Commissioners weigh denial of Carter Mill phase amid new state cost‑sharing law

Mike Reynolds and planning staff presented a concept plan for roughly 121 lots on about 77 acres in East Knox County (phase 9 of a larger PR‑zoned project). The plan shows roughly 51% open space and would require off‑site improvements including widening Carter Mill Drive on its west side; staff said the disturbance budget exceeds the hillside protection allocation and listed several recommended conditions.

Staff recommended denial, citing inadequate off‑site road infrastructure that cannot be secured under a change in state law. Staff summarized the statutory change: "any political subdivision may require a developer to construct or pay for construction of off‑site public improvements, subject to cost sharing arrangements between the developer and the political subdivision, and it must be based on a proportionate utilization or impact of the development." Staff said the statute means the county may be required to contribute to some improvements and that the county lacks budgeted funds to guarantee its share.

Commissioners discussed alternatives including tax‑increment financing and bonding, and asked whether certain improvements contiguous to a development (or TDOT‑controlled improvements) fall under different rules. Director Snowden (staff) said TDOT is not required to follow the statute and that in some cases TDOT may require improvements without a prorated cost share. Commissioners requested legal follow‑up and additional policy work to clarify how to proceed on developments that trigger off‑site improvements.