Franklin, Tennessee zoning
A plain-language summary of the Franklin zoning ordinance, organized by district and topic. Source: the official ordinance on official City of Franklin FlippingBook zoning ordinance, adopted and effective January 13, 2026, last reviewed July 4, 2026.
Zoning districts
- AGResidential
Agricultural District
Agriculture and rural residential district for farming, open space, and single-family homes on very large sites.
- ERResidential
Estate Residential District
Estate residential district for single-family lots of at least 2 acres and preservation of rural character.
- R1Residential
Residential 1 District
Large-lot single-family district with a 30,000 square foot minimum lot and subdivision plat fallback standards.
- R2Residential
Residential 2 District
Single-family residential district with 15,000 square foot minimum lots and walkable connected street systems.
- R3Residential
Residential 3 District
Single-family residential district with 9,000 square foot minimum lots and connected neighborhood design.
- R4Residential
Residential 4 District
Historic neighborhood residential district using contextual lot, setback, and height standards for infill.
- R6Residential
Residential 6 District
Small-lot historic residential district with 4,000 square foot minimum lots and contextual front setbacks.
- MRMixed use
Mixed Residential District
Mixed residential district permitting houses, duplexes, multiplexes, and townhouses with required housing mix limits.
- PDSpecial purpose
Planned District
Planned district where uses and standards are set through the approved development plan and BOMA approval.
- ORMixed use
Office Residential District
Office and residential transition district between higher-intensity commercial areas and neighborhoods; buildings must appear as houses, and the only permitted principal building type is the house.
- CISpecial purpose
Civic Institutional District
Civic and institutional district for public, institutional, and community-serving sites.
- NCCommercial
Neighborhood Commercial District
Small-scale pedestrian-oriented commercial node district serving surrounding residential neighborhoods.
- CCCommercial
Central Commercial District
Mixed-use commercial center or corridor district with residential, civic, and commercial building types.
- DDCommercial
Downtown District
Downtown core district for pedestrian-scale commercial, civic, and residential uses with traditional development patterns.
- 1STMixed use
1st Avenue District
Special 1st Avenue gateway district balancing nonresidential use, downtown edge redevelopment, and floodplain constraints.
- 5THCommercial
5th Avenue North District
5th Avenue North corridor district for nonresidential redevelopment near the historic downtown and floodway fringe.
- RC4Commercial
Regional Commerce 4 District
Regional commerce district for diverse commercial uses and multifamily buildings up to 4 stories.
- RC6Commercial
Regional Commerce 6 District
Higher-intensity regional commerce district for diverse commercial uses and multifamily buildings up to 6 stories.
- RC12Commercial
Regional Commerce 12 District
Highest-intensity regional commerce district for diverse commercial uses and multifamily buildings up to 12 stories.
- GOCommercial
General Office District
General office transition district on the edge of regional commerce areas, with limited retail floor area.
- LIIndustrial
Light Industrial District
Light industrial district for flex, office, institutional, commercial, and light industrial business needs.
- HIIndustrial
Heavy Industrial District
Heavy industrial district for heavy industrial uses with larger setbacks and 3-story principal building height.
Rules by topic
- Permitted usesWhat you can do by right in each zoning district.
- Special land usesUses that need special approval before they are allowed.
- SetbacksHow far buildings must sit from property lines.
- Building heightHeight limits by district, and the exceptions.
- Lot coverageHow much of a lot buildings may cover.
- Lot size and widthMinimum lot area and width requirements.
- ParkingRequired spaces, driveway rules, and surfaces.
- Accessory dwelling unitsWhether a second dwelling unit is allowed.
- Garages, sheds, and accessory structuresSize caps, setbacks, and height limits for detached structures.
- FencesHeight limits, placement, and prohibited materials.
- SignsWhat signs are allowed and where.
- Home occupationsRunning a business from a residence.
- Variances and appealsWho decides, what standard applies, and the sequence.
Common questions
- Are ADUs allowed in Franklin, TN?
- Are fences and walls regulated in Franklin?
- Where do I check whether a restaurant, retail shop, or office is allowed in Franklin?
- What are the Downtown District setback and height rules?
- What are the R1, R2, and R3 front setbacks in Franklin?
- Does Franklin have a live GIS zoning map?
- How tall can a house be in Franklin, TN?
- What is the minimum lot size for single-family residential districts in Franklin?
- How are parking minimums calculated in Franklin?
- How do Planned District rules work in Franklin?
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