Memphis Site Plan Requirements & Permit Guide (2025)

By Site Plan Creator Team •

Guide to creating site plans for building permits in Memphis, including the Unified Development Code requirements and Shelby County coordination.

Memphis Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in Memphis, Tennessee requires meeting specific requirements set by Construction Code Enforcement (CCE). Memphis and Shelby County development is coordinated through the Memphis and Shelby County Unified Development Code (UDC), administered by the Office of Planning and Development (OPD). Memphis has a rich architectural heritage with significant historic districts, important Wolf River and Mississippi River watershed management, and unique economic development incentive programs including the PILOT (Payment in Lieu of Taxes) program.

What Is a Site Plan and Why Does Memphis Require One?

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. CCE requires a site plan for all building permit applications to verify compliance with the UDC and the International Building Code as adopted by Tennessee. Look up your property's zoning through Shelby County GIS at assessment.shelbycountytn.gov.

Required Site Plan Elements

  • Property boundaries with dimensions and total lot area
  • Setbacks per UDC
  • Existing and proposed structures with dimensions, height, and use
  • Lot coverage and impervious surface calculations
  • Floor Area Ratio (FAR) for applicable districts
  • Parking spaces per UDC
  • Landscaping and screening buffers
  • Stormwater management features
  • North arrow and scale
  • Shelby County parcel ID

Memphis Zoning and Setback Requirements

  • R-6 (Single-Family, 6,000 sq ft lot): Front 25 feet, side 5 feet, rear 20 feet. Lot coverage max 40%. Height max 35 feet.
  • R-8 (Single-Family, 8,000 sq ft lot): Front 25 feet, side 8 feet, rear 25 feet. Lot coverage max 35%. Height max 35 feet.
  • R-10 (Single-Family, 10,000 sq ft lot): Front 30 feet, side 8 feet, rear 25 feet. Lot coverage max 30%.
  • R-15 (Estate Residential, 15,000 sq ft lot): Front 35 feet, side 10 feet, rear 25 feet. Lot coverage max 25%.
  • R-3 (Multi-Family): Front 25 feet, side 10 feet, rear 25 feet.
  • R-2 (Two-Family): Front 25 feet, side 5 feet, rear 20 feet. Lot coverage max 45%.
  • Corner lots: Street-side setback equals the front setback for most zones.
  • Flag lots: Special standards for lots with narrow access strips.

Special Districts and Overlays

Memphis has several significant overlay and special districts that impose requirements beyond base zoning:

  • South Main Historic Arts District: Design review for all new construction and exterior modifications; emphasis on preserving the industrial-arts character of the neighborhood
  • Beale Street Historic District: National historic significance as the birthplace of blues music; strict architectural controls with emphasis on maintaining the commercial storefront character
  • Victorian Village Historic District: Preservation standards for one of Memphis's oldest residential neighborhoods with Victorian-era architecture
  • Overton Park area overlay: Design standards for properties near Overton Park to protect the park's visual setting
  • Memphis Medical District: Modified development standards for the healthcare corridor around the University of Tennessee Health Science Center
  • Downtown Memphis Commission (DMC) Design Review: Additional design review for projects in the downtown core

Stormwater Management Requirements

Memphis stormwater is managed by the City of Memphis Engineering Division with significant watershed considerations:

  • Stormwater management plan: Required for projects disturbing 1 acre or more or adding significant impervious surface
  • Wolf River watershed: Enhanced water quality treatment required for projects draining to the Wolf River and its tributaries to protect drinking water sources
  • Mississippi River proximity: Projects near the Mississippi River bluffs may have additional slope stability and erosion requirements
  • Detention/retention: Required to attenuate post-development runoff to pre-development rates
  • MLGW coordination: Memphis Light, Gas and Water utility coordination required for connections and easement clearance
  • Stormwater utility fee: Monthly fee based on impervious surface area with credits for green infrastructure

Historic Preservation Requirements

  • Memphis Landmarks Commission (MLC) reviews projects in designated local historic districts and for individual landmarks
  • Certificate of Appropriateness required for all exterior work visible from public right-of-way in historic districts
  • Tennessee historic tax credits: 25% state credit for certified rehabilitation of historic properties
  • Federal historic tax credits: 20% for income-producing historic properties
  • MLC review adds 30-60 days

Economic Development Incentives

Memphis offers significant development incentives:

  • PILOT program (Payment in Lieu of Taxes): Administered by the Industrial Development Board (IDB) and Health, Education and Housing Facility Board (HEHFB), providing property tax freezes for qualifying commercial and residential projects
  • Tax Increment Financing (TIF): Available for qualifying projects in designated districts
  • Opportunity Zones: Federal tax incentives in designated census tracts throughout Memphis
  • Historic tax credits: Combinable with PILOT for maximum incentive stacking

How to Submit Your Site Plan

Online Portal

Submit through Memphis's online permitting portal at memphistn.gov/permits for electronic plan review.

