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Commission approves rezoning of 9.32-acre Buffalo Road parcel from I-2 to R-3 for two homes
Summary
The commission voted unanimously to rezone a 9.32-acre parcel on Buffalo Road from I-2 (heavy industrial) to R-3 (medium-density residential). Staff recommended approval citing topography and environmental suitability; a neighbor called to oppose the rezoning and a representative for the applicants spoke in favor.
The Johnson City Regional Planning Commission on Jan. 14 approved rezoning a 9.32-acre parcel on Buffalo Road from I-2 (heavy industrial) to R-3 (medium-density residential) to allow construction of two single-family residences on a common lot.
Bryce McNamer, planner with the Development Services Department, described the site as having narrow frontage (about 50 feet for roughly 600 feet), steep elevation changes, dense vegetation and a central depression. The parcel was annexed in the early 1960s and had never been developed; a future land-use draft (Horizon 2045) labels the area as Employment Flex and does not generally identify the site as appropriate for residential use, McNamer said. Staff nonetheless recommended approval on grounds that the parcel is underutilized, that adjacent parcels include R-3 residential uses, and that the concept plan minimizes disturbance of sensitive topography.
Staff noted water and sewer availability: the sewer line runs along Buffalo Road and a water line cuts through the parcel. A neighborhood meeting on Jan. 9 had zero attendees; staff reported receiving one telephone call from an adjacent property owner who opposed the rezoning.
At the public hearing, Adam Hazelsteiner of 208 W. Fairview Ave. identified himself and said the proposed owners are twin brothers who plan to leave the site as one parcel and build two homes. Hazelsteiner argued the parcel is effectively unsuitable for industrial use because of steep slopes and limited access and said the neighboring industrially zoned property would not gain road access through the subject parcel without an easement.
Commissioners questioned sinkhole/depression issues and fire access. Staff said the depressions were likely sinkholes that would require further geotechnical study and that the proposed private driveway would be 24 feet wide to accommodate emergency vehicles. Staff also said the concept plan limits disturbance near the depressions and that any major changes would require a return to the commission.
After discussion a commissioner moved to approve the rezoning and the commission adopted the motion on a unanimous roll call.
Votes at a glance: Motion to approve rezoning from I-2 to R-3 carried 7-0 (Commissioners Aldridge, Cooper, Dutton, Goodson, Kelly, Williams and Chairman Dagenhart voting yes).
