New Plan For Broad Street Approved; Developers To Meet With Neighbors On 2 Projects

  • Tuesday, September 15, 2015
  • Gail Perry

The Planning Commission on Monday approved a zoning study for South Broad Street. On two projects, developers will meet further with neighbors.

 

In 2014 a zoning study was requested for the South Broad Street area bounded by I-24 to the west, Norfolk Southern Railroad to the north, Williams Street to the east and Cummings Highway to the South.  The Regional Planning Agency (RPA) began working with the South Broad Street redevelopment group at that time, and has kept the neighborhoods and business owners in the area involved in creating new plans by having public and neighborhood meetings, and sending letters to all property owners as well as talking to people one-on-one.

 

A large portion of this land is currently zoned M-1, which is leftover from the past when industries filled the area, said Pam Glaser with the RPA. Today it is a wide thoroughfare with 20,000 cars traveling through every day. The area currently has mixed use, she said. The goal is to create a destination for tourists as well as residents, but M-1 zoning does not allow residential. A zone designation of Urban General Commercial Zone is seen as the best use of this area. It is a zone that has been created for use outside of the downtown area and promotes walkability, has density to support businesses and public transportation, supports buildings with retail on the lower level and residential above.

 

There is a minimum height in this zone of two stories and a maximum of four. The scale of the building should be around 12,000 square feet and set backs from 0 feet to 15 feet, with parking to the side or rear of the property, in order to make pedestrians feel comfortable. The goals for using this zoning designation are to create a neighborhood that is walkable, has mixed use, that is aligned with existing structures, yet to optimize redevelopment and to create high density residential space. It is also recognized that some places will need to remain in C-1, such as Chattam and WDEF.

 

Mike Harrell, president of the South Broad redevelopment group, said his group has worked seven years to get this zoning in order to make sure that there is a seamless connection from downtown to Lookout Mountain. They decided that the time was right since the Riverwalk has now been fully funded to Lookout Mountain. Urban General Commercial Zone is in keeping with the Chattanooga Complete Streets plan and promotes pedestrian and bicycle traffic. The current lanes of vehicle traffic will remain the same.

 

Approval for the zoning change was unanimous to approve the staff recommendation, with commission member Jason Farmer saying that it would be a better representation of Chattanooga and better introduction to the city for tourists.

 

An existing building at 405 N. Market Street, across the street from Publix, was rezoned from M-1 and M-2, manufacturing and light industrial, to C-7 for use as a small scale neighborhood restaurant with parking.

 

Two residential developments were discussed but votes on zoning changes were deferred in order to allow for developers to meet with neighbors who were in opposition to the developments.

 

Property consisting of 19 acres in the 200 and 300 blocks of Allen Road needs a special permit for a Planned Unit Development that would create 50 small lots on the side of a ridge. The same space is currently zoned to be divided into 37 lots. The developer, Joseph Ingram with VJW Company, has plans that include 10.2 acres of green space left elsewhere in the development to make up for the higher density that the small lots would create. Concerns about putting so many buildings on 50 by 100 foot lots situated on the steep slopes of a ridge and the problems that might be created with runoff were cited by those speaking in opposition. The fact that the lots would not conform to the size of neighboring properties also contributed to the recommendation staff to deny approval. Because of the deferral request, this development will come before the planning commission again in October.

 

A development of 5.8 acres with 46 small scale houses, town houses and apartments ranging from 512 to 758 square feet has been planned for 1400 Hamilton Ave. This subdivision would need a change from R-1 to R-3 residential to proceed. The development in the Hill City area would increase the density from the surrounding neighborhoods from 3.2 to 14 per acre and is not supported by the land use plan. It was scheduled to be rejected by the planning commission. The applicant, Wayne McCoy, requested to defer hearing his request for 30 days to give him time to meet with surrounding members of the neighborhood.  

 

Another request was postponed until January, when a new permitting option is expected to be created by the RPA and approved by the City Council. This would allow in some cases, for zoning to remain the same with an exception being allowed by permit. The owners of property at 1335 O’Grady Dr. had requested to rezone from R-1 to R-3 a house and a cottage that was planned for use as short term vacation rentals. The couple owns another house that is now being used for short term rentals, and there is a nearby bed and breakfast, but the properties in question Monday are positioned closer to other homes. Owners of those houses opposed rezoning to R-3 fearing it would set a precedent and said they would prefer the use of a permit rather than changing the zoning. A motion was passed to defer hearing the request until the permit process comes through, which would satisfy both the owners and the neighborhood.

 

 

 

 

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