Follow these steps to apply for a Preservation Permit.
1. Contact the Metro Historic Zoning Commission
Contact us at 615-880-4900 or [email protected] to confirm whether or not we need to review your project, and to ask general questions.
Projects that are pre-approved by the Commission and meet the design guidelines, generally receive a permit within four days of receipt of a complete application and do not require commission review. Projects such as infill, large additions, demolition of primary historic buildings and setback determinations are likely to be scheduled for review with the Commission. View how the MHZC application process compares to the typical architectural planning process.
Use Nashville's 'Historic Zoning Lookup' to look up existing overlays. Link directly to the design guidelines from the map.
2. Pre-Application Process
Anyone may request a pre-application review. The pre-application process is not mandatory but is encouraged for at least infill, additions with a footprint greater than 1500 square feet, large or unusual requests and projects that also include a Land Development application.
This process allows staff to provide feedback on your project and guide you through the application process. Revisions will not be possible after a complete application is submitted on the application deadline; therefore, applicants are encouraged to take advantage of the pre-application process. Please not that this is not a full review of your project; it will be assessed at a high level. Detailed reviews occur only after applications are submitted.
To request a pre-application review, complete the form and send the form and any drawings or photographs you have to [email protected]. Please use a separate form for each project. Reviews are handled on a first-come, first-serve basis.
3. Permit Applications
A. Application
Complete the application cover sheet and send it and all submittals noted below (also listed on the form) to [email protected] by the deadline.
Most projects also require a building permit from Codes, which can be applied for through the Codes Department concurrently with the Preservation Permit application.
Projects in the Second Avenue, Broadway and Downtown Historic Districts may also require review by the Downtown Code Design Review Committee and MDHA.
Projects on Metro owned or leased property must also go through an ADA review. For more information, please visit ADA Compliance.
B. Complete Applications
Submit drawings and other supporting documents to [email protected] along with the application cover sheet. Applications must be complete to be included on the agenda and may not be revised after the deadline date. A complete application includes:
- Application form
- Drawings and other documents (see application checklists) that fully describe the project. Please contact us or resend if you do not receive a confirmation of receipt of the submittals.
- Projects that are able to be constructed and are not in conflict with zoning and building codes.
- Fulfillment of notification requirements.
Please do not send multiple options of the same project as the commission will not review multiple options.
Please ensure you obtain a confirmation of receipt of your application, or it could be delayed. Confirmation is not an indicator as to whether or not the application is complete, just that is has been received.
C. Submittal Checklists
New Construction (Including Additions and Outbuildings)
- Application cover sheet
- Site plan showing the entire lot with property lines, all setbacks, and easements clearly noted.
- Infill and Outbuildings: The footprints of buildings on the abutting properties (side and rear) should be shown in relation to the proposed building
- Show elevation contour lines.
- Elevation drawings of each façade with dimensions (including roof pitch) and materials specified. Existing grade needs to be shown.
- Additions: Existing conditions and proposed construction should be clearly delineated.
- Infill: The building height and porch floor/foundation heights of the abutting properties should be shown in relation to the proposed building.
- Commercial Projects (existing or new): Show location of the Fire Department's required Knox Box.
- Floor Plans
- Plans showing all associated site improvements, e.g. HVAC locations, sidewalks, lighting, pavement, etc.
- Window and door manufacturer and model
- Current photographs of building or site. (Digital preferred)
- Drawings, samples, product literature manufacturer’s illustrations may be required
- Roof plan may be necessary for complex additions or new construction
- Demolition plans are required for projects that require partial demolition.
- Streetscapes are recommended for infill projects
- 3D modeling encouraged for large infill projects
- For rooftop additions, please submit renderings showing visibility of addition from the pedestrian level, at multiple points from across the street or construct a rough, temporary, full-size or skeletal mockup of the portion of the addition closest to streets
- Any additional information requested
Rehabilitation (Historic Preservation Districts Only)
- Application cover sheet
- Plans or drawings illustrating the proposed work (Descriptive “scope of work” is appropriate for repairs)
- Photographs (detail and overall) of the relevant facades
- Specifications, manufacturer’s literature and samples may be required
- Window and door manufacturer and model
- Any additional information requested
Signage
- Application cover sheet
- Signage type: projecting, wall, awning/canopy, shingle, monument, skyline
- Provide a scope of work that explains if the proposal is a new sign or alteration, total square footage, lighting, and materials.
Demolition Of Historic Building/Economic Hardship
The Economic Hardship process is to determine the economic hardship of the property, not the property owner.
- Application cover sheet
- Estimated cost of demolition
- Detailed report from a licensed engineer outlining each issue and including photographs. Complete reports generally include qualifications of inspector noting his/her preservation technology experience, findings, methodology, information keyed to photographs, source of information, scope of services requested by applicant.
- Estimated market value of current condition and after alterations to meet basic code requirements
- Two detailed estimates from an architect/designer, developer, general contractor or other real estate professional experienced in rehab. Preferably, the estimates should include the preservation qualifications of the estimator
- Amount Paid for the property, date of purchase, who purchased from including a description of the relationship, if any, and terms of financing between seller and buyer
- For income producing properties: Annual gross income for the previous two years, itemized operating and maintenance expenses for the previous two years, and depreciation deduction and annual cash flow before and after debt service.
- Remaining balance on the mortgage or other financing secured by the property and annual debt-service, if any, during the prior three years
- Assessed value of the property according to the two most recent assessments
- Real estate taxes for the previous four years and assessed value of the property according to the two most recent assessed valuations
- All appraisals obtained with in the last two years by the owner or applicant in connection with the purchases, financing or ownership of the property
- Form of ownership or operation of the property, whether sole proprietorships, for-project or not-for-profit corporation, limited partnership, joint venture or other
- Any listing of the property for sale or rent, price asked, and offers received if any, within the previous two years, including testimony and relevant documents regarding: any real estate broker or firm engaged to sell or lease the property, reasonableness of price or rent south by the applicant and any advertisements placed for the sale or rent of the property
- Evidence of due diligence conducted prior to purchase, that would have revealed the existence of the overlay and the condition of the property.
- Evidence of regular maintenance of the property
- Feasibility of alternative uses for the property that could earn a reasonable economic return
- Any inspection reports conducted prior to purchase, if the building has been purchased in the last 12 months
- Evidence that substantial avenues for reuse were attempted, which may include actions such as:
- Applied incentives for rehab
- Worked with MHZC Staff on the possibility of new construction that would make rehab more viable
- For any professional that is providing any of the above information, please also provide information regarding their expertise inf the field, specific to historic properties.
D. Historic Zoning Commission Meeting Dates and Deadlines
Most regularly scheduled meetings will be held at 2 p.m. in the Sonny West Conference Center at Howard Office Building. All applications that require review by the MHZC will require public notice (yard signs and letters), which is the responsibility of the applicant. See Preservation Permit Application Notice Requirements for more information.
4. Permitting Process
Our staff will issue a Preservation Permit upon approval of the application by the Commission.
The Preservation Permit should be provided to the Building Department for completion of the Building Permit process. Drawings provided to the Building Department must match the drawings that are a part of the Preservation Permit. Submitting different plans to the departments plans result in a recension of the Preservation Permit.
The approved plans are a part of the permit. If at any point, the project needs to be revised, new drawings should clearly denote the change by clouding the areas of revision and by providing a description.
For permits to remain valid, work must begin within six months of the date of issue.
5. Appeals
Appeals of administrative decisions may be made to the Metro Historic Zoning Commission and appeals of the Commission's decisions may be taken to a court of competent jurisdiction as provided for by law.
