Regional Planning Commission - Regular Meeting

Good evening, ladies and gentlemen, and welcome to the March 10th, 2026 Johnson City Regional Planning Commission meeting. If you are here to uh to speak during the public hearing portion of any of the agenda items, please wait until the chairman has opened the public hearing. Once opened, one person at a time may come to the podium to be recognized. Please speak clearly into the microphone and begin by giving your name and address. Then each person will be allowed three minutes to speak. The applicant may use additional time up to 10 minutes to present their request. We ask you to address the commission only. We now call the meeting to order. The time is 601. Um, Commissioner Williams, would you lead us in the invocation and pledge, please? Please pray with me. Dear heavenly father, we thank you for this beautiful day. We thank you for your love and your undeserving grace. We thank you for this group of men and women and the opportunity we have to serve you. We ask for your guidance and your wisdom tonight as we make decisions for our city and our region. We ask that you bless the city and our leaders and we ask for all these things in Jesus name. Amen.

Amen. Please stand for the invocation. I pledge allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. Thank you, sir. Okay. Um, first item on the agenda is the approval of the agenda. Has everyone had the opportunity to review the agenda? If so, is there a motion perhaps to approve? Chairman, I'll make a motion to approve the agenda. Thank you. Is there a second? I'll second that. Thank you, ma'am. All those in favor, please signify by saying I. I.

I. Any opposed? Okay. Um, the minutes from last meeting, has everyone had the opportunity to review the minutes? Is there an agenda? Is there an approval to approve the minutes or are there any revisions or corrections? Chairman, after um reviewing the minutes from our meeting on February 10th, I'd like to um make a motion to approve them. Thank you very much. Is there a second? I'll second. Thank you. Okay, we have a motion and a second. All those in favor, please signify by saying I. I.

Any opposed? Fantastic. Um now the public comment um portion of the agenda this evening we don't have anyone we don't have anyone signed up to um to to speak. So there is no public comment um this evening. We'll move on and we will address old business. Um so the old business we have from the last meeting is a preliminary plat for an 11 lot subdivision at 512 Claude Simmons Road. Miss Putney.

Good evening chair commissioners. This will look similar to what was on the agenda last month with a few changes. The excuse me, sorry. Here we go. So, this is the preliminary plat for the 11 lot subdivision at 512 Claude Simmons. Last month, the commission had asked the applicant to come back with the back half of that property and what that would look like. And tonight instead of a final plat uh approval, it will be a preliminary plat approval uh request and the to cross the control strip at Strawberry Fields Drive. So the plat that was submitted is shows 11 lots. It's R2 15,000 square foot lots. Uh the back seven lots are over 5 acres, so it meets the regulations of R2. The streets that are going to be used, the lots one through four will be accessed off of Claude Simmons. Lots six and seven will have access off of Moss Creek. And the remaining lots 8 through 11 will have access off of Strawberry Fields Drive if the commission approves the control strip. What they'll they're planning on doing is uh taking the public road and ending it in a culde-sac where the driveways uh will be for lots 8 through 11. Similar to last month, there's no water or sewer concerns, and a fire hydrant will still be needed between lots uh two and three along Claude Simmons prior to any building construction. Just property photos and staff would recommend to approve the preliminary plat to cross the control strip at Strawberry Field Drive.

Thank you, Miss Budley. Okay, ladies and gentlemen, commission. Do we have any questions for staff? Yeah. Can you go back to the plan for just a minute and show us the the ones that are going to be off of Moss Creek versus the ones that will be Strawberry Fields? Yes. So, I think I'll just walk through all of them. One through four will be off of Claude Simmons. This is lot six and lot seven will have access off of Moss Creek Drive. And then the remaining 8, 9, 10, and 11 will have access off of the culde-sac, which will be built to city standard. Is there a lot? Is that a lot on the very end right there?

This lot is a remainder that will be deed to property owners in the back. So, it's not part of the subdivision. Okay. Okay. Thank you. Does anyone else have any questions of staff? Commissioners, I do have one point of clarification. When we were last on the February 10th meeting, we had item 8.4 was a final plot for a five lot subdivision that was deferred. Just so that we are clear, this has now been amended into the item we have before us. So, the commission is taking action on that previously deferred item through this new amendment. Okay.

Thank you, Megan. Okay. Any questions among the commission? Okay. Thank you very much. Discussion among ourselves. I think this um this eases a lot of people's minds. I think um considering that we thought that there could be like what 130 houses on this lot. So, um I think it's much much better and a lot more feasible. So, I' I I'll make a motion to go ahead and approve the preliminary plat for this subdivision on Claude Simmons Road.

