This section of the plan includes land use, community facilities and transportation plans. The land use plan forms the basis for development and zoning. Better connectivity and improved roads with bikelanes and sidewalks are included in the transportation plan.

Conservation of open space and ridge and stream protection, a major component of the park and greenways plan, coupled with the need for more schools and libraries, make up the majority of the community facilities plan.

Map 7: Planned Growth Boundaries

Map 8: Proposed Land Use

Proposed Land Use Policies

Open Space Uses – Slope and Stream Protection Areas and Open Space Conservation

Potential Zoning: OS, OS-1, F, R-1, E, A, A-1, PR, and RP-1
Objectives and Policies: Protect steep slopes, forested areas and stream corridors; set aside land for park development and preserve open space.

• Limit development on steep slopes and conserve forested areas including Copper, Beaver and Black Oak ridges.
• Use planned development zones to protect steep slopes.
• Reduce non-point source pollution, particularly by minimizing impervious surface areas near or along stream corridors.
• Use planned development zones to protect stream corridors including the natural terrain and vegetation.
• Pursue open space designations along streams including Conner, Hickory, Ten Mile, Turkey and Beaver Creek and their tributaries.
• Continue to establish open space by development of parks and greenways.
• Encourage setting aside open space in the development of subdivisions.

Agricultural and Rural Residential

Potential Zoning: OS, OS-1, F-1, F, A, A-1, PR, and RP-1
Objectives and Policies: Protect the rural and agricultural character of the area by limiting the density of development and pursue the goals and policies adopted in the Growth Policy Plan for Knoxville, Knox County and Farragut.

• Uses include agriculture, forestry and residential development at a density not to exceed one dwelling unit per acre.
• Land within the Rural Area may be rezoned for business parks or industries only under the conditions that are outlined in the Growth Management Plan, which is available on the MPC website at www.knoxmpc.org.
• Extensions of low density residential development (1-3 dwelling units per acre) into Rural Areas shall be limited to the provisions of the Growth Management Plan.

Residential

Objective: Conserve the character of the existing residential neighborhoods, provide a variety of housing types and density and encourage future residential development that is sensitive to surrounding land uses and the natural environment.

Low Density Residential
Potential Zoning: R-1, RA, RP-1, PR, A-1, A, OS, OS-1 and TND-1

• Development densities up to six dwelling units per acre.
• The predominant development pattern shall be single-family detached homes.
• Townhouses, cluster units, patio houses and other planned low-density housing should be incorporated into the areas with sensitivity to adjacent housing.
• Infill development shall be compatible in density, scale and housing type with the surrounding area.
• In areas of moderate and steep slope, limit development to prevent erosion and water quality problems.

Medium Density Residential
Potential Zoning: R-1, RA-1, R-2, RP-1, PR, TND-1 and TC-1

• Development should be accommodated via a planned zone.
• Location principles: development should be located along or near thoroughfares or transit routes; where appropriate, medium density uses should form a transition between lower density residential areas and more intense uses such as commercial areas.
• Sidewalks or other pedestrian connections should be incorporated into the design of medium density areas, linking them to and completing the sidewalk network depicted in the transportation plan.
• Permitted housing types include cluster single-family attached units, townhouses and apartments.

Commercial, Office, Village Centers and Mixed Use Districts

Objective: Provide a wide range of opportunities to meet the retail and service needs of the increasing population of Northwest Knox County that are convenient, accessible, and compatible with neighboring development.

Mixed-Use
Potential Zoning: C-6, O-1, O-2, OC, OB, OA, O-3, PR, RP-1, TND-1 and TC (with additional TO and TO-1 overlay zone in the Technology Corridor.)

Office/medium density residential areas:

• Zones that allow office and medium density residential uses and require use on review
• The mixed-use corridors, identified along Oak Ridge Highway, Middlebrook Pike, Schaad Road and Clinton Highway, should be limited to office and/or medium density residential uses.

Technology Corridor:

• Zones which allow technology-based uses, office and medium density residential uses with provisions for retail uses that serve the proposed development
• Mixed-use development in the Sherrill Boulevard area: office and/or medium density residential development should be the primary uses; limited retail development could be appropriate when designed to serve employees and residents in the Technology Corridor.
• Mixed-use development (Hardin Valley Road to Yarnell Road): the existing zoning permits technology-based and agricultural uses. Should the property owners in this area want to collectively pursue a mix of medium density and office uses, a master plan should be prepared for the entire area by the potential development interests, addressing the locations and intensities of those proposed uses, new roads, parkway access control, and slope and woodland protection.

Village Center
Potential Zoning: TND-1 or TC zones; PR in conjunction with SC (if they meet the development policies under Village Center.)

• Public buildings such as schools and libraries are prominent.
• Open spaces, like a village green or park, are provided for a variety of purposes including recreation and community events.
• Apartments, townhouses and offices are located near the center, providing more retail uses and a transition to less intense housing.

Commercial
Potential Zoning: CA, CB, CN, CR, SC, SC-1, C-1, C-3, C-4, C-5, and C-6

• Encourage infill development, including a mix of office and apartment uses, along existing commercial corridors.
• Prohibit the expansion of isolated and strip commercial development, particularly into neighborhoods.
• Commercial uses may be regulated in areas like Karns with the implementation of design standards to insure compatible development.

Office
Potential Zoning: OA, OB, O-1, 0-2 and 0-3

• Development should include business and professional offices, public institutional uses, and planned office parks.
• Development should be concentrated in areas close to thoroughfares or serve as a transition between commercial uses and residential areas.
• Office uses can be used as buffers between areas of residential and areas of commercial and industrial.

Industrial

Objective: Promote the efficient use of industrial land and provide opportunities for further industrial development to create job opportunities and promote economic growth.

Light Industrial
Potential Zoning: I-1, I-2, LI, CB, C-6, EC and PC

• Light manufacturing, warehousing/ distribution uses and planned business parks are the primary forms of light industrial development.
• Locations shall have access to roadways classified as arterial or collectors.
• Natural features, landscaping, and buffering should be created where industrial uses boarder residential areas.

Heavy Industrial
Potential Zoning: LI, I-3 and I-4

• As part of long-range growth, heavy industrial development should be confined to existing areas zoned for such uses including the Vulcan mine area east of Everett Road.
• Locations shall have access to roadways classified as arterial or collectors.
• Natural features, landscaping and buffering should be created where industrial uses border residential areas.

Technology Park

Potential Zoning: BP/TO, BP/TO-1
Objective: Provide opportunity for technology based development to promote economic growth while preserving the scenic character of the area.

• Primary development should include professional, business, governmental and medical offices and uses, particularly those that rely on advanced scientific and engineering capabilities.
• Maintain attractive, park-like setting around the development area and along Pellissippi Parkway.