[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6401037,"mediaKeyId","2066682-a39ff1b0922e7ca3ab62e19371067a82","parentId",2066682,"title","Shelbyville reviews multiple rezoning requests; sharp debate centers on 900 Withorne density and traffic","audioSeconds",1868,"startMs",1863000,"endMs",3731000,"viewUrl","/Search/View?dp=1&key=2066682-a39ff1b0922e7ca3ab62e19371067a82&start=1863&end=3731","thumbnailUrl","https://assets.pipeline.soar.com/2066682-a39ff1b0922e7ca3ab62e19371067a82/thumbnail_1863000.jpg","articleUrl","/articles/6401037/Tennessee/Shelbyville-reviews-multiple-rezoning-requests-sharp-debate-centers-on-900-Withorne-density-and-traffic","mediaUrl","https://secure.pipeline.soar.com/6401037-8fff9ef9b616e88a2e2d12ac86223867/orig.mp4?Expires=1771141556&Signature=XAipWySArxBKqm92A5i0Yohl2ukt83iJYFlRcJ7hb~67eKMHzS55qG4epM-dhwmx--W8EzXwhgqKjP3QCDXp3PC1sIEzJ3krR7PKYrsPixoZaGgi8IAa5V8B-5gx5JDVB4UXvL2iOsDtEfyjvYfCEEPodIvoAhvFlzzMzDfVaG1Xf6-g0MNI2MEpXcEYBul53mqIksRMVmK2uhzeUAlEKL8P6GlmtS1vofvL4mZkf-A-1xPqbuGriDLVRF1rKqibcOrdy5WDn87p5pWHCr1MhExoDYZstqJ8ql8Jw52h~eOhz-E78aJYeSdnSC7pmsua6I09Vav7QVuozgbiYQ9Zlw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Shelbyville, TN","date","2025-01-03T13:34:40Z","article","City of Shelbyville officials spent a major portion of the Jan. 2 study session on a series of rezoning ordinances and related planning issues, with extended debate over a request to increase density at 900 Withorne and a separate contested proposal on Belmont Avenue.

The council opened with a second and final-reading public hearing on a rezoning of about 1.7 acres at 426 Dover Street (tax map 079, parcel 41). The transcript records the hearing announcement but does not record a formal vote during the study session.

A longer discussion focused on a rezoning request by DCC Strategic Realty Partners for approximately 5.85 acres at 900 Withorne Street (tax map 078, parcel 16). Planning staff told the council the planning commission issued a favorable recommendation but identified several neighborhood concerns. Staff noted a postal/addressing discrepancy: some county assessment records list the road as Horse Mountain while maps and major online map services show Whitorn/Withorne; Shelbyville Power is coordinating with the post office to correct records. The planner said fencing or screening between the proposed development and adjacent lots had been discussed during the prior rezoning and subdivision processes but is not an enforceable condition at rezoning because Tennessee does not permit “contract zoning” in the city’s practice; any screening could be requested at the subdivision phase but cannot be required as a rezoning condition in Shelbyville.

Staff presented density figures: the current R3 zoning showed a gross density of 33.97 units per acre; the applicant’s requested R3A designation showed a gross figure of 50.96 units per acre, an increase of about 27 percent. Staff emphasized the 50.96 figure is a gross density estimate that must be reduced for public right-of-way and other deductions, and that a final unit count depends on the subdivision and design. The original concept plan indicated a single entrance, and staff said no updated concept had been submitted. Public-works and Shelbyville Power staff flagged traffic and infrastructure concerns: one department recommended against increased density because of the geometry and condition of the adjacent roadway (Barksdale/Marksdale area), and noted the developer had not proposed repaving the road; the developer had, however, committed to some localized intersection improvements.

Council members and staff discussed a pattern they said is common: rezoning sets the allowable density, while specific infrastructure obligations and improvements typically appear at the subdivision stage through dedication and pro rata improvement requirements. Several council members urged better concept-level submissions from applicants and said the city needs clearer policies to ensure developers pay proportionate infrastructure costs.

