My property is listed as R-1. Is that still my zoning?

Not under the current code. Chattanooga's 2024 rewrite converted the old R districts into the new RN and TRN zones, so an R-1 lot is now typically RN-1-7.5, RN-1-6, or RN-1-5 depending on lot size. We confirm the current designation before we draw anything.

What is a build-to-zone front setback?

In the TRN transitional districts, the front of your house has to land within a range based on the average setback of the adjacent homes — usually that average plus or minus 5 ft. It's a compatibility rule rather than a fixed number.

Can you handle Chattanooga permitting for us?

Yes. We prepare the drawing set the Land Development Office expects for zoning plan review and coordinate through the building permit process.

Do I need an architect or an architectural designer?

For most residential projects — additions, remodels, ADUs, and many custom homes — an architectural designer can prepare the drawings you need for permitting and construction. We'll tell you honestly if your project calls for a stamped architect instead.

How long does the design process take?

A typical residential project takes 6–12 weeks from measure-up through permit-ready drawings, depending on scope and how quickly decisions land. We'll give you a specific timeline after the first consultation.

Can you help with permitting?

Yes. We prepare code-compliant drawings and can assist with filing and revisions through the local review process.

Do you work with contractors, or do we hire our own?

Both. Bring your own builder, or let us match you with a vetted contractor from our network based on your scope, budget, and timeline.

Serving Chattanooga, TN · Hamilton County

Architectural design services in Chattanooga, TN

Fabl Design helps Chattanooga homeowners plan additions, remodels, ADUs, and custom homes. Chattanooga adopted an entirely new zoning ordinance in 2024, and we design to the district standards your reviewer is actually applying today.

Get a consultation See all locations

Rendering of a home with a timber-columned covered porch and landscaped lawn, designed by Fabl Design

100+ home projects designed

Founded 2020

Vetted contractor network

Services

What we do for homeowners in Chattanooga

Every service we offer, delivered locally — with drawings your builder and your permit reviewer will both understand.

Architectural Design

From first sketch to construction-ready plans, we shape spaces around how you actually live — additions, remodels, ADUs, and new custom homes.

Landscape Design

Site planning, hardscape, and planting design that connects your home to its yard — patios, entries, and outdoor living that feel like part of the architecture.

3D Renderings

Photoreal interior and exterior renderings so you can walk your project, make decisions with confidence, and align every stakeholder.

As-Built Drawings

Measured, verified documentation of your existing home — the foundation any thoughtful remodel or addition should start from.

Permit Assistance

We prepare, package, and shepherd your submittals through the local review process — so your project keeps moving.

Contractor Matching

A curated network of vetted builders we've worked with — matched to your scope, budget, and timeline.

Neighborhoods

Where we work in Chattanooga

North Chattanooga St. Elmo Highland Park Southside Brainerd Red Bank East Brainerd Lookout Valley

Find your zoning code

Look up your Chattanooga zoning district

Before design begins, confirm the district your lot sits in. The Chattanooga zoning map lets you search by street address or parcel number and shows the base district plus any overlays that affect what you can build.

1Open the Chattanooga zoning map and accept the parcel viewer disclaimer.
2Search by street address or parcel (tax) number to find your property.
3Note your base district and any overlays, then match them to the standards below.

Open the Chattanooga zoning map Chattanooga zoning ordinance

Zoning maps are for general research only. Verify districts, overlays, and permitted uses with the Chattanooga planning department before making decisions — or send us your address and we'll confirm it for you.

Zoning & overlays

Single-family zoning codes in Chattanooga

The district your lot sits in sets your setbacks, height, and how much of the site you can cover. Here's a quick reference we use during schematic design in Chattanooga.

RN-1-7.5Residential Neighborhood Zone (7,500 sq ft)

Lower-density single-unit neighborhoods, often on constrained land — valleys, ridges, or septic areas.

Min lot: 7,500 sq ft
Min width: 60 ft or the blockface average, whichever is less
Front setback: 25 ft, or the average setback if less
Rear setback: 25 ft
Side setback: 5 ft interior / 25 ft corner
Max height: 35 ft
Coverage: 60% building coverage

A suburban infill frontage rule can require new lots to match the smallest frontage on the block face within 300 ft.

RN-1-6Residential Neighborhood Zone (6,000 sq ft)

Single-unit neighborhoods on standard suburban lots of 6,000 sq ft or more.

Min lot: 6,000 sq ft
Min width: 55 ft or the blockface average
Front setback: 25 ft, or the average setback if less
Rear setback: 25 ft
Side setback: 5 ft interior / 15 ft corner
Max height: 35 ft
Coverage: 60% building coverage

RN-1-5Residential Neighborhood Zone (5,000 sq ft)

Single-unit neighborhoods on compact urban lots — common across Chattanooga's older in-town blocks.

Min lot: 5,000 sq ft
Min width: 50 ft or the blockface average
Front setback: 15 ft, or the average setback if less
Rear setback: 25 ft
Side setback: 5 ft interior / 10 ft corner from a street, 5 ft from an alley
Max height: 35 ft
Coverage: 60% building coverage

RN-1-3Residential Neighborhood Zone (3,000 sq ft)

The smallest single-unit-only lots in the city, typically narrow historic cottage lots.

Min lot: 3,000 sq ft
Min width: 25 ft
Front setback: 15 ft, or the average setback if less
Rear setback: 25 ft
Side setback: 5 ft interior / 10 ft corner from a street
Max height: 35 ft
Coverage: 60% building coverage

RN-2Residential Neighborhood Zone (mixed housing types)

Allows single-unit homes alongside two-unit and townhouse forms on the same street.

