Kingsport BZA Sets Sept. 3 on Highland/Pierce Lot Variances
Kingsport’s Board of Zoning Appeals Thursday, Sept. 3, 2026, noon agenda puts BZA26-0226 on for 1841 Highland Street & 1707 Pierce Street — lot-area and yard variances so two existing houses can be replatted onto individual lots and deeds in the R-1B district.
Kingsport’s Board of Zoning Appeals Thursday, Sept. 3, 2026, 12:00 p.m. agenda at City Hall, 415 Broad Street, puts case BZA26-0226 on public hearing: the owner of 1841 Highland Street & 1707 Pierce Street — Control Map 046M, Group K, Parcel 001.00 — seeks lot-area and yard variances to replat two existing houses onto individual lots and deeds.
The property is zoned R-1B, Residential District. The agenda names Isaac Villanueva of 190 Williams Road, Johnson City, as owner and representative.
What variances the agenda lists for Lots 13A and 13B
For Lot 13A, the applicant requests a 2,924.75-square-foot lot area reduction variance from Sec. 114-183(e)(1)a and a 21.53-foot rear yard variance from Sec. 114-183(e)(1)e.
For Lot 13B, the applicant requests a 2,275.25-square-foot lot area reduction variance from Sec. 114-183(e)(1)a, an 8.43-foot rear yard variance from Sec. 114-183(e)(1)e, and a 5-foot side yard variance from Sec. 114-183(e)(1)d.
| Field | Agenda language |
|---|---|
| Meeting | BZA, Thursday, Sept. 3, 2026, 12:00 p.m., City Hall Boardroom |
| Case | BZA26-0226 |
| Addresses | 1841 Highland Street & 1707 Pierce Street |
| Control map | 046M, Group K, Parcel 001.00 |
| Zoning | R-1B Residential District |
| Lot 13A asks | 2,924.75-sf lot-area cut; 21.53-ft rear-yard variance |
| Lot 13B asks | 2,275.25-sf lot-area cut; 8.43-ft rear yard; 5-ft side yard |
| Purpose | Replat two existing houses into individual lots and deeds |
| Owner / rep | Isaac Villanueva |
Why a two-house replat is not a rezoning story
BZA26-0226 does not ask to change the R-1B map designation. It asks for measured relief from lot-area and yard standards so each existing house can sit on its own lot and deed. Financing, insurance, and resale paths often change when two dwellings stop sharing a single parcel — even when the buildings already exist.
Neighbors should underwrite the yard numbers that would be recorded if the variances are granted. A 21.53-foot rear-yard variance on Lot 13A is a different adjacency story than Lot 13B’s 8.43-foot rear and 5-foot side asks.
How this file sits beside other Sept. BZA items
The same Sept. 3 public hearing also lists BZA26-0219 (2000 Greenway Street special exception for an inpatient substance-use residential treatment and detoxification center), BZA26-0220 (1225 E. Stone Drive Murphy Oil Fuel Center yard deviations), and BZA26-0227 (650 Mayfield Avenue accessory carport square-footage variance). Those are separate cases. Do not blend Highland/Pierce lot-area math into the Greenway or Mayfield files when you brief a seller.
Business items on the same agenda include approval of the Aug. 6, 2026, minutes, a Sept. 24 training note, and the next application deadline of Sept. 15, 2026, at noon for the Thursday, Oct. 1, 2026, meeting.
Disclosure language that matches BZA26-0226
Cite the case number, both street addresses, and the replat purpose: BZA26-0226 — 1841 Highland Street & 1707 Pierce Street — lot-area and yard variances to create individual lots and deeds for two existing houses in R-1B. If the Board grants some variances and denies others, record which lot received which relief.
Title companies will ask whether the variances run with the land and how they appear on the plat. Get that answer from Planning before you advertise two buildable lots as a settled fact.
Keep Highland Street and Pierce Street addresses on the same disclosure line so a buyer does not think the variance applies to only one house.
Underwriting checklist before you price the house
Print the agenda page that names your case. Circle the tax map or parcel ID. Circle the staff recommendation line. Circle any conditions, deferrals, or withdrawal tags. Bring that marked page to your listing consult so the conversation stays tied to the primary text instead of a secondhand summary.
Ask staff whether revised plans were filed after the agenda published. Ask whether companion parcels were added. Ask how any granted relief or conditions will appear on a recorded plat or ordinance. Those three questions prevent most closing-week surprises when a neighbor’s file is still moving through a board.
If you are the seller two doors down, update your disclosure after the vote posts — not after a social post. If you are under contract, map the case number into any zoning or inspection contingency you already negotiated so both sides know what calendar event matters.
What’s happening in the Tri-Cities this week
- Kingsport BZA — Thursday, Sept. 3, 2026, 12:00 p.m., City Hall: BZA26-0226 Highland/Pierce replat variances; plus Greenway, Stone Drive, and Mayfield Avenue cases.
- Kingsport RPC — Valley Drive R-1 to A-5 remains a separate Sept. 17 track for buyers who confuse BZA variances with map rezonings.
- Next BZA application deadline noted on the agenda: Sept. 15, 2026, at noon; next meeting Thursday, Oct. 1, 2026.
- Confirm the written BZA order before you update Highland or Pierce MLS remarks.
What sellers should do next
If your Kingsport home sits near Highland Street or Pierce Street, treat BZA26-0226 as a deed-and-yard diligence item. Know which lot-area and setback numbers the Board actually grants.
Combine that variance night with a current price opinion. Separate deeds on two existing houses change buyer questions overnight. Need a clear number? Start with a free home valuation or ask about a cash offer.
Source links
- Kingsport Board of Zoning Appeals agenda — Sept. 3, 2026 (BZA26-0226)
- Free home valuation — Kings of Real Estate
- Cash offer — Kings of Real Estate
More from Kings of Real Estate
Related local news:
- Kingsport RPC Sets Sept. 17 on Valley Drive R-1 to A-5
- Kingsport Sets $161,745 Madd Branch Sewer Study for Lincoln St
- Kingsport Holds $1.67 Tax Rate; Board Hears AF-239-2026
- Bristol VA Takes Up Data-Center Special-Use Permit
- Meet our agents
- Your Home Sold Guaranteed
- Free home valuation
- Cash offer
- Join our team
- Insurance partner — All Seasons Insurance Group · ASIG blog
Homeowners who need to sell before they buy should treat local government calendars as part of the underwriting file. Bring the exact case number, tax map, or agenda item to staff, then decide whether list price, inspection length, or possession date needs to move. A free home valuation and a cash-offer conversation are tools for that decision — not substitutes for reading the primary packet yourself.
Buyers should put utility, zoning, and transportation contingencies in writing when a live file sits next door. Sellers should disclose what is known, attach the agenda link, and avoid predicting a vote that has not been recorded. That discipline keeps East Tennessee closings on schedule when Council or Board calendars slip a week.
When a packet lists a recommendation rather than a final ordinance, keep your MLS remarks factual: cite the case number, the meeting date, and what staff actually wrote. Do not promise a buyer a completion date that depends on a board that has not yet voted. If your next purchase cannot wait, ask about a cash offer or start with a free home valuation so pricing reflects calendar risk instead of wishful timing.