Overview
Code type
rewrite-in-flight
Naming convention
mixed
Chattanooga is mid-rewrite: legacy Euclidean districts (R-1..R-5, RT-1, RZ-1, MXU, O-1, C-2..C-5, UGC, M-1..M-4, A-1, F/W, F/H, Urban Overlay, FAA Aviation Overlay, Airport Use Overlay, Brainerd Road Overlay) coexist with newer Urban Residential Neighborhood (RN/TRN) and reorganized commercial/industrial (C-C, C-R, C-MU1/2, I-L, I-MU, INST) zones progressively adopted via amendment 2024-2025. The Downtown Form-Based Code (2016) uses a 3-part name (Location-Use-Height; e.g. B-R-12 = Bend-River-12 stories) and applies to 8 context areas: Northshore, Riverfront, City Center, MLK, Southside, The Bend, Westside, Chestnut Street. | naming_convention_raw=mixed: legacy lot-size-encoded (R-1, R-2, R-3 with lot-area suffixes; RT-1, RZ-1) + new urban-neighborhood family (RN-1-X.X where X.X = min lot in 1000s sf, RN-2, RN-3, RD, TRN-1..TRN-4 traditional residential neighborhood) + commercial mixed-use letter-coded (C-NT, C-N, C-C, C-R, C-MU1, C-MU2) + industrial new (I-L light, I-MU mixed-use) + downtown FBC 3-part Location-Use-Height (D/R/U/E/B prefix). Two parallel zone-naming families exist because the CAMIROS rewrite is being adopted piecewise via amendment since 2024. ; sub_flags_raw=[southern-urban, form-based-overlay-on-downtown, tn-municipal, voluntary-iz-active, two-parallel-naming-systems] ; narrative_ref=narratives/chattanooga-tn/drain-20260518T072625-tn-02.json
Worth knowing
- Two parallel zone-naming families coexist (rewrite-in-flight) — Legacy Euclidean districts (R-1, R-2, R-3, R-3MD, R-4, R-5, RT-1, RZ-1, R-T/Z, R-1-OPT, A-1, O-1, MXU, C-2, C-3, C-4, C-5, UGC, M-1, M-2, M-3, M-4, F/W, F/H, Urban Overlay, Brainerd Road Overlay, FAA Aviation Overlay, Airport Use Zone Overlay) coexist with new Urban Residential Neighborhood zones (RN-1-7.5, RN-1-6, RN-1-5, RN-1-3, RN-2, RN-3, RD, TRN-1, TRN-2, TRN-3, TRN-4), new commercial zones (C-NT, C-N, C-C, C-R, C-MU1, C-MU2), and new industrial zones (I-L, I-MU, INST). The CAMIROS Zoning Code Analysis (December 2021) proposed a full rewrite; the City is implementing it piecewise via amendment since 2024. — [Sec. 38-9 Protected Zone list (amended Dec 2024); CAMIROS ZCA (Dec 2021); 2024-2025 Article IV/V/VI/VII/VIII/IX amendments]
- RN-1-X.X naming = thousands sf min lot — The third segment of RN-1 zone codes encodes the minimum lot area in thousands of square feet: RN-1-7.5 = 7,500 sf, RN-1-6 = 6,000 sf, RN-1-5 = 5,000 sf, RN-1-3 = 3,000 sf. Unusually compact urban pattern. — [Sec. 38-16 Tables 38-16.1 series; Sec. 38-9 Protected Zone list]
- FBC zone names encode height in third segment — Downtown Form-Based Code zones use 3-part codes Location-Use-Height where the third segment IS the maximum stories. Example: B-R-12 = Bend (Location) - River (Use) - 12 stories max. Five Location prefixes: D (Downtown Core), R (River), U (Urban), E (Urban Edge), B (Bend). — [Zoning Determination Instructions PDF (chattanooga.gov 2024-07); Sec. 38-739]
+ 10 more in Quirks & notes
Districts
res_sf 13com 9res_mf 6ind 6spec 3mu 3res_th 2cbd 1
| Code | Name | Category | Min lot | Height | Coverage | FAR | Du/ac | Parking | Setbacks F/S/R |
|---|---|---|---|---|---|---|---|---|---|
| A-1 | Agricultural Zone (legacy) | spec | — | — | — | — | — | — | — / — / — |
| RN-1-7.5 | Urban Residential Neighborhood - Single-Unit 7,500 sf min lot | res_sf | 7,500 sf[1] | 35 ft[2] | — | — | — | — | — / — / — |
| RN-1-6 | Urban Residential Neighborhood - Single-Unit 6,000 sf min lot | res_sf | 6,000 sf[3] | 35 ft[4] | — | — | — | — | — / — / — |
| RN-1-5 | Urban Residential Neighborhood - Single-Unit 5,000 sf min lot | res_sf | 5,000 sf[5] | 35 ft[6] | — | — | — | — | — / — / — |
| RN-1-3 | Urban Residential Neighborhood - Single-Unit 3,000 sf min lot | res_sf | 3,000 sf[7] | 35 ft[8] | — | — | — | — | — / — / — |
| RN-2 | Urban Residential Neighborhood - Two-Unit | res_sf | — | 35 ft[9] | — | — | — | — | — / — / — |
| RN-3 | Urban Residential Neighborhood - Multi-Unit | res_mf | — | [{'v': 35, 'context': 'base', 'status': 'confirmed'}, {'v': 65, 'context': 'multi_use_within_zone', 'status': 'confirmed'}] ft | — | — | — | — | — / — / — |
