Comparing Mixed-Use Zoning: MUN vs. MUL vs. MUG

For developers in Metro Nashville, choosing between these districts often comes down to the desired Floor Area Ratio (FAR) and the building height permitted. All three districts allow for a mix of residential and commercial uses, but they serve different urban contexts.

Feature MUN (Neighborhood) MUL (Limited) MUG (General)
Primary Intent Small-scale, walk-up style; fits into residential areas. Moderate-scale; typically found along arterial corridors. High-intensity; intended for major nodes and transit hubs.
Max FAR 0.60 1.00 3.00
Max Height 3 Stories 3 Stories (within UZO*) 5 to 15+ Stories (context dependent)
Density (ISR) 0.90 (Impervious Surface) 0.90 (Impervious Surface) 0.90 (Impervious Surface)

1. MUN (Mixed-Use Neighborhood)

  • The Vibe: Think of a corner coffee shop with two apartments above it.

  • The Goal: MUN is designed to be a “buffer” or a low-intensity transition between purely residential neighborhoods and busier commercial areas.

  • Developer Insight: This is the most restrictive mixed-use tier. It’s ideal for boutique multi-family or small professional offices, but the low FAR (0.60) limits the total square footage significantly.

2. MUL (Mixed-Use Limited)

  • The Vibe: A medium-sized apartment building with a ground-floor restaurant or retail strip.

  • The Goal: MUL is the “workhorse” of Nashville’s mixed-use corridors (like parts of Charlotte Ave or Gallatin Pike). It allows for a higher concentration of activity than MUN.

  • Developer Insight: With a FAR of 1.0, you have more room to move. It is often the “sweet spot” for developers looking to build profitable residential density without the massive infrastructure requirements of a high-rise.

3. MUG (Mixed-Use General)

  • The Vibe: Large-scale “mid-rise” or “high-rise” developments with significant office and retail components.

  • The Goal: MUG is intended for areas with high traffic and high demand for density. It is rarely found deep inside a residential pocket.

  • Developer Insight: With a FAR of 3.0, MUG allows for three times the building mass of MUL on the same size lot. This is where you see significant “mixed-use centers” with multiple levels of parking and structured commercial space.

A Crucial “A” Note: What is MUN-A, MUL-A, and MUG-A?

You will often see an “-A” suffix (e.g., MUL-A). This stands for Alternative.

  • Standard (e.g., MUL): Focuses on “suburban” style setbacks (buildings set back from the street with parking in front).

  • Alternative (e.g., MUL-A): Requires “urban” design. The building must be brought to the sidewalk (Build-to Zone), and parking must be hidden behind or beside the building. In Nashville, the Planning Department strongly prefers “-A” zoning to encourage walkability.