Land Use Classifications

City of Knoxville

Office (O)

The OP Office Park Zoning District is intended to accommodate large office developments and office parks/ campuses. The district is oriented toward larger-scale complexes that may include accessory services for employees such as personal services, restaurants, and retail establishments. District standards are intended to guide the development of office as a more campus-like environment.

City Zoning Districts
County Zoning Districts
Code
Classification
Description
Location Criteria
Recommended Zoning
By Growth Plan Area
City
County
One Year Plan Permitted Zones
City
AG

Agricultural
AG

This is rural / agricultural in character and includes farms and large tracts of undeveloped land.
Location Criteria
  • Farms and large tracts of undevelopedland.
  • Land where soils are designated as primeor locally important by the U.S. Department of Agriculture.
  • Rural areas prime for conservation such as forests, moderate and steep slopes,riparian areas and historic and cultural sites
Recommended City Zoning
AG, OS
Recommended County Zoning By Growth Plan Area
Rural Area: A, PR less than 1 du/ac

Planned GrowthBoundary (PGB): A, PR less than 1 du/ac

Urban Growth Boundary (UGB): A, PR less than 1 du/ac
One Year Plan Permitted City Zones
AG, OS
AGC

Agricultural Conservation
AGC

This is rural / agricultural in character and includes farms and large tracts of undeveloped land.

Undeveloped tracts with the best soils for agriculture are considered as the primary areas for agricultural conservation (AGC).
Location Criteria
  • Farms and large tracts of undevelopedland in the Rural and Planned Growth Areas as designated in the Growth Policy Plan
  • Land where soils are designated as primeor locally important by the U.S. Department of Agriculture are considered for agricultural conservation (AGC)
  • Rural areas prime for conservation such as forests, moderate and steep slopes,riparian areas and historic and cultural sites.
Recommended City Zoning
AG, OS
Recommended County Zoning By Growth Plan Area
Rural Area: A, PR less than 1 du/ac

Planned GrowthBoundary (PGB): A, PR less than 1 du/ac

Urban Growth Boundary (UGB): A, PR less than 1 du/ac
One Year Plan Permitted City Zones
AG, OS
BP-1

Business Park Type 1
BP-1

Primary uses are light manufacturing, office and regionally- oriented warehouse/distribution services in which tractor- trailer transportation is to be a substantial portion of the operations. A zoning category which requires site plan review is expected in the development or redevelopment of such areas. Site plans shall address landscaping, lighting, signs, drainage, and other concerns that are raised in the rezoning process. Substantial landscaped buffers are expected between uses of lesser intensity, particularly residential, office and agricultural uses.
Location Criteria
  • Relatively flat sites (predominant slopes less than 6 percent) out of floodplains
  • Relatively large sites (generally over 100 acres)
  • Away from low and medium density areas or where truck traffic would have to go through such areas
  • Areas with freeway and arterial highway access (generally within two miles of an interchange)
  • Rail access is a consideration
  • Can be served with sewer, water and natural gas
Recommended City Zoning
OP, I-MU, I-RD
Recommended County Zoning By Growth Plan Area
Rural Area: EC

Planned Growth Boundary (PGB): EC, PC

Urban Growth Boundary (UGB): EC, PC
One Year Plan Permitted City Zones
OP, I-MU, I-RD
BP-2

Business Park Type 2
BP-2

Primary uses are light manufacturing, offices, and locally- oriented warehouse/distribution services. Retail and restaurant services, developed primarily to serve tenants and visitors to the business park can be considered. A zoning category which requires site plan review is expected in the development or redevelopment of such areas. Site plans must include provisions for landscaping, lighting and signs. Substantial landscaped buffers are necessary between uses of lesser intensity, particularly residential, office and agricultural uses.
Location Criteria
  • Relatively flat sites (predominant slopes less than 6 percent) out of floodplains
  • Relatively large sites (generally over 100 acres)
  • Away from low and medium density areas or where truck traffic would have to go through such areas
  • Freeway and arterial highway access (generally within two miles of an interchange)
  • Rail access is a consideration
  • Can be served with sewer, water and natural gas
Recommended City Zoning
OP, I-RD
Recommended County Zoning By Growth Plan Area
Rural Area: EC

