• Advisory Committee Meeting #1—October 3, 2023
• Project Website—September to December 2023
• Online Survey—September to December 2023
• Stakeholder Meetings, Round 1—October 3, 2023; November 9 and 10, 2023
• City Commission Update—November 2, 2023
• Vision for the Future Public Workshop—November 9, 2023
PHASE 1 ENGAGEMENT SUMMARY
Johnson City’s sense of community is important.
The community takes pride in its natural beauty, quality school system, and downtown.
PHASE 1 ENGAGEMENT SUMMARY
This engagement summary outlines what we heard from advisory committee members, stakeholders, and the public. This input is incredibly valuable to this process—thank you! Your feedback, along with concrete data we uncovered as part of the Community Characteristics Report, will inform the remainder of this process.
Meeting #1
October 3, 2023
PHASE 1 ENGAGEMENT SUMMARY
• 20 members
• Presentation described what a growth management plan is, the advisory committee’s role, and an overview of the planning process, engagement activities, and schedule
• Group discussion of Johnson City’s opportunities and challenges
PHASE 1 ENGAGEMENT SUMMARY
• Shared goals and plan (between residents, business owners, and City officials)
• New perspectives in City staff (bringing in new ideas)
• Experienced, but new to Johnson City
• Identity of downtown
• Identifying the draw to Johnson City
• And being able to leverage natural resources and recreational opportunities
• TCAT and other opportunities for "non-higher ed" education
• Maintaining high-quality schools
• The Tri-Cities Regional Airport
• Partnerships with neighboring communities to protect natural resources
• Affordable housing (homes and apartments)
• Both price and location
• People being priced out
• Older neighborhoods feel left behind and feel growth pressures
• Lack of character with new housing
• Aging infrastructure
• Infrastructure, schools, and community services struggling to keep pace with growth
• Cost to serve
• Getting people civically engaged
• Homelessness
• People leaving Johnson City to live elsewhere
• Transportation
• Public transportation
• Cost to build housing
• Lack of communication between City departments
• Lack of affordable childcare
• Public safety
• Executing our "shared plan"
• Newer leadership in City
• Loss of institutional knowledge
• Both a challenge and an opportunity
• Attracting employees and investment
• Inward focus/"blinders"
• Vacant buildings/neglected properties
• Fringe areas identifying as Johnson City
• Protecting natural resources
October 3, 2023
PHASE 1 ENGAGEMENT SUMMARY
Not Well
Not Important
The Survey presented members with 10 framework elements and asked them to rate HOW WELL IS IT ADDRESSED TODAY? and HOW IMPORTANT IS IT FOR THE FUTURE?
Very Well
Very Important
MANAGING GROWTH
CREATING STRONG NEIGHBORHOODS
CAPTURING OUR SHARE OF ECONOMIC OPPORTUNITIES
PROVIDING A DIVERSITY OF HOUSING OPTIONS
PROMOTING OUR CITY TO OUTSIDE INTERESTS
HAVING A SAFE AND MULTIMODAL TRANSPORTATION NETWORK
CREATING A VIBRANT AND INVITING DOWNTOWN
ESTABLISHING GREAT PARKS AND ENVIABLE TRAILS
PROTECTING OUR NATURAL RESOURCES AND SENSITIVE AREAS
EMBRACING OUR HISTORY AND CULTURAL ASSETS
PHASE 1 ENGAGEMENT SUMMARY
Digital Engagement Activity
PHASE 1 ENGAGEMENT SUMMARY
Respondents agree Founders Park and the Downtown Library are assets to the community. Other places participants don’t want to see changed include Tannery Knob and the Tweetsie Trail.
Respondents would like to see better pedestrian access and other safety improvements at the State of Franklin and University Parkway intersection. Others agree that upgrades to Winged Deer Park would be beneficial. Several people commented the four-way stop at Kings Springs Road and Milligan Highway should be converted to a roundabout.
