Nashville, TN Zoning
Districts & Requirements

Every zoning district in Nashville with permitted uses, setbacks, height limits, and density requirements — in plain English. Nashville uses a traditional Euclidean zoning code (Title 17) with overlay districts. The district number tells you the minimum lot size (RS10 = 10,000 SF) or density (RM20 = 20 units/acre). Mixed-use districts scale from MUN (neighborhood) to MUI (intensive). The '-A' suffix means urban design standards — build-to zone, parking behind the building. Downtown uses a separate form-based code (DTC) with subdistrict-specific height limits and a Bonus Height Program.

Official Development Code →Interactive Zoning Map →GIS Portal →

24

Zoning districts

7

Overlay districts

740,000

Population

2025

Code adopted

Quick Reference

Find your district, see what you can do. Click any row for details.

DistrictAt a glanceHeightCoverage
RS40Estate lots, 40,000 SF minimum. One house on nearly an acre. No subdivision potential without rezoning.3 stories25%
RS20Half-acre single-family. Standard suburban residential. No density without rezoning.3 stories35%
RS10Quarter-acre single-family. Nashville's workhorse suburban lot. Subdivision potential from larger parcels.3 stories40%
RS5Urban single-family, 5,000 SF lots. The skinny tall house district. Nashville's hottest infill product.3 stories50%
RS3.75Smallest single-family lot in Nashville. 3,750 SF, 60% coverage. Tight urban infill.3 stories60%
R6Duplexes allowed on 6,000 SF lots. Nashville's missing-middle entry point. Two units by right.3 stories50%
R8Duplexes on 8,000 SF lots. Slightly larger than R6 with more side yard.3 stories45%
RM99 units/acre, 3 stories. Small apartment buildings and townhouse projects.3 stories50% (single/two-family), ISR 0.70 (multifamily)
RM1515 units/acre. Mid-density apartments and townhouse complexes. No FAR cap on multifamily.3 stories (single/two-family), height at setback per bulk table (multifamily)50% (single/two-family), ISR 0.70 (multifamily)
RM2020 units/acre, no FAR cap. Corridor apartment projects. 30-ft height at setback line.3 stories (single/two-family), 30 ft at setback (multifamily)60% (single/two-family), ISR 0.70 (multifamily)
RM4040 units/acre, FAR 1.0, 45-ft height at setback. Mid-rise apartments. Structured parking territory.3 stories (single/two-family), 45 ft at setback (multifamily)60% (single/two-family), ISR 0.75 (multifamily)
RM6060 units/acre, FAR 1.25, 65-ft height at setback. High-rise residential. Major projects only.3 stories (single/two-family), 65 ft at setback (multifamily)60% (single/two-family), ISR 0.80 (multifamily)
MUNSmall-scale mixed-use, FAR 0.60, 3 stories / 45 ft. Walk-up scale for residential neighborhoods.3 stories / 45 ftISR 0.80
MULNashville's workhorse mixed-use district. FAR 1.0, 3 stories / 45 ft, ISR 0.90. Corridor development.3 stories / 45 ftISR 0.90
MUGFAR 3.0, 5 stories / 75 ft, ISR 0.90. Major mixed-use nodes. Structured parking needed.5 stories / 75 ftISR 0.90
MUIFAR 5.0, 7 stories / 105 ft, ISR 1.0. Nashville's most intensive mixed-use outside DTC. No setback required.7 stories / 105 ftISR 1.00
OGFAR 1.5, 30 ft height, ISR 0.80. Standard suburban office parks. Limited to office and institutional.30 ftISR 0.80
ORIFAR 3.0, 65 ft height, ISR 0.90. Office and/or residential multifamily. Flexible for mixed projects.65 ftISR 0.90
CSFAR 0.60, 30 ft, ISR 0.90. Auto-oriented commercial — repair shops, car lots, drive-throughs.30 ftISR 0.90
CFFAR 5.0, 65 ft, ISR 1.0. No setbacks required. Downtown-edge commercial. High-density retail and office.65 ftISR 1.00
DTCForm-based code. Height varies by subdistrict (8-30+ stories base, bonus available). Design review required.Varies by subdistrict (65 ft to unlimited)Varies by subdistrict
IWDFAR 0.80, 30 ft, ISR 0.90. Warehousing and distribution. Light industrial only.30 ftISR 0.90
IRFAR 0.60, 45 ft, ISR 0.90. Light manufacturing and fabrication. No heavy industry.45 ftISR 0.90
IGFAR 0.60, 60 ft, ISR 0.90. Heavy manufacturing. Nashville's most permissive industrial district.60 ftISR 0.90

Residential — Single-Family

5 districts in Nashville

RS40

Single-Family 40

Large-lot single-family on ~1 acre. Found in established suburban neighborhoods and rural-fringe areas. No path to density here — you're building one custom home.

