Our latest response to Rock City
We appreciate Rock City's willingness to engage, however, the May 24 response raises several arguments that warrant a reply. We also write to state our position plainly: the residents of Lookout Mountain do not want a gondola. Not this gondola. Not a revised gondola. Not a gondola with additional mitigation measures or a different station location. We are opposed to this project in its entirety, and nothing in Rock City's May 24 response changes that position.
Rock City argues that the Comprehensive Plan is not a promise to "reject change" and that characterizing it otherwise misrepresents how planning documents work. We agree - and we have never claimed otherwise. What we have said, and what remains true, is that the Plan's specific policies on protecting natural resources, managing development impact, and preserving community character weigh against this particular project.
SRC also notes that Comprehensive Plans can and do change over time. That is entirely correct - and it reinforces, not undermines, our position. The proper process for major commercial expansion that conflicts with existing policy direction is to seek a plan amendment, invite public comment, and allow the community to weigh in on whether it wants that change. We are weighing in and we are being ignored. Actually… more than ignored. Rock City's stance remains that they will add a gondola to our mountain with or without our approval.
SRC states that the revised amendment language is narrow and that any future project would remain subject to full review and permitting. We do not dispute that future permitting steps exist. What we dispute is the suggestion that a text amendment to the zoning ordinance is a low-stakes change to the ordinance. The ordinance's prohibition on "chair lifts, sky lifts, and other mechanical rides" is clear now and was clear when the ordinance was passed in 2022. The distinction SRC tries to make does not hold water. The gondola is a mechanized aerial conveyance and changes in the naming of it is just a marketing tactic and not a distinction in mechanical functioning. It is what it is.
A text amendment is a permanent change to the City's law. Once "aerial ropeway passenger conveyance systems" are added as permitted use in the Tourist-Oriented Commercial District, that permission exists for any operator, not just Rock City, and it cannot be undone without another full public amendment process. The Planning Commission should weigh the long-term implications of that change, not only the specific project in front of it today.
SRC's most frequently repeated argument is that the City should approve the amendment because, if it does not, the gondola will be built in Walker County in a less desirable location — and the outcome will somehow be worse for residents. This framing deserves to be named for what it is: an attempt to make the community feel responsible for consequences that are entirely within Rock City's control.
The residents of Lookout Mountain did not create this situation. SRC did, by choosing to pursue a project that straddles a jurisdictional boundary. The City of Lookout Mountain is not responsible for managing the downstream consequences of SRC's business decisions in Walker County. The question before this Commission is whether this amendment is good for the City of Lookout Mountain - and the answer, from the community's perspective, is an unambiguous no.
We also reiterate the implicit pressure embedded in this argument: approve what we want, or we will build something worse. That is not a basis for sound land use policy. The City retains the right to say no, and we are asking it to exercise that right.
SRC states that environmental review is "not being bypassed" and will occur at the permitting stage. The City is being asked to permanently amend its zoning ordinance before any environmental analysis has been completed or made available to the public.
Residents and the Commission cannot meaningfully evaluate the environmental impact of this project - on the tree canopy, on drainage, on the viewshed, on wildlife - without that analysis in hand. Approving a text amendment now, on the promise that scrutiny will come later, removes the community's most meaningful point of influence. By the time environmental review occurs, the legal framework will already have been changed.
SRC mentions the gondola will fly above the canopy and that "some trees" will be removed. That vague assurance is not sufficient. The community deserves a full accounting - how many trees, what species, what canopy impact, what viewshed effect - before any vote on any amendment.
SRC argues that the Comprehensive Plan defines "community" to include businesses and tourism destinations, not residents alone. That is technically true, and no one disputes that Rock City is part of Lookout Mountain's history.
But the residents who live on this mountain - who pay property taxes, who chose this community for its character, and who will live every day with the visual, noise, and traffic consequences of this project - are the stakeholders this Commission was elected and appointed to serve. A business that attracts visitors from outside the City is not the same stakeholder as a family that lives here. The Commission's primary duty is to its residents, and those residents have made their position clear.
We want to be clear about what we are asking for, and what we are not. We are not asking Rock City to abandon its business. We are not asking the City to ignore economic considerations. We are not asking for a delay or a study or a compromise.
We are asking the Commission and Council to deny this amendment. Fully and finally.
The residents of Lookout Mountain do not want a gondola on its mountain. That position is not based on a misreading of the Comprehensive Plan, a misunderstanding of the permitting process, or a failure to appreciate Rock City's business needs. It is based on a clear and considered judgment about what kind of place Lookout Mountain is, and what kind of place its residents want it to remain.
We respectfully urge the Planning Commission to recommend denial and City Council to vote no on the proposed amendments to Sections 10-5 and 10-12.
