ordinance€and€those€questioning€itsÏvalidity€have€the€burden€of€proof.€€ò òòòTown€of€Surgoinsville€v.€Sandidgeó óóó,€866€S.W.2dÐ À0,, Ð553,€555€(Tenn.€App.€1993)€(citing€òòò òBalsinger€v.€Town€of€Madisonvilleó óóó,€222€Tenn.Ð Ä2.. Ð272,€435€S.W.2d€803,€805€(Tenn.€1968);€òòò òS€&€P€ññœññEnters.ññ›ññññññ€v.€City€of€Memphisó óóó,€672Ð È400 ÐS.W.2d€213,€217€(Tenn.€App.€1983)).€€Ìà ` àT.C.A.€ðð€13„7„101€(1992)€provides€in€pertinent€part:Ð Ì844 ÐÓÓà8 ` àà8¸ ` ü!` ü!à(a)(1)€The€county€legislative€body€of€any€county€isÏempowered,€in€accordance€with€the€conditions€and€theÏprocedure€specified€in€this€part,€to€regulate,€in€theÏportions€of€such€county€which€lie€outside€of€municipalÏcorporations,€the€location,€height€and€size€of€buildingsÏand€other€structures,€the€percentage€of€lot€which€may€beÏoccupied,€the€sizes€of€yards,€courts,€and€other€openÏspaces,€the€density€and€distribution€of€population,€theÏuses€of€buildings€and€structures€for€trade,€industry,Ïresidence,€recreation€or€other€purposes,€and€the€uses€ofÏland€for€trade,€industry,€residence,€recreation,€agriculture,Ïforestry,€soil€conservation,€water€supply€conservation€orÏother€purposes.€.€.€.Ð ¸ ¤¸ ¤ ЀÌññœññT.C.A.ññ›ññññññ€ðð€13„7„102€(1992)€provides€in€pertinent€ññœññpart:Ìññ›ññññññÌà8 ` àà8¸ ` ü!` ü!à[T]he€county€legislative€body€may,€by€ordinance,€exerciseÏthe€powers€granted€in€ðð€13„7„101€and,€for€the€purpose€ofÏsuch€exercise,€may€divide€the€territory€of€the€countyÏwhich€lies€within€the€region€but€outside€of€municipalÏcorporations€into€districts€of€such€number,€shape€or€areaÏas€it€may€determine€and€within€such€districts€mayÏregulate€the€erection,€construction,€reconstruction,Ïalteration€and€uses€of€buildings€and€structures€and€theÏuses€of€land.€.€.€.Ð ¸ ¤¸ ¤ ÐÌÓÓà ` àññœññProcedures€for€the€enactment€of€zoning€regulations€are€statutorily€prescribed.€ÏAs€for€the€enactment€of€the€1984€Zoning€Resolution,€T.C.A.€ðð€13„7„104€(1980)Ïprovided€in€pertinent€part:ÌÓÓà8 ` àà8¸ ` ü!` ü!àò ò13„7„104.€€Method€of€procedure€after€certification€ofÐ °$  Ðplan€from€commission.€„„€ó óAfter€the€certification€of€aÐ ²%!! Ðzone€plan€from€the€regional€planning€commission€andÏbefore€the€enactment€of€any€such€zoning€ordinance,€theÏcounty€legislative€body€shall€hold€a€public€hearingÏthereon,€the€time€and€place€of€which€at€least€thirty€(30)Ïdaysðð€notice€shall€be€given€by€one€(1)€publication€in€aÏnewspaper€of€general€circulation€in€the€county.€.€.€.€AnyÏsuch€ordinance€shall€be€published€at€least€once€in€theÏofficial€newspaper€of€the€county€or€in€a€newspaper€ofÏgeneral€circulation€in€the€county,€and€shall€not€be€in€forceÏuntil€it€is€so€published.€Ð ¸ ¤¸ ¤ ÐÌÓÓà ` àWith€regard€to€the€1991€Amendment€and€the€1992€Amendment,€T.C.A.€ðð€13„¼7„105€(Supp.€1990)€and€(1992)€provided€in€pertinent€part:ÌÓÓà8 ` àà8¸ ` ü!` ü!àò ò13„7„105.€€Amendments€of€zoning€ordinanceÐ ´511 Ðprovisions€„„€Procedure.