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Neighbors press council to delay Industrial Pike rezoning for aggregate/RAP storage; applicant offers buffers and limits
Summary
A contentious public hearing on rezoning ~15.9 acres on Industrial Pike was continued to Jan. 21 after neighbors raised concerns about dust, traffic, air quality and truck impacts. Applicant Fairview Corporation revised its plan to remove an asphalt plant and proposed a stockpile/laydown yard with added buffers and conditions.
Council continued a disputed rezoning request for a portion of Industrial Pike after a three-hour hearing Dec. 17 that drew business owners, nearby manufacturers and planning staff into detailed debate.
Staff and the applicant presented a revised conditional rezoning (I-3 CD) for about 15.898 acres that removes an originally proposed asphalt plant and instead designates the property for bulk industrial storage — stockpiling aggregate and recycled asphalt pavement (RAP) to support an asphalt plant across the street that previously received approval. Planner Maddie Gates told council the applicant had increased front-yard buffers and moved stockpiles on the revised site plan; staff recommended approval with conditions limiting uses to those shown in the site plan and adding 25–30 foot undisturbed buffers in key areas.
Opposition came from nearby property owners and industrial neighbors who said dust, noise (including exhaust-brake use by trucks), truck turning movements and stormwater into a perennial stream were not adequately addressed. Jim Warren and Ron Sites (local business owners) said existing nearby operations already send dust and truck traffic through the industrial park and asked for stronger mitigation, relocation of larger piles and maintenance requirements. “We make fabric for mattresses,” a neighbor said, describing indoor processes that draw outside air and warning about dust entering sensitive operations.
Fairview representatives disputed worst-case claims, offered a 35-foot maximum pile height as a concession and proposed moving northern RAP piles closer to Industrial Pike and increasing evergreen screening. Attorney Tom Terrell and Fairview president David Farabee said the operation is common in industrial parks, described routine dust-control measures (water trucks, washing aggregate) and said permitting will include stormwater management. “We’re funding this internally or privately,” Farabee said, and he estimated about 30 jobs after completion; he stressed state stormwater and permitting requirements will apply. The applicant said the road can handle highway-rated truck traffic but acknowledged staff would review driveway and intersection improvements during site-plan review.
Council cited the need for more detail and directed staff and the applicant to work with neighbors on specific mitigation conditions. The council unanimously voted to continue the hearing to the Jan. 21 meeting to give time for refined site-plan detail and negotiated conditions such as revised pile locations, additional buffers, screening and monitoring.
