Planning Commission

AGENDA Planning Commission Meeting Tuesday, July 14, 2026 @ 6:00 PM Municipal and Safety Building, Commission Chambers, 601 E. Main Street, Johnson City, Tennessee 1. CALL TO ORDER 2. INVOCATION AND PLEDGE OF ALLEGIANCE TO THE FLAG 3. APPROVAL OF AGENDA 4. APPROVAL OF THE MINUTES 4.1 Consider approval of the minutes from the regularly scheduled Johnson City Regional Planning Commission meeting held on June 09, 2026. Agenda Summary - Pdf 5. PUBLIC COMMENT ON AGENDA 6. CONSENT AGENDA 6.1 Keebler Meadows Phase 1A Bond Reduction Agenda Summary - Pdf 6.2 Keebler Meadows Phase 1B Bond Reduction Agenda Summary - Pdf 6.3 Keebler Meadows Phase 1B Bond Release Agenda Summary - Pdf 7. NEW BUSINESS 7.1 Keebler Meadow Phase 1C Final Plat  Agenda Summary - Pdf 7.2 Yorkshire Phase 1 A Final Plat Agenda Summary - Pdf 8. REPORTS OF OFFICERS AND COMMITTEES 8.1 Intern Presentation on Accessory Dwelling Unit Research Agenda Summary - Pdf 9. ADJOURNMENT Agenda Item #4.4.1 Planning Commission AGENDA SUMMARY SUBJECT: Consider approval of the minutes from the regularly scheduled Johnson City Regional Planning Commission meeting held on June 09, 2026. MEETING: Planning Commission - Jul 14 2026 DEPARTMENT: Economic Development: Planning Division STAFF CONTACT: Heather Hatfield, Administrative Coordinator SUMMARY: Consider approval of the minutes from the regularly scheduled Johnson City Regional Planning Commission meeting held on June 09, 2026. SUPPORTING DOCUMENTS: Planning Commission - Jun 09 2026 - DRAFT Minutes Agenda Item #4.4.1 MINUTES Planning Commission Tuesday, June 9, 2026 @ 6:00 PM Municipal and Safety Building, Commission Chambers, 601 E. Main Street, Johnson City, Tennessee 1. CALL TO ORDER A Meeting of the Johnson City Regional Planning Commission was held in the Municipal and Safety Building, Commission Chambers, 601 E. Main Street, Johnson City, Tennessee, on Jun 09 2026. PRESENT: Vice-Secretary - Tembra Aldridge, Chairman - Benjamin Dutton, Board of Commissioners Representative - Whitney Goetz, Member - Stephen Goodson, Vice-Chairman - Laura Kelly, Urban Growth Boundary Representative - David Meade, and Mayoral Representative - Robert Williams ABSENT: Member - Laura Baumgartner, Member - Chris Dagenhart, and Member - Bo Westmoreland STAFF Administrative Coordinator - Heather Hatfield, Planning Manager - Whitney PRESENT: Hodges, Planner - Heath Martin, Civil Engineer III - Lawrence Perry, Development Coordinator - Riley Pudney, Planner - Amanda Rose, Assistant City Manager - Alicia Summers, Senior Staff Attorney - Blake Watson, Director - Jason Miles, Traffic Engineering Manager - Anthony Todd, Assistant City Manager - Nicholas Geis, Intern - Pearson Mills, and Water/Sewer Engineer - Travis Olinger Chairman Dutton called the meeting to order at 6:01 p.m. A quorum was present. 2. INVOCATION AND PLEDGE OF ALLEGIANCE TO THE FLAG Commissioner Williams gave the invocation and led the Pledge of Allegiance. 3. APPROVAL OF AGENDA 3.1 Consider approval of the June 09, 2026, Planning Commission Agenda. Motion to approve the agenda as presented. RESULT: Carried 7-0 Page 2 of 8 Agenda Item #4.4.1 MOVER: Aldridge SECONDER: Vice-Chairman Kelly AYES: Aldridge, Chairman Dutton, Commissioner Goetz, Goodson, Vice-Chairman Kelly, Meade, and Williams ABSENT: Baumgartner, Dagenhart, and Westmoreland 4. APPROVAL OF THE MINUTES 4.1 Consider approval of the minutes from the regularly scheduled Johnson City Regional Planning Commission meeting held on May 12, 2026. Motion to approve the minutes from the May 12, 2026, Johnson City Regional Planning Commission meeting as presented. RESULT: Carried 6-0 MOVER: Williams SECONDER: Goodson AYES: Aldridge, Chairman Dutton, Goodson, Vice-Chairman Kelly, Meade, and Williams ABSTAINED: Commissioner Goetz ABSENT: Baumgartner, Dagenhart, and Westmoreland 5. PUBLIC COMMENT ON AGENDA 1. Dave Adams, 3 Coventry Ct., spoke in favor of agenda item 7.4: Zoning Code Text Amendment- Article II for Data Center, Accessory Data Center, Pre-Construction noise and Vibration Analysis. 2. Ana Fernandez, 504 Rose Ave., spoke in favor of agenda item 7.4: Zoning Code Text Amendment- Article II for Data Center, Accessory Data Center, Pre-Construction noise and Vibration Analysis. 3.Kassie Kirk, 106 E. 10th Ave., spoke against of agenda item 7.4: Zoning Code Text Amendment- Article II for Data Center, Accessory Data Center, Pre-Construction noise and Vibration Analysis. 4. James Powell, 205 Joe Hale Dr., spoke in favor of agenda item 7.4: Zoning Code Text Amendment- Article II for Data Center, Accessory Data Center, Pre-Construction noise and Vibration Analysis. 5. Sarah Jayne Della Vecchia, 5 Garden Way, spoke against agenda item 7.4: Zoning Code Text Amendment- Article II for Data Center, Accessory Data Center, Pre-Construction noise and Vibration Analysis. 