Metro Government of Nashville and Davidson County

Chapter 17.12. DISTRICT BULK REGULATIONS

§ 17.12.020. District Bulk Tables.

Latest version.

The bulk standards of this code are established by the District Bulk Tables of this section. The standards contained in these tables apply uniformly to all uses within the same zoning district classification, with the exception of uses that are permitted with conditions (PC), as special exceptions (SE) in the district land use table of Section 17.08.030 or as provided in the Downtown Code (Chapter 17.37), which may have higher standards. Alternative standards may be imposed by any planned unit development, historic or urban design overlay district as long as the standards are consistent with the purpose and intent of the overlay district.

District Bulk Table 17.12.020A establishes the bulk requirements for one-family and two-family dwellings in residential districts.

District Bulk Table 17.12.020B establishes the bulk requirements for multifamily and nonresidential structures in residential districts.

District Bulk Table 17.12.020C establishes the bulk requirements for all structures in AG, mixed-use and nonresidential districts.

District Bulk Table 17.12.020D establishes the bulk requirements for all structures in the alternative zoning districts for multi-family, mixed-use, office and commercial.

(Ord. BL2017-684 § 1, 2017; Ord. BL2015-1153 §§ 4, 12, 13, 15, 2015; Ord. BL2014-770 § 2, 2014; Ord. BL2013-567 § 1, 2013; Amdt. 1 to Ord. BL2012-183 §§ 1, 3, 2012; Ord. BL2012-183 §§ 1—3, 2012; Ord. BL2011-27 § 1, 2011; Ord. BL2011-898 §§ 7, 11, 2011; Ord. BL2009-586 § 1(Exh. A, §§ 10—14), 2010; Amdt. 1 to Ord. BL2006-1047, § 1, 2006; Ord. BL2006-1047 § 1, 2006; Ord. BL2006-971 §§ 2, 4, 2006; Ord. BL2005-762 § 4, 2005; Amdt. 2 to Ord. BL2005-712, 2005; Amdt. 1 to Ord. BL2005-712, 2005; Ord. BL2005-712 § 1, 2005; Ord. 2002-1010 § 1, 2002; Ord. BL2001-675 § 1 (part), 2001; Ord. BL2000-364 § 1 (part), 2000; Ord. 99-1641 § 1, 1999; Amdt. 1 with Ord. 99-1617 § 1, 1999; Ord. 99-1615 § 1 (part), 1999; Ord. 98-1268 § 1 (part), 1998; § 1(5), (6) of Amdt. 1 with Ord. 96-555 § 3.2, 1997)

Table 17.12.020A
SINGLE-FAMILY AND TWO-FAMILY DWELLINGS

Zoning District	Minimum Lot Area (in sq. ft.)	Maximum Building Coverage	Minimum Rear Setback (in ft.)	Minimum Side Setback (in ft.)	Maximum Height
AG	5 acres	0.20	20	20	3 stories
AR2a	2 acres	0.20	20	20	3 stories
RS80, R80	80,000	0.20	20	20	3 stories
RS40, R40	40,000	0.25	20	15	3 stories
RS30, R30	30,000	0.30	20	15	3 stories
RS20, R20	20,000	0.35	20	10	3 stories
RS15, R15	15,000	0.35	20	10	3 stories
RS10, R10	10,000	0.40	20	5	3 stories
R8, R8-A	8,000	0.45	20	5	3 stories
RS7.5, RS7.5-A	7,500	0.45	20	5	3 stories
R6, R6-A	6,000	0.50	20	5	3 stories
RS5, RS5-A	5,000	0.50	20	5	3 stories
RS3.75, RS3.75-A, OR40	3,750	0.60	20	3	3 stories
RM2	20,000	0.35	20	15	3 stories
RM4	10,000	0.40	20	10	3 stories
RM6	6,000	0.50	20	10	3 stories
RM9, RM9-A	5,000	0.50	20	5	3 stories
RM15, RM15-A	5,000	0.50	20	5	3 stories
RM20, RM20-A, OR20, OR20-A	3,750	0.60	20	5	3 stories
RM40, RM40-A, RM60, I, MUN, MUN-A, MUL, MUL-A, MUG, MUG-A, MUI, MUI-A, ON, OR40, OR40-A, ORI, ORI-A	3,750	0.60	20	3	3 stories
DTC	See Chapter 17.37	See Chapter 17.37	See Chapter 17.37	See Chapter 17.37	See Chapter 17.37

Note 1: For all zoning districts permitting multi-family uses, the rear and side setbacks for single-family cottage developments shall be a minimum of three feet. This note shall not apply to the DTC district.

