Planning Agency Staff Opposes Rezoning For Commercial Project At 1821 Gunbarrel Road

Monday, March 6, 2017

The Regional Planning Agency staff is recommending denial for a commercial project on Gunbarrel Road by developer Bassam Issa.

The staff said the development would set a precedent for the incursion of commercial into a residential section.

The site is at 1821 Gunbarrel Road.

The request is to ezone R-4 Special Zone to C-2 Convenience Commercial Zone.

It goes before the Planning Commission on Monday at 1 p.m. at the County Courthouse.

 • Proposal: Develop site with a commercial use.

• Proposed Access: Access is from Gunbarrel Road and adjoining lot. Site Analysis Site Description

• Location: The site is located on the west side of Gunbarrel Road approximately 500 feet south of the Gunbarrel Road and Igou Gap Road intersection.

• Potential Access: Access is available from Gunbarrel Road.

• Current Land Uses: To the north is a multi-story office building with a commercial use on the ground floor. To the east is a large strip center with commercial outparcels. To the west are single-family detached residential uses. To the south are professional offices. Zoning History

• The site is currently zoned R-4 Special Zone.

• The site was rezoned from R-1 Residential Zone to R-4 Special Zone in 2003. (Ordinance #11500).

• The properties to the west are zoned R-1 Residential Zone. The properties to the north are zoned R-4 Special Zone and C-2 Convenience Commercial Zone. The properties to the east are zoned C-2 Convenience Commercial Zone. The property to the south is zoned R-4 Special Zone and O-1 Office Zone.

• The abutting property to the north (1825 Gunbarrel Road) applied to rezone from R-4 Special Zone to C-2 Convenience Commercial Zone in 2011 and was denied by City Council.

• Property located at 1503 Gunbarrel Road to the south on the same side of the road as this request was rezoned from R-4 to C-2 by City Council in January 2017 (Ordinance 13145). Plans/Policies/Regulations

• The Hamilton Place Community Plan (adopted by City Council in 2001) recommends office use at this site. The plan identifies Igou Gap Road as the southern boundary of commercial uses on Gunbarrel Road. Office helps protect the residential edge of neighborhoods from commercial expansion.

• The Development Policy from the Comprehensive Plan 2030 update (Called the Renewing Our Vision and adopted by Planning Commission in 2016) identifies this site as being in intensity level 3. Level 3 describes the development potential appropriate for low-to-medium intensity development based on the limited infrastructure.

• The C-2 Convenience Commercial Zone permits most commercial uses and would require a 20- foot wide landscape buffer where adjacent to a residential zone.

• The R-4 Special Zone permits residential uses, bed and breakfast establishments, dormitories, and low intensity commercial uses such as professional and medical offices, or banks. Restaurants and Drug Stores are allowed in buildings 4 stories or greater. Key Findings • The proposal is not supported by the recommendations of the adopted Land Use Plan for the area as it recommends office uses for this site. The area is considered a “pressured site” so it is important to balance commercial demand while protecting the existing neighborhoods. Any new development should continue to maintain a high level of buffering against adjoining residential properties and should be at a scale that is compatible with adjoining residences.

• The proposed zone allows for uses which are compatible with surrounding residential and office uses. C-2 Convenience Commercial Zone allows for indoor amusement establishments, vehicular repair facilities and washes, commercial signs and billboards, motels and hotels, and mini warehousing uses which would be incompatible with neighboring uses.

• The proposal can be consistent with the development form of the area is curb-cuts are limited and building height is limited.

• Some of the more intense uses allowed in the C-2 Convenience Commercial Zone could pose a concern for location, lighting and other nuisances to the residential homes behind the property.

• The proposal would not be an extension of an existing zone on the western side of Gunbarrel Road. There is C-2 Convenience Commercial Zone across Gunbarrel Road.

• The proposal would set a precedent for future requests by allowing the establishment of C-2 Convenience Commercial Zone south of where the plan current describes the limits of commercial uses abutting this residential community. Other Departmental Comments

• Chattanooga Department of Transportation notes curb-cuts should be kept to a minimum on Gunbarrel Road.

Staff Recommendation Deny


Geoff Ramsey: September 2018 Residential Market Report

Some economy observers are pointing to 2018 as the final period in a long string of sentences touting several happy years of buyer demand and sales excitement for the housing industry. Although residential real estate should continue along a mostly positive line for the rest of the year, rising prices and interest rates coupled with salary stagnation and a generational trend toward ... (click for more)

10-Acre Ooltewah Site At Volkswagen Exit Of I-75 Sells For $2.8 Million

A 10-acre site near the Volkswagen exit of  I-75 has sold for $2.8 million. It is located directly in front of the new Fed Ex ground facility off Volkswagen Drive. The sale was to Big G 3 Llc from Pattillo Construction Co Inc. (click for more)

Chattanooga Police Investigating Shooting That Victim Says Happened A Week Ago

Chattanooga Police responded to a local hospital on Friday evening after a person arrived with a gunshot wound.   The injured man told police he was shot on Thursday, Oct. 11. He said he was shot while on the dance floor of a club somewhere along Brainerd Road.   If you have any information about the incident, call Chattanooga Police at 423-698-2525. You ... (click for more)

Corker Doubtful On Latest Saudi Version Of Death Of Writer At Consulate In Istanbul

Senator Bob Corker, chairman of the Senate Foreign Relations Committee, on Friday expressed doubt about Saudi Arabia’s claims regarding the death of Jamal Khashoggi, a Saudi journalist and columnist for The Washington Post. He said, “The story the Saudis have told about Jamal Khashoggi’s disappearance continues to change with each passing day, so we should not assume their ... (click for more)

Rhonda Thurman Was On Target On The Magnet Schools

I can remember Rhonda Thurman telling the other members of the School Board that she would love to go to Las Vegas with certain parents that won the right to go to a Magnet School because they beat all odds.  She also called Magnet Schools"Private Schools" long before anyone else did.  It is truly amazing what some people won't or don't hear.  I hope some ... (click for more)

Roy Exum: Inequality & The Left

The story is told about a liberal politician who was getting a room full of snowflakes all heated up over equity and equality, which is big with the political Left right now. One of his handlers finally got the chance and whispered in his ear, “Use ‘fairness’ instead! That’s what sells … “ Afterwards a newspaper column read, “The liberals love fairness because it cannot be measured. ... (click for more)