[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100,112],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6745877,"mediaKeyId","5344522-760ce49e9ce4d57004e7cfc42ea59ee9","parentId",5344522,"title","Commission recommends R5 rezoning at 2875 East Oakland Avenue to permit 3–4 story multifamily buildings; traffic and wetlands raised by neighbors","audioSeconds",536,"startMs",4309000,"endMs",4845000,"viewUrl","/Search/View?dp=1&key=5344522-760ce49e9ce4d57004e7cfc42ea59ee9&start=4309&end=4845","thumbnailUrl","https://assets.pipeline.soar.com/5344522-760ce49e9ce4d57004e7cfc42ea59ee9/thumbnail_4309000.jpg","articleUrl","/articles/6745877/Tennessee/Commission-recommends-R5-rezoning-at-2875-East-Oakland-Avenue-to-permit-34-story-multifamily-buildings-traffic-and-wetlands-raised-by-neighbors","mediaUrl","https://secure.pipeline.soar.com/6745877-9b54b3ca00f00f4c41b169adba47598e/orig.mp4?Expires=1770512389&Signature=WvKU17r3YCwTAu5CSw6hhduWKkPfckl2qbyQ-LVK87kGyLVuJoNAhcLKjGIxXKzR812za6oSNfb60zqw3QGEsbKngMS8tV73EmiWdZ-xM0byx55~m2mvL~rOnU~GZgoVIUEnN0pk-W77-tQizWtT0sPgX2A6uxQQwTs3K9Pr3kT7HJKKZm9HQYHQZUeJoEkD2sAAJRIdVnX5bIzwllfoMbAMWDz4KiiG2984zrdlDwttymZ9XOsGtKIqtmA19UsqVBi5QEIMXSCCk0P354S1KpFsyuTHYNB1lOJOnnlMA7yaGjY-2Z3RrRzsoLCqRLBb~2ZmhyXs05Ux7Am5hHCnWw__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Johnson, TN","date","2025-07-10T01:56:52.817Z","article","The Johnson City Regional Planning Commission on July 8 voted to recommend rezoning about 21.43 acres at 2875 East Oakland Avenue from R4 and B4 to R5 (high-density residential) to accommodate three- and four-story multifamily buildings under a binding concept plan.

Staff overview: Planning staff said the proposal includes a binding concept plan depicting seven apartment buildings (three to four stories), six townhomes along East Springbrook, a clubhouse, standalone garages, and amenities (pool, courts, dog park). The plan shows roughly 254 apartment units plus townhomes for a total near 260 units. A traffic-impact study has been completed and staff described recommended ingress/egress geometry (two egress lanes on Oakland and ingress/egress lanes on Springbrook with a deceleration lane). Travis Olinger from Water and Sewer told commissioners that capacity exists at nearby facilities but that the system is under pressure at Knob Creek Wastewater Treatment Plant and the city is planning upgrades.

Public comment: Adjacent residents raised concerns about an on‑site wetland, wildlife, existing noise and safety, and the adequacy of landscape buffering between the new development and existing properties. The developer and engineer said a streams and wetlands delineation has been done, no wetland impacts are proposed, and they can work with city landscaping staff to meet buffer standards. Residents also asked about fence options and whether existing vegetation could count toward required buffer yards.

Commission action: Commissioners discussed buffering and confirmed that, where an existing vegetative buffer meets code standards a Type 1 buffer could be accepted by city staff. They also confirmed that traffic improvements required by the traffic study must be completed prior to issuing a driveway permit. The commission moved to recommend approval of the rezoning to R5 with the binding concept plan; the motion passed unanimously on roll call. Major infrastructure and permit conditions will be enforced during site-plan review and driveway-permit processing.