€„„ó ó€(a)€The€county€legislativeÐ ¶622 Ðbody€may€from€time€to€time€amend€the€number,€shape,Ïboundary,€area€or€any€regulation€of€or€within€any€districtÏor€districts€or€any€other€provision€of€any€zoningÐ ¸955 Ðordinance;€but€any€such€amendment€shall€not€be€made€orÏbecome€effective€unless€the€same€be€first€submitted€forÏapproval,€disapproval€or€suggestions€to€the€regionalÏplanning€commission€of€the€region€in€which€the€territoryÏcovered€by€the€ordinance€is€located,€and,€if€such€regionalÏplanning€commission€disapproves€within€thirty€(30)€daysÏafter€such€submission,€such€amendment€shall€require€theÏfavorable€vote€of€a€majority€of€the€entire€membership€ofÏthe€county€legislative€body.Ð ¸ ¤¸ ¤ Ðà8 ` àà8¸ ` ü!` ü!à(b)(1)€Except€as€provided€in€subdivision€(b)(2),€beforeÏfinally€adopting€any€such€amendment,€the€countyÏlegislative€body€shall€hold€a€public€hearing€thereon,€atÏleast€thirty€(30)€daysðð€notice€of€the€time€and€place€ofÏwhich€shall€be€given€by€at€least€one€(1)€publication€in€aÏnewspaper€of€general€circulation€in€the€county.€€Any€suchÏamendment€shall€be€published€at€least€once€in€the€officialÏnewspaper€of€the€county€or€in€a€newspaper€of€generalÏcirculation€in€the€county.€.€.€.Ð ¸ ¤¸ ¤ ÐÌÓÓà ` àIn€addition,€the€1984€Zoning€Resolution€provides€as€follows€with€regard€toÏamendments:ÌÓÓà8 ` àà8¸ ` ü!` ü!àSECTION€1.€€òòAmendments€to€the€Resolutionóó.€€TheÐ ° Ðregulations€and€the€number,€or€boundaries€of€districtsÏestablished€by€this€resolution,€may€be€amended,Ïsupplemented,€changed,€modified,€or€repealed€by€theÏLauderdale€County€Commission;€but,€in€accordance€withÏthe€Tennessee€enabling€legislation,€no€amendment€shallÏbecome€effective€unless€it€is€first€submitted€to€andÏapproved€by€the€Lauderdale€County€Regional€PlanningÏCommission€or,€if€disapproved,€shall€receive€a€majorityÏvote€of€the€entire€membership€of€the€Lauderdale€CountyÏCommission.€€Before€finally€adopting€any€suchÏamendment,€the€county€court€shall€hold€a€public€hearingÏthereon,€at€least€thirty€(30)€days€notice€of€the€time€andÏplace€of€which€shall€be€given€by€at€least€one€(1)Ïpublication€in€a€newspaper€of€general€circulation€in€theÏcounty;€and€any€such€amendment€shall€be€published€atÏleast€once€in€the€official€newspaper€of€the€county€or€in€aÏnewspaper€of€general€circulation€in€the€county.Ð ¸ ¤¸ ¤ ÐÌÓÓà ` àFinally,€with€regard€to€the€makeup€of€planning€commissions,€T.C.A.€ðð€13„3„¼101€(Supp.€1998)€provides€in€pertinent€part:ÌÓÓà8 ` àà8¸ ` ü!` ü!àà  à(c)(2)€The€commissioner€may€designate,€asÏmembers€of€a€regional€planning€commission,€persons€whoÏare€members€of€county€legislative€bodies€or€of€boards€ofÏaldermen€or€commissioners€or€other€municipal€legislativeÏbodies;€provided,€that€the€members€of€the€regionalÏplanning€commission€so€designated€from€county€andÏmunicipal€legislative€bodies€shall€be€less€in€number€thanÏa€majority€of€the€commission€and€that€not€less€than€aÐ °955 Ðmajority€of€the€members€of€the€commission€shall€hold€noÏsalaried€public€office€or€position€whatever€exceptingÏoffices€or€faculty€memberships€of€a€university€or€otherÏeducational€institution.Ð ¸ ¤¸ ¤ ÐÌÓÓà ` àð ðThe€procedural€steps€which€the€legislatures€have€put€in€place€in€the€form€ofÏenabling€statutes€governing€the€enactment€of€zoning€ordinances€usually€are€regardedÏas€mandatory,€and€a€failure€substantially€to€comply€with€such€requirements€rendersÏ.€.€.€the€zoning€ordinance€invalid.ðð€€83€Am.€Jur.€2d€ò òòòZoning€and€Planningóóó ó€ðð€581Ð °  Ð(1992).€€In€ò òòòState€ex€rel.€SCA€Chemical€Services,€Inc.€v.