Franklin Zoning & Land Use Guide
What we have on file vs. what to verify locally
We don't have editor-verified zoning prose for Franklinyet. Here's the structured data we do have, and the highest-leverage steps to confirm specifics for your parcel.
What we have on file
- Population:
- 83,454
- County:
- Williamson County
- State building code:
- TN State Fire Marshal enforces code in some areas (based on 2018 IBC/IRC)(statewide default)
- State ADU law:
- No statewide override; local rules apply
- FEMA flood map:
- Search flood zones
- Planning department:
- City of Franklin Planning Department
- Municipal code:
- View code online
- Zoning map:
- View city zoning map
Verify these locally
- Call the City of Franklin Planning Department: (615) 550-6740
- Search the municipal code for the chapter that covers your zoning district and proposed use.
- Use the city zoning map to look up your parcel's zoning designation before applying for a permit.
- Check FEMA flood zone for your parcel — flood-zone status changes setbacks, foundation requirements, and insurance.
- Check your HOA CC&Rs and recorded deed restrictions — they are common in Franklin and frequently restrict ADUs, fences, and exterior changes beyond what zoning allows.
Key Zoning Facts
Franklin Zoning Overview
Franklin is a city of approximately 83,454 residents in Williamson County, Tennessee. Located south of Nashville, Franklin is known for its historic downtown and manages land use through a comprehensive zoning ordinance administered by the city's planning department.
Franklin's zoning framework includes agricultural-residential zones (AR, 1-acre minimum), estate-lot single-family zones (RS-40, 40,000 sq ft minimum), large-lot single-family zones (RS-20, 20,000 sq ft minimum), standard single-family zones (RS-10, 10,000 sq ft minimum), multi-family residential (RM), general commercial (CG), and industrial (I) districts.
Key Zoning Districts
The RS-20 district requires 20,000 sq ft minimum lots with 30-foot front setbacks, 10-foot side setbacks, and 25-foot rear setbacks. The RS-10 district allows 10,000 sq ft lots with 25-foot front, 8-foot side, and 20-foot rear setbacks. All residential districts have a 35-foot height limit. The AR and RS-40 districts provide for larger estate-style lots.
The RM district permits multi-family housing including apartments and townhomes, with dimensional standards that vary based on the specific development.
ADU Regulations
ADU regulations have not been confirmed for Franklin. Tennessee does not have a statewide ADU mandate, so any ADU allowances would be governed by the local zoning ordinance. Property owners interested in building an accessory dwelling unit should contact the Planning Department at (615) 550-6740 for current rules.
Development Process
Development in Franklin generally requires obtaining the appropriate permits from the city's planning and building departments. The process typically involves:
- Zoning Verification -- Confirm that your proposed use is permitted in the applicable zoning district
- Site Plan Review -- For commercial and multi-family projects, submit a site plan for review
- Building Permit -- Apply for a building permit with construction documents
- Inspections -- Schedule required inspections during construction
- Certificate of Occupancy -- Obtain final approval before occupying the structure
For projects that do not conform to existing zoning, property owners may need to seek a variance, special exception, or rezoning through the local board of zoning appeals or planning commission.
Key Considerations
Before starting any development project in Franklin, property owners should:
- Verify the zoning classification of their property
- Review setback, height, and lot coverage requirements
- Check for any overlay districts or historic district requirements
- Determine if the property is in a flood zone using FEMA's flood map service
- Confirm whether HOA covenants or deed restrictions apply
- Contact the planning department at (615) 550-6740 for pre-application guidance
Disclaimer: This guide provides general information about zoning in Franklin and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the Franklin Planning Department or municipal code before making development decisions.
Regulatory Layers That Apply in Franklin
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — Tennessee
- Building Code: TN State Fire Marshal codes (IBC/IRC based)
County — Williamson County
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs and deed restrictions for additional requirements.
Statewide Context (Tennessee)
Local data for Franklin is limited. The following state-level facts apply across Tennessee and are inherited by this page until city-specific details are verified.
- State Building Code
- TN State Fire Marshal enforces code in some areas (based on 2018 IBC/IRC)
- State ADU Preemption
- No statewide override
- Coastal Zone
- No
- Wildfire Zones
- No
ADU Rules in Franklin
- Max Size
- Not confirmed
- Max Height
- Not confirmed
- Rear Setback
- Not confirmed
- Side Setback
- Not confirmed
- Parking
- Not confirmed
- Owner Occupancy
- Not confirmed
- Permit Timeline
- Not confirmed
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Franklin are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Franklin permit fees →Official Sources
City-specific