Would you, as a point of clarification, um, Commissioner, would you like to add um add to that motion regarding the control strip that um that we would uh recommend approval of abandoning the control strip as well? Of it? Yes. Of allowing them to cross it? Yeah. Sure. I'll go ahead and make that motion to um to to add that that we will abandon the control strip. Okay, just for clarification, it's not abandoning the control strip. It allows them to cross the control strip. Just a clarification. Okay. So, the motion that we have on the table is to approve

to recommend approval. So, those will try to read this back. So, the recommendation is to is to recommend approval of the preliminary plat um allowing the applicant to cross the control strip. Is there a second to that motion? I will second the motion to approve the preliminary plat and to approve the cross of the control strip. Thank you. I have a motion and a second. Okay. Any further discussion? All right. Miss Hford, would you call the role, please? Commissioner Aldridge, yes. Commissioner Bombgardner, yes. Commissioner me? Yes. Commissioner West Morland? Yes. Commissioner Williams? Yes. Commissioner Gats. Yes. Vice Chairman Kelly. Yes.

Chairman Denton. Yes.

Okay. Motion has passed. Thank you very much everyone. Okay. Moving on to new business. Um item 7.1, the reszoning of zero Antioch Street from A1 to RP2. Um Mr. Martin. Good evening, chairman, vice chairman, commissioners. My name is Keith Martin, a planner of the city, and we're presenting today a parcel for resoning off of Antioch Road. Present with us tonight are representatives from city staff and public works and the fire department traffic and as well as the applicant. We're here tonight on March 10th for a recommendation and public hearing for the planning commission for reszoning of a parcel from A1 to RP2. Uh following this reading, if it's recommended, it will move towards um city commission. This is an area view of the site. The site itself is depicted in red. South of that is going to be the intersection of Antioch Road which crosses it southern border and Woodhill Road which is not identified but Dresden Road does lead to Woodhill Road and then Walnut Street uh north of that. This parcel is 24.64 acres is currently A1 agricultural district. The request to reszone is to RP2 planned residential district and this is to accommodate a development of proposed 48 single family homes. The slide depicts the uh concept plan of 48 single family residences includes 15% open space which is about 3.6 acres. 7 and a half% of that is active space and

within that active space is a playground and walking trails with benches. This concept plan does meet the standards of the RP2 zoning district. Currently, the site uh had does have a geographical slope downwards towards the northern border. It is not in a floodway zone and it is largely undeveloped. Water and sewer service are available along Antioch Road to the south and sewer service is available along Woodill Road to the north. Traffic study was conducted for this resoning application and impacted no impact to the current background patterns. However, the uh development you see to the left, Woodland Grove, that traffic study was incorporated into this traffic study which did depict that there would be widening recommendations of Dresden Avenue between Walnut down to Woodhill as well as improvements to the Woodhill and Dresden Avenue intersection. This picture here depicts the Dresden Avenue road reaching down to the extension into the Antioch parcel. So from north to south, the intersection of Dresden to Woodhill Road is the part of improvements that was recommended under Woodland Grove into that development. This project, the things we'll be speaking about this evening will be to improve the Dresden Avenue extension from Woodhill Road south into the property as a secondary entrance. and the other primary entrance will be off of Antioch Road into the site. Current zone is A1. Adjacent zoning has a mix of agriculture and residentials and the requested zoning is RP2. Just a zoning comparison here. Currently, it's A1. So, the max density uh for the site could be 8. An RP2 it could be 83. The proposed constant plan is for 48.

And if you zoom out around existing developments in the area, I just put I want to put a comparison table here for you to reflect upon on the current subdivisions in the area, their zoning, the lots and overall acreage. So the current land use is it is vacant. It is wooded. There is residential to the north, south, east and west of the site with an agricultural parcel to the east. And future land use, we do have this designated as neighborhood residential surrounded on all sides. And this is in support of the horizon 2045 plan for future land use. This place type is neighborhood residential and it does lean towards single family in this area. As with notification requirements under reszoning, um neighborhood meetings are required and they were held. I will let the commission know that we had two neighborhood meetings in this instance because we did notice a default setting in our notifications of where mail was sent. We noticed that deficiency a little bit too late to reschedule. So we decided to hold the initial meeting and then hold a second meeting and after we realized what the problem was and we were able to send mail to everyone to get everyone to show up. So we had to hold two meetings and staff was available between the first and the second meeting to address any questions or concerns that we couldn't answer during the first meeting. Um but we do want to thank the uh the neighbors for their their patience and understanding as well as the applicant um for the having to have two meetings. But we do believe we had some pretty good conversations during both of those events. Meetings were held on February 4th and sorry February 4th, February 25th. We had a total of 31 citizens in attendance. Um some of the comments that were made from the public were additional traffic and potential cut through traffic concerns on Woodhill Road and Tresen Avenue. this site being part of the