€Sanidasó óóó,€681€S.W.2d€557Ð ´  Ð(Tenn.€App.€1984),€this€Court€stated:ÌÓÓà8 ` àà8¸ ` ü!` ü!àð ðProcedural€requirements€are€considered€by€the€courts€toÏbe€safeguards€against€arbitrary€exercise€of€power.€€FailureÏto€comply€with€such€procedural€requirements€has€beenÏregarded€not€only€as€an€ultra€vires€act€on€the€part€ofÏmunicipal€legislators,€but€also€as€a€denial€of€due€processÏof€law.€€Indeed,€a€statute€or€ordinance€which€fails€toÏrequire€legislative€notice€and€a€hearing€prior€to€theÏenactment€of€a€zoning€ordinance€may€be€regarded€asÏinvalid€for€failure€to€require€procedure€which€comportsÏwith€due€process€of€law.ððÐ ¸ ¤¸ ¤ ÐÌòòò òÓÓId.ó óóó€at€564€(quoting€1€Anderson,€American€Law€of€Zoning€ðð€4.03€(1976)).Ð ¸  Ðà ` àð ðThe€requirements€as€to€the€giving€of€such€notices€of€a€hearing€upon€a€petitionÏfor€an€amendment€or€a€change€in€the€zoning€regulations€must€be€substantiallyÏcomplied€with.ðð€€ò òòòClapp€v.€Knox€Countyóóó ó,€197€Tenn.€422,€273€S.W.2d€694,ññ›ññ€698Ð ¼& "" Ð(1954).€€The€same€is€true€with€regard€to€the€publication€requirement.€€òòò òId.ó óóó€at€699.€Ð À($$ Ðà ` àWith€regard€to€the€1984€Zoning€Resolution,€we€agree€with€the€trial€courtððsÏfinding€that€the€1984€Resolution€is€not€invalid€due€to€failure€to€comply€with€theÏstatutory€requirements.€€The€evidence€does€not€preponderate€against€the€trial€courtððsÏfindings€in€this€regard.€€Moreover,€ð ðafter€long€public€acquiescence€in€the€substanceÏof€an€ordinance,€public€policy€does€not€permit€such€an€attack€on€the€validity€of€theÏordinance€because€of€procedural€irregularities.ðð€€ò òòòTrainor€v.€City€of€Wheat€Ridgeó óóó,€697Ð Ä400 ÐP.2d€37,€39€(Colo.€App.€1984)€(citing€ò òòòEdel€v.€Filer€Townshipóóó ó,€49€Mich.€App.€210,Ð È622 Ð211€N.W.2d€547€(1973);€ò òòòTaylor€v.€Schlemmeró óóó,€353€Mo.€687,€183€S.W.2d€913Ð Ì844 Ð(1944);€òòò òStruyk€v.€Samuel€Braenððs€Sonsó óóó,€17€N.J.€Super.€1,€85€A.2d€279€(1951));€òòò òseeÐ ° Ðalsoó óóó€83€Am.€Jur.€2d€òòò òZoning€and€Planningó óóó€ðð€581€(1992).€€In€ò òòòTrainoróóó ó,€the€zoningÐ ´ Ðordinance€under€attack€had€been€in€effect€for€over€ten€years€before€the€plaintiffs€filedÏtheir€complaint.€€Thus,€the€court€held€that€given€the€extensive€public€reliance€on€theÏordinance,€such€was€immunized€from€a€belated€attack€on€various€procedural€grounds.€ÏThe€same€holds€true€for€the€1984€Zoning€Resolution€that€is€under€attack€onÏprocedural€grounds€by€Mr.€Hutcherson.€€The€1984€Zoning€Resolution€has€been€inÏeffect€for€over€ten€years€and€has€been€relied€on€extensively€by€the€residents€ofÏLauderdale€County€including€Mr.€Hutcherson.€€As€such,€the€1984€Zoning€ResolutionÏis€immunized€from€an€attack€on€procedural€grounds.Ìà ` àññœññAnññ›ññññññ€analysis€of€ññœññthe€1991€amendment€isññ›ññññññ€irrelevant€due€to€the€fact€that€the€1991ÏAmendment€did€not€affect€Mr.€Hutcherson.€€The€1991€Amendment€only€establishedÏtwo€new€districts€within€the€I€classification€and€did€not€remove€landfills€from€FARÏdistricts.€€ññœññÌà ` àHowever,€the€same€cannot€be€said€about€the€1992€Amendment.€€The€1992ÏAmendment€effectively€removed€landfills€as€a€ð ðuse€permitted€on€appealðð€in€FARÏdistricts.€€As€a€result,€landfills€were€only€permitted€as€a€use€on€appeal€in€I„2€districts.