Permitting in the Nashville area is highly streamlined because you are dealing with a single entity: the consolidated Metro government. You don't have to guess whether you need to drive to a city office or a county office.
However, the Metro Department of Codes and Building Safety is incredibly thorough. To get your permit approved through their ePlans system, you must submit a site plan that explicitly proves your project complies with Title 17 zoning rules, including strict lot coverage limits and setback requirements.
Do You Need a Site Plan for a Small Permit in Davidson County?
Yes, for most projects. If your project requires a building permit, you must submit a site plan.
Metro Codes requires your site plan to include:
- Property boundaries with dimensions and total lot area.
- Setbacks per your specific Title 17 zoning district.
- Existing and proposed structures with dimensions, height, and proposed use.
- Lot coverage calculations (in square feet and as a percentage of the total lot).
- Impervious Surface Ratio (ISR) calculations (required for stormwater compliance).
- Easements, driveways, and parking spaces.
- A North arrow and an indicated scale.
Who Runs Into This in Davidson County
- New homeowners who build a 10x15 shed without a permit, assuming standard county leniency, only to be cited because it exceeds the 120-square-foot exemption limit.
- Nashville residents trying to build an addition, whose site plans are rejected because they failed to calculate the Impervious Surface Ratio (ISR) required by Metro Water Services.
- Property owners in historic districts who try to fast-track a permit, only to be delayed because their site plan wasn't first reviewed by the Metro Historical Commission.
- Contractors building in East Nashville or the Gulch who fail to check for an Urban Design Overlay (UDO), which often supersedes standard zoning setbacks.
What Needs a Site Plan in Davidson County
- Fence permit site plan — Fences under 7 feet are exempt from building permits. Fences over 7 feet require a permit and a site plan.
- Shed permit site plan — Required for sheds over 120 sq ft. (Sheds 120 sq ft or less with no utilities are exempt from building permits, but must still meet zoning setbacks).
- Deck permit site plan — Required. Must show the deck footprint, height above grade, and attachment to the house.
- Patio permit site plan — Required for exterior improvements to calculate the Impervious Surface Ratio (ISR).
- Pool permit site plan — Required. Must show pool location, equipment, barriers, setbacks, and flood zone notation.
- Addition permit site plan — Required. Must show the expanded footprint, new setbacks, and updated lot coverage percentage.
- ADU (Detached Accessory Dwelling Unit) — Required. Must show the DADU footprint, setbacks, dedicated parking, and utility connections.
Why This Trips People Up in Davidson County
The 120 Square Foot Exemption. Davidson County is very specific about accessory structures. If you are building a one-story detached structure (like a shed) that is 120 square feet or less, and it has no plumbing or electrical, you do not need a building permit. However, the moment you run a power line to it, or if you build a 10x13 shed (130 sq ft), a full permit and site plan are required. Note that you cannot put a bedroom or kitchen in an accessory structure.
Lot Coverage and ISR. Metro Codes strictly enforces lot coverage maximums (e.g., 40% maximum in an RS5 zone). Your site plan must explicitly calculate how much of your lot is covered by structures. Furthermore, Metro Water Services (MWS) requires you to calculate your Impervious Surface Ratio (ISR) to manage stormwater runoff.
Urban Design Overlays (UDOs) and Specific Plans (SPs). Because Nashville is growing rapidly, many neighborhoods have adopted UDOs or SPs. These overlays establish custom architectural and setback rules that override the base zoning. You must check the Nashville Property Viewer to see if your property falls within one of these districts before you draw your site plan.
Zoning and Setbacks in Davidson County
Setbacks are dictated by Title 17 of the Metropolitan Code.
Common Residential Zone Setbacks:
- RS5 (5,000 sq ft lot): 20 ft front / 5 ft side / 20 ft rear (40% max lot coverage)
- RS10 (10,000 sq ft lot): 30 ft front / 8 ft side / 20 ft rear (30% max lot coverage)
Accessory Structure Rules (Sheds/Detached Garages):
- 700 sq ft or less (located in the rear): The side setback is reduced to ½ of the zoning district requirement (but not less than 3 feet). The rear setback is 3 feet (unless garage doors face an alley, then it is 10 feet).
- Over 700 sq ft: Must meet the full setbacks of the primary zoning district.
- Height Limits: For lots under 40,000 sq ft, accessory structures cannot exceed one story or 16 feet in height.
How the Tool Handles This — 5 Steps
Our Site Plan Maker loads Davidson County parcel data, allowing you to generate the digital site plan required for the ePlans (GeoCivix) portal:
- Enter your address — Lot lines load directly from the Nashville GIS data.
- Place your project — Add your deck, pool, or 150 sq ft shed to the lot.
- Check Lot Coverage — Our site Plan maker auto calculate your structure square footage and your Impervious Surface Ratio (ISR).
- Set the setbacks — Verify your accessory structure meets the minimum 3-foot rear setback (or check the full setback for your RS zone).
