City Commission

AGENDA SUMMARY

SUBJECT: Resolution: Hodge-Hunt Annexation

Resolution of the "Hodge-Hunt Annexation" for territory Along Christian Church Rd
(See also Ordinance 4751-20 and the Hodge-Hunt Annexation Plan of Services)
MEETING: City Commission - Sep 03 2020
DEPARTMENT: Development Services
STAFF CONTACT: Asongayi Venard, Development Coordinator

SUMMARY:
The territory is located within the Urban Services Area and Urban Growth Boundary, and it adjoins current City
limits. The annexation is requested by the property owners.

This annexation is orderly as it progressively infills a portion of the retail and tourism incentive area east of the
Clinchfield railroad line, north of Boones Creek Rd and west of Christian Church Rd. The area and boundary of
the incentive zone (approx. 950 acres and covering both sides of Exit 17) was recently adopted by the
Commission for state-level tourism and economic development incentives.

Revenue from this annexation will enhance the financial stability of the City, and the provision of public
services will be efficient and cost effective. The territory has potential for commercial and mixed use
developments. The Future Land Use Map and policies of the City, as provided in the Comprehensive Plan
2020, designates the territory for commercial development.

There is an existing commitment from the City to provide water and sewer to the remainder of Tax Map 028,
Parcel 065.00 (“The Sharp Farm Annexation”) - property that was recently annexed into the corporate limits.
Any extension of utility lines will also service the rest of the property now under consideration. Therefore, no
additional cost for water and sewer is included in the fiscal impact of this annexation request.

FINANCIAL IMPACT:
It is estimated that the territory in its current undeveloped state will generate $3,237.00 in City taxes, per
annum. This amount is expected to significantly increase depending on the value of future commercial
development and because the assessment percentage for tax purposes will increase from 25% for vacant lot
to 40% for commercial property.

POLICY IMPLICATIONS:
The property owners request assignment of the B-4 (Planned Arterial Business) zoning district to the territory,
which is consistent with the Future Land Use Map and Comprehensive Plan 2020 policies.
STAFF RECOMMENDATION:
The Johnson City Regional Planning Commission, at its' August 11, 2020 regular meeting, recommended
approval of the annexation, the Plan of Services, and assignment of the B-4 (Planned Arterial Business) zoning
district to the entire area under consideration.

SUPPORTING DOCUMENTS:
RESOLUTION OF THE HODGE-HUNT ANNEXATION
Staff Report of the Hodge-Hunt Annexation Along Christian Church Rd

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 RESOLUTION – THE HODGE-HUNT ANNEXATION
(SEE ALSO ORDINANCE NO. 4751-20

A RESOLUTION TO ANNEX CERTAIN PROPERTIES LOCATED

WITHIN THE ELEVENTH (11TH) CIVIL DISTRICT OF
WASHINGTON COUNTY, TENNESSEE ADJOINING THE
PRESENT CORPORATE BOUNDARIES OF THE CITY OF
JOHNSON CITY, TENNESSEE, AND TO INCORPORATE THE
SAME WITHIN THE CORPORATE BOUNDARIES OF THE CITY
OF JOHNSON CITY, TENNESSEE, SAID PROPERTIES BEING
KNOWN AS THE “HODGE-HUNT ANNEXATION”; TO ZONE
SAID PROPERTIES B-4 (PLANNED ARTERIAL BUSINESS
DISTRICT) AS DESCRIBED HEREIN AND TO AMEND THE
ZONING MAP OF THE CITY OF JOHNSON CITY, TENNESSEE
ACCORDINGLY, BEING A PART OF THE APPENDIX TO
ORDINANCE NO. 1519.

WHEREAS, the annexation of such territory is deemed necessary for the

welfare of the territory as well as for the welfare of the City of Johnson City as a whole; and
WHEREAS, the Johnson City Regional Planning Commission has considered
and recommended approval of the area for annexation during regular session on August 11,
2020; and

WHEREAS, the Johnson City Regional Planning Commission has considered

and recommended a Plan of Services for the area during regular session on August 11, 2020;
and

WHEREAS, the Johnson City Regional Planning Commission has considered

and recommended a proposal for zoning said properties B-4 (Planned Arterial Business
District) during regular session on August 11, 2020;

NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF JOHNSON

CITY AS FOLLOWS:
SECTION 1. Pursuant to authority conferred by Chapter 113, Public Acts of
Tennessee, 1955, there is hereby annexed to the City of Johnson City, Tennessee, and
incorporated within the corporate boundaries thereof, the following described territory
adjoining the present corporate boundaries and situate, lying and being in the Twelfth (12th)
Civil District of Washington County, Tennessee.
See “Property 1” and “Property 2” descriptions marked "Exhibit 'A'" hereto.
See map of the above-described properties marked "Exhibit 'B'" hereto.
See Plan of Services marked “Exhibit ‘C’” hereto.