factor as well as the 117 lot development on Woodland Grove, the additional increase in residential density that was going to be added to the site with these two developments. Uh proposed options for relocating or removing the Dresden Avenue access as a concern over opening a new public road in that immediate area. There are concerns of the impact to the creek and wildlife on that lot and as well as the routeway impact to the immediate adjoining property owners at that Dresden Avenue intersection. This slide here depicts a visual that was taken from the traffic study for the Woodland Grove subdivision. So, this was taken from the adjacent subdivision itself, but I thought it was easier to show a picture than it would be to describe the road improvements on Dresden. So what you see here is uh Dresden Road from West Walnut down to Woodill and it's oriented north to the right so I can fit it on the slide but you can see in dark gray the shading where the road improvements would be made along Dresston and at the intersection there as it turns into the Woodland subdivision specifically the Dresden extension route ofway. This was a 50 ft strip. It was recorded in 1957. It was imported into the traffic study for this site as a secondary entrance. There will not be a sidewalk requirement on the extension leading from the Woodhill intersection into the development, but the sidewalks will pick up inside the development. And this will reflect the other intersection points of this intersection of Woodhill that don't currently have sidewalks. This does meet the meet the subdivision regulations for street connectivity requirements. And again, it is a secondary interest to the development. And these are pictures we thought will be beneficial for the commission as you look south on Dresden Avenue into the

Woodland Hill intersection. So right now this is the route of way of Dresden Avenue. So right now you can say it is a strip of trees in this area. Um so this would be the 50ft width that would continue into development. And the picture on the right uh depicts the line you probably follow with the tree line that would go from that intersection to where the road would cut through into the Antioch Road development itself. Staff recommends approval of proposed resoning based on the following rationale. The request is consistent with the future land use map and the proposed R2 zoning district is similar to the surrounding area and provides an adequate transitional zone to the RP3 zoning to the west and staff and the applicant and other members of the city are here if you have questions.

Thank you, Mr. Molton. Um questions of staff. I'd like to know on that road that's going to go I guess between those two houses that's going to actually go into the subdivision. Um will the developer have to put any kind of buffer or anything um for those two houses that are there? No. Okay. I also had a question about the ride ofway at Dresden. Uh can you confirm that that strip of land is wide enough to accommodate the two cars ingress and egress plus sidewalks? Normally sidewalks on that cut through to the development. It would just be the road itself. I see. Thank you.

So that intersection, does that turn into a four-way stop or how will a how how will cars do traffic study? We we could look at to talk to traffic about that. Anthony, if you know that would be a four-way stop.

It's a good question. Anthony Todd, public works traffic. Um, we typically look at rightway based on the amount of traffic that we expect. So, this would be typical uh two-way stop. So, the side to the east and the side to the west would typically stop in a situation like this with a straight through going back toward Walman Street. Thank you. And Mr. Martin, just to confirm, the right of way that we're talking about for Dresden that runs between those two houses is existing right of way.

Yes, sir.

Yeah. Any other questions of of staff? Okay. Thank you very much, Mr. Martin. And now so as this this is a um this is a resoning and there is a public hearing component um to this uh to this agenda item. So if there are folks who um who are here who would wish to speak um to this item as we discussed at the beginning of the meeting if you would like to come forward to the podium um one at a time and um you have three three minutes and please address your comments to the uh to the commission. The time does start, Mr. Crossweight. So I can give you Oh, that's right. I'm sorry. It won't show you. Apologize.

All right. Well, anyway, good evening, ladies and gentlemen of the commission. I really want to thank you for being here and to listening to our concerns this evening. Excuse me, sir. Sorry. Could you give us your name and address? I think you were about to then. I was.

My name is Steven Crosswite. I live at four Beachwood Circle in Johnson City. I'm a registered licensed occupational therapist in the state of Tennessee and I have a masters in public health. And like I said, my name or my address is for Beachwood Circle and it's in the southwest corner of this site. What isn't on the screen is what I'm here really concerned about is that there there are major there's a major sinkhole field on the west side of that property and 41 years ago when I moved into that house that land was level flat. Right now, if you go over there and look, there are sink holes, several sink holes about the size of my house. You know that my house is 30 ft by 70 ft. Then these sink holes are 15 maybe more feet deep. You come up along the Beachwood Circle Ridge, there's five homes there. Number eight is on the west side and number four, which is mine, is on the east side. And every one of those houses has either had or is having or is going to have structural and foundational problems. I think I don't know if my home is the worst, but uh I have structural and foundational problems since the day I moved in. and they've had tried to repair them and

they keep coming back. Um, my backyard used to be level, but now it does this and it goes right towards that sinkhole in the corner. I've t engineers and people that repair foundations say if you got a crack in the foundation, it points directly to the cause. Well, I've got a 6-in slab in my basement and it's cracked in half. It points directly to that corner where the active sinkhole is. And my concern is that there are several there are several sink holes that surround this property. Um, you look you talk about the wooded area.

