Zoning › Tennessee › Knox County › Knoxville

Knoxville, TN Zoning

Euclidean-zoning. 29 districts · 7 overlays · 6 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed

Recode Knoxville replaced the prior 1962-era Chapter 16 ordinance effective 2020-01-01. The new code consolidates 27+ legacy districts into ~22 base districts plus form-based CU/SW and 6 overlays. EN preserves pre-1950 large-lot neighborhoods; RN-1..RN-7 ladder represents SF-large -> townhouse/MF. C-G/C-H/C-R use numeric suffix as form intensity tier (1=lowest, 3=highest). DK Downtown Knoxville uses subdistricts (DK-A through DK-W, etc.) rather than uniform standards. CU Cumberland Avenue and SW South Waterfront are full form-based-code districts in Article 7 with subdistricts. | naming_convention_raw=use-type-index plus modifier: EN/RN-#/C-N/C-G-#/C-H-#/C-R-#/O/OP/DK/I-MU/I-RD/I-G/I-H/CU/SW + overlays (H, NC, IH, TO-1, HP, F). RN-# number is intensity index (not lot size, not du/ac). C-G-#, C-H-#, C-R-# numerals are form-intensity tiers within same use family. ; sub_flags_raw=[modern-rewrite-2020, form-based-subset] ; narrative_ref=narratives/knoxville-tn/drain-20260518T072625-tn-05.json

Worth knowing
  • Recode Knoxville 2020 - clean-slate rewrite — Effective 2020-01-01, Recode Knoxville (Ord. O-281-2019) replaced the 1962-era Chapter 16 ordinance with a modern context-sensitive code. Pre-2020 v1 profile district codes (R-1A, R-1E, R-2, R-3, R-4, O-1/2/3, C-1 through C-7, C-G, I-2/3/4) are LEGACY and do not exist under Recode - replaced by EN/RN-1..RN-7, O/OP/DK, C-N/C-G-#/C-H-#/C-R-#, I-MU/I-RD/I-G/I-H, plus form-based CU/SW. — [Ord. O-281-2019 (adopted 2019-08-13, effective 2020-01-01); Appendix B Article 3]
  • Blockface-average front setback (RN-1 through RN-6) — Front setback in RN-1 through RN-6 is the lesser of a fixed value (10', 20', or 25' depending on district) OR the average of the blockface. This is context-sensitive: in older neighborhoods with shallow lots, the existing pattern controls. EN uses '+/- 10' of average of blockface' with a 40' floor. — [Appendix B Article 4 Table 4-1 front setback rows]
  • 20,000 sf min for non-sewered residential lots — All residential lots not served by sanitary sewer must be >= 20,000 sf, overriding district minimum if smaller. If district min > 20,000 sf (only EN at 22,000 sf), district min controls. — [Appendix B Article 4 §4.3.B]

+ 14 more in Quirks & notes

Districts

com 8res_mf 5ind 4spec 4res_sf 3mu 3off 2
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
ENEstablished Residential Neighborhood Districtres_sf22,000 sf[4]35 ft[5]25[6]———40[1] / —[2] / 25[3]
RN-1Single-Family Residential Neighborhood Districtres_sf10,000 sf[10]35 ft[11]30[12]———25[7] / —[8] / 25[9]
RN-2Single-Family Residential Neighborhood District (smaller-lot)res_sf5,000 sf[16]35 ft[17]30[18]———10[13] / —[14] / 25[15]
RN-3General Residential Neighborhood District (low-density mixed)res_mf5,000 sf[22]35 ft[23]35[24]———10[19] / —[20] / 25[21]
RN-4General Residential Neighborhood District (mixed residential)res_mf5,000 sf[28][{'building_type': 'SF/2F/TH', 'v': 35, 'c': 'Appendix B Article 4 Table 4-1 (RN-4)'}, {'building_type': 'MF', 'v': 45, 'c': "Appendix B Article 4 Table 4-1 (RN-4; MF 45' unless adjacent to SFD, then 35')"}] ft35[29]———10[25] / —[26] / 25[27]
RN-5General Residential Neighborhood District (heterogeneous mix)res_mf5,000 sf[33]35 ft[34]35[35]———25[30] / —[31] / 25[32]
RN-6Multi-Family Residential Neighborhood Districtres_mf5,000 sf[37][{'building_type': 'SF/2F/TH', 'v': 35, 'c': 'Appendix B Article 4 Table 4-1 (RN-6)'}, {'building_type': 'MF', 'v': 65, 'c': 'Appendix B Article 4 Table 4-1 (RN-6)'}] ft40[38]———[{'building_type': "Structures <=35' tall", 'v': 25, 'c': "Appendix B Article 4 Table 4-1 (RN-6: 25' or average of blockface whichever is less)"}, {'building_type': "Structures >35' tall", 'v': 35, 'c': "Appendix B Article 4 Table 4-1 (RN-6: structures over 35' = 35' front)"}] / —[36] / [{'building_type': "Structures <=35' tall", 'v': 25, 'c': 'Appendix B Article 4 Table 4-1 (RN-6)'}, {'building_type': "Structures >35' tall", 'v': 30, 'c': 'Appendix B Article 4 Table 4-1 (RN-6)'}]
RN-7Multi-Family Residential Neighborhood District (most intense)res_mf700 sf[41][{'building_type': 'TH', 'v': 35, 'c': 'Appendix B Article 4 Table 4-1 (RN-7)'}, {'building_type': 'MF', 'v': 65, 'c': 'Appendix B Article 4 Table 4-1 (RN-7)'}] ft50[42]———[{'building_type': 'TH', 'v': 25, 'c': "Appendix B Article 4 Table 4-1 (RN-7: TH 25' or average of blockface whichever is less)"}, {'building_type': 'MF', 'v': 35, 'c': "Appendix B Article 4 Table 4-1 (RN-7: MF 35'; reducible to 25' if no surface parking in front setback)"}] / —[39] / 30[40]
C-NNeighborhood Commercial Districtcom—45 ft[46]————0[43] / —[44] / —[45]
C-G-1General Commercial District (low intensity)com—45 ft[50]————0[47] / —[48] / —[49]
C-G-2General Commercial District (mid intensity, build-to)com—70 ft[54]————0[51] / —[52] / —[53]
C-G-3General Commercial District (high intensity, build-to)com——————0[55] / —[56] / —[57]
C-H-1Highway Commercial District (low intensity)com10,000 sf[61]45 ft[62]————20[58] / —[59] / —[60]
C-H-2Highway Commercial District (high intensity)com10,000 sf[66]70 ft[67]————20[63] / —[64] / —[65]
C-R-1Regional Commercial District (low intensity)com15,000 sf[71]50 ft[72]————20[68] / —[69] / —[70]
C-R-2Regional Commercial District (high intensity)com15,000 sf[76]70 ft[77]————20[73] / —[74] / —[75]
OOffice Districtoff10,000 sf[81]45 ft[82]————15[78] / —[79] / —[80]
OPOffice Park Districtoff20,000 sf[86]50 ft[87]————25[83] / —[84] / —[85]
DKDowntown Knoxville District (multi-subdistrict)mu——————— / — / —
I-MUIndustrial Mixed-Use Districtind—50 ft[91]————0[88] / —[89] / 15[90]
I-RDResearch and Development Districtind87,120 sf[95]90 ft[96]————50[92] / 40[93] / 30[94]
I-GGeneral Industrial Districtind10,000 sf[100]50 ft[101]————25[97] / —[98] / —[99]
I-HHeavy Industrial Districtind10,000 sf[105]50 ft[106]————25[102] / —[103] / —[104]
CUCumberland Avenue Form-Based Districtmu——————— / — / —
SWSouth Waterfront Form-Based Districtmu——————— / — / —
AGGeneral Agricultural Districtspec217,800 sf[110]35 ft[111]————35[107] / 35[108] / 35[109]
INSTInstitutional Districtspec20,000 sf[115]120 ft[116]————20[112] / —[113] / —[114]
OSParks and Open Space Districtspec—35 ft[120]30[121]———20[117] / —[118] / —[119]
NANatural Areas Districtspec43,560 sf[125]35 ft[126]————50[122] / 25[123] / —[124]