€ÏIf€the€1992€Amendment€was€properly€enacted,€Mr.€Hutchersonððs€efforts€were€properÏin€seeking€to€have€his€property€rezoned€in€order€to€construct€the€proposed€landfill€onÏsuch.Ìà ` àFrom€a€review€of€the€record,€we€concur€in€the€trial€courtððs€finding€thatññ›ññññññ€theÏ1992€Amendment€was€not€properly€enacted€due€to€failure€to€provide€proper€noticeÏas€required€by€statute.€€The€notice€provided€in€the€local€newspaper€of€the€publicÏhearing€for€the€1992€Amendment€stated€as€follows:ÌÓÓà8 ` àà8¸ ` ü!` ü!àà  àPursuant€to€Tennessee€Code€Annotated€SectionÏ13„7„105€notice€is€hereby€given€of€a€public€hearing€to€beÏheld€by€the€Lauderdale€County€Legislative€CommissionÏon€Monday,€the€9th€day€of€November,€1992€at€9:00€a.m.Ïin€the€Lauderdale€County€Courthouse.€€The€purpose€ofÏthe€hearing€is€to€receive€public€input€into€a€proposedÐ ¸955 Ðamendment€to€the€Lauderdale€County€Zoning€ResolutionÏconcerning€planned€residential€developments.€€TheÏamendment€applies€to€residential€development€on€a€singleÏtract€of€land€more€than€25€acres,€developed€inÏconjunction€with€scenic€bluffs,€lakes€and€waterways.€€TheÏrequirements€include€submission€of€a€site€plan€to€theÏLauderdale€County€Planning€Commission€before€anyÏbuilding€permits€for€construction€will€be€issued.€€TheÏregulations€set€forth€minimum€requirements€for€density,Ïsetbacks,€height€of€structures,€access€to€county€roads,€andÏutilities.€€A€copy€of€the€proposed€amendment€may€beÏviewed€in€the€Office€of€the€Lauderdale€County€ExecutiveÏduring€regular€business€hours.€€All€interest€persons€areÏinvited€to€attend€and€comment.Ð ¸ ¤¸ ¤ ÐÌÓÓà ` àAs€evident€from€the€above„quoted€passage,€the€published€notice€did€notÏmention€that€the€proposed€amendment€concerned€landfills€ññœññand€the€removingññ›ññññññ€ññœññofÏlandfills€as€ð ðusesññ›ññññññ€permitted€on€appealðð€in€FAR€districts.€€This€notice€was€misleadingÏand€failed€to€give€the€necessary€information€to€the€interested€parties.€€TheÏpublication€of€a€notice€of€hearing€of€an€amendment€for€rezoning€need€not€set€out€theÏamendment€if€the€publication€sets€out€substantially€the€time€and€place€of€the€hearingÏand€a€description€of€the€property€to€be€rezoned.€€ò òòòClappóóó ó,€197€Tenn.€422,€273€S.W.2dÐ ° Ð694.€€Thus,€given€the€contents€of€the€above„quoted€notice,€the€1992€Amendment€isÏinvalid.Ìà ` àññœññWeññ›ññññññ€ññœññfurther€findññ›ññññññ€that€ññœññthe€1996€Reaffirmation€didññ›ññññññ€not€cure€the€proceduralÏdeficiencies€that€accompanied€the€1992€Amendment.€€Where€a€zoning€resolution€hasÏbeen€adopted€without€proper€procedure,€the€procedural€defects€can€be€cured€by€re„¼enactment€of€the€resolution€òòò òby€proper€procedureó óóó.€€83€Am.€Jur.€2d€ò òòòZoning€andÐ ´+'' ÐPlanningóóó ó€ðð€583€(1992).€€What€the€County€Commission€attempted€to€do€was€to€cureÐ ¸-)) Ðany€previous€procedural€deficiencies€by€re„enacting€and€re„adopting€the€entire€zoningÏresolution€as€amended.€€However,€to€properly€re„enact€ññœññthe€resolution,ññ›ññññññ€the€ññœññproceduresññ›ññññññÏas€prescribed€by€T.C.A.€ðð€13„7„104€ññœññmust€beññ›ññññññ€followed€which,€in€pertinent€part,Ïrequires€the€county€legislative€body€to€a€ð ðhold€a€public€hearing€thereon,€the€time€andÏplace€of€which€at€least€thirty€(30)€daysðð€notice€shall€be€given.