What you can build

  • ✓Single-family home
  • ✓Accessory dwelling (detached garage apartment with conditions)
  • ✓Home occupation
  • ✗Duplexes, townhouses, or multifamily
  • ✗Commercial or retail
  • ✗Subdivision below 40,000 SF lots

Key numbers

Height
3 stories
Lot min
40,000 SF (~0.92 acres)
Width
Not specified
Coverage
25%
Front
40 ft (local), 40 ft (collector/arterial)
Side
15 ft
Rear
20 ft

What this means in practice

25% coverage on 40,000 SF = 10,000 SF footprint. Generous for a custom home but the land cost per unit makes this a luxury-only play. If you're assembling RS40 parcels near a growing corridor, the real value is a rezoning to RS10 or RM — check the community plan for future land use.

RS20

Single-Family 20

Traditional suburban lots at 20,000 SF minimum. Common in older Davidson County neighborhoods outside the urban core.

What you can build

  • ✓Single-family home
  • ✓Accessory dwelling (with conditions)
  • ✓Home occupation
  • ✗Duplexes or multifamily
  • ✗Commercial or retail

Key numbers

Height
3 stories
Lot min
20,000 SF (~0.46 acres)
Width
Not specified
Coverage
35%
Front
30 ft (local), 40 ft (collector/arterial)
Side
10 ft
Rear
20 ft

What this means in practice

35% of 20,000 SF = 7,000 SF footprint. Comfortable for a 4,000-5,000 SF spec home. The play on RS20 land near East Nashville or Sylvan Park is a rezone to R6 or RM9 — the community plan often supports it in transitioning areas.

RS10

Single-Family 10

The most common single-family district in established Nashville neighborhoods. 10,000 SF minimum. If you have an acre of RS10, you can subdivide into 4 lots.

What you can build

  • ✓Single-family home
  • ✓Accessory dwelling (with conditions)
  • ✓Home occupation
  • ✗Duplexes or multifamily
  • ✗Commercial or retail

Key numbers

Height
3 stories
Lot min
10,000 SF
Width
Not specified
Coverage
40%
Front
20 ft (local), 40 ft (collector/arterial)
Side
5 ft
Rear
20 ft

What this means in practice

40% of 10,000 SF = 4,000 SF footprint. Three stories gets you ~10,000 SF total — big enough for any spec home product. The infill play: buy a half-acre RS10 lot with an older home, subdivide into two 10,000 SF lots, build two new homes. Common in Inglewood, Madison, and Donelson.

RS5

Single-Family 5

Nashville's urban infill single-family district. 5,000 SF lots allow the 'tall skinny' product that dominates East Nashville, Germantown, and The Nations. Every developer in Nashville knows RS5.

What you can build

  • ✓Single-family home
  • ✓Accessory dwelling (with conditions)
  • ✓Home occupation
  • ✗Duplexes or multifamily (need R district)
  • ✗Commercial or retail

Key numbers

Height
3 stories
Lot min
5,000 SF
Width
Not specified
Coverage
50%
Front
20 ft (local), 40 ft (collector/arterial)
Side
5 ft
Rear
20 ft

What this means in practice

50% of 5,000 SF = 2,500 SF footprint. Three stories = ~7,000 SF gross. The classic Nashville play: buy an RS10 lot, rezone to RS5, subdivide into two lots, build two tall skinnies at $450K-$650K each. In hot neighborhoods (East Nashville, 12 South, The Nations), the rezone is routine if the community plan supports it.

RS3.75

Single-Family 3.75

Nashville's densest single-family district. 3,750 SF lots with 60% coverage and only 3-ft side setbacks. Used for compact urban infill where RS5 doesn't pencil.

