Cocke County Commission approves two Cosby Highway–area rezones despite residents' safety and sewer concerns

The Cocke County Commission voted to rezone two adjoining parcels near Highway 321/Cosby Highway from R‑1 (residential) to C‑2 (commercial) after a public hearing in which neighbors raised traffic, septic and privacy concerns.

Residents who live on Revels (Revels/Rebels) Road and nearby properties said the parcels are too close to existing homes and that the roads lack turning lanes and buffers. “We have signatures that we have gotten, nearly 200,” said Cynthia Brennan, who said her family has lived on the road for generations. Brennan said the nearest house is about 32 feet from the proposed property line and that “there’s no sewer system; we all have septic tanks in that area.”

Whitney Freeman, who said her porch is about 38 feet from the parcel, described near‑misses when motorists try to return from Highway 321 onto Revels Road and said she feared increased truck traffic, lower property values, and pollution or runoff impacting Causeway Creek. “My children should be able to go out in their front yard and play,” she said, asking commissioners to deny the rezoning.

The applicant and property owner, Justin Lillard, told the commission the property already has an entrance constructed and that the entrance was paved during the highway expansion in 2016–2017. Lillard said the site plan shown to the county uses access from Highway 321 and that, if needed, the owner would pursue state procedures to obtain a turning lane. He offered to install a fence if neighbors wanted a noise buffer and said the developer intends a retail cluster called “Lillard Farm,” not apartments.

Planning staff and commissioners addressed setbacks, site‑plan review and utilities. Commissioners and staff noted the parcels lie along a commercial corridor recognized in planning materials and that any future development will have to meet county setback rules, parking and building regulations, and obtain requisite permits. Planning staff said there is no public sewer currently serving the smaller residential lots in the immediate area and that septic would remain the typical onsite wastewater approach unless utilities are extended.

After public comment and staff discussion, the commission held roll‑call votes and approved both rezoning ordinances. The first rezoning (Map 083, Parcel 080.13; listed at the hearing as 322 Camp River Way) passed on roll call with 13 yes votes and 1 no (Dan Brock). The second rezoning (Map 083, Parcel 081.16 on Cosby Highway) passed by the same margin.

Why it matters: rezoning from residential to general commercial changes what uses can be placed on the site; once zoned C‑2, a property owner can seek permits for a wider range of commercial uses, subject to site‑plan review, setbacks and other local regulations. Neighbors said they fear that “anything can go there” once the zoning changes, while the applicant said development would follow standard permitting and setback requirements.

Votes at a glance

- Rezoning: 322 Camp River Way (Map 083, Parcel 080.13) from R‑1 to C‑2 — Motion to approve (mover: Andy Ford; seconder: Bill Miller). Roll call: 13 yes, 1 no (Dan Brock). Outcome: approved.

- Rezoning: Cosby Highway parcel (Map 083, Parcel 081.16) from R‑1 to C‑2 — Motion to approve (mover: Andy Ford; seconder: Bill Miller). Roll call: 13 yes, 1 no (Dan Brock). Outcome: approved.

What came up in discussion

- Traffic/safety: Residents repeatedly cited the absence of a dedicated turning lane from Highway 321 onto Revels Road or the proposed driveway and described a history of dangerous maneuvers and accidents near Lane’s Market. Commissioners noted state procedures would apply if a turning lane were sought.

- Utilities: Multiple residents said the neighborhood relies on septic systems. Planning staff confirmed no public sewer currently serves the immediately adjacent lots; any new sewer extension would require separate utility planning and funding.

- Setbacks and site plan: Staff and a planning representative said any development must meet county setback requirements and obtain site‑plan approval; commissioners noted the initial plans showed a single commercial building and that more detailed site plans would return to the county.

- Buffers and mitigation: The applicant offered fencing and noted grade and elevation differences that he said would reduce noise and visibility for the nearest houses.

Speakers

- Cynthia Brennan — resident (public commenter). Identified family ties to the area; raised petition and safety/sewer concerns.

- Whitney Freeman — resident (public commenter). Said her porch sits about 38 feet from the parcel and raised safety, noise, children’s safety and environmental runoff concerns.

- Justin Lillard — property owner / applicant. Described entrance installed during the 2016–2017 highway work, asserted plans for a retail cluster called Lillard Farm, and offered fencing to mitigate impacts.

- Planning staff (Mister Morgan) — county planning representative (government). Answered questions about site plan, setback rules and utility availability.

Authorities referenced

- Cocke County Zoning Ordinance (zoning categories R‑1 and C‑2) — referenced by staff and the applicant during the hearing (type: ordinance).

- Cocke County Subdivision Regulations — referenced by staff and the county attorney later in the meeting when discussing enforcement of development standards (type: policy).

- Tennessee Code (statute authorizing civil action to enjoin unlawful structures where subdivision process was not followed) — referenced later in the meeting by the county attorney in a related discussion about enforcement (type: statute).

Clarifying details

- Petition: residents reported “nearly 200” signatures opposing the rezoning (Cynthia Brennan).

- Distances: residents reported 32 feet and 38 feet from house porches to the proposed property line (Cynthia Brennan, Whitney Freeman).

- Utilities: residents stated the area lacks public sewer and uses septic tanks; staff confirmed no sewer service for the immediate lots (not specified whether utilities could be extended without separate approvals).

- Access: applicant says an entrance to Highway 321 was paved during the 2016–2017 expansion and that the site plan shows access from 321 (Justin Lillard).

- Traffic corridor: staff and speakers described Highway 321 as a multi‑lane corridor that narrows near the intersection with Revels Road; residents expressed concern about delivery trucks and turning movements.

Discussion vs. decision

- Discussion: safety, septic/sewer, setbacks, buffers and the applicant’s intended uses were debated in public comment and by staff.

- Direction: planning staff reiterated that future development will require compliance with setback, parking and site‑plan rules; any turning lane would require state review.

- Decision: formal commission roll‑call votes approved both rezoning ordinances.

Proper names

[{"name":"Cocke County","type":"other"},{"name":"Highway 321","type":"location"},{"name":"Cosby Highway","type":"location"},{"name":"Revels Road","type":"location"},{"name":"Lane's Market","type":"business"},{"name":"Lillard Farm","type":"business"},{"name":"Old Cosby Highway","type":"location"}]

Searchable tags

["rezoning","zoning","Highway 321","Cosby Highway","septic","traffic","Cocke County","planning","public hearing"]