Commission approves first reading to rezone 9.32 acres on Buffalo Road to allow two single-family homes

The Johnson City Commission on Feb. 20 approved on first reading Ordinance 4906-25 to rezone a 9.32-acre parcel on Buffalo Road from I-2 (heavy industrial) to R-3 (medium-density residential) to accommodate two single-family residences on a common lot.

Bryce McNamer, planner with the Development Services Department, told the commission the parcel has very limited frontage (just over 50 feet), steep elevation changes, dense vegetation and a sinkhole-like depression that make typical industrial development impractical. McNamer said water and sewer service are available and that the concept plan shows two single-family houses served by a private driveway; because of the low anticipated traffic, staff did not require a traffic study. He said the city’s Horizon 2045 future land-use map classifies the area for employment/flex uses but that site-specific topography and access support the rezoning request. The Johnson City Regional Planning Commission unanimously recommended approval on Jan. 14.

Commissioners asked about neighbors’ reactions; McNamer said a neighborhood meeting on Jan. 9 had zero attendees and staff received one phone comment from an adjacent property owner in I-2 who opposed residential use but did not state reasons. Commissioner discussion emphasized the site’s narrow access—roughly 300–350 feet of stem lot before developable area—and the steep contours that limit industrial uses. Dr. Fowler moved to approve the first reading; Commissioner Shivert seconded. The commission voted unanimously in favor (Commissioner Brock: yes; Commissioner Fowler: yes; Vice Mayor Cox: yes; Mayor John F. Hunter II: yes). The motion carried on first reading.

Why it matters: the change converts a long-unused, annexed industrial parcel (annexed in the early 1960s) to residential zoning and clears the way for a two-house development concept that staff says minimizes disturbance of existing physical site features. The rezoning is a first reading only; future site-plan approvals or concept-plan amendments would be required before construction.

Key details provided in the meeting: the parcel acreage is 9.32 acres; frontage on Buffalo Road is just over 50 feet; the concept plan shows two single-family homes served by a private shared driveway; staff noted the presence of a sinkhole/depression and dense vegetation; the neighborhood meeting held Jan. 9 had no attendees and staff received one opposing call (reason not specified).

Next steps: because the ordinance passed first reading, the item will return for a subsequent reading (final adoption) and any required site-plan or concept-plan approvals prior to building permits.