Overview
Worth knowing
- City Core Overlay (CCO) covers 920 acres of downtown; established 2019 with significant density/height bonuses for mixed-use projects
- Gateway Design Overlay (GDO-1, GDO-2) established 2019-2020 for I-24 and US-41 corridors; requires architectural compatibility
- RS-A Type 2 and Type 3 permit zero-lot-line development; Type 3 new 2025 addition with higher density (14.5 du/ac) and height (45 ft)
+ 6 more in Quirks & notes
Districts
res_sf 3com 3ind 3spec 3res_th 2mu 2
| Code | Name | Category | Min lot | Height | Coverage | FAR | Du/ac | Parking | Setbacks F/S/R |
|---|---|---|---|---|---|---|---|---|---|
| RS-15 | Residential Single Family — 15,000 sf | res_sf | 15,000 sf | 35 ft | 0.25 | — | 2.9 | 2 | 25 / 10 / 20 |
| RS-10 | Residential Single Family — 10,000 sf | res_sf | 10,000 sf | 35 ft | 0.3 | — | 4.4 | 2 | 25 / 8 / 20 |
| RS-6 | Residential Single Family — 6,000 sf | res_sf | 6,000 sf | 35 ft | 0.35 | — | 7.3 | 2 | 20 / 6 / 20 |
| RS-A Type 2 | Residential Single Family — Attached Type 2 | res_th | 4,000 sf | 35 ft | 0.4 | — | 10.9 | 1.5 | 15 / 0 / 15 |
| RS-A Type 3 | Residential Single Family — Attached Type 3 | res_th | 3,000 sf | 45 ft | 0.45 | 1.2 | 14.5 | 1.25 | 15 / 0 / 15 |
| CF | Commercial — Flex Use | com | — | 45 ft | 0.6 | 1.5 | — | — | 10 / — / — |
| CH | Commercial — Highway | com | — | 55 ft | 0.7 | 1.8 | — | — | 20 / — / — |
| CL | Commercial — Local | com | — | 35 ft | 0.5 | 1.2 | — | — | 5 / — / — |
| MU | Mixed-Use District | mu | — | 65 ft | 0.75 | 2.5 | 25 | — | 0 / — / — |
| HDMU | Historic Downtown Mixed-Use | mu | — | 75 ft | 0.8 | 3 | 30 | — | 0 / — / — |
| L-I | Light Industrial | ind | 10,000 sf | 55 ft | — | — | — | — | 20 / 10 / 10 |
| G-I | General Industrial | ind | 20,000 sf | 75 ft | — | — | — | — | 25 / 15 / 15 |
| H-I | Heavy Industrial | ind | 50,000 sf | 85 ft | — | — | — | — | 30 / 20 / 20 |
| PRD | Planned Residential Development | spec | — | — | — | — | — | — | — / — / — |
| PUD | Planned Unit Development | spec | — | — | — | — | — | — | — / — / — |
| PCD | Planned Commercial Development | spec | — | — | — | — | — | — | — / — / — |
Confidence: confirmed partial under review not found
Overlays
H-1
Historic District Overlay — H-1
HPMapped historic districts within City of Murfreesboro; downtown core and designated historic neighborhoods
| design_review | Required for exterior alterations, new construction, demolition |
|---|---|
| architectural_guidelines | Applied per district character standards |
| certificate_of_appropriateness | Required before permitting |
| demolition_review | Requires historic preservation review |
CCO
City Core Overlay — CCO
DT920-acre downtown core area established 2019; concentrated in downtown mixed-use district
| permitted_uses | Mixed-use (residential, retail, office, hospitality) |
|---|---|
| density_bonus | Allows increased density/height for projects meeting design/public benefit criteria |
| parking | Reduced parking requirements; encourages public parking |
| streetscape_standards | Pedestrian-oriented design; street-level retail required |
| mixed_use_requirement | Vertical or horizontal mixing encouraged |
GDO-1, GDO-2
Gateway Design Overlay — GDO-1 and GDO-2
CORPrimary entrances to city (I-24 corridors, US-41 segments); established 2019-2020
| design_standards | Architectural compatibility with gateway identity |
|---|---|
| signage_standards | Monument signs, reduced pole signs; visual quality emphasis |
| setback_modification | May require greater setbacks for visual prominence |
| landscaping | Enhanced landscaping and screening required |
| height_consideration | Gateway structures may be taller if design-appropriate |
FP
Floodplain Management Overlay
FPAll lands within FEMA-mapped 100-year flood zone; includes Stones River floodplain and tributary floodways
| elevation_freeboard_ft | 1[1] |
|---|---|
| fill_restriction | No fill permitted in floodway without compensatory storage |
| use_restriction | Prohibits certain uses in floodway; residential allowed with elevation |
| manufactured_homes | Restricted or prohibited in flood zone |
| substantial_improvement_threshold | 0.5[2] |
CU
College/University Overlay — MTSU Context
INSMiddle Tennessee State University campus areas and surrounding compatibility zones; campus-adjacent development coordination
| density_consideration | May accommodate higher residential density to support student housing |
|---|---|
| use_restrictions | Certain commercial uses restricted; student-oriented uses encouraged |
| parking | Reduced parking in proximity to MTSU shuttle/transit |
| noise_consideration | May have quiet hours or noise restrictions |
Adopted building codes
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Quirks & notes
- City Core Overlay (CCO) covers 920 acres of downtown; established 2019 with significant density/height bonuses for mixed-use projects
- Gateway Design Overlay (GDO-1, GDO-2) established 2019-2020 for I-24 and US-41 corridors; requires architectural compatibility
- RS-A Type 2 and Type 3 permit zero-lot-line development; Type 3 new 2025 addition with higher density (14.5 du/ac) and height (45 ft)
- HDMU (Historic Downtown Mixed-Use) permits 75 ft height and 30 du/ac in downtown core; highest density in residential code
- Murfreesboro is Nashville metro area city with strong university presence (MTSU); College/University overlay coordinates campus-adjacent development
- City Core Overlay reduces parking requirements and encourages public parking; incentivizes walkability in downtown
- Historic District overlay (H-1) predates recent overlays; integrates with City Core and Gateway overlays for layered regulation
- FEMA floodplain management significant regulatory constraint due to Stones River and tributary floodways throughout city
- Floodplain overlay parameters inferred from TN state minimum standards; site-specific BFE values require FEMA map review
Formulas
Definitions
- height
- Measured from grade to peak/roof deck per §64-3-1 et seq.
- lot_coverage
- Percentage of lot area occupied by building footprint; includes all structures
- du_ac
- Dwelling units per acre of developable land
- far
- Floor area ratio stated for multi-family and commercial
- parking
- Spaces per dwelling unit or per 1,000 sf GFA where applicable
- setback
- Minimum distances from property line to building wall
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
- [1] i
- [2] i
Research status
Data quality
78%completeness35 confirmed12 partial18 inferred
Documented gaps
- College/University overlay (MTSU context) parameters require direct ordinance section review
- Specific FAR values for RS-A Type 2 inferred from lot coverage and typical TN townhouse standards
- Floodplain overlay BFE values and floodway determinations require FEMA map and city-maintained overlay map
- City Core Overlay density bonus mechanics and public benefit criteria require detailed ordinance section review
Known issues
schema:v1-legacypriority:lowdata:gaps-present
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