What you can build

  • ✓Single-family home
  • ✓Accessory dwelling (with conditions)
  • ✓Home occupation
  • ✗Duplexes or multifamily
  • ✗Commercial or retail

Key numbers

Height
3 stories
Lot min
3,750 SF
Width
Not specified
Coverage
60%
Front
20 ft (local), 40 ft (collector/arterial)
Side
3 ft
Rear
20 ft

What this means in practice

60% of 3,750 SF = 2,250 SF footprint. Three stories = ~6,300 SF. The 3-ft side setback means you're building nearly lot-line to lot-line. Subdivide a standard RS10 lot into two RS3.75 lots with room to spare. Less common than RS5 but increasingly used for affordable infill product.

Residential — One-and-Two-Family

2 districts in Nashville

R6

One-and-Two-Family 6

The key R district for small-scale investors. Duplexes are permitted by right on 6,000 SF lots. This is where Nashville's duplex boom happens — East Nashville, Germantown, Wedgewood-Houston.

What you can build

  • ✓Single-family home
  • ✓Duplex (two-family dwelling)
  • ✓Accessory dwelling (with conditions)
  • ✓Home occupation
  • ✗Triplexes or larger multifamily
  • ✗Commercial or retail
  • ✗Townhouses (need SP or RM)

Key numbers

Height
3 stories
Lot min
6,000 SF
Width
Not specified
Coverage
50%
Front
20 ft (local), 40 ft (collector/arterial)
Side
5 ft
Rear
20 ft

What this means in practice

The duplex math: 50% of 6,000 SF = 3,000 SF footprint. Three stories = ~8,400 SF gross, split into two 3-bedroom units at ~4,200 SF each. In East Nashville, duplexes on R6 lots rent for $2,000-$2,800/side. If you're coming from RS5, the rezone to R6 gets you a second unit for minimal additional land cost.

R8

One-and-Two-Family 8

Duplexes on 8,000 SF lots. Found in transitional neighborhoods between suburban and urban character. Same uses as R6, just more space.

What you can build

  • ✓Single-family home
  • ✓Duplex (two-family dwelling)
  • ✓Accessory dwelling (with conditions)
  • ✗Triplexes or larger multifamily
  • ✗Commercial or retail

Key numbers

Height
3 stories
Lot min
8,000 SF
Width
Not specified
Coverage
45%
Front
20 ft (local), 40 ft (collector/arterial)
Side
5 ft
Rear
20 ft

What this means in practice

45% of 8,000 SF = 3,600 SF footprint. Slightly more generous than R6 for the same duplex product. The extra lot area can accommodate a detached accessory structure in the rear. If you're choosing between R6 and R8 sites, R6 is denser per acre — 7 duplexes vs. 5 on one acre.

Residential — Multifamily

5 districts in Nashville

RM9

Multifamily 9

Entry-level multifamily at 9 units per acre. Townhouses, triplexes, and small apartment buildings. The first district where meaningful density pencils without going full apartment complex.

What you can build

  • ✓Single-family, duplex
  • ✓Townhouses
  • ✓Triplexes and fourplexes
  • ✓Small apartment buildings
  • ✓Accessory dwellings
  • ✗Large apartment complexes (need RM20+)
  • ✗Commercial or retail
  • ✗Industrial

Key numbers

Height
3 stories
Lot min
15,000 SF (multifamily), 5,000 SF (single/two-family)
Width
Not specified
Coverage
50% (single/two-family), ISR 0.70 (multifamily)
Front
20 ft (local), 40 ft (collector/arterial)
Side
5 ft (single/two-family), 10 ft (multifamily)
Rear
20 ft

What this means in practice

9 units/acre on a half-acre = 4 units. On a full acre = 9 units. At FAR 0.60 on 15,000 SF = 9,000 SF of building — enough for a 4-unit townhouse row. RM9 is Nashville's townhouse district. The product that pencils: 3-story attached townhouses at 1,800-2,200 SF each, selling $350K-$500K depending on location.

RM15

Multifamily 15

The step up from RM9 — 15 units per acre with no FAR cap on multifamily development. This is where small apartment projects become viable without structured parking.

What you can build

  • ✓Apartment buildings
  • ✓Townhouse complexes
  • ✓Duplexes through fourplexes
  • ✓Single-family homes
  • ✗Commercial or retail (need MU district)
  • ✗Industrial

Key numbers

Height
3 stories (single/two-family), height at setback per bulk table (multifamily)
Lot min
10,000 SF (multifamily), 5,000 SF (single/two-family)
Width
Not specified
Coverage
50% (single/two-family), ISR 0.70 (multifamily)
Front
20 ft (local), 40 ft (collector/arterial)
Side
5 ft (single/two-family), 10 ft (multifamily)
Rear
20 ft

What this means in practice

15 units/acre on one acre = 15 apartments. No FAR cap means your building envelope is controlled by height, setbacks, and ISR — not a floor area limit. A 1-acre RM15 site at 0.70 ISR gives you ~30,500 SF of impervious surface. Three-story walk-up apartments with surface parking are the standard product here.

