Some Loudon officials are concerned that stringent regulation of property and developments is hampering economic recovery.

Adopted in 2005, the Loudon Zoning Ordinance may need additions, deletions or clarification, they argue.

“There's just enough gray areas in the ordinance to allow some to interpret the laws more stringently, whether for business, residential or industry,” City Manager Lynn Mills said.

Mills attended the Loudon Regional Planning Commission meeting Wednesday to observe the discussion concerning a restaurant parking lot that has been an ongoing issue for several months.
Loudon property owner Christina Shurina was on the agenda to appear again before the commission with a revised site plan for a property at 813 Mulberry St. Once residential, the property is now zoned commercial but had remained vacant for 10 years, according to its owner.

Shurina has renovated and leased several properties in Loudon.

Planning Director Russ Newman recommended requiring the parking lot be paved. Shurina addressed the commission, explaining that funds were not available for the extra expense. She said the property was going to be leased by Connie Stone, who plans to relocate The Dwelling Place restaurant to the site in January.

Commissioners said they needed more information about the site plan before they could approve or deny her request.

In an Oct. 5 letter to Shurina, Newman outlined what would be required for the property, including:
�-� A plan for controlling stormwater runoff.

�-� A minimum of six paved parking slots.

�-� Additional landscaping — 10 square feet of landscaping for every parking space plus 10 shrubs at least 18 inches tall.

�-� A letter of credit to cover the cost of improvements.

The commission was set to deny approval of Shurina's site plan in November, but approved an alternate plan that included paving.

On Nov. 2, Shurina wrote a lengthy, detailed letter to commissioners, explaining that expensive property improvements would overprice the real estate for rent or lease. However, having the property occupied was better for the city than leaving it vacant and allowing it to become dilapidated, she stated.

“This has brought jobs and people to the Loudon area, not to mention an improvement by renovations of vacant buildings,” she said.

Shurina discussed the problem with several Loudon officials and appeared at the Nov. 19 Loudon City Council meeting to appeal for help.

Mills said the ordinance does not require paved parking lots, although several developers have been required to pave.

Rondel Branum, Loudon building codes official, said paved parking was not necessary.

Bill Fagg, city public works director, said he did not feel drainage would be an issue unless the lot was paved.

“Russ and I met and he asked if there would be a problem with the water. I said ‘Not if we leave it gravel. If we black top it we will have to have a curb and bring it to a drainage ditch.' I can tell you there will be no water problem unless you pave it,” Fagg said.

Shurina said the paving and drainage projects would add $25,000 to $30,000 to renovation costs — money she does not have and cannot recoup.

Mills said he recommended allowing the parking lot to remain gravel. Newman said he recommended requiring paving.

Brewster made the motion to approve the site plan with the gravel parking lot.

“I was at the city meeting and heard the discussion,” he said, explaining his reason for the motion. “I know we are not being consistent. I had to pave my parking lot for my business.”

Councilman Jimmy Parks also attended the planning meeting because of the parking lot issue. Parks did not speak, but he has said frequently in council meetings that people should be given an opportunity to see if a business is viable before having to pour thousands of dollars into the site.
Councilwoman Judy Jones is a member of the planning commission.

Mills said he wanted to have a joint meeting at noon Jan. 16 with council and the planning commission to discuss what issues need to be addressed.

Shurina said she is just glad she can move forward with preparing the property. “Thank you so much,” Shurina said, promising to work closely with city officials.

Stone said she will not be able to relocate until after the holidays, but she looks forward to it.
“I am so excited about this,” Stone said. “I've been open five years and I always wanted to be in a house.” Stone said she needs more parking space and plans to make The Dwelling Place “a big, pretty light on the corner.”