Franklin, TN Building Setbacks & Zoning: Setback Rules (2026)

Chapter 3 of the Franklin Zoning Ordinance sets the dimensional standards for each residential district. Estate Residential (ER): designed for very large estate parcels with 150 ft front yard, 35 ft side yard, 65 ft rear yard. R1 (Residential 1): single-family with large lot sizes; minimum 30,000 sq ft lot, 100 ft lot width, 60 ft front yard, 25 ft side yard, 50 ft rear yard, principal building 2½ stories, minimum 50% landscape surface area. R2 (Residential 2): minimum 15,000 sq ft lot, 75 ft lot width, 60 ft frontage (reducible to 30 ft on cul-de-sac turning radius), 20 ft front yard, 10 ft side yard, 40 ft rear yard, principal building 2½ stories, accessory 2 stories not exceeding principal, minimum 40% landscape surface area. R3 (Residential 3): minimum 9,000 sq ft lot, 65 ft lot width, 52 ft frontage (reducible to 30 ft on cul-de-sac), 20 ft front yard, 10 ft side yard, 30 ft rear yard, principal 2½ stories, accessory 2 stories, 40% landscape minimum. R4 (Residential 4): minimum lot is 75% of the average lot size on the same block face but not less than 6,500 sq ft, front yard is the average of existing buildings on the block face (no closer than the nearest adjacent building, and never less than 10 ft), 7 ft side yard, 20 ft rear yard — designed to allow context-sensitive infill in historic neighborhoods. R6 (Residential 6): minimum 4,000 sq ft lot, 40 ft lot width and 40 ft front lot line, 1 principal building and 1 accessory structure per lot. MR (Mixed Residential) and other districts have their own tables. Detached accessory structures must sit behind the front facade of the principal building per § 5.2 and must follow the accessory structure standards in each district's table. Accessory dwellings under § 5.2.7 follow the same setback rules as other accessory structures. Corner lots must observe a front yard along each street frontage. Variances from setbacks require Board of Zoning Appeals approval under Title 14 Ch. 20 with a hardship finding under T.C.A. § 13-7-207.