Zoning Report
Nashville, TN Zoning
Nashville-Davidson County uses a countywide Metro zoning code in Title 17, with base zoning districts, overlay districts, and project-specific tools such as Specific Plan districts. In plain English, a property’s development rights usually depend on its current base zoning, whether any overlays apply, and whether the proposed use is already permitted or instead needs discretionary review. The city also provides parcel and overlay mapping tools, and the Planning Commission and Board of Zoning Appeals both play active roles in land-use decisions.
Last researched May 2026
Zoning Districts in Nashville, TN
RS (single-family residential series, e.g. RS5, RS10)
Residential districts intended for single-family neighborhoods, with the number generally corresponding to minimum lot area. Nashville’s own zoning guide uses RS5 as an example of a medium-density single-family district.
Allowed uses: single-family dwelling, in some cases detached accessory dwelling unit where the land use table shows DADU permitted with conditions and other eligibility rules are met
R (one-family and two-family residential series, e.g. R6)
Residential districts that allow one-family and two-family development, with district numbers tied to lot standards. The sample Nashville zoning summary specifically identifies R6 as a one- and two-family district.
Allowed uses: one-family dwelling, two-family dwelling, in some cases detached accessory dwelling unit where the land use table shows DADU permitted with conditions and other eligibility rules are met
AG / AR-type agricultural or rural districts
Agricultural and rural districts are used in less urbanized parts of Nashville-Davidson County. The DADU guidance indicates some of these districts may be eligible for DADU overlay treatment in the General Services District.
Allowed uses: agricultural or low-intensity rural uses, limited residential uses depending on district
Mixed-use and nonresidential districts
Nashville’s code includes mixed-use, office, commercial, and industrial districts, with bulk standards in Chapter 17.12 and uses governed by the district land use table.
Allowed uses: commercial uses, office uses, mixed-use development, industrial uses depending on district
SP Specific Plan District
A project-specific zoning district that allows customized permitted uses and design standards for a particular site or unified development. SP zoning is more flexible than standard base zoning because standards are written into the rezoning ordinance itself.
Allowed uses: uses specifically listed in the adopted SP ordinance for the property
Recent Zoning Changes
The clearest recent zoning topic in the source set is a January 8, 2026 Planning Commission agenda item on sign regulations and another on a DADU exclusion overlay. The supplied special-use guidance also shows Nashville actively updating DADU rules, but the official city webpage in the research packet reflects the currently administered DADU standards rather than a fully documented ordinance history. Because the supporting ordinance text for these recent amendments was not included, the exact legal scope of each change should be verified in the adopted Metro ordinances or Planning Commission staff reports.
Setbacks, Lot Size & Height Limits in Nashville, TN
Nashville’s Chapter 17.12 sets lot area, density, FAR, impervious surface ratio, setbacks, height, and other bulk standards by district and building type. The research packet provides general code structure and a few concrete example values, but not the full bulk tables for all districts.
| District | Standard | Requirement |
|---|---|---|
| RS5 | minimum lot area | 5,000 square feet per lot — Cited in Nashville’s zoning guide as an example parcel zoning description. |
| RS5 example parcel | maximum height | 3 stories — Described in the city’s zoning guide example for 141 Elmhurst Ave. |
| RS5 example parcel | maximum building coverage | 50% — Described in the city’s zoning guide example for 141 Elmhurst Ave. |
| RS5 example parcel | minimum rear setback | 20 foot — Described in the city’s zoning guide example for 141 Elmhurst Ave. |
| RS5 example parcel | minimum side setback | 5 foot — Described in the city’s zoning guide example for 141 Elmhurst Ave. |
| single-family and two-family structures generally | street setback on minor-local and local streets | 20 foot setback — Per city zoning guide summary of Section 17.12.030. |
| single-family and two-family structures generally | street setback on all other streets | 40 foot setback — Per city zoning guide summary of Section 17.12.030. |
| R6 (sample property) | minimum lot area | 6,000 Square Feet — From third-party 2022 zoning report; verify against current code for the actual parcel and building type. |
| RS10 (sample property) | minimum lot area | 10,000 Square Feet — From third-party 2022 zoning report; verify against current code for the actual parcel and building type. |
| R6 (sample property) | maximum building height | 20 Feet — Reported in third-party summary for the subject zoning context; should be verified directly in current Chapter 17.12. |
