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Why the Red Bank Road Rezoning Must Be Denied. We write as deeply concerned residents of Red Bank Road regarding the proposed rezoning and Master Planned Development by D.R. Horton. After reviewing the developer's filings, the City's zoning ordinance, and the traffic and utility analyses for this proposal, it is clear that approval would be premature, fiscally unsound, and contrary to the long-term interests of Sevierville and Sevier County. First, the of Mayor and AJdermen have full legal authority to deny this rezoning. Rezoning is a legislative act. Tennessee courts have confirmed that rezonings may be denied based solely on community opposition and infrastructure concerns. Nothing in the law obligates the City to approve this request. When the community speaks with one voice, as it does here, denial is not only permissible but appropriate. To date, more than 2,440 residents have signed the petition opposing this rezoning at www.stophorton.com, underscoring the overwhelming community consensus that this project is not in Sevierville's best interest. Second, you should not fear that denial will result in "something worse." Do not be misled by claims that rejecting the master plan will allow uncontrolled development under base zoning. Sevierville's ordinance bars any project without adequate services or infrastructure. The City's engineer found the water system cannot meet TDEC standards, and a traffic study projects failing conditions (LOSF) at key SR 416 intersections. In addition, the lack of a second entrance creates a serious safety risk for emergency access and evacuation- further proof this project must be denied. In short, this property cannot lawfully be developed at scale without costly infrastructure improvements, regardless of zoning. And no developer can force the City to approve or construct public improvements. Third, approval of this rezoning would be fiscally irresponsible. D.R. Horton's own plan projects only about $2 million annually in new property and sales tax revenue. Yet conservative estimates of the recurring costs include: - Schools: $4-6 million per year for 400-500 new students. - Police & Fire: At least $3.5 million annually, given that this project alone may increase Sevierville's population by 16%. - Roads: $200,000-600,000 annually to maintain new local streets. - Utilities: Millions in upfront capital extensions, plus ongoing maintenance. Even conservatively, local government could face $7-9 million in annual costs with only $2 million in new revenue. This is the definition of a structural deficit, and it amounts to a hidden tax on residents. Finally, you should require a detailed fiscal impact analysis as provided under the zoning ordinance. Finally, D.R. Horton's track record should give Sevierville pause. Reports from across the country reveal that Horton has been the subject of class actions, settlements, and consumer complaints involving water intrusion, mold, defective workmanship, and unresponsive warranty service. According to court documents, the company has even sued local governments, such as Rockwall County, Texas, when officials required developers to share the cost of infrastructure. This is not a partner the City or county should rely upon for responsible growth. Sevierville deserves better. Our limited land resources should not be consumed by sprawling subdivisions that drain the City's finances, overwhelm roads and utilities, and diminish quality of life. Growth should be orderly, sustainable, and fiscally responsible- supporting our neighborhoods, city core, and broader county. For all these reasons, we urge you and the Board to deny the proposed rezoning and protect Sevierville's future. Respectfully, Residents of Red Bank Road |