Next steps: The rezoning will be heard in first reading at the city commission August 7 with final action scheduled September 4. Site-plan review and permit compliance will address buffering, wetlands protections, and traffic improvements before building permits are issued.","mediaType","Video","parentTitle","Johnson City Regional Planning Commission Meeting 07-08-2025","oneSentenceSummary","The Johnson City Regional Planning Commission voted July 8 to recommend rezoning roughly 21.43 acres at 2875 East Oakland Avenue from R4/B4 to R5, allowing up to 65-foot building heights for multi‑story multifamily buildings under a binding concept plan totaling about 260 units.","taxTitle","Johnson City, Washington County, Tennessee","taxId",24786,"location","Tennessee","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6745892,"Planning panel keeps $56,000 of D.R. Horton Clearwater Springs sidewalk bond to cover road repairs, asks staff to clarify process",478,226000,704000,"/Search/View?dp=1&key=5344522-760ce49e9ce4d57004e7cfc42ea59ee9&start=226&end=704","https://assets.pipeline.soar.com/5344522-760ce49e9ce4d57004e7cfc42ea59ee9/thumbnail_226000.jpg","/articles/6745892/Tennessee/Planning-panel-keeps-56000-of-DR-Horton-Clearwater-Springs-sidewalk-bond-to-cover-road-repairs-asks-staff-to-clarify-process","https://secure.pipeline.soar.com/6745892-531bfc245f4a96f7842e38ebce095925/orig.mp4?Expires=1770512390&Signature=gJWeKJ4Ryp1oWxH9jbfpsHpQLpjHjh8OqnPTo8jdt7M4lRpsYMbdJkakVqmOvjNd1TL6~95O3kndUFX5mu4W5hmINkptpxJxK-bESlQfzNZEGzhQ0tGgM1thFifp3Z8uFkhr7db9WPMkORfPA5VOLKwzuphnjmXvnGcECEdYPBVtfFz~hZPpWZViFoyzg8N1-QECTKWDQkzSbJ4QjYsdKL7dpw4TIIrUv6ssgcECUPvItE4x4WgeowxKQ27TVrTp7crg947mfwe~RsCCioWLNxI9FaZY3bGRiXXeFseHqoUYv2dUy7xH9AAY2x9tj-iP2z6keRJk~t2WZ4cTaALpog__&Key-Pair-Id=KUT5TJCACFTXG","The Johnson City Regional Planning Commission on July 8 approved a reduction of the Clearwater Springs Phase 2 sidewalk bond posted in connection with D.R. Horton, cutting the total held back to $56,000 from $237,600 and directing city staff to work with Public Works and the development community to clarify bonding and documentation going forward.

Planning staff told the commission that Public Works recommended not releasing the full $237,600 because the city needs assurance that pavement damage occurring during construction will be repaired. \"The problem that comes up with the roads is that they get dinged up during construction, and there are pits and gouges and things like that in the roads. So we've asked them to do a mill and resurface because they asked for the final surface instead of just leaving the base course down,\" said Wallace McCulloch, a Public Works representative who came forward to answer technical questions.

That recommendation conflicted with public comment from Elizabeth Rowe, who said she represents D.R. Horton and previously worked as a planner. Rowe told commissioners the Truist letter of credit the city accepted ‘‘only includes sidewalks and asphalt if it is damaged during the construction of sidewalks’’ and that, in her view, \"there is no argument as to the condition of the sidewalks being complete and accepted nor any true damage to the roadway that is attributed to the sidewalk construction.\" She asked whether the commission could deny a full bond release when all bonded work is complete.

Staff replied that the bond estimate on file lists sidewalks plus milling and resurfacing for $237,600 and that Public Works wants a remaining balance held to ensure pavement repairs are made and to guard against water intrusion into the road subgrade. Planning staff placed the reduction on the floor with a recommendation that remaining process questions be addressed through the JC Builds forum or through follow-up work between planning and Public Works.

A motion to reduce the bond to $56,000 and to direct city administration to evaluate and clarify the bond documentation and the process — including coordination with Public Works and discussion at the JC Builds forum — passed on a roll call vote (6–1). The commission asked staff to return with clearer documentation and to work with the development community to ensure future bond estimates and the city’s accepted form of security align.

