ÿWPCú! Ñ™­À‰ù̹ÿQDPÄŠ`ßǹîQSGÁä…Ázó±s²„çÏ‚‹PzF…¶±üpˆÓ¯ i ¾PÌÓ ÷ôúˆ%7Ц Cüxo~'ÑŠèôI¤ 8©a¼·‡ë Ùáz š…Ç$.º Ÿ•î¾fƒï=]ÔLá/WÁÀ5 3.½{*þëîA+Q˜`T5oÐg 3²(Õf{ŽgcDz‘„å,ÝŠTæUÂ/6Qp/ A»âþe ‚q»æüŸÞe¯'H ¡+ýÝ——FuÙ”ѱ%Yß=²s•w‘¿í_ö’4WÆÆöÚbíííííííííííííííííííííííííííííííííííí 0ëõõõõ Bàà 0¤ý D5¡ D-Ö 0K ASNÆ¡ 0¤g 0D ! A«O!»ˆ1Ï (`£ª$¡¡Ñ€.ÑÑ8€½­»»d»»d8ÑÑ ý ÑÓ  Ó(í€"  Z6Times New Roman Regular=ƒ.b014c23|x ˜C:\PROGRA~1\COREL\WORDPE~1\TEMPLATE\CUSTOM~1\REVISE~1.WPTC:\Program Files\Corel\WordPerfect Office 2000\Template\Custom WP Templates\revised standard opinion.wptÿU‹ÿÀÀÀ˜\\IB01S08\KNOXCLERK4ÈÈ,,,,ÈÈ0(ÖÃ9 Z‹6Times New Roman RegularLevel 1Level 2Level 3Level 4Level 5‚Level 1Level 2Level 3Level 4Level 5„Level 1Level 2Level 3Level 4Level 5…Level 1Level 2Level 3Level 4Level 5 Ý ƒR´$ÝÓ  Óà  àòòÚ  Ú1Ú  ÚóóÔ€ôôµò»»ÔÝ  ÝÔ_ÔThe€planning€commission€subsequently€met€on€November€28,€2001,and€unanimously€voted€to€make€anÐ ° Ðexception€to€this€regulation.€€The€exception€allowed€the€secretary€to€approve€plats€that€allowed€up€to€three€lots€on€aÐ tÄ Ðprivate€easement.€€Warren€Coker,€a€member€of€the€planning€commission,€testified€that€state€law€only€allowed€a€privateÐ 8ˆ Ðeasement€to€serve€two€lots;€as€a€result,€the€planning€commission€has€only€approved€€plats€with€up€to€two€lots€on€privateÐ üL Ðeasements.(#Ã$òòÚ  Ú0Ú  Úóó ô\  `‹&Times New Roman ˆÝ ƒR´$ÝÓ  Óà  àòòÚ  Ú5Ú  ÚóóÔ€ôôµò»»ÔÝ  ÝÔ_ÔThe€record€does€not€contain€information€regarding€whether€the€Daniels€Estate€subdivision€required€ð ðnew€streetsÐ ° Ðor€utility€constructionðð,€which€is€part€of€the€first€definition€of€a€subdivision€underòò€óóTenn€Code€Ann.€ðð€13„3„401(4)(B).€ MÝ ƒR´$ÝÓ  Óà  àòòÚ  Ú4Ú  ÚóóÔ€ôôµò»»ÔÝ  ÝÔ_ÔSimilarly,€under€Tenn€Code€Ann.€ðð€13„3„402(c),€it€is€a€criminal€offense€for€the€registerððs€office€to€record€aÐ ° Ðsubdivision€plat€that€has€not€been€approved€by€the€planning€commission. ìÝ ƒR´$ÝÓ  Óà  àòòÚ  Ú2Ú  ÚóóÔ€ôôµò»»ÔÝ  ÝÔ_ÔRuben€Cash,€a€property€owner€who€intervened€in€the€present€action,€purchased€lot€nine€in€the€defendantsððÐ ° Ðsubdivision€in€July,€2000.€€In€December,€2002,€Mr.€Cash€was€granted€a€building€permit.€€The€building€inspectorÐ tÄ Ðsubsequently€determined€that€the€building€permit€was€issued€€in€violation€of€state€law€because€Mr.€Cashððs€property€wasÐ 8ˆ Ðlocated€in€an€illegal€subdivision.€€As€a€result,€the€building€permit€was€withdrawn.€€According€to€Mr.€Cash,€the€denial€ofÐ üL Ðthe€building€permit€left€him€without€electrical€service.€€Mr.€Cash€testified€that€he€was€the€only€property€owner€in€theÐ À Ðdefendantsðð€subdivision€that€was€left€without€electricity.€€The€trial€court€found€that€Ð „Ô Ðà8  àà8` Ð Ð àÐ ` x` x Ðà8  àà8` Ð Ð à[t]he€plaintiff€Roane€County€has€discriminated€against€Ruben€Cash€in€denying€himÐ  \ Ða€building€permit€which€would€allow€him€to€obtain€electrical€service€from€VolunteerÐ Ð  ÐElectric€Cooperative.€€Roane€County€ought€to€be€mandatorily€enjoined€to€issue€aÐ ” ä  Ðbuilding€permit€which€would€be€sufficient€to€enable€the€intervener€Ruben€Cash€toÐ X ¨  Ðobtain€such€electrical€service.Ð l ` x` x ÐÌRoane€County€did€not€appeal€this€ruling. ÐÝ ƒR´$ÝÓ  Óà  àòòÚ  Ú3Ú  ÚóóÔ€ôôµò»»ÔÝ  ÝÔ_ÔRoane€County€is€not€one€of€the€counties€under€Tenn.€Code€Ann.€ðð€13„3„401(4)(A).- ù-(|G2´$¤¤Ý ƒ£ª!ÝÑ€.