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Commission recommends concept amendment for Retreat Phase 4 contingent on sewer lift‑station capacity study
Summary
The Planning Commission recommended approval of a concept plan amendment for Phase 4 of The Retreat at 2020 Indian Ridge Road — increasing bedrooms from 20 to 40 — but made the recommendation contingent on a water and sewer lift‑station capacity analysis and any necessary TDEC approvals.
The Johnson City Regional Planning Commission on May 13 recommended approval of a concept plan amendment for Phase 4 of The Retreat at 2020 Indian Ridge Road, contingent on completion of a water and sewer lift‑station capacity analysis and confirmation of sufficient sanitary capacity before construction permits are issued.
Planning staff described the amendment as an interior change that increases the approved unit count for Phase 4 from 20 bedrooms to 40 bedrooms without adding building footprints; under R‑4 zoning the entire 10.48‑acre site is allotted up to 48 units, and the revised plan would remain within that density cap. Staff said no new structures are proposed and that the future land‑use map designates the site for residential development.
John Lane, assistant director of the Water and Sewer Department, told the commission the development’s sewer flow would pass through two lift stations (Sylvan and Rydell) en route to the regional sewer plant. Lane said staff has begun flow monitoring and station analyses because other developments (including a recently opened hotel) have increased loads on the same stations since the original 2022 approval; he said the department would complete the analysis before permitting new service if capacity or peak‑flow concerns are found.
Developer’s engineer Matthew Bundy said the revised unit mix reduces two‑bedroom units to one‑bedroom units so the total expected resident count is roughly similar under state flow assumptions, and he supported a condition that construction not proceed until sanitary capacity and any Tennessee Department of Environment and Conservation (TDEC) approvals are secured.
Commission discussion centered on due diligence: commissioners asked whether the developer could proceed with the previously approved 20‑unit entitlement (staff said construction plans for the 20‑unit scheme remain under review) and sought assurance the city would not authorize service or construction if the lift‑station study or TDEC review identified capacity limits. A motion to recommend the concept plan amendment included the condition that approval be contingent on the completion of the lift‑station analysis demonstrating adequate capacity and any required TDEC certificate or approvals; the commission voted unanimously to forward that contingent recommendation to the City Commission for ordinance readings.