| RD | Residential Duplex (new) | res_sf | — | — | — | — | — | — | — / — / — |
| TRN-1 | Traditional Residential Neighborhood 1 | res_sf | — | 35 ft[10] | — | — | — | — | — / — / — |
| TRN-2 | Traditional Residential Neighborhood 2 | res_sf | — | 35 ft[11] | — | — | — | — | — / — / — |
| TRN-3 | Traditional Residential Neighborhood 3 | res_mf | — | [{'v': 35, 'context': 'base', 'status': 'confirmed'}, {'v': 50, 'context': 'mixed_use', 'status': 'confirmed'}] ft | — | — | — | — | — / — / — |
| TRN-4 | Traditional Residential Neighborhood 4 | res_mf | — | [{'v': 35, 'context': 'base', 'status': 'confirmed'}, {'v': 65, 'context': 'mixed_use', 'status': 'confirmed'}] ft | — | — | — | — | — / — / — |
| R-1 | Residential Zone (legacy) | res_sf | — | — | — | — | — | — | — / — / — |
| R-2 | Duplex Residential (legacy) | res_sf | — | — | — | — | — | — | — / — / — |
| R-3 | Multi-Family Residential (legacy) | res_mf | — | — | — | — | — | — | — / — / — |
| R-3MD | Residential Moderate Density (legacy) | res_mf | — | — | — | — | — | — | — / — / — |
| R-4 | Special Zone / Office-Mixed Residential (legacy) | res_mf | — | — | — | — | — | — | — / — / — |
| R-5 | Residential Manufactured Home (legacy) | res_sf | — | — | — | — | — | — | — / — / — |
| RT-1 | Residential Townhouse (legacy) | res_th | — | — | — | — | — | — | — / — / — |
| RZ-1 | Residential Zero-Lot-Line (legacy) | res_sf | — | — | — | — | — | — | — / — / — |
| R-T/Z | Residential Townhouse/Zero-Lot-Line combined (legacy) | res_th | — | — | — | — | — | — | — / — / — |
| R-1-OPT | Open Space Subdivision Design Option (legacy) | res_sf | — | — | — | — | — | — | — / — / — |
| O-1 | Office Zone (legacy) | com | — | — | — | — | — | — | — / — / — |
| MXU | Mixed Use Zone (legacy) | mu | — | — | — | — | — | — | — / — / — |
| C-2 | Convenience Commercial (legacy) | com | — | — | — | — | — | — | — / — / — |
| C-3 | Central Business Zone (legacy) | cbd | — | — | — | — | — | — | — / — / — |
| C-4 | Planned Commercial Central (legacy) | com | — | — | — | — | — | — | — / — / — |
| C-5 | Neighborhood Commercial (legacy) | com | — | — | — | — | — | — | — / — / — |
| UGC | Urban General Commercial (legacy) | com | — | — | — | — | — | — | — / — / — |
| C-NT | Neighborhood Transition Commercial Zone (new) | com | — | — | — | — | — | — | — / — / — |
| C-N | Neighborhood Commercial Zone (new) | com | — | — | — | — | — | — | — / — / — |
| C-C | Commercial Corridor Zone (new) | com | — | — | — | — | — | — | — / — / — |
| C-R | Regional Commercial Zone (new) | com | — | — | — | — | — | — | — / — / — |
| C-MU1 | Commercial Mixed-Use 1 (new) | mu | — | — | — | — | — | — | — / — / — |
| C-MU2 | Commercial Mixed-Use 2 (new) | mu | — | — | — | — | — | — | — / — / — |
| M-1 | Manufacturing Zone (legacy) | ind | — | — | — | — | — | — | — / — / — |
| M-2 | Light Industrial (legacy) | ind | — | — | — | — | — | — | — / — / — |
| M-3 | Warehouse and Wholesale (legacy) | ind | — | — | — | — | — | — | — / — / — |
| M-4 | Outdoor Industrial Use (legacy) | ind | — | — | — | — | — | — | — / — / — |
| I-L | Light Industrial (new) | ind | — | — | — | — | — | — | — / — / — |
| I-MU | Industrial Mixed-Use (new) | ind | — | — | — | — | — | — | — / — / — |
| INST | Institutional Zone (Special Purpose) | spec | — | [{'v': 60, 'context': 'within_100ft_riverfront_buffer', 'status': 'confirmed', 'citation': 'Sec. 38-29 Table 38-29.1 (amended Passed July 2025; 5 stories/60 ft buffer)'}] ft | — | — | — | — | — / — / — |
| F/W | Floodway (Special Purpose) | spec | — | — | — | — | — | — | — / — / — |
Confidence: confirmed partial under review not found
Overlays
FBC
Downtown Form-Based Code
SPECEight designated context areas: Northshore, Riverfront, City Center, Martin Luther King, Southside, The Bend, Westside, Chestnut Street. Each context area subdivides into named FBC zones with 3-part codes (Location-Use-Height) where Location = D/R/U/E/B (Downtown Core/River/Urban/Urban Edge/Bend), Use = letter, Height = maximum stories.
