Nashville Site Plan Requirements & Permit Guide (2025)

By Site Plan Creator Team •

Everything you need to know about creating site plans for building permits in Nashville, including Metro Codes requirements and the consolidated city-county government.

Nashville Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in Nashville, Tennessee requires meeting specific requirements set by the Department of Codes and Building Safety. Nashville operates under a consolidated metropolitan government with Davidson County, meaning the Department handles permitting for the entire county. Development is governed by Title 17 (Zoning) of the Metropolitan Code.

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

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. Codes and Building Safety requires a site plan for all building permit applications to verify compliance with Title 17 (Zoning Code) and the International Building Code as adopted by Tennessee. Look up your property's zoning through Nashville Property Viewer at maps.nashville.gov.

Required Site Plan Elements

  • Property boundaries with dimensions and total lot area
  • Setbacks per Title 17
  • Existing and proposed structures with dimensions, height, and use
  • Lot coverage and impervious surface ratio (ISR) calculations
  • Floor Area Ratio (FAR) for applicable districts
  • Parking spaces per Title 17
  • Driveways and access
  • Tree survey per Urban Forester requirements
  • Stormwater features per Metro Water Services standards
  • North arrow and scale
  • Davidson County parcel ID

Nashville Zoning and Setback Requirements

  • RS5 (Single-Family, 5,000 sq ft lot): Front 20 feet, side 5 feet, rear 20 feet. Lot coverage max 40%.
  • RS7.5 (Single-Family, 7,500 sq ft lot): Front 25 feet, side 5 feet, rear 20 feet. Lot coverage max 35%.
  • RS10 (Single-Family, 10,000 sq ft lot): Front 30 feet, side 8 feet, rear 20 feet. Lot coverage max 30%.
  • RS15-RS40 (Estate Residential): Increasing setbacks with larger lot minimums.
  • R6-R8 (Multi-Family): Front 20-25 feet, side 5-10 feet, rear 20 feet.
  • Corner lots: Street-side setback equals the front setback.

Nashville also has Urban Design Overlay (UDO) and Specific Plan (SP) districts with modified standards that may supersede base zoning.

Urban Design Overlay Districts

Nashville has extensively used Urban Design Overlays (UDOs) and Specific Plans (SPs) to manage rapid growth:

  • UDOs: Apply design standards (setbacks, building form, materials) to specific corridors and neighborhoods while maintaining base zoning uses
  • Specific Plans: Custom zoning districts with tailored standards created through the Metro Council approval process
  • Downtown Code (DTC): Form-based code governing downtown Nashville with build-to lines, minimum heights, and specific frontage types
  • Transit-oriented development: Modified standards near transit stations and along major transit corridors

Stormwater Management Requirements

Nashville's stormwater is managed by Metro Water Services (MWS):

  • Stormwater management plan: Required for all projects disturbing 1 acre or more, or creating 10,000+ sq ft of impervious surface
  • Water quality: Treatment required per Tennessee's MS4 General Permit using approved BMPs
  • Stream buffers: 60-foot buffers along streams in the Davidson County Water Quality Buffer Ordinance
  • Detention: Required to attenuate post-development runoff to pre-development rates
  • Floodplain: Nashville has significant flood risk areas along the Cumberland River and tributaries (the 2010 flood was a defining event)
  • Stormwater utility fee: Monthly MWS fee based on impervious surface

Historic Preservation Requirements

  • Metro Historical Commission (MHC) reviews projects in designated historic districts and for individual landmarks
  • Historic overlay districts: Including Germantown, Edgefield, Lockeland Springs, and East End
  • Certificate of Appropriateness required for exterior work
  • Tennessee historic tax credits: 25% state credit for certified rehabilitation

Infill Development Standards

Nashville has adopted contextual infill standards to manage residential growth in established neighborhoods:

  • Contextual overlay: Limits height, mass, and building form based on surrounding neighborhood character
  • Infill regulations: Control demolition of existing homes and replacement construction in residential zones
  • Side-by-side duplex limitations: Restrictions on converting single-family lots to side-by-side duplexes in some areas

How to Submit

Nashville Permits Online

Submit through Nashville Permits portal at nashville.gov/permits.

