Commission recommends R5 rezoning at 2875 East Oakland Avenue to permit 3–4 story multifamily buildings; traffic and wetlands raised by neighbors

The Johnson City Regional Planning Commission on July 8 voted to recommend rezoning about 21.43 acres at 2875 East Oakland Avenue from R4 and B4 to R5 (high-density residential) to accommodate three- and four-story multifamily buildings under a binding concept plan.

Staff overview: Planning staff said the proposal includes a binding concept plan depicting seven apartment buildings (three to four stories), six townhomes along East Springbrook, a clubhouse, standalone garages, and amenities (pool, courts, dog park). The plan shows roughly 254 apartment units plus townhomes for a total near 260 units. A traffic-impact study has been completed and staff described recommended ingress/egress geometry (two egress lanes on Oakland and ingress/egress lanes on Springbrook with a deceleration lane). Travis Olinger from Water and Sewer told commissioners that capacity exists at nearby facilities but that the system is under pressure at Knob Creek Wastewater Treatment Plant and the city is planning upgrades.

Public comment: Adjacent residents raised concerns about an on‑site wetland, wildlife, existing noise and safety, and the adequacy of landscape buffering between the new development and existing properties. The developer and engineer said a streams and wetlands delineation has been done, no wetland impacts are proposed, and they can work with city landscaping staff to meet buffer standards. Residents also asked about fence options and whether existing vegetation could count toward required buffer yards.

Commission action: Commissioners discussed buffering and confirmed that, where an existing vegetative buffer meets code standards a Type 1 buffer could be accepted by city staff. They also confirmed that traffic improvements required by the traffic study must be completed prior to issuing a driveway permit. The commission moved to recommend approval of the rezoning to R5 with the binding concept plan; the motion passed unanimously on roll call. Major infrastructure and permit conditions will be enforced during site-plan review and driveway-permit processing.

Next steps: The rezoning will be heard in first reading at the city commission August 7 with final action scheduled September 4. Site-plan review and permit compliance will address buffering, wetlands protections, and traffic improvements before building permits are issued.