Planning commission recommends rezoning for Vulcan Materials site after residents raise heavy‑traffic, light and pollution concerns

Planning staff presented a rezoning request on March 27 for about 502.69 acres (zone change 25‑03) to change land currently zoned agricultural to light industrial for a proposed industrial park and rail yard. The property owner, Terrell Land 500 LLC, is negotiating with Vulcan Materials Company, which holds a contract to purchase the property.

Staff said the property had been annexed into the city in March 2023 and that the future land‑use map designates the area as Industrial Business Park. Sixteen letters were mailed to adjacent property owners in the required 200‑foot buffer; staff reported receiving two responses opposed to the rezoning and recommended approval to the commission.

Tyler Lowe, a representative of Vulcan Materials Company, described the firm's plan for an aggregate rail yard and automated unloading system. “The train cars would come in to a point on the property, and they actually have doors on the bottom that would open up. That material would fall into a conveyor belt, and the conveyor belt would take that to stockpiles on the property,” Lowe said. He added the system would include “dust suppression built into it, so water spray bars ... and then on‑site, we would have a water truck to water those stockpiles and the roads around there to help with dust suppression.”

Nearby landowners and residents said the proposal would change the rural character of the area and raised concerns about traffic, noise, lights and potential contamination. Cash Lockett, who said he owns 327 acres adjacent to the proposed site, told the commission he had been told Vulcan planned to move “a million tons a year” and said, “If you equate that to trucks, that's a thousand trucks a week coming and going up and down 429.” Lockett expressed concern about road wear, noise from equipment and rail car operations, and nighttime lighting.

Betsy Whitaker, who said she owns 100 acres near the site, asked the commission to consider postponing a rezoning decision until conditions such as hours of operation, light shielding, and road‑improvement commitments were resolved. Richard Strange and neighbor Genie Webster described potential effects on a long‑standing peach orchard, including light pollution and worries about spills affecting a branch of Hardin Creek that crosses nearby properties.

After discussion, the commission moved to approve the zone change (ordinance 3,094) to reclassify the roughly 502.69 acres from agricultural to light industrial. The motion was seconded and approved by voice vote; one commissioner spoke in opposition during the roll call. Staff said the item will go to the City Council in April for final action and that additional land‑use controls, drainage review and construction‑plan requirements will be handled at the plat and permitting stage.

The commission record shows two written responses opposed among the 16 notices mailed; staff confirmed the rezoning was consistent with the city’s comprehensive plan and zoning ordinance and recommended approval pending standard construction plan and drainage reviews.