Planning commission defers decision on 97‑home Claude Simmons concept plan amid traffic, safety concerns
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Summary
After more than a dozen residents raised traffic and emergency‑access concerns tied to a long‑planned TDOT overpass, the Johnson City Regional Planning Commission voted to defer action on a 97‑lot concept plan for property at Claude Simmons and Knob Creek until its December meeting for more design information and traffic analysis.
The Johnson City Regional Planning Commission voted April 14 to defer consideration of a concept plan that would allow 97 single‑family lots on about 22 acres at Claude Simmons Road and Knob Creek Road, after residents and some commissioners said the proposal could worsen traffic at a known bottleneck.
The action follows a staff presentation that described the property as already zoned RP‑3 (annexed in 1994) and said the concept plan proposes minimum 5,000‑square‑foot lots, 15% open space and internal sidewalks. Riley Pudney, development coordinator with the planning division, said the site has sewer and water available, that schools report capacity, and that a traffic impact analysis will be required at the preliminary‑plat stage. Staff recommended approval because the proposal meets the RP‑3 standards and aligns with the Horizon 2045 place‑type guidance.
Residents who spoke during the public hearing urged the commission to delay approval until major road improvements are in place. "This is not simply an inconvenience. I do believe it is a public safety issue," Melanie Richards of Sterling Springs said, describing repeated congestion at the single‑lane Knob Creek tunnel. Laura Wheeler, another nearby resident, said she has seen long delays and flooding that can impede emergency vehicles and asked the commission to pause the project until the overpass and related roadway work are completed.
Public works director Jason Miles told the commission that TDOT is managing a planned overpass and related widening, and that the current schedule anticipates bidding in 2027 and roughly 24 months for construction, though environmental permitting may lag: "I do think this project will be let out to bid in the spring," Miles said. Anthony Todd, public works traffic, said prior studies show delays would increase with added development and that typical access‑spacing standards would apply to the subdivision.
Marcus Lyons, presenting for the applicant (LFG Homes), said the developer reduced the site's potential entitlement from roughly 197 units down to 97 and has proposed a 20–25 foot landscape buffer and to turn green space over to Parks & Recreation for management. Lyons provided a timetable projecting infrastructure work beginning mid‑2027 and vertical construction and home sales phased over several years.
Commissioners debated land‑use authority versus neighborhood concerns. Several commissioners emphasized that the property is already zoned RP‑3 and that this commission’s decision is advisory to the city commission, while others said the timing of development relative to the overpass and long‑standing safety concerns warranted more information. Commissioner Mead made a motion to defer the concept plan to the commission’s December meeting to allow updates on the overpass design and related impacts; Commissioner Westmoreland seconded. The motion passed on roll call (Aldridge: yes; Baumgartner: yes; Dagenhart: no; Mead: yes; Westmoreland: yes; Williams: no; Gitz: yes; Vice Chairman Kelly: yes; Chairman Denton: no).
Next steps: because the commission deferred the concept plan, staff will provide an update in December on the overpass design process and related plan comments; the applicant may return with a revised concept or the same plan for additional review and eventual preliminary‑plat submittal, which will require a traffic impact analysis and departmental review.
Sources: staff presentation; public‑comment testimony; developer presentation; commission roll call.