So, excuse me. Just I'm just making aware your your time's just about up here. Oh, wow. Well, this property has been requested to be reszoned three times before this and the commission body has looked at the evidence, weighed it, and voted no. And um I'm I'm just I just hope you do the same thing. There's there's a lot more evidence that I can present. I guess I'll have to come back a different time and present it. But thank you very much, sir. That was your three minutes. Yeah, I appreciate it.

Good evening. Thank you for allowing me to be here. My name is Joe Martin. Uh my address is 2835 Woodhill Road. So, I own the property and the adjacent lot that sits just north of this property. Um, I want to just try to focus on a couple things because 3 minutes isn't a lot of time. So, we'll see if we can try to focus on the main things. Um, first thing I want to focus on is the I'm not an anti-development guy. I don't believe in just don't build anything anywhere. But the first thing is that this level, this density is just too dense for what's going on in this neighborhood. the all the lots around that there's something of a mischaracterization because the Woodland Grove project is very heavily uh platted out for small lots but everything else is half an acre 3/4 an acre or in our case 1acre lots so that's the first thing I want to point to but if we if we just jump straight to the traffic issue that's going to be created here the uh the characterization is that the Dresden Road location is a secondary entrance but that's a false characterization the traffic studies themselves from both the Woodland Grove, which was already approved, and this one show that almost all of this traffic is going to go down Dresden Road. And so you're going to create the the combined of these two developments, Woodland Grove, which has already been approved, and this project here is going to create 1,900 traffic trips per day on this little road. Okay? From an existing level of less than 100, you're going to increase the percentage by 1,900%. I mean that is a huge increase in traffic. Um the the characterization of Antioch Road being an entrance the the traffic studies they have show 75% of this traffic going through Dresden and cutting through this. It's going to be create a cut through the the characterization of concerns that was on the agenda. Nobody was in favor of this project. There wasn't a single person that appeared at at these things. And I'm not developer seems like a nice guy.

I'm not anti-developer. not against the people making money on their property. The level of density is too high. The traffic's too high. If anything, if this were to get approved, we would certainly want the Dresden Road access. I know there's a rightaway there, but that rightway has been there for 80 years unused. The the people in this development deserve better. Um they're not they're not they're asking the planning commission and the staff to work for them, not for the people that are coming here, not for the people that want to move here. The the the commission and the staff work for the citizens. They don't work for the future guy that's living in New Jersey or New York or California or wherever he's coming from to land on this piece of property. And the people who live here should get something for what they get. What's going what they're going to get is 1900% more traffic, lots more noise, lots more congestion, things of that nature. You're going to have long cues on Walnut Street already, and it's it's just not going to be good for the development. So, I would ask that you take that into account as you make your decision. Thank you.

Thank you, sir. Thank you for being cognizant of the clock. Good evening. Thank you for your time. I'm Kenneth Grindste. I live on 2830 Woodill Road. Uh I I'm against this. They're putting a subdivision down at the end of Woodill between Hit and Huffine. I don't know what the problem is. Uh before it was ever developed, there was a big area growled up in the middle of it and the coyotes lived there and they told me there was a cave in there. So evidently there's caves down there, too. And I think the reasoning board needs to do their job investigating these things before they bring it all to you and put the responsibility on you to to vote on that. But I don't guess that's how it works. But there's just going to be so much traffic. I I don't know if any of you live on uh uh uh want it down through there or not. Uh South W. But there's so much traffic on that road now. I mean, it's it's awful. I've lived over there for 26 years and there's just so much traffic. They built so many apartments, so many subdivisions on down through our and going to Jonesboro. I mean, it's a great way to get to Jonesboro, but but there's so much traffic. And Antioch, uh, they need a turning lane where they come up and turn into Antioch. There should be a turning lane there. And if they put all this traffic on Dresden, it's going to need a turning lane, too. I I think our roads need to be developed. It looks like we need to put an interstate down through

there if they keep putting all these subdivisions and everything. And I'm against it just for the traffic. My neighbor, Miss Stanton, couldn't be here tonight. But she told me that one time they said that was a watershed, that area over there. And she said when they built her house, they told her they'd never be able to build on that property back there. And I guess because of what Mr. Stephen was talking about and if I could could have give my three minutes to him, I would have been happy to. I think he would be worth listening to a little more in order to know exactly what you all will be voting on because he's got the knowledge, the information, and all I've got a complaint. But thank you for your time.

Thank you, sir. Is there anyone else who'd like to speak?