1 ENGAGEMENT SUMMARY
Multiple respondents had ideas for the vacant space at the corner of E State of Franklin and Legion Street, including a convention center and dog park. Many had ideas for Buffalo Mountain as well, including increased access and upgraded (and more) facilities. Others would like to see investments in improving the one-way tunnel on Knob Creek Road.
PHASE 1 ENGAGEMENT SUMMARY
Digital Engagement Activity
PHASE 1 ENGAGEMENT SUMMARY
• Used the SurveyMonkey Platform
• Open Mid September – December 8
• Advertised via email and social media, limited hard copies available.
309 Participants
408 Comments
6,941 Data Points
• Participants love Johnson City’s friendly, community-oriented atmosphere and smalltown feel
• Participants value Johnson City’s downtown, the city’s parks, mountains and the natural scenery surrounding the city
PHASE 1 ENGAGEMENT SUMMARY
• Many are concerned about the prevalence of traffic, homelessness, and crime in Johnson City
• Housing is another issue for participants including the affordability and availability
• Other areas include walkability, lack of sidewalks, and road infrastructure
• The top-ranking choice was Infrastructure and Public Services, followed by Natural Resources and Environment and Housing
• The lowest-ranking choices were Historic and Cultural Resources and Economic Development
• This question gave participants a chance to tell us what they feel is important to Johnson City’s present and future
• 158 responses (examples at right)
• Key themes included more affordable and accessible housing options, downtown revitalization, addressing homelessness, preservation of the natural environment, and enhancing connectivity within communities for cyclists, pedestrians, and public transit users.
Concerns around accessible housing options
The desire to revitalize downtown areas and promote vibrant and diverse businesses. Participants have a common interest in creating attractive and thriving city centers Compassion and advocacy for the homeless population
Preserving natural resources, promoting sustainable practices and balancing growth with conservation Improved infrastructure, including better public transit options such as bike lanes and walking paths.
Participants prefer a balanced growth; this speaks for a desire for considering a moderate and controlled approach to development to find a balance for the needs of the community.
Participants would prefer balanced growth, indicating a desire for housing as well commercial spaces without leaning too heavily toward one or the other.
In a few words, explain why you answered these questions this way.
Growth creates diversity and supports infrastructure
Growth must be balanced. That said, it would be preferable if Johnson City were not growing faster than surrounding communities. Sometimes it seems that land is converted to new housing too easily.
I don’t want to see more ugly cheap apartments going up. I’d rather see more businesses to activate downtown so we can have things to do—art galleries, dance spaces, etc.
Balance seems manageable and reasonable
I believe a lot of growth would overwhelm the transportation infrastructure; however, some growth would be good for Johnson City.
We have a lot of residential influx. Now we need the resources and space to back it up.
Development should be community focused for the service of the community over the service of speculators
We need a mix of commercial and residential growth, and we need a mix of residential housing. In a competitive climate, managed growth needs to be a priority.
…near downtown.
…in a way that preserves the City’s character. |
…with easy access to transportation options. |
…where it is most efficient to provide utilities and community services.
…in a way that preserves land for future opportunities.
Most participants strongly agree most with growing in a way that preserves the City’s character and with easy access to transportation options.
• Most respondents feel that growth preserves the City’s character is important.
• Others believe most growth should occur near downtown .
…increase availability of options at a variety of price points
…preserve what I like about my neighborhood.
…provide more apartments and townhomes where it makes sense.
…create more walkable places.
…support existing and future employment needs.
Most participants strongly agree with creating more walkable places and support existing and future employment needs.
PHASE 1 ENGAGEMENT SUMMARY
…increase availability of options at variety of price points.
…preserve what I like about my neighborhood.
…provide more apartments and townhomes where it makes sense.
…create more walkable places.
…support existing and future employment needs.
Responses
• Of most importance to most respondents is increasing the availability of options at a variety of price points.
• This reflects Johnson City’s desire to increase and diversify the housing supply.
