Land use is influenced greatly by the Knoxville-Knox County-Farragut Growth Policy Plan, which designates three classifications of land within Knox County:

Urban growth boundaries (UGBs). These boundaries designated for Farragut and the City of Knoxville are compact but adequate to accommodate all expected urban growth for the next 20 years. Residential subdivisions in existence at the time the Growth Policy Plan will not be annexed for at least seven years.

Planned growth areas (PGAs). PGAs are intended to accommodate suburban growth expected to occur in unincorporated areas over the next 20 years.

Rural areas. Land to be preserved for farming, recreation, very low density residential and other non-urban uses. Several exceptions to the rural designation exist. If sanitary sewer, adequate roads and other urban services are provided, planned residential development at up to 3 units per acre may be approved in the rural area.

Map 10 shows the official Growth Policy Plan designation for Northeast County Sector. Most of the land is designated as rural. The area designated for urban growth is located adjacent to the current Knoxville City limits and includes the area surrounding Knoxville Center Mall. Roads serving this area include portions of Millertown Pike, Washington Pike and Rutledge Pike. Planned growth areas are located along E. Emory Road, Millertown Pike and Rutledge Pike.

Development is encouraged to concentrate where services can be efficiently provided. Land-consuming sprawl and scattered, ‘leap frog’ type developments are discouraged. Over time, the urban service area should be extended to allow for efficient patterns of development. Based on the recently updated General Plan and numerous public meetings throughout the sector, types of development to be encouraged are described on the following page.

Traditional Neighborhood Developments
New development in these areas should follow the principles of traditional neighborhoods – wide sidewalks and narrow, tree-lined streets, front porches and rear garages, central squares and shopping districts. These neighborhoods are community- and people-oriented. The architecture of traditional rural buildings provides a possible theme.

Conservation Subdivisions
Houses should be clustered on smaller lots to conserve open space. Environmental benefits often include watershed protection measures. Open space designs minimize clearing and grading, helping to preserve the wooded areas. Additional benefits can include reduced cost of road and utility infrastructure and greater appreciation in property values, compared to conventional developments. By using a density-neutral approach (allowing the same overall amount of development) with new construction only located on a portion of the parcel, the remaining open space can be permanently protected.

Mixed Use
Land use is not rigidly separated, and uses that are compatible but not necessarily similar may locate together in the same general area, or in the same building. Often, shops are developed at sidewalk level with apartments or offices above. Parking lots include trees and landscaped islands, allowing for safe pedestrian travel.

Village Center
Neighborhoods are created around a village center so people can walk to centrally located schools, public space and shops. Public buildings are prominent, fostering civic pride. Public open spaces provide areas for athletics, play and community events. Apartments, townhouses and offices are located near the center, providing customers for the retail space and a transition to less intense housing.

In the village center, shops are developed at sidewalk level with apartments or offices above.

Heritage Areas
Tree-covered ridges, pristine streams, woodlands and prime farmland are valued assets that are found in northeast Knox County, and it is desirable to avoid disturbances of these assets whenever possible. By designating these special areas as ‘heritage areas’ with unique environmental and scenic qualities, we recommend development opportunities that conserve the land and protect its special qualities.

Business Park
Land is publicly developed according to design guidelines, and carefully managed to maintain a desirable image. The parks provide high-quality sites for light manufacturing (typically assembly and technology) related businesses to build on. Large, relatively level sites could also be used for mixed use development, including housing, office and commercial property. The next section illustrates some special opportunities to create these developments in northeast Knox County.