Hillside Barndominiums in Knoxville, TN

Hillside barndominiums matter around Knoxville because so much of the land with a view is on a slope. Knox County's Hillside and Ridgetop Protection Plan found that about a third of the county is steeper than 15 percent, including more than 34,000 acres between 25 and 40 percent. A barndominium on that ground can be done well, but the foundation, the driveway and the water plan matter more than the building.

Why slopes are harder here

The plan reports that landslides and soil slippage mostly happen on slopes above 15 percent, and that clearing and grading increase the risk. It also notes that one uncovered lot can lose as much as 30 tons of soil in a single rainstorm. In a place with about 52 inches of precipitation a year, erosion control is part of the job from the first day of grading.

Rules on steep land

Knox County's growth and sector plans call for lower densities on slopes of 15 percent and more, and about one home per two acres on slopes of 25 percent and up when land is rezoned. Inside the City of Knoxville, clearing more than 25 percent of trees over five years needs a permit. We check the zoning, slope and clearing rules that apply to your parcel before planning the house.

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Using the slope instead of fighting it

A walk-out lower level lets the hill do some of the work: the uphill side is a retaining foundation wall, the downhill side opens to daylight. The lower level can hold a shop, a garage, a guest suite or storage. Stepped footings, a raised crawl space or pier foundation are other options depending on the grade and rock.

Access and rock

The plan notes that one fire truck's transmission failed on a road grade of about 18 percent. Long, steep gravel drives need proper grading, drainage and turnarounds for delivery trucks and a crane. Limestone ledges often show up when digging on a hillside here, which we plan for in the estimate.