Old JC Redevelopment Study - Thoughts? (Chattanooga, Johnson City: section 8, transporting, lease)

[jabogitlu]

Bear with me folks, I've got some time to kill.

While poking around the city website looking for recycling information, I found references to this study done by Dover-Kohl. I went over to their site and found the study. I think it's particularly suited to our city, addressing a couple key areas (North Roan @ the mall and the downtown area).

I was especially impressed by the North Roan proposal. The frustrating thing is, *this is all possible!* I do believe this is one of the shelved, forgotten-about studies our city has at its disposal.

Let's face it, we're a small community without a larger city nearby. Development and investment are few and far between here, and we need to take advantage of every opportunity we get. Instead of building new shopping centers on State of Franklin, what about turning Roan into a more pedestrian-friendly and livable part of the city? We already have in North Roan several key components of what makes a community livable - grocery (Kroger) and everyday shopping (Target, not to mention the Mall).

Perhaps we're all doing this backwards. Instead of trying to attract business like this to greater downtown, where *maybe* 500 people live? (I have no idea, I'm guesstimating), maybe should focus on making our already livable (from a retail point of view) communities more walkable.

Could you imagine Roan street, with its turn lane converted into a grassy, tree-filled median and its left-most lanes used for turning? This is possible. Although Roan is a six-lane road, effectively only four lanes are utilized for thru-traffic because of the strange outcroppings in the right lanes. There wouldn't be any lane-loss.

Developments like Franklin Woods hospital would be great on North Roan. That could've really contributed to ANCHORING this area of the community, as we could've had two major players - medical and retail. As developers re-build (hypothetically, of course) retail along the corridor, including living space in second, third, hell, let's live dangerously - fourth! stories, the third fork of the trident would be in place - living space.

I feel like despite being one of the busiest roads in the Tri-Cities and having major retail at its center (Mall at JC + Target + Kroger), North Roan @ Mountcastle is in danger of becoming one of those urban corridors that is derelict, used only for transporting people from one side of the city to the other. As the economy picks up, this is even more likely as developments like that horrible proposed Boones Creek mega-development are put into place. As our population grows this sort of problem can grow into something even more serious than urban planning as urban crime moves to empty urban space! Positive developments on both ends, along the Bristol Highway and in the downtown/JCMC area, to me, threaten to de-stabilize Roan St. into a vacuous people-mover.

Or maybe I'm just in love with this study's graphics. I do have a soft spot for renderings.

P.S. - Forgot to mention. It's smart, active development like this that lures major business into a community. I'm not sure if JC's leaders understand this concept or not.

P.P.S. - To me, the opening of the new "Mall Entrance Road" off North Roan proves that this study is dead in the water. The road is sprawltastic!


Study: http://www.doverkohl.com/files/pdf/J..._low%20res.pdf

Pix: Connecting Johnson City, Dover, Kohl & Partners

[NorthernLights]

I have seen other urban centers similar to downtown JC have to crash all the way to the ground first before, like a phoenix, they can be born again from the flames. The inner harbor area of Baltimore had to get to the point that the mayor could offer 1$ housing back in the 70's to folks willing to pioneer returning to beautiful locations like Federal Hill or Fell's Point or Canton etc. Downtown Asheville was a wasteland when I visited it in the 80s, now there is a thriving community in an area of formerly boarded up buildings in its downtown. My former hometown in MD and the neighbor city, Frederick, had a difficult time revitalizing because it had become the location for so many of the area's poorest residents. Much of the area had become section 8 housing and the surrounding area was leased to institutions that served that segment of the population. 'Regentrification' comes at a large cost, one we don't like to talk about, because it means addressing the needs of our poorest fellow citizens that live in those areas now and finding a new place for them and the services they avail themselves of before the 'Yuppies' want to move back downtown. I apologize if my words may offend but that's what I have seen.
I think we may need to make the old town of Johnson City a 'tabula rasa' before developers feel it is finally, financially profitable to buy old buildings and address the issues of crumbling structures, lead and asbestos and other environmental issues, etc. There has to be some financial incentive to go to old town rather than buy up old farm land outside of town and build new structures at less cost. "Sprawl", if you will. This area has much land to sprawl to, there must be some financial incentives to redevelop the old areas. I mentioned Frederick MD earlier, I would be very happy if the downtown development organizations researched what they have done so very successfully in that city. It may give some insightful guidance as downtown Frederick has really 'morphed' into a vital and beautiful area and it may generate some ideas that could be useful with oldtown JC. I have also observed a very positive revitalization in the old downtown of Greenville SC and Chattanooga as well. Maybe we can learn from their experiences.

http://www.businessinfrederick.com/e...talization.htm

[SarahSal]

Jab and NorthernLights,
You guys are both 'right on the money'! The Dover/Kohl report was incredibly well-done but represented a more forward-thinking *vision* than I think the city was prepared to accept or deal with. The section on downtown is a perfect blueprint for what 'could be'. There had been numerous studies and committees and reports prior to D/K but this one was la creme de la creme - and gave so many of us hope. The D/K folks even came downtown to talk with a group of us downtowners and they were quite impressive. In the end - this $250K report was shelved like others before it.