RM20

Multifamily 20

Nashville's workhorse apartment district. 20 units per acre, no FAR cap on multifamily. Found along major corridors — Nolensville Pike, Murfreesboro Pike, Gallatin Pike.

What you can build

  • ✓Apartment buildings
  • ✓Townhouse complexes
  • ✓Condominiums
  • ✓All lower-density residential
  • ✗Commercial or retail
  • ✗Industrial

Key numbers

Height
3 stories (single/two-family), 30 ft at setback (multifamily)
Lot min
7,500 SF (multifamily), 3,750 SF (single/two-family)
Width
Not specified
Coverage
60% (single/two-family), ISR 0.70 (multifamily)
Front
30 ft (multifamily), 20 ft (single/two-family local)
Side
3-5 ft (single/two-family), 5 ft (multifamily)
Rear
20 ft

What this means in practice

20 units/acre on 2 acres = 40 apartments. No FAR cap and 0.70 ISR — plan for 3-story garden-style with surface parking. At 900 SF average units, 40 units = 36,000 SF of residential. Budget for 60-80 parking spaces at 1.5-2 per unit. This is the district where conventional apartment financing (Freddie/Fannie) works well.

RM40

Multifamily 40

High-density multifamily along Nashville's major corridors and near transit. 40 units per acre with FAR 1.0. This is where you start needing structured parking.

What you can build

  • ✓Mid-rise apartment buildings
  • ✓Condominiums
  • ✓Senior housing
  • ✓All lower-density residential
  • ✗Commercial or retail
  • ✗Industrial

Key numbers

Height
3 stories (single/two-family), 45 ft at setback (multifamily)
Lot min
6,000 SF (multifamily), 3,750 SF (single/two-family)
Width
Not specified
Coverage
60% (single/two-family), ISR 0.75 (multifamily)
Front
30 ft (multifamily), 20 ft (single/two-family local)
Side
3 ft (single/two-family), 5 ft (multifamily)
Rear
20 ft

What this means in practice

40 units/acre on 2 acres = 80 apartments. FAR 1.0 on 2 acres = 87,120 SF of building. At 850 SF average units, that's 80-100 units with corridors and common areas. The 45-ft height at setback allows 4 stories — plan for a podium with tuck-under parking or a wrapped garage. Construction cost jumps significantly from RM20 surface-parked product.

RM60

Multifamily 60

Nashville's highest-density standard residential district. 60 units per acre, FAR 1.25, 65-ft height. Found near downtown and along high-capacity transit corridors.

What you can build

  • ✓High-rise apartment buildings
  • ✓Luxury condominiums
  • ✓Senior housing
  • ✓All lower-density residential
  • ✗Commercial or retail (need MU district)
  • ✗Industrial

Key numbers

Height
3 stories (single/two-family), 65 ft at setback (multifamily)
Lot min
6,000 SF (multifamily), 3,750 SF (single/two-family)
Width
Not specified
Coverage
60% (single/two-family), ISR 0.80 (multifamily)
Front
10 ft (multifamily), 20 ft (single/two-family local)
Side
3 ft (single/two-family), 5 ft (multifamily)
Rear
20 ft

What this means in practice

60 units/acre on 3 acres = 180 apartments. FAR 1.25 on 3 acres = 163,350 SF. The 65-ft height at setback allows 5-6 stories — this is podium-over-parking territory. Structured parking adds $25K-$40K per space to your basis. RM60 sites near the Gulch, Midtown, or Germantown trade at a premium. Compare with MUG if you want commercial on the ground floor.

Mixed Use

4 districts in Nashville

MUN

Mixed Use Neighborhood

Low-intensity mixed-use that fits into residential areas. Small professional offices, neighborhood retail, and apartments above. Think corner store or live/work — not a corridor development.