Hi, my name is Elizabeth Hughes. I go by Beth. Um, my address is 2832 Wood Hill Road. I live um in this development. Mr. Grind Staff is my neighbor. Uh, my husband and my two sons, we moved in to Woodill um in 2003. So, so we've been there 20 plus years and it has been a deadend street. And I now have two um precious grandchildren at ages two and four, Barrett and Emmery. And my sons when we moved in, we moved there because we knew it was a special place. And uh our children, they had a baseball yard. I had two boys. And uh anyway, we have enjoyed just the privacy on both ends of that. And I don't know if any of y'all have children, grandchildren, but I think that if you do and you've ever experienced just the privacy of a deadend street on both sides, you'll know what I mean. When my grandchildren, I can go outside with them and they can ride their bicycles. And of course, I'm always with them. I wouldn't leave them to do that. They're two and four, but it's just been a blessing that that they are able to uh, you know, to have that street. And my concern, I guess I'm against this development just for the fact that that it's just been a special, you know, street and uh we've always felt safe. I'm not saying that, you know, I'm not against people making money and and uh,

you know, developing on land at all. Um, I guess I'm just against it because of the fact of all the traffic. It just seems like such a and we have a lot of wildlife there, but because of the creek, I just feel like a lot of the wildlife will be displaced. Um, and uh just uh I don't know. I'm against it just because of of the the uh amount of traffic and I'm I wish I could again like Mr. Grind staff said a lot in my three minutes to this gentleman over here. Um my husband spoke with you last night I think. But uh anyway um yeah, I just wanted to say I oppose it as well just for for those reasons. It's just a lot of traffic and I feel like it's going to change the demographic and um just the peacefulness of that area. So, thank you for your time.

Thank you, ma'am. Would anyone else like to speak to this item?

Good evening. I'm Donna Cross. I live at four Beachwood Circle and you heard from my husband. I just want to get my two cents in as well. I just want to reiterate that I am opposed to this the traffic. We access the Antioch roadside of this division. Um and sometimes it is just absolutely horrible to get off of Antioch onto Walnut uh certain times a day because the traffic is already really bad. Um, I also want to stand up for the wildlife. We have had um a lot of deer. Uh, frequently have eight doese's that come into our backyard to fight over apples. We don't have any this time of year, but uh, and three bucks and a gazillion wild turkeys. We've even had a bear in our backyard twice. We've got I've got pictures of him on my camera. He tore down our bird feeder so he could sit there and and eat the bird food. Um, he's somewhere back there. I didn't know about coyotes. I have never walked back there because it's not my property. I didn't feel like I had the right to, but I understand there's an otter or more back there. So, there's other unique wildlife that I think need to be protected as well. So, and I can yield to somebody.

Thank you, ma'am. Yeah. Okay. Would anyone else like please run forward? So, thank you. Hello, my name is Robert Vols. I live at 2841 Woodhill Road. I'm one of the houses directly next to the Dresden um uh rightway. Uh I'm under the impression that there is a city code for any development 50 houses or less that only require one entrance and exit. Uh if that is the case, uh we could get rid of that that Dresden um right away being an issue completely removing all these uh everybody's complaints and gripes and complaints. Um if that's a chance that can be worked through plans and with the developer, uh that would be great. Um I get it. The land owner wants to develop his land. It's his right. I think we're all for that. But to eliminate some stress and grievances, especially, you know, I'm directly impacted by it. U my bedroom window is going to be 15 ft from that road, you know. So, we're talking about traffic studies. All those cars coming up and down is right out my bedroom window. Um I just retired from active duty military over 24 years. I bought this property to own a piece of America and have that quiet. Um, we had choice to move anywhere in the world. Uh, you know, anywhere in the United States. I've bounced around all over the place and and live here. Um, I am part of Johnson City. I'm what you guys are representing, not the future like was brought up. So, that's all I got to say. Thank you. Thanks.

Thank you for your service.

Hi, I'm Bri Ray. I live at 2901 Woodhill Road. I emailed some of you all today. If you have time, please look that over because it has a whole lot more to it. I just want to say this is I'm 2901. So, this is directly through my backyard. This is where my children, my five children play. This is our whole life is in this house and outside and playing. And um it's the the stuff they're telling you about the road study, traffic study is not considering the 14 or 117 houses already right there on Wood Hill. So there will be a need for a four-way stop if this goes through. There will need to be speed bumps all the way down because my children are right out there playing. I don't know if you've been by there, if you've seen it yourself, but it literally is my driveway. It goes into my house. Um, so I'm just really asking you to think about if it's your children and they want to put a road in there to not just get to that neighborhood, but have everybody on this side of Antioch and Dresden and Walnut to come by my house constantly. Thank you.

