Over the past few days, I have received numerous worrisome messages regarding Plan Hamilton. It seems many residents are growing increasingly anxious as the commission's vote to adopt the plan looms this week. For that reason, I wanted to use my voice to echo the concerns of those who have entrusted me with their thoughts.
For some people, this plan couldn’t look more promising—especially once a few “minor” amendments are made. They view Plan Hamilton as a leap in the right direction, a meaningful step toward progress for the county. I believe that, with the right changes, this optimistic outlook can become a reality for more than just the average developer.
As it currently stands, the primary goal of the plan appears to be centered on moderate- to high-density residential development in order to accommodate the county’s population boom. This is achieved by increasing the residential footprint—doubling the house-to-acre ratio—in response to Chattanooga’s rising popularity. According to the Area 7 plan, this includes residential development on currently privately owned properties, including generational agricultural operations. The plan notes that “there are medium to large tracts in private ownership which can be subdivided and produce a large amount of new home construction on septic systems over the coming decades without any rezoning of land.”
These provisions have raised significant concerns and sparked county-wide debate among community stakeholders, developers, the RPA, and Hamilton County officials.
However, there is another critical concern that must be addressed—one that resonates across every district. Plan Hamilton is intended to serve as a comprehensive growth plan and a developmental template for the next five years. Its focus, however, is largely on the rural parts of the community—areas where development must be approached with care. If handled poorly, such development could irreparably alter the character of these communities.
The RPA and county officials recognize the need for a thoughtful and balanced approach. That’s why the plan is supposed to meet sustainability goals while protecting the county’s cultural identity. To do this effectively, it must address a wide range of priorities, including infrastructure, residential planning, green spaces, community requests, and—perhaps most critically in today’s climate—strategic agricultural planning.
These were all commitments the RPA made at the outset, promising a truly comprehensive plan that included a “greenish” thumb. This emphasis is essential, considering that over 70 percent of participants in every county planning area indicated that protecting farmland, preserving rural character, and maintaining green spaces should be top priorities. In fact, in the northern part of the county, that number approaches 80 percent.
Ironically, this same northern area is where the plan proposes a “residential center” on top of one of the most promising properties in terms of community investment: McDonald Farm. This land offers incredible potential through conservation, public access, outdoor recreation, education, and—most notably—a future as a Tennessee tourist destination.
That is, McDonald Farm. With all that being said, when you visit the concept maps and plan summaries, you’re treated to what appears to be the ugly face behind the veil. A feeling parallel to coal in your stocking or apple slices in the candy bowl, a buildup of excitement followed by existential dread. You will notice a significant lack of planning for agriculture, with nothing but one mention in Area 9 of a potential agritourism site. Then you’ll notice that the green space they mention mirrors that of the weeds growing through a crack in your driveway, with significant emphasis put on already protected acreage or the Cumberland trail. It even lists community feedback as a constraint to the plan, rather than a planning objective.
All this to say, there are immense changes required if they are to seek approval from county residents. It would seem as if the amendment process would take as long as it has for the plan to be created.
Mason Eslinger