Piperton approves Prestonwood rezoning for 237‑lot mixed‑use planned development

The Piperton Board of Mayor and Commissioners unanimously approved Ordinance No. 415‑26 on second reading Feb. 17, rezoning 85.75 acres (Map 183 Parcel 002.00) from Rural Conservation (R‑C) to a Mixed Use Planned Development (MUPD) known as Prestonwood.

City Engineer Harvey Matheny said the rezoning request from Blue Sky Communities includes an outline plan, pattern book and preliminary site plan for a build‑out of 237 single‑family lots across five phases. The developer proposes cottage, neighborhood and estate lot types, about 17 acres of common open space (roughly 21% of the site), two stormwater detention ponds and frontage improvements on Keough Drive. Matheny said the city engaged its water‑system consultant and expects existing water and sanitary sewer capacity will accommodate the project; drainage will be addressed with the planned detention facilities.

Keith Grant of Grant and Company (Blue Sky Communities) said the project is likely to produce roughly 30–40 homes per year, with an anticipated eight‑year buildout to reach the proposed 237 lots. He described front‑porch‑oriented cottage lots and larger estate lots, and said some common areas may include amenities such as a dog park.

Several residents at the public hearing opposed the proposal’s density and raised economic and traffic concerns. Resident Brian Hicks asked why the city needs roughly 240 additional homes, questioned whether the Memphis‑area market can absorb that many houses, and warned construction traffic could pass through existing neighborhoods. Mayor Henry Coats and Vice‑Mayor Mike Binkley responded that the city seeks to manage growth and noted legal constraints on regulating house size and the necessity of permitting development to sustain municipal services.

Commissioner Joel Townsend moved to approve the ordinance on second reading; Commissioner Ronnie Gross seconded. The motion received all affirmative votes and the rezoning was adopted.

The rezoning approval is conditioned on the standard Outline Plan process and required concurrency and drainage reviews; Matheny said the city is still finalizing pattern‑book typical sections and required roadway dedication details for Keough Drive, which the developer will improve along the project frontage to a three‑lane section with a continuous center turn lane, bike lanes and sidewalks as required by the Major Road Plan.

Next steps include completion of the city’s concurrency and drainage reviews, finalization of the Outline Plan and recording of the plan prior to construction of the first phase.