Thank you, B. Just looking around the room. Is there anyone else that would like to speak on this this item? I suppose that's all. Um, so my name is Scott Bergendall. I represent Mr. Joseph Snyder, the owner of the property, uh, on this resoning request. Uh, just a couple things. When we first started looking at the property, we wanted to make a subdivision that was relatively u close to what was already existing there. And that's part of the reason we picked the RP2 and also only picked the 48 lots. Now, part of that was also in an effort to get below that 50 house standard that required that second entrance. The Dresden entrance will be problematic. It's probably the hardest construction road construction of that site. Um we were requested by the planning commission to add that site to get to this point. Um but we you know we also would like to see maybe some adjustment made on that also because the impact there is bigger than the impact anywhere else. Um now I'm not talking just from a construction aspect. Very expensive road down through that has a creek crossing which you know is very expensive also. uh which only adds to the lot cost. And as we as we further developed into this thing, we were looking at, you know, potentially being able to get some houses on the market that were a little bit more affordable than some of the bigger subdivisions around. And the only way you can really do that is to keep construction costs down. Uh we didn't want to, you know, we're not going to build, you know, houses comparable to some of the other homes that are going in around town. Uh maybe just a little bit above that. Um, the other concern that I had, we know

the traffic is going to be a problem. Traffic is always a problem. It's that way all over Johnson City. The city, every city runs behind on their traffic all the time. Very few of them are in front of the traffic. It just doesn't work that way. Um, if the if the Dresden interest has to go in, we would do everything in our power to be able to separate that from the two homes that are right there that are directly impacted. And they are very directly impacted. We realize that and we thought that we would be able to do some buffering on our own to make something between the edge of that road and that's part of the reason they gave us the relief of the sidewalks to be able to give a little bit more buffer. You know, it takes what 12 ft off of off the width if you don't put sidewalks on there. Uh one other one other concern there is we have never seen any evidence of any sink holes on property. There's not no documentation of any sink holes on property. Nor do we have any documentation of any previous reszoning efforts and the property's been in in this trust for a long time since the early 80s. We've never tried to reszone it before. I'm not sure where where that where that came from, but we can't find a record of it. So, I I I obviously I speak in support.

I appreciate you do have as as the applicant, you have 10 minutes if you if you need more time. That's really about all I had. Uh, Mr. Barney, anything else? That's all I had. Does anyone have uh before you before you leave, sir, perhaps um does anyone on the commission do we have is there any commission questions that we have of the developer? Scott, you said there's a creek. Scott, you said there's a creek that you have to traverse coming from that. I didn't I didn't really see that on the It is. It's not a name creek. It's a seasonal tributary, but it does run most all year long and certainly during the wet last few years. Not

will there be a covert, I take it, that you'll have to put in a covert. Yes. Okay. Yes. And TAC would be the one overseeing that. Yeah. Has there ever been a geographical study done? Not that I know of. Have you completed a geotechnical investigation for this property yet? Excuse me. Have you completed a geotechnical investigation for this property yet? No, but you will be prior to. You're going to have to. We're going to have to.

Well, you're going to have to if you want to build houses on it, I imagine, but and roads certainly will need to be designed. You'll need that for design. And the geotechnical investigation will also I mean that'll tell you if you have cast activity under the site and around here. I mean, that cast activity is sinkholes, that limestone um that limestone bedrock. It's not at all uncommon. Um that that geology is not at all uncommon around here. Okay. What size houses are you planning on building on these lots?

We're looking anything from 12 to 18,900 square ft. Mostly singlestory. Uh what we're looking at not as a very similarly designed. We'll pick a package of six or eight houses. Okay. Has there been a second entrance looked at? And there there has been. Yes, we we've looked at every which way. Uh, one of them led right below that other subdivision. What's it called down there? No. Into the new newest Woodland Grove.

Yeah, one of them led into Woodland Grove, but it ended up being right into their retention pond. The other one ended up right into one of the sink holes and uh there's really there's no other way out of there.

You mentioned earlier that u perhaps it was city staff recommendation or commission recommendation to have a second entrance. That's right. Um just to clarify that was city staff recommendation. It was and it was about connectivity is what they described to me that they would like they like being able to get across shortcuts whatever you want to call it. Well, I mean typically a second point of access I know we have the um fire marshall here too, but second point of access certainly for emergency eress and ingresses is an extremely desirable thing. Certainly if you can if you can if you can accomplish it.

Sure. Any other questions for the developer? Okay. Thank you, sir. Thank you. Okay. Are there any other questions after um after hearing what we have um what we have heard of the perhaps any other questions for um city staff and I can kick off perhaps? Excuse me. You let him go way over. Can Mr. receive and have more time to

so at the beginning of the at the beginning of the meeting when we were discussing it the applicant has 10 minutes because they're the applicant they are given more time to present and the applicant in that case was also fielding questions from the uh from the commission but um that's the which we try to hold folks to the rules and we try to be consistent from meeting to meeting because when we stray that's when we get ourselves in trouble so we are being consistent the applicant is always given an additional time excuse me just Understood. Thank you for trying to keep me on a sir. Appreciate it.

