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Kingsport, TN Accessory Structures: ADU Rules (2026)

Some Restrictions

Compiled from the official code textEditor Martyn O'NeillLast verified September 2026

ADU rules in Kingsport, TN, also called accessory dwelling unit regulations or granny flat ordinances, cover setbacks, owner-occupancy, parking, and permit requirements.

Key Facts

Where listed: Planned Village District, Division 12 (§ 114-487)
Garage apartment size: Unit size should not exceed 1,000 square feet
Approval: Development plan approval required for every listed use
Accessory buildings: Detached single-family: 600 square feet ground floor, no more stories than house
Village density: Eight dwelling units per net acre (§ 114-489)
Reviewing body: City regional planning commission administers the division

ADU Eligibility Quick-Check

An Accessory Dwelling Unit (ADU) is a smaller, independent living unit on the same lot as a single-family home: converted garages, detached cottages, basement or attic conversions, and attached additions all qualify. Most states have streamlined ADU permitting since 2020, but local rules still control size, height, and setback.

Is your lot zoned single-family or multi-family residential?
Does your lot have at least 1,200 sq ft of buildable space?
Is your existing home owner-occupied (in most states this is not required, but some require it for ADU permits)?
Will the ADU stay under your state's size cap (commonly 850-1,200 sq ft for detached)?
Can you provide one off-street parking space (waived in many states within 0.5 mi of transit)?

If you answered 'yes' to most of these, you likely qualify in Tennessee under recent ADU streamlining laws. The Kingsport, TN rules below cover local size, height, and setback requirements.

Summary

In the City of Kingsport, Tennessee, garage apartments appear in the Code of Ordinances as a permitted use in the Planned Village District under § 114-487, subject to approval of the development plan. The unit size is written as not exceeding 1,000 square feet, and accessory buildings for detached single-family homes in that district cap at 600 square feet of ground floor area.

(a)The following uses are for buildings and structures that are permitted, subject to approval of the development plan:(1)Single-family dwellings;(2)Townhouses;(3)Multifamily dwellings;(4)Garage apartments having a unit size which should not exceed 1,000 square feet;(5)Commercial and office uses;(6)Civic and religious buildings; and(7)Open space, including squares, greens and other recreational uses (as provided for in section 114-488).(b)For detached single-family dwellings, the ground floor area of the accessory buildings shall not exceed 600 square feet. The accessory buildings shall not exceed the number of stories of the principal structure.

View official code

Full Breakdown

Section 114-487 sits in Division 12 of Chapter 114, the Planned Village District (PVD) in Sullivan County, Tennessee, and its printed history cites Ord. No. 5554 of 6-19-2007. The district exists to promote diversity and integration of uses and structures in a planned traditional neighborhood development through flexible design standards (§ 114-484). Garage apartments are one of seven use categories permitted in the district, next to single-family dwellings, townhouses, multifamily dwellings, commercial and office uses, civic and religious buildings, and open space. Every one of them is permitted only subject to approval of the development plan.

The code words the size limit as a unit size which should not exceed 1,000 square feet. The verb is should, not shall. Subsection (b) adds a hard cap for detached single-family dwellings: the ground floor area of the accessory buildings shall not exceed 600 square feet, and the accessory buildings shall not exceed the number of stories of the principal structure. Accessory buildings for boats, recreational vehicles and other large items shall be in keeping with the dimensions outlined in the building codes governing the appropriate zoning.

Approval runs through planning channels. An applicant for a PVD should submit a prospectus to the planning commission, and the city regional planning commission administers the division (§§ 114-485, 114-486). The village-wide density ceiling is eight dwelling units per net acre (§ 114-489). In the area regulations table, single-family lots in a village carry a 5,000 sq. ft. minimum lot size and a 2½ stories maximum height. The words garage apartment appear in only one section of the Code of Ordinances, § 114-487, so a Kingsport owner outside a Planned Village District should ask Planning and Development which section, if any, covers a backyard unit before drawing plans.

Violations & Fines

Zoning violations under Chapter 114 are enforced by the zoning administrator, who investigates complaints and can order discontinuance of the illegal use of land, buildings or structures, removal of illegal structures or additions, and discontinuance of illegal work (§ 114-35). The zoning administrator, the building official or a neighboring owner who would be damaged can also seek an injunction or mandamus to prevent occupancy of a building used in violation (§ 114-38). Where a section carries no specific penalty, the general penalty in § 1-14 sets a fine of not less than $10.00 or more than $50.00, and each day is a separate offense unless otherwise provided.

Frequently Asked Questions

Can I build a garage apartment in Kingsport?

Section 114-487 lists garage apartments as a permitted use in the Planned Village District, subject to approval of the development plan. The words garage apartment appear in no other section of the Code of Ordinances, so a lot outside a Planned Village District is a question for Kingsport Planning and Development, not something this section grants.

How large can a Kingsport garage apartment be?

The section says garage apartments have a unit size which should not exceed 1,000 square feet. The Code uses should, not shall, for this figure, and it sits inside a development plan that the city must still approve. The 600 square foot ground floor cap in subsection (b) is worded as a firm limit for accessory buildings.

How big can a detached garage or shed be beside a single-family house in the PVD?

Subsection (b) limits the ground floor area of accessory buildings for detached single-family dwellings to 600 square feet, and they cannot exceed the number of stories of the principal structure. Buildings for boats, recreational vehicles and other large items follow the dimensions in the building codes governing the appropriate zoning.

Who reviews a Planned Village District plan?

The city regional planning commission administers the PVD division and its rules under § 114-485. An applicant submits a prospectus showing the character and use or mixture of uses proposed, and the planning commission makes the recommendation on the zone change under § 114-486. The Board of Mayor and Aldermen takes the final zoning action.

Sources & Official References

[1]Code of Ordinances, City of Kingsport, Tennessee (Municode)

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All Kingsport rules

How Kingsport compares: Easiest Cities to Build an ADU·Compare Kingsport to another location·View the Tennessee accessory structures overview

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