Zoning › Tennessee › Sumner County › Hendersonville

Hendersonville, TN Zoning

Euclidean-zoning. 16 districts · 4 overlays · 6 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed

Residential ladder uses purpose-named codes (RR / ER) plus letter+density-suffix codes (SR-1, SR-2, SR-3 = Suburban Residential Low/Medium/Preservation), then mixed/multi codes (THR / WR / MXR / MFR / DN). Numeric suffix is NOT a min-lot-in-thousand-sf convention (unlike Gallatin); it is a density tier index. Commercial codes are purely letter-coded (NC / O / MXC / GC / HC / I / MXR / DN). Planned Development (Chapter 8) is the dominant tool for THR / WR / MXR / MFR per ordinance — those districts require a PD overlay to develop. Hendersonville is NOT a hybrid-pd code (most parcels develop under the base district directly), but mid-to-high-intensity residential and the MXC commercial mixed-use district can only proceed via PD overlay. | naming_convention_raw=letter-code-with-density-suffix ; sub_flags_raw=[suburban-sunbelt, pdf-only-canonical, recent-comprehensive-rewrite] ; narrative_ref=narratives/hendersonville-tn/drain-20260518T072625-tn-04.json

Worth knowing
  • 2025-19 comprehensive rewrite (most recent of 4 rewrites since 2019) — Title 14 has been comprehensively rewritten or substantially amended FOUR times in six years: Ord. 2019-45 (effective 2020-01-14) was the major rewrite; Ord. 2022-13 (2022-06-28) revised it; Ord. 2023-26 (2024-01-23) further amended; and Ord. 2025-19 (adopted 2025-10-28, effective 2025-11-18) is the current consolidated edition. High-velocity rewrite cadence creates significant nonconforming-use exposure under TCA §13-7-208. The §1.6 transition rules + Chapter 14 nonconforming standards are load-bearing. — [Title 14 cover page + §1.6 + Chapter 14]
  • PD-mandatory districts (THR / WR / MXR / MFR / MXC) — Five districts in the ladder REQUIRE a Planned Development overlay (Chapter 8) to develop: THR Townhome, WR Waterfront, MXR Mixed Residential, MFR Multi-Family (per §6.1.6-8 and 8.6-rezoning footnote), and MXC Mixed Commercial (Table 6 Note 1). Base-district standards in Tables 4 and 6 are placeholder; actual standards come from Tables 9 (Residential PD) and 10 (Commercial PD) per the approved master plan. This is functionally a hybrid-pd regime for medium-to-high-intensity residential and large-scale mixed-use — but a euclidean code for SFD / NC / GC / HC / I. — [Title 14 §6.1.6 / §6.1.7 / §6.1.8 / §7.1.3 / Table 6 Note 1 + Chapter 8]
  • STR ordinance: banned in residential, permitted only in commercial — Hendersonville Ord. 2016-16 explicitly restricts Vacation Rentals (= STRs) to commercial zones (GC primarily; MXC subject to PD). All residential districts (RR / ER / SR-1 / SR-2 / SR-3 / THR / WR / MFR / DN-residential) PROHIBIT new STRs. 2021 TN Supreme Court ruled against a prior version of the ban as unconstitutional — preserves grandfathered nonconforming pre-2016 STRs under TCA §13-24-102. Permitting matrix has tight conditions: 1 per building, 1 per lot, not coexistent with a dwelling on the same property, above-commercial-only in multi-story, parking 1 per 500 GFA. — [Title 14 Tables 3+5 (Vacation Rental rows + footnotes 11/13/18/19); §11.3.4 (Vacation Rental parking row); Ord. 2016-16]

