Some speakers at a public hearing on a new steep slope/floodplain development study urged the City Council to set tight new rules, while developers urged caution.
Council members responded that they do not plan to take up a recommended ordinance with new controls any time soon.
They focused on working out ways to better enforce current regulations and encouraging both sides on the issue to come together for some positive steps that could be implemented.
Sandy Kurtz, longtime environmental leader, said she was "shocked to learn that 80 percent of our floodplains are already gone." She said there should be a moratorium on any new floodplain development. She said it was also shocking that Chattanooga has two regulations in place dealing with steep slopes and floodplains and other cities in the study have some 22.
Developer Dane Bradshaw said his group would have not taken on a $300 million development at Riverton in the Lupton City area had the plan been issued at the time it bought the property from Blue Cross. He said, "How in the world is this not anti-development?"
Jim Johnson said steep slopes and low-lying areas "are a major part of what makes Chattanooga unique, but much of this is at risk." He cited clear-cutting of scenic hillsides and resulting "muddy rivers." He said, "Stand up and say no more irresponsible development."
Sylvester Harris said he has friends in North Chattanooga who face stormwater runoff issues. He invited developers to come to flat East Chattanooga.
Tim McDonald, who served on a committee giving advice on the plan along with Mr. Johnson and others, said he favors "a serious ordinance that protects our steep slopes." He said tourists visit here mainly for the scenic beauty.
Doug Fisher of the Home Builders said it is a $200 million industry that employs over 3,000 people. He said, "Primarily the actions of a few in our industry have caused us to be here. But don't throw out the baby with the bathwater."
A person in the building trades said he believes that some additional regulations are needed in Chattanooga. He said a developer confided to him that "We ruined Nashville and now we're coming to Chattanooga to ruin it. We are going to build the hell out of the city because it is so un-regulated."
Grace Wooten of the Tree Commission said "heritage trees" are being lost in steep slope development. She said the ordinance "is long overdue."
Kim Bass of the Board of Realtors said there may be a need for some new regulations, but she said many current ones are not being adequately enforced. She said, "That could alleviate the need for more stringent regulations."
Chattanooga architect Sarah Page said the current system of the city and county using "conditional zoning" to curb development on steep slopes and floodplains resulted in "a nightmare for developers and architects." She said all should know the rules to play by up front.
Leslie Gower of the Associated General Contracts suggested a panel be formed to look at ways to beef up enforcement of current rules.
Drew Bailey said the tourism industry supplies more jobs than the construction business. He said Chattanooga draws events like the IRONMAN because of its scenic beauty, but that is being imperiled. He said, "Why can't the No. 1 Outdoor City in America figure out how to protect its outdoors?"
Ethan Collier, a builder who is chairman of the Planning Commission, said the recent surge in development has been "very discomforting" to residents and "sometimes they may feel they are in a war zone." But he said building on steep slopes has been going on for decades in places like St. Elmo and North Chattanooga. He said, "It's in Chattanooga's DNA."
The issue will be discussed again at the City Council's 3 p.m. agenda session next Tuesday.
Councilman Chip Henderson, a contractor, said he spent much of the day at the city Land Development Office learning about current enforcement gaps. He said he would have some ideas to present at the meeting.
Councilwoman Carol Berz said, "It's very important not to regulate when we already have some pretty good laws."
Councilman Darrin Ledford said the issue would be studied more over the next few months, then there will be an opportunity for more public comment.