In-Person

Walk-in at 125 N. Main Street, Suite 468.

Permit Fees and Timeline

  • Fees: Per CCE fee schedule based on construction cost and project type
  • Impact fees: Limited; utility connection fees apply through MLGW
  • Timeline: Residential 10-15 business days. Commercial 20-30 business days. MLC review adds 30-60 days. DMC design review concurrent for downtown projects.

Creating Your Memphis Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Memphis property. Simply enter your address, and the tool automatically loads your property boundaries, building footprints, and aerial imagery. You can then add setback lines, label structures, draw proposed construction, and export a scaled PDF ready for CCE submission.

Frequently Asked Questions

What are the typical residential setbacks in Memphis?
In R-6 zones (6,000 sq ft lots), front setbacks are 25 feet, side 5 feet, rear 20 feet with 40% lot coverage. R-8 zones require 8-foot side setbacks and 35% coverage. R-10 zones need 30-foot front setbacks and 30% coverage. R-15 estate zones require 35-foot front and 10-foot side setbacks. Corner lots need front setbacks on both street sides.
What historic district requirements apply in Memphis?
The MLC reviews exterior work in local districts including South Main, Beale Street, and Victorian Village. Certificate of Appropriateness required. DMC provides additional design review for downtown. Tennessee offers 25% state and 20% federal historic tax credits. MLC review adds 30-60 days. Beale Street has the strictest controls.
What stormwater management is required?
Projects disturbing 1 acre+ need stormwater management plans. Enhanced water quality treatment required in the Wolf River watershed to protect drinking water. Mississippi River bluff projects may have slope stability requirements. Detention required to match pre-development rates. Monthly stormwater utility fees with green infrastructure credits.
What is the PILOT program?
Payment in Lieu of Taxes (PILOT) provides property tax freezes for qualifying commercial and residential projects through the IDB or HEHFB. PILOT can be combined with historic tax credits and Opportunity Zone incentives. These affect project economics but not site plan requirements. Apply through the appropriate board.
What special district requirements exist?
Memphis has overlays including South Main Arts (industrial-arts character), Beale Street Historic (blues heritage), Victorian Village (Victorian architecture), Overton Park area (park setting protection), Medical District (healthcare corridor), and DMC downtown design review. These impose design standards beyond base zoning.
What is the Unified Development Code?
The Memphis and Shelby County UDC consolidates zoning, subdivision, and development regulations for both the city and county into a single document. This unified approach simplifies the regulatory framework for development throughout the Memphis/Shelby County area and ensures consistent standards.
How do I submit plans to Memphis CCE?
Submit through the online permitting portal at memphistn.gov/permits. Walk-in at 125 N. Main Street, Suite 468. Residential permits take 10-15 business days. MLGW coordination required for utility connections.
How long does plan review take and what fees apply?
Residential 10-15 business days. Commercial 20-30 business days. MLC historic review adds 30-60 days. DMC design review concurrent for downtown. Fees based on construction cost per CCE schedule. Utility connection fees through MLGW apply separately.

How to Create a Site Plan in Memphis

  1. Look Up Your Property Information: Use Shelby County GIS at assessment.shelbycountytn.gov to find your zoning, historic district status, overlay districts, flood zone, and lot dimensions. Note your Shelby County parcel ID.
  2. Determine Review Requirements and Incentives: Check for MLC historic district, DMC downtown overlay, special district requirements. Determine stormwater management thresholds and MLGW coordination needs. Explore PILOT, TIF, and Opportunity Zone incentives.
  3. Create Your Site Plan: Enter your Memphis address in Site Plan Creator to load property boundaries, building footprints, and aerial imagery. Add setback lines per UDC zone district standards.
  4. Include All Required Elements: Ensure your site plan includes boundaries, setbacks, lot coverage, impervious surface, FAR, parking, landscaping/screening buffers, stormwater features, and north arrow with scale.
  5. Prepare Supporting Documents: For historic districts, prepare MLC Certificate of Appropriateness application with photographs and architectural drawings. Prepare stormwater management plans for Wolf River watershed compliance. Coordinate with MLGW for utility connections.
  6. Submit Through Online Portal: Upload plans through memphistn.gov/permits. Pay CCE fees based on construction cost. Submit MLC applications concurrently for historic properties.
  7. Manage Review and Obtain Permit: Respond to CCE reviewer comments. Attend MLC meetings if in a historic district. Ensure MLGW coordination is complete. Once approved, pay remaining fees, receive permit, and schedule inspections.