SECTION 2. BE IT FURTHER RESOLVED that the area herein described

and annexed be zoned B-4, Planned Arterial Business District. (See also Ordinance 4751-20)

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 SECTION 3. BE IT FURTHER RESOLVED that this resolution shall become operative
from and after its passage as provided in Chapter 113, Public Acts of Tennessee, 1955, and Chapter
1101, Public Acts of Tennessee, 1998 as supplemented and amended.

PASSED ON FIRST READING ________

PASSED ON SECOND READING ________
PASSED ON THIRD READING ________

APPROVED AND SIGNED IN OPEN MEETING

ON THE DAY OF , 20

MAYOR
ATTEST:

City Recorder

APPROVED AS TO FORM:

Staff Attorney

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 “EXHIBIT ‘A’”

“PROPERTY 1” DESCRIPTION:
A 16.0ac Portion of Tax Map 028, Parcel 065.00 in Washington County, TN

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 “PROPERTY 2” DESCRIPTION:
Philip C. Harrison Property (26.516ac) as recorded in Plat Book 19, Page 698 in the records
of the Washington County, TN Register of Deeds, being Tax Map 029, Parcel 057.03

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 “Exhibit ‘B’”
Map of Annexation Territory

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 “EXHIBIT ‘C’”

PLAN OF SERVICES

ANNEXATION OF PROPERTIES ADJOINING CHRISTIAN CHURCH RD

“THE HODGE-HUNT ANNEXATION”

BEING A PORTION OF TAX MAP 028, PARCEL 065.00,

AND ALL OF
TAX MAP 029, PARCEL 057.03 (THE PHILIP C. HARRISON PROPERTY)

A. Police

Johnson City Police Services will be provided in accordance with City policies
from the effective date of annexation.

B. Fire Protection

Johnson City Fire protection within the limitations of available water and
distances from fire stations, will be provided from the effective date of
annexation.

C. Water Service

Public water service will be extended to a portion of Tax Map 028, Parcel 065.00
within five years from the effective date of the annexation or at the time that
development begins, whichever happens earlier. Public water service will be
available to property Tax Map 029, Parcel 057.03 from the effective date of
annexation. All other city policies pertaining to water service shall apply from the
effective date of annexation.

D. Sewer Service

Public sewer service will be extended to a portion of Tax Map 028, Parcel 065.00
within five years from the effective date of the annexation or at the time that
development begins, whichever happens earlier. Public sewer service will be
available to property Tax Map 029, Parcel 057.03 from the effective date of
annexation. All other city policies pertaining to sewer service shall apply from the
effective date of annexation.

E. Electrical Service

Electrical service will be provided by Brightridge.

F. Schools

School bus service will be provided in accordance with city policy from the start
date of the Johnson City public schools 2021/2022 academic year.

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G. Refuse Collection

Regular weekly refuse collection service will be provided to the property and any
future development on it from the effective date of annexation, and in
accordance with City policies.

H. Streets

Street signs will be provided in accordance with city policies from the effective
date of annexation.

I. Street Lights

Street lights will be provided in accordance with city policies from the effective
date of the annexation.

J. Inspections

Inspection services provided by the city (building, electrical, plumbing, sanitation,

zoning, etc.) will be extended to the annexed area on the effective date of
annexation.

K. Planning and Zoning

The city's planning and land use control authority as authorized by state law will
be extended to the annexed area on the effective date of annexation. This will
include the preparation and adoption of land use policy and the administration
and enforcement of zoning and subdivision regulations. The territory is
recommended to be zoned B-4 (Planned Arterial Business District). Upon
annexation of the property and assignment of the Zoning District, the Johnson
City Board of Commissioners may rezone the property in accordance with the
powers granted to it in Tennessee Code Annotated.

L. Transit

The Patron Taxi Service and the Paratransit Van Service for the elderly and
handicapped is currently serving the area. Users must possess a valid Johnson
City Transit photo identification card. This transit service shall apply from the
effective date of annexation.