Note 2: When a right-of-way dedication is required for an existing lot or parcel along an existing street that meets the minimum lot area or could be subdivided into two or more lots that would each meet the minimum lot area for the zoning district prior to the dedication of right-of-way, the minimum lot area shall be considered to be the area prior to the dedication. The newly created lots shall meet all other bulk standards of the Zoning Code based on the dimensions after the dedication of the right-of-way.

Note 3: Single-family and two-family dwellings in the RM9-A, RM15-A, RM20-A, RM40-A, OR20-A, OR40-A, ORI-A, MUN-A, MUL-A, MUG-A and MUI-A shall use the build-to zone standards listed in Table 17.12.020D.

Note 4: In addition to the height restrictions in [Section] 17.12.060, the height of two detached dwelling units on a single lot cannot exceed a ratio of 1.0 horizontal to 1.5 vertical for each structure. Maximum height shall be measured from the natural grade. The natural grade shall be determined based on the average elevation of most exterior corners of the front facade, to the roof line. Natural grade is the base ground elevation prior to grading. The appropriate height shall be determined by the Metro Historic Zoning Commission for properties within a historic overlay. Notwithstanding the above provisions, two-family structures legally constructed prior to the effective date of this ordinance may remove the connector required under the previous definition of two-family, regardless of the height of the units.

Note 5: In RS3.75-A, RS5-A, RS7.5-A, R6-A and R8-A districts, the following standards shall apply:

a. Access and Driveways.

1. Where existing, access shall be from an improved alley only. Where no improved alley exists, one driveway within the street setback may be permitted.

2. For a corner lot, the driveway shall be located within thirty feet of the rear property line.

3. Parking, driveways and all other impervious surfaces in the required street setback shall not exceed twelve feet in width.

b. Garages.

1. Detached. The front of any detached garage shall be located behind the rear of the primary structure. The garage door of a detached garage may face the street.

2. Attached. The garage door shall face the side or rear property line.

c. A minimum raised foundation of 18—36" is required.

Table 17.12.020B
MULTIFAMILY, MOBILE HOMES AND NONRESIDENTIAL USES

Zoning Districts	Min. Lot Area (sq. ft.)	Max. Density (units per acre)	Max. FAR	Max. ISR	Min. Rear Setback (in ft.)	Min. Side Setback (in ft.)	Max. Height at Setback Line (in ft.)	Slope of Height Control Plane (V to H)
AG	5 acres	Doesn't apply	0.40	0.60	20	30	20	2 to 1
AR2a	2 acres	Doesn't apply	0.40	0.60	20	30	20	2 to 1
RS80, R80	80,000	Doesn't apply	0.40	0.60	20	30	20	2 to 1
RS40, R40	40,000	Doesn't apply	0.40	0.60	20	25	20	2 to 1
RS30, R30	30,000	Doesn't apply	0.40	0.60	20	25	20	2 to 1
RS20, R20	20,000	Doesn't apply	0.40	0.60	20	20	20	2 to 1
RS15, R15	15,000	Doesn't apply	0.40	0.60	20	20	20	2 to 1
RS10, R10	10,000	Doesn't apply	0.40	0.60	20	15	20	2 to 1
R8, R8-A	8,000	Doesn't apply	0.50	0.70	20	15	20	2 to 1
RS7.5, RS7.5-A	7,500	Doesn't apply	0.50	0.70	20	15	20	2 to 1
R6, R6-A	6,000	Doesn't apply	0.60	0.70	20	15	20	2 to 1
RS5, RS5-A	5,000	Doesn't apply	0.60	0.70	20	15	20	2 to 1
RS3.75, RS3.75-A	3,750	Doesn't apply	0.60	0.70	20	15	20	2 to 1
RM2	66,000	2	0.40	0.60	20	20 See Note 3	20	2 to 1
RM4	33,000	4	0.40	0.60	20	10 See Note 3	20	2 to 1
RM6	22,000	6	0.60	0.70	20	10 See Note 3	20	2 to 1
RM9	15,000	9	0.60	0.70	20	10 See Note 3	20	2 to 1
RM15	10,000	15	0.75 See Note 2	0.70	20	10 See Note 3	20	2 to 1
RM20, OR20	7,500	20	0.80 See Note 2	0.70	20	5 See Note 3	30	2 to 1
RM40, OR40	6,000	40	1.00 See Note 2	0.75	20	5 See Note 3	45	2 to 1
RM60	6,000	60	1.25 See Note 2	0.80	20	5 See Note 3	65	1.5 to 1
MHP	2.0 acres	9	See Ch. 17.16	See Ch. 17.16	See Ch. 17.16	See Ch. 17.16	See Ch. 17.16	No plane
DTC	See Ch. 17.37	See Ch. 17.37	See Ch. 17.37	See Ch. 17.37	See Ch. 17.37	See Ch. 17.37	See Ch. 17.37	See Ch. 17.37