The city continues to give glowing lip-service to downtown but until they truly comprehend the inherent rewards of a revitalized downtown and offer their unqualified support, our lovely little downtown will continue to move ahead and backwards in fits and starts. And good traffic flow will take precedence over what could easily be a pedestrian friendly city. Two commissioners have concentrated their efforts on downtown but until the entire group of five are on the same page, new development - and increased tax dollars - will be the driving forces.

(You'll probably recall, I'm the jaded, cynical one after too many years downtown).

[NorthernLights]

Sarah, You seem to be suffering from what I've seen other pioneers in other cities have suffered. The cities always have limited funds to throw at different projects. It's a Catch 22, until they see real tax income from an area they are reluctant to spend too much on that area and allocate their funds to other areas who will scream about the city pouring money down the well downtown when they pay their taxes [now] and they want things improved in their neighborhoods on their side of town [now]. It seems to me that more times than not the citizens have to take charge and lead the development themselves until finally the "leadership" has to follow along.
It's amazing how much all these "studies" add up to that no one ever adopts. Makes you wonder how far that same amount of money might have gone if used to fix up the area. Like so many projects in so many different parts of the country when all is said and done...much more was said...than done.

[rccrain]

Man, those are some pretty pictures. But making that actually happen will be pretty freaking impossible in the near term. This seems to be the type of project that is so "progressive" that you don't even know where to start. Where do you put the shovel first? Where does the funding come from? Did it even provide estimated costs? Unlike our federal government, we have to maintain a budget.

It doesn't even seem to address our major downtown flooding problem. Is there a more detailed report somewhere?

[SarahSal]

Originally Posted by NorthernLights

Sarah, You seem to be suffering from what I've seen other pioneers in other cities have suffered. The cities always have limited funds to throw at different projects. It's a Catch 22, until they see real tax income from an area they are reluctant to spend too much on that area and allocate their funds to other areas who will scream about the city pouring money down the well downtown when they pay their taxes [now] and they want things improved in their neighborhoods on their side of town [now]. It seems to me that more times than not the citizens have to take charge and lead the development themselves until finally the "leadership" has to follow along.
It's amazing how much all these "studies" add up to that no one ever adopts. Makes you wonder how far that same amount of money might have gone if used to fix up the area. Like so many projects in so many different parts of the country when all is said and done...much more was said...than done.

Downtown citizens, within a number of groups *did* try dilligently for well over a decade. We attended countless city meetings and forums, spoke out, did our own surveys, made innumerable recommendations, organized musical events; that's where the Blue Plum Festival originated - from a grassroots downtown group. But most of our efforts tended to be marginalized by the 'powers that be' and CITY orgs that always claimed they were in charge of what would occur - or would *not* occur downtown. It became a tiring uphill battle, which after a while, many chose not to participate in anymore. During these years scores of excellent new businesses came in, excited by the possibilities then closed because things just weren't 'happening' fast enough.

Some of the grassroots recommendations included; number one (of course), dealing with the flooding problem; making downtown more pedestrian friendly (especially due to the Hands!On! Museum and all the children who visit); offering tax incentives for businesses to relocate downtown - including the hoped-for presence of *some* ETSU facility; sponsoring *weekly* musical events (which some downtowners actually did quite successfully); enouraging and supporting more residential units downtown (because as the experts maintain - once lights begin coming on in 2nd story windows this is a sure sign of positive growth and change); a stronger police presence (especially on the weekends); supporting and working towards the creation of an historic district (which DID happen but excluded many worthy buildings); creating fairer parking regs - and lots more including weekend horse drawn carriage rides which briefly we did have!

So as not to be a total naysayer, some things that did happen were the aforementioned historic district, the First Friday celebration; the TIF; the Farmers Market and a change to the International Building Code. There are probably others which I've forgotten.. But for us, after 14 years of seeing downtown's great potential and trying and hoping, we're disillusioned pioneers that figuratively have turned our wagons towards a different direction.

And as to the studies; we finally gave up counting them. It became clear that nothing of import would happen til the city was ready for it to happen. There are a few new folks on the horizon who seem excited and want to make a difference. Maybe this next batch *will* make things happen!

[rccrain]

I may not be as much "in the know", but it seems that 80% of the progress being held back can be tied in some way to the flooding issue. IF stimulus money comes through to fix the flooding, then that could certainly get the ball rolling. Realistically, I'd rather move a little more slowly and not risk putting our city in dire financial straights.

