Chattanooga’s economy may not be generating as many jobs or as much new development as many people would like, but thanks to the spin-off effect of Volkswagen, Alstom and related supplier businesses, the prospect for rapid growth when the economy gains steam is clearly on the horizon. Before that wave gathers momentum, city leaders need to be intensively engaged in resource, land-use and transportation planning. That is not happening quickly enough – indeed, it’s barely begun – but one vital piece of the puzzle is taking shape: An effort to preserve the scenic views of the city’s most notable historic ridges and mountains.
City Councilman Peter Murphy jump-started the planning to protect the city’s notable viewsheds months ago. Following research into similar efforts by other cities, the city-county Regional Planning Agency has developed guidelines for a proposed ordinance that focuses on the city’s five most scenic and historic high points – Lookout Mountain, Missionary Ridge, Stringer’s Ridge, Billy Goat Hill and Orchard Knob.
The ordinance would not necessarily stop development for buildings, towers and other structures over 35 feet tall near these high points of land. But it would require careful review of the impact of proposed developments over that height within 1,000 feet of the rising elevations of these historic points.
The 1,000-foot setback would run outward from the 800-foot elevation level of the highest four of these prominent topographical areas. For Orchard Knob, the lowest, the setback would begin at the 700-foot elevation level. High structures proposed on land inside the setback areas would be subject to a special review before a building permit could be issued.
This is a well-considered and sensible proposal for tall structures that could potentially mar the general view of the city’s best-known and most cherished high points. It would not necessarily stop or ban development of high buildings, towers and other structures; it would just require more careful consideration, and provide authority to deny egregiously intrusive projects to protect the public interest.
Such an ordinance clearly is needed. Presently, the city has no overall height restrictions except in the North Shore near the Tennessee River. The height of buildings, cell towers and other structures is mainly restricted, if at all, by inherent design limits relative to the size of land parcels, and the ordinary street-setback limits on specific parcels of land for particular uses.
Without establishment of an ordinance focused specifically on viewshed protection, a developer, in some near or future year, could assemble a large tract of land at, say, the base of Lookout Mountain and build a 35- or 50-story structure, or erect an array of communication towers. That would mar the view of the mountain for residents and tourists from then on.
Murphy rightly describes the proposed ordinance as more of a “caution sign” than a stop sign before allowing the building of a structure that might have an undesirable impact. It would also serve, he correctly notes, as a antidote to the sort of surprises that inevitably rise without notice and then stir a firestorm of dissent among residents.
Recall, for example, the angry protests that arose over (and ultimately defeated) plans to build ridgetop condominiums on Stringers Ridge by the North Shore. That portion of Stringer’s Ridge has since been conveyed by developer Jimmy Hudson to the Trust for Public Land and will soon open as a natural park.
Murphy correctly makes another point about the proposed ordinance to preserve scenic viewsheds. Good land-use planning is best done before development knocks. If we wait until development proposals are on the table, preservation of our most special places becomes far more precarious and uncertain.
If our City Council is as forward-looking as it should be about the pending era of growth, it will quickly and unanimously approve this ordinance. Our children will thank them. And all of our residents – and the tourists who join them in ranking the city’s scenic beauty as its most outstanding asset – will continue to enjoy our scenic ridge-line views as the city grows.