Planned Growth Boundary (PGB): EC, PC

Urban Growth Boundary (UGB): EC, PC
One Year Plan Permitted City Zones
OP, I-RD
CC

Community Commercial
CC

This land use includes retail and service-oriented development, including shops, restaurants, and what has come to be known as ?big box? retail stores; typical service area includes 20,000 to 30,000 residents. Community commercial uses may also be considered within community centers (see Mixed Use and Special Districts).
Location Criteria
  • Locate at intersection of arterial streets
  • Sites should be relatively flat (under 10 percent slope) and with enough depth to support shopping center and ancillary development.
  • Vehicular and pedestrian connections should be accommodated between different components of the district (e.g. between stores, parking areas and out-parcel development)
  • Infrastructure should include adequate water and sewer services, and major arterial highway access
Recommended City Zoning
O, C-N, C-G, C-H
Recommended County Zoning By Growth Plan Area
Rural Area: N/A

Planned Growth Boundary (PGB): PC, SC, CA, CB

Urban Growth Boundary (UGB): PC, SC, CA, CB
One Year Plan Permitted City Zones
O, C-N, C-G, C-H
GC

General Commercial
GC

This includes previously developed strip commercial corridors providing a wide range of retail and service- oriented uses. Such land use classification and related zoning should not be extended because of the adverse effects on

traffic-carrying capacity, safety and environmental impacts. Redevelopment of commercial corridors, including mixed use development, should be accommodated under planned or design-oriented zones.
Location Criteria
  • Existing commercial areas
Recommended City Zoning
O, OP, C-G, C-H, C-R
Recommended County Zoning By Growth Plan Area
Rural Area: N/A

Planned Growth Boundary (PGB): PC, CA, CB, SC

Urban Growth Boundary (UGB): PC, CA, CB, SC
One Year Plan Permitted City Zones
O, OP, C-G, C-H, C-R
MDR/O

Medium Density Residential / Office
MDR/O

Office and medium residential uses typically have similar development characteristics: scale of buildings, areas devoted to parking, yard spaces and location requirements (on arterials/ collectors).

These uses provide a buffer to low density residential areas, particularly when located adjacent to an arterial/collector or as a transition between commercial uses and a neighborhood.
Location Criteria
  • Near community activity centers, including uses such as schools and colleges, parks, and community commercial/office nodes
  • As transitional areas between commercial development and low density residential neighborhoods
  • Site with less than 15 percent slopes
  • Along or near corridors that are served by or proposed to be served by transit, with densities proposed to be above 12 dwelling units per acre and to be served by sidewalks
Recommended City Zoning
RN-3, RN-4, RN-5, RN-6, O
Recommended County Zoning By Growth Plan Area
Rural Area: N/A

Planned Growth Boundary (PGB): OB, PR 6 to 12 du/ac

Urban Growth Boundary (UGB): OB, PR 6 to 12 du/ac
One Year Plan Permitted City Zones
RN- 3, RN-4, RN-5, RN-6, O
MU-CC

Mixed Use Community Center
MU-CC

These centers are envisioned to be developed at a moderate intensity with a variety of housing types.
The core of the district, with its predominant commercial and office uses, should be within ? mile of the higher intensity residential uses (such as townhouses and apartments). The district should be located within a ?-mile radius of an intersection of the thoroughfare system (a collector/arterial or arterial/arterial intersection). In addition to sidewalks, the district should be served by transit. Redevelopment of vacant or largely vacant shopping centers are considerations for these centers.
Location Criteria
  • Flat terrain (slopes generally less than 10 percent)
  • Areas currently served by or planned to be served by sidewalks
  • The location does not include auto and truck- oriented uses such as industrial, strip commercial and warehouse/distribution uses unless the proposal calls for a redevelopment of such areas
  • Within a ?-mile radius of an intersection of the thoroughfare system (a collector/arterial or arterial/arterial intersection)
  • Commercial/office core should be within ? mile of the higher intensity residential uses (e.g. townhouses and apartments)
Recommended City Zoning
O, C-G, C-H
Recommended County Zoning By Growth Plan Area
Rural Area: N/A