- Export a clean PDF — Download a professional, scaled plan ready for upload to the Metro ePermits system.
Where This Tool Fits — and Where It Doesn't
| Situation | Best path |
|---|---|
| Shed, deck, pool, or standard addition | SitePlans.ai for the required preliminary site plan |
| Structure under 120 sq ft | SitePlans.ai to verify zoning setbacks before you build without a permit |
| New home construction | Licensed Civil Engineer/Surveyor required |
| Property near the Cumberland River | Licensed Surveyor/Engineer required (Floodplain rules) |
| Property with unclear boundaries | Licensed Land Surveyor required |
What This Doesn't Replace
Our Site Plan Builder webtool helps create preliminary, conceptual site plans for standard residential projects. It is not a licensed land survey or sealed engineering drawing. If your property is in a designated floodplain (which is common near the Cumberland River and its tributaries), or if you are building a new dwelling, you must hire a licensed Tennessee surveyor or engineer.
Comparison: Your Options for a Davidson County Site Plan
| Method | Cost | Time | Stamp | Notes |
|---|---|---|---|---|
| Hand sketch | Free | 1–2 hrs | ✗ | Difficult to properly format lot coverage/ISR math for ePlans |
| SitePlans.ai | Free first plan Till Jan 2027 | Minutes | ✗ | Generates a clean digital PDF with the exact math Metro Codes wants |
| CAD drafter | $300–$800+ | 1–2 weeks | Sometimes | Overkill for a deck or shed |
| Licensed surveyor | $500–$2,000+ | 2–4 weeks | ✅ | Mandatory for new homes or floodplain development |
| SitePlans.us (done-for-you) | Custom | 1–3 days | ✗ | Best if your first attempt was rejected by the ePlans system |
Common Mistakes That Delay Davidson County Permits
- Forgetting the ISR math — Submitting a plan without calculating the Impervious Surface Ratio, resulting in an automatic kickback from Metro Water Services.
- Ignoring the UDO — Designing a project based on standard RS10 setbacks, completely unaware that the property sits in an Urban Design Overlay with stricter rules.
- Plumbing in a shed — Running water to a 100-square-foot shed and trying to claim the building permit exemption (the exemption is voided if utilities are added).
- Too many accessory structures — Trying to apply the reduced 3-foot setback to a second shed in the rear yard (only one accessory structure gets the reduced setback; additional structures must meet full zoning setbacks).
- Corner lot confusion — Forgetting that corner lots have two "front" yards, meaning street-side setbacks are much larger than standard side setbacks.
Support and Local Resources
- Metro Dept. of Codes and Building Safety — nashville.gov/departments/codes
- Metro ePermits Portal — epermits.nashville.gov — start your application here.
- Nashville Property Viewer (GIS) — maps.nashville.gov — CRITICAL for checking your zoning and UDO status.
- Metro Water Services (Stormwater) — (615) 862-4600 (for ISR questions).
- FEMA Flood Maps — msc.fema.gov
Nearby Counties
Frequently Asked Questions
1. Does Nashville have a separate building department from Davidson County?
No. They operate as a consolidated metropolitan government. All building permits for Nashville and Davidson County are processed through the Metro Department of Codes and Building Safety.
2. Do I need a permit for a shed in Davidson County?
If the shed is a one-story, detached structure that is 120 square feet or less, and has no plumbing or electrical utilities, it is exempt from a building permit. If it exceeds 120 square feet or includes utilities, a permit and site plan are required. (Note: Even exempt sheds must meet zoning setbacks).
3. What is an ISR calculation?
ISR stands for Impervious Surface Ratio. It is the percentage of your lot covered by hard surfaces (roofs, concrete, asphalt) that prevent rainwater from absorbing into the ground. Metro Water Services requires this calculation on your site plan to ensure proper stormwater management.
4. What are the setbacks for a shed in Davidson County?
For an accessory structure that is 700 square feet or less and located in the rear yard, the rear setback is typically 3 feet (10 feet if facing an alley). The side setback is half of the primary zoning district's requirement, but never less than 3 feet.
5. How do I submit my site plan to Metro Codes?
You will start an application on the Metro ePermits portal, and then you will be prompted to upload your site plan (in PDF format) to the ePlans (GeoCivix) system for concurrent departmental review.
6. Can I use SitePlans.ai for a Davidson County permit?
Yes. For residential accessory projects, SitePlans.ai allows you to create the digital, scaled PDF site plan required by the ePlans system, complete with the lot coverage and ISR calculations that Metro Codes demands.
---
Start Your Davidson County Site Plan
Check your zoning on the Nashville Property Viewer first. Once you know your setbacks, enter your address below to pull your property lines, place your project, calculate your lot coverage, and download the clean PDF you need for the Metro ePlans system.
Build My Davidson County Site Plan →
Got a correction notice from Metro Codes? Send the comments to SitePlans.us and we'll draft the revision for you.