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 3, 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?