Rock City's reply to our response on their position statement
Dear Preserve Lookout Mountain Team,
After reviewing the information shared on your website, we wanted to reach out directly to clarify several inaccuracies and misinterpretations related to the Comprehensive Plan and the proposal currently under consideration.
We respect that members of the community care deeply about Lookout Mountain. At the same time, it's important that the discussion reflects how the City's planning framework is actually written and applied - not assumptions that may unintentionally mischaracterize it.
The Comprehensive Plan is designed to guide decision-making, not prohibit specific projects. It calls for thoughtful evaluation of zoning requests based on how they align with community character, environmental considerations, and long-term goals. It also explicitly balances preservation with appropriate economic activity, including tourism and destination-based uses.
Characterizing the Plan as a promise to reject change does not reflect how it is written or applied. It also ignores the reality that these types of plans often change, and the City can (and should) review, update, and change its Comprehensive Plan from time to time. That is a normal municipal process. We are not requesting a change to the Comprehensive Plan in this instance, but framing such a plan as a fixture set in stone forever is inaccurate.
Based on questions and feedback from prior meetings, we submitted a revised request to amend the wording of the original proposal to be more specific, defining a narrow category of use within an existing tourism-focused zoning district. Any future project would still be subject to full review, permitting, and approval by the City. Nothing moves forward automatically.
In case it is unclear: The gondola is a modern transportation solution, not a thrill ride. It differs materially from carnival and amusement-style rides that the city of Lookout Mountain sought to prohibit when the Ordinance was originally drafted. Theme park rides have never been part of this plan, and we have no intention of building one now or in the future. The intention is to create a safer way to access Rock City and improve parking capabilities.
It is also important to recognize that this proposal represents the least disruptive and most plan-aligned approach to achieving the intended outcome. If the City rejects our proposal, the gondola system could be implemented outside of the City in a way that would require development in previously undisturbed areas, including new access routes and additional land mitigation. Moving the location of the upper gondola station outside the City also means that neighbors on the Eastern side of the mountain would see much more of the gondola (the station itself) than if the upper station sits within the City.
By contrast, the current proposal concentrates key elements within already developed areas, minimizing new impacts and aligning more closely with the Plan's emphasis on protecting natural resources and preserving the character of the mountain.
In that context, the question is not simply whether change occurs - it is how and where it occurs, and which approach best fulfills the Plan's intent.
The Comprehensive Plan does not define "community" as residents alone. It includes a broader mix of residents, businesses, and destinations that collectively shape Lookout Mountain. The Plan also contemplates tourism and activity-based uses in appropriate areas. Compatibility is determined by design, location, and impact - not solely by whether a project brings visitors to the mountain.
We agree that environmental stewardship is critical. Environmental review is not being bypassed - it is a required part of the process and occurs during detailed design, engineering, and permitting which comes after approval.
At this stage, the City is evaluating whether to update its zoning ordinances. Again, remembering that the project may proceed regardless of this proposal, and given that the only portion of the gondola within the City is already a parking lot, it is alarmist in a manner that misrepresents the facts. Further, environmental analysis and mitigation measures are part of the next phase of the project.
For record, the proposed gondola is designed to fly above the canopy avoiding the need to clearcut a path for the cable lines. Some trees will need to be removed, but our goal is to minimize the impact. This is one of the reasons we have chosen to have the arrival area in what is already a cleared parking lot rather than developing undisturbed mountainside.
We recognize that there are differing perspectives, and we respect that. Our intent here is to ensure the conversation reflects facts and the actual framework and process in place as the City evaluates this proposal.
Ultimately, it is important to remember Rock City is a family-owned business (a rarity in the attractions industry). Increasing attendance is essential to long-term viability. Like all businesses, Rock City faces rising operating costs, and relying solely on ticket price increases is not a sustainable way to operate without pricing out guests in the future.
Our primary constraint is parking capacity. At the same time, we are mindful of neighborhood impact, which is the most common concern we hear from residents.
The proposed gondola addresses both challenges by reducing traffic on Ochs highway while also providing more parking and a new scenic way for guests to experience Rock City and Lookout Mountain.
We remain committed to engaging thoughtfully and respectfully and are open to continued dialogue as the process moves forward.
Our first response to Rock City
Opposition to Proposed Amendments to Zoning Ordinance Sections 10-5 and 10-12
On behalf of the residents and community members represented at NoGondolaLookout.com, we respectfully submit this statement in strong opposition to the proposed zoning amendments that would permit the installation and operation of a gondola system by See Rock City, Inc. ("SRC") within the City of Lookout Mountain.