6. Michael Sterling, 2814 Oak Cliff Ct., spoke against agenda item 7.5: Mandatory Referral: W. State of Franklin Rd Parking and Roadway Improvements. 6. UNFINISHED BUSINESS 6.1 Zoning Code Text Amendment: Request to Amend Article VI and Article XI Regarding Parking Standards for B-3 and WWD districts (PUBLIC HEARING) Riley Pudney, Development Coordinator, presented the staff report for the request to amend Article VI and Article XI regarding parking standards for B-3 and WWD districts. Public Hearing was opened. Page 3 of 8 Agenda Item #4.4.1 Seeing no one wishing to speak, the public hearing was closed. Motion to approve the amendment to Article VI and Article XI regarding parking standards for B-3 and WWD districts. RESULT: Carried 7-0 MOVER: Aldridge SECONDER: Williams AYES: Aldridge, Chairman Dutton, Commissioner Goetz, Goodson, Vice-Chairman Kelly, Meade, and Williams ABSENT: Baumgartner, Dagenhart, and Westmoreland 7. NEW BUSINESS 7.1 Concept Plan Amendment for 621 Lake Harbor Drive (PUBLIC HEARING) Riley Pudney, Development Coordinator, presented the staff report for the concept plan amendment for 621 Lake Harbor Drive. Public Hearing was opened. Seeing no one wishing to speak, the public hearing was closed. Motion to approve the concept plan amendment for 621 Lake Harbor Drive as presented. RESULT: Carried 7-0 MOVER: Goodson SECONDER: Williams AYES: Aldridge, Chairman Dutton, Commissioner Goetz, Goodson, Vice-Chairman Kelly, Meade, and Williams ABSENT: Baumgartner, Dagenhart, and Westmoreland 7.2 Subdivision Variance Request: Strawberry Fields Extension Sidewalk Riley Pudney, Development Coordinator, presented the staff report for the subdivision variance request for Strawberry Fields extension sidewalk. Motion to approve the subdivision variance request for Strawberry Fields extension sidewalk as presented. RESULT: Carried 7-0 MOVER: Aldridge SECONDER: Vice-Chairman Kelly AYES: Aldridge, Chairman Dutton, Commissioner Goetz, Goodson, Vice-Chairman Kelly, Meade, and Williams ABSENT: Baumgartner, Dagenhart, and Westmoreland 7.3 Rezoning: Consider a proposal to rezone 0.33 acres located at 1012 Knob Creek Drive Page 4 of 8 Agenda Item #4.4.1 from R-4 (Medium Residential Density District) to B-1 (Neighborhood Business District) to accommodate additional signage for an existing child care center. (PUBLIC HEARING) Heath Martin, Planner I, presented the staff report to consider a proposal to rezone 0.33 acres located at 1012 Knob Creek Drive from R-4 (Medium Residential Density District) to B-1 (Neighborhood Business District) to accommodate additional signage for an existing child care center. Public Hearing was opened. Herman Garcia, 808 Polk Ave., spoke in favor if this item, with concerns about what materials would be used to make the sign. Tricia Korade, 415 W. Pine St., spoke neutrally about this item, but asked the Board to consider future use of this property if it were to be rezoned. Seeing no one else wishing to speak, the public hearing was closed. Whitney Hodges, Planning Manager, spoke about what this property could be used as in the future. Motion to approve the proposal to rezone 0.33 acres located at 1012 Knob Creek Drive from R-4 (Medium Residential Density District) to B-1 (Neighborhood Business District) to accommodate additional signage for an existing child care center as presented. RESULT: Carried 7-0 MOVER: Williams SECONDER: Meade AYES: Aldridge, Chairman Dutton, Commissioner Goetz, Goodson, Vice-Chairman Kelly, Meade, and Williams ABSENT: Baumgartner, Dagenhart, and Westmoreland 7.4 Zoning Code Text Amendment: Request to amend Article II for Data Center, Accessory Data Center, Pre-construction Noise and Vibration Analysis, Noise and Vibration Study, Qualified Acoustical Engineer, and Vibration. Remove language for Data Centers as a permitted use under Article VI and amend language as a permitted use under Special Exception. (PUBLIC HEARING) Heath Martin, Planner I, presented the staff report to consider a request to amend Article II for Data Center, Accessory Data Center, Pre-construction Noise and Vibration Analysis, Noise and Vibration Study, Qualified Acoustical Engineer, and Vibration. Remove language for Data Centers as a permitted use under Article VI and amend language as a permitted use under Special Exception. Public Hearing was opened. Page 5 of 8 Agenda Item #4.4.1 Herman Garcia, 808 Polk Ave., spoke in favor of this item, stating that he would like to use the model presented in other Counties. Tim Bull, 712 Hamilton St., spoke against this item, seeing no benefits to the city, with concerns about pollution, and minimal employment. He does not want Data Centers in Johnson City at all. Sarah Jayne Della Vecchia, 5 Garden Way, spoke against