Overview
Worth knowing
- No explicit impervious surface / stormwater runoff cap in zoning; regulated via separate Stormwater Management Ordinance (§13.08)
- R-4/R-5/R-6 expressed as 'units per acre' not 'dwelling units per lot'; allows flexibility in unit size but requires careful master plan review
- Fort Campbell military overlay may supersede by coordination agreement; risk if AICUZ study updated without corresponding overlay revision
+ 5 more in Quirks & notes
Districts
com 4res_sf 3res_mf 3ind 3
| Code | Name | Category | Min lot | Height | Coverage | FAR | Du/ac | Parking | Setbacks F/S/R |
|---|---|---|---|---|---|---|---|---|---|
| R-1 | Single Family — Large Lot | res_sf | 12,000 sf | 35 ft | 0.25 | — | 3.6 | 2 | 25 / 10 / 20 |
| R-2 | Single Family — Standard | res_sf | 8,000 sf | 35 ft | 0.3 | — | 5.4 | 2 | 25 / 8 / 20 |
| R-3 | Single Family — Compact | res_sf | 6,000 sf | 35 ft | 0.35 | — | 7.3 | 2 | 20 / 6 / 20 |
| R-4 | Multi-Family — Low Density | res_mf | — | 45 ft | 0.4 | 1.8 | 8.7 | 1.5 | 20 / 10 / 15 |
| R-5 | Multi-Family — Medium Density | res_mf | — | 55 ft | 0.5 | 2.2 | 14.5 | 1.25 | 15 / 10 / 15 |
| R-6 | Multi-Family — High Density | res_mf | — | 65 ft | 0.6 | 3 | 21.8 | 1 | 10 / 8 / 10 |
| C-1 | Neighborhood Commercial | com | — | 45 ft | 0.6 | 1.5 | — | — | 0[1] / — / — |
| C-2 | Community Commercial | com | — | 55 ft | 0.7 | 2 | — | — | 5[2] / — / — |
| C-3 | Regional Commercial | com | — | 65 ft | 0.75 | 2.5 | — | — | 10[3] / — / — |
| C-4 | Highway Commercial | com | — | 45 ft | 0.6 | 1.8 | — | — | 20[4] / — / — |
| I-1 | Light Industrial | ind | 10,000 sf | 55 ft | — | — | — | — | 20 / 10 / 10 |
| I-2 | General Industrial | ind | 20,000 sf | 75 ft | — | — | — | — | 25 / 15 / 15 |
| I-3 | Industrial Park | ind | 5,000 sf | 45 ft | — | — | — | — | — / — / — |
Confidence: confirmed partial under review not found
Overlays
HD
Historic District Overlay
HPMapped historic districts within City of Clarksville; downtown Clarksville core and designated historic neighborhoods
| design_review | Required for exterior alterations, new construction, demolition |
|---|---|
| architectural_guidelines | Applied per district character standards |
| height_cap_ft | —[5] |
| setback_modification | May be modified to reflect historic street patterns |
| demolition_review | Requires historic preservation review before approval |
| certificate_of_appropriateness | Required before permitting |
FPO
Floodplain Overlay
FPAll lands within FEMA-mapped 100-year flood zone (A zones and AE zones) per current Flood Insurance Study for Montgomery County, Tennessee. Includes Cumberland River floodplain and tributary floodways.
| elevation_freeboard_ft | 1 |
|---|---|
| ae_zone_elevation | Same elevation requirement; no-rise certification required if structures built in floodway |
| fill_restriction | No fill permitted in floodway without compensatory storage; fill in flood fringe limited to non-encroaching elevation |
| hazardous_materials | Prohibits storage in flood zone |
| manufactured_homes | Restricted in flood zone |
| substantial_improvement_threshold | 0.5 |
| floodproofing | Dry floodproofing permitted for non-residential structures in non-floodway areas (requires city approval) |
MCO
Military Compatibility Overlay
MILAll lands within Air Installation Compatible Use Zone (AICUZ) contours established by Fort Campbell military installation noise and accident potential zones. Overlays northern and northeastern portions of Clarksville within Army flight patterns and clear zones.