ÑÑ8€]»»dd8ÑÑ ý ÑÓ  ÓÝ  Ýà  àòòÚ  Ú0Ú  ÚóóÔ€ôôµò»»Ô d(|3ÿs$££Ý ƒ£ª!ÝÑ€.ÑÑ8€]»»dd8ÑÑ ý ÑÓ  ÓÝ  ÝVVVV)ÿÿ!dxdx)!ÈÈÈÈdxdx( ±þ$’’ò òFigure€Ú  Ú1Ú  Úó ó^_X`YEþÿ<<CÿÿƒLevel 1Level 2Level 3Level 4Level 5(|3ÿs$¢¢Ý ƒ£ª!ÝÑ€.ÑÑ8€]»»dd8ÑÑ ý ÑÓ  ÓÝ  Ý($$””ò òÚ  Ú1Ú  Úó óX[Z&OLE 2.0 Box <=8ÿÿÿÿÿÿÿÿÿÿCÿÿ HKKKKÝ ƒ£ª!ÝÑ€.ÑÑ8€]»»ddÈ8ÑÑ ý ÑÓ  ÓÝ  ÝÔ_ÔÑ  ÑÔ€¼]»»»ÔÑ8€!XXdì»»d8ÑÑ  Ñà@ü ü ìàÔ‡îP,]ÔIN€THE€COURT€OF€APPEALS€OF€TENNESSEEˆÐ ° Ðà@WW$ìàAT€KNOXVILLEÔ#†¼]»îîP, #ԈРÖ& ÐÓ  ÓMarch€22,€2004€SessionÐ üL ÐÔ‡X!X»¼]ÔÌò òÔ#†¼]»XX!ó#ÔÔ_ÔROANEÔ_Ô€COUNTYòòóó€v.€WESTON€TUCKER,€òòet€alóó.Ô‡X!X»¼]Ôó óÐ úJ ÐÌà@@½½ìàò òAppeal€from€the€Chancery€Court€for€Ô_ÔRoaneÔ_Ô€CountyÐ ú J Ðà@@øøìàNo.€14045€€€€€€Frank€V.€Williams,€III,€ChancellorÐ æ 6 ÐÌÌà@@ìì*ìàßA€V) °°` d€÷E<©` AßÐ ªú  ÐÌà@@TTìàNo.€E2003„00446„Ô_ÔCOAÔ_Ô„R3„CV€€„€FILED€AUGUST€31,€Ô_Ô2004Ô_ÔÐ ¥õ  ÐÌßA€V) °°` dE<|` AßÐ }Í  Ðó óÌÓ  ÓWeston€Tucker€and€Mary€Louise€Tucker€(ð ðthe€defendantsðð)€Ô#†¼]»XX!Š#ÔÔ‡X!X»¼]Ôsubdivided€and€sold€land€in€Ô_ÔRoaneÔ_ÔÐ xÈ  ÐCounty€for€residential€use.€€Ô_ÔRoaneÔ_Ô€County€filed€a€declaratory€judgment€action€against€the€defendantsÐ d´ Ðcontending€that€the€defendants€ð ðhave€failed€to€have€a€subdivision€plat€approved€by€the€RegionalÐ P  ÐPlanning€Commissionðð€and€that€the€new€road/easement€constructed€by€the€defendant€is€unpaved€andÐ <Œ Ðð ðapproximately€thirteen€(13)€feet€wideðð,€and€ð ðdrainage€has€generated€a€complaint€by€a€neighboringÐ (x Ðproperty€owner.ðð€€Ô_ÔRoaneÔ_Ô€County€asked€the€court€to,€among€other€things,€declare€that€the€land€inÐ d Ðquestion€is€subject€to€the€Ô_ÔRoaneÔ_Ô€County€Subdivision€Regulations€(ð ðthe€regulationsðð);€grant€injunctiveÐ P Ðor€other€relief;€enforce€the€regulations;€and€declare€the€rights€and/or€liabilities€of€each€party€underÐ ì< Ðthe€regulations.€€In€their€answer,€the€defendants€contend€that€an€official€in€the€Ô_ÔRoaneÔ_Ô€County€ZoningÐ Ø( ÐOffice€represented€to€them€that€the€subdivision€of€land€into€parcels€of€more€than€5€acres€does€notÐ Ä Ðneed€approval€from€the€Ô_ÔRoaneÔ_Ô€County€Planning€Commission€(ð ðthe€planning€commissionðð).€€The€trialÐ ° Ðcourt€dismissed€the€case,€finding,€among€other€things,€that€Ô_ÔRoaneÔ_Ô€Countyððs€actions€in€attempting€toÐ œì Ðprosecute€the€defendants€civilly€and€criminally€were€ð ðdiscriminatory,€arbitrary€and€capricious.ððÐ ˆØ ÐÌÓòÓò òTenn.€R.€App.€P.€3€Appeal€as€of€Right;€Judgment€of€the€Chancery€CourtÐ `° ÐReversed;€Case€Remandedó óÐ L œ ÐÌòòÓ  ÓÔ#†¼]»àX!_#ÔÔ‡X!X.¼]ÔCharles€D.€Susano,€Jr.,€J.óó,€delivered€the€opinion€of€the€court,€in€which€òòHerschel€P.€Franks,€Ô_ÔPóó.J.Ô_ÔÔ#†¼]»XX! #ÔÔ‡X!X»¼]Ôòò,óóÐ $"t! Ðand€òòD.€Michael€Ô_ÔSwineyÔ_Ô,€Jóó.Ô#†¼]»XX!ê #ÔÔ‡X!X»¼]Ôòòóó,€joined.Ð #`" ÐÌTom€Ô_ÔMcFarlandÔ_Ô,€Kingston,€Tennessee,€for€the€appellant,€Ô_ÔRoaneÔ_Ô€County.Ð è$8 $ ÐÌJack€H.€McPherson,€Jr.,€Kingston,€Tennessee€for€the€appellees,€Weston€Tucker€and€Mary€LouiseÐ À&"& ÐTucker.Ð ¬'ü"' ÐÓï ÓÌò òOPINIONó óÔ#†¼]»XX!‡#ÔÔ‡X!X»¼]ÔÐ „)Ô$) ÐÌòòóóÔ#†¼]»XX!3#ÔÔ‡X!X»¼]ÔÓ  ÓÐ  \+¬&+ý ÐÔ_ÔÓ  ÓI.Ð ° ÐÌÓåÓà  àThe€following€facts€were€established€in€the€trial€below.€€In€1995,€the€defendants€purchasedÐ ˆØ Ðapproximately€136€acres€in€Roane€County,€subdivided€the€land,€and€sold€lots€for€residential€use.