ðð€€Notice€of€publicationÏand€notice€of€public€hearing€was€published€on€April€25,€1996€in€a€newspaper€ofÐ ¼9 55 Ðgeneral€circulation€in€Lauderdale€County€for€a€public€hearing€to€be€held€on€May€13,Ï1996.€€As€evident€from€the€time€notice€was€given€and€the€time€the€hearing€was€held,Ïthe€requisite€thirty€ññœññdaysððññ›ññññññ€notice€was€not€given.€€ð ðððWhere€the€enabling€act€prescribesÏthe€time€which€must€elapse€between€notice€and€hearing,€failure€to€comply€renders€aÏzoning€ordinance€invalid.ðððð€ò òòòTown€of€Surgoinsvilleóóó ó,€866€S.W.2d€at€556€(quoting€83Ð °  ÐAm.€Jur.€2d€ò òòòZoning€and€Planningóóó ó€ðð€589€(1992)).€€The€eighteen€daysðð€notice€given€byÐ ´  Ðthe€County€Commission€is€insufficient€under€T.C.A.€ðð€13„7„104€and€thus€the€1996ÏReaffirmation€is€invalid.€€In€addition,€the€County€Commissionððs€actions€with€regardÏto€the€1996€Reaffirmation€are€questionable€to€say€the€least€given€that€the€timing€ofÏsuch€action€occurred€several€months€after€Mr.€Hutcherson€filed€his€complaint.€€€Ìà ` àAs€a€result€of€the€foregoing,€sanitary€landfills€remain€a€ð ðuse€permitted€onÏappealðð€in€FAR€districts€as€provided€for€in€the€1984€Zoning€ññœññResolution€and€asññ›ññññññ€such,ÏMr.€Hutchersonððs€proposed€landfill€is€a€ð ðuse€permitted€on€appealðð€on€his€farm.€€Thus,Ïhaving€already€received€his€permit€from€the€State,€Mr.€Hutcherson€ññœññis€required€toññ›ññññññÏfollow€the€proper€procedures€to€obtain€approval€from€the€BZA€as€ññœññprovided€byññ›ññññññ€theÏ1984€Zoning€Resolution€since€landfills€are€a€ð ðuse€permitted€on€appealðð€in€FARÏdistricts.Ìà ` àññœññSince€no€rezoning€was€necessary,€thisññ›ññññññ€Court€ññœññwill€not€reviewññ›ññññññ€the€proceedingsÏthat€occurred€with€regard€to€the€County€Commissionððs€hearing€concerning€Mr.ÏHutchersonððs€rezoning€request.Ìà ` àññœññThe€trial€court€denied€injunctive€relief€to€plaintiffs€and€apparently€wasÏconsidering€the€case€as€an€appeal€involving€a€denial€of€rezoning.€€As€previously€noted,Ïplaintiffððs€property€was€properly€zoned€for€such€ð ðuse€permitted€on€appeal,ðð€butÏplaintiff€did€not€proceed€with€the€required€appeal€to€the€BZA.€€We€agree€with€theÏtrial€courtððs€decision€to€deny€injunctive€relief€but€for€a€differññeññnññeññt€reason.€€This€CourtÏwill€affirm€a€decree€correct€in€result€but€rendered€upon€different,€incomplete,€orÏerroneous€grounds.€€ò òòòGamblin€v.€Town€of€Brucetonó óóó,€803€S.W.2d€690,€693€(Tenn.Ð ¸844 ÐApp.€1990).€€As€noted,€Hutcherson€is€required€under€the€existing€zoning€resolutionÏto€proceed€with€the€BññZA€to€obtain€a€permitted€use.ññÌà ` àAccordingly,€the€decree€of€the€trial€court€is€affirmed,€and€the€case€is€remandedÏto€the€trial€court€for€such€further€proceedings€as€may€be€necessary.€€Costs€of€theÏappeal€are€assessed€against€the€appellant.ññ›ññññÌññññ›ññññÓÓññññà ` àà ¸ àà  àà h àà À àà  àà p à_________________________________Ìà ` àà ¸ àà  àà h àà À àà  àà p àò òW.€FRANK€CRAWFORD,€Ð °  Ðà ` àà ¸ àà  àà h àà À àà  àà p àPRESIDING€JUDGE,€W.S.ó óÐ ²  ÐÌò òññññCONCUR:Ð ´ ÐÌÌññññññó óññññò òññññññ____________________________________ÌALAN€E.€HIGHERS,€JUDGEó óÐ ¼  ÐÌ____________________________________Ìò òDAVID€R.€FARMER,€JUDGEó óññññññó óññññññ›ññœÔ†ÿÿÔÔ†ÿÿÔÔ  ÔÔ  ÔñQñ