Note 1: Street setbacks are listed in Table 17.12.030A and 17.12.030B.

Note 2: No maximum FAR applies to multifamily developments in the RM15, RM20, RM40, RM60, OR20 or OR40 districts.

Note 3: Within the urban zoning overlay district, any attached townhomes or rowhouses with alley access to required off-street parking, may have a zero-foot side setback (1) on internal lot lines between units, or (2) where the side of a unit is adjacent to an area having a minimum width of ten feet that is shown on the final site plan as an open space area or a required landscape buffer yard, provided that each unit has a private yard and no more than eight units are contained in any single-structure. This note shall not apply to the DTC district.

Note 4: [Reserved.]

Note 5: [Reserved.]

Note 6: Within the urban zoning overlay district, any proposed development that does not meet the setback standards within this table may apply for a special exception as provided for in Sections 17.12.035.A and 17.12.035.D. This note shall not apply to the DTC district.

Note 7: When a right-of-way dedication is required for an existing lot or parcel along an existing street that could be subdivided into two or more lots that would each meet the minimum lot requirements for the zoning district prior to the dedication of right-of-way, the minimum lot area shall be considered to be the area prior to the dedication. The newly created lots shall meet all other bulk standards of the Zoning Code based on the dimensions after the dedication of the right-of-way.

Note 8: In RS3.75-A, RS5-A, RS7.5-A, R6-A and R8A districts, the following standards shall apply:

a. Access and Driveways.

1. Where existing, access shall be from an improved alley only. Where no improved alley exists, one driveway within the street setback may be permitted.

2. For a corner lot, the driveway shall be located within thirty feet of the rear property line.

3. Parking, driveways and all other impervious surfaces in the required street setback shall not exceed twelve feet in width.

b. Garages.

1. Detached. The front of any detached garage shall be located behind the rear of the primary structure. The garage door of a detached garage may face the street.

2. Attached. The garage door shall face the side or rear property line.

c. A minimum raised foundation of 18—36" is required.

Table 17.12.020B.1
MINIMUM LOT SIZE AND SETBACKS FOR ATTACHED HOUSING

Zoning District	Minimum Lot Area (sq. ft.)	Minimum Rear Setback (ft.)	Minimum Side Setback (ft.)	Maximum Height
RM2, RM4, RM6, RM9, RM9-A	2,800	5	0 common wall 5 end unit	3 stories
RM15, RM15-A	1,800	5	0 common wall 5 end unit	3 stories
RM20, RM20-A, OR20, OR20-A, OR40, OR40-A, ORI, ORI-A, MUN, MUN-A, MUL, MUL-A, MUG, MUG-A, MUI, MUI-A, RM40, RM40-A, RM60, RM60-A, RM80-A, RM100-A	1,500	5	0 common wall 5 end unit	3 stories
DTC	See Chapter 17.37	See Chapter 17.37	See Chapter 17.37	See Chapter 17.37