€€TheÐ tÄ Ðdefendants€subdivided€the€property€into€28€lots€of€various€sizes;€built€a€private€road€to€serve€24€ofÐ `° Ðthe€lots;€and€added€utilities,€including€telephone€and€electric€service,€to€benefit€each€lot.€€Lots€1Ð L œ Ðthrough€4€are€less€than€five€acres€in€sizeÔ#†¼]»XX!‘#ÔÔ‡X!X»¼]Ô€and€each€of€these€lots€abuts€a€public€road.€€Lots€5€throughÐ 8 ˆ Ð28€are€each€five€acres€or€more€in€size€and€are€served€by€the€private€road€€mentioned€above.€Ð $ t ÐÌà  àThe€defendants€prepared€a€subdivision€plat;€however,€they€failed€to€Ô#†¼]»XX!P#ÔÔ‡X!X»¼]Ôsubmit€the€plat€to€the€Ð ü L  Ðplanning€commission€for€approval€or€register€it€with€the€Roane€County€Registrarððs€Office.€Ô#†¼]»XX!¥#ÔÔ‡X!X»¼]Ô€Mr.Ð è 8  ÐTucker€testified€that€he€did€not€submit€the€plat€to€the€planning€commission€because€Tammy€Butler,Ð Ô$  Ðthe€Roane€County€Zoning€Officer€at€the€time,€told€him€ð ðthat€if€the€lots€were€five€acres€or€more,€theyÐ À  Ðdidnððt€have€to€be€submitted€to€the€planning€commission.ððÔ#†¼]»XX!p#ÔÔ‡X!X»¼]ÔÐ ¬ü  ÐÌà  àÔ#†¼]»XX!ü#ÔÔ‡X!X»¼]ÔKay€Christopher,€Ms.€Butlerððs€replacement,€testified€that,€in€1997,€she€received€a€letter€fromÐ „Ô  Ðan€attorney€whose€client€had€voiced€a€complaint€regarding€the€defendantsðð€subdivision.€€TheÐ pÀ Ðplanning€commission€instructed€Ms.€Christopher€to€investigate€and€prepare€a€report€on€theÐ \¬ Ðcomplaint.€€Ms.€Christopher€found€that€a€private€road€had€been€graded€down€the€middle€of€the€lots;Ð H˜ Ðthat€mobile€homes€had€been€moved€onto€the€property;€and€that€ð ðfor€saleðð€signs€were€posted€on€someÐ 4„ Ðlots.€€Specifically,€Ms.€Christopher€found€that€the€defendantsðð€subdivision€violated€zoningÐ  p Ðregulations€because€24€of€the€lots€did€not€ð ðtouch€an€existing€county€roadðð.€€Ms.€Christopher€testifiedÐ  \ Ðthat€ð ð[i]f€the€parcels€are€over€five€acres€and€.€.€.€abut€an€existing€county€road,€that€doesnððt€have€to€beÐ øH Ðapproved€by€[the]€planning€commission.ððÐ ä4 ÐÌà  àMs.€Christopher€sent€a€letter€dated€September€10,€1997€to€Mr.€Tucker,€which€stated€thatÐ ¼  ÐÌà8  àà8` Ð Ð à[i]t€has€been€brought€to€my€attention€that€you€may€[sic]Ô#†¼]»XX!`#ÔÔ‡X!X»¼]Ô€in€the€processÐ ”ä Ðof€subdividing€property€on€Paint€Rock€Valley€Road.€€For€yourÐ €Ð Ðinformation,€I€have€enclosed€a€copy€of€the€regulations€regarding€theÐ l¼ Ðsubdividing€of€property.ÐX ¨` x` x ÐÌà8  àà8` Ð Ð àPlease€contact€this€office€for€information€on€the€procedures€you€mustÐ 0"€  Ðfollow€to€be€in€compliance€with€these€regulations.Ð#l!` x` x ÐÌÔ#†¼]»XX!v#ÔÔ‡X!X»¼]ÔThe€regulations€state,€in€pertinent€part,€that€Ð ô$D # ÐÐ  à%0!$ Ðà8  àà8` Ð Ð à[t]here€shall€be€no€private€streets€platted€in€any€subdivision.€€Every€lotÐ ° Ðshall€abut€on€a€dedicated€public€street€or€public€easement.׃×Ý ƒ#ÃÝòòÚ  Ú1Ú  ÚóóÝ  Ý×  ×Мì` x` x ÐÌÔ#†¼]»XX!Š#ÔÔ‡X!X»¼]ÔMs.€Christopher€testified€that€the€defendants€violated€this€provision€of€the€regulations,€which€sheÐ tÄ Ðcontends€controls€how€the€county€handles€access€to€subdivisions.€€Mr.€Tucker€responded€to€the€letterÐ `° Ðthrough€his€attorney.Ô#†¼]»XX!R #ÔÔ‡X!X»¼]ÔÐ L œ ÐÌà  àThomas€R.€Hamby,€a€Roane€County€road€superintendent,€described€the€road€that€Mr.€TuckerÐ $ t Ðbuilt€as€ð ðmostly€a€dirt€roadðð€that€is€ð ðreal€narrowðð€with€ð ðsome€drainage€problems€on€it€that€need€toÐ  ` Ðbe€corrected.ðð€€Mr.