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Planning commission approves rezoning of 1408 Sanhicea Drive amid neighbor drainage concerns
Summary
East Ridge planning commissioners approved rezoning 1408 Sanhicea Drive from C-2 (general commercial) to R-2 (residential duplex). The applicant and planning staff said the change reduces land-use intensity; a nearby resident urged follow-up on chronic drainage and a possibly covered culvert.
East Ridge planning commissioners voted to rezone 1408 Sanhicea Drive (Tax Map ID 169K-J-009) from C-2 (General Commercial) to R-2 (Residential Duplex).
Planning staff told commissioners the proposed duplex aligns with the prevailing residential character along Sanhicea Drive, represents a downzoning that would reduce potential noise and traffic compared with commercial use, and would be subject to R-2 setback and height requirements. Staff said the parcel is a recorded lot of record even though it does not meet current frontage requirements and that the request is consistent with Resolution 35-17, adopted by the city council to protect single-family neighborhoods.
Applicant Alan Jones of Stone Creek Consulting LLC said his client considered a single-family layout but opted for a duplex because of adjacent uses, including an auto repair business and other commercial properties. "We're not gonna be filling the site," Jones said, adding that buildings would be elevated so finished floors are above the flood elevations rather than placing large amounts of fill on the lot.
During public comment, Naomi Morrison, who identified herself as the owner of the property behind the subject parcel and of an adjacent parcel owned by her mother, urged the commission and staff to address long-standing drainage problems. "I've got major water issues," Morrison said, describing a ditch behind a nearby Lucky Mart that she said "has nowhere to drain" and asserting that a culvert appears to have been covered up at an unknown time. She said runoff currently drains onto her mother's property and her property and that she has photos and videos documenting the problem.
Morrison also relayed a neighbor's account of finding a capped PVC pipe that allegedly discharged oil toward nearby properties, and she said dead trees and falling limbs on adjacent lots are damaging a garage and blocking gutters. She said she has worked with city staff for more than a decade on the issues and asked for continued follow-up.
Commissioners and staff responded that code enforcement and public-works staff (identified in the meeting as Mr. Michael Pettyjohn) would investigate and follow up on the drainage and tree problems; planning staff said some code citations had already been issued. The applicant told commissioners the rear building on the parcel would be removed and that the owner would address on-site debris and dead trees during construction.
A motion to approve the rezoning carried after a roll call vote that recorded "Yes" from Commissioner Cornelius, Commissioner Witt and Vice Chairperson Howe. The meeting record in the transcript includes those three recorded affirmative votes; other members' votes are not recorded in the available transcript excerpt.
The planning commission adjourned after approving the rezoning. Staff was asked to continue follow-up with code enforcement and public works regarding the drainage complaints raised during public comment.