Confidence: confirmed partial under review not found

Overlays

H
Historic Overlay Zoning District
SPEC
Appendix B, Article 8, §8.5

Geographically definable areas with significant concentration of sites/buildings of historical or architectural significance, designated by City Council on recommendation of Historic Zoning Commission (HZC) and Metropolitan Knoxville-Knox County Planning Commission per the 5 selection criteria of §8.5.E. Designated districts include Fort Sanders, Old North Knoxville, Mechanicsville, Edgewood-Park City, Fourth & Gill, and others on the Knoxville Historic Register.

NC
Neighborhood Conservation Overlay Zoning District
SPEC
Appendix B, Article 8, §8.6

Geographically definable areas with unifying built-environment characteristics, where general pattern of development (streets, lots, buildings) was established prior to 1950. Minimum 10 acres (less permitted if abutting existing NC Overlay). Designated by City Council on recommendation of HZC and Metropolitan Planning Commission.

IH
Infill Housing Overlay Zoning District
SPEC
Appendix B, Article 8, §8.7

Geographically definable areas in neighborhoods where houses and streets were generally established prior to 1950, with similar lot sizes/housing patterns/physical features. Minimum 10 acres (less permitted if abutting existing IH Overlay). Initiated by City Council, Mayor, owner, or majority of owners (51% petition allowed).

TO-1
Technology Park Overlay Zoning District (Tennessee Technology Corridor)
SPEC
Appendix B, Article 8, §8.8

Tennessee Technology Corridor area of the City of Knoxville (Pellissippi Parkway corridor and adjacent properties), as defined by Private Chapter No. 148, Senate Bill No. 1230 of the Private Acts of 1983.

HP
Hillside Protection Overlay Zoning District
SPEC
Appendix B, Article 8, §8.9

All lots within the HP Overlay District mapped boundaries (steep-slope areas of City). Existing single-family homes and existing lots of record for SFD as of effective date (2020-01-01) are exempt from density caps but still subject to maximum land-disturbance limitation.

F
Floodplain Overlay Zoning District
SPEC
Appendix B, Article 8, §8.10

Properties identified by FEMA as within Special Flood Hazard Areas (SFHA) per current Flood Insurance Rate Maps (FIRMs) for the City of Knoxville.

AICUZ-MCG
McGhee Tyson Air National Guard Base AICUZ / Part 77
SPEC
N/A in Appendix B; federal-overlay reference

Knoxville is ~12 mi NE of McGhee Tyson Air National Guard Base (KTYS/Knoxville-McGhee Tyson Airport, also a 134th Air Refueling Wing facility). DoD AICUZ 65 DNL contours and FAA Part 77 surfaces extend into south Knox County and southern reaches of the City of Knoxville.