[JakilaTheHun]

Not sure how feasible it is to turn North Roan into a walkable and "liveable" community. About the only thing that might change things is building high rises along the street that could feature both residential and commercial properties; and then building more garages. Of course, the biggest problem is that the majority of the land on the North Roan corridor is basically just parking. Think about it --- the Mall's lot is probably about 25% Mall structure and 75% parking. I don't even think I've seen most of that outer parking used. It's just a waste.


Though, I've often pondered what would happen if all the malls starting going under and were left to waste like the old downtown areas. Which made me think it would be awesome if the Mall were turned into mostly residential property with a few commercial lots. One of the department stores (Penney's, Belk's, Sears, etc) could be turned into a grocery store. You could leave a few restaurants in there. Throw in some nightlife.

Wouldn't that be an awesome place to live? Also, think about how decorating the front of your home would be completely different if you lived in a former store. You'd probably want to build a small wall behind the glass storefronts, but think of all the ways you could decorate that little glass area in front of your home?

[SarahSal]

Funny but when you search the JC Press site, no dates are shown on the articles, there're just labelled 'most recent'.. Sooo, not sure when this appeared but thought it was interesting that once again they will try to pull all the "gazillion" (quote by Marcy Walker) downtown studies together into a unified form.. Great that they're trying but one thing that's a little off-putting (for those who've been hanging in there for a decade or more) is the eight to ten year time frame noted. Feels like deja vu....
(Sorry, am having computer problems & doing just links)
______

Officials look into downtown improvements
By Brad Hicks
Press Staff Writer
The Downtown Task Force, a recently formed body currently made up of Johnson City commissioners and city officials, is looking to combine what information they have on the issues of downtown flooding and redevelopment to compile a single blueprint for the city to follow for both.

Members will review various downtown redevelopment plans and flood mitigation plans to consolidate these various master plans into one "super plan," Johnson City Commissioner Marcy Walker said. Walker said previously two firms, AMEC and Lamar Dunn & Associates, were hired by the city to study downtown flooding mitigation. Both firms came back with similar results, she said. Now, these two firms are on board with the Downtown Task Force.


Last July, AMEC officials presented information to the Johnson City Commission that a comprehensive flood mitigation plan would cost the city $26 million. The plan they presented also showed that stormwater detention ponds could be used as part of downtown redevelopment.

The group will combine the flooding information gathered with master plans for downtown redevelopment, such as the proposed trail from East Tennessee State University to downtown.

"There are a gazillion master plans that have to do with downtown," Walker said.
The aim of the newly formed task force will be not to recreate any of these plans, but instead to pool these together and create one unified master plan for downtown Johnson City that addresses flood mitigation and ways to spur downtown redevelopment. This unified plan will also look at how various plans may affect each other. Walker said getting everyone working off one page will be more efficient, and could prove to be useful once the city seeks funding for the various projects.
Walker said the task force will be comprised of her, Commissioner Phil Carriger, Don Mauldin with AMEC, Lamar Dunn with Lamar Dunn & Associates, and Public Works Director Phil Pindzola. Walker is hopeful that Suzanne Kuehn, executive director of the Johnson City Development Authority, and a representative from ETSU will also join the organization.

Once the unified plan is completed, it will be brought before the Johnson City Commission for consideration, Walker said. In the meantime, the task force will bring information back to the commission regarding its progress, which Walker said should take place within the next 60 days. She said the unified master plan could be developed in around six to eight months. "So this task force really gets moving quickly," Walker said. However, she said the entire scope of this singular master plan may not be realized for the next eight to 10 years, Walker said.


Officials are now looking for volunteers to serve on the task force. Ideally, Walker said she would like to see downtown business owners apply since they can communicate with other downtown business owners not serving on the task force.
"They have the most to gain and lose from this," she said.
Anyone wishing to serve as a member of the Downtown Task Force can pick up an application at the Municipal and Safety Building, 601 E. Main St., or call 434-6022 for an application to be mailed or faxed. Applications can also be completed online at www.johnsoncitytn.org.

[NorthernLights]

Volunteers needed to serve on new Downtown Task Force
06/26/09
CONTACT: Becky Hilbert, director
Community Relations
(423)434-6022



The Johnson City Board of Commissioners will be making appointments to the newly created Downtown Task Force. This body will be charged primarily with overseeing the development of a unified master plan for downtown. It will consider the appropriateness of the various downtown redevelopment/stormwater management plans that have been created to date and combine those findings into one document for consideration by the Board of Commissioners. The unified master plan will be the guide for future redevelopment efforts in the downtown area.
Potential appointees should be interested in community affairs, have an interest in and understanding of downtown development, and be a resident of the city. Any citizen who is interested in serving as a member of the Downtown Task Force may pick up an application at the Municipal and Safety Building, 601 E. Main St., or call (423)434-6022 for an application to be mailed or faxed. To complete applications online, visit www.johnsoncitytn.org.


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