The council also considered multiple other rezoning items on the agenda: two Elm Street parcels owned by the Shelbyville Housing Authority (one proposed to C2 commercial, the other to R4 high-density residential), a 0.114-acre rezoning at North Main Street (Curl Properties LLC / Joe M. Lambert Jr.) to C2 general business, and a separate request to remove the Belmont Historic overlay on 812 Belmont Avenue and rezone that 0.44-acre parcel to R4. Planning staff said the Belmont rezoning drew a 6–2 favorable recommendation from the planning commission and noted that the parcel currently has three dwelling units (a main house and a duplex in the rear); in staff’s analysis, the property could accommodate up to four multifamily units given its area, and sewer improvements would be required if the owner expands beyond the existing configuration. The transcript records discussion of neighborhood compatibility, the future land-use map’s guidance and the need for design standards if multifamily development occurs.

No formal final vote results on the ordinances were recorded in the study-session transcript; staff and council members indicated several items will return for formal action on the next meeting’s agenda.

","mediaType","Video","parentTitle","City Council Study Session - January 2025","oneSentenceSummary","City of Shelbyville councilors reviewed multiple rezoning ordinances on Jan. 2, with extended debate over a 5.85-acre request at 900 Withorne that would raise gross density and generate traffic and infrastructure concerns.","taxTitle","Study Session Meetings, Shelbyville, Bedford County, Tennessee","taxId",70970,"location","Tennessee","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6401040,"Shelbyville council weighs charter wording change and proposal for independent ethics review",948,862000,1810000,"/Search/View?dp=1&key=2066682-a39ff1b0922e7ca3ab62e19371067a82&start=862&end=1810","https://assets.pipeline.soar.com/2066682-a39ff1b0922e7ca3ab62e19371067a82/thumbnail_862000.jpg","/articles/6401040/Tennessee/Shelbyville-council-weighs-charter-wording-change-and-proposal-for-independent-ethics-review","https://secure.pipeline.soar.com/6401040-cb7de7cb269fc91f8a9ddaec47cce172/orig.mp4?Expires=1771141556&Signature=mc3MATqojviQdWNfrh528PMvjcDrZ9hBwSTAK72cRg9FrhGRQFrYROo4XPGAilnvOYISoLLcPiwGq03yf1QNRn6C5aO-gIDwYVsuyi9UOVMrWuhYbB7rIBlyLq1HL93IW9F3ZY1KQFyqXNgG3pXmfnUzkcThA3uGkJ-GbbFH2EtwxNQ9n5aT8l~5arGVL9Q7FxOYeK1Ke6-yjfQh2axL8M4sR62vg-4iKEipNqBfkYa9RNjmKbqTpPIwxch-Ox8Sc6kFCHv5AFsOhICWApfKo0y2Q2yt8z2Mnll11dnu1SrDVIgbd5LpqgIp99Q3ZqwQ~CepTE~4W431vzgJ6Ci0mA__&Key-Pair-Id=KUT5TJCACFTXG","City of Shelbyville officials discussed a proposed change to the city charter and a separate proposal to add a stronger ethics-review mechanism during the Jan. 2 mayor and city council study session.

City Manager Scott Collins briefed the council on a narrow charter change under consideration that would replace the term “ratepayer” with “account owner,” a change Collins said would allow spouses and other household members to qualify if their names are placed on utility accounts. Collins told the council that staff and Shelbyville Power, Water and Sewer have worked on consistent language and that the city expects to present a resolution for council consideration in the near term. Collins also warned that charter changes typically must be submitted to the state legislature with a clean, unanimous packet to move easily through the General Assembly’s process.

The discussion shifted to an ethics proposal put forward by a councilmember who described recurring rumors and a lack of public trust and recommended adding an outside ethics review board to the charter. The councilmember said the board would provide an independent avenue for handling complaints and “would help the elected officials provide a vehicle for dispelling just rumors and innuendo.” The councilmember cited a model used in Franklin, Tennessee, and asked that the city evaluate language that would add “teeth” and a complaint process beyond the council policing itself.

Planning staff and other council members said they supported further work on the language and timing. Collins and other staff members noted that the city has an existing resolution and ordinances that define the term in practice; several council members said it might be more efficient to resolve some definitions administratively rather than through a charter change. Others argued the ethics reforms deserved careful, public drafting and recommended a months-long review so the city can submit any charter changes to the state on an October–November timeline when the legislature’s counsel is available to review drafts.

No formal motion or final vote on charter language or an ethics amendment was recorded during the study session. Council members asked staff to continue drafting options, to circulate examples (including the Franklin model), and to return with a timeline and recommended language for public discussion. The matter will be revisited in coming months and may be placed on a future council agenda for formal action.