State preemptions

TN-STR-ACTapplies
Qualifying condition
{"inputs": "Knoxville is a TN home-rule municipality (population 190,740, incorporated 1815, Knox County). Knoxville has a local STR ordinance (City Code Chapter 16, Article XV - Short Term Rental Unit Ordinance) effective January 2018, with Type 1 (owner-occupied residential) and Type 2 (non-owner-occupied, residential or non-residential) permits.", "vintage": "State statute enacted May 2018 (2018 PC 814), grandfathering protections apply to STRs lawfully operating before May 2018. Knoxville's local ordinance effective January 2018 (pre-state-statute). 2024 PC 963 extension affirmed Anderson v. Metro Nashville holding statewide. 2025 SB 0891/HB 0838 clarified property-tax classification.", "threshold": "Statute applies to all 'local governmental units' in TN - Knoxville qualifies as a municipal corporation. No population threshold. Grandfathering bars retroactive prohibition of STRs lawfully operating before any restricting ordinance."} | city_specific_note=Knoxville Code Chapter 16 Article XV codifies the local STR ordinance with Type 1 (owner-occupied) and Type 2 (non-owner-occupied) permit tracks. Type 2 in residential zones limited; Type 1 broadly permitted with permit. Local ordinance is structured as prospective regulation - consistent with §13-24-102 grandfathering immunity for any pre-effective-date lawful STRs.
Effect
Knoxville may not retroactively prohibit pre-existing lawfully operating STRs (those operating before January 2018 ordinance, or any future restricting ordinance amendment). Pre-ordinance STRs grandfathered in perpetuity. Knoxville may regulate prospectively (registration, permitting via Type 1/Type 2 system, occupancy limits, noise, parking, hotel/occupancy tax collection). 2024 PC 963 bars functional-denial regimes (e.g. fee structures that effectively eliminate grandfathered operation).
TN-IZ-BANapplies
Qualifying condition
{"inputs": "Knoxville is a TN municipal corporation; statute applies to all 'local governmental units'. Knoxville is one of the cities specifically identified in TN preemption MD as 'evaluating' voluntary IZ programs in the wake of 2024 HB 2623/SB 2496.", "vintage": "Statute enacted May 2016 (2016 PC 1018). 2024 HB 2623/SB 2496 clarified that voluntary attainable-housing incentive programs are NOT preempted.", "threshold": "Statute applies to all TN local governmental units regardless of population. Knoxville qualifies."} | city_specific_note=Recode Knoxville (Appendix B) contains no mandatory inclusionary zoning provision in extracted text. mandatory_iz_preempted = false. Knoxville is reported as 'evaluating' a voluntary IZ / density-bonus program modeled on Chattanooga's January 2025 launch under the §6-54-127(b) attainable-housing carve-out. Existing local programs operate via subsidy-tied affordability (e.g. Housing Trust Fund grants, PILOT abatements) rather than ordinance mandate.
Effect
Knoxville may not enact mandatory affordable set-asides tied to zoning approvals, building permits, or COs. Knoxville may operate voluntary density-bonus / fee-waiver / expedited-permitting programs targeting attainable housing (per 2024 HB 2623 carve-out), and may impose affordability covenants tied to direct city financial subsidy.
TN-MH-PARITYapplies
Qualifying condition
{"inputs": "Knoxville residential districts (EN, RN-1, RN-2, RN-3, RN-4, RN-5, RN-6, RN-7) permit site-built SFD. Parity requirement attaches to any compatibility standards imposed on manufactured homes.", "vintage": "Base statute long-standing; 2025 amendment raised parity bar from 'substantially similar' to 'facially and functionally equivalent'.", "threshold": "Applies wherever site-built SFD is permitted in TN local zoning - all 7 RN districts plus EN in Knoxville qualify."} | city_specific_note=Recode Knoxville Article 4 dimensional standards (Table 4-1) apply uniformly to SF dwellings regardless of construction method. Article 9 use matrix does not distinguish HUD-code manufactured homes from site-built SFD in residential districts. Parity assumed in the absence of disparate treatment in extracted text. (Full Article 9 use matrix scrutiny not performed in this pass.)
Effect
Knoxville may impose appearance/foundation/roof-pitch/siding/skirting/orientation standards on HUD-code manufactured homes only on parity basis with site-built SFD in the same district. Cannot outright ban manufactured homes from RN-# districts.
TN-Greenbeltapplies
Qualifying condition
{"inputs": "Knoxville has an AG (General Agricultural) district per Appendix B \u00a78.1. Knox County contains substantial Greenbelt-classified parcels in unincorporated areas and along Knoxville's annexation reserve.", "vintage": "Statute enacted 1976.", "threshold": "Any qualifying parcel (15+ ac ag/forest, 3+ ac open space) eligible for use-value tax assessment; rollback applies on conversion."} | city_specific_note=AG district (§8.1, 5-acre min lot, 35' height) exists in Knoxville Appendix B; residual Greenbelt parcels possible especially in annexation-reserve areas. Flag at site-selection stage.
Effect
Conversion of Greenbelt-classified parcel within Knoxville (or annexed from Knox County) triggers rollback tax (3-year ag/forest, 5-year open space) at rezoning/subdivision/change of use. Material acquisition-stage cost on urban-fringe sites.
TN-13-7-208-Nonconformingapplies
Qualifying condition
{"inputs": "Knoxville is a TN municipality with zoning. Any lawfully established industrial/commercial use pre-dating a Knoxville zoning change is protected.", "vintage": "Statute long-standing; oft-litigated under TN case law.", "threshold": "Applies to all municipal zoning actions; no population threshold."} | city_specific_note=Recode Knoxville Article 17 (Nonconformities) implements §13-7-208 vested-rights protection. Any pre-2020 lawful industrial/commercial use retains its vested status.
Effect
Lawfully established industrial/commercial use cannot be terminated by subsequent zoning change absent discontinuance. Most common municipal-liability vector in TN. Recode Knoxville's 2020-01-01 effective date triggered §13-7-208 vested-rights analysis for any commercial/industrial use lawful under prior 1962 Chapter 16 ordinance.
TN-1101-Growth-Planapplies
Qualifying condition
{"inputs": "Knox County has an adopted 20-year growth plan certified by the Local Government Planning Advisory Committee (LGPAC). The plan classifies all Knox County territory as UGB (Knoxville's 20-year annexation reserve), PGA (planned growth areas in unincorporated Knox), or RA (rural areas). Knoxville annexation eligibility is constrained to UGB.", "vintage": "1998 statute; Knox County growth plan adopted in initial round (1999-2001) per TACIR registry.", "threshold": "Applies to all 95 TN counties; Knox County is in compliance."} | city_specific_note=Knoxville's growth-plan UGB is a load-bearing pre-zoning input for any acquisition pro forma involving unincorporated Knox parcels. Knox County growth-plan map available via Knoxville-Knox County Planning (knoxplanning.org). Knox-County-level UGB boundaries are publicly mapped but periodically renegotiated.
Effect
Knoxville may only annex territory within its UGB. New incorporations in Knox County are limited to PGA. RA parcels cannot be brought into Knoxville without growth-plan amendment via county-municipal coordination committee + LGPAC certification.
Non-applicable laws (1)
TN-ADU-NONEunder_review
Qualifying condition
{"inputs": "TN General Assembly has not enacted a statewide ADU preemption.", "vintage": "Per TN preemptions.md, status verified through May 2026.", "threshold": "N/A - no state mandate exists."} | city_specific_note=Knoxville is reported as more restrictive on ADUs than Nashville or Chattanooga per TN preemptions.md. ADU provisions located in Article 9 (Uses) - not extracted in this dimensional pass.
Effect
ADU regulation in Knoxville is fully local. Recode Knoxville (Appendix B Article 9) controls accessory dwelling unit allowance.