What you can build

  • ✓Small apartments above retail
  • ✓Neighborhood commercial (cafe, salon, small office)
  • ✓Live/work units
  • ✓Single-family and duplex
  • ✗Large-format retail
  • ✗Drive-throughs
  • ✗Industrial
  • ✗High-density apartment complexes

Key numbers

Height
3 stories / 45 ft
Lot min
Not specified
Width
Not specified
Coverage
ISR 0.80
Front
10 ft (multifamily/nonresidential)
Side
None required (nonresidential)
Rear
20 ft

What this means in practice

FAR 0.60 is the constraint here. On a 10,000 SF lot: 6,000 SF of building. Two stories = 3,000 SF per floor. A small coffee shop below, 2-3 apartments above. MUN is for neighborhood-compatible projects — if you need real density, look at MUL or MUG. The MUN-A variant adds build-to zone and urban design standards.

MUL

Mixed Use Limited

The most common mixed-use district in Nashville. FAR 1.0, 3 stories, found along every major corridor — Gallatin Pike, Nolensville Pike, Charlotte Pike, Dickerson Pike. Ground-floor commercial with apartments above.

What you can build

  • ✓Mixed-use (residential + commercial)
  • ✓Standalone residential or commercial
  • ✓Restaurants and retail
  • ✓Office buildings
  • ✓Hotels
  • ✗Heavy industrial
  • ✗Large-format warehousing
  • ✗Auto salvage

Key numbers

Height
3 stories / 45 ft
Lot min
Not specified
Width
Not specified
Coverage
ISR 0.90
Front
10 ft (multifamily/nonresidential)
Side
None required
Rear
20 ft

What this means in practice

FAR 1.0 on a half-acre = 21,780 SF of building. Three stories at 90% ISR — a tight, efficient site. The standard MUL product: 2 floors of apartments over ground-floor retail, surface parking behind. On a half-acre: ~8,000 SF retail + 12-16 apartments. MUL-A requires build-to zone (0-15 ft) and parking behind — better urbanism, same density.

MUG

Mixed Use General

High-intensity mixed-use for Nashville's major development nodes. FAR 3.0 is three times MUL — the jump in building mass is significant. Found near Midtown, West End, Hillsboro Village, and transit hubs.

What you can build

  • ✓Large mixed-use buildings
  • ✓Apartment buildings (5+ stories)
  • ✓Office buildings
  • ✓Hotels
  • ✓Retail and restaurants
  • ✗Heavy industrial
  • ✗Auto-oriented uses in MUG-A

Key numbers

Height
5 stories / 75 ft
Lot min
Not specified
Width
Not specified
Coverage
ISR 0.90
Front
10 ft (multifamily/nonresidential)
Side
None required
Rear
20 ft

What this means in practice

FAR 3.0 on 1 acre = 130,680 SF of building. At 5 stories, that's ~26,000 SF per floor — a substantial mixed-use project. Plan for structured parking at this density. The typical MUG project: 15,000-20,000 SF ground-floor retail, 80-120 apartments above, wrapped or podium parking. MUG-A adds build-to zone and eliminates surface parking in front.

MUI

Mixed Use Intensive

The most permissive mixed-use district outside downtown. FAR 5.0, 7 stories, 100% ISR, zero required setbacks. Build lot-line to lot-line. Found along West End Avenue, near Vanderbilt, and at major transit nodes.

What you can build

  • ✓High-rise mixed-use
  • ✓Large apartment buildings
  • ✓Office towers
  • ✓Hotels
  • ✓Entertainment and retail
  • ✗Heavy industrial
  • ✗Auto salvage or junkyard

Key numbers

Height
7 stories / 105 ft
Lot min
Not specified
Width
Not specified
Coverage
ISR 1.00
Front
None required
Side
None required
Rear
None required

What this means in practice

FAR 5.0 on 1 acre = 217,800 SF of building. At 7 stories that's ~31,000 SF per floor — major project scale. Zero setbacks and 100% ISR means you build the entire lot. Below-grade or structured parking is mandatory. MUI-A at FAR 5.0 with build-to zone and 150-ft max height is the highest-density standard zoning in Nashville outside the Downtown Code.

Office

2 districts in Nashville

OG

Office General

General office district for professional offices, medical offices, and institutional uses. No residential. Found along I-440 corridor, Cool Springs, and suburban business parks.

