[{"_1":2,"_112":-5,"_113":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6100603,"mediaKeyId","2813060-1c024149c7b8e8c9945054dcaf7dd43c","parentId",2813060,"title","Planning Department presents housing and infrastructure study showing zoning limits and equity gaps; outlines multi‑year work program","audioSeconds",1058,"startMs",7054000,"endMs",8112000,"viewUrl","/Search/View?dp=1&key=2813060-1c024149c7b8e8c9945054dcaf7dd43c&start=7054&end=8112","thumbnailUrl","https://assets.pipeline.soar.com/2813060-1c024149c7b8e8c9945054dcaf7dd43c/thumbnail_7054000.jpg","articleUrl","/articles/6100603/Tennessee/Planning-Department-presents-housing-and-infrastructure-study-showing-zoning-limits-and-equity-gaps-outlines-multiyear-work-program","mediaUrl","https://secure.pipeline.soar.com/6100603-09124e4cc00f4a95050965b53ca894ae/orig.mp4?Expires=1771152106&Signature=WBnFxcyml~TNSxwbD0m1p~NavHFo2isnl6afjwfWknffM7mBVzeNbdaunrF8G75247q8q9GnAf7qOgLOVOT~ndMBO5ckc1hzHQIm6kla7NTzH0DXyAYgaNQPr5cC0dOc4uVLSvFaU5auUFt2mPW0bOoG8refWanBRhxd6cMtgCLoCscmt43iDANwUwxZCEDuu4pokW0j2Y-xGcIcwTWt4R5iX7qfxijmCkg0F1vfxA7~-DCsVNcUT7oG89oLoB3qvCxax7oC-Pzk5nbj-vjvzjh0pAcEq~0r5uzCjweZYQ-v6U3EH2wwJ3Cp2wbAnS2~rV5QbrxK4GUHEHD69bH3kg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Nashville, TN","date","2025-03-27T23:40:59Z","article","The Metro Planning Department and its consulting team presented a preliminary housing and infrastructure study to the Metropolitan Planning Commission on March 20 that examined how existing zoning, infrastructure delivery and past decisions affect housing supply, affordability and equity across Nashville.

Greg Claxton of the consultant team summarized key findings: the existing zoning code tends to allow unexpectedly large building forms but gives limited flexibility in unit types, contributing to a 10‑year build‑out estimate that falls short of expected demand by roughly 20,000–40,000 housing units. The study found rental housing supply generally performs better than ownership opportunities; middle‑housing product types could reduce home prices in the pilot analyses by roughly $220,000–$344,000 per home compared with typical new product and reduce monthly rents by $300–$600. The study also highlighted sharp racial disparities in neighborhood affordability: typical Black and Hispanic families could afford the typical home in under 1% of neighborhoods using current pricing, while White and Asian families could afford typical homes in about a third of neighborhoods.

The team reviewed historical zoning context, noting early zoning (1933) and its overlaps with segregationist patterns, and showed the modern zoning map produces complex and sometimes surprising distributions of single‑family and multifamily zones across neighborhoods by racial composition. Staff cautioned that broad, one‑size‑fits‑all code changes may have unintended consequences for communities of color and advocated targeted, evidence‑based updates.

On infrastructure, staff said Metro’s current approach—relying on piecemeal private development and limited public capital for rights‑of‑way, sidewalks and intersections—creates coordination challenges. The rezoning process has become an important mechanism for securing infrastructure but is not a substitute for a coordinated capital program. Claxton outlined a phased work program that includes recommending targeted building‑code amendments (e.g., to enable taller single‑stair buildings where safe), updates to detached accessory dwelling unit standards, creation of new “house‑scale” and larger middle‑housing zoning districts, a framework for bonus incentives for income‑restricted affordable units, and a June recommendation on zoning‑map changes aligned to transit. Staff plans community office hours and workshops in April and May and said a full report will be posted the following day.

