The Nashville Planning Commission on Thursday recommended approval of a modified rezoning map and a companion urban design overlay (UDO) for the Nations neighborhood after a long public hearing and months of neighborhood meetings. The commission voted to disapprove the versions filed at the clerk's office and to approve staff'recommended substitutes that reduce the rezoning boundary and add conditions on infrastructure, tree preservation and stormwater provisions.

Supporters said the package is the product of nearly two years of community-led work and will add housing options, protect a walkable main street and strengthen tree and stormwater requirements. "At the heart of this plan is a commitment to delivering on our neighborhood's priorities and vision for itself," Councilmember Roland Horton told the commission, noting more than 15 community meetings had shaped the proposal.

Opponents said outreach was insufficient and warned the broad rezoning could accelerate demolition of existing houses, increase traffic and overload stormwater systems. Several residents said they learned of the rezoning only after city mailings went out this month and asked the commission to defer to allow more neighborhood notice and technical study.

Staff and supporters countered that the UDO was crafted to limit building massing and block excessive '2tall-skinny' houses, require pitched roofs and set front-yard and facade controls for new construction. Staff said the substitute removes parcels they judged to be in flood-prone areas or lacking nearby infrastructure and focuses change on lots within a quarter-mile of mixed-use corridors and transit. The substitute also adds higher tree-preservation and planting standards and impervious-surface limits for new residential development.

Commissioners debated the trade-offs between neighborhood-level, parcel-by-parcel review and a broader, predictable zoning framework. Planning Director Lucy Allin said the commission and council must use a mix of tools: UDOs to manage form where streets and alleys are already intact and more incremental tools where basic infrastructure is absent.

The commission's recommendation now goes to Metro Council; council will hold a public hearing and retain the ability to amend or approve the measures during its legislative process. Supporters said they will continue neighborhood engagement ahead of council action. Opponents said they will press for more meetings and data on stormwater, sidewalks and traffic before the cases reach final legislative votes.