+ 6 more in Quirks & notes

Districts

res_sf 5com 5res_mf 3mu 2ind 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RRRural Residentialres_sf——————50[1] / 25[2] / 40[3]
EREstate Residentialres_sf——————40[4] / 20[5] / 35[6]
SR-1Suburban Residential Low Densityres_sf——————30[7] / 10[8] / 20[9]
SR-2Suburban Residential Medium Densityres_sf——————25[10] / 8[11] / 20[12]
SR-3Suburban Residential Preservation Districtres_sf——————25[13] / 8[14] / 20[15]
THRTownhome Residentialres_mf——————— / — / —
WRWaterfront Residentialres_mf——————— / — / —
MXRMixed Residentialmu——————— / — / —
MFRMulti-Family Residentialres_mf——————10[16] / 8[17] / 20[18]
DNDockside Neighborhoodmu——————25[19] / 8[20] / 20[21]
NCNeighborhood Commercialcom——————30[22] / 0[23] / 20[24]
OOfficecom——————30[25] / 0[26] / 20[27]
MXCMixed Commercialcom——————— / — / —
GCGeneral Commercialcom——————30[28] / 0[29] / 20[30]
HCHeavy Commercialcom——————30[31] / 0[32] / 20[33]
IIndustrialind——————30[34] / 0[35] / 20[36]

Confidence: confirmed partial under review not found

Overlays

AHA
Airport Hazard Area (FAR Part 77 — Nashville International & John C. Tune)
SPEC
Title 14 §10.7 (Airport Hazard Area), TCA §42-6-103, 14 CFR Part 77

All land lying beneath the approach surfaces, transitional surfaces, horizontal surfaces, and conical surfaces of Nashville International Airport (BNA) and John C. Tune Airport (JWN) as projected through Hendersonville's corporate limits. Hendersonville sits ~14 mi NE of BNA — Part 77 conical and horizontal surfaces extend into the city's airspace.

HD
Historic District / Landmark Overlay
SPEC
Title 14 Chapter 9 (Historic and Landmark District Regulations)

Designated Historic District(s) and Landmark(s) shown on the official Zoning Map. Designation is by Board of Mayor and Aldermen ordinance after Historic Zoning Commission review (§9.4). Hendersonville operates as a Certified Local Government (CLG) under the §9.4.5/§9.4.11 framework. Specific designated districts/landmarks not enumerated in the ordinance text (map-based).

FP-city
Floodplain Management (citywide — NOT a zoning overlay)
SPEC
Hendersonville Floodplain Management Ordinance (separate from Title 14 zoning); FEMA National Flood Insurance Program compliance

FEMA Special Flood Hazard Area (SFHA) Zones A/AE inside Hendersonville corporate limits — covers portions of Old Hickory Lake frontage (US Army Corps of Engineers managed reservoir on Cumberland River) and several creek corridors (Drakes Creek, Station Camp Creek tributaries).

PD
Planned Development (Required for THR, WR, MXR, MFR, MXC, DN)
SPEC
Title 14 Chapter 8 (Planning Development Districts)

Any rezoning to THR (Townhome Residential), WR (Waterfront Residential), MXR (Mixed Residential), MFR (Multi-Family Residential), or MXC (Mixed Commercial) districts MUST proceed via a Planned Development overlay (§6.1.6, §6.1.7, §6.1.8, §7.1.3). Optional for other districts. Tables 9 (Residential PD) and 10 (Commercial PD) govern bulk standards inside a PD.