I. The Proposed Amendments Undermine the Intent of Existing Ordinances
The City's current prohibition on chair lifts, sky lifts, and other mechanical rides in all districts was enacted deliberately to protect the residential and natural character of Lookout Mountain. SRC's rebranding of its proposed installation as a "transportation system" rather than a mechanical ride does not change its fundamental nature. A gondola is a mechanized aerial conveyance system — precisely the type of commercial infrastructure the ordinance was designed to exclude. The City should not allow creative labeling to circumvent the clear purpose of duly enacted law.
II. The Amendment Would Set a Damaging Precedent
Approving this text amendment creates a pathway for future commercial expansion that the community has not consented to. Once the ordinance is amended to permit aerial ropeway systems, it becomes significantly more difficult to oppose further requests for commercial expansion from SRC or other operators. The residents of Lookout Mountain have a legitimate interest in preserving the quiet, residential character of their community, and this amendment threatens that character in a permanent and irreversible way.
III. SRC's Own Submission Acknowledges the Amendment Is Not Necessary
SRC concedes in its own Position Statement that it has already received zoning approval in Walker County and can construct the gondola entirely in unincorporated Walker County without any amendment to City ordinances. The requested amendment is a preference, not a necessity. The fact that the City is being asked to alter its foundational zoning framework as a matter of corporate convenience — not legal necessity — should weigh heavily against approval.
IV. Traffic and Infrastructure Claims Are Speculative
SRC asserts that the gondola will reduce traffic on Ochs Highway and City roads. However, the gondola is expected to increase overall visitor attendance to Rock City significantly. Increased visitor volume at the base-of-mountain welcome center will generate substantial new vehicle trips, parking demand, and commercial activity in and around the mountain corridor — impacts that SRC's position statement does not adequately analyze or address. Tourists arriving at RC via Gondola will add to the already existing problem of non-residents wandering our streets and impinging on the safety of our residents…in particular, our children. The added burden on our sewer system and emergency services will not be borne by SRC but will fall to our residents in increased property taxes.
V. Visual and Environmental Impact on Residents
Even under SRC's preferred scenario (upper station within City limits), the gondola infrastructure — including cables, towers, and passenger cars — will permanently alter the viewshed experienced by residents on and around Lookout Mountain. This is a quality-of-life issue for the families who chose to live in this community based on its existing character. The burden of proof should rest with SRC to demonstrate that residential property values and enjoyment will not be harmed — and that burden has not been met.
VI. Conclusion
The community of Lookout Mountain respectfully urges the Planning Commission to recommend denial, and City Council to reject, the proposed amendments to Sections 10-5 and 10-12. The existing ordinances reflect the community's values and the character its residents wish to preserve. Those values should not be set aside to accommodate the commercial expansion plans of a private business when that business has already acknowledged it has alternative options.
For further information regarding community concerns, please visit NoGondolaLookout.com.
Respectfully submitted,
Concerned Citizens and Residents of Lookout Mountain
Rock City's Position Statement
This is a faithful reproduction of Rock City's written position statement. The City of Lookout Mountain references this document on its Proposed Zoning Amendments page, where it notes the statement is available on request.
The text below is presented as written, including the document's own section numbering and formatting.
In Support of a Proposed Amendment to Zoning Ordinance Sections 10-5 & 10-12 to Permit Installation and Operation of a Gondola
See Rock City, Inc. ("SRC") respectfully submits this position statement to the City of Lookout Mountain in support of the proposed amendments to Zoning Ordinance Sections 10-5 and 10-12. These amendments will allow for the installation and operation of a worldclass gondola system from Blowing Springs Farm in Flintstone, Georgia to the top of Lookout Mountain.
I. Background
Section 10-5 of the Zoning Ordinance contains permitted uses in the Tourist-Oriented Commercial District. Section 10-12 of the Zoning Ordinance designates certain uses—including chair lifts, sky lifts, and other mechanical rides—as non-conforming uses prohibited in all districts of the City. SRC proposes amending these sections to expressly allow a gondola system to operate within the City. Also, importantly the City ordinances prohibiting amusement rides of any kind will remain in place.
SRC has existed as a staple of the Lookout Mountain community since 1932. The gondola project seeks to address rising attendance and long-term business success while remaining sensitive to community needs and existing infrastructure.
The gondola differs materially from the carnival and amusement-style rides that the City sought to prohibit when the Ordinance was originally drafted. It is not a thrill ride or amusement attraction. It is a modern transportation solution designed to move visitors safely and quietly between the base of the mountain at Blowing Springs and the summit, reducing reliance on City highways and roads while preserving the natural beauty of the Mountain.