What you can build

  • ✓Professional offices
  • ✓Medical offices and clinics
  • ✓Institutional uses (churches, schools)
  • ✓Financial institutions
  • ✗Residential (apartments, single-family)
  • ✗Retail or restaurants
  • ✗Industrial

Key numbers

Height
30 ft
Lot min
Not specified
Width
Not specified
Coverage
ISR 0.80
Front
20 ft
Side
5 ft
Rear
20 ft

What this means in practice

FAR 1.5 on a 1-acre site = 65,340 SF of office. But the 30-ft height limit constrains you to 2 stories — so you'll use about half your FAR. Office-only zoning is increasingly being rezoned to mixed-use (MUL or MUG) as Nashville's office market shifts toward live-work-play environments. If you're buying OG, price in the rezoning potential.

ORI

Office-Residential Intensive

High-intensity office-residential hybrid. FAR 3.0 matches MUG, and you can do office, residential, or both. The difference from MUG: no ground-floor retail. Found near Vanderbilt, Green Hills, and Music Row.

What you can build

  • ✓Office buildings
  • ✓Apartment buildings
  • ✓Mixed office/residential
  • ✓Institutional uses
  • ✗Retail or restaurants (need MU district)
  • ✗Industrial
  • ✗Single-family homes

Key numbers

Height
65 ft
Lot min
Not specified
Width
Not specified
Coverage
ISR 0.90
Front
10 ft
Side
None required
Rear
20 ft

What this means in practice

FAR 3.0 and 65-ft height = 4-5 story office or apartment building. On 1 acre: ~130,000 SF of building. ORI is the district for developers who want apartment density without ground-floor retail obligations. The ORI-A variant adds build-to zone and 105-ft height — effectively a taller, more urban version. Compare with MUG if you want retail.

Commercial

2 districts in Nashville

CS

Commercial Service

Nashville's auto-oriented commercial district. Car dealerships, drive-throughs, gas stations, auto repair — uses that are prohibited in mixed-use districts land here.

What you can build

  • ✓Auto sales and repair
  • ✓Drive-through restaurants
  • ✓Gas stations
  • ✓Retail and commercial
  • ✓Self-storage
  • ✗Residential (apartments or single-family)
  • ✗Heavy industrial

Key numbers

Height
30 ft
Lot min
Not specified
Width
Not specified
Coverage
ISR 0.90
Front
15-20 ft
Side
None required
Rear
20 ft

What this means in practice

CS sites along growing corridors are rezoning opportunities. A CS parcel on Gallatin Pike or Dickerson Pike that's currently an auto shop could be worth 3-5x more as MUL or MUG. Check the community plan — if it shows 'T4 Mixed Use Corridor' or similar, the rezoning has political support.

CF

Commercial Core Frame

High-intensity commercial near downtown. Same FAR as MUI (5.0) with zero setbacks and 100% ISR. Found on the edges of the DTC district.

What you can build

  • ✓Office buildings
  • ✓Hotels
  • ✓Large-format retail
  • ✓Entertainment venues
  • ✓Residential with conditions
  • ✗Heavy industrial
  • ✗Outdoor storage

Key numbers

Height
65 ft
Lot min
Not specified
Width
Not specified
Coverage
ISR 1.00
Front
None required
Side
None required
Rear
None required

What this means in practice

FAR 5.0 at zero setbacks — you're building the entire lot. At 65 ft (4-5 stories) on a quarter-acre: ~54,000 SF. CF sites near downtown that aren't in the DTC district can avoid the Downtown Code's design review process. If the site is also in the UZO, urban design standards apply. Below-grade parking is the only option at 100% ISR.

Downtown

1 district in Nashville

DTC

Downtown Code

Nashville's form-based downtown code covers everything west of the Cumberland River. Height and bulk vary by subdistrict — Core allows 30+ stories, SoBro similar, Gulch 7-10 stories, Rolling Mill Hill 65 ft. All projects require Design Review Committee approval.

What you can build

  • ✓High-rise mixed-use
  • ✓Apartment and condo towers
  • ✓Office towers
  • ✓Hotels
  • ✓Entertainment, retail, and restaurants
  • ✗Industrial
  • ✗Auto-oriented commercial
  • ✗Projects that fail Design Review Committee

Key numbers

Height
Varies by subdistrict (65 ft to unlimited)
Lot min
Varies by subdistrict
Width
Not specified
Coverage
Varies by subdistrict
Front
Build-to zone per subdistrict
Side
Per subdistrict standards
Rear
Per subdistrict standards

What this means in practice

The DTC is not one zone — it's 15+ subdistricts each with different height caps. Core and SoBro allow 30+ stories base with unlimited bonus. Gulch North is 7 stories base / 10 bonus. Gulch South is 10 stories base / 16 bonus. The Bonus Height Program awards extra stories for community benefits (affordable housing, public space, sustainability). Design Review Committee adds 2-4 months. DTC land is the most expensive in Nashville — $200-$500/SF for development sites.

