The long-delayed Publix project on South Broad Street is expected to go forward after a compromise development plan was reached.
Jim Johnson, who was among those not satisfied with the initial Publix plan, said a number of concessions were reached, though he would have liked to have seen more changes.
However, he said to have pushed further might have caused Publix to back away altogether.
The request for a variance allowing the Publix is on the docket of the Zoning Appeals Board.
It is set to hear the request on Wednesday at 10 a.m. at the Development Resource Center on South Market Street.
The panel earlier agreed to the rehearing after a surprise denial of the request in early November in a 5-4 vote.
The location is near the foot of Lookout Mountain at the former site of the Mt. Vernon Restaurant and the Pizza Hut. The property is owned by Jeff and Cindy Messinger, former operators of the Mt. Vernon.
The development was controversial from the start with some St. Elmo residents wanting the grocery "urban style" up close to the road.
Others said it was impractical to put a grocery store along a street front.
Mr. Johnson, who heads Chattanoogans for Responsible Growth, said, "As a participant over the past several months of meetings with representatives of Publix, the developer and the city, I support the current development plan, although it could have been so much better.
"The so-called 'opposition' has never been against having a Publix on South Broad. Our issue was that the development being presented by the local engineer was not just suburban development but bad suburban development and one that ultimately would decrease future property taxes and potential employment, set poor precedents for the South Broad corridor, and go against the spirit of the UGC zoning just recently put in place - which includes promoting walkable and bikeable settings.
"Yet many area residents and some city leaders, fearful that Publix would withdraw, took the position of 'Publix at all costs' - that any form of Publix would do.
"My position has always that Chattanooga no longer needs to be so desperate as to accept mediocrity.
"I’m grateful that, once our concerns actually reached corporate ears, they agreed that they could do a better job meeting the needs of our community. These efforts have been going on since early January. This is the caring corporate citizen we have seen in action elsewhere furthering the cause of responsible development. Therefore, the applications scheduled for the January meeting of the Board of Zoning Appeals were deferred to the spring--not due to opposition but rather to Publix wanting to do the right thing for our community. Their internal team then set to work to design a development that would address our concerns and reflect a somewhat more urban approach.
"As the designs evolved, some of us who had expressed concerns were brought in to review and provide feedback - thanks to encouragement from Mayor Berke’s office that the developer bring us in. I’m gratified that we were given that opportunity and that some of our concerns were addressed. A condition of my involvement was that I had to agree to non-disclosure until an ultimate announcement was made."
Mr. Johnson said he anticipates these benefits from the collaboration:
1. The new layout will allow for future development along South Broad Street and St. Elmo Avenue, based on the revised position and footprint of the building, parking and green spaces. Should the need for parking decrease as the trend toward delivery and pickup increase, and should other developers wish to invest, there would be fewer barriers to adding retail and other mixed-use, multi-story buildings. In time, the development could very much reflect the vision we’ve been expressing throughout the process.
2. The supermarket chain will likely agree to construct or provide funds to construct the Riverwalk along the perimeter of the development. Alongside the Riverwalk, there will be green space as well as a larger park space between the property and the Riverwalk.
3. The developer supported suggestions to include on-street parking along South Broad Street. This would create a more urban edge to the property as well as a greater buffer between passing traffic and the parking lot. A raised green area with trees - in some ways a small linear park - would further increase the visual buffer. On-street parking would also provide traffic calming as traffic approaches the Riverwalk bike/ped crossing across South Broad.
He said, "These are gains that would not have happened had there not been 'opposition.'
"While I still have deep concerns about the overall development, I applaud the chain’s and the developer’s willingness to engage in collaboration. At the same time, I feel that further pushback on our or the City’s part could cause the chain to withdraw and something less appropriate--but still meeting UGC - to move in. This was an issue raised earlier in the process, but I felt we could still push back and gain. This was true. However, I don’t believe we can push further.
"I also will not stand in the way of the vocal contingent of people, many of whom are not even residents of Chattanooga, who are so focused on convenience and the short-term that they have neglected the long-term impact of poor development. However, I regret that their strident acceptance of mediocrity weakened our ability to advocate for even better outcomes."