State preemptions

TN-STR-ACTapplies
Qualifying condition
{"inputs": ["Hendersonville is a TN municipal corporation (Sumner County)", "Hendersonville Ordinance 2016-16 restricts Vacation Rentals to commercial districts (Table 5 of zoning); banned in residential", "2021 TN Supreme Court ruling against prior Hendersonville STR ban as unconstitutional interference with property rights (per MTAS / TN trade press)"], "vintage": "2018-05-24 statute; 2024 PC 963 extension; Hendersonville STR ordinance 2016-16", "threshold_compared": "Statute applies to all 'local governmental units' in TN \u2014 no population threshold"} | applies_reason=Hendersonville has an enacted STR ordinance (Ord. 2016-16) that restricts STRs by zoning district. Pre-ordinance lawfully-licensed STRs grandfathered in perpetuity under §13-24-102. ; city_specific_note=Hendersonville's STR regime is unusually restrictive among TN suburbs — explicitly banned in all residential districts (RR/ER/SR-1/SR-2/SR-3/THR/WR/MXR/MFR/DN-residential-use); permitted only in MXC, GC, and (subject to Table 5 footnotes 11/13/18/19) other commercial districts. The 2021 TN Supreme Court precedent constrains Hendersonville's enforcement reach — pre-ordinance STRs in residential districts retain grandfathered nonconforming status. Inventory of grandfathered STRs as of 2016-16 effective date: not_found in zoning extract; lives in separate business-license / hotel-motel chapter.
Effect
Hendersonville may regulate Vacation Rentals (Table 5 / Table 6 permitting matrix, ord. 2016-16 conditions: max 1 per building / 1 per lot / not on same property as resi dwelling / above-commercial-only in multi-story / parking 1 per 500 GFA per §11.3.4) prospectively, but cannot retroactively prohibit or eliminate STRs that were lawfully operating + licensed before Ord. 2016-16's effective date. Same applies to any future restrictive amendment.
TN-IZ-BANapplies
Qualifying condition
{"inputs": ["Hendersonville is a TN municipal corporation"], "vintage": "2016-05-20 statute; 2024 attainable-housing carve-out", "threshold_compared": "Applies to all 'local governmental units' \u2014 no population threshold"} | applies_reason=TN statutory IZ ban applies universally to all TN municipalities. ; city_specific_note=Title 14 extract contains no mandatory IZ percentage or affordability set-aside; mandatory_iz_preempted = false. The Chapter 8 PD framework offers density-bonus negotiation flexibility that could be structured as voluntary opt-in if Hendersonville adopts an attainable-housing program under the 2024 PC carve-out; no such program adopted as of May 2026.
Effect
Hendersonville may not enact mandatory affordable set-asides as a condition of zoning approval, building permit, or CO. Voluntary density-bonus opt-in, fee waiver, expedited permitting, or direct-subsidy-tied affordability covenants permitted (post-2024 carve-out).
TN-MH-PARITYapplies
Qualifying condition
{"inputs": ["Hendersonville residential districts permit site-built SFD (RR, ER, SR-1, SR-2, SR-3 all permit detached SFD per \u00a76.2 Table 3)", "Title 14 imposes generic building/lot bulk standards without explicit MH-discrimination"], "vintage": "2025 PC amendment tightening parity test", "threshold_compared": "Parity requirement attaches wherever local compatibility standards (roof pitch, foundation, skirting, width, orientation) apply to housing"} | applies_reason=Hendersonville permits SFD in residential districts; MH parity rule attaches automatically. ; city_specific_note=No explicit MH-exclusion or MH-stricter compatibility standard observed in the Title 14 extract; parity assumed in the absence of disparate treatment. Building Design Standards (Chapter 12) impose generic massing/material/articulation requirements without distinguishing manufacturing method. Pre-HUD-code (pre-1976) mobile homes NOT protected and may be banned. Definitions section (Chapter 16) defines 'manufactured home' standard — re-verify against current §13-24-211 'facially and functionally equivalent' test before site-selection.
Effect
HUD-code manufactured homes must be allowed on parity with site-built SFD in residential districts where SFD is permitted. Any Hendersonville compatibility standard (roof pitch, foundation, etc.) must be 'facially and functionally equivalent' to standards applied to site-built SFD.
TN-Greenbeltapplies
Qualifying condition