Min lot: 5,000 sq ft single-unit; 2,750 sq ft per attached unit; 5,500 sq ft two-unit
Min width: 50 ft or the blockface average
Front setback: 15 ft, or the average setback if less
Rear setback: 25 ft
Side setback: 5 ft interior / 15 ft corner
Max height: 35 ft
Coverage: 60% building coverage (townhouses exempt)

RN-3Residential Neighborhood Zone (higher intensity)

Single-unit homes remain permitted alongside three- and four-unit buildings, townhomes, and small mixed-use.

Min lot: 5,000 sq ft single-unit; 6,500 sq ft for 3-4 units
Min width: 50 ft or the blockface average
Front setback: 15 ft, or the average setback if less
Rear setback: 25 ft (35 ft for structures over 40 ft)
Side setback: 5 ft for structures 40 ft or less; 10 ft plus 1 ft per 2 ft over 40 ft
Max height: 35 ft (65 ft mixed-use)
Coverage: 60% building coverage

TRN-1 / TRN-2Transitional Residential Neighborhood Zones

Transitional districts between single-family blocks and busier corridors. They use a build-to-zone rather than a fixed front setback.

Min lot: 5,000 sq ft single-unit; 5,500 sq ft two- through four-unit
Min width: 40 ft or the blockface average
Front setback: Build-to zone: the average adjacent setback +/- 5 ft (15 ft +/- 5 ft if undeveloped)
Rear setback: 10 ft (5 ft if abutting an alley)
Side setback: 5 ft interior / 10 ft corner
Max height: 35 ft
Coverage: 60% building coverage

TRN-3Transitional Residential Neighborhood Zone

The most flexible transitional district that still permits single-unit homes, mixing houses with townhomes and mixed-use buildings.

Min lot: 3,000 sq ft single-unit; 4,000 sq ft two-unit; 5,500 sq ft 3-4 unit
Min width: 40 ft single-unit
Front setback: Build-to zone: the average adjacent setback +/- 5 ft
Rear setback: 5 ft for structures 40 ft or less
Side setback: 5 ft interior / 10 ft corner (more for structures over 40 ft)
Max height: 35 ft (65 ft mixed-use)
Coverage: 60% building coverage

Height steps down to 35 ft within 35 ft of an RN-1, RN-2, TRN-1, or TRN-2 zone.

Overlay districts to watch for

Urban OverlayUrban Overlay Zone (§ 38-32)

Applies urban form standards over the base district in Chattanooga's walkable in-town areas.

Form and frontage standards layered on the base zone
Confirm applicability with the Land Development Office before design

TODTransit-Oriented Development Overlay (§ 38-33)

Overlay near transit corridors that adjusts density, parking, and building placement.

Modified parking and building placement standards
Applies only within the mapped overlay boundary

BrainerdBrainerd Overlay Zone (§ 38-35)

Neighborhood-specific overlay with additional standards for property in the Brainerd area.

Additional design standards on top of the base district

F/W and F/HFloodway and Flood Hazard Overlays (§§ 38-38, 38-39)

Flood overlays along the Tennessee River, South Chickamauga Creek, and other waterways.

Lowest floor elevated to or above the base flood elevation
Elevation certificate required
Substantial improvement rules can trigger full compliance on a remodel

FAAFAA Aviation Overlay / Lovell Field Gateway (§§ 38-34, 38-36)

Height and use restrictions on property near Chattanooga Metropolitan Airport.

Height limits based on proximity to airport approach surfaces

STVRShort-Term Vacation Rental Overlay (§§ 38-83 to 38-95)

Controls where short-term rentals may operate — worth checking early if a new unit is intended for rental income.

STVR certificate required, renewed annually
Location and density limits by overlay district
Minimum operating and safety standards

These figures are general guidance for early planning — final requirements depend on your parcel, overlays, and any prior variances. Verify with the Chattanooga codes department or the official zoning ordinance. We confirm them for your address before design begins.

Recent work

A few Chattanooga projects

Two-Story Addition & Front Porch, Pebble Point Estates, TN

This project expands an existing home with a new two-story addition, larger L-shaped front porch, and new side entry. The addition includes a garage on the lower level and a 340 SF office on the second floor, accessed directly from the existing home's upper level. Matching shed dormers and aligned roof forms bring more natural light, increase usable space, and create a stronger connection between the existing house and the addition. The result is a larger and more functional home that maintains the character of the existing residence.

Whole-Home Remodel & Additions in Franklin, TN

This project completely remodels and expands an existing home with a new sunroom, enlarged primary suite, large side addition, and expanded front porch. The design opens up the previously divided interior, creating stronger connections between the kitchen, living, dining, front porch, and backyard. A new garage and workshop take advantage of the site's changing grade, while the additions are carefully integrated with the existing home's scale, materials, and roof forms. The result is a more spacious, connected, and functional home designed to support both the homeowners' current and future needs.

Multi-Level Garage Addition with Connector, El Rancho Estates, TN

This project adds a multi-level garage addition to an existing single-family home, connected through a two-story connector that improves circulation between the house, the garage, and the backyard. Responding to the site's changing grade, the design integrates multiple garage levels while introducing a new deck, contemporary material palette, and generous glazing. The result is a functional addition that complements the scale and architectural character of the existing home.

Local process

Permitting & review in Chattanooga

Chattanooga repealed its old zoning chapter and adopted a new Chapter 38 in July 2024 (Ord. No. 14137), replacing the familiar R-1 through R-4 districts with the RN and TRN series. The Land Development Office runs zoning plan review alongside the building permit. We verify your current district — not the legacy one on old paperwork — before design starts.