Planning commissioners require geohazard study, defer Shackleford Ridge subdivision

Signal Mountain — The Planning Commission voted Jan. 8 to require a certified geohazard assessment, including void mapping and acid-mine-drainage analysis, for the proposed Shackleford Ridge preliminary subdivision and to defer a final decision to the commission’s February meeting.

The action followed a public hearing on a conservation subdivision proposed by developer Reagan Smith (presentation led by Ben Belders). The plan covers roughly 182 acres on Shackleford Ridge Road and would yield about 106 single-family homes and roughly 65 acres designated as conservation land, the applicant said. Town staff and residents raised concerns about historical mining features, low-pH groundwater discharges, stormwater ponds, traffic and school capacity.

Why it matters: Town environmental staff reported that the Tennessee Department of Environment and Conservation (TDEC) conducted a site visit on Jan. 7 and verbally confirmed about 23 mine-related features on the property; staff found 18 such features during their walk of the site and measured groundwater pH readings near 3–4 at four locations. Town reviewer Alex Wester told the commission those data support requiring a more detailed geohazard evaluation before the commission completes its preliminary plat review.

"TDEC found approximately 23 mine-related features and several discharging points with acidic water," Alex Wester, town environmental reviewer, said. "Per our subdivision regulations, the planning commission may require that a geological or geohazard study be performed." He recommended a certified geohazard assessment that would include void mapping and acid-mine-drainage analysis.

Residents urged caution. "Some of these mine sites have very large tailings and we don't know what's in them," Jim Webster, chair of the Tree Board, said during public comment, noting potential contaminants including arsenic and lead. Several neighbors also pressed the commission about traffic safety on Shackleford Ridge during school-dropoff periods and about emergency access.

Developer response: The applicant's representatives said they would provide geotechnical testing as part of the design and that the developer is willing to condition any approval on the completion of a full geotechnical report. The project's traffic consultant said the study — conducted for 117 lots (a conservative estimate) — projects roughly 80 trips in the morning peak hour and about 111 in the evening peak for the proposed development and that adding the subdivision would produce a small modeled change in intersection delay after accounting for projected growth.

Commission action: Commissioners moved and passed a requirement for a certified geohazard assessment that explicitly includes void mapping and acid-mine-drainage analysis. The motion passed with one recorded dissent. Commissioners also voted that the assessment must be performed by an independent consultant and that the town should have input in selecting or approving that consultant; the developer will pay for the study. Finally, the commission voted to defer final action on the preliminary plat to their February meeting so staff can complete outstanding reviews (including fire and emergency access) and circulate updated responses.

Next steps: Staff will work with the developer and TDEC to confirm what independent studies exist and will circulate the geohazard scope and proposed consultant options for commission review. The commission will revisit the preliminary plat in its February meeting, when it may approve, conditionally approve, deny, or defer the application based on the completed reviews and any new evidence.

Commission votes: The requirement for the geohazard assessment passed (one dissent). The motions to require an independent consultant with town input and to defer the preliminary plat to the February meeting also passed; a single commissioner recorded opposition on each vote.

Sources: Planning Commission public hearing, Jan. 8, 2026 — presentations and staff comments by Alex Wester (town staff reviewer), developer presentation by Ben Belders, comments from TDEC referenced by staff, public comments from residents and local boards.

The commission recessed and later adjourned after completing the Shackleford Ridge discussion; the item will return at the next regular meeting.