Commissioners asked clarifying questions about whether the department would recommend actions not supported by NashvilleNext; staff said changes would generally be aligned to NashvilleNext goals or would include proposed updates to the plan before map changes. Several commissioners urged continued community outreach and better coordination with Metro departments to translate zoning changes into deliverable infrastructure.","mediaType","Video","parentTitle","03/27/25 Planning Commission","oneSentenceSummary","Planning staff and consultants told the Metropolitan Planning Commission that current zoning and infrastructure delivery methods in Nashville are likely to leave a shortfall of tens of thousands of housing units and that ownership affordability is highly unequal across racial groups; staff outlined a multi‑year approach to zoning, code and infrastructure changes.","taxTitle","Planning Commission Meetings, Nashville, Davidson County, Tennessee","taxId",69335,"location","Tennessee","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6100608,"Commission approves partial rezoning on Bridal Church Pike after neighbors raise short‑term rental and construction impacts",2783,4063000,6846000,"/Search/View?dp=1&key=2813060-1c024149c7b8e8c9945054dcaf7dd43c&start=4063&end=6846","https://assets.pipeline.soar.com/2813060-1c024149c7b8e8c9945054dcaf7dd43c/thumbnail_4063000.jpg","/articles/6100608/Tennessee/Commission-approves-partial-rezoning-on-Bridal-Church-Pike-after-neighbors-raise-shortterm-rental-and-construction-impacts","https://secure.pipeline.soar.com/6100608-e538c291991432da7e8b3478e0c08956/orig.mp4?Expires=1771152106&Signature=ELQe6k40H4CMQrZYWvDsF7u~SXO02bV9KgXj54DpOOA4fJj3aLKQ~YPveq7hWfJ7HJMeYkvIcZ1SQscNguNdvj7Jp8PrAgYDL6tA03r8VzqjeCM188nQR7vtA5QTxli5KMD8VzihZ7z3mqDfe-UhEtiqjJxLBoVy5EWGm6hyzZ3KK889QDvGyDncCOvUOgKC~q2kw3zOnrbJtqT8a2grjZhsO9fmag7HMJaBLwzAuFrs1rgD-Lcpos0iIYAuaATNrO6FfVJgpt57efRTPr7XWkHJdAzvuDVqSQmZOGs2r9NJm-rvlIXiM1WbSCLccvGwlXvr8ynylulMRsMG8zqjCA__&Key-Pair-Id=KUT5TJCACFTXG","The Metropolitan Planning Commission on March 20 approved a request to rezone roughly 3.93 acres of property along Bridal Church Pike from CLNS (commercial limited, no short‑term rentals) back to CL (commercial limited). The applicant said the rezoning corrects a previous down‑designation and enables residential construction to proceed under residential building code rather than more costly commercial/hotel code. Units along Dennis Drive were proposed to remain CLNS so they would not be eligible for short‑term rental permits.

Staff presented the site context: the parcels sit in a T4 Urban Community Center policy area, adjacent to mixed commercial and industrial uses, and within a conservation policy overlay. Planning staff recommended approval, noting the location near transit and sidewalks and that CL and CLNS share development standards; the primary difference is that CL would permit short‑term rental permits while CLNS prohibits them.

Developer Brent Smith told commissioners the change addresses increased costs the project owner faced after an earlier rezoning to CLNS required commercial/hotel code elements and associated systems (sprinklers, elevators) that added roughly $7 million in costs. He described a compromise in which townhomes on the buffer side of a TVA easement would be eligible for short‑term rental permits (if CL is approved) while the row facing Dennis Drive would remain CLNS.

Multiple Dennis Drive residents and property owners testified in opposition, citing heavy construction traffic blocking the narrow, roughly 22‑foot roadway, missed trash pickups, mud and debris in the street, a damaged driveway with unresolved repair discussions, concerns about emergency‑vehicle access for elderly neighbors, noise and perceived safety impacts, and general opposition to short‑term rentals in a long‑standing neighborhood. One resident said construction trucks blocked her driveway that morning and she called Metro Police.

Applicant representatives said the site work is under construction and that building permits were granted; they said the project entrance was positioned to minimize impacts and that many building permit reviews (water, fire, NDOT) had been completed. Applicant counsel noted the developer agreed to keep the Dennis‑facing units on CLNS so they would not be eligible for short‑term rental permits and said the team would continue outreach to neighbors.