| RS10 (sample property) | maximum building height | 20 Feet — Reported in third-party summary for the subject zoning context; should be verified directly in current Chapter 17.12. |
| R6 (sample property) | maximum floor area ratio | 0.60 — From third-party 2022 zoning report. |
| RS10 (sample property) | maximum floor area ratio | 0.40 — From third-party 2022 zoning report. |
| R6 (sample property) | impervious surface ratio | 0.70 — From third-party 2022 zoning report. |
| RS10 (sample property) | impervious surface ratio | 0.60 — From third-party 2022 zoning report. |
| accessory buildings / DADUs with a footprint of eight hundred fifty square feet or less and located to the rear of a principal structure | minimum side setback | one-half of that required for the zoning district, but not less than three feet — Official DADU guidance citing Section 17.12.040E.1.a. |
| accessory buildings / DADUs with a footprint of eight hundred fifty square feet or less and located to the rear of a principal structure | minimum rear setback | at least three feet — If garage doors or carport openings face directly to an alley, minimum rear setback shall be ten feet. |
| accessory buildings / DADUs with a footprint of more than eight hundred fifty square feet | setbacks | full setbacks of the zoning district — Official DADU guidance citing Section 17.12.040E.1.a. |
| DADU on lots less than ten thousand square feet | maximum living space | seven hundred (700) square feet — Official DADU page states this current administered size standard and also says the DADU shall not exceed the size of the principal structure. |
| DADU on lots ten thousand square feet or greater | maximum living space | eight hundred and fifty (850) square feet — Official DADU page states this current administered size standard and also says the DADU shall not exceed the size of the principal structure. |
| single-story DADU | maximum eave height | ten feet — Must also not exceed the height of the principal structure measured to the eave line. |
| two-story DADU | maximum eave height | seventeen feet — Must also not exceed the height of the principal structure measured to the eave line. |
| DADU | maximum roof ridge height | twenty-seven feet — Must be less than the primary structure and measured from average finished grade. |
ADU, Rental & Special Use Rules in Nashville, TN
Detached Accessory Dwelling Unit (DADU)
A DADU is a small, detached single-unit residence on the same lot as an existing single-family residence. It is allowed only when the parcel’s zoning district shows DADU permitted with conditions and the parcel satisfies lot, service-area, and other eligibility rules.
- The land use table must show the parcel’s zoning district permits DADUs with conditions (PC).
- The lot area must comply with the minimum lot area for the parcel’s zoning.
- The parcel must be in the Urban Services District, within a DADU overlay in the General Services District, within a UDO with DADU standards, or within an SP with DADU standards.
- Only one DADU is permitted on a parcel and only when one single-family principal structure is present.
- The DADU must be owned by the same person as the principal structure and one of the two dwellings must be owner-occupied.
Short-Term Rental use within a DADU
The official DADU guidance says owner-occupied short-term rental use is not permitted in certain newly built or newly established DADUs on single-family-zoned, Residential Neighborhood-zoned, or Residential Limited-zoned lots.
- Not permitted in the accessory dwelling unit on covered lots where a new DADU is built or created through conversion.
- Applies specifically to STRP-owner occupied in the DADU context described by the page.
Overlay Districts in Nashville, TN
Historic Zoning Overlay
Historic zoning is an overlay that protects historic character through a design review process and does not change the underlying land use permissions of the base zoning.
Urban Design Overlay (UDO)
A development overlay used in specific areas to add urban design standards beyond the base district. The city’s guidance notes that UDOs can affect setbacks, height, and other development controls.
Urban Zoning Overlay (UZO)
An overlay referenced in the zoning code that can modify bulk requirements, including street setbacks within the urban zoning overlay district.
Floodplain Overlay District
A hazard overlay applied to properties in mapped floodplain areas. The sample zoning report identified a property within the Floodplain Overlay District.
Airport Impact Overlay
An overlay type listed in Nashville’s zoning overlay dataset.
I-440 Impact Overlay
A corridor/impact overlay listed in the overlay dataset with multiple mapped subareas.
Bed and Breakfast Overlay
An overlay type listed in the Nashville overlay dataset.
Parking Requirements in Nashville, TN
- Multifamily (sample property report)1 Space per Bedroom up to Bedrooms; 0.5 Spaces per Bedroom each additional Bedroom
Nashville, TN Zoning FAQ
Are ADUs allowed in Nashville, TN?
A DADU is a small, detached single-unit residence on the same lot as an existing single-family residence. It is allowed only when the parcel’s zoning district shows DADU permitted with conditions and the parcel satisfies lot, service-area, and other eligibility rules.