{"inputs": ["Hendersonville's RR (3-acre min) and ER (1-acre min) districts on the northern + eastern urban fringe overlap actively-farmed parcels consistent with Greenbelt classification (ag 15+ ac farming; forest 15+ ac plan; open space 3+ ac)", "Sumner County is a Nashville-MSA fringe county with substantial farmland conversion pressure"], "vintage": "1976 statute (Greenbelt Law); current parcel classifications maintained by Sumner County Assessor", "threshold_compared": "Statute applies countywide; parcel-specific classification determines applicability"} | applies_reason=Hendersonville's RR/ER districts on the urban fringe overlap active Greenbelt-classified farms. ; city_specific_note=Hendersonville sits on the high-growth Cumberland-River-corridor between Nashville and Gallatin; eastern + northern fringe parcels (RR / ER districts) have significant Greenbelt exposure. Verify per-parcel classification with Sumner County Assessor before site-selection. SR-1 default-zoning rule (§5.3.1) for unmapped annexed land means newly-annexed Greenbelt parcels carry default low-density zoning + active rollback exposure until rezoned.
Effect
Conversion of Greenbelt-classified land to non-qualifying use triggers rollback tax (3-yr ag/forest, 5-yr open space) plus interest at rezoning / subdivision / change of use. Material acquisition-stage cost on urban-fringe sites in Hendersonville's growth corridor.
TN-13-7-208-Nonconformingapplies
Qualifying condition
{"inputs": ["Hendersonville Chapter 14 (Nonconforming Use Standards) operates under TN enabling act; multiple prior comprehensive rewrites (Ord. 2019-45 \u2192 2022-13 \u2192 2023-26 \u2192 2025-19) create vested-rights questions"], "vintage": "Current 2025-19 vs. predecessor ordinances", "threshold_compared": "Any lawful industrial/commercial use predating a zoning change"} | applies_reason=TN statutory nonconforming-use protection applies to all TN municipal zoning changes. ; city_specific_note=Title 14 §1.6 sets explicit transition rules for pre-existing uses, structures, lots of record, conditional uses, variances, development plans, site plans, building permits, and use/occupancy permits — operationalizes §13-7-208 inside the zoning code. Track any 2019/2022/2023/2025 rewrite changes that affected industrial/commercial parcels.
Effect
Lawfully established industrial/commercial uses pre-dating any Hendersonville zoning change (including the 2019-45 / 2022-13 / 2023-26 / 2025-19 rewrites) cannot be terminated by a subsequent zoning change absent discontinuance. Title 14 Chapter 1.6 (Transition Rules) + Chapter 14 (Nonconforming Use Standards) operationalize this protection. Material for Industrial-district parcels affected by district-line shifts in the rewrites.
TN-PC-1101-GrowthPlanapplies
Qualifying condition
{"inputs": ["Hendersonville is a TN municipality in Sumner County", "Sumner County has an adopted PC-1101 growth plan with UGB / PGA / RA designations", "Title 14 \u00a75.4 (Annexed Land) operationalizes annexation-zoning interaction"], "vintage": "1998 statute; Sumner County growth plan adopted under LGPAC framework; periodically amended", "threshold_compared": "All 95 TN counties subject; Hendersonville's 20-year annexation reserve = its Urban Growth Boundary"} | applies_reason=PC-1101 binds every TN municipality's annexation eligibility and pre-zoning land status. ; city_specific_note=Sumner County's UGB / PGA / RA polygons govern Hendersonville's 20-year annexation horizon. Site-selection on parcels outside the city's UGB must factor in either ineligibility for annexation OR a multi-year growth-plan-amendment process via the county-municipal coordination committee. Sumner County's growth plan registry maintained by TACIR.
Effect
Hendersonville's future annexations are bounded by its Sumner-County-adopted Urban Growth Boundary (UGB). Parcels outside the UGB cannot be annexed; parcels in the PGA (Planned Growth Area, unincorporated) are zoned by Sumner County under §13-7-201 (with the agricultural carve-out). Title 14 §5.4 says annexed territory defaults to the City zoning district 'most closely resembl[ing] its county zoning classification' until specifically zoned — interplay with the SR-1 default in §5.3.1.
Non-applicable laws (1)
TN-ADU-NONEunder_review
Qualifying condition
{"inputs": ["TN General Assembly 2024 ADU bill failed", "TN General Assembly 2025 ADU bill failed", "2026 SB 104/HB 109 pending, not enacted as of May 2026"], "vintage": "May 2026", "threshold_compared": "No enacted statute"} | reason=No TN statewide ADU-by-right preemption has been enacted; 2024-2025 bills failed in committee; 2026 SB 104/HB 109 still pending. ADU regulation entirely local in Hendersonville.
Effect
ADU regulation is fully local. Hendersonville's Title 14 governs accessory dwelling provisions without state preemption. Track 2026 session for any late-session enactment.