Industrial

3 districts in Nashville

IWD

Industrial Warehousing/Distribution

Warehousing and distribution district. Found along rail corridors and the I-40/I-24 interchange areas. No manufacturing — just storage and logistics.

What you can build

  • ✓Warehousing and distribution
  • ✓Wholesale businesses
  • ✓Light assembly
  • ✓Flex space (office + warehouse)
  • ✗Residential
  • ✗Heavy manufacturing
  • ✗Retail (limited exceptions)

Key numbers

Height
30 ft
Lot min
Not specified
Width
Not specified
Coverage
ISR 0.90
Front
5 ft
Side
None required
Rear
20 ft

What this means in practice

IWD sites near Wedgewood-Houston, the Gulch, and along the railroad corridor are Nashville's most valuable industrial land — not for industrial use, but for rezoning potential. An IWD parcel near WeHo that rezones to MUG or MUI could see 5-10x land value increase. Check the community plan for whether industrial use is still the intended future.

IR

Industrial Restrictive

Light industrial for manufacturing, fabrication, and research. Taller than IWD at 45 ft. Found in industrial parks and along rail corridors.

What you can build

  • ✓Light manufacturing
  • ✓Research and development
  • ✓Warehousing
  • ✓Office associated with industrial
  • ✓Data centers
  • ✗Residential
  • ✗Heavy manufacturing with major environmental impact
  • ✗Retail

Key numbers

Height
45 ft
Lot min
Not specified
Width
Not specified
Coverage
ISR 0.90
Front
5 ft
Side
None required
Rear
20 ft

What this means in practice

45-ft height accommodates high-bay warehouse and manufacturing. The 5-ft front setback is minimal — buildings can sit close to the street. IR sites in transitioning areas (Dickerson Pike corridor, Trinity Lane) may be candidates for mixed-use rezoning as Nashville's industrial uses move to peripheral areas.

IG

Industrial General

Nashville's heaviest industrial district. Manufacturing, processing, and heavy fabrication. 60-ft height for large-scale industrial buildings.

What you can build

  • ✓Heavy manufacturing
  • ✓Processing and assembly
  • ✓Large-scale warehousing
  • ✓Utility installations
  • ✓Salvage operations
  • ✗Residential
  • ✗Retail or office (limited exceptions)
  • ✗Hotels

Key numbers

Height
60 ft
Lot min
Not specified
Width
Not specified
Coverage
ISR 0.90
Front
5 ft
Side
None required
Rear
20 ft

What this means in practice

IG is rare and concentrated along major rail and interstate corridors. The 60-ft height handles heavy manufacturing and large industrial buildings. If you're looking at IG land for non-industrial use, a rezoning is required — and increasingly supported by community plans as Nashville's industrial base consolidates.

Development Bonus Program

Nashville has two bonus programs. Outside downtown, Section 17.12.070 offers a density bonus for affordable housing — developers of 5+ unit multifamily projects can earn extra height and reduced parking in exchange for setting aside 10% of units at 80% AMI for 30 years. Inside the DTC, the Bonus Height Program awards additional stories above base height for community benefits including affordable housing, public open space, sustainability features, and historic preservation contributions. The DTC bonus can add 3-6+ stories depending on subdistrict — Gulch South goes from 10 to 16 stories, SoBro from 30 to unlimited. Updated May 2025.

Overlay Districts

Urban Zoning Overlay (UZO)

Covers Nashville's pre-1950s urban core. Key effect: reduced street setbacks (brings buildings closer to the sidewalk), contextual infill standards, and enhanced design requirements. If your site is in the UZO, setback standards in the bulk tables may be overridden — check Section 17.12.035. The UZO is the single most important overlay for infill development in Nashville.

Historic Preservation Overlay

Nashville has 8 historic preservation overlays covering districts like Germantown, Lockeland Springs, Edgefield, and Hillsboro-West End. All exterior work visible from the street requires a permit from the Historic Zoning Commission. Demolition requires review and is often denied. Budget 1-3 extra months for design review. New construction must be compatible with the historic character — modern designs face significant pushback.

