Commercial rezoning for a new Pratt & Associates neighborhood in Apison was denied recommendation by the Chattanooga-Hamilton County Regional Planning Commission Monday.
Pratt is applying for R-1 and C-2 rezoning of a 70-acre parcel zoned A-1 on East Brainerd Road near Magnolia Farms, another Pratt development. Instead, the commission voted to recommend R-1 zoning for the whole project, a change also recommended by zoning staff.
Pratt’s original application, including the 11-acre C-2 request, now moves to the Hamilton County Commission for the rezoning vote. The 199-home project is set to be built from 2026 to 2032.
Regional Planning Agency Development Services Director Bryan Schultz cited the area’s White Oak Mountain development plan, adopted in 2019, and asserted that commercial rezoning “does not meet the goal of the plan,” though residential rezoning is compatible, he said.
RPA Executive Director Dan Reuter told the commission TDOT road improvement plans don’t reach the site and won’t for at least five years. He implied that adding any commercial zoning in a linear path along East Brainerd Road will create more traffic problems that can’t be solved anytime soon.
Lack of traffic intersections, pedestrian sidewalks and flood considerations add to incompatibility with commercial rezoning, it was stated.
Some members of the planning commission asked if C-5 commercial rezoning, a more “transitional” category, would be better suited for a country neighborhood.
C-2 allows fast food, gas stations, billboards, liquor sales, and adult entertainment stores while C-5 prohibits those and promotes restaurants, hair salons, libraries, bakeries and the like, while also restricting square footage.
Hamilton County Commissioner Lee Helton of District 7 asked the planning commission to send a clear message to the County Commission.
“I worry that something that we can’t live with is going to get through,” Commissioner Helton said. He urged the commission to “really restrict it down to something that’s palatable."
Attending the meeting in opposition to commercial rezoning were two sisters who had sold their 1840 family farm to Pratt for Magnolia Farms. They both referenced multiple petitions signed by as many as 300 neighbors against commercial rezoning.
“This is not appropriate for our community,” said Laura Ellis. “It’s not creative or beautiful." Ms. Ellis said nearby C-2 zoning already provides for the area’s needs, and community traffic is at its max with Apison Elementary School and East Brainerd Middle High School.
Mike Price, who designed Ooltewah’s Wellington neighborhood and Cambridge Square, also spoke in opposition to the commercial rezoning and said Pratt’s plans are ambiguous enough to allow 25-foot-wide lots, for example. He said the 11-acre commercial request is twice the size of the Publix shopping center at Hurricane Creek.
“At the end of the day, this is a square peg, round hole,” Mr. Price said.
Mr. Price said Pratt was “disingenuous” to imply there is community support for the commercial rezoning.
“We are hopeful this would be our next flagship community,” said Ian Blackmore of Pratt. He said the new “commercial node” would house the neighborhood’s clubhouse and has been altered after community feedback in August from strip-mall style to disconnected buildings with walking trails around them.
Mr. Blackmore said the nearby C-2 development hasn’t been updated since 2005. Pratt’s vision is for “boutique development” and “high-end services” in the commercial portion, he said.
“To us it made sense,” he said.
“We are not boutique people,” Ms. Ellis said, and that inviting vape stores and car washes into the rural valley of Apison is “reckless.”
Commissioner Todd Leamon wanted to approve R-1 with additional conditions such as number of lots on the acreage, a traffic impact study, required turn lane and others.
Also, the panel recommended approval for Hillocks Ridge at 153 and Boy Scout Road. It includes 167 acres with 430 units, including townhomes and single family.
Emergency services and planners said they are very happy with the roundabout that's already there. It should handle future traffic very well, it was stated.
A traffic signal is already scheduled to be put in, too. These two features mean a separate entrance on Sandswitch is not necessary.
The North River community plan allows for more dense residential space than it has now, so addition of Hillock is compatible.