Table 17.12.020C
MIXED-USE AND NONRESIDENTIAL DISTRICTS

Zoning District	Min. Lot Area	Max. FAR	Max. ISR	Min. Rear Setback (in ft.)	Min. Side Setback (in ft.)	Max. Height at Setback Line (in ft. or stories)	Slope of Height Control Plane (V to H)
SP	See Note 5	See Note 5	See Note 5	See Note 5	See Note 5	See Note 5	See Note 5
MUN	None	0.60 See Note 2	0.80	20	None req.	3 stories to a maximum of 45 ft.	3 stories max.
MUL	None	1.00 See Note 2	0.90	20	None req.	3 stories to a maximum of 45 ft.	1.5 to 1
MUG	None	3.00 See Note 2	0.90	20	None req.	5 stories to a maximum of 75 ft.	1.5 to 1
MUI	None	5.00 See note 2	1.00	None req.	None req.	7 stories to a maximum of 105 ft.	1.5 to 1
ON	None	0.40	0.60	20	5	20	20 ft. max.
OL	None	0.75	0.70	20	5	30	1.5 to 1
OG	None	1.50	0.80	20	5	30	1.5 to 1
ORI	None	3.00	0.90	20	None req.	65	1.5 to 1
CN	None	0.25	0.80	20	None req.	20	20 ft. max.
CL	None	0.60	0.90	20	None req.	30	1.5 to 1
CS	None	0.60	0.90	20	None req.	30	1.5 to 1
CA	None	0.60	0.90	20	None req.	30	1.5 to 1
CF	None	5.00	1.00	None req.	None req.	65	1.5 to 1
DTC	See Chapter 17.37	See Chapter 17.37	See Chapter 17.37	See Chapter 17.37	See Chapter 17.37	See Chapter 17.37	See Chapter 17.37
SCN	None	0.25	0.80	20	None req.	20	20 ft. max.
SCC	None	0.50	0.80	20	None req.	30	1.5 to 1
SCR	None	1.00	0.80	20	None req.	30	1.5 to 1
IWD	None	0.80	0.90	20	None req.	30	1.5 to 1
IR	None	0.60	0.90	20	None req.	45	1.5 to 1
IG	None	0.60	0.90	20	None req.	60	1.5 to 1

Note 1: Within the urban zoning overlay district, the maximum floor area ratio for the I district shall be 1.50.

Note 2: Floor area bonuses are available (1) for the MUI district, and (2) within the urban zoning overlay district, for all mixed-use districts (See Section 17.12.060).

Note 3: Street setbacks are listed in Table 17.12.030B.

Note 4: For properties located within an adopted Redevelopment District an alternative standard for the maximum allowable building height at a setback line may be established as part of an adopted Redevelopment District plan.

Note 5: Development standards shall be as specifically listed in the site specific SP ordinance.

Table 17.12.020D
MULTI-FAMILY, MIXED USE AND NONRESIDENTIAL ALTERNATIVE ZONING DISTRICTS

Zoning District	Min. Lot Area	Max. Density	Max. FAR (see Note 1)	Max. ISR (see Note 2)	Min. Rear Setback (in ft.)	Min. Side Setback (in ft.)	Max. Height in Build-to Zone	Min. Step-back	Max. Height	Build-to Zone (in ft.) (See Note 3)
MUN-A	None	Doesn't apply	0.60	0.80	20	None req.	3 stories in 45 feet	15 feet	4 stories in 60 feet	0—15 in the UZO, 0—80 outside of the UZO
MUL-A	None	Doesn't apply	1.00	0.90	20	None req.	3 stories in 45 feet	15 feet	4 stories in 60 feet	0—15 in the UZO, 0—80 outside of the UZO
MUG-A	None	Doesn't apply	3.00	0.90	20	None req.	5 stories in 75 feet	15 feet	7 stories in 105 feet	0—15
MUI-A	None	Doesn't apply	5.00	1.00	None req.	None req.	7 stories in 105 feet	15 feet	15 stories in 150 feet	0—15
RM9-A	15,000	15	0.60 See Note 8	0.70	20	10 See Note 3	20 feet	15 feet	35 feet	0—15 in the UZO, 0—80 outside of the UZO
RM15-A	10,000	9	0.75 See Note 8	0.70	20	10 See Note 3	20 feet	15 feet	35 feet	0—15 in the UZO, 0—80 outside of the UZO
RM20-A, OR20-A	7,500	20	0.80 See Note 2	0.70	20	5 See Note 3	30 feet	15 feet	45 feet	0—15 in the UZO, 0—80 outside of the UZO
RM40-A, OR40—A	6,000	40	1.00 See Note 1	0.75	20	5 See Note 3	45 feet	15 feet	60 feet	0—15
RM60-A	6,000	60	None	0.80	20	5 See Note 3	65 feet	15 feet	90 feet	0—15
RM80-A	6,000	80	None	0.90	20	5	65 feet	15 feet	90 feet	0—15
RM100-A	6,000	100	None	0.90	20	5	65 feet	15 feet	90 feet	0—15
ORI-A	None	Doesn't apply	3.00	0.90	20	None req.	65 feet	15 feet	105	0—15
CN-A	None	Doesn't apply	0.25	0.80	20	None req.	2 stories in 30 feet	Doesn't apply	2 stories in 30 feet	0—15 in the UZO, 0—80 outside of the UZO
CL-A	None	Doesn't apply	0.60	0.90	20	None req.	3 stories in 45 feet	15 feet	4 stories in 60 feet	0—15 in the UZO, 0—80 outside of the UZO
CS-A	None	Doesn't apply	0.60	0.90	20	None req.	3 stories in 45 feet	15 feet	4 stories in 60 feet	0—15 in the UZO, 0—80 outside of the UZO