Planned Growth Boundary (PGB): CA (with condition for use-on- review), CB (with condition for use-on- review), TC, PC, SC

Urban Growth Boundary (UGB): CA (with condition for use-on- review), CB (with condition for use-on- review), TC, PC, SC
One Year Plan Permitted City Zones
O, C-G, C-H
MU-NC

Mixed Use Neighborhood Center
MU-NC

These are the least intense of the proposed mixed use districts. Locations at the intersection of a local street and thoroughfare are generally most appropriate. The surrounding land uses should primarily be planned for low or medium density residential. The buildings of these centers should be designed with a residential character and scale to serve as a complement to the surrounding neighborhoods.
Location Criteria
  • Flat terrain (slopes generally less than 10 percent)
  • Currently served by or planned to be served by sidewalks
  • The location does not include auto and truck- oriented uses such as industrial, strip commercial and warehouse / distribution uses unless the proposal calls for a redevelopment of such areas
  • At the intersection of a local street and throughfare
  • Next to low or medium density residential
Recommended City Zoning
O, C-N
Recommended County Zoning By Growth Plan Area
Rural Area: N/A

Planned Growth Boundary (PGB): CN

Urban Growth Boundary (UGB): CN
One Year Plan Permitted City Zones
O, C-N
MU-RC

Mixed Use Regional Center
MU-RC

These are envisioned to be highest intensity mixed use centers. These districts should be served by sidewalk and transit systems and be located on a major arterial, adjacent to an Interstate highway or adjacent to downtown.

Downtown Knoxville?s Central Business District is a regional mixed use center.
Location Criteria
  • Flat site (generally less than 10 percent slopes)
  • Currently served by or planned to be served by sidewalks
  • The location does not include auto and truck- oriented uses such as industrial, strip commercial and warehouse/distribution uses unless the proposal calls for a redevelopment of such areas
  • On a major arterial, adjacent to an interstate highway or adjacent to downtown
Recommended City Zoning
OP, C-G, C-H, C-R, DK
Recommended County Zoning By Growth Plan Area
Rural Area: N/A

Planned Growth Boundary (PGB): PR, TC

Urban Growth Boundary (UGB): PR, TC
One Year Plan Permitted City Zones
OP, C-G, C-H, C-R, DK
O

Office
O

This land use includes business and professional offices and office parks.
Location Criteria
  • Low intensity business andprofessional offices (less than three stories) may be transitional uses from commercial or industrial uses to neighborhoods
  • Generally level sites (slopes less than 15 percent)
  • Access to major collector or arterial streets, particularly within one-quarter mile of such thoroughfares
  • Highest intensity office uses (development that is four or more stories), should be located in close proximity to arterial/ freeway interchanges or be served by transit
Recommended City Zoning
O, OP
Recommended County Zoning By Growth Plan Area
Rural Area: N/A

Planned Growth Boundary (PGB): OA, OB, OC, PC (with covenants) Urban Growth Boundary (UGB): OA, OB, OC, PC (with covenants)
One Year Plan Permitted City Zones
O, OP
OS

Other Open Space
OS

Include cemeteries, private golf courses, and similar uses
Location Criteria
  • Existing cemeteries, private golf courses and private open spaces
Recommended City Zoning
AG, OS, NA
Recommended County Zoning By Growth Plan Area
Rural Area: A, OS, E

Planned Growth Boundary (PGB): A, OS, E, OC

Urban Growth Boundary (UGB): A, OS, E, OC
One Year Plan Permitted City Zones
AG, OS, NA
PP

Public Parks and Refuges
PP

This classification contains existing parks, wildlife refuges or similar public or quasi-public parks, open spaces and greenways. Quasi-public spaces are owned by civic or related organizations.

