Shelbyville council reviews zoning text amendment to regulate private waste transfer stations

Shelbyville city officials and city staff discussed a proposed text amendment to the municipal zoning ordinance that would add definitions, table-of-uses entries and supplementary regulations for municipal solid-waste (MSW) transfer stations, and heard a presentation from the applicant proposing a private transfer station on industrially zoned property.

The amendment would add definitions for municipal solid waste and related terms, designate transfer stations as a permitted use only in the I-2 and I-3 industrial zoning districts, and create supplementary regulations including minimum distances from residences, schools, parks and churches, buffering and screening standards, lighting requirements, and requirements for traffic-impact studies and on‑site queuing. City Engineer Will said the applicant has been asked to “provide a traffic study as Buck has referenced to, so we can evaluate the anticipated impacts,” and staff indicated stormwater and other site controls would be reviewed at the site-plan stage.

Why it matters: The change is intended to give city staff and the planning commission clear tools to evaluate transfer-station proposals and to avoid unregulated siting of private transfer stations near residential areas. Council members and staff said the rules aim to preserve public safety and reduce neighborhood impacts while allowing transfer stations in larger industrial areas.

Details and debate

Tom, the planning and zoning director, said the amendment package contains three parts—definitions, the table of uses, and supplementary regulations—and that the definitions are “the most important so that we actually can apply the law to its specific purpose.” Tom told the council he added stricter siting and buffering language to prevent locating near residential zones and to require specified setbacks from schools, churches and parks.

Mr. Richardson, the applicant and company representative, described the proposed facility and operations, saying, “Facility is probably gonna be 5 to $7,000,000 is what we're talking about.” Richardson and a company representative identified as Buck said the facility would primarily receive municipal and construction-and-demolition waste and then load compacted trailers for transport to an out-of-county landfill; they said overnight storage would be limited and mirrored to local TDEC permit requirements.

Council members and staff asked about routing and regional impacts. A council member and City Engineer Will emphasized that the site-plan process would require the applicant to show truck routes and queuing so the city can avoid trucks queuing on public streets. Will said stormwater quality and quantity requirements “would occur at the site plan level, just like any other commercial or industrial development.” Matt, a city staff member who spoke on public-safety implications, said placing the facility on a collector/industrial route would likely reduce truck traffic through residential areas.

Financial and operational points discussed

Speakers described an existing ISWA (interlocal solid-waste authority) contract that would affect rates and hauling. The applicant and city staff said the proposed operator is offering a long-term hauling arrangement: a 10-year contract with a guaranteed 2% annual price increase and two five-year renewal options. The applicant cited a per-ton rate of $58.86 under the ISWA arrangement and presented city staff figures showing higher projected costs if the city continued hauling to the current Lewisburg destination; staff estimated one-year savings in the low six figures (figures discussed in the meeting included a $125,000 difference shown on one slide and a $160,000 first-year savings referenced by staff). Council members stressed the city would keep its existing transfer station available for residents and control public access to avoid uncontrolled daily public traffic.

What the council directed and next steps

No ordinance vote was taken at the special meeting. Staff and the applicant left the regulatory text open to further public comment and refinement. Council and staff discussion established the anticipated next steps: the applicant must complete a site plan and provide a traffic-impact study and other engineering plans; planning staff and the planning commission will review those materials; stormwater compliance will be reviewed by the city’s stormwater reviewers; and the council would receive recommended edits before any final zoning action. The council did not schedule a final vote at this session.

Ending

Council members said the draft text gives staff tools to control where transfer stations may locate and to limit neighborhood impacts. Several members urged keeping the city’s existing transfer station available for residents. The mayor adjourned the special call after discussion; staff will return the item to planning and the council after the applicant submits required site-level studies.