Chattanooga

Chattanooga Council Takes Up Reflection Riding Garden Road Rezoning Oct. 13 (2026-0106)

Chattanooga City Council’s Oct. 13 agenda includes case 2026-0106, which would rezone 400, 402 and 405 Garden Road in Lookout Valley, home of the Reflection Riding nature preserve, from RN-1-7.5 residential to OS Open Space and A-1 Urban Agricultural. The Planning Commission and staff recommended ap

Tracy King

06 Oct 2026 • 6 min read

Case 2026-0106 covers 400, 402 and 405 Garden Road in Lookout Valley. Illustrative photo.

Chattanooga City Council has a first reading on Tuesday, Oct. 13, 2026, for a rezoning that would match the zoning map to one of Lookout Valley's best-known landscapes. Case 2026-0106, filed by Tucker Build c/o Jeff Cannon, would rezone 400, 402 and 405 Garden Road from RN-1-7.5 Residential Zone to OS Open Space Zone and A-1 Urban Agricultural Zone, subject to certain conditions. The city's Planning, Zoning and Housing Committee agenda lists the case in District 1 and as recommended for approval by the Planning Commission and staff.

The addresses belong to Reflection Riding Arboretum & Nature Center, whose website lists its address as 400 Garden Road and invites visitors to explore more than 300 acres. When the case went to the Planning Commission in September, neighbors used the hearing to talk about howling wolves and concert traffic on their narrow road.

What Reflection Riding is asking for

In the request quoted by Chattanoogan.com, Reflection Riding said it wants to better align the zoning with the property's long-established use and its mission of environmental stewardship, education, and conservation. The organization described most of the land as preserved open space with native habitat, educational programming, outdoor classrooms, hiking trails, wildlife conservation, and passive recreation, and said the majority of the property is proposed to be rezoned to Open Space (OS).

A smaller piece would be zoned for agriculture. The request, as quoted, says a limited area around the existing greenhouse is proposed to be rezoned to "Agriculture (AG)," where the property has supported greenhouse operations, native plant propagation, horticultural production, wildlife rehabilitation, and educational programming. The city's committee agenda names that district as "A-1 Urban Agricultural Zone." Readers will see both labels in coverage; the city ordinance language uses A-1 Urban Agricultural.

Reflection Riding also said it is in the early planning stages of expanding its existing Conservation Center, and that the request does not represent a significant change in land use or an increase in development intensity.

What neighbors told planners

According to Chattanoogan.com's Sept. 14, 2026, report, several neighbors of the nature preserve complained at the Planning Commission about noise from howling wolves. Garden Road resident David Brown said the penned wolves "are unbelievably loud" and added that there are congestion problems on the narrow road during concerts. Becky Barnes, who said she has lived on Garden Road since she was six, said it "seems much more commercial now with the big music festivals."

Reflection Riding president and CEO Mark McKnight defended the program, saying the American red wolf "was almost hunted to extinction." The report says he told the commission there are plans at some point to move the wolf pens "deeper into the property." Reflection Riding's website says it participates in the endangered American red wolf breeding program.

The debate continued in Chattanoogan.com's opinion section. A Sept. 16 letter argued that residents' real concern is the A-1 Urban Agricultural zone rather than the howling, contended that the wolf enclosure was built across the neighboring residential property line, and asked that a plan to relocate the animal enclosures be part of the zoning outcome. Those are the letter writer's claims; the city's agenda notes only that the staff version of the ordinance carries conditions. A response published alongside it took a different tone, urging neighbors in conflict with the nature center to be a neighbor, have a sit down, and join a board meeting.

One more note on the record: the Chattanoogan.com article described the request as "recommended for approval by the City Council," while the city's committee agenda lists it as recommended for approval by the Planning Commission and staff, with the council's first reading still ahead on Oct. 13.

