City planning staff asked the council to amend the M‑3R Planned Manufacturing District to require a special‑use permit for "clean‑earth" landfill fills, saying the added review would allow the city to evaluate traffic, stormwater and long‑term development impacts; residents spoke in opposition citing floodplain and water‑quality risks, and the council tabled the ordinance.
Planning and zoning officer Zach Greitens told the council staff’s proposal would amend the M‑3R district (approximately 460 acres across 17 parcels) to add "clean earth landfill" as a use permitted only with a special‑use permit. Greitens said the intent is to add an extra layer of review — including public hearings and document requirements such as engineered stormwater and erosion plans — because the city has received multiple inquiries and recent proposals for large fill operations.
Greitens described an existing Clean Earth site of about 100 acres west of I‑370 and cited a separate, earlier Clean Earth application in an M‑1 district and other inquiries. "Based on all those concerns, staff ... took a look at the existing fill site, which is, operating as a permitted use, it was staff's opinion that by requiring a special use permit ... it would give the city an additional layer of review," Greitens said.
Public speakers urged caution. Paul Schwegler said, "I'm a little concerned about dumping all the dirt down there because we don't have a master plan. Increased water levels during a flood event ... Who's gonna take care of that?" Another resident warned that fill could degrade drinking‑water sources and erode into the river.
Greitens noted the Planning Commission held a public hearing July 14; the motion to recommend approval failed because the city charter requires seven affirmative votes — the commission recorded a 6–4 vote in favor, so it did not forward a formal recommendation of approval. Greitens explained that if council approves the text amendment it would require at least six council votes because the Planning Commission did not reach the seven‑vote recommendation threshold.
Formal action: Councilmember Luther moved and Councilmember Luke seconded to table Bill No. 6,504 (the zoning text amendment). The motion carried on a voice vote with no opposition. The Planning Commission record and staff materials were entered into the record.
Next steps: The item was tabled; council will consider staff exhibits and public comments if it places the ordinance back on a future agenda.