Planning commission recommends rezoning on Browns Mill Road for 44 townhomes

JOHNSON CITY, Tenn. — The Johnson City Regional Planning Commission on June 10 voted to recommend that the City Commission rezone a 5.27-acre site on Browns Mill Road from RP2 (planned residential) to RP3 to allow construction of 44 townhomes.

The rezoning recommendation, which passed on a roll call of seven unanimous votes, moves the request to the City Commission for the required three readings. Staff told the commission the change would align with city housing goals and the city’s planning policy, while neighbors urged denial, citing traffic, sight-distance and safety concerns.

Staff planner Callie McGrew summarized the proposal as a request to change the district from RP2 — which would allow about 17 units on the site — to RP3, which permits up to 44 units. McGrew said the site plan shows 115 parking spaces although the zoning code requires 88, a proposed sidewalk connection to Butler Road paid for by the developer, a required 15 percent open-space provision (half active open space), and required left-turn and right-turn lane improvements to mitigate traffic.

Resident Richard Roberts, who lives across the road, told the commission he and his wife had recently bought 10 acres nearby and asked commissioners to reject the rezoning. “We ask the commission to vote against the rezoning proposal to rezone the property from RP2 to RP3,” Roberts said. Adam Huckaby, another nearby resident, said the site’s entrance would fall on a curve and that increased traffic would make the area less safe for children. “We're just trying to keep it quaint as Johnson City used to be,” he said.

Developer engineer Todd Wood argued the project represents infill rather than sprawl and would use existing utilities and road access. “Johnson City's growing. It's not gonna stop. So, the question is, do you want sprawl, or do you want smart growth?” Wood said. He and city engineers said the development should be able to meet city standards for access, fire apparatus and turn-lane storage.

City engineering staff said preliminary traffic estimates show the development would add about 21 AM peak trips (15 exiting, seven entering) and about 25 PM peak trips (11 exiting, 14 entering). Engineering planner Lawrence Perry said storage for turn lanes would typically be on the order of about 75 feet and that sight distance and lane lengths would be refined at construction plan stage.

Commissioners asked about school impacts and transit. McGrew said the city’s annexation model projects roughly nine to 14 additional students from the development and that school buses and transit would most likely stop on Browns Mill Road because the proposed internal roads would remain private and not be dedicated to the city.

Public commenters pressed safety, animal habitat loss and property-value concerns. Andrew Whitson, who said his property borders the site, said the proposal would increase the number of driveways connected to the stretch of Browns Mill Road from seven to an increase he described as “650%.” Resident Steve Petoff cited prior problems with emergency access in the neighborhood and urged lower density with more on-site amenities.

After discussion, Vice Chairman Dutton moved to recommend approval of the rezoning; the motion was seconded and the commission voted unanimously to forward the recommendation to the City Commission.

Next steps: if the City Commission moves the measure forward it will require three readings; staff indicated a potential first reading on July 17. The City Commission will hold its own public hearings and make the final determination.

Votes at a glance: Planning commission — Recommend approval to City Commission (roll call: Commissioner Aldridge — yes; Commissioner Cooper — yes; Mayor Hunter — yes; Commissioner Kelly — yes; Commissioner Williams — yes; Vice Chairman Dutton — yes; Chairman Dagenhart — yes).