Okay. I do have a question perhaps for um for staff um as it pertains to that second point of access. Did we consider and far may want to chime in on this too. Did we consider um a gated point of access as a secondary for the secondary component? Were there additional reasons? Could you perhaps elaborate on the rationale? the the the reason for asking for this in the particular case is that in the subdivision or which is the next step. And so we have a we have a provision that says when there is a public road already there you connect to the public road. And so that is what we are guided by. And so we wanted to make sure that through this resoning process that everyone was aware that that would that that would be asked for in the next step and to make that very transparent and open early on in the process. So that is one of the reasons in addition to the um the benefits from fire and life safety.

Understood. Okay. But I mean I think hearing hearing what we've heard is that something that the planning staff will entertain at that next um at that next to take it away or to to perhaps make perhaps gate it with a NOx box or something to allow emergency access should emergency access be required. But I think our fire marshall actually speaks to that a little bit better. um when it comes to long-term maintenance of those in single family residences. I'll I'll defer that answer to him. Thank you. Would you mind? Thank you, Steve.

Hello, good to see you guys. Um thanks for allowing me to speak. So, when it comes to gated um access points, that does tend to slow us down because we have to get out. We have to use an Oxbox key. That is a coded key that is in a box locked in the truck. So that's a full stop. That's someone to get out, punch in a code, hopefully it goes in the first time, remove the manual key, go find it in the the dark or the weather or whatever, and then go to that lock, if you will, unlock it. It really does slow us down. Um, so I would not be in favor of a gate for 48 properties. Um he's correct in saying that the the new ordinance that passed a year or so ago is 50. It went from 30 to 50. Um I like the access. I empathize with the property owners about the traffic concerns. Um but the gate would not be something that would be my first pick.

Okay. Thank you. Okay. In the middle I neglected to close the public hearing after as we got into a conversation with the developer. I apologize but the public hearing is closed. Um so that component of the meeting is behind us. Um are there any further questions of um of staff among us?

I've I've got one. So in a traffic study, when does that percentage, you know, Joe mentioned uh 19, 1900% increase? When does a traffic study impact the decision on having more than one entrance into a development or is that strictly guided by the 50 home ordinance? I defer to Anthony on specifics about what levels break the threshold. I can just speak to the ordinance requirements for a second entrance. It's always our preference when we can uh to have multiple connections to disperse the traffic. Um if you do not have the traffic uh going through Dresden, it's all going through Antioch. Um and so we do try to disperse it as much as possible. Uh one of the things that we look at as far as the amount of traffic on a road is is it over capacity? And the main thing that drives your capacity is your intersections. So they analyze the intersection at uh Walnut and Dresden, which would be the main point of u pinch point, I guess you would say. And it still operates at an acceptable level of service. Not to say you're not going to have four, five, six vehicles at a time in the morning, but it should disperse very quickly. And uh so the next five minutes it may be 0 to one. So

one other question. Sure. Has there been a traffic study with both developments together looked at? So what this developer did or what this traffic study did was it took the traffic study from the Woodland Grove and it added that traffic to it to analyze all of it together, both this and the other development.

Another question for you, sir. Um, while we're talking about traffic, the concern was brought up about that intersection perhaps becoming a four-way stop instead of the previously mentioned two-way, perhaps some speed bumps. So, can you speak to the process of how you would decide if that is a um two stop signs instead of four and how the public might inquire about installing speed bumps?

Sure, we can always analyze that. Uh, we usually look at four-way stops after the traffic has arrived so that we know actually what's there. And then speed humps are also measured uh based on the speed of the traffic. If the traffic gets too fast, we can certainly put speed humps in. And that's that's the neighborhood's choice to do that. The just a reminder, the public hearing section is closed, sir. So the public hearing section is closed. Thank you. Sorry. Any further questions of staff? Okay, I believe discussion is among ourselves. Thank you very much, Mr. Martin. Thank you.

So, I'll get I'll go first. I um first of all, thank you for everybody that not only came out here tonight, but also to the neighborhood meetings. We these are tough decisions for us. We do hear you. I I I hear the concern um about not wanting your neighborhood to change. Um I hear the concern about uh wildlife uh that you enjoy. Uh I definitely hear your concern about traffic. We as Johnson City residents, we've seen it change so much in the last 5, 10, 15 years. Uh but when I when I look at this project, I I see smart growth. Um when when you think about urban sprawl, it typically happens when you're developing something much further outside of the city limit, which can put stress uh on services. whereas this is more of an infill lot, which it looks very similar to the neighborhoods surrounding it. Uh with this zoning designation, um to have 24 acres and 48 lots, that averages out about a half acre lot. Um there's plenty of open space. I I hear the concern about the dual access, but it does create uh more safety for not just the the new residents of the subdivision, but also for the surrounding area. Um so I I will be voting in support of it. As much as the neighborhoods don't want

to hear that, I think it's the um a good use of land. And I I'll close by saying um this is just our approval of the reasonzoning. You will still have a chance to express your voice at the city commission that will be coming up. Thank you.