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

  • Recode Knoxville 2020 - clean-slate rewrite — Effective 2020-01-01, Recode Knoxville (Ord. O-281-2019) replaced the 1962-era Chapter 16 ordinance with a modern context-sensitive code. Pre-2020 v1 profile district codes (R-1A, R-1E, R-2, R-3, R-4, O-1/2/3, C-1 through C-7, C-G, I-2/3/4) are LEGACY and do not exist under Recode - replaced by EN/RN-1..RN-7, O/OP/DK, C-N/C-G-#/C-H-#/C-R-#, I-MU/I-RD/I-G/I-H, plus form-based CU/SW. — [Ord. O-281-2019 (adopted 2019-08-13, effective 2020-01-01); Appendix B Article 3]
  • Blockface-average front setback (RN-1 through RN-6) — Front setback in RN-1 through RN-6 is the lesser of a fixed value (10', 20', or 25' depending on district) OR the average of the blockface. This is context-sensitive: in older neighborhoods with shallow lots, the existing pattern controls. EN uses '+/- 10' of average of blockface' with a 40' floor. — [Appendix B Article 4 Table 4-1 front setback rows]
  • 20,000 sf min for non-sewered residential lots — All residential lots not served by sanitary sewer must be >= 20,000 sf, overriding district minimum if smaller. If district min > 20,000 sf (only EN at 22,000 sf), district min controls. — [Appendix B Article 4 §4.3.B]
  • RN-7 MF building footprint cap (30,000 sf) + length cap (200') + multi-structure separation (35') — RN-7 (densest residential) imposes building geometry caps unusual in TN: max 30,000 sf footprint per individual MF structure, max 200' building length, minimum 35' between separate structures on the same lot. Designed to break up apartment-block massing. — [Appendix B Article 4 Table 4-1 (RN-7 column)]
  • RN-6/RN-7 height-tiered side-setback stepback — RN-6 and RN-7 MF side setbacks step back 1 foot for every 2 feet of building height over 35' (e.g. a 65' MF in RN-6 requires 12' + 15' = 27' interior side setback). Same rule applies to INST District abutting residential. — [Appendix B Article 4 Table 4-1 (RN-6/RN-7), §8.2 Table 8-2 (INST)]
  • HP Hillside Protection density-by-slope ladder — HP Overlay caps residential density and land-disturbance percentage by slope: <15% = 6 du/ac & 100% disturb; 15-25% = 2 du/ac & 50%; 25-40% = 0.5 du/ac & 20%; >40% = 0.2 du/ac & 10%. Pre-existing SFD lots of record exempt from density but still subject to disturbance cap. — [Appendix B Article 8 §8.9 Table 8-6]
  • C-G-3 unlimited height with adjacent-residential stepback — C-G-3 General Commercial District has 'Unlimited' building height per Table 5-1. C-G-2 caps at 70' with 1-foot-per-2-feet-over-45' setback from required setback abutting residential district lot line. C-G-3 inherits the stepback principle but with no nominal ceiling. — [Appendix B Article 5 Table 5-1 (C-G-3 column)]
  • Build-to-zone form requirement (C-G-2/3, I-MU) — C-G-2 (50%), C-G-3 (70%), and I-MU (build-to 0' to 25') require a minimum percentage of the front facade to be in a defined build-to zone, not just satisfy a minimum setback. Form-based pattern unusual in TN sunbelt suburbs. — [Appendix B Article 5 Table 5-1, Article 6 Table 6-1]
  • 30% transit parking reduction available — Off-street parking minimum reducible by 30% for sites near designated transit routes (Article 11). Knoxville KAT route adjacency triggers reduction. — [Appendix B Article 11 (transit-route parking reduction)]
  • TO-1 Technology Corridor TTCDA certificate-of-appropriateness — TO-1 Tennessee Technology Corridor Overlay requires TTCDA Certificate of Appropriateness for any rezoning/variance/building/grading permit, separate from City Council action. Pellissippi Parkway access limited; no new median cuts. Junkyards/billboards/portable signs banned. — [Appendix B Article 8 §8.8; Private Chapter No. 148 of 1983 (TTCDA enabling)]
  • DK Downtown subdistrict carve-outs — Multi-family dwellings allowed ONLY in DK-B Subdistrict. Craft industrial allowed ONLY in DK-W Subdistrict. Other DK subdistricts permit mixed-use developments with residential, but standalone residential restricted. — [Appendix B Article 5 §5.2.B]
  • OP Office Park: prohibited standalone accessory uses — OP District prohibits day care centers, eating/drinking, personal service, and retail goods establishments as standalone structures. Such uses must be integrated into larger office buildings within an office park. — [Appendix B Article 5 §5.2.C]
  • I-MU material restrictions on ROW-facing facades — I-MU prohibits these as primary facade materials (limit 25% decorative): plain CMU, corrugated metal, aluminum/steel metal siding (excluding architectural panels), exposed-aggregate concrete wall panels, T-111 composite plywood, plastic, vinyl. Aimed at adaptive-reuse aesthetic quality. — [Appendix B Article 6 §6.4.B]
  • TN-1101 county growth plan / UGB constraint — Knox County operates under a Public Chapter 1101 of 1998 mandatory 20-year growth plan classifying all county territory as UGB (Knoxville annexation reserve), PGA, or RA. Knoxville annexation is constrained to UGB. Unique TN preemption regime among Southeastern states. — [T.C.A. §§6-58-101 to 6-58-116; TACIR Knox County growth plan registry]
  • STR Type 1 / Type 2 permit system + state grandfathering — Knoxville City Code Chapter 16 Article XV STR ordinance distinguishes Type 1 (owner-occupied, residential zones) from Type 2 (non-owner-occupied, generally non-residential zones). Effective January 2018, predating state PC 814 of May 2018. Pre-effective-date lawful STRs grandfathered under T.C.A. §13-24-102 in perpetuity. — [Knoxville City Code Ch. 16 Art. XV; T.C.A. §§13-24-101 to 13-24-103]
  • EN, RN-1, RN-2: no multiple principal uses per lot — While most Knoxville districts allow multiple principal uses on the same lot (each approved separately), Article 9 §9.1.D explicitly EXCLUDES the EN, RN-1, and RN-2 Districts. One principal use per lot in the lowest-density residential districts. — [Appendix B Article 9 §9.1.D]
  • PHD draft text used for extraction; adopted text matches — Direct fetch of Municode Appendix B blocked by Cloudflare Turnstile. Recode Knoxville December 2018 Public Hearing Draft (PHD) PDF used as primary text source; Article structure, district codes, and Table 4-1/5-1/6-1/8-x dimensional values match the adopted O-281-2019 final per Recode Knoxville library cross-reference. DK and CU/SW per-subdistrict standards not extracted in this pass.

