Nashville Civic Design Center
Zoning What is zoning? “Zoning is a term used in urban planning for a system of land-use regulation.” It is important to have zoning criteria in order to control growth and development, so land will not be used inappropriately. Zoning was implemented to “segregate uses that are thought to be incompatible”, but it is actually used as a “permitting system to prevent harming existing residents or businesses and to preserve the character of a community.” Regular zoning and building code regulations describes how land can or cannot be used. There are use-based regulations and guidelines for “building height, lot coverage, and similar characteristics.” “Agricultural, residential, institutional, mixed-use, office, commercial, shopping center, and industrial” are also categories used to describe zoning regulations. They also appoint the type of buildings and activities that are allowed on properties. The Metropolitan Planning Department and Planning Commission of Nashville are the authorities to regulate and control growth and development in Metropolitan Nashville and Davidson County. These two bodies also oversee the “Urban Overlay Detailed Neighborhood Design Plan” and the “Planning Detailed Neighborhood Design Plan”. Some areas have additional guidelines or overlays for development. They are regulated by other organizations like Metropolitan Development and Housing Agency (MDHA) or the Metropolitan Historic Zoning Commission (MHZC). MDHA has designed “redevelopment districts with additional development guidelines for some neighborhoods, primarily in Downtown and inner-ring suburbs.” Historic Zoning is a “planning tool to protect a district from a loss of architecturally or historically important buildings, new construction not in character with the neighborhood, and alterations or additions to buildings that would lessen their architectural significance.” Therefore the MHZC reviews all the projects according to the guidelines within the county’s historic zoning district. How do I know how my property is zoned? There is information provided online on the government’s and organization’s websites. Planning Department: www.nashville.gov/mpc/zoning_allow.htm MDHA: www.nashville.gov/mdha/index.htm MHZC: www.nashville.gov/mhzc The Planning Department or Planning Commission itself can be asked, too. How to navigate the process when you want to… demolish a building, construct a new building, add to an existing building (build an addition, add a roof dormer – anything that increases habitable space), move a building; or repair or alter a building? Depending on the zoning overlay and district, first thing needed is a permit with guidelines and recommendations of the basic zoning and building code regulations from the Planning department or Planning Commission. In case there are more overlays or zoning restrictions to follow, this permit must be presented to MDHA or MHZC. They will review the plans for compliance with the regular zoning and building code regulations and permit fees will be charged. For historic zoning a preservation permit is required after that. How do I get a preservation permit? 1. Call the MHZC at 862-7970 to obtain an application for a Preservation Permit and to make an appointment to meet with the staff. Staff members will meet with you at your building to discuss your project, answer any questions about historic zoning, and advice you as to whether or not your plans will meet the design guidelines. The staff can guide you in making your plans meet the guidelines and will provide free design advice on request. Copies of the design guidelines are available through the office of the MHZC. When you submit your completed application, the staff will determine whether a preservation permit can be issued immediately or if the work requires referral to the Commission. If he work requires referral to the Commission, a meeting will be called within fifteen (15) working days. Regular meetings of the Commission are scheduled for the third Wednesday of every month. Nashville Civic Design Center • Zoning Case Study • www.civicdesigncenter.org
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2. Take the Preservation Permit to the Metropolitan Department of Codes Administration: Officials at Codes will review your plans for compliance with regular zoning and building code regulations – applicable whether or not your property is in a historic zoning district. Permit fees (amount charged depends on the type and value of the work to be done) will be charged to you then. The MHZC does not charge a fee for preservation permits. The Codes Department is located on the second floor of the Metro Howard Office Building at 700 Second Avenue North. For a preservation permit to remain valid, work must begin within six (6) months of the date of issue.