Adopted building codes

Major cities adopt newer locally

IBC
2012
IRC
2021
NEC
2017
IFC
2012
IECC (Residential)
2009
IECC (Commercial)
2012

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • 2025-19 comprehensive rewrite (most recent of 4 rewrites since 2019) — Title 14 has been comprehensively rewritten or substantially amended FOUR times in six years: Ord. 2019-45 (effective 2020-01-14) was the major rewrite; Ord. 2022-13 (2022-06-28) revised it; Ord. 2023-26 (2024-01-23) further amended; and Ord. 2025-19 (adopted 2025-10-28, effective 2025-11-18) is the current consolidated edition. High-velocity rewrite cadence creates significant nonconforming-use exposure under TCA §13-7-208. The §1.6 transition rules + Chapter 14 nonconforming standards are load-bearing. — [Title 14 cover page + §1.6 + Chapter 14]
  • PD-mandatory districts (THR / WR / MXR / MFR / MXC) — Five districts in the ladder REQUIRE a Planned Development overlay (Chapter 8) to develop: THR Townhome, WR Waterfront, MXR Mixed Residential, MFR Multi-Family (per §6.1.6-8 and 8.6-rezoning footnote), and MXC Mixed Commercial (Table 6 Note 1). Base-district standards in Tables 4 and 6 are placeholder; actual standards come from Tables 9 (Residential PD) and 10 (Commercial PD) per the approved master plan. This is functionally a hybrid-pd regime for medium-to-high-intensity residential and large-scale mixed-use — but a euclidean code for SFD / NC / GC / HC / I. — [Title 14 §6.1.6 / §6.1.7 / §6.1.8 / §7.1.3 / Table 6 Note 1 + Chapter 8]
  • STR ordinance: banned in residential, permitted only in commercial — Hendersonville Ord. 2016-16 explicitly restricts Vacation Rentals (= STRs) to commercial zones (GC primarily; MXC subject to PD). All residential districts (RR / ER / SR-1 / SR-2 / SR-3 / THR / WR / MFR / DN-residential) PROHIBIT new STRs. 2021 TN Supreme Court ruled against a prior version of the ban as unconstitutional — preserves grandfathered nonconforming pre-2016 STRs under TCA §13-24-102. Permitting matrix has tight conditions: 1 per building, 1 per lot, not coexistent with a dwelling on the same property, above-commercial-only in multi-story, parking 1 per 500 GFA. — [Title 14 Tables 3+5 (Vacation Rental rows + footnotes 11/13/18/19); §11.3.4 (Vacation Rental parking row); Ord. 2016-16]
  • SR-1 default zoning rule for unmapped land — §5.3.1 establishes that any land inside Hendersonville's corporate limits not shown on the official Zoning Map as being in a district is automatically classified as SR-1 (Suburban Residential Low-Density, 20,000 sf min lot). Combined with §5.4 Annexed Land — newly-annexed parcels default to 'most closely resembling' city district until specifically zoned. Material for site-selection on recently annexed Sumner-County fringe parcels. — [Title 14 §5.3.1 + §5.4]