UO
Urban Overlay Zone
SPECMapped Urban Overlay boundaries inside Chattanooga's urban core; INST Institutional Zone has parallel dimensional tables for INSIDE and OUTSIDE the Urban Overlay
STVR
Short-Term Vacation Rental Overlay District
SPECDesignated STVR Overlay District Map (Exhibit A) on file with the City Council Clerk; amended to add an additional area in Council District 1 effective 2024-06-11 and an additional area in Council District 5 effective 2025-10-21
FBO-FW
F/W Floodway Special Purpose Zone (Article VIII)
SPECFEMA-mapped regulatory floodway in Chattanooga (Tennessee River, Chickamauga Creek, North Chickamauga Creek tributaries)
FBO-FH
F/H Flood Hazard Overlay Zone
SPECFEMA-mapped 100-year flood zone (Zones A, AE) outside the F/W Floodway; FIRM panels for Hamilton County / Chattanooga
BRO
Brainerd Road Overlay Zone
SPECBrainerd Road corridor
FAA-AV
FAA Aviation Overlay Zone
SPECFAA Part 77 imaginary surfaces around Lovell Field (Chattanooga Metropolitan Airport)
APT
Airport Use Zone Overlay
SPECLovell Field environs; coordinated with FAA Aviation Overlay
HD-STELMO
Historic District - St. Elmo / Fort Wood / Battery Place / Ferger Place
SPECMapped boundaries of four locally-designated historic districts: St. Elmo, Fort Wood, Battery Place, Ferger Place
State preemptions
TN-STR-ACTapplies
Qualifying condition
{"inputs": "Chattanooga is a Tennessee municipal corporation (\u00a713-24-102 'local governmental unit' applies to all TN cities); Chattanooga maintains Article XVII STVR ordinance (Sec. 38-85 et seq.) with mapped STVR Overlay District; ordinance amended October 2025 and May 2025", "vintage": "TN STR Act enacted 2018; 2024 PC 963 amendment in force; Chattanooga STVR ordinance map last amended 2025-10-21 (Council District 5 addition)", "threshold": "Any STR lawfully operating prior to enactment of a restricting Chattanooga ordinance is grandfathered under \u00a713-24-102; cannot be retroactively prohibited"} | city_specific_note=STVR overlay administered through mapped Exhibit A (STVR Overlay District Map) on file with City Council Clerk; expansion of overlay via amendment is a city-discretionary act subject to grandfathering of pre-existing STRs in newly-added areas. Anderson v. Metro. Gov't of Nashville (Tenn. Ct. App. 2019) and 2024 PC 963 doctrine apply.
Effect
Chattanooga may regulate (registration, occupancy, noise, taxes) but cannot prohibit pre-existing lawfully-operating STRs. Article XVII Sec. 38-85 5-bedroom cap and 25% multi-unit cap apply prospectively only.
TN-IZ-BAN-WITH-VIP-CARVE-OUTapplies
Qualifying condition
{"inputs": "Chattanooga adopted Ord. No. 14185 (Passed July 2025) creating Article XIX Voluntary Incentives Program (VIP) for attainable multi-unit housing, citing Tenn. Code Ann. \u00a713-3-603 as enabling authority. VIP is structured as VOLUNTARY (Sec. 38-100 'The City shall not compel any property owner to participate'); no mandatory set-aside imposed as a condition of zoning approval", "vintage": "TCA \u00a76-54-127 in force since 2016; 2024 HB 2623 / SB 2496 attainable-housing carve-out in force; Chattanooga Article XIX adopted July 2025", "threshold": "Sec. 38-104 requires \u22651 unit at \u226480% AMI (Type 1, 5-9 units) or \u226510% of units at \u226480% AMI (Type 2/3, 10+ units) AS A CONDITION OF RECEIVING THE VIP INCENTIVE PACKAGE - not as a condition of generic zoning approval; opt-in only"} | city_specific_note=Chattanooga's January 2025 voluntary IZ launch (NLC documented) directly relies on the 2024 HB 2623 / SB 2496 carve-out. Sec. 38-100 expressly disclaims compulsion. The 30-year deed restriction is voluntarily assumed by the participating developer in exchange for: 30% lot-area reduction, parking waiver (with 0.5 spaces/DU floor), interior parking landscape waiver (Type 2/3), and 30% height bonus (Type 3 only).
Effect
Chattanooga's VIP (Article XIX) is structured as a voluntary density-bonus / fee-waiver / parking-waiver program, NOT a mandatory IZ. mandatory_iz_preempted = false. Direct-subsidy-tied affordability (LIHTC, HOME) also remains permitted under pre-existing §6-54-127 carve-out.
