Planning Commission denies request for high-rise adjacent to historic church
The East Tennessee Catholic
A proposed high-rise development that would be built immediately behind the Basilica of Sts. Peter and Paul was denied by the Chattanooga-Hamilton County Regional Planning Commission on Jan. 12 amid strong opposition by the basilica community and others concerned about the project’s negative impact on the historic church.
Among those taking a strong stance in support of the basilica was Hamilton County Mayor Weston Wamp, who voted against the development as a member of the Planning Commission.
Commissioners voted 8-4 to recommend denial of rezoning for the 12-story apartment building on Patten Parkway from a six-story structure, with Mayor Wamp contending the basilica and its history are too important to Chattanooga to risk being adversely affected by the project.
The church is on the National Historic Register.
Father David Carter, addresses the Chattanooga-Hamilton County Regional Planning Commission on Jan. 12. Standing behind him is James Poston, an engineer and member of the Basilica of Sts. Peter and Paul. (Photo courtesy Maria Rist / Basilica of Sts. Peter and Paul)
Mayor Wamp moved for the Planning Commission to deny the rezoning request. The commission then voted to recommend that Chattanooga City Council deny rezoning. The rezoning petition could go to Chattanooga City Council for consideration.
The basilica’s rector, Father David Carter, attended the commission meeting and spoke in opposition to the project, saying the apartment building would completely overshadow the basilica campus and block the light coming in through the church’s Tiffany stained-glass windows.
Father Carter further said the deep underground foundation work that would be required to support the high-rise would present a “grave risk of permanent damage and settling of our historic brick church building.” He noted that the basilica’s Facilities Committee has reviewed the development proposal in depth.
“Mayor Wamp, commissioners, this proposal faces broad and growing public opposition. More than 2,300 citizens—parishioners, neighbors, and residents across Chattanooga—have signed a petition opposing the rezoning of 19 Patten Parkway to allow a 12-story, zero-parking building. The public does not support a project that would overshadow the basilica, threaten its structural integrity, and put an irreplaceable historic and sacred site at risk,” Father Carter said at the hearing.
“Ours is not a vacant or abandoned property. The basilica campus is active every day, serving thousands of worshipers, visitors, and concertgoers each week. Four priests reside on site, and the basilica is a designated worldwide pilgrimage destination. Any damage to the building would be catastrophic—financially and culturally. The Tiffany windows, the oldest pipe organ in Chattanooga, and the sacred art and architecture cannot be replaced. And if the basilica were compromised, we would lose its designation and identity forever,” the basilica rector continued.
“This is not an either-or debate between preservation and progress. It is about responsible development and whether the sacred still has a place in our city’s vision. This neighborhood has already lost its historic Baptist and Methodist churches. The basilica is the last historic mother church standing on what was once Irish Hill,” he said. “We are not speculating about risk. Similar construction caused millions of dollars in damage to the cathedral in Birmingham. We have commissioned detailed engineering studies that show a 12-story building presents severe and foreseeable dangers—far beyond what a building within the existing six-story zoning would pose. These concerns are fact-based, documented, and supported by case studies here in Chattanooga and around the world.
“Commissioners, you are entrusted with the public’s confidence. Today, you can choose to make a positive impact with your agency, to uphold the values that make this city thrive—or allow unchecked development to overshadow them. We suggest you not take the recommendation of the Regional Planning Agency to defer, or to allow a 10-story building rather than a 12-story building, or to eliminate the parking requirements for a new residential building—but instead listen to the clear voice of the people and deny this rezoning request.”
The Basilica of Sts. Peter and Paul in Chattanooga has and continues to play an important role in the history of Chattanooga.
Specifically, Father Carter and the basilica committee members said they were concerned:
- The proposed building would destroy the historic fabric of the surrounding neighborhood.
- It would obstruct natural light from coming through the Tiffany stained-glass windows of the basilica.
- There is inadequate parking already in the area where the apartment building would sit. No additional parking is included in the proposed development.
- There is concern about the future structural integrity of the 136-year-old church and the potential damage that can be caused during the digging of a foundation for the 12 story building—and over time.
James Poston, a professional engineer and a basilica member, issued three reports on the construction project.