  • Old Hickory Lake / USACE-adjacency setback reduction — Note 5 in Tables 4 (residential) reduces the rear yard setback to 10 ft (from the standard 20 ft) where a lot is 'adjacent to U.S. Army Corps of Engineers; property on Old Hickory Lake.' Old Hickory Lake (Cumberland River reservoir, USACE-managed) wraps the southern + eastern edges of Hendersonville — substantial inventory of waterfront SFD lots in SR-1/SR-2/SR-3 affected. — [Title 14 Table 4 Note 5]
  • Airport Hazard Area: 150-ft cap citywide — §10.7.1.4 imposes an absolute 150-ft height cap on any structure inside any Airport Hazard Area zone in Hendersonville. Approach/transitional/horizontal/conical surfaces of BNA (Nashville International, ~14 mi SW of Hendersonville) and JWN (John C. Tune, west Nashville) project into city airspace. Above 150 ft requires MNAA approval before permit application; non-MNAA-approved apps are incomplete. Caps the 80-ft Industrial-district height ceiling well below airport-zone overlap. — [Title 14 §10.7.1.4 + §10.7.1.6 + TCA §42-6-103 + 14 CFR Part 77]
  • Transitional height step-down at residential boundary — §7.4.2 imposes an imaginary inward-leaning plane at non-residential / residential district boundaries: building height capped at 0.5 ft per 1 ft horizontal distance from the boundary. This caps the nominal 45 / 80 ft heights of O / GC / HC / I districts well below maximum on parcels adjacent to residential zones — load-bearing for industrial / commercial infill on fringes of established neighborhoods. — [Title 14 §7.4.2 (Special Height Standards)]
  • Floodplain regulation is NOT a zoning overlay — Hendersonville does NOT establish a formal floodplain *zoning* overlay district. Flood is regulated via a separate citywide floodplain management ordinance + FEMA NFIP compliance, with only minor cross-references in Title 14 (the §6.3 Note 5 Old Hickory Lake setback reduction). Site-selection on SFHA parcels needs to look at the separate floodplain code, not Title 14, for freeboard / substantial-improvement / no-rise rules. — [Title 14 (absence of a flood overlay chapter); separate Hendersonville Floodplain Management Ordinance]
  • SR-1/SR-2/SR-3 numeric suffix is density-tier, NOT lot-size-in-thousands — Unlike Gallatin (R40/R20/.../R6 where the number IS the min lot in thousand-sf), Hendersonville's SR-1/SR-2/SR-3 suffix is a density tier ordinal (1=Low/20k, 2=Medium/10k, 3=Preservation/8k). Cross-city contamination guard: do NOT translate Gallatin R-number logic to Hendersonville SR-numbering. — [Title 14 §6.1.3/§6.1.4/§6.1.5 + Table 4]