Commissioners discussed the technical distinction between CL and CLNS and the fact that building permits had already been issued for 66 townhomes; several commissioners said the rezoning request fits existing commercial zoning history on the property and the T4 policy context. Commissioner Clifton and others urged the developer to work with neighbors on construction impacts. A motion to approve the staff recommendation passed. The record shows approval by voice vote; a roll‑call tally was not recorded in the transcript.","The Metropolitan Planning Commission approved on March 20 a partial rezoning of about 3.93 acres on Bridal Church Pike from CLNS to CL, allowing short‑term rental eligibility on the rezoned portion while keeping units that front Dennis Drive designated CLNS (no STR permits).",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6100613,"Planning Commission approves 107‑acre Lemuel Road SP for mixed‑use housing and street connections",1015,3003000,4018000,"/Search/View?dp=1&key=2813060-1c024149c7b8e8c9945054dcaf7dd43c&start=3003&end=4018","https://assets.pipeline.soar.com/2813060-1c024149c7b8e8c9945054dcaf7dd43c/thumbnail_3003000.jpg","/articles/6100613/Tennessee/Planning-Commission-approves-107acre-Lemuel-Road-SP-for-mixeduse-housing-and-street-connections","https://secure.pipeline.soar.com/6100613-f9849f75b3d5599253fa8fe741020459/orig.mp4?Expires=1771152106&Signature=WME7nic44ihjtLBBCu-Q9xvIelu8ai80SaQpgqdWlUKGnb6kVu8ZDT7M6iQL1IE1IrQuz5V7cOT7tPIYjqdFSQqCROqpSao9hACYjOg~Cwik-IKg9JpqvnbNpzYpeB9iCPR5MJTKtE8EGtc9HxIMfQO5mOaQBXjiH83vpYipyifIgpYpA9Z0~3BsxcZpF91B9-5iUW3CiFoEuqgwlsuHCS-JPNWoEguiVn34ErnRu0UQMnpGvy-1IMd3R-h4WahtKDZljr4vmbeL3hMZffzMLrTHj-gVzgC6mBE~KNhMOM8N5Bx-73-ppaJTez5V1AGDyMmoTrBmJ3TFTFjmmZzdzw__&Key-Pair-Id=KUT5TJCACFTXG","The Metropolitan Planning Commission on March 20 approved a specific plan (SP) for a roughly 107‑acre site west of Dickerson Pike along Lemuel Road to permit a mixed‑use development with a maximum of 1,081 multifamily residential units and approximately 3,700 square feet of nonresidential uses. Staff recommended approval with conditions, citing consistency with the urban neighborhood evolving, urban mixed‑use neighborhood, conservation policies and the Dickerson North supplemental policy.

Staff described the plan as a large, interconnected subdivision that would construct new public streets across the site, including a north–south extension of Stanwick Drive, an east–west extension of Lemuel Road and a new Oak Street connection to Locust Street. The plan proposes a variety of unit types—detached cottages, townhomes, stacked flats and four‑story buildings—with building heights up to four stories in portions of the site. The SP provides buffers and natural open space in areas with slopes and stream buffers and includes a walking trail and central park and plaza.

Applicant representatives said the site is a rare development opportunity close to the urban core and near planned bus rapid transit investment on Dickerson Pike. They told commissioners the development will provide for‑sale housing across price points and that several agencies, including water and transportation, had placed conditions on the project—new water main connections, traffic signals, sidewalks and pedestrian signals along Dickerson Pike.

Two representatives of adjacent industrial properties spoke in opposition, expressing concerns about truck and semi traffic, noise near a rehearsal space and periodic low water pressure that has tripped the fire sprinkler system inside an industrial building. The applicant said the project will extend a 10‑inch water main to tie into a high‑pressure zone and that the proposed plan provides a landscape buffer and offsets between the new homes and existing warehouses.