Mr. Poston concluded that there are real dangers in the drilling that will be required to stabilize the apartment building that would be just a few feet from the church; that limestone, shale, tunnels, and caves prevalent beneath Chattanooga pose a significant risk to the project and adjoining structures such as the basilica; and that deep drilling that would be required for the 12-story tower would deliver vibrations strong enough to damage the basilica and its historic characteristics, such as the stained-glass windows, its pipe organ, and its architecture, “all of which are priceless and irreplaceable.”
Mr. Poston also concluded that the apartment tower would overshadow the basilica campus most of the day year-round, including during worship services.
“It is my professional opinion that there is a significant possibility of serious, irreparable, permanent damage to the structure and surrounds of the Basilica of Sts. Peter and Paul Catholic Church at 214 E. 8th St. in Chattanooga. I therefore urge, in the strongest terms, that Hamilton County and the city of Chattanooga immediately halt construction plans and not grant rezoning as currently planned,” Mr. Poston stated.
“If there is construction at the proposed development site in the future, it must be no higher than can be supported by the existing soil structure and foundation capability. Any major disturbance of the soil and underlayment risks irreparable harm to a sacred space with deep historical ties to the city of Chattanooga (including to the Civil War), and under the purview of His Holiness Pope Leo XIII and the Roman Catholic Church,” he added.
The pontificate of Pope Leo XIII was at the time Sts. Peter and Paul Church was built in 1890.
Basilica member Brian O’Shaugnessy addresses the commission. (Photo courtesy Maria Rist / Basilica of Sts. Peter and Paul)
“Given these findings, it is evident that the proposed development would fundamentally alter the character and functionality of the basilica and its associated buildings, and present the real possibility of permanent irreparable damage. The persistent lack of natural light not only compromises the visual and spiritual experience of the space but also poses tangible risks to the well-being of those who live, work, and gather within its walls,” Mr. Poston stated. “The basilica has a long-standing role as a cornerstone of community and heritage. Denying this rezoning thus should not be viewed as anti-development. Denial of rezoning is pro-health, pro-community, and consistent with historical constitutional zoning principles.”
According to the basilica, there are more than 600 original pipes from the church’s 1890s organ, believed to be the oldest pipe organ in Chattanooga that is still in use.
“Many of the pipes are wooden. Just as vibrations could cause damage to a violin or piano, severe, prolonged vibrations at best would cause tuning difficulties, and at worst cause pipe damage. Vibrations could also damage the supporting structures of the organ,” according to the basilica.
“We have over 3,000 parishioners who will oppose the scope of this project,” the basilica said in a statement. “Sts. Peter and Paul has been elevated by the pope and the universal Church to the status of a minor basilica in acknowledgment of its historic architectural beauty, and specifically for its Tiffany windows. This is a worldwide honor that puts us on the world map as a destination. The church and its windows are a treasure that draws people to our community. A building that overshadows the basilica would minimize that asset and disappoint visitors and regular attendees,” the basilica continued.
Father Carter emphasized that more than 2,000 people had signed a petition opposing the development.
Mayor Wamp’s concerns centered on the importance of the basilica to the history of Chattanooga, and that it is worth fighting for. He said that after having been inside the basilica, its natural light and structural integrity are necessities for the basilica’s existence.
Meanwhile, Father Carter and the basilica staff are planning to meet with the developer to discuss potential solutions.
Sts. Peter and Paul is the mother parish of many East Tennessee parishes. The church underwent a $300,000 face-lift in 1997 and 1998, when the ceiling vaults were painted, the Tiffany windows cleaned, the Stations of the Cross refurbished, and damaged areas repaired. In 2006 the church sent its then–70-year-old Kilgen organ for repairs. On Oct. 24, 2010, the Emma Strahle “Bootie” Varallo Parish Hall, a $1.151 million project named for a lifelong parishioner, was dedicated.
In 2011, the church was elevated to a minor basilica by Pope Benedict XVI, and Monsignor George Schmidt was installed as its first rector. Father Carter was installed as the second rector in November 2014.
In 2016, the aging rectory of Sts. Peter and Paul was renovated. In 2018, the basilica sanctuary and nave underwent a restoration project which was completed in 2019.