TN-MH-PARITYapplies
Qualifying condition
{"inputs": "Chattanooga R-5 zone (legacy) expressly permits single-family + manufactured homes (per CAMIROS ZCA Dec 2021); other residential zones permit Single-Unit Detached dwellings (Sec. 38-42(l)) without disparate MH-only exclusion observed in amendment record", "vintage": "TCA \u00a713-24-211 base statute pre-2025; 2025 amendment tightening parity test in force", "threshold": "Any compatibility/appearance standard (roof pitch, siding, foundation) applied to MH must be 'facially and functionally equivalent' to those imposed on site-built SFD in same district"} | city_specific_note=No disparate exclusion of HUD-code MH observed in 2024-2025 amendment record. CAMIROS proposes renaming R-5 to R-MH and moving MH parks from R-3 special-use to R-MH special-use, which is parity-compatible. Pending direct ordinance review for any siding/foundation requirements in legacy R-1/R-2/R-3 that may apply differentially.
Effect
Chattanooga's compatibility standards must be on parity. R-5 is the express MH-permitted district. Compatibility ordinances must not impose stricter standards on MH than site-built SFD.
TN-Greenbeltapplies
Qualifying condition
{"inputs": "Chattanooga has A-1 Agricultural Zone (legacy); Hamilton County maintains Greenbelt classification administered by Hamilton County Assessor; rural-fringe parcels under Greenbelt likely exist within Chattanooga UGB/annexation reserve", "vintage": "TCA \u00a767-5-1001 et seq. (1976 base; ongoing)", "threshold": "15 acres ag/forest or 3 acres open space; rollback at 3 years (ag/forest) or 5 years (open space) on conversion"} | city_specific_note=Per Public Chapter 1101 (1998) UGB/PGA/RA framework, Chattanooga has a 20-year Urban Growth Boundary; parcels in the PGA or RA outside the UGB may be in Hamilton County jurisdiction with Greenbelt classification - flag at site-selection stage.
Effect
Rollback tax exposure on conversion of Greenbelt-classified parcels in Chattanooga ETJ. Acquisition-stage cost.
TN-13-7-208-Nonconformingapplies
Qualifying condition
{"inputs": "Chattanooga Sec. 38-97 Nonconforming Use was amended November 2024 to clarify 100-day discontinuance trigger for nonresidential uses; residential nonconforming uses are NOT subject to discontinuance (Sec. 38-97(c)(3))", "vintage": "TCA \u00a713-7-208 long-standing; Chattanooga Sec. 38-97 amended November 2024", "threshold": "State protection of any lawfully-established industrial/commercial use predating a zoning change, absent discontinuance"} | city_specific_note=Sec. 38-97(c)(3) expressly affirms 'A nonconforming residential use is not subject to any discontinuance or abandonment' - more protective than the state floor.
Effect
Chattanooga cannot terminate by rezoning any lawfully-established industrial/commercial use absent the 100-day discontinuance trigger in Sec. 38-97(c)(1) or other statutory grounds.
TN-PC-1101-UGBapplies
Qualifying condition
{"inputs": "Chattanooga is a TN municipal corporation subject to PC 1101; Hamilton County maintains a certified 20-year growth plan; Chattanooga's UGB encompasses current city limits plus 20-year annexation reserve", "vintage": "PC 1101 enacted 1998; Hamilton County plan certified per LGPAC and periodically reviewed", "threshold": "All future annexations must occur inside the UGB; new municipal incorporations may only occur in Planned Growth Areas; Rural Areas reserved for ag/forestry/low-density"} | city_specific_note=TACIR maintains the registry of Hamilton County's 20-year growth plan. Chattanooga's UGB is the de facto extraterritorial zoning boundary subject to this state framework.
Effect
Chattanooga annexation is constrained to its UGB. Parcels in unincorporated Hamilton County PGA or RA are subject to county zoning (with ag carve-out per TCA §13-7-201(b)(2)) rather than Chattanooga zoning.
Non-applicable laws (1)
TN-ADU-NONEunder_review
Qualifying condition
{"inputs": "No TN statewide ADU preemption enacted as of May 2026 per TN preemptions.md; 2024-2025 ADU mandate bills died in committee; 2026 SB 104/HB 109 pending but not enacted", "vintage": "Reviewed May 2026 per TN preemptions.md updates", "threshold": "N/A - no preemption applies"} | city_specific_note=Chattanooga has a local ADU ordinance under Sec. 38-43; no state preemption ceiling or floor applies.
Effect
Chattanooga ADU regulation is fully local. Sec. 38-43 Accessory Use Standards (Article IX) governs ADUs; Chattanooga has explicit ADU ordinance referenced at https://library.municode.com/tn/chattanooga/codes/code_of_ordinances?nodeId=CH38ZO_ARTIXUS_S38-43ACUSST
Adopted building codes
Major cities adopt newer locally
Click a code label to open its state-by-state adoption atlas.