Neighborhood Conservation Overlay

27 neighborhood conservation overlays across Nashville. Less restrictive than historic preservation — focuses on bulk, massing, and site design rather than architectural style. Still requires permits for new construction. Key constraint: height, setback, and lot coverage may be more restrictive than the base zoning. Check the specific overlay standards before making an offer.

Contextual Overlay

Applied to specific areas to limit development intensity below what the base zoning allows. Common in neighborhoods resisting densification. The overlay may cap height, reduce lot coverage, increase setbacks, or limit permitted uses. Always check for contextual overlays — they can kill a deal by limiting what you thought you could build by right.

Planned Unit Development (PUD) Overlay

PUD is Nashville's most used entitlement tool for large projects. A PUD overlay replaces base zoning standards with project-specific standards approved by the Planning Commission and Metro Council. Allows flexible site design, mixed uses, and negotiated density. The approval process takes 4-8 months. Most major Nashville developments (apartment complexes, mixed-use projects, large subdivisions) are PUDs.

Specific Plan (SP) Overlay

Similar to PUD but with more detailed development standards locked in at approval. SP is increasingly preferred over PUD for projects under 15 acres. The SP specifies permitted uses, building envelope, design standards, and phasing. Changes after approval require Metro Council action. SP sites are pre-entitled — if the plan is already approved, you can build what it says without further zoning review.

FEMA Flood Overlay

Davidson County has significant flood risk along the Cumberland River and its tributaries. The 2010 Nashville flood reshaped flood regulations. Check FEMA FIRM maps before any offer — flood zone designation affects buildable area, foundation requirements, insurance costs, and financing. Floodway development is effectively prohibited. Flood fringe development requires elevation above BFE. The Stormwater Division administers flood permits.

Frequently Asked Questions

How do I check zoning for a specific Nashville property?

Use the Nashville Parcel Viewer at maps.nashville.gov/ParcelViewer — enter an address to see the base zoning district, any overlays (UZO, historic, conservation, SP, PUD), and property details. Cross-reference with the community plan to understand future land use intent.

What's the difference between RS and R districts?

RS (Residential Single-Family) allows only single-family homes. R (Residential) allows both single-family and two-family (duplexes). RS5 = one house on a 5,000 SF lot. R6 = one house or one duplex on a 6,000 SF lot. The R districts are the entry point for duplex investment.

What's the '-A' suffix mean on Nashville zoning?

The '-A' (Alternative) suffix adds urban design standards: build-to zone (0-15 ft from the street), parking behind the building, and pedestrian-oriented frontage. Same uses and density as the base district, but buildings come to the sidewalk instead of sitting behind a parking lot. MUL-A is common along corridors where Nashville wants walkable development.

How does the Specific Plan (SP) differ from PUD?

Both replace base zoning with project-specific standards. SP locks in more detailed development standards at approval — you know exactly what you can build. PUD is more flexible but also more discretionary. SP is increasingly preferred for projects under 15 acres. Both require Metro Council approval (4-8 months). If you're buying a site with an existing SP or PUD, the entitlement is already done — just verify it hasn't expired.

Can I build a duplex in Nashville?

By right in any R district (R6, R8, R10, R15, R20). Not allowed in RS districts — those are single-family only. To convert an RS lot to duplex, you need a rezone to R. Also allowed in all RM and MU districts. The community plan must support the rezone — check for 'T3 Residential' or higher transect designation.

What triggers Historic Zoning Commission review?

Any exterior work visible from the public right-of-way in a historic preservation overlay or neighborhood conservation overlay. New construction, additions, demolition, and even some material changes require a permit. Interior work is not regulated. The Historic Zoning Commission meets monthly — plan your timeline accordingly. Demolition in a preservation overlay is the hardest approval to get.

How does Nashville's Downtown Code work?

The DTC is a form-based code covering downtown Nashville west of the river. It replaces standard zoning with subdistrict-specific standards — each subdistrict (Core, SoBro, Gulch North, Gulch South, Rolling Mill Hill, etc.) has its own base height, bonus height, and design standards. All projects require Design Review Committee approval. The Bonus Height Program awards extra stories for community benefits. DTC land is the most expensive and most entitled in Nashville.

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any address in Nashville

Permitted uses, setbacks, density, buildable area, overlays, and nearby development activity — for a specific parcel, not just the district.

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