[{"_1":2,"_100":-5,"_101":-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],{"_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",6241786,"mediaKeyId","3253675-3bc56cd8c47c9a9572269a6fda84aa52","parentId",3253675,"title","Metro Planning outlines Unified Housing Strategy, calls for 90,000 new homes and targets 20,000 deeply affordable units","audioSeconds",1401,"startMs",719000,"endMs",2120000,"viewUrl","/Search/View?dp=1&key=3253675-3bc56cd8c47c9a9572269a6fda84aa52&start=719&end=2120","thumbnailUrl","https://assets.pipeline.soar.com/3253675-3bc56cd8c47c9a9572269a6fda84aa52/thumbnail_719000.jpg","articleUrl","/articles/6241786/Tennessee/Metro-Planning-outlines-Unified-Housing-Strategy-calls-for-90000-new-homes-and-targets-20000-deeply-affordable-units","mediaUrl","https://secure.pipeline.soar.com/6241786-1c924fde590b4e7fd968238a1ca2d4ad/orig.mp4?Expires=1770897208&Signature=EYInHOaRtHAX925eZ8cEqzN2elcgeAjTjhEZiqdSJghXkUEgQR1mq36iDnAmb7KI1gpmJv2GPqn5B90wAbkektgzGRpY9O4srodrCNLpQl-qGkdV9TXb6XJuLJe479GVgn3X4IX9zHVl3id8bzeZ8PEzwdzf83i8wLsnUMvoiE3Ld7-KwumNYYRHSIqUbY5lWJl5QxH5r1kZ4KE~pXA9-AjjnNICFsGS50K8EYzCjBSVW8mnId8ofrsc5exVLBEIAd3iAMNqR6Pry6leIUw1FuJGQwpwIGPhbOmfUNdhHMNPkjkbMLivI0Jk070Dh~Nlpp1WxyFff5KImjVZZbL5Jg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Nashville, TN","date","2025-05-08T23:44:31Z","article","Angie Hubbard, director of the housing division at Metro Planning, summarized the city’s newly released Unified Housing Strategy (UHS) and asked the Planning Commission for input on implementation steps.

Hubbard said the UHS estimates a need for roughly 90,000 new homes over the next 10 years — about 9,000 per year — and emphasized a specific shortfall in deeply affordable units: “We need to add 20,000 of these homes affordable to 60% AMI over the next 10 years with priority for that deeply affordable housing.”

The UHS, Hubbard said, is intended to align Metro and public partners (including the Metropolitan Development and Housing Agency), nonprofits, private developers and philanthropic partners around four broad goals: create new housing, preserve existing affordable units, prevent displacement and improve access to housing services and resources. She emphasized that many actions will require federal, state or local subsidy and that Metro’s legal authority is limited: “we cannot require affordability as a condition of zoning… we cannot implement rent controls… we cannot establish locally any tenant protections beyond what is in state law.”

Hubbard outlined key strategy elements staff expect to pursue or support: grow and diversify public and philanthropic funding for affordable housing (noting the Barnes Fund is leveraged roughly nine to one), pursue voluntary state-authorized incentives for “attainable housing,” expand partnerships with institutional landowners (including faith-based property partnerships under a HUD pro-housing grant), and create tools to preserve long-term affordability such as deed restrictions and community land trusts. She said the strategy includes a new staff role to track expiring deed-restricted properties.

On need and targeting, Hubbard gave examples of income thresholds used in the plan: a household at 60% AMI would be roughly $44,940 for a single person and a little over $64,000 for a family of four (figures used in staff calculations). She also flagged the largest gaps are for households earning at or below 30% AMI and stressed that market solutions alone will not produce homes at those price points.

Hubbard described UHS implementation as iterative and performance-driven. Staff will publish performance metrics and maintain a housing dashboard to track outcomes. She said the UHS documents and the public feedback form are available at nashville.gov/uhs and that staff expect to finalize updates (including new HUD AMI numbers) before the new fiscal year launch on July 1.

Why this matters: the strategy frames how Metro will prioritize limited public dollars and incentives, and it signals programs and potential policy proposals that will come before the Planning Commission and Metro Council for review.

Hubbard: “When I use it, for the UHS and whatever our division does, we’re talking about housing that is restricted to households with incomes at 80% or below of our area median income.”

Implementation next steps noted in the presentation include ongoing community engagement throughout May, a scheduled public feedback period, coordination with the city’s housing-and-infrastructure study, and follow-up presentations to bodies such as the Housing Trust Fund Commission. Hubbard told commissioners the city will publish the UHS implementation plan and performance metrics and intends to adjust priorities over time based on results and changing conditions.

