How long does it take to get a backyard accessory building approved on Everbright Avenue? For the owners at 109 Everbright Ave., the formal process ran from June to August 2026, after months of earlier design review. The commission never turned the project down.
The June item was never heard. No applicant attended, so it was automatically deferred. In July, the Historic Zoning Commission approved a small accessory structure and the site work 7–0. It deferred the larger 1,560-square-foot building, also 7–0, because that building was bigger than the zoning ordinance allows. In August, staff noted the proposal had been "recently reviewed by the DRC over the past several months," and the commission approved it 6–0. One commissioner said the square footage "had been the holdup but has been resolved."
That case sums up the 2026 record. If you're buying in one of Franklin's historic overlay districts, a flat "no" is not the main risk to your plans. The main risk is a "not yet," and each "not yet" usually adds a month.
What the commission did in 2026
We read the HZC minutes from February through August 2026. Nearly every residential application ended in approval, usually with staff conditions attached. A sample:
- 103 Cottage Ln.: all 25 windows replaced, approved 5–0
- 108 Cottage Ln.: all windows replaced, approved 6–0
- 223 Franklin Rd.: windows replaced, approved 7–0 after the applicant agreed to the six-over-six pattern staff recommended
- 800 Fair St.: siding, fascia, soffits, gutters and downspouts replaced or repaired in kind, approved 8–0
- 1005 Evans St.: front-yard fencing, approved 8–0
- 1010 Fair St. in Hincheyville: side-porch infill, a new dormer and rear alterations approved 9–0 in February, then a new accessory structure approved 7–0 in July
Sometimes the commissioners were more flexible than their own staff. At 121 Myles Manor Ct., staff recommended denying cedar shakes that were already installed, because there was no conclusive proof the material was historic. The commission approved the roofing request 8–0 anyway.
So a project is rarely blocked for good. Delays come from two places: missing evidence, and limits the commission has no power to waive.
Missing evidence adds a month
The February meeting shows how this happens. At 305 3rd Ave. S. in the Downtown Franklin National Register Historic District, the owner asked to replace two windows on one side of the house. Staff supported one request and said there wasn't enough information to make a recommendation on the other. The owner had found an old appraisal pointing to the home's original taller windows and planned to have a vintage millwork shop build the new ones. The commission praised that research and approved the eight-over-eight pair 9–0.
The second window, part of a 1908 addition, was deferred to the March 9 meeting, also 9–0. Commissioner Laster said what he wanted to know:
"Was the window replaced? Was there a weight pocket or evidence of a weight pocket? Were the weight pulleys present?"
Another commissioner asked for the jamb thickness, and the chair suggested bringing photos of the existing windows.
Nobody objected to the design. The commission just didn't have enough evidence yet. For a buyer who plans to update windows, that means the history of the openings, photos and construction details all belong in the first application. If they're missing, the work slides to the next monthly meeting.
The calendar sets the pace
The HZC meets once a month. Applications are due about two and a half weeks before each meeting, and the City asks applicants to meet with the Preservation Planner before applying. The Design Review Committee is optional and informal, with its own deadlines. The 2026 minutes show that larger projects usually go through it before the vote. The 210 3rd Ave. N. application, for example, had been to DRC "several times" before its April hearing.
As of early October 2026, the deadline for the October 12 HZC meeting has already passed. These are the remaining slots on the City's published schedule:
| HZC application deadline | HZC meeting | DRC application deadline | DRC meeting |
|---|---|---|---|
| 10/23/2026 | 11/9/2026 | 10/12/2026 | 10/19/2026 |
| 11/25/2026 | 12/14/2026 | 11/9/2026 | 11/16/2026 |
| 12/24/2026 | 1/11/2027 | 12/14/2026 | 12/21/2026 |
The City's application guide doesn't give a set number of days for a decision on a Certificate of Appropriateness. An application has to be complete, scheduled and reviewed by staff before the commission acts on it, and a deferral adds another monthly cycle. The certificate also has to be granted before you can apply for a building permit, which is its own review. In February, when a neighbor on Lewisburg Avenue raised drainage concerns about a new accessory building at 217 5th Ave. S., staff explained that stormwater engineering is reviewed later, at the building permit stage, not in the certificate application. The commission approved the project.
