Regional planning commission recommends denial of Washington County rezoning at 138 Minga Drive after residents cite traffic and safety concerns

The Johnson City Regional Planning Commission on July 8 recommended that Washington County deny a rezoning request for roughly 18 acres at 138 Minga Drive that would have changed the parcel from R-1/A-1 to PRD-2 (planned residential district 2).

Staff presentation: Bryce McNamara, Planner I with Johnson City’s Planning Division, explained the commission was acting as the regional recommending body. The PRD-2 zoning would permit residential uses including single-family, two-family and multifamily buildings, capped at 6.5 units per acre; the applicant provided a nonbinding preliminary plan showing a planned unit development of roughly 69 single-family units.

Developer statement: Jonathan Lewis of Highlands Engineering, speaking for applicant Minga Road Properties, said the proposal would yield about 3.7 units per acre (below the PRD-2 cap), include a 25-foot landscape buffer around the perimeter, and rely on county stormwater regulations; he said any driveway connecting to Minga Drive located in the city right-of-way would be reviewed by Johnson City and could trigger a traffic-study/driveway-permit review.

Public concerns: More than a dozen area residents and property owners spoke in opposition during the public hearing. Speakers cited a narrow, often single-lane-feeling Minga Drive and Claude Simmons Road, a history of vehicle collisions in a short segment of Claude Simmons, blind hills and corners at the railroad tunnel and Market Street approaches, and steep slopes and drainage patterns that could be affected by development. One resident said a Freedom of Information Act request showed 29 reported accidents in a roughly 780-foot stretch between January 2023 and June 1, 2025; others described tree clearing, retaining-wall needs, loss of privacy and a potential single entrance that could impede emergency access.

County planning procedure and jurisdiction: Angie Charles, Washington County Planning Director, told the commission the county would not require a traffic study as part of the rezoning; traffic studies and any required roadway improvements are evaluated at the development/site-plan and driveway-permit stage. Johnson City staff noted that, because the property’s frontage is within city limits, any driveway permit into the city right-of-way would be under Johnson City’s review and could require improvements.

Commission decision: Commissioners expressed concern about safety and the inability to assess traffic impacts until a development plan is filed. After discussion the commission moved and voted to recommend denial of the PRD-2 rezoning to Washington County; the vote passed on roll call (6–1). The commission’s recommendation will go to the Washington County Commission for final action, tentatively scheduled for July 28.

Next steps: If Washington County approves the rezoning despite the regional recommendation, a comprehensive development plan and site plan would still be required before any construction. If the rezoning is denied by Washington County, the parcel’s current R-1/A-1 zoning would remain in place.