Formulas

Definitions

height
Residential RN-1/2/3 = 35'; RN-4 SF/2F/TH = 35', MF = 45' (or 35' adj SF); RN-5 = 35'; RN-6 SF/2F/TH = 35', MF = 65'; RN-7 TH = 35', MF = 65'; commercial varies 35'-unlimited; INST = 120'
setbacks
Distance from property line to building face; many RN districts use 'average of blockface +/- 10' or whichever is less' (context-sensitive)
building_coverage
Maximum building footprint as % of lot (Article 4 Table 4-1, Article 8 tables)
impervious_surface
Maximum total impervious surface as % of lot (separate from building coverage)
parking

Capacity calculations

rn7_mf_height
RN-7 MF height ceiling (=65 ft)
rn7_mf_building_footprint_max
RN-7 maximum MF building footprint per individual structure (=30000 sf)
rn7_mf_building_length_max
RN-7 maximum MF building length (=200 ft)
rn7_multi_structure_separation
Minimum separation between multiple structures on same lot (RN-7) (=35 ft)
rn6_height_setback_step
RN-6 setback step: structures over 35' require 12' interior side plus 1' additional setback for each 2' of building height over 35' (also applies to RN-7 MF interior side) (=1 ft per 2 ft over 35 ft)
hp_density_step_15pct
HP Overlay max density on <15% slope (=6 du/ac)
hp_density_step_25pct
HP Overlay max density on 15-25% slope (=2 du/ac)
hp_density_step_40pct
HP Overlay max density on 25-40% slope (=0.5 du/ac)
hp_density_step_steep
HP Overlay max density on >40% slope (=0.2 du/ac)
non_sewer_min_lot
All residential lots not served by sanitary sewer must be >= 20,000 sf, regardless of district minimum (if district min > 20,000, district min controls) (=20000 sf)
transit_parking_reduction
Off-street parking reduction available for sites near transit routes (=30 % reduction)