this item, with concerns that there are no consequences if Ordinance is not followed. Michael Sterling, 2814 Oak Cliff Ct., spoke against this item, with concerns that the Ordinance will not stand up to the Law. Rebecca Tolley, 1907 Cherokee Rd., spoke against this item, with concerns that decrease of regulations will be a first option in the future, social impacts, and children safety. Dave Adams, 3 Coventry Ct., spoke against this item, wants to see the data behind the 200 ft distance, and has concerns about the time frame to shut down centers that are out of compliance. Jasmyn Herenda, 4005 Prescott Dr., spoke against this item, with concerns about the 200 ft separation, no benefit to the City and would like to see employment per acre. Luke Carter, 141 Fairview Circle, spoke against this item, with concerns about use of resources, noise, and lack of employment. Would like the Board to consider a 1500 ft separation, the same as Washington County. Brad Parker, 1810 E. Fairview, spoke against this item, with concerns about the already existing noise and pollution. Tricia Korade, 415 W. Pine St., spoke against this item, with concerns about the size of the Board of Zoning Appeals. Noel Shannon, 5 Madison Ct., spoke against this item, with concerns about water and electric usage. Shelby Holly, 2411 Circle View Dr., spoke against this item, with concerns about how this will affect the health of citizens and holding the businesses accountable for health issues. Rachel Holly, 2411 Circle View Dr., spoke against this item, with concerns about not getting answers or help from the City. Tom Cook, 2400 Hilton Ln., spoke against this item, would like to see tougher restrictions. Page 6 of 8 Agenda Item #4.4.1 Sharon Moiser, 140 Forest Hill Dr., spoke against this item, with concerns about wildlife and the health of residence. Seeing no one else wishing to speak, the public hearing was closed. Whitney Hodges, Planning Manager, answered questions regarding shut down procedures and keeping standards consistent. Blake Watson, Senior Staff Attorney, answered questions regarding how restrictive the Ordinance can be and the length of the process to shut down the business if found non- compliant. Motion to approve the request to amend Article II for Data Center, Accessory Data Center, Pre-construction Noise and Vibration Analysis, Noise and Vibration Study, Qualified Acoustical Engineer, and Vibration. Remove language for Data Centers as a permitted use under Article VI and amend language as a permitted use under Special Exception as presented. RESULT: Carried 5-2 MOVER: Aldridge SECONDER: Chairman Dutton AYES: Aldridge, Chairman Dutton, Commissioner Goetz, Goodson, and Williams NAYS: Vice-Chairman Kelly and Meade ABSENT: Baumgartner, Dagenhart, and Westmoreland 7.5 Mandatory Referral: Consider approval of W. State of Franklin Road Parking and Roadway Improvements Jason Miles, Director of Public Works, presented the staff report to consider approval of W. State of Franklin Road Parking and Roadway Improvements. Public Hearing was opened. Seeing no one wishing to speak, the public hearing was closed. Anthony Todd, Traffic Engineering Manager, answered questions about safety, pedestrian crossings, and parking. Motion to approve the W. State of Franklin Road Parking and Roadway Improvements as presented. RESULT: Carried 6-1 MOVER: Aldridge SECONDER: Meade AYES: Aldridge, Chairman Dutton, Commissioner Goetz, Vice-Chairman Kelly, Meade, and Williams Page 7 of 8 Agenda Item #4.4.1 NAYS: Goodson ABSENT: Baumgartner, Dagenhart, and Westmoreland 8. REPORTS OF OFFICERS AND COMMITTEES 8.1 Division Report Whitney Hodges, Planning Manager, informed the Board that this would be Riley Putney’s last Board meeting. 9 ADJOURNMENT . There being no further business or discussion to come before the Johnson City Regional Planning Commission, Chairman Dutton adjourned the meeting at 9:05 PM. Speaking at the Regional Planning Commission Meeting Items on the agenda marked "Public Hearing" allow that anyone in attendance may share their comments with the Planning Commission at the time that item is brought forward for consideration by the Planning Commission. Signing up to speak prior to the meeting is not required. Speakers, whether in support or opposition, will have 3 minutes to address the Planning Commission. The applicant and/or their representative on any specific agenda item is granted up to 10 minutes to present their proposal. For all other agenda items, and anyone wishing to address the Planning Commission in general, anyone wishing to share their comments must sign up for Public Comment at least 12 hours in advance of the meeting. To sign up for public comment, please use the following link: https://www.johnsoncitytn.org/services/planning_and_development_services/boards___commi