Location criteria is not needed relative to large components of the park system, like community, district and regional parks and refuges; these areas are generally established through capital expenditures or land transfers from state or federal governments.
Location Criteria
  • Neighborhood parks, squares and commons should be within ? mile of residents in the traditional residential areas (particularly
  • the 19th and early 20th century grid street neighborhoods of Knoxville) and within ? mile of residents within the balance of the city and county?s Planned Growth area.
  • Greenways should be located along or within the flood plains of streams and rivers/reservoirs. Other potential locations include ridges and utility corridors.
Recommended City Zoning
OS, NA
Recommended County Zoning By Growth Plan Area
Rural Area: OS, E

Planned Growth Boundary (PGB): OS, E, OC

Urban Growth Boundary (UGB): OS, E, OC
One Year Plan Permitted City Zones
OS, NA
RC

Regional Commercial
RC

This land use includes retail and service-oriented development that meets the needs of residents across Knox County and surrounding areas.

Development typically exceeds 400,000 square feet; malls have been a typical form and ?life- style centers? (e.g. Turkey Creek) are examples of regional-oriented commercial uses. Regional commercial uses may also be considered in Regional Centers (see Mixed Use and Special Districts).
Location Criteria
  • Flat sites (under 10 percent slope)
  • Locate near interstate interchanges with major arterial highway access
  • Water, sewer, natural gas utilities and stormwater systems should be capable of handling the development
  • Vehicular and pedestrian connections should be accommodated between components of the development
Recommended City Zoning
OP, C-H, C-R, I-MU
Recommended County Zoning By Growth Plan Area
Rural Area: N/A

Planned Growth Boundary (PGB): PC, CA, CB, SC

Urban Growth Boundary (UGB): PC, CA, CB, SC
One Year Plan Permitted City Zones
O, OP, C-H, C-R, I-MU
RR

Rural Residential
RR

This land is rural in character with very low density residential and/or clustered housing subdivisions as typical land uses.
Location Criteria
  • Rural areas designated for residential development via subdivision or zoningfor densities greater than 1 dwelling unit per acre.
  • Rural areas prime for conservation such as forests, moderate and steep slopes,riparian areas and historic and cultural sites.
  • Sites adjacent to agricultural areas (AGor AGC) where cluster housing subdivisions may be appropriate
Recommended City Zoning
AG, OS
Recommended County Zoning By Growth Plan Area
Rural Area: A, OS, E, PR up to 2 du/ac

Planned GrowthBoundary (PGB): A, OS, E, PR up to 3 du/ac

Urban Growth Boundary (UGB): A, OS, E, PR up to 3 du/ac
One Year Plan Permitted City Zones
AG, OS
TP

Technology Park
TP

This land use primarily includes offices and research and development facilities. The

target area for such development has been the Pellissippi Technology Corridor. Additional districts could be created in other areas of the city or county. The development standards that are adopted by the Tennessee Technology Corridor Development Authority should be used for such districts.
Location Criteria
  • Within the Technology Corridor or subsequent areas designated for Technology Park development
  • Sites near freeway interchanges or along major arterials
  • Water, sewer and natural gas utilities available
Recommended City Zoning
OP, I-RD
Recommended County Zoning By Growth Plan Area
Rural Area: N/A

Planned Growth Boundary (PGB): BP and PC (with covenants limiting uses to research/development), EC (with covenants limiting uses to office and research/development)

Urban Growth Boundary (UGB): BP and PC (with covenants limiting uses to research/development), EC (with covenants limiting uses to office and research/development)
One Year Plan Permitted City Zones
OP, I-RD