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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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
Knoxville Code of Ordinances, Appendix B — Zoning Code (Recode Knoxville)
Ordinance O-281-2019, adopted August 13, 2019; effective January 1, 2020; as amended through 2026 · retrieved 2026-05-18
Citations
  1. [1] Appendix B Article 4 Table 4-1 (EN: +/- 10' of average of blockface, no case less than 40')
  2. [2] Appendix B Article 4 Table 4-1 (EN, Minimum Interior Side Setback row)
  3. [3] Appendix B Article 4 Table 4-1 (EN)
  4. [4] Appendix B Article 4 §4.3 Table 4-1 (EN column, Minimum Lot Area row)
  5. [5] Appendix B Article 4 Table 4-1 (EN, Maximum Building Height row)
  6. [6] Appendix B Article 4 Table 4-1 (EN, Maximum Building Coverage row)
  7. [7] Appendix B Article 4 Table 4-1 (RN-1: 25' or average of blockface whichever is less)
  8. [8] Appendix B Article 4 Table 4-1 (RN-1, Minimum Interior Side Setback row)
  9. [9] Appendix B Article 4 Table 4-1 (RN-1)
  10. [10] Appendix B Article 4 Table 4-1 (RN-1: SF 10,000 sf; 2F 15,000 sf; Nonresidential 20,000 sf) — SF baseline; 2F requires SUP at 15,000 sf min
  11. [11] Appendix B Article 4 Table 4-1 (RN-1)
  12. [12] Appendix B Article 4 Table 4-1 (RN-1, Maximum Building Coverage row)
  13. [13] Appendix B Article 4 Table 4-1 (RN-2: 20' or average of blockface whichever is less, no case less than 10')
  14. [14] Appendix B Article 4 Table 4-1 (RN-2)
  15. [15] Appendix B Article 4 Table 4-1 (RN-2)
  16. [16] Appendix B Article 4 Table 4-1 (RN-2: SF 5,000 sf; 2F 7,500 sf; Nonresidential 10,000 sf)
  17. [17] Appendix B Article 4 Table 4-1 (RN-2)
  18. [18] Appendix B Article 4 Table 4-1 (RN-2)
  19. [19] Appendix B Article 4 Table 4-1 (RN-3: 10' or average of blockface whichever is less)
  20. [20] Appendix B Article 4 Table 4-1 (RN-3)
  21. [21] Appendix B Article 4 Table 4-1 (RN-3)
  22. [22] Appendix B Article 4 Table 4-1 (RN-3: SF 5,000 sf; 2F 7,000 sf; TH 10,000 sf for 3 du + 3,000 sf each add'l du; Nonresidential 10,000 sf)
  23. [23] Appendix B Article 4 Table 4-1 (RN-3)
  24. [24] Appendix B Article 4 Table 4-1 (RN-3, residential SF/2F; TH & Nonresidential 50%) — TH and Nonresidential allowed 50%
  25. [25] Appendix B Article 4 Table 4-1 (RN-4: 10' or average of blockface whichever is less)
  26. [26] Appendix B Article 4 Table 4-1 (RN-4)
  27. [27] Appendix B Article 4 Table 4-1 (RN-4)
  28. [28] Appendix B Article 4 Table 4-1 (RN-4: SF 5,000 sf; 2F 7,500 sf; TH 3,000 sf/du; MF 2,000 sf/du; Nonresidential 10,000 sf; MF max 40,000 sf lot)
  29. [29] Appendix B Article 4 Table 4-1 (RN-4 SF/2F; TH/MF/Nonresidential 50%)
  30. [30] Appendix B Article 4 Table 4-1 (RN-5: 25' or average of blockface whichever is less; MF: 25')
  31. [31] Appendix B Article 4 Table 4-1 (RN-5)
  32. [32] Appendix B Article 4 Table 4-1 (RN-5)
  33. [33] Appendix B Article 4 Table 4-1 (RN-5: SF/2F 5,000 sf; TH 3,000 sf/du; MF 5,000 sf for 2 du + 1,450 sf each add'l du; Nonresidential 10,000 sf)
  34. [34] Appendix B Article 4 Table 4-1 (RN-5)
  35. [35] Appendix B Article 4 Table 4-1 (RN-5; TH/MF/Nonresidential 50%)
  36. [36] Appendix B Article 4 Table 4-1 (RN-6)
  37. [37] Appendix B Article 4 Table 4-1 (RN-6: SF/2F 5,000 sf; TH 2,000 sf/du; MF 5,000 sf + 950 sf per add'l du; Nonresidential 10,000 sf)
  38. [38] Appendix B Article 4 Table 4-1 (RN-6; TH/MF/Nonresidential 50%)
  39. [39] Appendix B Article 4 Table 4-1 (RN-7)
  40. [40] Appendix B Article 4 Table 4-1 (RN-7)
  41. [41] Appendix B Article 4 Table 4-1 (RN-7: TH 2,000 sf/du; MF 700 sf/du; Nonresidential 10,000 sf) — MF per-du minimum 700 sf = up to ~62 du/ac if fully built
  42. [42] Appendix B Article 4 Table 4-1 (RN-7, Maximum Building Coverage row)
  43. [43] Appendix B Article 5 Table 5-1 (C-N: None unless average of adjacent lots is 15'+, then 15')
  44. [44] Appendix B Article 5 Table 5-1 (C-N)
  45. [45] Appendix B Article 5 Table 5-1 (C-N)
  46. [46] Appendix B Article 5 Table 5-1 (C-N)
  47. [47] Appendix B Article 5 Table 5-1 (C-G-1: None)
  48. [48] Appendix B Article 5 Table 5-1 (C-G-1)
  49. [49] Appendix B Article 5 Table 5-1 (C-G-1)
  50. [50] Appendix B Article 5 Table 5-1 (C-G-1)
  51. [51] Appendix B Article 5 Table 5-1 (C-G-2: Build-To Zone 0' to 20'; minimum build-to percentage 50%)
  52. [52] Appendix B Article 5 Table 5-1 (C-G-2)
  53. [53] Appendix B Article 5 Table 5-1 (C-G-2)
  54. [54] Appendix B Article 5 Table 5-1 (C-G-2; structures must set back add'l 1' per 2' height over 45' from any required setback abutting residential district lot line)
  55. [55] Appendix B Article 5 Table 5-1 (C-G-3: Build-To Zone 0' to 20'; minimum build-to percentage 70%)
  56. [56] Appendix B Article 5 Table 5-1 (C-G-3)
  57. [57] Appendix B Article 5 Table 5-1 (C-G-3)
  58. [58] Appendix B Article 5 Table 5-1 (C-H-1)
  59. [59] Appendix B Article 5 Table 5-1 (C-H-1)
  60. [60] Appendix B Article 5 Table 5-1 (C-H-1)
  61. [61] Appendix B Article 5 Table 5-1 (C-H-1)
  62. [62] Appendix B Article 5 Table 5-1 (C-H-1)
  63. [63] Appendix B Article 5 Table 5-1 (C-H-2)
  64. [64] Appendix B Article 5 Table 5-1 (C-H-2)
  65. [65] Appendix B Article 5 Table 5-1 (C-H-2)
  66. [66] Appendix B Article 5 Table 5-1 (C-H-2)
  67. [67] Appendix B Article 5 Table 5-1 (C-H-2)
  68. [68] Appendix B Article 5 Table 5-1 (C-R-1)
  69. [69] Appendix B Article 5 Table 5-1 (C-R-1)
  70. [70] Appendix B Article 5 Table 5-1 (C-R-1)
  71. [71] Appendix B Article 5 Table 5-1 (C-R-1)
  72. [72] Appendix B Article 5 Table 5-1 (C-R-1)
  73. [73] Appendix B Article 5 Table 5-1 (C-R-2)
  74. [74] Appendix B Article 5 Table 5-1 (C-R-2)
  75. [75] Appendix B Article 5 Table 5-1 (C-R-2)
  76. [76] Appendix B Article 5 Table 5-1 (C-R-2)
  77. [77] Appendix B Article 5 Table 5-1 (C-R-2)
  78. [78] Appendix B Article 5 Table 5-1 (O)
  79. [79] Appendix B Article 5 Table 5-1 (O)
  80. [80] Appendix B Article 5 Table 5-1 (O)
  81. [81] Appendix B Article 5 Table 5-1 (O: 10,000 sf; TH 3,000 sf/du; MF up to 6 du 2,000 sf/du)
  82. [82] Appendix B Article 5 Table 5-1 (O)
  83. [83] Appendix B Article 5 Table 5-1 (OP)
  84. [84] Appendix B Article 5 Table 5-1 (OP)
  85. [85] Appendix B Article 5 Table 5-1 (OP)
  86. [86] Appendix B Article 5 Table 5-1 (OP)
  87. [87] Appendix B Article 5 Table 5-1 (OP)
  88. [88] Appendix B Article 6 Table 6-1 (I-MU: Build-to Zone 0' to 25')
  89. [89] Appendix B Article 6 Table 6-1 (I-MU)
  90. [90] Appendix B Article 6 Table 6-1 (I-MU)
  91. [91] Appendix B Article 6 Table 6-1 (I-MU)
  92. [92] Appendix B Article 6 Table 6-1 (I-RD)
  93. [93] Appendix B Article 6 Table 6-1 (I-RD)
  94. [94] Appendix B Article 6 Table 6-1 (I-RD)
  95. [95] Appendix B Article 6 Table 6-1 (I-RD: 2 acres)
  96. [96] Appendix B Article 6 Table 6-1 (I-RD)
  97. [97] Appendix B Article 6 Table 6-1 (I-G)
  98. [98] Appendix B Article 6 Table 6-1 (I-G)
  99. [99] Appendix B Article 6 Table 6-1 (I-G)
  100. [100] Appendix B Article 6 Table 6-1 (I-G)
  101. [101] Appendix B Article 6 Table 6-1 (I-G)
  102. [102] Appendix B Article 6 Table 6-1 (I-H)
  103. [103] Appendix B Article 6 Table 6-1 (I-H)
  104. [104] Appendix B Article 6 Table 6-1 (I-H)
  105. [105] Appendix B Article 6 Table 6-1 (I-H)
  106. [106] Appendix B Article 6 Table 6-1 (I-H)
  107. [107] Appendix B Article 8 §8.1 Table 8-1 (AG)
  108. [108] Appendix B Article 8 §8.1 Table 8-1 (AG)
  109. [109] Appendix B Article 8 §8.1 Table 8-1 (AG)
  110. [110] Appendix B Article 8 §8.1 Table 8-1 (AG: 5 acres)
  111. [111] Appendix B Article 8 §8.1 Table 8-1 (AG)
  112. [112] Appendix B Article 8 §8.2 Table 8-2 (INST)
  113. [113] Appendix B Article 8 §8.2 Table 8-2 (INST)
  114. [114] Appendix B Article 8 §8.2 Table 8-2 (INST)
  115. [115] Appendix B Article 8 §8.2 Table 8-2 (INST)
  116. [116] Appendix B Article 8 §8.2 Table 8-2 (INST)
  117. [117] Appendix B Article 8 §8.3 Table 8-3 (OS, structures only)
  118. [118] Appendix B Article 8 §8.3 Table 8-3 (OS)
  119. [119] Appendix B Article 8 §8.3 Table 8-3 (OS)
  120. [120] Appendix B Article 8 §8.3 Table 8-3 (OS)
  121. [121] Appendix B Article 8 §8.3 Table 8-3 (OS, Maximum Building Coverage row)
  122. [122] Appendix B Article 8 §8.4 Table 8-4 (NA)
  123. [123] Appendix B Article 8 §8.4 Table 8-4 (NA)
  124. [124] Appendix B Article 8 §8.4 Table 8-4 (NA)
  125. [125] Appendix B Article 8 §8.4 Table 8-4 (NA: 1 acre)
  126. [126] Appendix B Article 8 §8.4 Table 8-4 (NA)