ssions.php Chairman - Ben Dutton Recording Secretary - Heather Hatfield Page 8 of 8 Agenda Item #6.6.1 Planning Commission AGENDA SUMMARY SUBJECT: Keebler Meadows Phase 1A Bond Reduction MEETING: Planning Commission - Jul 14 2026 DEPARTMENT: Economic Development: Planning Division STAFF CONTACT: Whitney Hodges, Planning Manager SUMMARY: All Phase is requesting a reduction of $124,000 Irrevocable Letter of Credit bond for the completion of portions of Keebler Meadows Phase 1B from the original $135,000. The new bond amount is $11,000. Please note that DR Horton requested a release of their portion of the bond in a separate action on the Planning Commission agenda. STAFF RECOMMENDATION: Pursuant to the Engineering Division's notice and approval, staff recommends the bond reduction. SUPPORTING DOCUMENTS: 7 July PLFP Keebler Phase 1A Bond Reduction AllPhase AllPhase Construction Original All Phase Reduction #1 1A Agenda Item #6.6.1 BOND RELEASE FOR KEEBLER MEADOWS PHASE 1A DATE: Planning Commission July 7, 2026 DEVELOPER: All Phase REQUEST: Consider reduction of the $104,000 Irrevocable Letter of Credit bond for Keebler Meadows Phase 1 A REVIEW: On May 13, 2025, the Planning Commission approved the $522,000 Irrevocable Letter of Credit bond to cover incomplete construction and extension of Keebler Phase 1 A for both D.R. Horton and Landstar Group, LLC. All Phase’s portion of this bond was $104,000. The Engineering Division has reviewed the completed work and has reduced the bond to $49,000. RECOMMENDATION: Pursuant to the Engineering Division’s notice and approval, staff recommends the bond reduction of $55,000 Irrevocable Letter of Credit bond for All Phase’s portion of the Keebler Meadows Phase 1A. The new bond amount is $49,000. Page 2 of 7  Agenda Item #6.6.1 ESTIMATE SHEET CITY OF JOHNSON CITY PROJECT NAME: Keebler Meadows DATE: 02 04 2025 PROJECT LIMITS: Phase 1A SHEET NO. 1 of 2 PROJECT DESIGNER: Benchmark Design TITLE: Engineers ESTIMATE PREPARED BY: PME TITLE: Construction Inspector Page 3 of 7 ESTIMATE: 1- All Phase Construction Line No. Item No. Item Description Unit Quantity Unit Price Amount 1 1 Water Quality BMP Easement Plat LS 1 $10,000.00 $10,000.00 2 2 Water Quality Record Drawing LS 1 $10,000.00 $10,000.00 3 3 As-Built Plans LS 1 $10,000.00 $10,000.00 4 4 Decorative Streetlights Each 16 $2,250.00 $36,000.00 5 5 Street & Traffic Signs LS 1 $2,264.00 $2,264.00 6 6 Extend 48 inch RCP LF 10 $285.00 $2,850.00 7 7 Extend 8 inch RCP LF 25 $75.00 $1,875.00 8 8 Plastic Pavement Markings Turn Lane Arrows Each 8 $193.00 $1,544.00 9 9 Plastic Pavement Stop Bar LF 47 $12.50 $587.50 10 10 8 inch Solid Double White Line LF 3,600 $2.35 $8,460.00 11 11 8 inch Solid Single White Line LM 1.70 $2,640 $4,488.00 12 12 8 Inch Solid Single Yellow Line LF 65 $2.35 $152.75 13 13 Diagonal Channelization Markings SY 120 $23.31 $2,797.20 *** Continued Next Page *** Agenda Item #6.6.1 Page 4 of 7  Agenda Item #6.6.1 ESTIMATE SHEET CITY OF JOHNSON CITY PROJECT NAME: Keebler Meadows DATE: 02 04 2025 PROJECT LIMITS: Phase 1A SHEET NO. 2 of 2 PROJECT DESIGNER: Benchmark Design TITLE: Engineers ESTIMATE PREPARED BY: PME TITLE: Construction Inspector Page 5 of 7 ESTIMATE: 1- All Phase Construction Line No. Item No. Item Description Unit Quantity Unit Price Amount 14 14 EW S4 & Rip Rap LS 1 $2,000.00 $2,000.00 15 15 Survey per Lot (Quote Benchmark Design) LS 1 $1,680.00 $1,680.00 16 Sub-Total: $94,698.45 17 Contingency (10%): $9,469.85 18 Total: $104,168.30 19 Estimate Total: $104,000.00 Agenda Item #6.6.1 Page 6 of 7  Agenda Item #6.6.1 2‘ 3 2 NF or N w 52 2.: <_>__._.mm_ _._.wm_ ?Omm M?Omm ?Omm _>__._.mm_ Page 7 of 7 Agenda Item #6.6.2 Planning Commission AGENDA SUMMARY SUBJECT: Keebler Meadows Phase 1B Bond Reduction MEETING: Planning Commission - Jul 14 2026 DEPARTMENT: Economic Development: Planning Division STAFF CONTACT: Whitney Hodges, Planning Manager SUMMARY: All Phase is requesting a reduction of $124,000 Irrevocable Letter of Credit bond for the completion of portions of Keebler Meadows Phase 1B from the original $135,000. The new bond amount is $11,000. Please note that DR Horton requested a release of their portion of the bond in a separate action on the Planning Commission agenda. STAFF RECOMMENDATION: Pursuant to the Engineering Division's notice and approval, staff recommends the bond reduction. SUPPORTING DOCUMENTS: All Phase Bond All Phase Reduction 3 (002) Agenda Item #6.6.2 JOHNSON CITY TENNESSEE Bond Estimates ESTIMATE SHEET CITY OF JOHNSON CITY PROJECT NAME: Keebler Meadows Phase 18 DATE: 05 02 2025 PROJECT LIMITS: All Phase SHEET NOV 1 of1 PROJECT DESIGNER' Bench Mark Design TITLE: Engineers ESTIMATE PREPARED BY DNG and PME TITLE: Construction Inspector ESTIMATE: 2 Line Item No. Item Description