Knox Chamber: Loves Ridgetops, Not So Sure About Hillsides

Knoxville Chamber Supports Ridgetop Protection

Expresses reservations about current proposal

Knoxville, TN (February 7, 2011) - The Knoxville Chamber recently adopted a position supporting the protection of the major ridgetops in Knox County. However, the business organization has reservations about the Hillside and Ridgetop Protection Plan in its current form and urges the Knox County Commission and Knoxville City Council to make adjustments before adoption.

"The major ridgetops in Knox County are significant pieces of our heritage and character and should be protected from inappropriate developments that would negatively impact Knox County's scenic beauty," says Mike Edwards, the Chamber's president and CEO. "The Hillside and Ridgetop Protection Plan goes beyond the goal of protecting ridgetops and is estimated to impact one-third of the property in Knox County. The Knoxville Chamber is a jobs-driven chamber, so we're concerned on the impact this plan could have on job retention and job recruitment."

The Chamber recently held a meeting where the Metropolitan Planning Commission made a presentation about the Hillside and Ridgetop Protection Plan to members of the Chamber's Board of Directors. Chamber members were also in attendance. Based on the information gathered at that meeting and the opinions of Board members, the organization's reservations are:

Ridgetops should be the focus of the Plan. A seemingly logical method to determine the protection areas would be to use elevations. Extending the protections to more moderately sloped property is an overreach.

Regulations and implementation considerations should be developed prior to the adoption of the plan by the local legislative bodies. MPC advised the Chamber that the Hillside and Ridgetop Protection Plan is Phase I. The regulatory portion, referred to as Phase II, is to be developed over the next three years according to MPC. Both should be developed concurrently so property owners can fully understand how the protections will be implemented.

The economic impact of the Plan on the tax base needs to be fully understood. The Hillside and Ridgetop Protection Plan will have the effect of reducing the tax base of the City and County by an unknown amount. According to the the Joint City/County Task Force on Ridge, Slope and Hillside Development and Protection, the Plan impacts roughly one-third of Knox County, therefore the potential could be dramatic. Consideration of such a broad reaching plan should occur only after the legislative bodies have full knowledge of the impact the Plan will have on the tax base and the City and County's ability to grow the tax base. In addition, commissioners and city council members should know if the Plan will necessitate tax rate increases on the existing residential and commercial developments more frequently.

All affected property owners need explicit notification of the impact of the plan on their properties. The Hillside and Ridgetop Protection Plan will impact 63,000 parcels according to MPC. Because this Plan does not identify property using a defined geographic boundary (as is done in a sector plan or zoning) it is difficult for property owners to know if their property is sloped in a manner to be affected by the plan and its future regulations. Therefore, property owners should be notified prior to the elected bodies taking action. The estimated cost to mail individual notices is $18,000 and is clearly justified given the potential impact on property values. 

"The Task Force and MPC have worked hard on developing the current proposal and should be commended," said Edwards. "The co-chairs of the Task Force, Commissioner Tony Norman and former City Councilman Joe Hultquist, have brought the issue of ridgetop protection to the attention of Knox County citizens - that's important. The Knoxville Chamber is willing to work with the Task Force and MPC to address our concerns and quickly move for adoption of a plan."