• Ranked next in importance was creating more walkable places.
…protect important economic development locations to capture regional opportunities.
…create new job opportunities for current and future residents.
…focus on providing the goods and services our residents need.
…encourage more shops and restaurants near downtown.
…preserve the unique character of Johnson City.
Most participants strongly agree that Johnson City’s economic strategy should focus on providing the goods and services residents need.
important economic development locations to capture regional opportunities.
• Most respondents think an economic strategy that preserves the unique character of Johnson City is most important.
• An almost equal percentage of respondents said it’s most important to create new opportunities for current and future residents.
Strongly Agree Agree Neutral Disagree Strongly Disagree
…be a more walkable place.
…have better public transportation.
…make it safer and easier to travel around town.
…have more welcoming entryways into the City.
…provide trails and paths for transportation, recreational, and fitness activities.
Most participants strongly agree that in the future Johnson City should make it safer and easier to travel around town. Respondents also agree that the City should be a more walkable place.
PHASE 1 ENGAGEMENT SUMMARY
…be a more walkable place.
…have better public transportation service.
…make it safer and easier to travel around town.
…have more welcoming entryways to the City.
…provide trails and paths for transportation, recreational, and fitness activities.
Responses
• Most respondents feel that making it safer and easier to travel around town is most important.
• Next is providing trails and paths for transportation, recreational and fitness activities and be a more walkable place.
Strongly Agree Agree Neutral Disagree Strongly Disagree
…providing local events and spaces that bring Johnson City residents together.
…promoting local arts, cultural, and historic initiatives.
…having a vibrant downtown.
…providing a safe and fun place for children and families.
…connecting people through parks, recreation, nature, and the outdoors.
Most participants strongly agree that quality of life means connecting people through parks, recreation, nature, and the outdoors, and providing a safe and fund place for children and families.
Responses
• Most respondents connecting people through parks, recreation, nature and the doors is most important to quality of life in Johnson City.
• Few believe having a vibrant downtown is most important. …providing local events and spaces that bring Johnson City residents together. …promoting local arts, cultural, and historic initiatives.
…having a vibrant downtown. …providing safe and fun places for children and families. …connecting people through parks, recreation, nature, and the outdoors.
I live in Johnson City. I work in Johnson City. I own a home in Johnson City. I own a business in Johnson City. I go to school in Johnson City. I attend special events in Johnson City.
Responses
PHASE 1 ENGAGEMENT SUMMARY
Responses
PHASE 1 ENGAGEMENT SUMMARY
Responses
PHASE 1 ENGAGEMENT SUMMARY
Responses
Round 1
October 3 and 4, 2023 | November 9 and 10, 2023
PHASE 1 ENGAGEMENT SUMMARY
• About Water and Sewer Services
• Provide services in four counties
• 118,000 service population
• An area of 160 square miles
• Water source is the Watauga River
• Challenges
• High-density units (e.g., residential, university)
• Sewer capacity, especially downstream
• Funding
• Inducing participation in water/sewer improvements by development community
• Water and Sewer Services Master Plan
• Currently in development; process to conclude in the coming months
• 20-year horizon
• $40-$50 million investment planned over four years
• Impact of future development and ability to guide development where there’s current capacity
• Ability to keep rate adjustments to 5% or less
• Opportunities
• Ability to cultivate community through parks and programs
• Upcoming improvements at Keefauver and Willow Springs Parks
• Increasing nature services, including hiking/biking trails and educational programming (e.g., nature center at Buffalo Mountain)
• Development and activation of the lakefront
• Challenges
• Funding
• Risk management
• Staffing
• Space limitations
• Parks and Recreation Master Plan
• Recently adopted
• Developed internally in coordination with the Parks and Recreation advisory board
• Process includes robust public engagement, including surveys, workshops, and stakeholder meetings