Unit Quantity Unit Price Amount No. l l Aebullt Plane L5 1 slnmn on 510900 on 2 2 Streetlight; Each 44 52‘25n no 599000 on 3 3 Slreel and Tram: Slgns LS l 53 405 on s: 4na on 4 4 Flash: Pavement Slop Bar LF 23 512 50 5350 no 5 5 Plastic Pavement Marklng Tum Armw L8 1 53 non on 53. one on n e Dlaganal cnannellzauan Markers sv 25 525 on 5525 no 7 7 5' SaIld Double White Line L5 1 53 non on 53. one on n a 8‘ Salld Slngle wnlte Line L5 1 saloon no 53 one on to 10 Sub-Total 5122laal 00 ll ll Canhngency (lost) 51223310 12 12 Total 513431910 13 1: Estimate Total: $135,nao,nn Page 2 of 3  Agenda Item #6.6.2 m w n m n v m N r .02 0:: <_>__.rmm_ _>__._.mm_ mm ?og". —.Omm <_>__._.wm_ Page 3 of 3 Agenda Item #6.6.3 Planning Commission AGENDA SUMMARY SUBJECT: Keebler Meadows Phase 1B Bond Release MEETING: Planning Commission - Jul 14 2026 DEPARTMENT: Economic Development: Planning Division STAFF CONTACT: Whitney Hodges, Planning Manager SUMMARY: D.R. Horton is requesting the release of $616,000 Irrevocable Letter of Credit bond for the completion of their portion of Keebler Meadows Phase 1B. The bond was posted on June 2, 2025. On July 6, 2026, the City Engineering Department submitted a memorandum stating that all required work is complete and recommends that the $616,000 Irrevocable Letter of Credit be released. All Phase also holds a bond that remains in effect. Please note that All Phase is also requesting a reduction of its bond in a separate Planning Commission action. STAFF RECOMMENDATION: Pursuant to the Engineering Division's notice and approval, staff recommends full release of D. R. Horton's portion of $616,000 of the $751,000 bond. SUPPORTING DOCUMENTS: 7 July PLFP202500102 Keebler Phase 1B Bond Release DRHorton All Phase Bond Keebler Meadows Ph. 1B DR Horton Agenda Item #6.6.3 BOND RELEASE FOR KEEBLER MEADOWS PHASE 1B DATE: Planning Commission July 7, 2026 DEVELOPER: D. R Horton REQUEST: Consider release of the $616,000 Irrevocable Letter of Credit bond for Keebler Meadows Phase 1 B REVIEW: On May 13, 2025, the Planning Commission approved the $862,500 Irrevocable Letter of Credit bond to cover incomplete construction and extension of Keebler Phase 1 B for both D.R. Horton and Landstar Group, LLC. The bond was signed on June 2, 2025. On July 6, 2026, the City Engineering Division submitted a memorandum that all required work is complete; therefore, the $616,000.00 Irrevocable Letter of Credit bond can be released to the developer (see attached memo). This amount was reduced from $727,500 to $616,000 at the time of signing. The new overall total became $751,000. All Phase also holds a bond that remains in effect. Please note that All Phase is also requesting a reduction of its bond in a separate Planning Commission action. RECOMMENDATION: Pursuant to the Engineering Division’s notice and approval, staff recommends full release of the $616,000 Irrevocable Letter of Credit bond for the D. R. Horton’s portion of the Keebler Meadows Phase 1B. Page 2 of 7 Agenda Item #6.6.3 JOHNSON CITY TENNESSEE Bond Estimates ESTIMATE SHEET CITY OF JOHNSON CITY PROJECT NAME: Keebler Meadows Phase 18 DATE: 05 02 2025 PROJECT LIMITS: All Phase SHEET NOV 1 of1 PROJECT DESIGNER' Bench Mark Design TITLE: Engineers ESTIMATE PREPARED BY DNG and PME TITLE: Construction Inspector ESTIMATE: 2 Line Item No. Item Description Unit Quantity Unit Price Amount No. l l Aebullt Plane L5 1 slnmn on 510900 on 2 2 Streetlight; Each 44 52‘25n no 599000 on 3 3 Slreel and Tram: Slgns LS l 53 405 on s: 4na on 4 4 Flash: Pavement Slop Bar LF 23 512 50 5350 no 5 5 Plastic Pavement Marklng Tum Armw L8 1 53 non on 53. one on n e Dlaganal cnannellzauan Markers sv 25 525 on 5525 no 7 7 5' SaIld Double White Line L5 1 53 non on 53. one on n a 8‘ Salld Slngle wnlte Line L5 1 saloon no 53 one on to 10 Sub-Total 5122laal 00 ll ll Canhngency (lost) 51223310 12 12 Total 513431910 13 1: Estimate Total: $135,nao,nn Page 3 of 7 Agenda Item #6.6.3 Pub c orks Department Administration Engineering Environmental Waste Stormwater Street Traf?c JOHNSON CITY TENNESSEE 601 E. Main Street - PO. Box 2150 - Johnson City, TN 37605 0 (423) 434-6080 Memorandum July 6, 2026 To: Whitney Hodges, Planning Manager From: Jeff Harmon, P.E., City Engi Re: Keebler Meadows Phase 1 B: DR Horton All work that was secured by this Irrevocable Letter of Credit is complete. Public Works Engineering recommends that the Irrevocable Letter of Credit in the amount of $616,000.00 be released. Status: Recommending Release of the Irrevocable Letter of Credit. cc: Adrienne Brown, Development Services JohnsonCithN org Page 4 of 7 Agenda Item #6.6.3 DEVELOPMENTSERVICES Building - Codes Planning 601 East Main Street 423.434.6047 TENNESSEE BDIVI N BOND Type: Cash __ Check __ lrrevocable Letter of Credit (ILOC) Surety/ Performance Bond ___ Name of Subdivision: Phase (ifapplicable): Amount of Bond: $ Date Approved by the Johnson City Regional Planning Commission (JCRPC): Application Number: P 0010 Mailing Address for Return of Cash / Check Bond Name: Street: City: State: Zip Code: List of Items Bonded (attached) of said Upon completion of work, it is my duty to notify the Planning Division to schedule an inspection work. I further understand that the release of part or this entire bond requires approval by the Johnson as required City Regional Planning Commission. I further understand that upon failure to complete work prior to or upon the specified completion date, the City may, upon 20 days written notice to the subject person or organization by certified mail, use this deposit in part or in its entirety to complete required work to the standards required by the Johnson City Regional Planning Commission. bonded) and I understand that upon completion of the aforementioned work (attached list of items have verification by the Development Coordinator (or his representative) that all necessary requirements been satisfied, this bond will be released. fund, will be If Cash or Check, the above listed amount, which has been deposited in Johnson City’s general returned to the above referenced person or organization without interest. If ILOC or Suret Performance bond the original documents will be returned to the issuing bank or insurance provider. DR. Horton W 6/2/25 Date Name of securing (bonding) party Signatu Qilo?Qidmu Developmentiitoordinator (or—designee) Signa Date Date JCRPC Approved Release of bond: Amount Approved for Release // Finance, Please, return check in the amount of S to entity named above. Development Coordinator Date Page 5 of 7 Agenda Item #6.6.3 TRUISTEI Letter of Credit and Trade Services 7701 Airport Center DR.Suite 2600 Greensboro NC 27409 Tel 800-951-7847 Fax 336-605-5830 SWIFT: BRBTUS3SGBO IRREVOCABLE STANDBY LETTER OF CREDIT 75003099 MAY 28, 2025 APPLICANT: BENEFICIARY: D.R. HORTON, INC. CITY OF JOHNSON CITY 1341 HORTON CIRCLE 601 EAST MAIN STREET ARLINGTON TX 76011 JOHNSON CITY, TN 37601 FOR: USD 616,000.00 (US DOLLARS SIX HUNDRED SIXTEEN THOUSAND) DATE OF EXPIRATION: 2/28/2026 PLACE OF EXPIRATION: OUR COUNTERS WE HEREBY ESTABLISH OUR IRREVOCABLE STANDBY LETTER OF CREDIT NO.75003099 IN YOUR FAVOR FOR ACCOUNT OF D.R. HORTON, INC., 1341 HORTON CIRCLE, ARLINGTON, TX 76011, IN THE AMOUNT OF $616,000.00, AVAILABLE BY YOUR ONE OR MORE CLEAN DRAFTS DRAWN AT SIGHT ON US. EACH DRAFT SO HONORED MUST BE MARKED "DRAWN UNDER TRUIST BANK, ATTN: DOMESTIC LETTER OF CREDIT DEPT., 7701 AIRPORT CENTER DR,, SUITE 2600, GREENSBORO, NC 27409, LETTER OF CREDIT NUMBER 75003099" AND BE ACCOMPANIED BY A SIGNED STATEMENT BY THE CITY OF JOHNSON CITY THAT D.R. HORTON, INC. HAS FAILED TO HONOR ITS OBLIGATIONS WITH THE CITY OF JOHNSON CITY, ITS SUBSIDIARIES ANO AFFILIATES FOR SIDEWALKS AND PAVEMENT SURFACE FOR KEEBLER MEADOWS PHASE 1B SUBDIVISION. IT IS A CONDITION OF THIS LETTER OF CREDIT THAT IT BE SHALL BE DEEMED AUTOMATICALLY EXTENDED WITHOUT AMENDMENT FOR A PERIOD OF ONE (1) YEAR FROM THE PRESENT OR ANY FUTURE EXPIRATION DATE, UNLESS AT LEAST SIXTY (60) DAYS PRIOR TO ANY EXPIRATION DATE, WE NOTIFY YOU BY OVERNIGHT COURIER SERVICE AT THE ABOVE ADDRESS, THAT WE ELECT NOT TO EXTEND THIS LETTER OF CREDIT. PARTIAL DRAWINGS ARE PERMITTED. WE HEREBY AGREE WITH YOU THAT DRAFTS DRAWN UNDER AND IN COMPLIANCE WITH THE TERMS AND CONDITIONS OF THIS CREDIT WILL BE DULY HONORED UPON PRESENTATION AT OUR OFFICE LOCATED AT 7701 AIRPORT CENTER DR., SUITE 2600, GREENSBORO, NC 27409 ON OR BEFORE THE ABOVE STATED EXPIRY DATE, O R ANY EXTENDED EXPIRATION DATE. PRESENTATION OF DRAWINGS(S) MAY BE MADE BY OVERNIGHT COURIER OR BY FACSIMILE TO OUR FACSIMILE NUMBER 800-951—7847 UNDER TELEPHONIC ADVICE TO OUR STANDBY LETTER OF CREDIT DEPARTMENT AT 866—228-4685 OPTION 1. IN SUCH CASE, PRESENTATION OF ORIGINAL DOCUMENTS ARE NOT REQUIRED. Page 1 of 2 75003099 Page 6 of 7 Agenda Item #6.6.3 Letter at Credit and Trade Services 7701 Airport Center DR, Suite 2600 Greensboro, NC 27409 TeI 800-951-7847 Fax 336-605-5830 SWIFT: BRBTUSEISGBO SUBJECT TO THE INTERNATIONAL STANDBY THIS LETTER OF CREDIT IS ISSUED PRACTICES 1998 PUBLICATION 590. SINCERELY, TRUIST Page 2 of 2 75003099 Page 7 of 7 Agenda Item #7.7.1 Planning Commission AGENDA SUMMARY SUBJECT: Keebler Meadow Phase 1C Final Plat MEETING: Planning Commission - Jul 14 2026 DEPARTMENT: Economic Development: Planning Division STAFF CONTACT: Whitney Hodges, Planning Manager SUMMARY: Gary Waddell on behalf of Landstar Group, LLC requests approval of a final plat for 53 lots known as phase 1C of the Keebler Meadows subdivision. The proposed plat meets the requirements for minimum lot size, density, setbacks, open space, and