Setbacks & Height Limits in Memphis

This guide explains the basic setback and height rules that apply to residential construction in Memphis. Memphis and Shelby County jointly administer the Unified Development Code (UDC), so the same core standards govern development inside the city and in unincorporated Shelby County. These numbers depend on your exact zoning district, overlay zones, and lot geometry, so always confirm with the Memphis & Shelby County Division of Planning and Development before finalizing plans.

What Are Setbacks?

A setback is the minimum required distance between a building and a lot line. Setbacks are measured from the property line to the nearest point of the building (typically the wall, but eaves, bay windows, and chimneys can have their own rules).

The Memphis & Shelby County UDC specifies front, side, and rear setbacks separately for each zoning district. Corner lots have two "front" setbacks (one per street frontage) and typically one interior side and one rear.

Typical Residential Setbacks

For the most common single-family residential zones in Memphis, the UDC sets the following minimums:

These are the base values from the UDC district schedules — your specific lot and zone may have different requirements. Higher-density residential (RU), commercial mixed use (CMU), central business district (CBD), and industrial (I) zones each have their own setback schedules.

Height Limits

Maximum building height in Memphis single-family residential zones (R-6, R-8, R-15) is typically 35 ft, measured from average grade to the highest point of the roof (or to a specified reference plane like the midpoint of a pitched roof).

Height rules get more complicated in:

• Mixed-use and commercial zones — CMU and CBD allow substantially greater height, often tied to FAR or street frontage
• Historic districts / design review overlays — height may be capped by context in designated conservation and historic districts
• Airport overlays — proximity to Memphis International Airport imposes FAA Part 77 height surfaces
• Floodplain areas — elevation requirements above base flood elevation can affect usable height

Lot Coverage and FAR

Beyond setbacks and height, two other numbers shape how much you can build:

• Lot coverage — the percentage of the lot covered by buildings. Residential zones in Memphis typically allow around 35–45% coverage under the UDC district schedules.
• Floor Area Ratio (FAR) — the ratio of total floor area to lot area. A FAR of 0.5 on a 6,000 sq ft lot allows 3,000 sq ft of floor area.

The Memphis & Shelby County UDC applies FAR primarily to mixed-use and commercial districts; most base single-family residential zones rely on setbacks, height, and lot coverage rather than FAR.

Common Exceptions and Encroachments

The UDC allows certain features to project into required setbacks. Typical allowances include:

• Eaves and gutters (usually up to 2 ft)
• Chimneys (up to 2 ft)
• Uncovered porches, stoops, and steps
• Air conditioning condensers (subject to sound limits)
• Bay windows (limited projection)

Fences, retaining walls, and accessory structures often have separate rules — check the UDC sections on accessory structures and fences.

State ADU Overrides

If your project is an Accessory Dwelling Unit (ADU), note that Tennessee has no statewide ADU mandate — Memphis's local zoning under the UDC governs ADU setback and height rules. See the ADU rules page for this city.

How to Look Up Your Specific Requirements

1. Find your zoning district — use the Memphis & Shelby County zoning map through the Division of Planning and Development
2. Read the district regulations — the UDC chapter for your zone lists setbacks, height, lot coverage, and any applicable FAR
3. Check for overlays — historic districts, airport zones, floodplains, and conservation overlays can modify the base rules
4. Ask planning staff — call (901) 576-6600 for a zoning verification or pre-application meeting before you commit to design

Variances

If your project cannot meet the strict letter of the UDC, you may apply for a variance — a formal request to deviate from the rules based on hardship specific to your lot. Variances are discretionary and typically require a hearing before the Board of Adjustment. See the Variance Application Guide for the general process.

Official Sources

See the sources linked in the frontmatter for the Memphis & Shelby County Unified Development Code on Municode and the Division of Planning and Development. This guide is informational and is not a substitute for direct confirmation from planning staff.

Disclaimer: This guide provides general information about setbacks and height limits in Memphis and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the Memphis & Shelby County Division of Planning and Development or the UDC before making development decisions.