","City of Shelbyville officials discussed a proposed charter amendment to change the definition of “ratepayer” to “account owner,” and a separate proposal to add an outside ethics-review mechanism during the Jan. 2 study session.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":46,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6401031,"Council considers permitting transfer stations in I‑2 zone; officials raise enforcement and origin‑of‑waste concerns",1149,4880000,"/Search/View?dp=1&key=2066682-a39ff1b0922e7ca3ab62e19371067a82&start=3731&end=4880","https://assets.pipeline.soar.com/2066682-a39ff1b0922e7ca3ab62e19371067a82/thumbnail_3731000.jpg","/articles/6401031/Tennessee/Council-considers-permitting-transfer-stations-in-I2-zone-officials-raise-enforcement-and-originofwaste-concerns","https://secure.pipeline.soar.com/6401031-d34d61c59fb86f4a2929423852d2f645/orig.mp4?Expires=1771141556&Signature=DWpSU0XZgSjmYQdpzWs6rfc3C0ER8-llfmmEzmmAPOVAd7WlfyZDsHMdbK0GApjd9wK4tQ4Yt4spMdKBaG8mjwlTaTgVk7M59TQi1TSOKm1w-MAM~1q9cRAMo36~vMXWSZ-UCitBbgeGRKX4V72LlNtneFoJPbZ2~4-kk3x7oHANhEl0OHkwGmyAoImj9elgsGgPvhVMrN0U26-quLsgfqq3hXsL9rVeVZVh5G8qf-o1Hgc9Maq8LU7zoi8zA-ZIrrkhMIKKNtEZ1lcZh2pds~5llZolOVjNhk1pBLalfTAGdmzDnWbuHh7SmQfMI6GnuOeGn~Wr9d9LAwgsLfOLig__&Key-Pair-Id=KUT5TJCACFTXG","City staff proposed a text amendment to Shelbyville’s zoning ordinance to add transfer stations as a regulated use in I‑2 industrial areas, and councilors spent substantial time on Jan. 2 reviewing proposed supplementary regulations and operational limits.

Planning staff described the draft changes as updates to Article 2 (definitions), Article 6 (supplementary regulations) and Appendix 1 (table of uses), adding a new section for transfer stations that would allow outside work in I‑2 zones (unlike lighter industrial categories that assume enclosed operations). Staff said the draft regulations would require that transfer-station activities be controllable and cleanable, that no solid waste be stored overnight, and that certain waste streams be prohibited (hazardous waste, medical and biological waste, tires). The proposed rules also include measures to control traffic and minimize adverse impacts when a transfer station is not located in a fully industrial area.

Staff identified an initial potential location on Cedar King Road, within an existing industrial cluster, and said the draft rules include options to limit hours and require additional conditions if a site is not in a fully industrial corridor. Staff noted the city’s interlocal contract for disposal expires in April; one council member and staff said a privately operated transfer station could yield significant savings, and an estimate cited in the meeting placed total community savings “well above $100,000,” with fuel savings of “30, 40,000” dollars mentioned separately.

Council members asked a series of operational and regulatory questions: how the city would prevent outside municipalities’ trash from routing through Shelbyville; what enforcement mechanisms would control odors, overnight storage and prohibited materials; what the permitting process and inspections would look like; and whether the city’s existing burn pit or other sites might be repurposed. Staff responded that the code currently lacks detailed transfer‑station language and that the proposed supplementary regulations were drawn from other Tennessee jurisdictions and tailored to local conditions. Staff agreed to provide example operational slides and to identify nearby jurisdictions’ experience.

Several council members said they wanted a site visit and operational examples from nearby communities before approving an ordinance; others stressed the urgency because the interlocal disposal contract terminates in April and the city needs to know future disposal options. With the city attorney absent and because the change is an ordinance, staff said they would either table or return the item for formal action at an upcoming meeting after providing more detailed materials.

No final vote was recorded in the study-session transcript. Council directed staff to return with a more detailed operational presentation, example regulations and information on enforcement and origin-of-waste restrictions.

","Shelbyville staff presented a zoning text amendment to allow and regulate transfer stations in I‑2 industrial zones; councilors pressed staff on enforcement, traffic and whether the city could become a regional waystation for out‑of‑county trash.","actionData","errors"]

Article not found

Shelbyville reviews multiple rezoning requests; sharp debate centers on 900 Withorne density and traffic

Shelbyville council weighs charter wording change and proposal for independent ethics review

Council considers permitting transfer stations in I‑2 zone; officials raise enforcement and origin‑of‑waste concerns