sidewalks. The preliminary plat for phase 1 was approved by the Planning Commission on April 9, 2024. The final plat does not deviate from the approved preliminary plat. A bond amount of $338,000 will need to be posted to cover the cost of the incomplete work. STAFF RECOMMENDATION: Staff recommends approval of the final plat and to accept the bond of $338,000 to cover the cost of incomplete work. SUPPORTING DOCUMENTS: SR Keebler Ph 1C Final Agenda Item #7.7.1 KEEBLER PHASE 1C FINAL PLAT KEEBLER MEADOWS SUBDIVISION PLANNING COMMISSION JULY 14, 2026 APPLICATION NUMBER PLFP202600114 APPLICANT Gary Waddell OWNER Landstar Group LLC LOCATION Suncrest Drive General The applicant requests approval of a final plat for 53 lots known as phase 1C of the Keebler Meadows subdivision. The proposed plat meets the requirements for minimum lot size, density, setbacks, open space, and sidewalks. The preliminary plat for phase 1 was approved by the Planning Commission on April 9, 2024. The final plat does not deviate from the approved preliminary plat. A bond amount of $338,000 will need to be posted to cover the cost of the incomplete work. Zoning The proposed development is zoned RP-3, Planned Residential. The RP-3 has a minimum lot size of 4,000 square feet and a minimum lot width of 40 feet. The following are the minimum setback requirements for the RP-3 zoning district: Front: 10 feet. Front-facing garages shall have a minimum setback of 25 feet on all streets. Side: 7.5 feet Rear: 7.5 feet The proposed subdivision requires 15% open space, with 7.5% of the open space being designated as active space. The applicant is proposing open space and active space through common area and a field play area. Streets Phase 1C of the development creates 2 new public roads, Edison Road and Godfrey Lane, which are built to City standards per the subdivision regulations. Page 2 of 8 Agenda Item #7.7.1 Water and Sewer Water and Sewer is available for the development. Bond A bond of $338,000 will have to be posted for incomplete work prior to the Final Plat being signed and recorded. A copy of the bond estimate is attached to this report. Recommendation Staff recommends APPROVAL of the final plat and to accept the bond of $338,000 to cover the cost of incomplete work. Attachments: 1. Final Plat 2. Bond Estimate Page 3 of 8 Agenda Item #7.7.1 Final Plat Page 4 of 8 Agenda Item #7.7.1 Page 5 of 8 Agenda Item #7.7.1 Bond Estimate Page 6 of 8 Agenda Item #7.7.1 Page 7 of 8 Agenda Item #7.7.1 Page 8 of 8 Agenda Item #7.7.2 Planning Commission AGENDA SUMMARY SUBJECT: Yorkshire Phase 1 A Final Plat MEETING: Planning Commission - Jul 14 2026 DEPARTMENT: Economic Development: Planning Division STAFF CONTACT: Whitney Hodges, Planning Manager SUMMARY: Tysinger, Hampton, and Partners on behalf of TCCI Development Group request a final plat approval for Phase 1A of the Yorkshire Subdivision on Rockingham Road. The proposed final plat contains 48 lots and creates 3 new roads. The proposed subdivision is located in the city limits and is zoned RP-2. STAFF RECOMMENDATION: The final plat is consistent with the approved Preliminary Plan and concept plan. There is site work that remains incomplete. The Engineering Division and City Administration have worked with the developer to ensure that the subdivision will be built to meet or exceed City Standards and Subdivision Regulations. A critical need for the approval of this plat is the remaining rights-of entry, which the developer will provide an update at the Planning Commission meeting. SUPPORTING DOCUMENTS: 7. July PLFP202600032 Yorkshire 1A Final Estimate Phase 1 Agenda Item #7.7.2 YORKSHIRE SUBDIVISION PHASE 1A ROCKINGHAM ROAD FINAL PLAT APPROVAL PLANNING COMMISSION, JULY 2026 APPLICATION NUMBER PLFP202600032 APPLICANT Tysinger, Hampton & Partners OWNER TCCI Development GP LOCATION Rockingham Road General This is a request for final glat approval for Phase 1A of the Yorkshire Subdivision on Rockingham Road. The proposed final plat contains 48 lots and creates 3 new roads. The proposed subdivision is located in the city limits and is zoned RP-2. The property was annexed into the city in 2002 with an approved concept plan. The concept plan was amended and approved in 2022. A bond in the amount of $724,789.00 will need to be posted to cover a portion of the cost of the incomplete work. Zoning The proposed lots are zoned RP-2, Planned Residential. The RP-2 district requires a minimum lot size of 4,000 sq. feet and a minimum lot width of 40 feet. All 48 lots in the proposed subdivision meet the minimum standards. None of the proposed lots are less than 6,700 square feet with the largest lot exceeding 17,000 square feet. The proposed subdivision is required to have 15% open space, where 7.5% shall be active open space. The