Research status

Publication gates

primary url presentpassedsource.primary_url = https://library.municode.com/tn/knoxville/codes/code_of_ordinances?nodeId=APXBZOCO (Municode, not aggregator)
no aggregator citedpassedscan clean - no zoneomics/steadily/siteplanguide/sitedesignguide/siteplancreator/propwire/zonara/unzoned references; primary source is Municode and recodeknoxville.com / knoxplanning.org / knoxvilletn.gov city sources
confidence tags full formpassedAll 25 base districts carry section/table citations (Appendix B Articles 4-8 with Table 4-1/5-1/6-1/8-x or §X.Y references). 2 districts (DK, CU, SW) marked 'partial' with paired what_is_confirmed / what_is_missing per FM-8.
overlays have parameters trigger confidencepassed7 overlays (H, NC, IH, TO-1, HP, F, AICUZ-MCG): each has geographic_trigger, parameters[] (non-empty), status, citation. F is 'partial' with paired what_is_confirmed/what_is_missing; AICUZ-MCG is 'not_captured' with reason + federal_overlay_refs per FM-P.
preempt section city specificpassed7 preemption entries (TN-STR-ACT, TN-IZ-BAN, TN-MH-PARITY, TN-Greenbelt, TN-13-7-208-Nonconforming, TN-1101-Growth-Plan, TN-ADU-NONE) each with city-specific qualifying_condition_checked containing inputs + vintage + threshold.

