Residents concerned about growth

A community meeting Thursday at Highland Park Elementary School in Lenoir City to gather input about Planned Unit Development attracted more than 30 residents, many from District 6.

The Planning and Zoning Study Committee meeting, which included several Loudon County commissioners and candidates for commission, provided an opportunity to ask questions and express opinions about the regulation of high-density housing.

Commission decided to hold the meetings following the approval of a moratorium on PUDs in October. Current PUD regulations allow 2.5 units on one acre.

Most of the residents said they were concerned about the burden of new development on services and infrastructure.

Wayne Schnell said he thinks two units per acre is better than the 2.5 allowed under PUD regulations. He said he has concerns about the cost of roads, schools and fire safety. He also said he would like a traffic study to determine the impact of new housing on roadways.

Walker Dukeminien asked why there is so much negativity around PUDs. He said such developments are safe and their value stays high.

Commissioner Van Shaver, who moderated the meeting with Commissioner Adam Waller, said the issue is not PUDs but the number of units allowed per acre with PUDs.

He said R1 zoning allows subdivisions with up to two units per acre. When PUDs came in around the 2000s, more than two units per acre were being allowed.

Waller said he was not for stopping but controlling growth within limits consistent with the rural character of District 6, which he represents.

Costs of growth

Jackie Dean, a resident of Deerfield Crossing, asked about the impact of homes on the county budget and if local schools were full. She also asked about jails and fire protection.

Shaver said the cost of building new schools was quite high. A new high school would probably cost at least $50 million and would almost certainly require a property tax increase. The Loudon County Sheriff’s Office budget has increased 26% in the past five years, he said.

Fire protection was on the minds of many at the meeting. Shaver explained that county fire protection was based on volunteer efforts. At night there is usually one man on duty to take calls, and response depends on how many other men are available at the time of the call. He said mutual aid is available from agencies across the area.

Doug Hays said he was concerned about the cost of better fire protection and schools. He asked if grants were available to help offset such expenses.

Shaver said grants were available but would not be large. An exception would be the $10 million provided to the county by the American Rescue Plan, but there are limitations on how the money can be used. Federal money usually “comes with hooks,” he said.

Mike Collins said he was also concerned about fire protection. He said three years ago a home in his area burned to the ground before volunteer fire resources could respond. He said he would like to see the mutual aid concept further developed.

As the discussion shifted from talking about problems to solutions, some attendees asked what kind of growth might help.

“We’ve talked about what stuff costs,” Ron Courtney said. “If we throttle development our tax dollars don’t grow. You have to weight the two out.”

Mark Matlock, a commercial developer and candidate for commission, said residential development is not the best source of tax revenue. Commercial property is taxed at a higher rate.

“You have to get commercial, industrial, medical,” he said.

Getting those types of tax sources to move into the county requires residential growth so that employees of those businesses have somewhere to live, Matlock said.

Property tax fears

Many of those who spoke talked about the fear of rising property taxes driven by a need for more roads, schools and better fire protection. Shaver said low property tax rates in the county are based on decisions leaders have been making for years.

Jeff Smith said he was not against development but wanted responsible growth. He said fire service is important but most 911 calls are for medical reasons.

He also said he is concerned about crowding on roads.

“I’ve had to change my way to work twice,” he said. “I’m running out of options.”

Smith said he would like to see more long-range planning. Several others at the meeting also expressed interest in advance planning for growth.

Shaver said the county had a long-range plan many years ago that had not been updated or utilized.

Waller said he was at the meeting to listen. He said what he heard was a clear consensus that residents want controlled growth.

“They want to maintain a certain quality of life,” he said.

More committee meetings are planned, including one in the Philadelphia community.