Knoxville Zoning & Land Use Guide
Notable local initiatives in Knoxville
Named ordinances, statutes, and reforms specific to Knoxville — each linked to an official source you can verify directly.
Recode Knoxville — comprehensive zoning rewrite(2019)
On August 13, 2019 the Knoxville City Council adopted Recode Knoxville, the first comprehensive update of the city's zoning ordinance in more than half a century. The new ordinance took effect January 1, 2020. Recode replaced the entire prior code (written by consultant Camiros) and rezoned all ~73,000 properties in the city.
Source · recodeknoxville.comMiddle Housing Code amendments(2024)
In February 2024 the City Council passed new zoning code provisions allowing specific middle-housing types in RN-1, RN-2, RN-3, and RN-4 districts that fall within the Traditional Neighborhood Residential (TDR) land use designation. All middle-housing projects require Planning staff review for compatibility with the surrounding neighborhood.
Source · knoxplanning.orgCumberland Avenue Form-Based Code District
Cumberland Avenue (the commercial corridor abutting the University of Tennessee) is regulated as a Form-Based Code district, with standards that emphasize street-facing facades, mixed use, and pedestrian-scaled frontages. Visible recent results include mid-rise mixed-use replacement of one-story strip retail.
Source · knoxvilletn.govSouth Waterfront Form-Based Code District(2007)
Adopted by MPC and City Council in 2007, the South Waterfront Form Based Development Code regulates the mixed-use redevelopment area on the south bank of the Tennessee River. The South Waterfront FBC also explicitly supports middle-housing types as part of its mixed-use regulating plan.
Source · library.municode.comKnoxville Zoning Ordinance (Appendix B — Municode)
The authoritative consolidated zoning code (post-Recode) is published as Appendix B of the Knoxville Code of Ordinances. It contains the RN/CN/EN base districts, Article 7 form-based code districts, and the use tables, dimensional standards, and procedures that govern day-to-day permitting.
Source · library.municode.com
Key Zoning Facts
Knoxville is a city of approximately 190,740 residents in Knox County, Tennessee. As the third-largest city in the state and home to the University of Tennessee, Knoxville manages land use through a comprehensive zoning ordinance administered by the city's planning department.
Knoxville's zoning framework includes low-density residential neighborhood zones (RN-1, 7,500 sq ft minimum), medium-density residential neighborhood zones (RN-2, 5,000 sq ft minimum), multi-family residential neighborhood (RN-3), established neighborhood (EN), general commercial (C-G), and industrial (I) districts.
Key Zoning Districts
The RN-1 district requires 7,500 sq ft minimum lots with 25-foot front setbacks, 5-foot side setbacks, and 20-foot rear setbacks. The RN-2 district allows 5,000 sq ft lots with 15-foot front, 5-foot side, and 15-foot rear setbacks. Both districts have a 35-foot height limit. The EN district provides context-sensitive standards for established neighborhoods.
The RN-3 district permits multi-family housing, with dimensional standards that vary based on the specific development.
ADU Regulations
Knoxville allows accessory dwelling units (ADUs). Because Tennessee has no statewide ADU mandate, Knoxville's local zoning ordinance governs ADU development. Property owners should contact the Planning Department at (865) 215-3758 for specific requirements regarding size limits, setbacks, parking, owner occupancy, and design standards.
Development Process
Development in Knoxville 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 Knoxville, property owners should:
- Verify the zoning classification of their property
- Review setback, height, and lot coverage requirements
- Check for any overlay districts or special regulations
- 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 (865) 215-3758 for pre-application guidance
Disclaimer: This guide provides general information about zoning in Knoxville and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the Knoxville Planning Department or municipal code before making development decisions.
Regulatory Layers That Apply in Knoxville
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA flood mapping: check parcel-specific flood-zone status
- View FEMA Flood Map
State — Tennessee
- Building Code: Knoxville's current permit pages reference the 2024 IBC for commercial permits and the 2018 IRC for one-/two-family residential permit requirements.
County — Knox County
- Role: Property records, tax assessment, unincorporated area planning
City / Municipal
The municipality's zoning ordinance, building-code enforcement, and local permits form the primary local layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- Private covenants, deed restrictions, condominium rules, or association rules can impose requirements beyond zoning.
- Check HOA CC&Rs and deed restrictions for additional requirements.
Primary Zoning Districts
- Min Lot
- 7,500 sq ft
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 5 ft
- Rear Setback
- 20 ft
- Min Lot
- 5,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 15 ft
- Side Setback
- 5 ft
- Rear Setback
- 15 ft
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- None
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- None
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
ADU Rules in Knoxville
- Max Size
- Maximum GFA by lot area: 600 sq ft (5,000–<7,000 sq ft lot); 800 sq ft (7,000–<10,000); 1,000 sq ft (10,000–<20,000); 1,200 sq ft (20,000+). ADU also may not exceed 40% of primary dwelling floor area.
- Rear Setback
- Detached ADU: 10 ft from rear lot line
- Side Setback
- Detached ADU: 5 ft from an interior side lot line
- Parking
- One off-street parking space required for the ADU
- Owner Occupancy
- One of the dwelling units must be occupied by the property owner
Permit Costs & Timelines
Check Current Permit Fees & Timelines
Permit fees and review times can vary by project type, scope, valuation, and required approvals. Check the current schedule with the local permitting authority before filing.
Check current Knoxville permit information →Official Sources
City-specific