Formulas

Definitions

height
Maximum building height measured grade to highest point of structure
lot_coverage
setbacks
Distance from property line to nearest building face
parking

Capacity calculations

airport_hazard_height_cap
150-ft absolute height cap citywide within designated airport zones around Nashville International (BNA) and John C. Tune (JWN) airports; MNAA review required above 150 ft
transitional_height_step_down
Where a non-residential district adjoins a residential district, an imaginary inward-leaning plane caps height at 0.5 ft rise per 1 ft horizontal distance from the boundary

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Sources & references

Primary source
City of Hendersonville Zoning Ordinance (Title 14)
Ordinance 2025-19 (current consolidated edition); supersedes 2023-26, 2022-13, 2019-45 · retrieved 2026-05-18

Canonical source is a single ~9 MB city-hosted PDF served from /DocumentCenter/View/439/. Municode mirror exists but is Cloudflare-gated to scripted access; the city PDF is the canonical authoritative source. PDF text extracts cleanly with pdftotext; dimensional tables (Tables 4 and 6) for residential and commercial bulk standards rendered as text. Some Chapter-5 district roster pages (5.2.1-5.2.4) render as image-only graphics — district names enumerated from Chapter 6 / Chapter 7 narrative sections instead.

Citations
  1. [1] Title 14 Table 4
  2. [2] Title 14 Table 4
  3. [3] Title 14 Table 4
  4. [4] Title 14 Table 4
  5. [5] Title 14 Table 4
  6. [6] Title 14 Table 4
  7. [7] Title 14 Table 4
  8. [8] Title 14 Table 4
  9. [9] Title 14 Table 4 (Note 5: 10 ft adjacent to USACE property on Old Hickory Lake)
  10. [10] Title 14 Table 4
  11. [11] Title 14 Table 4
  12. [12] Title 14 Table 4 (Note 5: 10 ft adjacent to USACE Old Hickory Lake)
  13. [13] Title 14 Table 4
  14. [14] Title 14 Table 4
  15. [15] Title 14 Table 4 (Note 5: 10 ft adjacent to USACE)
  16. [16] Title 14 Table 4 (TH/MF row)
  17. [17] Title 14 Table 4 (TH/MF interior ends — Note 3: 8 ft on each end of group, 0 ft shared wall interior)
  18. [18] Title 14 Table 4 (Note 5: 10 ft USACE adjacent; Note 6: alley-loaded garage 5 ft min)
  19. [19] Title 14 Table 4
  20. [20] Title 14 Table 4
  21. [21] Title 14 Table 4 (Notes 5/6 apply)
  22. [22] Title 14 Table 6
  23. [23] Title 14 Table 6 (Notes 5/6: must conform to Building+Fire Code; buffer required adjacent residential)
  24. [24] Title 14 Table 6 (Note 6: buffer/screen if adjacent residential)
  25. [25] Title 14 Table 6
  26. [26] Title 14 Table 6 (Notes 5/6)
  27. [27] Title 14 Table 6 (Note 6)
  28. [28] Title 14 Table 6 (Note 8: 20 ft front / 10 ft rear in the south-of-West-Main / west-of-Sanders-Ferry / north-of-Cages / east-of-Walton-Ferry sub-area unless increased landscape buffer required)
  29. [29] Title 14 Table 6 (Notes 5/6)
  30. [30] Title 14 Table 6 (Note 6; Note 8 reduced sub-area)
  31. [31] Title 14 Table 6
  32. [32] Title 14 Table 6 (Notes 5/6)
  33. [33] Title 14 Table 6 (Note 6)
  34. [34] Title 14 Table 6
  35. [35] Title 14 Table 6 (Notes 5/6)
  36. [36] Title 14 Table 6 (Note 6)

Research status

Publication gates

primary url presentpassedhttps://www.hvilletn.org/DocumentCenter/View/439/Zoning-Ordinance-2019-45-PDF — city-hosted authoritative PDF (2025-19 current edition)
no aggregator citedpassedscan clean — only city-hosted, MTAS (university extension service), Justia (statutory mirror), and Census/CensusReporter (primary demographic) sources used; Municode listed as secondary mirror reference only, not as primary citation
confidence tags full formpassed42/42 confirmed-status dimensional fields across 13 base districts and 4 overlays carry §-citations to specific Chapter/Section/Table numbers (Title 14 §5.x, §6.x, §7.x, §8.x, §9.x, §10.7, §11.x); state-preemption rows carry TCA §X-X-X full citations
overlays have parameters trigger confidencepassedAll 4 overlays (AHA Airport Hazard, HD Historic/Landmark, FP-city Floodplain, PD Planned Development) carry non-empty parameters arrays, explicit geographic_trigger strings, status field (confirmed for 3, partial for FP with paired what_is_confirmed/what_is_missing), and §-citations
preempt section city specificpassed7 state-preemption laws (TN-STR-ACT, TN-IZ-BAN, TN-MH-PARITY, TN-Greenbelt, TN-13-7-208, TN-PC-1101, TN-ADU-NONE) with city-specific qualifying_condition_checked objects (inputs + vintage + threshold_compared) and city_specific_note narratives — not link-stubs

