Development Disaster

With the development map above, It's easy to see that Lenoir City officials have set up a residential development disaster that will negatively impact the city and county forever.

All nine of the developments on the left of the map are in the city, The six developments on the right are in the county. A breakdown of the development densities will clearly show the difference between the city and the county's plan for development. While Lenoir City council has adopted an anything and everything approach to residential development, Loudon County commission has taken a controlled, measured approach to residential development.

The city has approved 2,553 new residential homes in the last year or so, 1,608 apartments and rentals and 945 single family homes. The city council has approved every one of these developments unanimously. At the same time, they have taken no actions to address the impact these developments will have on life in the city or the county for that matter. Of course, the biggest and most immediate impact will be on the schools. Other impacts will surely be felt on roads, police, fire and utility infrastructures.

Just imagine if all these city developments, combined, average just one school age child per unit. That would be more children than are currently enrolled in the entire Lenoir City school system. Essentially, doubling the city school population. At a local cost of $5,000.00 per student, that would be an additional cost to the city school system of $12,765,000.00. Does the city council have a plan to pay for that? Have they even thought about that? 

There's no indication that city officials intend to slow or stop this insanity any time soon.

Below are the details on the city developments.

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69.61 acres and density is 2.36 units per acre with 164 building lots.

1. Highway 321
Unnamed Development, Aleksandr Sergeyevic Botezat owner, Former Loudon County School Board Property, 80 acres
Proposal 124 Single family Homes and 408 Apartments. 6.65 Units Per Acre
Status: Property Rezoned For R-3 High Density Residential
 
2. Highway 321
Haven Hills
Heritage Land Development/Cook Brothers Development, Owner, 70 acres 
Proposal 164 Single family Homes. 2.36 Units Per Acre
Status: Under Construction, Property Rezoned R-3 For High Density Residential

3. Highway 321
Belle West Point, Belle Investment Owner, 124 A
cres
221 Single Family and 270 Apartments. 4 Units Per Acre
Status: Under Construction
Property Zoned R-3 For High Density Residential
50% Property Tax Break, 20 Year PILOT (Payment In Lieu Of Taxes) Tax Break, Granted By Lenoir City Council
Special Assessment Financing Granted By Lenoir City Council. City Will Repay The Developer For All Infrastructure Costs
 
4. Williams Ferry Road
Harper Village, Turner Homes Owner, 19 Acres
163 Town Homes. 8.5 Units Per Acre.
Status: Under ConstructionProperty Zoned R-4 For High Density Residential.
 
5. Highway 321
Villas At 321, Lyons Group Owner, 24 Acres
Proposal, 170 Single family Rental Homes 7 Units Per Acre
Status: Property Rezoned For R-3 High Density Residential
 
6. Town Creek Parkway
Town Creek MF Phase 1&2, Smith Developer Owner, 45 Acres
Proposal, 495 Apartments, 11 Units Per Acre
Status: Property rezoned For R-3 High Density Residential
 
7. Town Creek Parkway
Universal At Town Creek, 26 Acres
265 Apartments, 10 Units Per Acre 
Status: Under Construction
Property Zoned R-2 For High Density Residential
50% Property Tax Break, 5 Year PILOT (Payment In Lieu Of Taxes) Tax Break

8. Harrison Glen Addition, 37 Acres
110 Single Family 3.6 Units Per Acre
Status: Under ConstructionProperty Zoned R-4 For High Density Residential.
 
9. Old Highway 95
Ashmore
, DR Horton Owner, 30 Acres
102 Single family Homes 3.4 Units Per Acre
Status: Under Construction, Property Zoned For R-3 High Density Residential

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The five new developments currently underway on the upper end of the county are all single family homes and total 259 units. All the developments are a little over two homes or less per acre. Unlike Lenoir City officials, the county commission has taken the position to control over development by limiting density. There's no where in the county, outside the cities, where apartments can be located. Note the density difference between Lenoir City developments and the county developments.

Below are the county developments with density.

A. Highway 11 North
Stamford Bridge, Turner Homes Owner, 7.7 acres
21 Single Family Homes, 2.45
Units Per Acre
Status: Under
Under Construction, Property Zoned R-1 With PUD

B. Beals Chapel Road
Quail Hollow, Turner Homes Owner, 46.45 acres
91 Single Family Homes, 1.95
Units Per Acre
Status: Property Zoned R-1 with PUD

C. Beals Chapel
The Grove At Cedar Hills, Cook Brothers Construction Owner, 28 acres
67 Single Family Homes, 2.39
Units Per Acre
Status: under
Under Construction, Property Zoned R-1 with PUD

D. Beals Chapel Road
Farmstead, Safe Harbor Development/Goodall Homes Owner, 50.83 Acres
87 Single Family Homes, 1.74
Units Per Acre
Status:
Under Construction, Property zoned R-1

E. Beals Chapel Road
Ashton Fields, Goodall Homes Owner, 8.5 acres
16 Single Family Homes, 1.88 units Per Acre
Status:
Under Construction, Property Zoned R-1 with PUD

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4/11/22