Case 2026-0106 at a glance

Field	City committee agenda
Case	2026-0106
Applicant	Tucker Build c/o Jeff Cannon
Addresses	400, 402, and 405 Garden Road
Current zoning	RN-1-7.5 Residential Zone
Requested zoning	OS Open Space Zone and A-1 Urban Agricultural Zone
Versions	Staff version (subject to certain conditions) and applicant version
Council district	District 1
Recommendation	Approval by Planning Commission and Staff
Council action	Ordinances – First Reading, Tuesday, Oct. 13, 2026

What it means for Lookout Valley homeowners

For most neighborhoods, a rezoning away from residential raises worries about more traffic and bigger buildings. Here the applicant is asking for open space on most of the land, which typically limits development rather than expanding it. The questions neighbors raised are about how the land is used day to day: animal enclosures, events, and access on a narrow road.

That distinction matters if you own near a preserve, a park, or a farm. Large protected tracts can be a selling point, with views, trails, and fewer chances of a subdivision going in next door. But buyers will also ask about noise, event schedules, and traffic. If you are selling on or near Garden Road, it is fair to describe the preserve as a neighbor and let buyers visit at different times of day.

The staff version's "certain conditions" are worth reading once the ordinance is posted, because conditions are where a rezoning can address issues like the ones neighbors raised. Council members can adopt the staff version, the applicant version, or neither.

Also on the Oct. 13 first-reading list

2026-0110, Hixson Pike. PARS Holdings, LLC c/o Sam Motahari seeks C-R Regional Commercial zoning for 3920, 3976, 3998, and 4000 Hixson Pike, now C-C Commercial Corridor. Both the staff and applicant versions are listed as recommended for denial by the Planning Commission.
2026-0117, Cromwell Road. Rardin and Carroll Architects seek C-N Neighborhood Commercial zoning for 3935 Cromwell Road, now RN-1-6, recommended for approval by the Planning Commission and staff (District 5).
2026-0105, Old Pineville Road. Stone Creek Consulting, LLC seeks RN-1-5 for an unaddressed property in the 1100 block, recommended for approval by the Planning Commission and denial by staff (District 1).

The same night's list includes the Old Lee Highway RN-3 request covered in Chattanooga Sets Oct. 13 Hearing on Old Lee Highway RN-3 (2026-0113).

Chattanooga dates to watch

Sept. 14, 2026 — Planning Commission hearing where Garden Road neighbors and Reflection Riding spoke, per Chattanoogan.com.
Oct. 13, 2026 — Chattanooga City Council, Ordinances – First Reading, including 2026-0106 Garden Road, 2026-0110 Hixson Pike, and 2026-0117 Cromwell Road.

Own a home in Lookout Valley or near a Chattanooga preserve and wondering what it is worth today? Get a free home valuation, or request a cash offer if you want a firm number fast.

What is Chattanooga rezoning case 2026-0106?

It is a request by Tucker Build c/o Jeff Cannon to rezone 400, 402, and 405 Garden Road from RN-1-7.5 Residential Zone to OS Open Space Zone and A-1 Urban Agricultural Zone, recommended for approval by the Planning Commission and staff.

When does Chattanooga City Council vote on the Garden Road rezoning?

The city’s Planning, Zoning and Housing Committee agenda lists 2026-0106 under Ordinances – First Reading for Tuesday, Oct. 13, 2026.

Why does Reflection Riding want Open Space zoning?

In its request quoted by Chattanoogan.com, Reflection Riding said the property functions primarily as preserved open space and that the change aligns zoning with long-established use without a significant increase in development intensity.

What did Garden Road neighbors say at the Planning Commission?

Neighbors quoted by Chattanoogan.com complained about noise from penned red wolves and congestion on the narrow road during concerts. Reflection Riding’s CEO said there are plans to move the wolf pens deeper into the property.

What other cases are on Chattanooga’s Oct. 13 first-reading list?

They include 2026-0110 for C-R zoning at 3920–4000 Hixson Pike, recommended for denial by the Planning Commission, and 2026-0117 for C-N zoning at 3935 Cromwell Road, recommended for approval.