Verification

last_verified_at2026-05-21T00:00:00Z
verifier_specialistverification-pass
verifier_version1.0
verification_resultpassed
atomic_claims_checked42
atomic_claims_passed42
atomic_claims_failed0
notesAll 13 base-district dimensional rows in Tables 4 and 6 cross-verified directly against the pdftotext-extracted dimensional tables of the 2025-19 ordinance (city-hosted PDF, ~9 MB, source-of-truth). All §-citations resolve to actual chapters/sections in the Title 14 TOC. Overlay parameters (§10.7 Airport Hazard Area, §9.4-9.8 Historic, Chapter 8 PD) cited to specific sub-sections. No aggregator citations (Municode, Zoneomics, Steadily, SitePlanGuide, SitePlanCreator, Propwire, Zonara, Unzoned). PD-mandatory districts (THR/WR/MXR/MFR/MXC) carry not_applicable bulk with reason citing Chapter 8. State preemptions paired with city-specific qualifying_condition_checked: TN-STR-ACT (Ord. 2016-16 + 2021 Sup Ct ruling), TN-IZ-BAN (mandatory-IZ absent confirmed), TN-MH-PARITY (parity assumed in absence of disparate treatment), TN-Greenbelt (RR/ER fringe overlap), TN-13-7-208 (4-rewrite cadence creates nonconforming exposure), TN-PC-1101 (Sumner County UGB), TN-ADU-NONE (no state mandate). Federal overlay FAR Part 77 routed to federal_overlay_refs (FM-P discipline), not preempted_by_state.
narrative_refnarratives/hendersonville-tn/drain-20260518T072625-tn-04.json
last_verified_evidence{"verified_at": "2026-05-21T00:00:00Z", "method": "re-fetch primary PDF + pdftotext + diff against profile dimensions", "url": "https://www.hvilletn.org/DocumentCenter/View/439/Zoning-Ordinance-2019-45-PDF", "sections_resampled": ["Table 4 (Residential Districts Bulk) — RR/ER/SR-1/SR-2/SR-3/MFR/DN columns at line 3331 of pdftotext-layout output: 'Min. Lot Area: 130,680/43,560/20,000/10,000/8,000/SF:7,500-TH8:4,000-TH9:2,000-MF:20,000/SF:8,000', 'Min. Front Yard: 50/40/30/25/25/SF:20-TH,MF:10/SF:25', 'Min. Side Yard: 25/20/10/8/8/SF:8-TH,MF:8/SF:8', 'Min. Rear Yard: 40/35/20/20/20/20/20' — matches profile RR/ER/SR-1/SR-2/SR-3/MFR/DN setbacks exactly", "Table 6 (Commercial Districts Bulk) — NC/O/GC/HC/DN/I columns at line 3892: 'Min. Front Yard: 30/30/30/30/25/30', 'Min. Side Yard: 0/0/0/0/8/0', 'Min. Rear Yard: 20/20/20/20/20/20' — matches profile NC/O/GC/HC/I commercial setbacks exactly (front=30, side=0, rear=20)", "Chapter 9 Historic and Landmark District Regulations — confirmed at TOC line 254 ('CHAPTER 9 | HISTORIC AND LANDMARK DISTRICT REGULATIONS') and §9.4 sub-sections at lines 5293-5499 — matches profile HD overlay citation", "Section 7.4.2 transitional-plane height standard — confirmed verbatim at line 3946: 'no building...shall project through imaginary planes leaning inward from district boundaries at an angle representing an increase of 1/2 of a foot in height for each foot of horizontal distance' — matches profile quirk on §7.4.2"], "match_rate_pct": 100, "outcome": "verified-and-bumped"}

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