| clear_zone | {"code": "CZ", "prohibited_uses": "Residential, schools, hospitals, public assembly", "permitted_uses": "Agriculture, industrial, limited commercial"} |
|---|---|
| apz_1 | {"code": "APZ-1", "max_residential_density_du_ac": {"v": 2, "c": "i"}, "prohibited_uses": "Schools, hospitals, dense institutional use", "permitted_uses": "Military-compatible industrial/commercial"} |
| apz_2 | {"code": "APZ-2", "residential_density": "Base zoning density permitted", "acoustic_insulation": "STC 30+ windows required", "prohibited_uses": "Outdoor institutional assembly"} |
| noise_zone_threshold_ldn | 65 |
| interior_noise_limit_residential_db | 55 |
| glazing_minimum_stc | 25 |
| height_clear_zone_ft | 35[6] |
| height_apz_mgl_ft | 300[7] |
PD
Planned Development Overlay
PDApplicant-initiated; sites designated PD following approved master plan and recorded covenants
| density | May exceed base zoning max density if design demonstrates superior site planning (mixed-use, open space preservation, connectivity) |
|---|---|
| uses | May be mixed horizontally or vertically if compatible per master plan |
| setbacks_coverage | Flexible per approved master plan; may allow clustering or reduced setbacks if public benefit demonstrated |
| height | May exceed base zoning if context-appropriate per master plan |
| design_standards | Master plan becomes binding development standard; supersedes base zoning in specific matters |
Adopted building codes
Major cities adopt newer locally
Click a code label to open its state-by-state adoption atlas.
Quirks & notes
- No explicit impervious surface / stormwater runoff cap in zoning; regulated via separate Stormwater Management Ordinance (§13.08)
- R-4/R-5/R-6 expressed as 'units per acre' not 'dwelling units per lot'; allows flexibility in unit size but requires careful master plan review
- Fort Campbell military overlay may supersede by coordination agreement; risk if AICUZ study updated without corresponding overlay revision
- PD (Planned Development) districts are site-specific; actual standards in recorded development order, not zoning code chapter
- Historic District overlay design guidelines are external to code; references adopted 'Clarksville Historic District Design Guidelines' separate document
- No explicit middle housing allowance in single-family zones; Tennessee has not adopted state preemption for ADU, duplex, or multiplex
- Accessory dwelling units not permitted or require conditional use permit
- Subject to future state preemption risk if TN adopts middle housing requirements
Formulas
Definitions
- height
- Measured from grade to peak/roof deck per §12.08.060
- lot_coverage
- Percentage of lot area occupied by building footprint; includes all structures per §12.08.070
- du_ac
- Gross density per acre of developable land (calculated from min lot or min du/acre requirement; 43,560 sf/ac ÷ min lot sf = max du/ac) per §12.08.085
- far
- Floor area ratio stated for multi-family; single-family shown as N/A per §12.08.080
- parking
- Units of spaces per dwelling unit or per 1,000 sf GFA where applicable; multi-family ratios lower due to shared parking provisions per §12.08.120
- setback
- Minimum distances from property line to building wall per §12.08.090
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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Max height
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Parking
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Max density
— du/ac
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Min lot size
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| District | Category | Height | FAR | Coverage | Setbacks | Parking | Density | Min lot | Overlays |
|---|
Sources & references
Citations
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Research status
Data quality
85%completeness28 confirmed2 partial8 inferred
Documented gaps
- Fort Campbell Military Compatibility Overlay use restriction tables and height limits require direct AICUZ coordination letter
- Historic District design guideline parameters referenced but not detailed in code
- Floodplain overlay specific BFE and floodway extents require FEMA map and city-maintained overlay map
- Parking standards vary by specific land use; summary ratios are defaults requiring site-specific calculation per §12.08.120
Known issues
schema:v1-legacypriority:lowdata:gaps-present
Other cities in this state
Nearest-alphabetical profiles. Click through to compare zoning patterns side-by-side.