Council explores rezoning options for 350 Powerhouse Road; 600-foot river buffer remains contested

Oak Ridge City Council members debated zoning options and buffer widths for a 364-acre property at 350 Powerhouse Road that has moved from federal ownership and now requires rezoning from the FIR (Federal Industry and Research) district to a private zoning designation.

Staff presentation: Jennifer Williams, a city staff member, told council the property is privately owned and must be rezoned from FIR under the city zoning ordinance when federal land transfers to private ownership. The property owner requested a mix of IND-1 and IND-2 industrial zoning. The Planning Commission recommended placing about 149 acres into an RG-1 buffer zone (a 600-foot buffer adjacent to the river and preserve) and rezoning the remainder to IND-1. Staff presented a comparative analysis of zoning districts and noted existing deed restrictions placed by the Department of Energy and multiple easements that constrain development; staff's initial recommendation had proposed a 300-foot buffer as an alternative.

Why it matters: The parcel sits between the East Tennessee Technology Park and the Preserve at Clinch River and abuts floodplain and wetland areas. Rezoning will determine what industrial or recreational uses may be permitted, whether the current private use (a recycling/solid waste transfer-type activity) could continue, and how the city will treat future FIR-to-private transfers.

Council concerns and positions: Council members raised several recurring concerns: protecting residential neighborhoods across the river, maintaining predictability for future FIR transfers, whether a conservation-oriented zoning category or waterfront overlay should be created, and whether deed restrictions or conservation easements could be negotiated with potential buyers to preserve wetlands. Councilman Sean Gleeson and others emphasized treating the tract as a newly emergent parcel while balancing neighborhood and development interests. Councilwoman Ellen Smith and others noted that this parcel is unusual because a private business had operated on it under federal ownership prior to transfer.

Process and next steps: Council confirmed that it had approved an ordinance on first reading that reflected the Planning Commission's recommendation; second reading will be scheduled at the May City Council meeting and will include the official public hearing and an opportunity for citizen comment. Staff said it would provide hard-copy maps and the comparative zoning chart to council prior to the meeting and can return with different buffer-width options (600, 400, 200, or staff's 300-foot alternative) if council desires. Council members discussed whether to retain the Planning Commission's 600-foot buffer or modify the buffer on second reading.

Technical constraints: Staff and council noted the property includes significant floodplain and wetland areas that follow the railroad corridor near the river, and that existing DOE deed restrictions limit uses to industrial and some recreational or commercial activities. Staff emphasized deed restrictions and recorded easements will remain in force regardless of municipal rezoning.