€Hamby€and€Brad€Smith,€an€estimator€with€Tennessee€Asphalt,€both€testified€thatÐ ü L  Ðit€would€cost€over€$200,000€in€order€to€repair€and€improve€the€road€to€bring€it€into€compliance€withÐ è 8  Ðthe€regulations.Ô#†¼]»XX!š!#ÔÔ‡X!X»¼]ÔÐ Ô$  ÐÌà  àÔ#†¼]»XX!ô##ÔÔ‡X!X»¼]ÔMs.€Christopher€was€cross€examined€regarding€subdivisions€approved€by€the€planningÐ ¬ü  Ðcommission€that€allegedly€violate€state€laws€or€county€regulations.€€The€Daniels€Estate€subdivisionÐ ˜è  Ðplat€contained€nine€lots€that€were€at€least€10€acres€in€size;€however,€the€subdivision€plat€was€notÐ „Ô  Ðsubmitted€to€the€Ô#†¼]»XX!X$#ÔÔ‡X!X»¼]Ôplanning€commissionÔ#†¼]»XX!&#ÔÔ‡X!X»¼]Ô€for€approval.€€Ms.€Christopher€explained€that€ð ð[a]ccordingÐ pÀ Ðto€the€state€local€planner,€if€the€properties€are€over€ten€acres,€[the€plat€does€not]€require€planningÐ \¬ Ðcommission€approval.ðð€Ms.€Christopher€further€explained€that€if€the€defendants€had€subdivided€allÐ H˜ Ðof€the€lots€to€equal€10€acres€in€size€or€more,€there€would€have€been€no€violation€of€the€regulations.€Ð 4„ ÐÌà  àMs.€Christopher€recognized,€on€cross€examination,€that€the€Daniels€Estate€subdivision€Ð  \ Ðrestrictions€state€that€ð ð[a]ll€lots€in€the€subdivision€shall€be€served€by€a€private€joint€permanentÐ øH Ðeasementðð€and€that€the€lot€owners€in€the€Daniels€Estate€subdivision€are€to€share€in€the€cost€ofÐ ä4 Ðmaintaining€the€easement.€€Ms.€Christopher€also€acknowledged€that,€in€the€instant€case,€theÐ Ð  Ðdefendants€included€provisions€in€each€contract€or€deed€that€provided€for€(1)€a€private€road€and€(2)Ð ¼  Ðmaintenance€and€upkeep€of€the€private€road.Ð ¨ø ÐÌà  àThe€secretary€of€the€Ô#†¼]»XX!W&#ÔÔ‡X!X»¼]Ôplanning€commissionÔ#†¼]»XX!+#ÔÔ‡X!X»¼]Ô€subsequently€approved€the€plat€for€Cove€ViewÐ €Ð ÐEstates,€despite€the€fact€that€lot€four€did€not€abut€a€public€roadway€and€was€only€accessible€via€aÐ l¼ Ðprivate€easement.€€Ms.€Christopher€testified€that€the€Cove€View€Estates€plat€was€approved€becauseÐ X ¨ Ðthe€Ô#†¼]»XX!e+#ÔÔ‡X!X»¼]Ôplanning€commissionÔ#†¼]»XX!Û,#ÔÔ‡X!X»¼]Ô€allowed€the€secretary€to€approve€a€plat€if€no€more€than€two€lots€wereÐ D!” Ðlocated€on€a€private€easement.Ð 0"€  ÐÌà  àThe€Trago€property€similarly€received€approval€from€the€Ô#†¼]»XX!0-#ÔÔ‡X!X»¼]Ôplanning€commissionÔ#†¼]»XX!E.#ÔÔ‡X!X»¼]Ô€despite€theÐ $X" Ðfact€that€a€portion€of€the€property€did€not€ð ðfrontðð€a€public€roadway€and€was€only€accessible€via€aÐ  ô$D # ÐÑаÑprivate€easement.€€The€Spurgeon€subdivision€plat€was€likewise€approved€by€the€Ô#†¼]»XX!š.#ÔÔ‡X!X»¼]ÔplanningÐ ° ÐcommissionÔ#†¼]»XX!Ö/#ÔÔ‡X!X»¼]Ô€even€though€the€property€was€not€located€on€a€public€road.€€Ms.€Christopher€testifiedÐ œì Ðthat€the€plat€was€approved€because€the€ð ðtwenty€foot€wideðð€easement€satisfied€applicable€regulations.€Ð ˆØ ÐÌà  àThe€trial€court€made€the€following€findings:Ð `° ÐÌà8  àà8` Ð Ð àThe€County€Planning€Commission€has€established€a€practice€orÐ 8 ˆ Ðprocedure€whereby€subdivisions€of€properties€served€by€permanentÐ $ t Ðeasements€are€approved€or€allowed€without€requiring€adherence€toÐ  ` ÐCounty€road€or€utility€construction€requirements.€€The€PlanningÐ ü L  ÐCommission€has€authorized€the€secretary€of€the€PlanningÐ è 8  ÐCommission€to€endorse€and€allow€the€recording€of€plats€upon€whichÐ Ô$  Ðno€provision€is€made€for€compliance€with€such€road€and€utilityÐ À  Ðrequirements.