Commission recommends annexation and B-4 commercial zoning for 67-acre Boones Creek site; developer cites planned grocery anchor

The Johnson City Regional Planning Commission on Aug. 12 recommended approval of a voluntary annexation of about 67 acres at the intersection of Boones Creek Road and Christian Church Road and recommended a B-4 commercial zoning assignment.

Planner Callie McGrew said the property is adjacent to city limits, within the urban growth area, and is designated for commercial use in the city’s future land-use map. Staff presented a cost/revenue summary showing an estimated expense of $165,052 and projected revenue of $384,236 with breakeven in year three; staff recommended approval of the plan of services and the B-4 assignment.

Developer John Baker of Horn Properties told the commission his team plans a national grocery store as phase 1 and has interest from potential out-lot tenants; he said Horn Properties is using CDM Smith as the traffic consultant. Engineering staff and the city’s traffic manager, Anthony Todd, said a traffic impact analysis is required and will inform specific mitigation (turn lanes, length of turn lanes, culvert/bridge widening) and that some of that work would follow Tennessee Department of Transportation (TDOT) standards for state road improvements. Todd said conceptual expectations include right- and left-turn lanes on Boones Creek Road and Christian Church Road and that the timing for road improvements is likely in the two- to three-year range.

Commissioners raised concerns about existing traffic conditions on Boones Creek Road and policing/resource capacity; supporters said the site aligns with the Horizon 2045 plan and could add local retail options that reduce longer trips. The planning commission approved the plan of services and the B-4 zoning assignment; a minority commissioner cast a no vote on both motions. The recommendations move to the City Commission for final consideration.