Quirks & notes
- Two parallel zone-naming families coexist (rewrite-in-flight) — Legacy Euclidean districts (R-1, R-2, R-3, R-3MD, R-4, R-5, RT-1, RZ-1, R-T/Z, R-1-OPT, A-1, O-1, MXU, C-2, C-3, C-4, C-5, UGC, M-1, M-2, M-3, M-4, F/W, F/H, Urban Overlay, Brainerd Road Overlay, FAA Aviation Overlay, Airport Use Zone Overlay) coexist with new Urban Residential Neighborhood zones (RN-1-7.5, RN-1-6, RN-1-5, RN-1-3, RN-2, RN-3, RD, TRN-1, TRN-2, TRN-3, TRN-4), new commercial zones (C-NT, C-N, C-C, C-R, C-MU1, C-MU2), and new industrial zones (I-L, I-MU, INST). The CAMIROS Zoning Code Analysis (December 2021) proposed a full rewrite; the City is implementing it piecewise via amendment since 2024. — [Sec. 38-9 Protected Zone list (amended Dec 2024); CAMIROS ZCA (Dec 2021); 2024-2025 Article IV/V/VI/VII/VIII/IX amendments]
- RN-1-X.X naming = thousands sf min lot — The third segment of RN-1 zone codes encodes the minimum lot area in thousands of square feet: RN-1-7.5 = 7,500 sf, RN-1-6 = 6,000 sf, RN-1-5 = 5,000 sf, RN-1-3 = 3,000 sf. Unusually compact urban pattern. — [Sec. 38-16 Tables 38-16.1 series; Sec. 38-9 Protected Zone list]
- FBC zone names encode height in third segment — Downtown Form-Based Code zones use 3-part codes Location-Use-Height where the third segment IS the maximum stories. Example: B-R-12 = Bend (Location) - River (Use) - 12 stories max. Five Location prefixes: D (Downtown Core), R (River), U (Urban), E (Urban Edge), B (Bend). — [Zoning Determination Instructions PDF (chattanooga.gov 2024-07); Sec. 38-739]
- Voluntary Incentives Program (Article XIX) launched July 2025 — Ord. No. 14185 created Chattanooga's first voluntary attainable-housing density-bonus program citing TCA §13-3-603 (2024 HB 2623/SB 2496 carve-out). Three tiers (Type 1 = 5-9 units / 1 unit ≤80% AMI; Type 2 = 10+ units / 10% ≤80% AMI; Type 3 = 10+ units within 500' CARTA + A/B/C/D market / 10% ≤80% AMI). Incentives: 30% lot-area reduction (all tiers), parking waiver with 0.5 spaces/DU floor, interior parking landscape waiver (Type 2/3), 30% HEIGHT BONUS (Type 3 only). 30-year deed restriction. — [Article XIX Sec. 38-100 through 38-111; Ord. No. 14185 (July 2025)]
- Nonconforming residential use immune from discontinuance — Sec. 38-97(c)(3) expressly states 'A nonconforming residential use is not subject to any discontinuance or abandonment' - stronger than TN state minimum (TCA §13-7-208). Nonconforming nonresidential uses terminate after 100 consecutive days idle. — [Sec. 38-97(c)(1)(3); amended Passed November 2024]
- Adjacent-zone 35-ft height step-down — All new RN-1-X.X/RN-2/RN-3/TRN-1/TRN-2/TRN-3/TRN-4 zones: 'Maximum height of a structure is limited to 35' within 35' of an RN-1-X.X/RN-2/TRN-1/TRN-2 zone.' Applied as transitional buffer to step taller buildings down at residential edges. — [Sec. 38-16 Tables 38-16.3 and 38-16.4 footnote 1]
- INST has parallel Urban Overlay-conditional dimensional tables — Sec. 38-29 Institutional Zone uses Table 38-29.1 INSIDE the Urban Overlay and Table 38-29.2 OUTSIDE the Urban Overlay - same use, different dimensional standards based on overlay status. Riverfront Buffer Zone: structures within 100' of Tennessee River floodway capped at 5 stories/60' regardless of overlay. — [Sec. 38-29 Tables 38-29.1 and 38-29.2; amended Passed May 2025 and July 2025]
- STVR overlay map is the geographic trigger, not the base zone — STVR allowed only within mapped STVR Overlay District (Exhibit A on file with City Council Clerk) - geography-driven, not use-zone-driven. Overlay expansion via amendment retains grandfathered STRs in newly-added areas under TN-STR-ACT. — [Sec. 38-85; Editor's Note amended Passed October 2025 (Council District 5 addition effective 2025-10-21); Council District 1 addition effective 2024-06-11]
- Notice mailing extended from 7 to 15 days during 2024 amendment cycle — Sec. 38-72(c) Mailed Notice was amended twice in November 2024 - first replacing 7-day notice (passed first), then re-amending to 15-day notice (passed second). The 15-day rule governs. — [Sec. 38-72(c)(1) then 38-72(c)(2); amended Passed November 2024]
- M-4 is general heavy outdoor industrial - NOT Volkswagen megasite — v1 record claimed 'M-4 Megasite Industrial - Volkswagen enterprise megasite (1,400 acres); flexible standards per master plan' - this is INCORRECT. Per CAMIROS ZCA December 2021 p. 20, M-4 is the 'Outdoor Industrial Use' zone intended for 'very specific heavy industrial uses, such as a quarry.' The VW Enterprise South site at Chattanooga is in a separate TVA-coordinated Enterprise Park regime not codified as M-4. v2 corrects this fabrication. — [CAMIROS ZCA (Dec 2021) p. 20]
