PD 19-03: N Whitehaven: waste transfer facility at 621 E Brooks. Staff Planner: Staci Tillman; Staff Recommendation: Approval with conditions.
AGENDA ITEM: 9
CASE NUMBER: PD 19-03
L.U.C.B MEETING: March 14, 2019 LOCATION: 563 Winchester Road/621 East Brooks Road OWNER/APPLICANT: Waste Connections of Tennessee, LLC/same as owner
REPRESENTATIVE: Caissa Public Strategy (Gene Bryan)
REQUEST: Commercial planned development to provide for the redevelopment of an existing waste transfer station including the construction of office, maintenance, and transfer/collection truck parking facilities.
AREA: Parcel 1 (9.34 acres) and Parcel 2 (30.06 acres)
EXISTING LAND USE & ZONING: Vacant Land and an existing Waste Transfer Station covering both the Employment (EMP) and Heavy Industrial (IH) zoning districts
CONCLUSIONS 1. The industrial planned development proposes to construct and redevelop a ± 30-acre site with an existing waste transfer station in three (3) areas. Area “1” will allow the new construction of an office associated with the existing waste transfer station, a maintenance shop, a fuel island and associated parking to accommodate the transfer trucks and employees. Area “2” will be redeveloped with the removal of an existing office, maintenance shop and fuel island to allow for the new construction of a new waste transfer station and container storage area. Area “3” will be dedicated to future development to allow light industrial uses.
2. The development is planned in three (3) phases with the first phase of development dedicated to landscaping and screening the site along adjacent residential developed areas. The final phase of development will include the build out of a brand-new waste transfer station that will replace the former facility. The new station will be located closer to Brooks Road and further away from the residential areas.
3. The entire sight will be properly landscaped and screened along the property lines that abut residential areas to limit objectionable views
Street Frontage: Brooks Road……...±1,208 feet;
Winchester Road…±25.9 feet
Zoning Atlas Page: 2325 & 2330
Parcel ID: (Parcel 1) 077001 00004 and (Parcel 2) 077001 00051
Existing Zoning: (Parcel 1) Heavy Industrial (IH) and (Parcel 2) Employment (EMP)
A neighborhood meeting was held on March 4, 2019 from 5:30 – 6:30 pm at the GRACELAND Community Center, 4318 Graceland Drive, Memphis, TN.
PUBLIC NOTICE Public notices were mailed on Thursday, February 28, 2019. Three (3) public notice signs were posted on site. The sign affidavit and photo are attached below. Public [c]omments received by OPD staff are included at the end of this report.
RECOMMENDATION: Approval with conditions
Staff Writer: Staci Tillman
Phone: (901) 636-6619
By Tom Bailey
Published: March 14, 2019 3:45 PM CT
Its past activities and poor relationship with Whitehaven neighbors helped doom a solid waste company’s request of the planning board to allow it to expand. Waste Connections of Tennessee, 621 E. Brooks Road, can still make its case for the planned development to the City Council. But the Land Use Control Board voted unanimously Thursday against the company’s proposal to reconfigure and expand its facilities.“If you have a dirty house, building a bigger house” doesn’t help, board chairman Jon McCreery said before casting his vote. The city of Memphis bought the property in 1987, built the waste transfer facility and sold it to a private company in 1999. Waste Connections eventually came in to run and operate it.
The office, maintenance building, transfer station, fueling station and associated parking are on nine acres that border the residential Graves Road Subdivision on the south and east. The company has acquired another, mostly vacant 30 acres immediately to the west. Waste Connections proposes to demolish the current structures and move most of them to the new property.The changes would give the company more room to operate, especially for its trucks to circulate on the grounds, Gene Bryan told the board. He is with Caissa Public Strategy, which is a project consultant for Waste Connections. The changes would also improve conditions for the residential neighbors because the buildings and rumbling trucks would be located farther away from the houses. Also, the expansion would give Waste Connections more space to create wider landscaped buffers between the operations and houses, he said. But
when asked if the extra acreage means that the waste-handling operation would expand, Bryan said he did not know, indicating that new technologies could keep the facilities from having to grow larger.