Note 1: The area of any parcel dedicated as right-of-way as part of a related development process may be used to calculate FAR or density for the applicable property. No maximum FAR applies to multi-family developments in the RM9-A thru RM40-A and OR20-A OR40-A, and ORI-A districts.

Note 2: Within the urban zoning overlay district, any attached townhomes or rowhouses with alley access to required off-street parking, may have a zero-foot side setback (1) on internal lot lines between units, or (2) where the side of a unit is adjacent to an area having a minimum width of ten feet that is shown on the final site plan as an open space area or a required landscape buffer yard, provided that each unit has a private yard and no more than eight units are contained in any single-structure.

Note 3: Alternative zoning districts shall have the following standards apply to the location of a building and its associated parking:

a. Sidewalks shall be constructed to the standard of the Major and Collector Street Plan or, if on a local street, to local street standards. The build-to zone for alternative zoning districts shall be measured from the Standard right-of-way line as established by the table entitled "Standard Street Right-of-Way Widths" in the Major and Collector Street Plan. Streets included in the Major and Collector Street Plan are not eligible for the in-lieu fee in Section 17.20.120.D.

b. A parcel located at the intersection of two public streets shall have a building occupy the corner of the parcel that is bounded by the two intersecting public streets subject to the "Notes" of this table, which apply to both frontages.

c. A primary entrance to the building shall be located along the building façade within the build-to zone.

d. Street Level Parking Decks. Parking decks located at street level shall have no less than seventy-five percent of the lineal street frontage devoted to office or nonparking commercial uses, or in districts that only permit residential uses, residential uses at a minimum depth of twenty feet. A minimum of fifty percent of that wall area shall be glazed. That floor area shall be excluded from the calculation of floor area ratio.

e. The zoning administrator may allow necessary adjustments to the build-to zone when existing utilities or utility easements are within the build-to zone and unusual circumstances require that the utilities cannot be relocated or easements reduced. Upon allowing an adjustment to the build-to zone, the zoning administrator may also allow adjustments to the rear setback and landscape buffer yard as authorized by Table 17.24.230, to provide for a necessary building area. The zoning administrator may allow necessary adjustments to the build-to zone, rear setback and landscape buffer yard based on the nature of the existing and future land uses and site conditions in the general vicinity after receiving a written recommendation from the planning department and any relevant department or agency.

f. For first floor residential uses, a minimum raised foundation of 18—36" is required.

g. Glazing on the first floor of any public street frontage shall be a minimum of forty percent for nonresidential uses and a minimum of twenty-five percent for residential uses. Glazing on the upper floors of any public street frontage shall be a minimum of twenty-five percent.

h. In the UZO:

i. Any unimproved alley abutting the property that would provide direct access to an improved alley or street shall be constructed as the primary vehicular access.

ii. A parcel that is sixty feet wide or greater shall have the front facade of the building extend across at least sixty percent of the parcel's frontage.

iii. A parcel less than sixty feet wide shall have the building's front facade extend across the full width of the parcel in mixed-use, office and commercial districts.

iv. If an improved alley is not present or required, an opening of up to twenty-six feet wide shall be permitted, regardless of the requirements of subsections ii and iii above.

v. Parking shall be permitted only at the sides and rears of buildings

i. Outside of the UZO:

i. The front facade of the building shall extend across at least forty-five percent of the parcel's frontage or the building front façade shall be at least twenty-five feet in width, whichever is greater.

ii. A maximum of one module of parking (two rows and a drive aisle) shall be permitted between the building and the street.

                    
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