Zoning Report
Memphis, TN Zoning
Memphis uses a joint Memphis and Shelby County land-use system administered through the Division of Planning and Development and reviewed by the Land Use Control Board, with some items moving on to Memphis City Council. The available sources show a large, map-based zoning framework with base districts, overlay and special purpose districts, administrative and board-level review paths, and active rezoning and special-use case processing. However, the source set provided here does not include the core Unified Development Code district and use tables, so several zoning details must be verified directly in the official code and zoning atlas.
Last researched May 2026
Zoning Districts in Memphis, TN
R-1
Single-family low-density residential district.
Allowed uses: Single-family residential (inferred from district naming only; verify in official UDC)
R-2
Single-family standard-density residential district.
Allowed uses: Single-family residential (inferred from district naming only; verify in official UDC)
R-3
Single-family medium-density residential district.
Allowed uses: Single-family residential (inferred from district naming only; verify in official UDC)
R-4
Residential district that the provided source says allows small multifamily.
Allowed uses: Small multifamily (per secondary source; verify in official UDC)
RD
Two-family residential district.
Allowed uses: Two-family residential (district naming/secondary source; verify in official UDC)
CMU-1
Commercial mixed-use district referenced in recent Land Use Control Board cases.
Allowed uses: Commercial mixed-use uses (full list not provided in source set)
CMU-2
Commercial mixed-use district referenced in recent rezoning activity.
Allowed uses: Commercial mixed-use uses (full list not provided in source set)
CMU-3
Commercial mixed-use district referenced in recent special use permit activity.
Allowed uses: Commercial mixed-use uses (full list not provided in source set)
EMP
Employment district referenced in recent rezoning activity.
Allowed uses: Employment-related uses (full list not provided in source set)
Recent Zoning Changes
Recent public materials show active case processing by the Land Use Control Board and an ongoing Memphis 3.0 update effort covering the comprehensive plan, zoning map, and zoning code. The provided sources do not include adopted text amendments themselves, so the update effort should be treated as under review rather than current law unless confirmed in final adopted ordinances.
Setbacks, Lot Size & Height Limits in Memphis, TN
Only a limited set of setback standards was found in the provided research, mostly for residential districts, plus secondary-source ADU dimensions. The full official dimensional table for Memphis was not included, so lot area, height, FAR, lot coverage, and density standards remain incomplete.
| District | Standard | Requirement |
|---|---|---|
| R-1 | front setback | 30 feet |
| R-1 | side setback | 8 feet |
| R-1 | rear setback | 30 feet |
| R-2 | front setback | 25 feet |
| R-2 | side setback | 6 feet |
| R-2 | rear setback | 25 feet |
| R-3 | front setback | 20 feet |
| R-3 | side setback | 5 feet |
| R-3 | rear setback | 20 feet |
| R-4 | front setback | 15 feet |
| R-4 | side setback | 5 feet |
| R-4 | rear setback | 15 feet |
| RD | front setback | 20 feet |
| RD | side setback | 5 feet |
| RD | rear setback | 20 feet |
| ADU - detached | maximum size | 900 sq ft — Secondary source; verify in official UDC. |
| ADU - detached | maximum height | 20 feet — Secondary source; verify in official UDC. |
| ADU - detached | side setback | 5 feet — Secondary source; verify in official UDC. |
| ADU - detached | rear setback | 5 feet — Secondary source; verify in official UDC. |
| ADU - attached | maximum size | 40% of primary dwelling floor area, maximum 900 sqft — Secondary source; verify in official UDC. |
ADU, Rental & Special Use Rules in Memphis, TN
ADU
Secondary source states Memphis allows ADUs on residential properties, with one ADU per qualifying single-family lot and different size rules for detached versus attached units.
- Detached ADU: up to "900 sq ft"
- Detached ADU max height: "20 feet"
- Attached ADU: "40% of primary dwelling floor area, maximum 900 sqft"
- Side setback: "5 feet"
- Rear setback: "5 feet"
Historic-district ADU / exterior work review
Properties in historic overlay zones may require additional design review before obtaining a building permit.
- Design review approval may be required in historic overlay zones
- Certificate of Appropriateness may be required for exterior modifications to designated properties
Overlay Districts in Memphis, TN
Historic Overlay Districts
Locally designated historic areas that appear in the zoning atlas and may require additional design review before exterior changes or new construction are approved.
