Major changes may soon affect West Walnut Street. A special overlay district could be applied to the street that may curb development trends which produced restaurants like the Acoustic Coffeehouse, Alley Kat, Poor Richards and Cahootenany’s.
The issue under debate is a parking shortage brought to the attention of the city by a member of the adjacent neighborhood. Prior to this, local business owners were given the impression that city zoning codes allowed for unlimited off-premise parking along West Walnut Street (a B-2 parking code).
Although no one is exactly sure when the change took place, a B-3 parking code (with which nearly 50 buildings along Walnut Street are out of compliance) was implemented sometime around 40 years ago.
This is alarming given that businesses are not allowed to operate without proper parking. Since the existing businesses were given permits, it is likely they will be “grandfathered” in, however with restrictions.
A task force was put together by the city to investigate the problem, and attempt to develop a solution for the parking shortage.
The result was an overlay which determined that although all current businesses will still remain open to the public, any new businesses or expansions will have to comply with parking requirements and other business restrictions.
“All the restaurants and pubs that students visit now will be all that there ever is on West Walnut Street,” said Jim Benelisha, long-time Johnson City resident and owner of The Acoustic Coffeehouse.
Benelisha is referring to the overlay’s consequence, stating that any change from office to retail, or retail to restaurant or bar, will be nearly impossible because they are more parking intensive while West Walnut Street has no room for it.
This is bad news for investors, who are not likely to put money into property that can’t be developed or sold for improvement.
As for current business owners, the overlay would devalue their property, leaving bars like Cahootenany’s options such as becoming another laundromat or dry cleaners, and clothing stores like Bettye Jane’s Fashion Exchange the selling prospect of office space in years to come.
While the compromise voted on by the task force allows current business to remain operational, it outlines that any expansion or change in usage would require creating additional parking.
Benelisha said, “Anyone who has driven by West Walnut Street knows that the only way to obtain more parking is to tear down an existing building,” a costly and unlikely alternative.
In addition to this provision, the overlay would prohibit any buildings serving alcohol from being closer than 500 feet together.
This change stands for both bars and restaurants.
Considering that Poor Richards, Cahootenany’s and the Acoustic Coffeehouse all serve alcohol it is unlikely that anyone else will be able to create a restaurant or bar that serves alcohol. This will also as prevent other existing restaurants from offering drinks.
Special exemptions are possible, but must meet extensive requirements as well as being reviewed and approved by the Board of Zoning Appeals.
The proposed changes also range to prohibiting any outdoor festival extending past 11 p.m. unless approved by the City Commission two weeks prior; including playing music outside as well.
“The healthy business development on West Walnut plays a large part in supporting the nearby university, and without some kind of rezoning, future students and faculty won’t be able to experience the cultural enrichment and welcoming establishments that we’ve had access to,” said Melissa Bright, an ETSU junior.
Regardless of the outcome, the fate of West Walnut Street will affect all those who attend ETSU and live in the surrounding area. The overlay and rezoning issue will soon be voted on at the Planning Commission meeting on Tuesday, Feb. 14 and The City Commission meeting on Thursday, Feb. 16. The meetings will be held at the Municipal and Safety Building and are open to the public.
The Urban Commercial Overlay is available at www.acoustic-coffeehouse.com/Newsletter.htm.

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