In-Person

Walk-in at Metro Office Building, 800 2nd Avenue South.

Permit Fees and Timeline

  • Fees: Per fee schedule based on construction cost
  • Timeline: Residential 10-15 business days. Commercial 20-30 business days. MHC review adds 30-60 days. MWS stormwater review concurrent.

Creating Your Nashville Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Nashville 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 submission.

Frequently Asked Questions

What are the typical residential setbacks in Nashville?
In RS7.5 zones, front setbacks are 25 feet, side 5 feet, rear 20 feet with 35% lot coverage. RS5 zones have 20-foot front setbacks and 40% coverage. RS10 zones require 30-foot front and 8-foot side setbacks. Urban Design Overlays and Specific Plans may modify these standards. Check Nashville Property Viewer at maps.nashville.gov.
What are Urban Design Overlays and Specific Plans?
UDOs apply design standards to corridors and neighborhoods while maintaining base zoning uses. Specific Plans are custom zoning districts with tailored standards. The Downtown Code is a form-based code with build-to lines. These overlays are extensively used in Nashville and may supersede base zoning setbacks, height, and design requirements.
What stormwater management is required?
Projects disturbing 1 acre or creating 10,000+ sq ft of impervious surface need a stormwater plan from Metro Water Services. 60-foot stream buffers apply. Detention is required to match pre-development rates. Nashville has significant flood risk along the Cumberland River. Monthly stormwater utility fees apply.
What historic preservation rules apply?
The Metro Historical Commission reviews projects in historic overlay districts (Germantown, Edgefield, Lockeland Springs, East End) and for individual landmarks. Certificate of Appropriateness required for exterior work. Tennessee offers 25% state historic tax credits for certified rehabilitation.
What are the infill development standards?
Nashville's contextual overlay limits height, mass, and form based on neighborhood character. Infill regulations control demolition and replacement in residential zones. Side-by-side duplex conversions are restricted in some areas. These standards affect what can be built on residential lots in established neighborhoods.
How does consolidated government affect permitting?
Nashville and Davidson County operate under a consolidated metropolitan government, meaning the Department of Codes and Building Safety handles all permitting countywide. This creates a single permitting authority for the entire county, simplifying the process for projects anywhere in Davidson County.
How do I submit plans to Nashville?
Submit through Nashville Permits portal at nashville.gov/permits. Walk-in at Metro Office Building, 800 2nd Avenue South. Residential permits take 10-15 business days.
How long does plan review take?
Residential 10-15 business days. Commercial 20-30 business days. MHC historic review adds 30-60 days. MWS stormwater review is concurrent. SP and UDO compliance may add review time for larger projects.

How to Create a Site Plan in Nashville

  1. Look Up Your Property Information: Use Nashville Property Viewer at maps.nashville.gov to find zoning, UDO/SP overlays, historic overlay status, floodplain, and stream buffers. Note your Davidson County parcel ID.
  2. Determine Overlay Requirements: Check for Urban Design Overlay, Specific Plan, Downtown Code, historic overlay, contextual overlay, and infill regulations. These may significantly modify base zoning standards.
  3. Create Your Site Plan: Enter your Nashville address in Site Plan Creator to load property boundaries, building footprints, and aerial imagery. Add setback lines per Title 17 and any overlay modifications.
  4. Include All Required Elements: Ensure your site plan includes boundaries, setbacks, lot coverage, ISR, FAR, parking, tree survey, stream buffers, stormwater features, and north arrow with scale.
  5. Prepare Supporting Documents: Prepare stormwater management plan for MWS. For historic districts, prepare MHC Certificate of Appropriateness application. Prepare tree survey.
  6. Submit Through Nashville Permits: Upload plans through nashville.gov/permits. Pay fees and track status. Submit MHC applications concurrently if in a historic overlay.
  7. Manage Review and Obtain Permit: Respond to reviewer comments. Attend MHC meetings if required. Once approved, pay fees, receive permit, and schedule inspections.