The commission’s action reduces the amount held in the city’s control while leaving a reserve intended to fund milling/resurfacing if inspections determine that work is required.","The Johnson City Regional Planning Commission on July 8 approved a reduction of the Clearwater Springs Phase 2 sidewalk bond posted in connection with D.R. Horton, cutting the amount held to $56,000 from $237,600 and directing staff to clarify bonding procedures with Public Works and the development community.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6745882,"Votes at a glance: Johnson City Regional Planning Commission, July 8, 2025",6072,406000,6478000,"/Search/View?dp=1&key=5344522-760ce49e9ce4d57004e7cfc42ea59ee9&start=406&end=6478","https://assets.pipeline.soar.com/5344522-760ce49e9ce4d57004e7cfc42ea59ee9/thumbnail_406000.jpg","/articles/6745882/Tennessee/Votes-at-a-glance-Johnson-City-Regional-Planning-Commission-July-8-2025","https://secure.pipeline.soar.com/6745882-7901e3b426a5b97ca292f6d4598fdbf5/orig.mp4?Expires=1770512390&Signature=B30t53Bll53D8n15TFhH0ArWp-5lEtSWjQZlyVgJI0kPgBj4qPmLRwlAM3hkpvmg3y9hSfYPr2-TCHwG~NIIMHFxSEcyv4-ru1tcqq3rBU4pIBg1GlSFrlPXi9lKESyfu~qNdQt6265JkO142MMBMJHtKehLclB2gmLqfcihmyKP2lL90H~AwhekqCrHKA7OrKj1ygAwYfa8mrU5E0b0paEvTP647hBGSU3cns0WkebAZsIgg6elln4N7HBb8IxXDBXCwqG1sreoUXwYAubKmpUdZCEc5Rfg9AYyZUVSQ1iHVbPeFirwftdFSFP9dMqclrNwx696Ghhc5zWBnCBAyg__&Key-Pair-Id=KUT5TJCACFTXG","The Johnson City Regional Planning Commission handled a mix of consent items and contested matters at its July 8 meeting. Key formal actions and outcomes are listed below.

1) Clearwater Springs Phase 2 (D.R. Horton) — Item 6.1 (bond reduction)
Motion: Reduce the bond held to $56,000 and direct staff to clarify bond documentation and processes with Public Works and the development community. Outcome: Approved by roll call (Yes 6, No 1). Staff follow-up required.

2) Washington County zoning text amendment — Item 7.2
Motion: Recommend approval of a text amendment to the Washington County zoning resolution to add a definition of \"public services\" and permit it in all zoning districts with edits requested by county planning. Outcome: Recommended approval (unanimous roll call yes).

3) Rezoning — 2875 East Oakland Avenue (07/2004)
Motion: Recommend approval of rezoning ~21.43 acres from R4 and B4 to R5 to allow 3–4 story multifamily buildings per a binding concept plan (approx. 260 units). Outcome: Recommended approval (unanimous roll call yes). Traffic study completed; water/sewer capacity confirmed by staff.

4) Final plat — 435 Mattson Road
Motion: Recommend approval of a minor-subdivision final plat creating three lots. Outcome: Recommended approval (unanimous roll call yes).