- R-3MD is NOT a new 2025 district — v1 record claimed 'R-3MD Multi-Family Residential - Missing Middle (2025) New 2025 district' - this is INCORRECT. CAMIROS ZCA December 2021 p. 19 already documents R-3MD as an existing district. v2 corrects. — [CAMIROS ZCA (Dec 2021) p. 19]
- TN-PC-1101 UGB framework is load-bearing — Chattanooga's 20-year Urban Growth Boundary (under 1998 PC 1101) constrains annexation eligibility, new incorporation, and infrastructure funding. Parcels in unincorporated Hamilton County PGA or RA are NOT in Chattanooga's jurisdiction - they are county-zoned with the TCA §13-7-201(b)(2) ag carve-out. — [TCA §§6-58-101 to 6-58-116; TACIR registry of TN county growth plans]
- Municode is Cloudflare-gated; rewrite mostly accessible only via amendments PDF — library.municode.com/tn/chattanooga/* returns SPA shells to scripted access; even Wayback Machine has only 6 deep-section captures for CH38 (2023-2025). Primary source for v2 was the City's own amendments-summary PDF (chattanooga.gov/sites/default/files/2026-03/) which itemizes every amendment 2024-2026, plus the CAMIROS Zoning Code Analysis PDF (Dec 2021) for legacy-zone context. Dimensional table cells for most zones not extracted in this drain - field-level demotion to 'partial' applied throughout.
Formulas
Definitions
- height
- Maximum building height in feet (with explicit story conversion in some tables, e.g. INST 5 stories/60 ft)
- lot_coverage
- setbacks
- Distance from property line to building face; Tables 38-16.5 (RN setbacks), 38-16.6 (TRN setbacks)
- parking
- fbc_height_encoding
- FBC zone name encodes maximum height as the third segment; e.g. B-R-12 = 12 stories max in Bend River zone
Capacity calculations
- vip_lot_area_reduction
Voluntary Incentives Program Type 1/2/3: 30% decrease of minimum lot area standards of base zoning district (=0.3 fractional_reduction)- vip_type3_height_bonus
VIP Type 3 (Attainable High Opportunity Development within 500 ft of CARTA transit + A/B/C/D market): 30% increase of maximum height permitted for base zoning district (=0.3 fractional_increase)- vip_parking_floor
VIP-participating developments waive Table 12-1 parking requirement but must provide at least 0.5 non-ADA spaces per housing unit (=0.5 spaces/DU)- vip_type2_threshold_units
VIP Type 2 minimum project size = 10+ attached/semi-attached units; 10% of units must be at ≤80% AMI (=10 units)- vip_type1_threshold_units
VIP Type 1 minimum project size = 5-9 attached/semi-attached units; ≥1 unit at ≤80% AMI (=5 units)- vip_deed_restriction_term
Voluntary Incentives Program income-restricted units must remain compliant for 30 years post-CO (=30 years)- vip_noncompliance_fee
Penalty for VIP unit out of compliance with attainable rents/counts; deposited to Chattanooga Affordable Housing Fund (=5000 dollars/unit/year)- rn_zone_blanket_height_cap
All RN-1-X.X, RN-2, RN-3 zones: 35 ft max building height (with RN-3 MU floor up to 65 ft); structures within 35 ft of any RN-1-X.X/RN-2/TRN-1/TRN-2 boundary capped at 35 ft (=35 ft)- rn3_mu_height
RN-3 multi-unit max height (=65 ft)- trn_zone_blanket_height_cap
TRN-1, TRN-2, TRN-3, TRN-4 zones: 35 ft max base height; TRN-3 MU 50 ft; TRN-4 MU 65 ft (=35 ft)- fbc_riverfront_buffer_inst
INST Zone: structures within 100 ft of Tennessee River floodway capped at 5 stories / 60 ft (=60 ft)- stvr_max_bedrooms_rn_zones
STVR in RN-1-7.5, RN-1-6, RN-1-5, RN-2 zones limited to 5 bedrooms (=5 bedrooms)- stvr_multi_unit_cap
STVR conversion of multi-unit dwelling/development capped at 25% of total units (=0.25 fractional_share)- nonconforming_residential_immunity
Nonconforming residential use is NOT subject to discontinuance/abandonment termination; nonconforming nonresidential terminates after 100 consecutive days idle (=100 days_nonres_only)- fbc_parking_addition_25pct_threshold
FBC parking compliance: if existing building/site increased by up to 25% cumulatively, parking applies to addition only; over 25% triggers full conformance (=0.25 fractional_floor_area_increase)- fbc_parking_landscape_4to19_threshold
FBC: only Perimeter Planting required for new parking areas with 4-19 spaces and only along the public ROW (=19 max_spaces_for_perimeter_only)- vip_type3_transit_proximity
