Johnson City planning panel recommends rezoning at Princeton Road to R-3

The Johnson City Regional Planning Commission on Dec. 9 recommended that the City Commission amend the Horizon 2045 future land-use map and rezone a parcel at Princeton Road and Nave Drive to R-3, a medium-density residential district.

Staff planning manager Whitney Hodges told the commission the proposal would resolve a long-standing split-zoning issue on the site and reduce the intensity from a previously proposed R-4. Hodges said R-3 allows about seven units per acre; the parcel’s maximum under R-3 would be roughly 18 units, and the applicant is proposing 16 units. Hodges said the concept plan must show 15% minimum open space and that half of that (7.5% of the site) must be active open space. She also described a planned buffer along the R-2 edge and said the developer would retain and avoid disturbance to an on-site stream.

The developer, Gabe Henley, described the proposal as a “thoughtful addition” of townhouse-style units intended to fit neighborhood character and be affordable for families. Neighbors raised safety and traffic concerns. Regina Gess said the proposal would increase cut-through traffic in a neighborhood with about 65 children and asked that access be routed to Princeton rather than Nave. Steve Hunt and other residents asked about playground space and options to reduce traffic entering local streets.

Transportation staff member Anthony Todd explained why planners favored keeping the development access off Princeton: on collector roads the city limits access points to improve safety, and required driveway spacing along Princeton could not be met with existing curb cuts. Todd said spacing guidelines aim for approximately 660 feet between major access points. On parking and circulation, Hodges and staff said the concept plan shows internal guest parking and labeled setbacks; the owner also noted garage spaces on individual units.

Commission discussion emphasized resolving the split zoning and preserving the creek and neighborhood character. One commissioner suggested the middle area could provide a playground or active open space; another supported the design and recommended the land-use map amendment and rezoning. The commission voted to amend the Horizon 2045 land-use map from Employment Flex to Compact Residential and, in a separate vote, to recommend rezoning to R-3. The roll calls recorded unanimous support on both motions.

Next steps: the planning commission’s recommendation and the rezoning application will go to the City Commission for final action. If approved at the city level, the concept plan conditions Hodges outlined (open-space depiction, buffer details and stormwater measures) would bind future development.