Commissioner Leslie moved to approve staff recommendation to approve with conditions and disapprove without all conditions. The motion passed. The transcript does not list a roll‑call tally. The SP approval included standard conditions and coordination with Metro departments for utilities, street design and stormwater; the commission will review final engineering and site‑plan details at permitting.","Commission approved a specific plan allowing about 1,081 residential units and limited nonresidential uses on 107 acres west of Dickerson Pike; applicants and industrial neighbors discussed water pressure, truck traffic and noise.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6100618,"Planning Commission approves SP amendment at Bell Road with condition to set aside pocket park near relocated cemetery",1129,1761000,2890000,"/Search/View?dp=1&key=2813060-1c024149c7b8e8c9945054dcaf7dd43c&start=1761&end=2890","https://assets.pipeline.soar.com/2813060-1c024149c7b8e8c9945054dcaf7dd43c/thumbnail_1761000.jpg","/articles/6100618/Tennessee/Planning-Commission-approves-SP-amendment-at-Bell-Road-with-condition-to-set-aside-pocket-park-near-relocated-cemetery","https://secure.pipeline.soar.com/6100618-961c7c21e24a67b1114cdd81833e8674/orig.mp4?Expires=1771152106&Signature=O8MxprolcVaExmrnO8CJdzOfAQA6JYX0~uKC~lMdCNCNFaJD7zJ8mazQNeG2kozd9U~~NGBujgDafFi2EnPnVUQM94hkAWynVv~dEwsug0smwtGkMDTck9zbPpbsDFFWlNQ7Qdl3hiC2I12aptMud57Ne1XGLxIsv5DH0g5NbxRDaZVQAT-QizTjdljsBmllOPPGdYucTyJsg0mp43cbEVjQik4MV~DZWiKPuQ0eCXiWo3KSBMMtWYA1NRCBzlWQZPJCzHmG5yarqJKaAK3LJGCB0v9k83nqlI37VuRtSjdtviIwCWGZ347YuFPAAelY4Gemxb3as6NW2LYkNNRqkg__&Key-Pair-Id=KUT5TJCACFTXG","The Metropolitan Planning Commission on March 20 approved an amendment to a specific plan for roughly 22.43 acres at the corner of Bell Road and Harris Hills Lane to allow a mixed-use development that includes up to 316 multifamily units and 41,000 square feet of nonresidential space, with a condition that the applicant continue to work with the family and neighborhood on a pocket park related to a small cemetery previously relocated.

Staff told commissioners the amendment changes District 1 of an existing plan from nonresidential-only to a mixed-use district while leaving Districts 2 and 3 unchanged. The amendment area combines roughly 12.73 acres already zoned SP with about 9.7 acres zoned AR2A and proposes a maximum of 316 multifamily units and about 41,000 square feet of nonresidential uses. Staff recommended approval with conditions and disapproval without all conditions.

At the public hearing the applicant’s attorney, Tom White of Toon, Entrekin & White, said the project had two years of community engagement and that Councilmember John Rutherford supports the proposal. A neighborhood representative raised concerns about a small family cemetery that, she said, had been declared abandoned in court and whose markers were later moved. She asked the commission to help preserve the family’s burial site; she said family members had requested the stones be returned and the area be memorialized rather than used as a parking lot.

White told the commission his team had moved the remains through Chancery Court proceedings several years earlier and that the parties had agreed to work with the family to set aside a nearby parcel and re‑install the stones with the family’s consent. Commissioner discussion focused on whether to include a condition requiring continued coordination with the family; commissioners agreed to add a condition requiring the applicant to continue working with community members and descendants on creation of a pocket park near the former cemetery. Commissioners also noted staff’s historic‑resources team had recommended a Phase I archaeological survey as a nonbinding recommendation; staff clarified state regulations apply if human remains are uncovered during grading.

Commissioner Allen moved to approve the staff recommendation to approve with conditions and disapprove without all conditions and explicitly added the condition that the applicant continue to work with the community on the pocket park. The motion passed. The commission did not record a roll‑call tally in the hearing record provided.

The commission’s approval also included standard conditions regarding SP design and conservation provisions described by staff; commissioners will review final site plan details, including any park design, at later phases when building permits and final site plans are submitted.

Neighbors and the applicant agreed at the meeting to continue discussions about the cemetery stones and the small memorial space; the agreement is not part of the zoning text but was added as a condition to continue coordination and to be reflected during final site plan review.","The Metropolitan Planning Commission approved a specific plan amendment to permit mixed-use development at Bell Road and Harris Hills Lane, with a condition that the applicant continue working with the family and neighbors to establish a nearby pocket park and return cemetery stones removed during earlier court-ordered relocation.","actionData","errors"]

Article not found

Planning Department presents housing and infrastructure study showing zoning limits and equity gaps; outlines multi‑year work program

Commission approves partial rezoning on Bridal Church Pike after neighbors raise short‑term rental and construction impacts

Planning Commission approves 107‑acre Lemuel Road SP for mixed‑use housing and street connections

Planning Commission approves SP amendment at Bell Road with condition to set aside pocket park near relocated cemetery