Loudon City planning body approves 68‑home Georgia Street subdivision after traffic and utility questions

The Loudon City Planning Commission approved a preliminary plat for a proposed 68‑home subdivision on Georgia Street after a public presentation, technical questions from the commission and comments from nearby residents.

The developer’s presenter told commissioners that every lot meets the 10,000‑square‑foot minimum, front setbacks are 30 feet, side setbacks provide at least 24 feet between houses and sidewalks are planned on both sides of the new street. He said water service will be looped from Georgia Street, sewer connections will tap into Georgia Street, stormwater will be collected in a detention pond and released at a control rate so “the storm water leaving the site upon completion of the community is no more than it is in its current state.” The presenter said home sizes will range from about 1,763 to 2,800 square feet, the builder will offer semicustom options and the developer expects sales at roughly three homes per month with build‑out in 2027–2029.

The meeting included detailed questioning from commissioners and residents about traffic, access and utilities. Jax, the traffic engineer with Ajax Engineering, said his firm used actual vehicle counts and standard projection factors and concluded that nearby intersections with Lee Highway are currently operating at LOS A or B and are projected to remain at A/B when the subdivision is built out. Jax explained that level‑of‑service measures vehicle delay and driver comfort, noting that “Level service A is like there’s no traffic, there’s no delays whatsoever,” and recommended the city consider lowering the residential speed limit from 30 mph to 25 mph and adding advanced‑warning signs at sharp curves, with advisory plaques in places where a lower advisory speed (around 15 mph) would be appropriate.

On emergency access and fire safety, the developer said the subdivision has a single point of ingress and egress and therefore the homes will be equipped with sprinkler systems. That requirement, he said, entails upsizing service lines and meters (from 3/4‑inch to 2‑inch service), running two water lines to each home and adding roughly $15,000–$18,000 per house for the sprinkler system and larger meter installation.

A resident of the adjoining Green Acres neighborhood urged officials to consider existing blind spots and narrow sightlines on Gail Street and Terrace Drive and warned that heavier traffic would make those safety concerns worse. The resident also asked how new utility runs down Georgia Street would affect current water and sewer service, saying the neighborhood already has failing road surfaces and no sidewalks. City staff responded that all city and utility departments reviewed the plans, provided comments, and that the latest set of plans addressed staff comments; staff also noted that utility extensions will require Tennessee Department of Environment and Conservation review where applicable.

Commission discussion included a short historical review of the neighborhood and a request that staff continue to monitor sight lines and signage. A commissioner moved to approve the preliminary plat; the commission voted by roll call with the following record: Dennis Brennan yes; Clayton Pangle yes; Brandon D'vor yes; David Mirs yes; Pam Carrie yes; Tim Dixon no; Abigail House yes; three members absent. The motion carried.

Next steps: the approval was for the preliminary plat. Staff indicated remaining utility permitting, plan‑review follow‑ups and final engineering approvals will be addressed in subsequent submissions before building permits can be issued.