Yvonne D. Nelson, head of the McCorkle Road Neighborhood Development Corporation, spoke for residents, most of whom opposed the expansion. “I’ve seen with my own eyes Waste Connections trucks littering Brooks Road and Elvis Presley Boulevard as they travel from their waste transfer station at excessive speeds,” Nelson said.“… Are we supposed to be delighted that Waste Connections has hired one person to clean nine-plus acres of land? It was littered, as usual, on my ride here today,” Nelson said. “Trash all outside and inside the fence line.” And the facility generates a smell that neighbors must live with daily, she said.
Bryan told the board that expanding the buffer zone, moving the facilities farther from houses and other improvements will not occur if the planned development is not approved. McCreery, the board chairman, told Bryan that he was surprised to hear company representatives say they will improve conditions for the neighbors only if Waste Connections is allowed to expand. Should the company not have been improving the conditions anyway, he asked.
Bryan responded that the company needed more room to make the improvements, like expanding the buffer zone.
Mary Sharp expressed concern that company representatives did not know if the expansion of acreage would also mean more trucks and more waste. Besides, she said, whether the fence is three feet high or 20 feet high, “it doesn’t eradicate the smell.”
The expansion plan includes moving the waste transfer station building farther from residents but closer to Brooks Road. Board member James Toles said that will create more of an eyesore for motorists driving along Brooks.
“We’re trying to improve Whitehaven and Elvis Presley Boulevard, trying to upgrade the neighborhood,” Toles said. “… If you build a bigger facility you probably will have more trucks, more garbage trucks coming in. So it increases the odor and you have more environmental issues.”
Adrian Bond, another Caissa Public Strategy consultant, noted that Waste Connections recently installed some odor-control equipment and established a telephone hotline for residents. But he acknowledged the buffer between neighbors and the operation has been insufficient. “We’re not here for a history lesson” about past problems, he told the board. “Our primary concern is to address issues.”
I arrived at the Graceland Community Center early and arranged the room. The Center staff brought in more chairs and assisted. Waste Connections representatives (3) arrived at 5 p.m. and immediately became upset that I had already set-up-shop. I eventually agreed to move into the hallway where I was allowed to obtain signatures of attendees and to distribute signs protesting the proposed development.
I'm pretty sure that my camera did not catch all of the meeting, but I was able to catch the obviously non-immediate area resident who was probably planted in the audience to support the Waste Connections effort to persuade us to vote for and not against this proposed development. Again, I say, "Don't believe the hype!" There was no agenda prepared or handed out by Caissa Public Strategy for their meeting.
To help you decide, download and review our agenda and the information shared by Waste Connections (one page of printed "solutions" and two site plan pages for the current and proposed solutions) by clicking the buttons below.
This is evidence of what Waste Connections thinks of our community. They had a lone worker, outside by himself, cleaning the mess from the fence-line in front of their Brooks Road business, at 9 AM the morning of the meeting. How sad.
NOTE: You may wish to hover over the video with your mouse and click the box in the lower right hand corner to make the video full-screen. You can hit the escape (ESC) key in the upper left side of the keyboard to return the video to its normal size.
The McCorkle Road Neighborhood Development Association, Inc. of Memphis is still adamant regarding the proposed Waste Connections expansion as Caissa Public Strategy Director of Community Engagement Adrian Bond tells the group Waste Connections "...hasn't been the best neighbor" but "is not going to move."
Waste Connections speak through Adrian Bond of Caissa Public Strategy...
We really need your help to take back Whitehaven. We purchased homes in 38116 because we love this area of Memphis. Don't allow things that do not benefit the community to land here for the wrong reasons. Stop Waste Connections from expanding by sharing your vote.
or visit us online under "MORE" at iLoveShelbyCounty.com for details.
The McCorkle Road Neighborhood Development Association, Inc. of Memphis
November 2018 - Channel 5 Coverage