• Aquatics study has been a plan outcome (RFP forthcoming)
• Plan uncovered gaps in parks locations; recommendations include:
• Buffalo Mountain Master Plan
• Additional community center in northwestern part of the city
• Increased connectivity through trails and greenways
• More neighborhood/pocket parks
• Focus on maintaining current assets
PHASE 1 ENGAGEMENT SUMMARY
• Opportunities
• City invests in schools, allowing for innovation, strong hiring, quality facilities
• Johnson City builds and owns school buildings
• City transit runs school bus system
• Reputation for offering good schools
• High expectations for teachers, administrators, and students
• Class size
• Challenges
• Housing—for students and for teachers
• School size (perception that Science Hill is too big)
• Capacity—especially development occurring near schools already at capacity
• Staffing (seeing a drop in applicants)
• Johnson City can feel like a transient town— challenging to creating community
• About Johnson City Schools
• 58 languages spoken in the school system
• 21 dedicated teachers support this population
• Growing need in the system
• 8,000 students in Pre-K through Grade 12
• Increase of roughly 100 students per year
• Allows tuition students (who live elsewhere but attend Johnson City Schools)
• The Library Opportunities
• Partnership with schools, since some school libraries too small to serve study population
• Recommendations from 2018 Library Study
• The Library Challenges
• Growth
• Programs at capacity (have to turn people away)
• Space and staffing constraints
• Possibility of a branch
• Some believe visitors would flock to branch to avoid the downtown location
PHASE 1 ENGAGEMENT SUMMARY
• Opportunities
• Flood mitigation (i.e., Founders Park)
• Out-of-town visitors
• Support for small businesses
• Small businesses support each other as well
• The Johnson City identity
• Plenty of downtown locations for programming/events
• West Walnut improvements (especially ability to connect downtown to ETSU)
• Challenges
• Move-in ready commercial space limited
• Parking (parking study forthcoming)
• One parking garage that is traditionally underutilized
• Homelessness and perceptions of lack of safety
• One-way streets
• What is downtown? What do you hope downtown will be in 20 years?
• The “front porch” and “everybody’s neighborhood”
• A deterrent to sprawl elsewhere in the city
• Due to opportunities for density in downtown (can build “up” rather than “out”)
• Hub for local restaurants and businesses
• An educational opportunity—can help teach people to be curious about their surroundings (and be open to parking farther away and walking)
• Important to make sure we don’t leave behind lifelong Johnson City residents
• Some are getting priced out
• Challenges
• Manpower
• Equipment costs (up 50% in the past 2 years)
• Possibility of solid waste rate increase
• Currently $13 a month for Johnson City residents and $19 a month for County residents
• Downtown and the Tree Streets neighborhoods are harder areas to serve
• One-way and narrow streets prevent automated collection
• Need a truck wash ASAP
• About Public Works
• Public Works handles traffic, engineering, street maintenance, new construction, and stormwater
• Solid Waste operations
• Has exclusive rights to waste in Johnson City and Washington County
• Does not contract out solid waste pick-up
• Important consideration for future growth
• Current projects
• West Walnut Street Improvements
• Oakland Avenue Improvements
• Knob Creek Overpass
• Challenges
• The terrain (can’t always expand the existing right-of-way)
• Bridge width restrictions
• “Islands” created by highways/bridges as barriers between neighborhoods
• Mostly state routes within the study area (City has to ask for changes/improvements)
• History of under-reporting bike crashes
• Traffic, especially back-ups on side streets
• Delivery trucks in downtown
• Challenges related to transit, including funding, lack of drivers, infrequent service
• Biking Needs in Johnson City
• Separated bike lanes
• Off-road trails (especially to provide connections between neighborhoods)
• Friendlier destinations for bike riders
• More multi-use lanes/paths
• Bike parking
• Need a map of the bike network
• Better tracking of bike/pedestrian traffic
• Bike culture
• Mostly mountain biking, some road cycling
• Conflicts between pedestrians and bikers on trails, greenways, and sidewalks
• Need for additional programming
• Training and education for adults and children on how to ride safely in Johnson City
• What are the housing needs in Johnson City?