M. Senior Citizens’ Center

Facilities and services of the Johnson City Senior Citizens' Center are presently
available to the territory, and will continue from the effective date of annexation
in accordance with City Policy.

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N. Recreation

Policies and standards presently in effect within the present city will be utilized in
expanding the recreation program and facilities to the annexed area when
determined by the City of Johnson City to be necessary and feasible in
accordance with City policies.

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 ANNEXATION OF TWO PROPERTIES ALONG CHRISTIAN CHURCH RD
BEING A PORTION OF TAX MAP 028, PARCEL 065.00,
AND ALL OF
TAX MAP 029, PARCEL 057.03 (LOT TR1 OF THE HELEN HARRISON REPLAT)
“THE HUNT – HODGE ANNEXATION”

INFORMATION SUMMARY

1. Property Owners and Applicants:

Tax Map 028, Parcel 065.00 is owned by Roselea Proffitt, and
Tax Map 029, Parcel 057.03 is owned by David Lynn Hodge (Trustee of
the David Lynn Hodge Living Trust), Troy Hunt, Justin Hunt, Robin
Adams, Chad Hunt and Conrad M. Cox (Personal Representative of the
Estate of Dwight Hunt)

2. Total Area: Portion of Tax Map 028, Parcel 065.00 is 15.90acres

All of Tax Map 029, Parcel 057.03 is 26.52acres
Total Area = 42.42acres

Portion of Tax Map

028, Parcel 065.00

All of Tax Map 029,

Parcel 057.03

Map 1: Properties Proposed for Annexation

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3. Potential Use: Mixed Land Use

4. Projected Population: 4.6 5. Projected School Age Population: 1

6. School District: Towne Acres Elementary

7. Current Land Use Data: Acres Percent

Agriculture 42.42 100

8. Linear Feet of Roads: 0.00ft

9. Current Washington County Zoning:

PMD, Planned Manufacturing District for Tax Map 028, Parcel 065.00
B-3, General Business District for Tax Map 029, Parcel 057.03

10. Requested City Zoning for All Properties: B-4 (Planned Arterial Business District)

11. Preliminary Assessment:

 Refuse Collection – area served by the Johnson City Regional Solid Waste
System
 Water Service – City water currently not available to Tax Map 028, Parcel 065.00
– City water current available to Tax Map 029, Parcel 057.03
 Sewer Service – City sewer currently not available to Tax Map 028, Parcel 065.00
– City sewer current available to Tax Map 029, Parcel 057.03
 Emergency Services – police protection provided by the Washington County
Sheriff’s Department; fire protection provided by the Washington County
Volunteer Fire Department; and ambulance service provided by the Washington
County / Johnson City EMS
 Schools – area served by Washington County schools

12. Comments: The territory is located within the Urban Services Area and Urban
Growth Boundary, and it adjoins current City limits. The annexation is requested by
the property owner. It is estimated that the territory in its current undeveloped state
will generate $3,237.00 in City taxes per annum; this amount is expected to increase
significantly depending on the value of the possible future commercial development
on the site, and because the assessment percentage for tax purposes will increase
from 25% for vacant lot to 40% for commercial property. There is an existing
commitment from the City to provide water and sewer to the remainder of the Tax
Map 028, Parcel 065.00 (“The Sharp Farm Annexation”) property that is already in
the City. The utility lines will also service the rest of the property under consideration.
Hence, no additional cost for water and sewer is included in the fiscal impact of this
annexation.

13. Annexation Policy: Policy 1.5.2 of the Comprehensive Plan 2020 states:
“It is the policy of Johnson City to review all requests for annexation in accordance
with adopted criteria and to consider annexations only where applicable criteria are
met.”

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Criteria 1.5.2.1 Revenues from annexed areas shall enhance the financial stability of
the city.

It is estimated that the territory in its current undeveloped state will generate
$3,237.00 in property taxes. This amount shall increase significantly depending on
the future commercial development on the site if the property is zoned for such uses.

Criteria 1.5.2.2 The provision of services to areas considered for annexation shall be
efficient and cost effective.

Water and Sewer services are already available to Tax Map 029, Parcel 057.03.
There is existing commitment from the City to provide water and sewer to the portion
of the Rosalea Proffitt property that was already annexed into the City. The water
and sewer lines from this commitment will likewise service the over 16acres portion
of this property that is under consideration.