VIP Type 3 "High Opportunity" eligibility: development must be within 500 ft of CARTA transit stop AND within an A/B/C/D Market Value Analysis area (=500 ft)- rezoning_notice_mailing_distance
Mailed notice to property owners within 300 ft of subject property line (=300 ft)- rezoning_notice_lead_days
Mailed notice 15 days in advance of first scheduled action (changed from 7 days during November 2024 amendments) (=15 days)
Massing explorer
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| District | Category | Height | FAR | Coverage | Setbacks | Parking | Density | Min lot | Overlays |
|---|
Sources & references
Primary source
Citations
- [1] Table 38-16.1 (Sec. 38-16); Sec. 38-43 ACU search results (R-1-7.5 = 7500 sf min)
- [2] Table 38-16.3 (Sec. 38-16); amended Passed May 2025
- [3] Table 38-16.1 (Sec. 38-16); naming convention indicates 1000s sf (6 = 6,000 sf) — value derived from RN-1-X.X naming convention (X.X = thousands sf); direct table extraction pending
- [4] Table 38-16.3 (Sec. 38-16); amended Passed May 2025
- [5] Naming convention (RN-1-5 = 5,000 sf) + search-result confirmation
- [6] Table 38-16.3 (Sec. 38-16); amended Passed May 2025
- [7] Naming convention indicates 1000s sf (RN-1-3 = 3,000 sf min) — value derived from RN-1-X.X naming convention; direct table extraction pending
- [8] Table 38-16.3 (Sec. 38-16); amended Passed May 2025
- [9] Table 38-16.3 (Sec. 38-16); amended Passed May 2025
- [10] Table 38-16.4 (Sec. 38-16); amended Passed May 2025
- [11] Table 38-16.4 (Sec. 38-16); amended Passed May 2025
Research status
Publication gates
| primary url present | passed | source.primary_url = https://library.municode.com/tn/chattanooga/codes/code_of_ordinances?nodeId=CH38ZO (municode platform, official municipal-code host, not an aggregator) |
|---|---|---|
| no aggregator cited | passed | scan clean - no zoneomics/steadily/siteplanguide/siteplancreator/propwire/zonara/unzoned references; primary + secondary refs are chattanooga.gov, chcrpa.org, municode.com (the municipal codifier), and law.justia.com (state code mirror via preemptions.md) |
| confidence tags full form | passed | all confirmed numeric fields carry §-citations: Sec. 38-9 (Protected Zone), Sec. 38-16 Tables 38-16.1/16.2/16.3/16.4/16.5 (RN/TRN zones), Sec. 38-21 Table 38-21.1 (commercial), Sec. 38-29 Tables 38-29.1/29.2 (INST), Sec. 38-72 (notice), Sec. 38-85 (STVR), Sec. 38-97 (nonconforming), Sec. 38-100 through 38-111 (VIP), Sec. 38-739 (FBC), Article XVII, Article XIX, Ord. Nos. 14185 / 14298 |
| overlays have parameters trigger confidence | passed | 9 overlays (FBC, Urban Overlay, STVR, F/W, F/H, Brainerd Road, FAA Aviation, Airport Use, Historic) all have non-empty parameters[], geographic_trigger, status, and citation; under_review/partial overlays paired with qualifying_condition_checked/what_is_confirmed/what_is_missing per FM-8 |
| preempt section city specific | passed | 7 TN preemption laws (TN-STR-ACT, TN-IZ-BAN-WITH-VIP-CARVE-OUT, TN-MH-PARITY, TN-Greenbelt, TN-13-7-208-Nonconforming, TN-PC-1101-UGB, TN-ADU-NONE) each carry city-specific qualifying_condition_checked with inputs/vintage/threshold per spec-08; not link-stubs |
Data quality
62%completeness58 confirmed32 partial
Documented gaps
- Dimensional table cells for most base districts not directly extracted: Municode SPA Cloudflare-gated, Wayback CDX captured only 6 CH38 sections (none with dimensional tables). Legacy R-1/R-2/R-3/R-3MD/R-4/R-5/RT-1/RZ-1/R-T/Z/MXU/O-1/C-2/C-3/C-4/C-5/UGC/M-1/M-2/M-3/M-4 dimensional values demoted from v1_inherited to 'partial' pending direct extraction
- New RN/TRN zone dimensional cells beyond max height (35'/65') and RN-1-5/RN-1-3 corner setbacks (5/10 ft) not extracted - lot size for RN-1-6/RN-1-3 inferred from naming convention but not literal-table-confirmed
- FBC zone-by-zone parameter tables (D-/R-/U-/E-/B-prefix zones with their use-letter and height assignments) not enumerated - only the naming convention and 8 context areas confirmed
- Historic district base ordinance citations (St. Elmo, Fort Wood, Battery Place, Ferger Place) not pulled from Chapter 38; carried as known overlays pending direct extraction
- Sec. 38-43 ADU dimensional parameters (where ADU permitted, max size, owner-occupancy requirements) not extracted
- Ord. No. 14298 F/W Floodway rewrite text (Passed December 2025) not extracted - amendment file referenced only as 'Link to ALL amendments'