Nashville Civic Design Center • Zoning Case Study • www.civicdesigncenter.org
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Nashville Civic Design Center
Zoning What Does My Zoning Allow? Agricultural AG (agricultural, requiring a minimum lot size of 5 acres and intended for uses that generally occur in rural areas, including singlefamily, two-family, and mobile homes) AR2a (agricultural, requiring a minimum lot size of 2 acres and intended for uses that generally occur in rural areas, including singlefamily, two-family, and mobile homes) Single-family residential RS80 (low density residential, requiring a minimum 80,000 square foot lot and intended for single-family dwellings) RS40 (low density residential, requiring a minimum 40,000 square foot lot and intended for single-family dwellings) RS30 (low density residential, requiring a minimum 30,000 square foot lot and intended for single-family dwellings) RS20 (low-medium density residential, requiring a minimum 20,000 square foot lot and intended for single-family dwellings) RS15 (low-medium density residential, requiring a minimum 15,000 square foot lot and intended for single-family dwellings) RS10 (low-medium density residential, requiring a minimum 10,000 square foot lot and intended for single-family dwellings) RS7.5 (medium density residential, requiring a minimum 7,500 square foot lot and intended for single-family dwellings) RS5 (medium density residential, requiring a minimum 5,000 square foot lot and intended for single-family dwellings) RS3.75 (medium density residential, requiring a minimum 3,750 square foot lot and intended for single-family dwellings) Single-family and duplex residential R80 (low density residential, requiring a minimum 80,000 square foot lot and intended for single and two-family dwellings) R40 (low density residential, requiring a minimum 40,000 square foot lot and intended for single and two-family dwellings) R30 (low density residential, requiring a minimum 30,000 square foot lot and intended for single and two-family dwellings) R20 (low-medium density residential, requiring a minimum 20,000 square foot lot and intended for single and two-family dwellings) R15 (low-medium density residential, requiring a minimum 15,000 square foot lot and intended for single and two-family dwellings) R10 (low-medium density residential, requiring a minimum 10,000 square foot lot and intended for single and two-family dwellings) R8 (medium density residential, requiring a minimum 8,000 square foot lot and intended for single and two-family dwellings) R6 (medium density residential, requiring a minimum 6,000 square foot lot and intended for single and two-family dwellings) Multi-family residential RM2 (low density residential, intended for multi-family dwellings at 2 units per acre) RM4 (low-medium density residential, intended for multi-family dwellings at 4 units per acre) Nashville Civic Design Center • Zoning • www.civicdesigncenter.org
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RM6 (medium density residential, intended for multi-family dwellings at 6 units per acre) RM9 (medium density residential, intended for multi-family dwellings at 9 units per acre) RM15 (medium-high density residential, intended for multi-family dwellings at 15 units per acre) RM20 (medium-high density residential, intended for multi-family dwellings at 20 units per acre) RM40 (high density residential, intended for multi-family dwellings at 40 units per acre) RM60 (high density residential, intended for multi-family dwellings at 60 units per acre) Mobile Home Park MHP (Mobile Home Park, requiring a minimum 2 acre lot size and intended for mobile homes at 9 units per acre) Institutional I (Institutional, intended for colleges, universities, and other specialized community uses within or near residential areas) Mixed-Use MUN (Mixed Use Neighborhood, intended for a low intensity mixture of residential, retail, and office uses) MUL (Mixed Use Limited, intended for a moderate intensity mixture of residential, retail, and office uses) MUG (Mixed Use General, intended for a moderately high intensity mixture of residential, retail, and office uses) MUI (Mixed Use Intensive, intended for a high intensity mixture of residential, retail, and office uses) Office & Residential OR20 (office and residential, intended for office and/or residential multi-family uses up to 20 dwelling units per acre) OR40 (office and residential, intended for office and/or residential multi-family uses up to 40 dwelling units per acre) ORI (Office and Residential Intensive, intended for high intensity office and/or residential multi-family uses with limited retail opportunities) Office ON (Office Neighborhood, intended for low intensity office uses) OL (Office Limited, intended for moderate intensity office uses) OG (Office General, intended for moderately high intensity office uses) Commercial CN (Commercial Neighborhood, intended for very low intensity retail, office, and consumer service uses which provide for the recurring shopping needs of nearby residential areas) CL (Commercial Limited, intended for retail, consumer service, financial, restaurant, and office uses) CS (Commercial Service, intended for a wide range of commercial service related uses including low intensity manufacturing and storage facilities) CA (Commercial Attraction, intended for a wide range of amusement, recreational, and retail support uses typically associated with the tourist industry) CF (Core Frame, intended for a wide range of parking and commercial service support uses for the central business district) CC (Commercial Core, intended for high intensity office, retail, restaurant, amusement, and multi-family uses) Shopping Centers SCN (Shopping Center Neighborhood, intended for a limited range of retail, office, and consumer service uses which provide for the recurring shopping needs of nearby residential areas) Nashville Civic Design Center • Zoning • www.civicdesigncenter.org
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SCC (Shopping Center Community, intended for moderate intensity retail, office, and consumer service uses for a wide market area) SCR (Shopping Center Regional, intended for high intensity retail, office, and consumer service uses for a regional market area) Industrial IWD (Industrial Warehousing/Distribution, intended for a wide range of warehousing, wholesaling, and bulk distribution uses) IR (Industrial Restrictive, intended for a wide range of light manufacturing uses at moderate intensities within enclosed structures) IG (Industrial General, intended for a wide range of intensive manufacturing uses)
Nashville Civic Design Center • Zoning • www.civicdesigncenter.org
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