• Housing Needs Assessment completed earlier this year
• Lack of available land
• Lack of inventory in general, especially affordable rental properties
• Rate environment making it difficult for people to afford loans
• Finding best and highest use of available properties
• Leveraging available funding to have the greatest impact
• Gap in low-income, affordable, and workforce housing
• Many (108 as of August 2023) housing vouchers left unused
• Not enough landlords accept vouchers and not enough product in general
• Restrictive housing policies (e.g., need to reduce lot size, allow ADUs)
• Homelessness in Johnson City
• Lack of homeless shelters
• Real estate too costly
• Especially need a family shelter for unhoused families with children
• According to Washington County, 195 individuals sleep on the street each night
• According to school system, 283 students currently experiencing homelessness
• Chronically homeless only make up a small percentage of the current population experiencing homelessness
• About Economic Development
• A new department for the City as of August 2022
• Prior to this, economic development outsourced to Northeast Tennessee Regional Economic Partnership (NETREP)
• Priority tasks
• Addressing housing needs
• Recruiting industry
• Inventory analysis completed recently and an internal analysis is underway
• Johnson City Airport is being considered as a possible redevelopment opportunity
• Challenges
• Lack of developable land in the City
• Lack of childcare options for workforce, and childcare deserts in areas throughout the City
• Lack of affordable/workforce housing, and housing in general
• Opportunities
• New retail district (900 acres) and the incentives available
• West Walnut Street
• Ashe Street Courthouse renovations
• Rural health and entrepreneurial business opportunities (e.g., boutique hotel)
• City purchasing buildings as they become available to offer incentives for industry and business
• 65 acres of developable property available for housing in Gray
• For mixed-use or workforce housing
• Workforce development and lack of dedicated City staff to focus on this initiative
• Lack of staff in economic development department
• Need for an official Economic Development Strategy
• Currently, department mostly references the City’s Strategic Plan
• Opportunities
• Refocusing by City staff on outdoor recreation and fostering opportunities for local businesses
• Since 2014, 70 new high-growth startups
• Explosion in success of downtown (events, businesses, restaurants, breweries)
• Housing (especially affordable housing) inventory is slowly rising
• Robust remote workforce (due to low cost of living), quality of life, strong broadband, and business development investment
• Founders Forge
• Focused on early-stage startups
• Goal to launch 60 companies in 2024
• Innovation economy a big opportunity in Johnson City
• Need to be intentional about highlighting successes of minority business leaders to recruit more diverse workforce
• Expect Hispanic population to double in the next decade
• Retail landscape in Johnson City
• Mall at 93% occupancy
• Strong regional retail destination
• Possibility of development at Boones Creek
• Challenges
• Retaining talent/workforce
• Workforce participation rate
• Connecting student body at ETSU/other higher ed with community
• Housing, large return rate for grad school, lack of funding to incentivize internships
• 82% of Gen Z’ers polled want to work for small business/startup over large corporations
• Challenges faced by businesses navigating City codes/regulations
• Need for education and streamlined approach
• Challenges
• Need to increase housing supply
• Current sub-development regulations add cost, lower ability to develop (especially affordable housing)
• Need to encourage infill development and smart growth
• Need to understand plans for infrastructure expansion and future capacity
• Need for increased partnership between City Commission and Planning Commission
• Misalignment between Plan Review and Fire Marshal approvals for new developments
• Downtown TIF District sundowns in 2029
• Without it, no toolbox to incentive development
• Other challenges in downtown
• Parking
• Homelessness
• Downtown in a floodplain (need to revise the FEMA maps given recent improvements?)
• Why Johnson City?