Are short-term rentals allowed in Nashville, TN?
The official DADU guidance says owner-occupied short-term rental use is not permitted in certain newly built or newly established DADUs on single-family-zoned, Residential Neighborhood-zoned, or Residential Limited-zoned lots.
What are the setback requirements in Nashville, TN?
Setbacks vary by district. Examples — RS5 example parcel: 20 foot; RS5 example parcel: 5 foot; single-family and two-family structures generally: 20 foot setback; single-family and two-family structures generally: 40 foot setback. Always confirm the exact yard requirements for your district with Nashville, TN.
What is the minimum lot size in Nashville, TN?
Minimum lot size depends on the zoning district — RS5: 5,000 square feet per lot; R6 (sample property): 6,000 Square Feet; RS10 (sample property): 10,000 Square Feet.
How tall can buildings be in Nashville, TN?
Height limits are set per district — RS5 example parcel: 3 stories; R6 (sample property): 20 Feet; RS10 (sample property): 20 Feet; single-story DADU: ten feet.
What are the parking requirements in Nashville, TN?
Parking minimums vary by use — Multifamily (sample property report): 1 Space per Bedroom up to Bedrooms; 0.5 Spaces per Bedroom each additional Bedroom.
What zoning districts are in Nashville, TN?
Nashville, TN includes districts such as RS (single-family residential series, e.g. RS5, RS10), R (one-family and two-family residential series, e.g. R6), AG / AR-type agricultural or rural districts, Mixed-use and nonresidential districts, SP Specific Plan District.
Are there flood zones or overlay districts in Nashville, TN?
Environmental constraints are clearly relevant in Nashville zoning and development review, especially floodplain issues and environmentally sensitive sites addressed through SP zoning.
Have there been recent zoning changes in Nashville, TN?
The clearest recent zoning topic in the source set is a January 8, 2026 Planning Commission agenda item on sign regulations and another on a DADU exclusion overlay.
Common questions about Nashville, 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?→
New to zoning research? Learn what a zoning report covers, how to check the zoning of any property, or run zoning due diligence before your next deal.
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Deal-fit, approval path & risk flags for Nashville, TN
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- Understanding the Zoning Code | Nashville.gov — Provided the plain-English framework for how Nashville zoning works, including Parcel Viewer, use tables, bulk tables, setbacks, and overlay awareness.
- Chapter 17.12 - DISTRICT BULK REGULATIONS | Code of Ordinances | Metro Government of Nashville and Davidson County, TN | Municode Library — Confirmed Chapter 17.12 structure, bulk-table organization, FAR/ISR/setback framework, and UZO street setback reference.
- Code of Ordinances | Metro Government of Nashville and Davidson County, TN | Municode Library — General official code source for Title 17 reference and legal framework.
- Building Permits Central: I Want to Build a Detached Accessory Dwelling Unit (DADU) | Nashville.gov — Primary source for DADU eligibility, ownership, STR restriction, size, height, and setback rules.
- Building Permit Process | Nashville.gov — Explained permit workflow, Zoning Examiner role, multi-department signoffs, and electronic permitting.
- Specific Plan District | Nashville.gov — Primary source for SP zoning purpose, customized standards, filing process, and fee structure.
- Board of Zoning Appeals Information | Nashville.gov — Confirmed BZA role, filing resources, tracker map, and related procedures.
- Board-of-Zoning-Appeals-Variance-Form.pdf — Provided variance standards, notice requirements, hearing logistics, appeal window, and permit expiration after approval.
- Zoning Overlay Districts | Nashville Open Data — Confirmed the existence and naming of multiple overlay types including UDO, Airport Impact, Historic Preservation, Bed and Breakfast, and I-440 Impact.
- Apply for Historic Zoning Overlay | Nashville.gov — Explained that historic overlays are over base zoning, protect character through design review, and do not change underlying use permissions.
- Planning Commission Meetings | Nashville.gov — Confirmed meeting cadence and recent/upcoming Planning Commission dates in 2026.
- 01/08/26 Planning Commission - YouTube — Provided recent Planning Commission agenda topics including sign regulations, DADU exclusion overlay, East Bend subdistrict amendment, and Buchanan Street commercial compatibility overlay item.
This summary is AI-generated from public municipal sources and is not legal, engineering, or land-use advice. Always verify zoning with Nashville, TN officials before making decisions.