Knox County approves Masana Investments rezoning to PR at 8 units per acre with traffic, buffer and open-space conditions

Knox County commissioners on Sept. 17 narrowly approved a rezoning request from Masana Investments for property at 7716 Strawberry Plains Pike, setting the allowable density at eight dwelling units per acre and imposing multiple conditions intended to limit neighborhood impacts.

The applicant, Drew Staten, told the commission his firm originally requested up to nine units per acre but agreed to downsize after neighbor concerns. "We are open to 8 units per acre," Staten said during his presentation.

Commissioner Thompson, who led the conditions’ drafting, said the measures respond to traffic, environmental and neighborhood concerns. He moved to approve the rezoning with a traffic-impact analysis, a 35-foot non-disturbance buffer classified as common area (excluding road frontage), and a centrally located one-acre green space "established as a green space with turf grass and a minimum of eight native trees," naming bald cypress, red maple and pin oak as preferred species. Thompson also removed a prior proposal requiring a continuous perimeter fence after colleagues objected to that element. "I would like to make a motion to approve, with, 4 conditions," he said before refining the list.

The commission debated technical and enforcement issues for more than an hour. Commissioners pressed staff on whether the county has authority to require tree-species specifications or to rely on third-party consultants; Director Snowden and legal staff said conditional rezoning and bonds are typical enforcement mechanisms. Director Snowden told commissioners that the county could hold a bond to ensure survivability of planted trees for 12 months.

A substitute motion to approve the rezoning at eight units per acre with the traffic study, the 35-foot non-disturbance buffer, and the one-acre open space with at least eight native trees passed 7–4. According to the final conditions, trees that fail within an initial period must be replaced by the owner; enforcement and bond terms will be handled at the development-plan phase and through engineering and public-works requirements.

The approved conditions aim to balance additional housing capacity near the interstate and commercial corridors with protections for adjacent single-family and agricultural properties. Opponents had raised concerns about springs, geology, noise from the nearby interstate and potential traffic conflicts; supporters argued the parcel is near infrastructure and is appropriate for higher residential density under the county’s growth plans.

The item concluded with the formal roll-call vote to adopt the substitute motion; the clerk recorded the outcome as approved 7 yes, 4 no. The development will proceed to the planning and development plan stages, where the specifics of engineering, bonds and final landscaping will be enforced.