Ьü ` x` x ÐÌà8  àà8` Ð Ð àHaving€established€such€a€practice,€the€County€may€not€now€attemptÐ „Ô  Ðto€attack€the€Tucker€development€for€lack€of€compliance€with€suchÐ pÀ Ðroad€and€utility€requirements.€€The€actions€of€the€PlanningÐ \¬ ÐCommission€in€approving€some€subdivisions€without€requiring€aÐ H˜ Ðroadway€to€be€built€to€County€specifications€while€attempting€toÐ 4„ Ðimpose€County€road€standards€on€the€Tucker€subdivision€is€anÐ  p Ðinequitable€and€inconsistent€application€of€law€and€amounts€to€aÐ  \ Ðviolation€of€state€and€federal€constitutional€prohibitions€regardingÐ øH Ðequal€protection€of€the€laws.€€Ðä4` x` x ÐÌà8  àà8` Ð Ð àThe€action€of€the€County€in€attempting€to€prosecute€Weston€TuckerÐ ¼  Ðeither€civilly€or€criminally€for€development€of€the€property€which€isÐ ¨ø Ðthe€subject€of€this€lawsuit€is€discriminatory,€arbitrary€and€capricious.€Ð ”ä ÐThe€County€ought€to€be€enjoined€from€enforcing€the€zoning€ordinanceÐ €Ð Ðagainst€Weston€Tucker€with€regard€to€the€property€which€is€theÐ l¼ Ðsubject€of€this€suit.׃×Ý ƒ#ÃÝòòÚ  Ú2Ú  ÚóóÝ  Ý×  ×ÐX ¨` x` x ÐÐ D!” Ð(Numbering€in€original€removed).Ð ° ÐÌÓ  ÓII.Ð ˆØ ÐÌÓÖ9Óà  àRoane€County€presents€the€following€issues€for€our€review:Ð `° ÐÌà8  àà8` Ð Ð à1.€€Whether€the€trial€court€erred€in€admitting€hearsay€evidence?€Ð8 ˆ` x` x ÐÌà8  àà8` Ð Ð à2.€Whether€the€development€of€the€defendantsðð€is€a€subdivision€underÐ  ` ÐTennessee€Law€and€subject€to€local€subdivision€regulations€andÐ ü L  ÐTennessee€statutes?Ô#†¼]»XX!?0#ÔÐè 8 ` x` x ÐÌÔ‡ ¼p? »»¼]Ôà  àÔ‡ X.£ X » ¼p?ÔIn€this€non„jury€case,€our€standard€of€review€is€de€novo€upon€the€record€of€the€proceedingsÐ æ6  Ðbelow;€however,€the€record€comes€to€us€with€a€presumption€of€correctness€as€to€the€trial€courtððsÐ Ò"  Ðfactual€determinations€that€we€must€honor€unless€the€evidence€preponderates€otherwise.€Tenn.€R.Ð ¾  ÐApp.€P.€13(d);€òòò òWright€v.€City€of€Knoxvilleó óóó,€898€S.W.2d€177,€181€(Tenn.€1995).€Our€review€ofÐ ªú  Ðquestions€of€law€is€òòÔ#†X!X X X.£ <#ÔÔ‡X.£ XXX!Ôde€novoÔ#†X!X XX.£i>#ÔÔ‡ X.£ XXX!Ôóó€with€no€such€presumption€of€correctness€attaching€to€the€trial€courtððsÐ –æ Ðconclusions€of€law.€òòò òCampbell€v.€Florida€Steel€Corp.ó óóó,€919€S.W.2d€26,€35€(Tenn.1996).€€In€applyingÐ ‚Ò Ðour€standard€of€review,€we€are€mindful€of€the€well„established€principle€that€the€trial€court€is€in€theÐ n¾ Ðbest€position€to€assess€the€credibility€of€the€witnesses;€accordingly,€such€determinations€are€entitledÐ Zª Ðto€great€weight€on€appeal.€òòò òMassengale€v.€Massengaleó óóó,€915€S.W.2d€818,€819€(Tenn.€Ct.€App.€1995);Ð F– Ðò òòòBowman€v.€Bowmanóóó ó,€836€S.W.2d€563,€567€(Tenn.€Ct.€App.€1991).Ô#†X!X X X.£²>#ÔÐ 2‚ ÐÌÓ3ÓIII.Ð  Z ÐÌÓ­AÓÓ  Óà @ àà @` àà @¸ àà @ àà @h àà @À àA.Ð â2 ÐÌÓçAÓÓ  Óà  àRoane€County€asserts€that€the€trial€court€abused€its€discretion€in€admitting€into€evidenceÐ º  Ðstatements€made€by€a€representative€of€the€Roane€County€Zoning€office.€€Specifically,€Roane€CountyÐ ¦ö Ðtakes€issue€with€the€testimony€of€Mr.€Tucker€that€Ms.€Butler,€the€former€Zoning€Officer,€representedÐ ’â Ðto€him€ð ðthat€if€the€lots€were€five€acres€or€more,€they€didnððt€have€to€be€submitted€to€the€planningÐ ~ Î Ðcommissionðð€for€approval.Ð j!º ÐÌÓcBÓÔ‡ X.£ XXX!