The territory is in the Urban Services Area. Action 2.4.1.2 of the Comprehensive
Plan calls for the direction of capital improvements in the Urban Services Area, to
support the existing City and its developing fringes.

Criteria 1.5.2.3 To the extent possible, requests for annexation shall be

accompanied by specific development proposals.

At the public hearing held by the City Commission for the “Sharp Farm Annexation”
on June 18, 2020, a potential developer of the properties, Mr. Steve Weston,
presented a mixed use development concept for the properties, which will be known
as “Promenade at Boones Creek.” A Conceptual Site Plan is shown below, and an
animated version is currently available on Youtube via the link below:
https://www.youtube.com/watch?v=mKT3gANMqT4&feature=youtu.be

Note: A review of this concept plan is not under consideration in this rezoning
request. No civil plan set has been officially submitted to the City for approval at this
time.

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 Figure 1: Conceptual Site Plan for Promenade at Boones Creek

This property falls within the Boones Creek Economic Incentive Zone. Therefore, it is
very likely that it will develop for commercial or mixed use purposes in future.

Criteria 1.5.2.4 Areas considered for annexation shall be consistent with adopted
land use policies of the city.

The Future Land Use Map designates this territory for commercial development. The
requested B-4 Zoning District permits commercial development. Action 2.1.1.4 of the
Comprehensive Plan 2020 further calls for the consideration of road capacity in
annexations. Christian Church Rd and Boones Station Road are small “county
roads” not currently suitable for intensive commercial uses permitted in the B-4
Zoning District. Christian Church Rd in particular, which is already a Johnson City
public street, from this territory to the Boones Creek Rd will need to be improved in
future to the standard of at least a collector street. This will benefit and encourage
the development of other properties along this road that are already in the City, and
others that may be in the City as more territory is requested for annexation.

14. Recommendation: Staff recommends approval of annexation, plan of services and

assignment of B-4 Zoning District to the entire territory.

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 ZONING DISTRICT ASSIGNMENT

The properties’ owners request the assignment of the B-4 Zoning District to the
properties. The current zoning of the vicinity is shown in Map 2 below. The B-4 Zoning
District is suitable in the territory under consideration for the following reasons:

I. As shown in Map 1 below, the property proposed for annexation is in the general
vicinity of the B-4 Zoning District. Assignment of the B-4 Zoning District to the
territory will be an extension of the existing B-4 in the area southwestward. Thus, it
will not constitute spot zoning.

Map 1: Current Zoning Map of the Territory’s Vicinity

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II. The B-4 Zoning District is generally for property along arterial and collector streets,
or at commercial intensive nodes. Although Christian Church Rd is currently a small
“county road”, the road shall no longer function in capacity as a rural road because
of transportation changes created by the Exit 17 improvements on I-26. Per these
changes, there will be no left turns into and out of Lake Park Drive. All east bound
traffic heading to the DMV area will only access this institutional uses and
commercial/light industrial uses area through Christian Church Rd. All traffic exiting
this area and heading towards Jonesborough or to I-26 will have to go through
Christian Church Rd to Boones Creek Rd. Thus, with or without the annexation of
this property, Christian Church Rd will need to be redeveloped to at least the
standard of a collector street, which is suitable for uses permitted in the B-4 Zoning
District.

III. The railway and the adjacent cliff to the east provide hard separation between the
subject properties and the adjoining residential neighborhood. Future development
of the propertyies will also be required to provide additional buffer from the
neighborhood per Johnson City Zoning Ordinance requirement.

IV. The future land use map (FLUM), which is a product of significant community
engagement and reflects the land use vision of the citizens of Johnson City
designates this territory for commercial development.

V. The subject properties are in the potential Economic Incentive Zone in the Boones
Creek area as approved in Ordinance 4723-19 that created this Retail/Tourism
economic zone. By the inclusion of this property in this zone, the City of Johnson
City recognized the commercial development potential of the property for retail
and/or tourism uses. These uses are generally permitted in the B-4 Zoning District.

VI. The potential development plan includes commercial uses, and residential uses on
the upper floor of buildings. This fits into the development character of the B-4
Zoning District as envisioned in the Future Land Use policy of the Comprehensive
Plan 2020, which calls for the integration of suburban commercial guidelines in the
B-4 District, and codified in the Zoning Ordinance.