Ending: Planning staff asked commissioners to note that the UHS is not a council-voted ordinance but a strategic framework; commissioners and the public were invited to submit comments through the city website during the May feedback period and attend upcoming virtual and in-person briefings.","mediaType","Video","parentTitle","05/08/25 Planning Commission","oneSentenceSummary","Angie Hubbard, director of the housing division at Metro Planning, told the Planning Commission the city’s Unified Housing Strategy estimates a need for about 90,000 new homes over the next 10 years and prioritizes adding 20,000 units affordable to households at or below 60% of area median income.","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},6241778,"Planning Commission approves UDO modification for Tennessee Nature Academy site, removes Patcham Drive through-connection",764,4380000,5144000,"/Search/View?dp=1&key=3253675-3bc56cd8c47c9a9572269a6fda84aa52&start=4380&end=5144","https://assets.pipeline.soar.com/3253675-3bc56cd8c47c9a9572269a6fda84aa52/thumbnail_4380000.jpg","/articles/6241778/Tennessee/Planning-Commission-approves-UDO-modification-for-Tennessee-Nature-Academy-site-removes-Patcham-Drive-through-connection","https://secure.pipeline.soar.com/6241778-a7e09c1f8cb959086f3e4396de37f2c8/orig.mp4?Expires=1770897208&Signature=J9sp1svYSOYeFept7ufOIem6j~196daFlEvplmVmVz8k-XtNWjfjCQhGYKEVeKCbGedVvBFTBaVo-H5~31yOPcKuQICcr6dWwZq4B~L2X1642-9XWzfvL9esLzK2NIZgmQ0kNMaTUwBXjSGTjSz9u6uszXIGzTGonP29wjBdbqhv7TQd3~Phfu4CeOVkNwrnYvimxutwBK50c3r4PutLzLL8RPoMv0ztRTN5EhL8TT-yA9e4uAaqz1oTVkU9PsPBvVEpUN7HxRJY8yZ5v71ffYUG5fQ7IikseJLdJynIi4Y-mrotkkiO-2a7rk52OwMAyj32pk-dxWdQ3g8sUg05yA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission approved a modification to the Carothers Crossing Urban Design Overlay (UDO) that removes a required public street through-connection between Clement Street and Patcham Drive and instead allows a private access drive from Clement Street for the proposed Tennessee Nature Academy (TNA) school site.

Sarah Cook, presenting for planning staff, summarized the modification: the applicant withdrew a prior request to use Fairchild Circle and revised their design to provide access from Clement Street. Staff recommended approval with conditions after analysis found the site contains sensitive environmental features (three wetlands, a stream with a 30-foot buffer and steep topography) and that those constraints aligned with the overlay’s allowance for variations “where physical site constraints exist.” Cook also reported that Metro Parks does not support a private drive through the adjacent Cane Ridge Park because a new drive would likely require significant tree removal and park disturbance.

John Gorham of Barge Civil Associates, representing the applicant, said the site is about 23 acres and the revised plan accommodates bus and car queuing on site (the applicant reported about 60% of students would ride buses and 40% arrive by car, with staggered pick-up/drop-off windows and separate bus/car loops). Gorham noted revised grading and stormwater design and said the applicant accepts NDOT conditions, including a contribution toward a future signal and other mitigation measures.

Tennessee Nature Academy principal Jay Renfro and several parents and supporters urged approval, describing the school’s nature-focused curriculum and saying staff had held multiple neighborhood meetings to refine access options. Supporters said the Clement Street alignment follows the UDO’s illustrative plan and reduces tree removal compared with other options.

Many nearby residents and organized groups (including Cambridge Community Club and Carruthers Crossing residents) opposed allowing the school access to be routed through the subdivision. Opposition speakers described traffic congestion on Crothers (Carothers) Road and local collector streets, questioned adherence to the UDO phasing plan and asked the commission to delay approval until an outside access via Battle Road or other options could be pursued. Some asked that the Planning Commission treat multiple small modifications cumulatively as a major change to the UDO so the original town-center connector could be prioritized.

Planning staff and the applicant responded with technical analysis: an MMTA (multimodal transportation analysis) was reviewed and approved by NDOT, NDOT required removal of some temporary traffic-calming bollards to accommodate bus turns, and staff said on-site queuing and staggered schedules would limit streetside stacking. NDOT conditions included a funding contribution toward a potential future signal at Carothers Crossing and Battle Road and other mitigations that are memorialized in staff conditions of approval.

Commissioners discussed the record, policy and constraints on the site, and then voted to approve staff’s recommendation, with conditions that reflect the NDOT mitigation items and additional site requirements. The motion passed with the chair noting the conditions.