Thank you, Commissioner Williams. And perhaps to build on that sentiment, I mean, please know when I when I heard I did hear a couple of comments that um you know, just talking about representing existing residents of Johnson City, Tennessee, and that's that's exactly what we think are think we understand that that is our that is our role and we're looking out for the residents of the entire of the entire city. As Commissioner Williams noted, it's very difficult for us. We we recognize that anytime particularly a nice wooded beautiful area of you know open space adjacent to existing homes is is being developed that that's a painful thing that's change and that that's something that's perceptively that's something that that's something that's going away and we of course have to look at we look at that in the context of these decisions we look in that in the context of the overall city the I mean horizon 2045 growth plan for example which really documents what those goals and objectives are for the city we know We need housing options. You know, frankly, I think one of the things that um we know we need housing options in the south of the city, too. There's been a lot of development that's focused up up north, too. So, we're we do hear you. Um we do feel for you very much, particularly the folks around Dresden and um there around that intersection, but um so we do we don't want you to be under any misconceptions there. Um any further discussion there is there any discussion among the commission here?

I I I feel the same way that that William does. Um I had a daughter that actually lived on Woodill and those lots are beautiful. I sympathize. Um I love that subdivision, but I'm also um I also feel like that this is a good use of the land. Um, and um, I sympathize. I do sympathize. I, you know, when I built my house, it was all wood behind it and then as the houses started bu getting built, I hated it. But it's, it's part of progress and um, and that's what we've got to do. I mean, you know, the city's all about progress and we need houses. Um, so I too will be voting in favor of this. Commissioner Aldridge, Commissioner Williams, you make excellent points about infill and this is a good use of space and it does match the surrounding neighborhoods. Um, I do have some concerns regarding the Dresden Avenue rightway and just the fact that it's excuse me will not be having sidewalks there. It won't connect to a sidewalk system of any kind. Um, so for that reason I will be voting against this reszoning proposal. Is there any further discussion or would anyone care to make a motion?

Uh, Mr. Chairman, I'll make the recommendation to approve the resigning as requested. Thank you, Commissioner Williams. Is there a second? I'll second it. Thank you. Is there any further discussion? Okay. Miss Hford, would you call the role, please? Commissioner Odridge? Yes. Commissioner Bombgardner? No. Commissioner me, no. Commissioner West Morland, yes. Commissioner Williams, yes. Commissioner Gats, yes. Vice Chairman Kelly, yes. Chairman Denton, yes.

Thank you very much. Okay, moving on to uh 7.2. The preliminary plat request for a nine lot subdivision at Zero Men Drive. And before you get going, uh Mr. Chairman, I'll be abstaining from this vote as I have a conflict of interest. Thank you, Vice Chair.

Welcome back.

Good evening, commissioners. This is a preliminary approval for a subdivision on Morland Drive for a nine lot development. and just orient the commission. Liberty Bell Middle School and Freedom Hall Aquatic Center is just to the west of the uh subject property. The there was a previous preliminary plat approved by the commission on November 12th, 2024, and it had 13 lots and one public street built to city standards as seen in this uh proposal. And the new preliminary plat is reducing that to nine lots. All of the lots are also greater than 7,000 square feet and there's a 14 unit per acre uh allow a allotment with the R4 zoning district. Open space requirement is still being met with a public park that will be dedicated to the city um parks and recck department and that will be in conjunction with the parks and recck department. Just some uh photos of the property. It's relatively flat with a small grade uh to the north and staff recommends approval of the preliminary plat. Thank you very much. Does anyone have any questions of soft? Okay.

Thank you very much. Is there any discussion among ourselves? Commissioner, I'll make a a motion to go ahead and approve the preliminary plat for the nine lot subdivision on Morland Drive. Thank you, Commissioner Aldridge. Is there a second? I'll second. Thank you, Commissioner Williams. We have a motion in a second. Is there any further discussion among ourselves, would you call the role, please? Commissioner Aldridge, yes. Commissioner Bombgardner, yes. Commissioner me, yes. Commissioner West Morland, yes. Commissioner Williams, yes. Commissioner Gats, yes.

Chairman Dutton, yes. Thank you very much. The motion carries. And with that, we move on to the reports and committees uh section of our agenda. Uh the really only thing that I want to do is I failed to do in our workshop is to introduce our intern who I still believe is in the room. It's Pearson Mills. He's a senior at ETSU and um he's studying biology which is an interesting thing to lead into planning. Um but he will be going to graduate school in the fall um for planning and urban studies. So he's with us stud looking at our processes and doing a lot of research as assigned. Thank you very much Pearson. Welcome. Welcome.

Okay. All right. And with that I think that completes our agenda for this evening. So we are adjourned.