Procedural notes: Several consent items (Glades Farm phases, Landy Midway Road dedication, Beachwood Meadows final plat) were approved on the consent agenda after 6.1 was pulled for separate discussion. The commission also certified the Horizon 2045 growth management plan and forwarded it to City Commission for adoption (see separate article).","The Johnson City Regional Planning Commission approved or recommended multiple actions at its July 8 meeting, including a bond reduction for Clearwater Springs (D.R. Horton), a recommendation to deny a Washington County rezoning at Minga Drive, approval of a text amendment recommendation for Washington County, a rezoning recommendation for East Oakland Avenue, and approval of a final plat for Mattson Road.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6745887,"Regional planning commission recommends denial of Washington County rezoning at 138 Minga Drive after residents cite traffic and safety concerns",1520,676000,2196000,"/Search/View?dp=1&key=5344522-760ce49e9ce4d57004e7cfc42ea59ee9&start=676&end=2196","https://assets.pipeline.soar.com/5344522-760ce49e9ce4d57004e7cfc42ea59ee9/thumbnail_676000.jpg","/articles/6745887/Tennessee/Regional-planning-commission-recommends-denial-of-Washington-County-rezoning-at-138-Minga-Drive-after-residents-cite-traffic-and-safety-concerns","https://secure.pipeline.soar.com/6745887-4ff12e52a587c4ff2443199e9d70d6fc/orig.mp4?Expires=1770512390&Signature=UM7pfSJwBL~Yt-AVrhxoh39NwC6WVvcM3JAioD1iFmL-FDLk5wLJ9o8Jte8uyNWkCD4UxIULvokPy-pABS6Ab5BSomDgNOzPks5g7sT09PsWMTJuyHQkbgDnpBJ4yoB7HWclkT7Xp4AXu2ECDj9BySjjJ80HTqqWzUWg-Ibyx1OBldYumsAfJvPndAUsD6n2tXIi-HLWN0taQKjKP25ydkcTyaLdpujpz48T4W97OmiNpkleTpD8jylznENDP-Nem3EzjPubiOZOTV6Og5X38SrUSJE8AGOuHicd3wxHcLS3gqPgSEr8~Bj6Qse0MjaQe9RSHxBUz1HwkQkx-AcItA__&Key-Pair-Id=KUT5TJCACFTXG","The Johnson City Regional Planning Commission on July 8 recommended that Washington County deny a rezoning request for roughly 18 acres at 138 Minga Drive that would have changed the parcel from R-1/A-1 to PRD-2 (planned residential district 2).

Staff presentation: Bryce McNamara, Planner I with Johnson City’s Planning Division, explained the commission was acting as the regional recommending body. The PRD-2 zoning would permit residential uses including single-family, two-family and multifamily buildings, capped at 6.5 units per acre; the applicant provided a nonbinding preliminary plan showing a planned unit development of roughly 69 single-family units.

Developer statement: Jonathan Lewis of Highlands Engineering, speaking for applicant Minga Road Properties, said the proposal would yield about 3.7 units per acre (below the PRD-2 cap), include a 25-foot landscape buffer around the perimeter, and rely on county stormwater regulations; he said any driveway connecting to Minga Drive located in the city right-of-way would be reviewed by Johnson City and could trigger a traffic-study/driveway-permit review.

Public concerns: More than a dozen area residents and property owners spoke in opposition during the public hearing. Speakers cited a narrow, often single-lane-feeling Minga Drive and Claude Simmons Road, a history of vehicle collisions in a short segment of Claude Simmons, blind hills and corners at the railroad tunnel and Market Street approaches, and steep slopes and drainage patterns that could be affected by development. One resident said a Freedom of Information Act request showed 29 reported accidents in a roughly 780-foot stretch between January 2023 and June 1, 2025; others described tree clearing, retaining-wall needs, loss of privacy and a potential single entrance that could impede emergency access.

County planning procedure and jurisdiction: Angie Charles, Washington County Planning Director, told the commission the county would not require a traffic study as part of the rezoning; traffic studies and any required roadway improvements are evaluated at the development/site-plan and driveway-permit stage. Johnson City staff noted that, because the property’s frontage is within city limits, any driveway permit into the city right-of-way would be under Johnson City’s review and could require improvements.

Commission decision: Commissioners expressed concern about safety and the inability to assess traffic impacts until a development plan is filed. After discussion the commission moved and voted to recommend denial of the PRD-2 rezoning to Washington County; the vote passed on roll call (6–1). The commission’s recommendation will go to the Washington County Commission for final action, tentatively scheduled for July 28.