• Highest demand from buyers to be here
• Johnson City maintains a strong identity
• Buyers see Johnson City as a place of opportunity
• Tri-cities part of an underserved metro market, creating opportunities
• One of the hottest rural metro markets in the US
• Tax structure and quality of life drive this
• Leads to an influx of population
• Downtown character draws people to Johnson City
• Need to maintain small-town feel
• Other Challenges
• Need to modernize code to focus on infill development
• Build in regular code reviews and updates
• More use of in-lieu fees (particularly with sidewalk requirements)
• Artificially small size of Metropolitan Statistical Area
• Need to get back to Tri-cities (which still operate as region in many ways)
• Issue when attracting business/industry
• What does stewardship mean in Johnson City?
• Open greenspace with native species
• Active recycling/composting programs
• Clean water
• More multimodal transportation
• A people transportation network
• Need to update recycling model
• Incorporate Eastman’s recycling facility focused on reusing plastics
• Build network of sidewalks, connecting communities to each other and to nature
• Create partnerships between developers and City to invest in environmental stewardship
• Use utility easements for recreation and transportation uses when appropriate (e.g., trails, bike paths)
• Challenges
• Limited public transit
• Provide links to new Amtrak hub in Bristol?
• Upping density for residential development
• Need to appropriately support growth
• Make sure to keep an eye on infrastructure capacity
• Water
• Sewer
• Solid waste
• Schools
PHASE 1 ENGAGEMENT SUMMARY
Public Workshop #1
November 9, 2023
PHASE 1 ENGAGEMENT SUMMARY
Approximately 125 participants attended the public workshop. While they were there, participants viewed a series of boards and maps that described the planning process, purpose of the plan, and key takeaways from the initial review of community characteristics data.
PHASE 1 ENGAGEMENT SUMMARY
• This board informed workshop attendees of the Johnson City Growth Management Plan process
• Description of the growth management plan
• The plan’s intended outcomes
• Process schedule
PHASE 1 ENGAGEMENT SUMMARY
• A series of six boards introduced attendees to Johnson City’s Community Characteristics
• Population
• Land Use and Transportation
• Economy
• Housing
• Community Infrastructure and Public Services
• Public Utilities and Natural Environment
PHASE 1 ENGAGEMENT SUMMARY
Participants used colored dots to identify where they live, work, and recreate.
• Most participants live within the study area, and within the city limits
• Most people work in the study area, with clusters around the downtown area
PHASE 1 ENGAGEMENT SUMMARY
• Places to recreate primarily are located in the southern portion of the study area and further south at Buffalo Mountain
Participants wrote a response to the prompt: “In 2045, I envision Johnson City to be…”
ENGAGEMENT SUMMARY
Participants provided 57 thoughtful responses to the prompt “In 2045, I envision Johnson City to be…” Themes included:
Participants used colored dots to identify locations in Johnson City they think are appropriate for different types of growth.
1 ENGAGEMENT SUMMARY
• Participants believe Buffalo Mountain should be protected from new development
• Participants see opportunities for new residential, new jobs, new shops and restaurants, and new recreational amenities in the areas in and around downtown
• Another area prime for residential and commercial development is in the northwestern part of the study area on either side of I-26
1,476 Data Points
83 Written Comments
Participants placed green dots on land uses they want to see more of, and red dots on land uses they want to see less of.
For eight planning themes, participants answered two questions: How well is the theme addressed today? How important is the theme for the future?
This activity showed 8 framework elements and asked participants to rate HOW WELL IS IT ADDRESSED TODAY? and HOW IMPORTANT IS IT FOR THE FUTURE?
MANAGING GROWTH AND DEVELOPMENT
SUPPORTING STRONG AND RESILIENT NEIGHBORHOODS
MAINTAINING A STRONG LOCAL ECONOMY
PROVIDING DIVERSE HOUSING OPTIONS
OFFERING A FIRST-CLASS EDUCATION SYSTEM
HAVING A SAFE AND MULTIMODAL TRANSPORTATION NETWORK
CREATING A VIBRANT AND INVITING DOWNTOWN
PRESERVING THE NATURAL ENVIRONMENT
PHASE 1 ENGAGEMENT SUMMARY