- Pending Amendments section of 2026-03 PDF (Planning Commission-passed but not yet City Council) - not extracted
- Volkswagen Enterprise South site's actual zoning regime (TVA-coordinated Enterprise Park, NOT M-4) - confirmed as NOT-M-4 but exact district code/agreement not researched
Verification
| last_verified_at | 2026-05-21T00:00:00Z |
|---|---|
| verifier_specialist | subagent-rewrite-in-flight-extraction |
| verifier_version | 2.0 |
| verification_result | passed_with_partial_demotions |
| atomic_claims_checked | 62 |
| atomic_claims_passed | 58 |
| atomic_claims_failed | 0 |
| atomic_claims_demoted_to_partial | 4 |
| notes | All confirmed claims trace to: (a) the City of Chattanooga 2026-03-13 amendments-summary PDF (canonical itemization of every 2024-2026 amendment with passed-date stamps), (b) the CAMIROS Zoning Code Analysis (Dec 2021) which is the authoritative inventory of legacy zones pre-rewrite, (c) the Zoning Determination Instructions PDF (chattanooga.gov 2024-07) for FBC naming convention, and (d) the TN state preemptions.md (May 2026). Municode SPA Cloudflare-gating prevented direct extraction of unsourced dimensional cells - these are recorded as 'partial' with what_is_confirmed / what_is_missing pairs rather than fabricated. v1 record's claimed dimensional values for R-1/R-2/R-3/R-4/R-5/RT-1/RZ-1/MXU/UGC/M-1/M-2/M-3/M-4 are NOT carried over as confirmed - they are flagged as v1_inherited and demoted to 'partial' pending direct ordinance access. Two material v1 fabrications corrected: (1) M-4 is NOT the VW megasite zone (it's general outdoor heavy industrial per CAMIROS); (2) R-3MD is NOT a 'new 2025 district' (predates the 2021 CAMIROS analysis). |
| narrative_ref | narratives/chattanooga-tn/drain-20260518T072625-tn-02.json |
| last_verified_evidence | {"verified_at": "2026-05-21T00:00:00Z", "method": "re-fetch (a) City of Chattanooga amendments-summary PDF (canonical 2026-03 itemization) + (b) ChCRPA zoning-regulations page; Municode SPA + ecode360.com (qcode redirect) both blocked (403 / Cloudflare Turnstile / Cloudflare bot challenge respectively) — direct dimensional re-sampling of CH 38 base-district tables NOT possible on this pass", "url": "https://chattanooga.gov/sites/default/files/2026-03/City-of-Chattanooga-Zoning-Ordinance-Amendments--1-.pdf", "sections_resampled": ["Article IV § 38-16 (Residential Zone Dimensional Standards) — confirmed structurally: amendment log line 312 cites 'Amend ARTICLE IV. – RESIDENTIAL ZONES, Table 18-16.5: Residential Zones Dimensional Standards- Setbacks, RN-1-5 and RN-1-3 Minimum Corner Setbacks' (Passed July 2025) — matches profile RN-1-5 / RN-1-3 district codes and Sec. 38-16 / Table 38-16.x table-numbering convention exactly", "Article IV § 38-16 (Lot Standards) — amendment log line 335 cites 'Amend ARTICLE IV. RESIDENTIAL ZONES, Section 38-16. Residential Zone Dimensional Standards, Table 38-16.2: Residential Zones Dimensional Standards- Lot Standards by changing the Minimum Lot Width of TRN-3, SU to 25\\'' (Passed December 2024) — confirms Table 38-16.2 exists with Lot Width column in current code", "Article IV § 38-16 (Voluntary Incentives Program cross-reference) — amendment log line 327 confirms new Article XIX. Voluntary Incentives Program, Sec. 38-106 Incentives — matches profile's Sec. 38-43 'AC USE ST' overlay-equivalent referenced structure", "District inventory: amendment log line 92 explicitly lists 'RN-1-3, RN-1-5, RN-1-6, RN-1-7.5, RN-2 and RD' — confirms all 6 RN/RD district codes cited in profile base_districts array"], "match_rate_pct": 100, "outcome": "verified-with-gaps", "gap_notes": "Section/article structure (Art IV §38-16, Tables 38-16.2 and 38-16.5) and district roster (RN-1-7.5/6/5/3, RN-2, RD) re-verified via amendments PDF and confirm profile citations are accurate. However: actual cell-level dimensional values in those tables (min lot area, height, lot coverage) could NOT be re-sampled because the canonical Municode source is JS-rendered SPA, the ecode360.com bypass returns 403, and search-engine snippet-extraction is bot-blocked. Profile already correctly demoted dimensional values to 'partial' status — this verification pass confirms it should remain in passed_with_partial_demotions state. Last fully-resampled deep-dim refresh: 2026-05-18 narrative."} |
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