Planning Commission approves rezone for Pine Grove parcel at five units per acre after debate on roads and drainage

The Knoxville‑Knox County Planning Commission on June 11 approved planned residential zoning for a 7.24‑acre parcel owned by James Jenkins, setting the maximum at five dwelling units per acre after a protracted discussion about drainage, road capacity and neighborhood character.

The applicant’s attorney, John Valiant, argued the parcel should be allowed higher density to help meet the county’s housing goals and said the developer would bear infrastructure costs if necessary. “We would probably be bearing the cost,” Valiant told the commission, describing discussions with county staff about road improvements.

Neighbors pressed commissioners on flood risk and sight‑distance issues. Corey Schubert, who lives immediately south of the property, told the board: “Flooding … is our main concern,” urging stronger buffers and more study of stormwater impacts.

County engineering staff confirmed Pine Grove Road varies widely in width and contains sections narrow enough to raise safety concerns. The engineering representative said the department would prefer a consistent 20‑foot width along the corridor to maintain safe lanes and sight distance.

Commissioners debated competing goals: some cited nearby developments and the comprehensive plan’s future‑land‑use map to argue the site can support denser housing; others said existing road geometry and drainage warranted limits. Commissioner Biggs moved to approve planned residential at five dwelling units per acre, with two conditions (a 35‑foot peripheral tree preservation buffer and required road improvements from the development’s access to Strawberry Plains Pike as determined by Knox County Engineering and Public Works). Commissioner Anderson seconded the motion.

The motion carried; the transcript records the final vote as nine in favor and two opposed. The approval includes conditions requiring tree retention in the 35‑foot peripheral setback and engineering‑determined road improvements.

What happens next: the rezoning approval moves the item forward to subsequent plat and permitting steps. Engineering must review detailed designs for drainage and roadway improvements during permitting; required improvements and any bonding will be part of that later review.