Here's what that means in practice. A buyer who closes in November and wants a new garage in the spring is already working against these dates.
Zoning limits the commission can't waive
Back on Everbright Avenue, the architect, Asher Paxton of Tandem Architecture & Design, explained the owners' reasoning. They had decided not to add onto the main house and put the extra living space into the accessory building instead. He also pointed out that the lot coverage was only 17%, well under the 30% allowed. That didn't settle it. The zoning ordinance caps an accessory dwelling at 50% of the main house's footprint. A second, minor structure can be added, but it can't be larger than 200 square feet. Staff explained that the historic guidelines can't override the zoning ordinance, so the larger building would need a variance.
This matters most for buyers who plan to add space with a guest cottage or studio. The overlay is one layer of review, and the base zoning is another. The commission can only approve what zoning already allows.
When rebuilding costs less than restoring
The biggest case of the year sits on Adams Street. The house at 1309 Adams St. is a circa-1900 gabled-ell frame house listed as contributing to the Adams Street National Register Historic District. An engineer's report found that 60 to 70% of its structural elements needed replacing. A separate estimate put rehabilitation at $857,660 and new construction at $662,460.
In May the commission approved demolition 8–0, on the condition that a new-construction certificate be approved. Commissioner Pearce noted the house had been empty for years. She said she hoped future guidelines would address neglect. The reconstruction, with a rear addition, was then approved 8–0, but only after the commission removed the proposed gable decoration and a dormer. Staff had recommended denying both because they didn't fit the guidelines.
Demolition in the overlay is possible, but the bar is documented. The guidelines require a report from an engineer or architect experienced with historic structures, cost comparisons, and a plan for what replaces the house. Even then, the new house is held to the historic look, down to the ornament.
Before you write the offer
- Confirm the overlay. The City publishes a historic resources map. Tennessee's disclosure statute requires sellers to disclose the home's condition, including known material defects, unless the buyer waives the disclosure. It doesn't specifically mention historic overlay status.
- Request the property's COA and permit history. The City keeps these records and accepts public records requests, so you can check whether past window, porch or fence work was approved.
- Sort your plans by review path. A certificate is required for new construction, additions, demolition, window replacement, and siding or roofing changes beyond routine maintenance. Rear-yard fences, HVAC screening and some minor rear-facade work can be approved by staff, while front-yard fencing goes to the commission.
- Check the footprint math early. If you're planning an accessory building, compare it against 50% of the main house's footprint before you hire an architect.
- Gather evidence before applying. Old appraisals, photos and details of the existing openings got the 3rd Avenue South windows approved in one meeting.
Frequently Asked Questions
Does repainting a house in the overlay need approval? The City's list of work that goes to the HZC includes painting masonry that has never been painted. Ordinary repainting isn't listed as its own category.
Can the commission approve an addition larger than the guidelines recommend? It did at 1309 Adams St. The addition came to roughly 59% of the historic footprint, above the recommended 50%. Staff noted the building would cover only about 9% of the lot. The zoning ordinance's limit on accessory dwellings is different. The commission can't waive it.
Have Franklin's design guidelines changed recently? The City began its update process in 2021. It asked for comments on a first public draft in a news release posted November 2, 2021. Its website presents the current guidelines as the standard for review.
If you're thinking about a home in downtown Franklin, Hincheyville or Adams Street and already know what you'd change, start with the commission's calendar. Shawn Tate and the Tate Team can help you check a property's approval history, line up your plans with the HZC's monthly meetings, and time your offer around the work you want to do. Contact Us.
