Planning commission approves rezoning to allow borrow pit for landfill closure despite residents' objections

The Loudon County Regional Planning Commission voted to approve a rezoning from A1 to CFD for three parcels owned by the Loudon County Solid Waste Disposal Commission, allowing the sites to be used as a borrow pit to supply soils for landfill closure.

Commissioner Mike Waller, speaking for the Solid Waste Commission, described the request as a targeted reszone "to be able to take the dirt from the borrow to use" for closure operations. Planning staff read a package of conditions intended to limit impacts: a 400-foot buffer along Highway 72, 200-foot side and rear buffers, at least 2,000 feet of additional pavement from the current road surface, relocation of the scale house and wheel wash at least 1,800 feet farther from the existing pavement, and a restriction that the parcels be used solely as a borrow pit serving the existing landfill and not for any landfilling or other waste-disposal activities.

Residents pressed the commission during a lengthy public-comment period. Denise Glassman, who lives past the landfill, said the county’s prior measures had not solved mud on Highway 72: "The thousand ft has not done anything to help with the mud." Mary Beth, who owns property adjoining the proposed borrow area, asked how the community could be assured the restrictions would remain in place: "Who’s to say in two, three, 10 years it doesn't get rezoned CFD without the restrictions?"

Planning staff and other county officials responded that any amendment of the conditions or zoning would require a public process and return to the planning commission and county commission. Staff described engineering controls and best-management practices that would be installed and said the borrow-pit soils were contractually available to the county to support capping the landfill. An engineering representative said the borrow area would be graded and closed as a stormwater-managed feature and that tree removal would be limited within the prescribed buffers.

Speakers also raised broader governance concerns: Pat Hunter summarized community skepticism about enforcement and long-term impacts, including questions about whether the landfill’s operating permit and future sales of the property could change how the land is used. Brian Buyers and others alleged the landfill accepts out-of-county waste; speakers warned conditions can be costly to enforce and may require litigation.

After discussion, a motion to approve the rezoning with the read conditions passed by voice vote. The record indicates the commission approved the CFD rezoning and attached the conditions read into the record; the motion did not record a roll-call tally in the transcript. The commission also noted that the borrow-pit plan would require further coordination with the Tennessee Department of Transportation (TDOT) on access and with county planning and codes for verification of pre-commencement conditions.

The commission’s action authorizes the borrow-pit use under the specified restrictions; residents were urged to follow up with staff and the Solid Waste Commission for additional detail on closure plans and enforcement mechanisms.