Next steps: If Washington County approves the rezoning despite the regional recommendation, a comprehensive development plan and site plan would still be required before any construction. If the rezoning is denied by Washington County, the parcel’s current R-1/A-1 zoning would remain in place.","The Johnson City Regional Planning Commission on July 8 voted to recommend denial to Washington County of a proposal to rezone about 18 acres at 138 Minga Drive from R-1/A-1 to PRD-2, after residents raised traffic, safety and topography concerns during a lengthy public hearing.",{"_33":113,"_35":36,"_37":38,"_39":114,"_41":115,"_43":116,"_45":93,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6745871,"Planning commission certifies Horizon 2045 growth plan after public input; forwards to City Commission",927,5551000,"/Search/View?dp=1&key=5344522-760ce49e9ce4d57004e7cfc42ea59ee9&start=5551&end=6478","https://assets.pipeline.soar.com/5344522-760ce49e9ce4d57004e7cfc42ea59ee9/thumbnail_5551000.jpg","/articles/6745871/Tennessee/Planning-commission-certifies-Horizon-2045-growth-plan-after-public-input-forwards-to-City-Commission","https://secure.pipeline.soar.com/6745871-ab1ff7f1daca552c0d40efc8a38d54f6/orig.mp4?Expires=1770512390&Signature=NWx7ggIbScjZV2fJIol7QKpmOF~4rAHxdTPum84sE6aKse-BoZce~Sfe8P4QBv9Sb22qzGWvT9kZQS2J38umvAM3tkc0FdUjk8SB09x~ik~nTY0MP7igONppDkO8P3esw7oBvTIH72VpzaPzuD3uR74xMQCqe9zNmb-BFcJFa9Si5lJc3zHqqoUNGS4LoBmeOJo2AADMseZE7g9X6NRQqeKbvAx8tr0GYe1DhPek~vjD~Cp21urJ3iPIL5eDsjYjNDwh3FZVhpa74-v~7gl50HZLeARs0sXnwPFnndKVlAWt2PokMBrK68t9q2fAirnP~DJIaH5EOiih60uTYgGolw__&Key-Pair-Id=KUT5TJCACFTXG","On July 8 the Johnson City Regional Planning Commission voted unanimously to certify the Horizon 2045 growth management plan — including its future land use maps and policy matrix — and to forward the plan to the City Commission for consideration.

Staff presentation: Whitney Hodges, Planning Manager, summarized a two-year public engagement process that produced the plan’s guiding principles, place types and implementation matrix. Hodges stressed that the plan is a guidance document (a \"plan to plan\") and not a zoning change; future zoning or capital-improvement decisions would follow statutory processes. The plan includes place types and a future land use map intended to guide rezonings and capital investments; staff intends to publish the adopted future land use map in GIS and produce an online portal with a glossary and frequently asked questions.

Public comment: Multiple speakers acknowledged the need for an organized growth strategy while expressing concerns about unchecked growth, potential industrial uses (including data centers or bitcoin mining), equity of investments across neighborhoods, and local environmental and quality-of-life impacts. Speakers urged clear implementation and strong language on what the city will and will not permit. Staff and commissioners said the plan provides a framework for departmental workplans and budget priorities, and that administration-level oversight and departmental responsibility assignments in the implementation matrix will guide action.

Commission action: After discussion and public comment, a commissioner moved to approve and certify the Horizon 2045 plan; the motion passed unanimously on roll call. Commissioners and staff noted the plan will be a living document, reviewed periodically, and that staff will follow up with website materials and an implementation schedule.

Next steps: The plan will be transmitted to the City Commission for readings and adoption steps; staff will post materials to a city-managed Horizon 2045 web page and begin implementation tracking through departmental responsibilities in the plan matrix.","The Johnson City Regional Planning Commission on July 8 voted to certify the Horizon 2045 growth management plan (future land use maps and policies) and forward it to the City Commission. Staff described a two-year engagement process and emphasized the plan is guidance (not zoning); public commenters supported the plan but urged strong implementa","actionData","errors"]

Article not found

Commission recommends R5 rezoning at 2875 East Oakland Avenue to permit 3–4 story multifamily buildings; traffic and wetlands raised by neighbors

Planning panel keeps $56,000 of D.R. Horton Clearwater Springs sidewalk bond to cover road repairs, asks staff to clarify process

Votes at a glance: Johnson City Regional Planning Commission, July 8, 2025

Regional planning commission recommends denial of Washington County rezoning at 138 Minga Drive after residents cite traffic and safety concerns

Planning commission certifies Horizon 2045 growth plan after public input; forwards to City Commission