A crowd of over 100 people came to the Wednesday meeting of the Hamilton County Board of Zoning Appeals, all in opposition to a proposed 9,000-square-foot, single-story wedding/party venue that could accommodate around 300 people planned for vacant wooded property on Hixson Marina Road. The building would also have a gravel parking lot to hold 150 cars.
After hearing the description of the plans from Ms.
Petty and her attorney, Tom Hayslett, and arguments against, from members of the neighborhood and attorney Joe Manuel, the board of zoning appeals sided with the homeowners, and unanimously denied the application.
On Monday, applicant Jennifer Petty received a recommendation approving another part of the planned development, a 7,000-square foot, two-story bed and breakfast that would have nine bedrooms and bathrooms as well as a 750 square foot house where the owner would live. These buildings would be on 19.1 acres that is adjacent to the 23 acres planned for the venue. Ms. Petty has a contract to purchase the property contingent upon receiving this permit.
It was indicated at the Planning Commission that Ms. Petty would likely not go forward with the bed and breakfast and the small house if the wedding venue was denied.
She could appeal the Zoning Appeal Board's decision to Chancery Court.
The property is surrounded on three sides by single-family residential subdivisions and on the fourth side by Big Ridge Marina, a private marina with 150 boat slips and no restaurant or bar. The road leading to the property is narrow - 17 feet 2 inches at the widest point and with blind intersections. It is also used by walkers and children. There have been wrecks and property damage even with people who are familiar with the little roads, said many residents of the area, speakers said.
It is also a difficult place to maneuver emergency vehicles, said one resident who is a volunteer firefighter. For the most part, the roads are owned and maintained by Chattanooga because the property involved is in Hamilton County, just outside of the city limits of Chattanooga. There has been no traffic study done and there are no plans to make improvements, opponents said. Clearing cars from the parking lot would take about an hour, said one speaker, and there would be a “parade of cars”, said another, all leaving on roads that have many children. Factor in alcohol, increased traffic and drivers who would be unfamiliar with the roads and the safety of all would be threatened, she said.
Noise was another consideration in denying the permit. Ms. Petty said that event hours would be from 4 to 10 p.m. but that amplified music would end at 9 p.m. after which all activity would move inside. There would be the possibility that events could be held 365 days per year. Residents in houses around the property said that some of the neighborhoods are on a higher elevation than the 23 acres and that noise is funneled up the slopes so that even two people can be heard talking. In Chattanooga, said Attorney Manuel, there is a maximum 55 decibel limit measured on the property lines, whether the noise is from amplified sound, vehicles, a piano or guitar, or 200-300 people laughing and talking, and he added "that is an unfair burden to put on those people."
Another speaker said the subdivisions are full of families with children. Quality of life is more important than money, she said. "This would change our lives forever."
This is a matter of right, said Attorney Manuel. The applicant must attest that the project would not diminish property values and increase traffic, among other things, he said. She wants to change the status quo, and it would change the character of already existing neighborhoods, he said.
Attorney Manuel said, "The property owners that are here, feel that this venue would decrease their property values. The development may be appropriate somewhere else, but not here. The unanimous view of the people that came today is they bought homes here because it is a quiet neighborhood. This project, in conjunction with a bed and breakfast, would be a purely commercial operation that could be open 365 days a year. Why would you force a party venue on all these people.".
One board member commented that it is a colossal headache to leave large events around town even with many roads that exit the sites, and that people who buy condominiums around those areas know what they are getting into. His comments in support of a motion to deny the permit were that the venue would not be in character with the surrounding area, which is zoned R-1, and the marina is only where people keep boats, it is not commercial. He said the residents in opposition could have expected that this large parcel of land would be developed as another subdivision, not a wedding venue. It would bring hundreds of people, possibly seven nights a week, increase noise and traffic including delivery trucks and an increase of lights from cars and the parking lots, he said. Drinking and driving is also a valid concern, he said.