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 DEMOGRAPHICS, PROPERTY TAXES AND CAPITAL IMPROVEMENTS

PROJECTED POPULATION AND PROPERTY TAXES

VALUE
Projected Total Property Population 4.6
Projected School Age Population 1
Projected Total City Population 68,551

Tax Est. Property Assessment (vacant properties) $175,000

Total Number of Properties 2
Est. Property Tax (vacant property) $3, 237.00
CAPITAL IMPROVEMENTS
Est. Water $0.00
Est. Sewer $0.00
Est. Total Capital Improvement Cost $0.00

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 PLAN OF SERVICES

ANNEXATION OF PROPERTIES ADJOINING CHRISTIAN CHURCH RD

“THE HODGE-HUNT ANNEXATION”

BEING A PORTION OF TAX MAP 028, PARCEL 065.00,

AND ALL OF
TAX MAP 029, PARCEL 057.03 (THE PHILIP C. HARRISON PROPERTY)

A. Police

Johnson City Police Services will be provided in accordance with City policies
from the effective date of annexation.

B. Fire Protection

Johnson City Fire protection within the limitations of available water and distances
from fire stations, will be provided from the effective date of annexation.

C. Water Service

Public water service will be extended to a portion of Tax Map 028, Parcel 065.00
within five years from the effective date of the annexation or at the time that
development begins, whichever happens earlier. Public water service will be
available to property Tax Map 029, Parcel 057.03 from the effective date of
annexation. All other city policies pertaining to water service shall apply from the
effective date of annexation.

D. Sewer Service

Public sewer service will be extended to a portion of Tax Map 028, Parcel 065.00
within five years from the effective date of the annexation or at the time that
development begins, whichever happens earlier. Public sewer service will be
available to property Tax Map 029, Parcel 057.03 from the effective date of
annexation. All other city policies pertaining to sewer service shall apply from the
effective date of annexation.

E. Electrical Service

Electrical service will be provided by Brightridge.

F. Schools

School bus service will be provided in accordance with city policy from the start
date of the Johnson City public schools 2021/2022 academic year.

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G. Refuse Collection

Regular weekly refuse collection service will be provided to the property and any
future development on it from the effective date of annexation, and in accordance
with City policies.

H. Streets

Street signs will be provided in accordance with city policies from the effective
date of annexation.

I. Street Lights

Street lights will be provided in accordance with city policies from the effective
date of the annexation.

J. Inspections

Inspection services provided by the city (building, electrical, plumbing, sanitation,

zoning, etc.) will be extended to the annexed area on the effective date of
annexation.

K. Planning and Zoning

The city's planning and land use control authority as authorized by state law will
be extended to the annexed area on the effective date of annexation. This will
include the preparation and adoption of land use policy and the administration and
enforcement of zoning and subdivision regulations. The territory is recommended
to be zoned B-4 (Planned Arterial Business District). Upon annexation of the
property and assignment of the Zoning District, the Johnson City Board of
Commissioners may rezone the property in accordance with the powers granted
to it in Tennessee Code Annotated.

L. Transit

The Patron Taxi Service and the Paratransit Van Service for the elderly and
handicapped is currently serving the area. Users must possess a valid Johnson
City Transit photo identification card. This transit service shall apply from the
effective date of annexation.

M. Senior Citizens’ Center

Facilities and services of the Johnson City Senior Citizens' Center are presently
available to the territory, and will continue from the effective date of annexation in
accordance with City Policy.

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N. Recreation

Policies and standards presently in effect within the present city will be utilized in
expanding the recreation program and facilities to the annexed area when
determined by the City of Johnson City to be necessary and feasible in
accordance with City policies.

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 ANNEXATION REQUEST
PORTION OF TAX MAP 028, PARCEL 065.00

Page 21 of 27
 ANNEXATION TERRITORY BOUNDARY
PORTION OF TAX MAP 028, PARCEL 065.00

Page 22 of 27
 ANNEXATION REQUEST
TAX MAP 029, PARCEL 057.03 (LOT TR1 OF THE HELEN HARRISON REPLAT)

Page 23 of 27
Page 24 of 27
 ANNEXATION TERRITORY BOUNDARY
TAX MAP 029, PARCEL 057.03 (THE PHILIP C. HARRISON PROPERTY)

Page 25 of 27
Page 26 of 27
 TOTAL ANNEXATION TERRITORY MAP

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