Kingsport BMA hears update on city's comprehensive plan

KINGSPORT— Kingsport aldermen received an update Monday on the city's effort to update its comprehensive plan. Planning consultant Winston Mitchell of Kimley-Horn, a consultant group, walked the board through the process that has produced the draft vision and guiding principles of the plan. He said the plan will help shape zoning decisions, development patterns and long-term community priorities through 2050. "We're really here, kind of at the last part which is policies and recommendations," Mitchell told the board. The comprehensive plan ties together land use, infrastructure, attainable housing, economic development and quality of life. The city's current plan was last updated in 2014. "Things have changed a lot over the last 10 or 15 years in the city, So we want to make sure that we're taking advantage of the opportunities that exist today," he said. Key findings Mitchell highlighted several takeaways from the baseline analysis and market study that informed the update. He said Kingsport has roughly 40,000 jobs, largely in manufacturing, healthcare and professional services. "What we took away from this was that Kingsport really is the economic engine for the region but a lot of those jobs are held by people who live outside the city and a lot of the highest-paying jobs," he said. One of the questions the plan aims to address is how to encourage more of those commuters to live in Kingsport. "We need to ask how do we provide the environment that's going to draw everybody here?" he said. Median household income in Kingsport—about $51,092—is slightly below the region's. Mitchell said that is partly due to a larger senior population and the city's commuting patterns. Demand over the next 20 years includes an estimated 2,500 to 4,600 new housing units and enough additional retail to equal "about two Super Walmarts," he said. The plan also projects several hundred thousand square feet of new office and industrial space will be needed. Mitchell said those estimates help shape the city's future land-use map and give Kingsport information it can use to make more informed zoning decisions. Public input so far Thousands of residents have participated through surveys, open houses and pop-ups at Fun Fest, the farmers market and other events. The planning team also conducted stakeholder interviews. "We had 10 of those in small groups where we pulled folks from different market sectors across the city to kind of get a broad cross-section to ask really what is the state of the city," Mitchell said. "What are the things that are working? What's not working?" Assistant City Manager Jessica Harmon said those stakeholders included representatives from Eastman, United Way of Greater Kingsport, the Kingsport Economic Development Board, and the Kingsport Housing and Redevelopment Authority. The city also held several public workshop throughout the year, where residents were able to review early concepts and participate in mapping exercises. During Monday's work session, Alderwoman Colette George asked Mitchell whether any of the community feedback surprised the planning team. Mitchell said residents consistently expressed pride in Kingsport and a desire to keep its identity while investing in amenities and housing options. "The biggest things that came out, I think, is the pride that people have in Kingsport and the desire to see Kingsport maintain its status as a small city," Mitchell said. "...There's also a feeling that we need to continue investing to make sure that we stay competitive with the rest of the Tri-Cities." Alderman Morris Baker asked what two or three elements of the plan would most help Kingsport remain regionally competitive. Mitchell pointed to shifting workforce dynamics. "People aren't following employers as much as employers are following people," he said. "So having the amenities, housing types and community character that attract mobile workers is key." Harmon said a lot of residents also brought up a quality of life. "Quality of life also came through overwhelmingly in this plan," she said. "Having unique assets and a strong sense of place is what will help set Kingsport apart." What's next The draft plan, which includes the vision statement and 12 "character area" land-use types, will be presented at a public open house Tuesday, Dec. 9. That will take place in the Montgomery-Watterson Boardroom on the third floor of City Hall. Residents may drop in at any time during the two-hour session.