Central Gardens Historic Overlay District
A large historic district in Midtown Memphis referenced in the provided preservation source.
Parking Requirements in Memphis, TN
- Accessory dwelling unit1 parking space required per ADU
Memphis, TN Zoning FAQ
Are ADUs allowed in Memphis, TN?
Secondary source states Memphis allows ADUs on residential properties, with one ADU per qualifying single-family lot and different size rules for detached versus attached units.
Are short-term rentals allowed in Memphis, TN?
Properties in historic overlay zones may require additional design review before obtaining a building permit.
What are the setback requirements in Memphis, TN?
Setbacks vary by district. Examples — R-1: 30 feet; R-1: 8 feet; R-1: 30 feet; R-2: 25 feet. Always confirm the exact yard requirements for your district with Memphis, TN.
How tall can buildings be in Memphis, TN?
Height limits are set per district — ADU - detached: 20 feet.
What are the parking requirements in Memphis, TN?
Parking minimums vary by use — Accessory dwelling unit: 1 parking space required per ADU.
What zoning districts are in Memphis, TN?
Memphis, TN includes districts such as R-1, R-2, R-3, R-4, RD, CMU-1, CMU-2, CMU-3.
Are there flood zones or overlay districts in Memphis, TN?
The provided sources identify floodplain and drainage-related constraints as important development filters in Memphis. Official map resources point users to FEMA Flood Insurance Rate Maps, and administrative site plan review materials ask about sensitive drainage basins, disturbance area, detention, and state construct…
Have there been recent zoning changes in Memphis, TN?
Recent public materials show active case processing by the Land Use Control Board and an ongoing Memphis 3.0 update effort covering the comprehensive plan, zoning map, and zoning code.
Common questions about Memphis, TN zoning
Zoning Guides
- How to Check Zoning Before You Buy→
- Zoning Due Diligence Checklist→
- ADU Zoning Laws Explained→
- Variance vs. Special Use Permit→
- Zoning Red Flags Investors Miss→
- What Is a Nonconforming Use?→
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Deal-fit, approval path & risk flags for Memphis, TN
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- CHAPTER 2-50. - MEMPHIS AND SHELBY COUNTY LAND USE CONTROL BOARD | Code of Ordinances | Memphis, TN | Municode Library — Established the joint city-county planning and land use control structure and role of the Land Use Control Board.
- Buildings and Zoning - The City of Memphis — Confirmed permit portal, zoning map, project locator, pending applications access, and general zoning administration resources.
- (901) 636-6619 ADMINISTRATIVE SITE PLAN REVIEW APPL — Provided detailed filing requirements and process clues for administrative site plan review, engineering, drainage, landscaping, and application contents.
- Board of Adjustment — Confirmed the types of cases the Board of Adjustment hears, including variances, conditional use permits, appeals, extensions of zoning district boundaries, and nonconforming use permits.
- LAND USE CONTROL BOARD - Shelby County Government — Provided recent case examples, case types, board procedures, and evidence of the ongoing Memphis 3.0 update effort.
- City Council Meeting Agenda - The City of Memphis — Confirmed council agenda posting cadence and the existence of planning and zoning committee document packets.
- Memphis and Shelby County Maps and Atlases — Confirmed the official zoning atlas, overlay/special purpose district mapping, historic overlay notation, and FEMA flood map link.
- 25th Anniversary of Historic Overlay District — Provided an example of a named local historic district in Memphis, useful for context on historic overlays; not used for ordinance-level standards.
- ADU Rules in Memphis, TN (2026) — Requirements & Costs — Supplied secondary-source ADU size, setback, parking, and applicability details where official ADU code text was not included in the source set.
- Setback Requirements in Memphis, TN (2026) — Supplied secondary-source residential setback figures for R-1, R-2, R-3, R-4, and RD districts.
- Permits Office - The City of Memphis — Confirmed a separate city permits office exists for non-zoning permit/license categories; limited zoning relevance.
- Board of Adjustment | Shelby County, TN - Official Website — Supplemental confirmation of official Board of Adjustment presence.
This summary is AI-generated from public municipal sources and is not legal, engineering, or land-use advice. Always verify zoning with Memphis, TN officials before making decisions.