Planning commission approves Pickens Gap rezoning at 1 unit per acre after residents cite safety and drainage concerns

The Knoxville-Knox County Planning Commission on May 9 approved a planned-residential zoning change for an 84.44-acre property off Pickens Gap Road, setting a limit of one dwelling unit per acre and retaining a hillside protection designation after extended public testimony. The developer, Storm Schuler of Heartland Development, had sought up to 2 units per acre; commissioners voted to adopt staff’s lower-density recommendation following concerns from dozens of neighbors about traffic, drainage and the rural character of the area.

Residents packed the meeting to oppose the higher-density request. “84 acres, 168 units is what they requested,” resident Darren Maroney said, arguing the clustering proposed by the developer would “change the character of the rural space” and create hazardous traffic conditions on narrow, winding local roads. Jennifer Morton, who said the area is a popular route for cyclists and has limited emergency access, told commissioners, “The safety issues are real,” and asked the board to postpone or deny the rezoning.

Developer Storm Schuler told the commission his plan would spread density and provide infrastructure. “What we’re asking of you is to greatly reduce that density and spread it out over the entire parcel,” he said, noting sewer and other utilities are in the vicinity and that the proposal would allow the developer to work with staff on a site plan to address access and environmental constraints.

Commissioners debated trade-offs between preserving rural character and reducing the risk that higher-density zoning could be used for more intensive development under the site’s current RB designation. Planning staff emphasized that the PR designation with an explicit limit of 1 unit per acre would reduce the theoretical density that could be developed by right under the existing zoning and would keep the hillside protection area undisturbed.

Ultimately the commission first approved a sector-plan amendment to move the parcel to a rural-residential designation and then approved the PR rezoning limited to 1 dwelling unit per acre and subject to the staff’s condition preserving the delineated hillside protection area. Several commissioners framed the vote as a compromise: restricting density while recognizing that the site already had RB zoning on portions that could allow higher intensity without action.

County engineering and planning staff will review any subsequent concept or development plans for required road improvements, stormwater controls and TDEC permits before the developer may proceed. Commissioners repeatedly noted that approvals for rezoning do not substitute for required engineering and permitting approvals and that any access from narrow local roads would be subject to further review.

The commission’s votes do not include a specific timeline for follow-up approvals; residents were encouraged to continue engagement during the concept-plan and permitting phases. The sector-plan amendment and PR rezoning motions passed after recorded votes and will be forwarded per the usual process for any additional required approvals.