SRC has already received zoning approval in Walker County, which allows SRC to install the gondola system regardless of whether the City approves this amendment request, as the gondola could be installed entirely in the unincorporated Walker County. However, SRC prefers to have the upper station of the gondola inside the City limits, where the exit would be immediately next to the proposed new SRC entrance gate, and in an already developed area (it is currently a parking lot). Alternatively, if the upper station must be within the unincorporated county, it would still work well with SRC's strategic plan but would have some potential downsides, including the following:
- To facilitate material delivery to, and construction of, the upper station on the Walker County property, SRC may have to install a large crane on its current campus atop the mountain to remain for the duration of the project.
- This would likely require a construction roadway from SRC's property atop the mountain to the construction area over currently undisturbed land.
- This area in Walker County is currently undeveloped, so this would require disturbing a new area of the mountain, rather than a parking lot, already used for commercial purposes.
- Finally, an upper station in the unincorporated county would affect the viewshed from homes on the Eastern side of the mountain much more, as they would see the entire upper station, rather than only the cables and cars.
SRC proposes these zoning amendments to allow the version of its project that it believes is better for SRC guests and the community as a whole.
II. Proposed Amendment Positive Outcomes
A. Traffic Reduction
One of the most significant benefits of the gondola is its capacity to take vehicles off existing residential roads. Rather than funneling additional tourist traffic on Ochs Highway and through the Town's streets, the gondola diverts visitors to a base-of-mountain welcome center and transports them aerially to the summit. This reduces congestion, lowers wear on public roadways, and enhances roadway safety for residents. The gondola system requires no use of public streets, sewers, or water resources and places minimal, if any, additional demand on public infrastructure.
B. Minimal Impact on Neighboring Properties
The gondola system operates quietly with minimal noise impact, preserving the residential tranquility that characterizes the Town. Its limited physical footprint and visually unobtrusive design mean that adjacent and nearby properties will not suffer adverse effects on their economic value or enjoyment. (Again, if the upper station must move to the Walker County side of the line, the upper station would be more visible).
III. Alignment with the Walker County Joint Comprehensive Plan
The proposed amendments are consistent with the policies and intent of the Lookout Mountain community as stated in the Walker County Joint Comprehensive Plan (2022–2032). The gondola advances goals across three key areas of the Plan: (1) it protects natural resources and minimizes land disturbance area1, (2) supports an existing business already integrated into the City's economy,2 and (3) supports the ability to develop the "Activity Destination District" contemplated in the Plan.3
VI. Conclusion
The proposed amendments to Sections 10-5 and 10-12 of the Zoning Ordinance represent a rare opportunity for the City of Lookout Mountain to simultaneously advance economic growth, reduce traffic congestion, protect the natural environment, and improve public safety—all through a text amendment that will permit the installation of a single, well defined project. The gondola is not a carnival or amusement ride that the ordinance was intended to prohibit; it is a modern, quiet, and environmentally responsible transportation system that will benefit the City, its residents, and its visitors for decades to come. And the amendment allows the upper gondola station to exist within the City limits and atop the mountain, where its impact on viewshed is much more minimal and its construction occurs in an area that is already developed as a parking lot.
SRC respectfully requests the Planning Commission recommend approval and City Council approve the proposed amendments. SRC looks forward to working collaboratively with the City to bring this transformative project to fruition.
Based on questions and feedback from prior meetings, we have amended the wording of our request, as follows:
We propose two amendments:
#1. Section 10-5 of Ordinance 292 (Tourist Oriented Commercial District) is hereby amended by the addition of the following new Paragraph (14) to the uses permitted:
(14) Aerial ropeway passenger conveyance systems, specifically including gondolas and the corresponding infrastructure.
#2. Section 10-11 (Nonconforming Uses) of Ordinance 292 is hereby amended to edit the last Paragraph as follows:
Any provision of the ordinances of the City of Lookout Mountain to the contrary notwithstanding, mobile homes, trailer courts, camp grounds, amusement rides (as that term is defined in Official Code of Georgia Annotated §34-12-2(2) (1992)), carnival rides (as that term is defined in Official Code of Georgia Annotated §34-13-2(3) (1992)), other mechanical rides (except as expressly permitted by Section 10-5), go cart tracks, batting cages, chair lifts (but not excluding gondolas), sky lifts, water slides, wave pools, alpine slides, outdoor amphitheaters and other outdoor theaters, bungee jumping towers, observation towers, zoos and animal parks are specifically designated herein as being non-conforming uses within all district or zones of the City of Lookout Mountain and are specifically prohibited in all such districts or zones…
1 Lookout Mountain Vision Statement and Policies, Policy B, pg. 50.
2 Lookout Mountain Vision Statement and Policies, Policy D, pg. 50.
3 Future Development Map – Lookout Mountain, Georgia, Grid Index, pg. 137. See also description and development strategy for Activity Destination District, pg. 176.