ÔÓ  Óà  àIn€Tennessee,€decisions€regarding€the€admissibility€of€evidence€rest€within€the€soundÐ B#’! Ðdiscretion€of€the€trial€court.€€Ô#†X!X X X.£™D#ÔÔ‡ X.£ XXX!Ôò òòòOtis€v.€Cambridge€Mut.€Fire€Ins.€Co.ó óóó,€850€S.W.2d€439,€442€(Tenn.Ð .$~" Ð1992Ô#†X!X X X.£}E#Ô).€€Upon€review€of€the€trial€courtððs€decision€to€admit€or€exclude€evidence,€we€recognize€thatÐ %j # Ðð ðÔ‡ X.£ XXX!Ôtrial€courts€are€generally€accorded€a€wide€degree€of€latitude€and€will€only€be€overturned€on€appealÐ &V!$ Ðwhere€there€is€a€showing€of€abuse€of€discretion.ðð€ò òòòId.óóó ó€ð ðÔ#†X!X X X.£F#ÔÔ‡ X.£ XXX!ÔThe€abuse€of€discretion€standard€requires€usÐ ò&B"% Ðto€consider:€(1)€whether€the€decÔ#† ¼p? » X X.£8<#ÔÔ‡ X.£ X » ¼p?Ôision€has€a€sufficient€evidentiary€foundation;€(2)€whether€the€trialÐ Þ'.#& Ðcourt€correctly€identified€and€properly€applied€the€appropriate€legal€principles;€and€(3)€whether€theÐ Ê($' Ðdecision€is€within€the€range€of€acceptable€alternatives.ðð€òòò òCrowe€v.€First€Am.€Natððl€Bankó óóóÔ#†X!X X X.£ G#ÔÔ‡ X.£ XXX!Ô,€No.€W2001„Ð ¶)%( Ð00800„COA„R3„CV,€2001€WL€1683710Ô#†X!X X X.£ÁI#ÔÔ‡ X.£ XXX!Ô,€at€*9€(Tenn.€Ct.€App.€W.S.,€filed€Dec.€10,€2001Ô#†X!X X X.£DJ#ÔÔ‡ X.£ XXX!Ô)€(citingÔ#†X!X X X.£·J#ÔÔ‡ X.£ XXX!Ôò òòòÐ ¢*ò%) ÐState€ex€rel.€Vaughn€v.€Kaatrudeóóó ó,€21€S.W.3d€244,€248€(Tenn.€Ct.€App.€2000)).Ô#†X!X X X.£K#ÔÐ Ž+Þ&* Ðâ âÐ z,Ê'+ ÐÓ¸DÓÓ  Óà  àRoane€County€contends€that€the€statements€of€Ms.€Butler€are€inadmissible€hearsay.€€UnderÐ ° Ðâ âTenn.€R.€Evid.€801(c),€ð ððð[h]earsayðð€is€a€statement,€other€than€one€made€by€the€declarant€whileÐ œì Ðtestifying€at€the€trial€or€hearing,€offered€in€evidence€to€prove€the€truth€of€the€matter€asserted.ðð€€UnlessÐ ˆØ Ðsubject€to€an€exception,€ð ð[h]earsay€is€not€admissible.ðð€€€Tenn.€R.€Evid.€802.€€We€agree€with€RoaneÐ tÄ ÐCounty€that€Mr.€Tuckerððs€testimony€with€respect€to€the€statement€of€Ms.€Butler€is€hearsay€becauseÐ `° Ðit€was€offered€to€prove€the€truth€of€her€statement.€€€Therefore,€the€statement€is€hearsay.€€However,Ð L œ Ðour€inquiry€does€not€end€there.€€If€the€alleged€statement€falls€within€a€hearsay€exception,€it€isÐ 8 ˆ Ðadmissible.Ð $ t ÐÌà  àUnder€Tenn.€R.€Evid.€803(1.2)(A),€ð ð[a]€statement€offered€against€a€party€that€is€.€.€.€theÐ ü L  Ðpartyððs€own€statement€in€either€an€individual€or€a€representative€capacityðð€is€not€excluded€as€hearsayò òòòó óóó.€Ð è 8  ÐAt€the€time€the€alleged€statement€was€made€in€this€case,€Ms.€Butler€was€serving€as€the€ZoningÐ Ô$  ÐOfficer€for€Roane€County.€€Thus,€the€statement€she€allegedly€made€was€in€a€ð ðrepresentative€capacityððÐ À  Ðfor€Roane€County.€òòSee€óóTenn.€R.€Evid.€803(1.2)(A).€€€Therefore,€Mr.€Tuckerððs€testimony€is€admissibleÐ ¬ü  Ðas€an€exception€to€the€hearsay€rule.€òòSee€ò òid.ó óóóÐ ˜è  ÐÌÓõKÓÓ  ÓB.Ð pÀ ÐÌÓfRÓÓ  Óà  àRoane€County€argues€that€the€subject€land€meets€the€definition€of€a€subdivision€under€Tenn.Ð H˜ ÐCode€Ann.€ðð€13„3„401(4)(B)€because€ð ðthe€development€consisted€of€some€divisions€of€property€lessÐ 4„ Ðthan€five€acres€and€the€development€required€both€new€street€and€utility€construction.ðð€Ð  p ÐÌà  àÔ‡ X.£ XXX!ÔUnder€Tenn.€Code€Ann.