Why this matters: the approval sets access and mitigation conditions for a charter school site; the decision balances conservation policy and site constraints with a permitted community-education use on a MUL-zoned parcel. The debate highlighted long-running questions about UDO phasing and the availability of alternative public access routes from Battle Road.

Ending: The commission approved the modification with conditions; staff and the applicant said they will continue coordination with NDOT, Metro Parks and the community as the project moves to implementation and construction.","The Planning Commission approved a modification to the Carothers Crossing UDO allowing the Tennessee Nature Academy school site to use a private in/out access drive from Clement Street and removing a required public through-connection to Patcham Drive, subject to NDOT traffic and site mitigation conditions.",{"_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},6241782,"Planning Commission disapproves rezoning request for contractor-supply parking lot off Ashland City Highway",2182,2188000,4370000,"/Search/View?dp=1&key=3253675-3bc56cd8c47c9a9572269a6fda84aa52&start=2188&end=4370","https://assets.pipeline.soar.com/3253675-3bc56cd8c47c9a9572269a6fda84aa52/thumbnail_2188000.jpg","/articles/6241782/Tennessee/Planning-Commission-disapproves-rezoning-request-for-contractor-supply-parking-lot-off-Ashland-City-Highway","https://secure.pipeline.soar.com/6241782-90c90bf888a16de5f7a5a324c811cbdf/orig.mp4?Expires=1770897208&Signature=F0ny7OeUr2pV34fz8xMHTrXjsr5zQsi-NBeSXydOuKHjDVdWgwZK-mPIAyeXsfcIA-gAHMn5NafF7FjicgTXln6BEH8rr-zt2YLZvm-aAru~7r9oXP0dCnhIB2FRWhqB-WUItSh92VboT6FOIajQP54yjErSPTzwUa6vQWZT3nxWkms5mVGyQg3g7Lx5V6IaAnHX6WggTcYI9gSWP71mzWDY53fBs5tTx-1ppA8meJWVsvUJMxmWrNnof1xS3YEUbGx-bBNWpT2nZ2NMnr54uWRdirwleyBXi3tBxe-sAJsWEvD4a7pFPDn9pp8y166HkUrNvp55G5F9cRquuzRutw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission voted to disapprove a regulatory specific-plan (SP) rezoning request for property at 5000 Ashland City Highway after staff recommended disapproval, saying the requested building-contractor-supply use would conflict with the area’s T2 rural maintenance land-use policy and would introduce an industrial character to a rural corridor.

Dustin Shane, staff planner, described the request as a zone change from AR2a (agricultural residential) to a regulatory SP that would allow the current owner to formalize a contractor supply use and truck parking. Shane said the zoning and the UDO’s T2 rural maintenance policy emphasize preserving rural character and residential/agricultural aesthetics; staff concluded the SP “does not maintain rural character” and recommended disapproval.

Neighbors and area residents who spoke during the public hearing described the site’s recent history and code enforcement activity. Sumter Camp, a resident, testified that a grading permit had described “tractor storage” but inspectors later found a paved area used to park 15 or more dump trucks; he said stop-work and stop-use orders were posted but the lot continued to operate and that codes had charged the property owner with multiple violations now pending in Metro environmental court.

Applicant representatives Roy Dale and Tom White acknowledged the site’s visibility and described prior permitting and stormwater approvals; they told commissioners they would accept a set of conditions proposed by staff if the commission approved the SP. Dale said he sought to use the regulatory SP to add restrictions and buffering that would make the current use “fit a little bit better” than the existing situation.

After public comment and commissioner discussion, a motion to accept staff’s recommendation to disapprove the SP was made and seconded; the chair called the vote and the motion carried. The commission chair declared: “The item is disapproved.”

Why this matters: the decision upholds the T2 rural maintenance land-use policy and leaves in place the existing AR2a zoning; neighbors and staff framed the vote around both policy consistency and ongoing code-enforcement concerns.

Ending: The commission’s disapproval is a recommendation that affects subsequent legislative processes; the applicant and neighbors may pursue appeals or further action with the Metro Council or through enforcement channels.","The Planning Commission voted to disapprove a request to rezone 5000 Ashland City Highway to allow a building-contractor-supply use and truck parking, citing conflicts with the T2 rural maintenance policy and residents’ testimony of code violations at the site.","actionData","errors"]

Article not found

Metro Planning outlines Unified Housing Strategy, calls for 90,000 new homes and targets 20,000 deeply affordable units

Planning Commission approves UDO modification for Tennessee Nature Academy site, removes Patcham Drive through-connection

Planning Commission disapproves rezoning request for contractor-supply parking lot off Ashland City Highway