Pulaski council approves rezoning of 176‑acre Lee Highway tract despite residents’ traffic and drainage concerns

Pulaski’s Town Council voted Sept. 8 to adopt Ordinance 2025‑03, rezoning about 176 wooded acres at 3012 Lee Highway from single‑family residential (R‑1) to multifamily residential (R‑3) and general business (B‑2), following a unanimous recommendation from the Planning Commission.

The Planning Commission opened a joint public hearing and took comments from multiple residents who said the change — which would enable townhomes in parts of the property — risks adding significant traffic to Peppers Ferry Road, could require taking private yards for drainage, and may alter neighborhood character. "It's a two‑lane residential road with hills and blind spots; it can't handle hundreds of new homes," said Ronald Hall, a Peppers Ferry Road resident. Kevin Hill, another neighborhood resident, urged the town to press VDOT to widen the road and improve sight lines before approving projects that increase traffic.

The commission’s discussion and vote followed statements from a project representative who said no engineering or final design work has been completed yet and that multiple state and county approvals — including VDOT traffic reviews, DEQ stormwater permitting and health‑department checks — are required before construction. The representative said conceptual plans show roughly 300 dwellings, but that number "may be reduced" to about 250 or 225 after studies and engineering. "There has been no engineering hydraulics looked at in any way, shape, or form," the representative told the commission.

After hearing public comment, the Planning Commission moved to recommend the rezoning to Town Council. Commissioners voted unanimously to forward that recommendation. On reconvening, the Town Council adopted Ordinance 2025‑03 by roll call: Mister Clark, Miss Cope, Mister Dawson, Mister Erickson, Mister Burchett and Mayor Collins voted aye; Mister Klontz abstained, citing a potential conflict of interest. The ordinance was approved.

Residents raised several recurring concerns: that the public notice listing a single address (3012 Lee Highway) understates the scale of the rezoning, that Lot 38 or other private property could be used for drainage features, and that the increase of multifamily units or townhouses would change neighborhood character and increase cut‑through traffic. "I don't think Peppers Ferry Road is ready to handle hundreds of new homes," said Hall. Patricia Miller and Ray Ray Miller both told the council they feared losing portions of their yards to drainage infrastructure.

Town and project officials said required studies and agency approvals will shape final designs and timing. The project representative noted that DEQ, the health department and VDOT must approve stormwater, water service and traffic plans; those approvals could reduce the number of units and change access points. The commission and council emphasized that rezoning aligns parcel zoning with the concept plan and allows future site planning steps to proceed, but that actual construction will depend on engineering studies and agency permits.

Mayor Collins and council members acknowledged residents' concerns and said the town will prioritize traffic and stormwater reviews with the developer and state agencies. Council members stressed that a change to the master plan or a different site layout would require further formal action. The Planning Commission noted that if future applicants or different builders seek changes from the approved plan, the proposals would come back for public review and council action.

The town published the public hearing notice in the Patriot on Aug. 22 and Aug. 29 and made supporting documents available at the Town Manager’s office. The Planning Commission will continue to coordinate with the applicant and engineering teams as studies are completed; town staff said a groundbreaking could happen in months on paper but actual construction may be a year or more away depending on approvals.

The council gave meeting reminders at the close: the next Planning Commission meeting is scheduled for Oct. 14 at 6 p.m., and the next Town Council meeting is Sept. 16 (closed session at 6 p.m., open session at 7 p.m.).