€ðð€13„3„401(4)(B)€(1999),€Ð øH ÐÌà  àà8 ` à[s]ubdivision€means,€in€all€counties€except€those€in€subdivisionÐ Ð  Ð(4)(A)׃×Ý ƒ#ÃÝòòÚ  Ú3Ú  ÚóóÝ  Ý×  ×,€the€division€of€a€tract€or€parcel€of€land€into€two€(2)€or€moreÐ ¼  Ðlots,€sites,€or€other€divisions€requiring€new€streets€or€utilityÐ ¨ø Ðconstruction,€or€any€division€of€less€than€five€(5)€acres€for€theÐ ”ä Ðpurpose,€whether€immediate€or€future,€of€sale€or€buildingÐ €Ð Ðdevelopment,€and€includes€the€resubdivision€and,€when€appropriateÐ l¼ Ðto€the€context,€relates€to€the€process€of€resubdividing€or€to€the€land€orÐ X ¨ Ðarea€subdivided.ÐD!”` x` x ÐÌÔ#†X!X X X.£T#ÔÓšRÓÓ  Óà  àWe€agree€that€the€land€at€issue€in€this€case€meets€at€least€one€of€the€definitions€of€aÐ #l! Ðsubdivision€under€Tenn.€Code€Ann.€ðð€13„3„401(4)(B).€€Under€the€first€definition,€the€defendantððsÐ $X" Ðproperty€is€a€subdivision€because€the€defendants€subdivided€their€property€into€ð ðÔ‡ X.£ XXX!Ôtwo€(2)€or€more€lotsÔ#†X!X X X.£ÿX#ÔððÐ ô$D # ÐÔ‡ X.£ XXX!Ôthat€ð ðrequir[e]€new€streets€or€utility€constructionðð.€€The€defendant€subdivided€the€136€acres€into€28Ð à%0!$ Ðlots;€built€a€private€road€that€serves€all€but€four€lots;€and€Ô#†X!X X X.£nY#Ôadded€utilities,€including€telephone€andÐ Ì&"% Ðelectric€service,€to€benefit€all€lots.€Ð ¸'#& ÐÌà  àBecause€the€land€at€issue€is€a€subdivision,€Roane€County€argues€that,€under€€Tenn.€Code€Ann.Ð )à$( Ððð€13„3„402(a)€(1999),€the€defendants€must€have€the€subdivision€plat€approved€by€the€Ô#†¼]»XX!CH#ÔÔ‡X!X»¼]ÔplanningÐ |*Ì%) ÐcommissionÔ#†¼]»XX!ß[#ÔÔ‡X!X»¼]Ô€and€endorsed€by€the€secretary€of€the€Ô#†¼]»XX!H\#ÔÔ‡X!X»¼]Ôplanning€commissionÔ#†¼]»XX!°\#ÔÔ‡X!X»¼]Ô€before€the€plat€may€beÐ h+¸&* Ðrecorded€by€the€county€registrarððs€office.€€Furthermore,€Roane€County€argues€that€the€defendants€areÐ ° Ðguilty€of€a€criminal€offense€because€they€sold€ð ðlots€in€a€subdivision€without€a€duly€approved€andÐ œì Ðrecorded€platðð.€€Under€Tenn.€Code€Ann.€ðð€13„3„410€(1999),€it€is€a€criminal€offense€for€a€developerÐ ˆØ Ðto€sell€or€agree€to€sell€lots€in€a€subdivision€without€an€approved€and€recorded€plat.׃×Ý ƒ#ÃÝòòÚ  Ú4Ú  ÚóóÝ  Ý×  ×€€€Roane€CountyÐ tÄ Ðalso€points€out€that€the€defendants€admit€(1)€that€they€failed€to€submit€a€subdivision€plat€to€theÐ `° ÐÔ#†¼]»XX!]#ÔÔ‡X!X»¼]Ôplanning€commissionÔ#†¼]»XX!(`#ÔÔ‡X!X»¼]Ô€for€approval€and€(2)€that€they€did€not€record€the€plat€in€the€county€registrarððsÐ L œ Ðoffice.Ð 8 ˆ ÐÌÓ¬WÓà  àThe€defendants€responded,€arguing€thatÐ  ` ÐÌÓ  Óà8  àà8` Ð Ð à[t]o€attempt€to€impose€these€specifications€against€[them]€is€anÐ è 8  Ðinequitable€and€inconsistent€application€of€the€law.€€There€is€noÐ Ô$  Ðreasonable€basis€for€the€discriminatory€action€of€[Roane€County]€toÐ À  Ðenforce€the€county€road€specifications€against€[them]€while€notÐ ¬ü  Ðenforcing€these€specifications€against€the€developers€of€otherÐ ˜è  Ðsubdivisions.Ð„Ô ` x` x Ðà  àà ` àà ¸ àà  àà h àà À àà  àà p àÌÓzaÓà  àà ` àÌÓ  Óà  àRoane€County€disagrees,€arguing€that€the€Ô#†¼]»XX!}`#ÔÔ‡X!X»¼]Ôplanning€commissionÔ#†¼]»XX!jd#ÔÔ‡X!X»¼]Ô€ð ðwas€denied€the€opportunityÐ H˜ Ðto€act€in€any€fashion€in€regard€to€the€[defendants],€discriminatory€or€otherwiseðð€because€theÐ 4„ Ðdefendants€ð ðfailed€to€submit€the€plat€to€the€planning€commission€for€any€action€at€all.ðð€Ð  p ÐÌÓdÓÓ  Óà  àWe€do€not€find€that€Roane€Countyððs€actions€in€this€case€were€discriminatory€against€theÐ øH Ðdefendants.