Planning Commission recommends RG‑1 buffer and IND‑1 zoning at 350 Powerhouse Road, denies Carbon Rivers rezoning request

Oak Ridge Planning Commission members on Feb. 20, 2025 recommended zoning that places a 200‑yard RG‑1 (residential/open space) buffer along the Clinch River and zones the remainder of the 364.6‑acre parcel at 350 Powerhouse Road IND‑1 (light industrial). The commission also recorded a separate motion denying the rezoning application filed by the property owner, Powerhouse Land LLC (doing business as Carbon Rivers). The commission’s recommendation will be forwarded to Oak Ridge City Council, which makes the final decision.

The commission’s recommendation follows a lengthy public hearing and staff presentation. Planning staff said industrial zoning on the interior of the site was “appropriate” given the parcel’s isolation and proximity to other reindustrialization efforts at the East Tennessee Technology Park, but staff recommended a less intense band along the river to reduce impacts on the adjacent Preserve at Clinch River residential development. “Staff does believe that industrial zoning is appropriate on this site,” Planning staff said during the presentation, and added that a buffer or band of lesser‑intensity zoning was advisable where the parcel faces the preserve.

Why the decision matters: the 364.6‑acre parcel (described in the meeting as roughly 365 acres) has been used to store and process recycled wind turbine blades and has drawn neighborhood concerns about noise, dust and environmental impacts. The property had previously been under Department of Energy (DOE) ownership and carries deed restrictions that were discussed during the hearing. The Planning Commission’s recommendation modifies the owner’s requested zoning and creates a formal record for council consideration.

What the commission voted on and the results - Motion to deny the rezoning request of IND‑1/IND‑2 as submitted by Carbon Rivers (parcel 039064): passed on roll call, 6–0 (Commissioners Kitsmiller, Omby, Yeager, Mayor Pro Tem Dodson, Councilman Hensley and Commissioner Carrington recorded…