Commission backs rezoning for 11-lot ASP housing project to help Hurricane Helene survivors

Johnson City’s planning commission voted Nov. 11 to recommend rezoning 2121 Seminole Drive from R2 (low-density residential) to R2C (planned residential) to allow an 11-lot single-family subdivision the applicant says will provide mortgage-free homes to families affected by Hurricane Helene.

Sarah Fleifel, planning staff, said the 4.81-acre site’s rezoning request is consistent with the Horizon 2045 growth-management plan and the future land-use map; R2C allows smaller minimum lot sizes than R2 and the concept plan proposes 11 lots (compared with nine under current zoning). Fleifel said utilities are available and staff recommended approval.

Alf Nelson, executive pastor at Grace Fellowship Church, told commissioners the church intends to donate the parcel to Appalachian Service Project (ASP). "Our church began a partnership with ASP shortly after Helene to raise money to build houses," Nelson said, adding the church had partnered with ASP to build 20 houses and proposed donating this parcel for ASP-built homes.

Annie Boyd, East Tennessee regional director for Appalachian Service Project, said ASP uses donations and volunteer labor to give qualifying families mortgage-free homes and that some funding carries deed restrictions. "When we transfer property to our homeowners, we carry a five-year deed restriction," Boyd said, adding that some grant funds require a 15-year deed restriction and that if a homeowner remains five years they receive ownership free and clear.

Neighbors voiced concerns about a proposed stormwater retention pond, existing flooding on nearby properties and the safety of a blind hill on Seminole Road. Seth Johns, who lives at 1111 Antioch Road, said heavier development had increased basement flooding at his property and that he worried the retention pond could overflow onto his yard. Catherine Murray, a homeowner adjacent to the proposed entrance, asked whether construction protections (silt fences, erosion controls) and a traffic study would address safety and property impacts.

City staff, including Lawrence, explained that the engineered stormwater retention pond and required stormwater pollution prevention plan will be reviewed by city inspectors and the Tennessee Department of Environment and Conservation (TDEC). Lawrence said the proposed pond should reduce flows compared with current overland runoff and that the developer must provide a grading plan and meet erosion-control requirements during construction. Anthony (city staff) said the city had conducted traffic counts and projected peak-period delay would rise only by a few tenths of a second per vehicle and that the level of service would remain acceptable.

Commissioners asked who would maintain the retention pond; ASP and Grace Fellowship said they were still finalizing maintenance and ownership arrangements and that a maintenance fund was under consideration. Commissioner comments in support of the project noted ASP’s prior work in post-disaster housing and emphasized mitigations mandated in engineering and inspection reviews.

Commissioner (speaker 12) moved to recommend rezoning; the motion was seconded and carried on a unanimous roll-call vote. Commissioners Aldridge, Baumgartner, Goodson, Kelly, Williams, Vice Chairman Dutton and Chairman Dagenhart voted yes. The commission’s recommendation is advisory; the rezoning and subsequent three readings will be considered by the City Commission.