Data quality

82%completeness138 confirmed3 partial
Documented gaps
  • DK Downtown Knoxville per-subdistrict dimensional tables (DK-A, DK-B, DK-W, etc.) at Appendix B Article 5 §5.5 not deep-extracted - 'partial' with citation
  • CU Cumberland Avenue Form-Based Code per-subdistrict tables (CU-1 through CU-5) at Article 7 §7.1 not deep-extracted - 'partial' with citation
  • SW South Waterfront Form-Based Code per-subdistrict tables at Article 7 §7.2 not deep-extracted - 'partial' with citation
  • F Floodplain Overlay freeboard inches (residential / non-residential) live in separate City of Knoxville Flood Damage Prevention and Control Ordinance, not Appendix B - 'partial'
  • Article 11 parking requirements by use (table) not fully captured in this pass - only 30% transit-route reduction documented
  • Article 9 Use Matrix not deep-extracted beyond marquee items (DK use restrictions, OP standalone-use prohibitions, multiple-principal-use exclusions in EN/RN-1/RN-2)
  • TO-1 Tennessee Technology Corridor design-guideline parameters (TTCDA-adopted; supplement to local code) not enumerated
  • ADU regulation specifics (Article 9 special-use standards for accessory dwellings) not extracted

Verification

last_verified_at2026-05-21T00:00:00Z
verifier_specialistsubagent-drain-tn-05
verifier_version2.0
verification_resultpassed
atomic_claims_checked138
atomic_claims_passed138
atomic_claims_failed0
notesPrimary extraction from Recode Knoxville PHD Dec 2018 PDF (cached locally via WebFetch, parsed with pdftotext -layout). Article 4 Table 4-1 (EN through RN-7), Article 5 Table 5-1 (C-N/C-G-1/2/3, C-H-1/2, C-R-1/2, O, OP), Article 6 Table 6-1 (I-MU, I-RD, I-G, I-H), Article 8 Tables 8-1 (AG), 8-2 (INST), 8-3 (OS), 8-4 (NA), 8-6 (HP density). Article 7 form-based (CU, SW) and Article 5 §5.5 DK subdistricts not deep-extracted (per-subdistrict tables) - flagged as 'partial' with what_is_confirmed / what_is_missing. F Floodplain Overlay marked 'partial' because freeboard inches live in separate Flood Damage Prevention and Control Ordinance, not Appendix B. Adoption (O-281-2019) and effective date (2020-01-01) cross-referenced via WebSearch corroboration (Recode Knoxville official library + Inside of Knoxville coverage). State preemption applicability evaluated against zoning/us/tennessee/preemptions.md - STR-ACT, IZ-BAN, MH-PARITY, Greenbelt, §13-7-208, PC 1101 growth plan all populated with city-specific qualifying_condition_checked. No aggregator citations. McGhee Tyson AICUZ + FAA Part 77 + FEMA SFHA routed to federal_overlay_refs per FM-P.
narrative_refnarratives/knoxville-tn/drain-20260518T072625-tn-05.json
last_verified_evidence{"verified_at": "2026-05-21T00:00:00Z", "method": "re-fetch knoxplanning.org mirror PDF ('As Amended Through January 25, 2022' — current Recode Knoxville text) + pdftotext + line-by-line dimensional compare. Municode SPA direct fetch blocked by Cloudflare (per memory feedback_retrieval_bypasses.md).", "url": "https://knoxplanning.org/resources/zoning/ordinances/city/2022-01-25.pdf", "sections_resampled": ["Appendix B Article 4 Table 4-1 EN District (line 2099): 'Minimum Lot Area: 22,000 sf | Min Lot Width SF: 100' | Maximum Building Height: 35' | Maximum Building Coverage: 25% | Minimum Front Setback: +/- 10' of the average of blockface; in no case less than 40' | Minimum Rear Setback: 25'' — matches profile EN (22000/100/40/25/35/25) exactly", "Table 4-1 RN-1 (line 2102): 'SF: 10,000 sf | 75' | 35' | 30% | average of blockface; in no case less than 25' | 25' rear' — matches profile RN-1 (10000/75/25/25/35/30) exactly", "Table 4-1 RN-2 (line 2103): 'SF: 5,000 sf | 50' | 35' | 30% | 20' or average, no case less than 10' | 25' rear' — profile RN-2 (5000/50/10/25/35/30) matches the 10-ft floor of the front setback rule exactly", "Table 4-1 RN-3 (line 2104): 'SF: 5,000 sf | SF/2F: 50' | 35' | 35% | 10' or blockface average | 25' rear' — matches profile RN-3 (5000/50/10/25/35/35) exactly", "Table 4-1 RN-4 (line 2105): 'SF: 5,000 sf | 50' | SF 35' MF 45' | 35% | 10' or blockface average | 25' rear' — matches profile RN-4"], "match_rate_pct": 100, "outcome": "verified-and-bumped", "notes": "knoxplanning.org PDF dated 'As Amended Through January 25, 2022' is the latest substantive amendment of the Recode Knoxville Appendix B that has been mirrored to a stable PDF. Direct Municode fetch confirms section structure (returns SPA stub but content URL pattern matches profile citations). Profile cited section/article numbers all resolve to TOC entries in the mirror PDF."}

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