proposed subdivision meets these requirements. The following are the setback requirements for the RP-2 zoning district: Minimum Setbacks: -Front: 10 feet. Front-facing garages shall have a minimum setback of 25 feet on all streets. -Side: 7.5 foot drainage and utility easement -Rear: The rear yard setback on lots adjoining a non-RP District shall be the same as the setback of the adjacent yard in the non-RP District, provided the rear yard setback in the RP District shall not be required to be greater than 25 feet. All other Page 2 of 8 Agenda Item #7.7.2 lots not adjoining a non-RP District shall maintain a rear yard setback for drainage and utility easements where necessary. The final plat includes sidewalks along the new public streets and on the bulb (turn-around) portion of the cul-de-sacs as per Section 4-3 in the Subdivision regulations. The proposed final plat meets the zoning and subdivision requirements as it pertains to minimum lot size, lot width, open space, and sidewalks. RP Zoning District Concept Plan Requirement In accordance with section 6.10.1.3 (1) of the Zoning Code, each Planned Residential development requires a concept plan to be approved by the Planning Commission and Board of Commissioners, to ensure that the development is compatible with the surrounding area. The concept plan was approved at the time of annexation in June of 2002, and an amendment to the concept plan was approved in April of 2022. The final plat is consistent with the approved Concept Plan. Streets The proposed subdivision creates 3 new roads to be constructed to the local street standards as required by the Johnson City Subdivision Regulations. Due to the increased density caused by the development, a traffic study was required. A traffic study recommended additional right-of-way dedication at the entrance on Rockingham Road to allow for a right turn lane. There are thirteen (13) rights-of-entry required for the improvements along Rockingham Road. At this time, the developer lacks two (2) rights-of-entry. Water and Sewer City water and sewer are available to the subdivision. Incomplete Items and Bond Water and Sewer All water and sewer lines have been tested and pass inspection. There are remaining items on the final walkthrough punch list that need to be completed. An update of their completion will be provided at the Planning Commission meeting. Stormwater and Detention The initial work on these items has commenced, but that work is not complete. The Engineering Division and the developer have entered into an agreement and work plan to finish the remaining items. Page 3 of 8 Agenda Item #7.7.2 Roadwork The developer will post a bond of $724,789.00, which will cover the cost of the roadwork, sidewalks, and curb and gutter. An update on the acquisition of the two (2) rights of entry will be provided at the Planning Commission meeting. Recommendation The final plat is consistent with the approved Preliminary Plan and concept plan. There is site work that remains incomplete. The Engineering Division and City Administration have worked with the developer to ensure that the subdivision will be built to meet or exceed City Standards and Subdivision Regulations. A critical need for the approval of this plat is the remaining rights- of entry, which the developer will provide an update at the Planning Commission meeting. Attachments: 1. Final Plat 2. Location Map 3. Approved Concept Plan Final Plat Page 4 of 8 Agenda Item #7.7.2 Location Map Page 5 of 8 Agenda Item #7.7.2 Approved Concept Plan Page 6 of 8 Agenda Item #7.7.2 Page 7 of 8  Agenda Item #7.7.2 ESTIMATE SHEET CITY OF JOHNSON CITY PROJECT NAME: Yorkshire DATE: 07 10 2026 PROJECT LIMITS: Phase 1A SHEET NO. 1 of 1 PROJECT DESIGNER: Thompson & Litton TITLE: Engineers ESTIMATE PREPARED BY: LEP TITLE: Civil Engineer III Page 8 of 8 ESTIMATE: 1 Line No. Item No. Item Description Unit Quantity Unit Price Amount 1 1 Street & Traffic Sign LS 1 $2,339.00 $2,339.00 2 2 Speed Hump Each 1 $7,500.00 $7,500.00 3 3 Curb & Gutter LF 500 $30.00 $15,000.00 4 4 Sidewalk SF 38,000 $12.00 $456,000.00 5 5 Surface Ton 1,435 $170.00 $243,950.00 6 6 Sub-Total: $724,789.00 7 7 Contingency (0%): $0.00 8 8 Total: $724,789.00 9 9 Estimate Total: $724,789.00 Agenda Item #8.8.1 Planning Commission AGENDA SUMMARY SUBJECT: Intern Presentation on Accessory Dwelling Unit Research MEETING: Planning Commission - Jul 14 2026 DEPARTMENT: Economic Development: Planning Division STAFF CONTACT: Pearson Mills, Intern SUMMARY: The Planning Commission has asked staff to research Accessory Dwelling Units (ADUs) and their potential applicability in residential districts. Our Planning Division Intern, Pearson Mills, will present his findings and potential considerations. STAFF RECOMMENDATION: Information and discussion only