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Planning commission backs text amendment easing residential conversions and clarifying downtown parking rules
Summary
The Johnson City Regional Planning Commission on May 13 recommended approval of a text amendment to the zoning code that would ease area‑regulation barriers to downtown residential conversions and clarify parking rules for downtown districts.
The Johnson City Regional Planning Commission on May 13 recommended approval of a zoning text amendment that adjusts area regulations and parking rules for downtown districts.
Planner Bryce McNamer told the commission staff proposes removing the requirement that residential uses in B‑3 meet area regulations of R‑01 (which include larger setbacks and lot‑coverage limits) while keeping the existing density cap of 35 dwelling units per acre. McNamer said the change is intended to make it feasible to develop downtown residential units where small lots and existing building footprints make R‑01 requirements difficult to meet.
McNamer said staff also proposed new provisions that would exempt certain changes of use in existing B‑3 buildings from creating new minimum parking requirements — for example when a conversion preserves ground‑floor nonresidential frontage, limits expansion to 25 percent, or involves specific low‑impact residential types — and a reduced parking minimum of one space per multifamily dwelling unit in B‑3. He said the proposal relocates an existing B‑2 exemption so the parking chapter continues to apply other parking standards to B‑2, and would require any required parking spaces in downtown districts (B‑2, B‑3 and West Walnut) to be paved and striped.
McNamer tied the proposal to city policies encouraging downtown revitalization and reuse of existing storefronts. “Staff recommends approval,” he said.
Commissioners asked whether the amendment would exacerbate downtown parking shortages; McNamer said likely impacts would be minimal because small B‑3 buildings often rely on on‑street parking and conversions frequently cannot create new on‑site spaces. Commissioners who spoke praised the clarity and said the changes appeared “sensible” and likely to support revitalization.
The commission voted unanimously to forward a favorable recommendation. The text amendment will next go to the City Commission for up to three readings under the city’s ordinance process.