€€Our€review€of€the€record€reveals€that€all€but€one€of€the€owners€of€the€other€subdivisionsÐ ä4 Ðcomplied€with€Tenn.€Code€Ann.€ðð€13„3„402(a)€in€that€they€sought€Ô#†¼]»XX!¿d#ÔÔ‡X!X»¼]Ôplanning€commissionÔ#†¼]»XX!tg#ÔÔ‡X!X»¼]Ô€approval.€Ð Ð  ÐDuring€the€approval€process,€the€secretary€chose€not€to€enforce€certain€specifications€against€theÐ ¼  Ðdevelopers€of€these€subdivisions.€€In€the€case€at€bar,€the€defendants€failed€to€comply€with€€Tenn.Ð ¨ø ÐCode€Ann.€ðð€13„3„402(a)€because€they€admittedly€failed€to€submit€their€subdivision€plat€to€theÐ ”ä ÐÔ#†¼]»XX!Ég#ÔÔ‡X!X»¼]Ôplanning€commissionÔ#†¼]»XX!i#ÔÔ‡X!X»¼]Ô.€€The€defendants€might€well€have€benefitted€from€a€waiver€of€certainÐ €Ð Ðspecifications€if€they€had€submitted€their€subdivision€plat.€€They€cannot€claim€discriminatoryÐ l¼ Ðtreatment€when€they€failed€to€avail€themselves€of€the€required€process€of€commission€review€andÐ X ¨ Ðapproval.Ð D!” ÐÌà  àFurthermore,€the€case€involving€the€Daniels€Estate€subdivision€is€distinguishable€because€theÐ #l! Ðowners€subdivided€all€lots€to€equal€10€acres€or€more€in€size.€òòSee€óóTenn.€Code€Ann.€ðð€13„3„401(4)(B)Ð $X" Ð(a€subdivision€means€ð ðany€division€of€less€than€five€(5)€acresðð).€€As€a€result,€the€subdivision€of€landÐ ô$D # Ðdid€not€meet€the€second€definition€of€a€subdivision€under€Tenn€Code€Ann.€ðð€13„3„401(4)(B).׃×Ý ƒ#ÃÝòòÚ  Ú5Ú  ÚóóÝ  Ý×  ×€Ô#†¼]»XX!äi#ÔÔ‡X!X»¼]Ô€Thus,Ð à%0!$ Ðthe€owners€were€not€required€to€seek€approval€by€the€planning€commission.€Ô#†¼]»XX!·m#ÔÔ‡X!X»¼]Ô€In€this€case,€the€propertyÐ Ì&"% Ðâ âat€issue€meets€both€definitions€of€a€subdivision€because€the€defendant€subdivided€the€property€intoÐ ¸'#& Ð28€lots,€four€of€which€equal€less€than€five€acres€in€size;€most€of€the€lots€required€a€new€street;€andÐ ° Ðall€the€lots€required€telephone€and€electric€service.Ð œì Ðâ âÌà  àEven€though€the€defendants€relied€on€Ms.€Butlerððs€statement€that€lots€sized€five€acres€or€moreÐ tÄ Ðdid€not€have€to€be€submitted€to€the€Ô#†¼]»XX!^n#ÔÔ‡X!X»¼]Ôplanning€commissionÔ#†¼]»XX!Èp#ÔÔ‡X!X»¼]Ô€for€approval,€they€were€still€obligated€toÐ `° Ðsubmit€their€plat€for€approval.€€Under€Tenn.€Code€Ann.€ðð€13„3„401(4)(B),€a€subdivision€is€defined,Ð L œ Ðin€pertinent€part,€as€ð ðthe€division€of€a€tract€or€parcel€of€land€into€two€(2)€or€more€lots€.€.€.€requiringÐ 8 ˆ Ðnew€streets€òòoróó€utility€constructionðð€òòoróó€ð ðany€division€of€less€than€five€(5)€acres€for€the€purpose,Ð $ t Ðwhether€immediate€or€future,€of€saleðð.€(Emphasis€added).€€Here,€the€defendants€meet€at€least€one€ofÐ  ` Ðthe€definitions€because€they€divided€the€136€acres€into€28€lots,€all€of€which€required€utilityÐ ü L  Ðconstructionð!ði.e.€electric€and€telephone€service.€òòSee€óóTenn.€Code€Ann.€ðð€13„3„401(4)(B)Ô#†¼]»XX!q#ÔÔ‡X!X»¼]Ô.Ð è 8  ÐFurthermore,€the€second€definition€is€met€because€four€of€the€lots€are€less€than€five€acres€in€size.€€ò òòòId.óóó óÐ Ô$  ÐÌÓ fÓÓ  ÓIV.Ð ¬ü  ÐÓDuÓà  à¹Ó  Óà  àThe€judgment€of€the€trial€court€is€reversed.€€Costs€on€appeal€are€taxed€to€the€appellees,Ð „Ô  ÐWeston€Tucker€and€Mary€Louise€Tucker.€€This€case€is€remanded€for€further€proceedings€consistentÐ pÀ Ðwith€this€opinionÐ \¬ ÐÓ…uÓÌÌÌÌÌà  àà ` àà ¸ àà  àà h àà À àà  à_______________________________€Ð ä4 Ðà  àà ` àà ¸ àà  àà h àà À àà  àCHARLES€D.€SUSANO,€JR.,€JUDGEÔ#†¼]»XX!tt#Ô