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Commissioners ask planning board to study options to preserve Davidson County—s rural character
Summary
After a lengthy discussion about recent subdivision activity and ordinance changes (2023), commissioners directed staff to send additional options to the Planning and Zoning Board for study, including possible tiered open-space rules and buffering.
Commissioner Mizelle opened an extended discussion on Sept. 8 about residential subdivision patterns, asking planning staff to present options to protect what he described as the county—s rural character amid increased residential development.
Lee (Planning Department) and Assistant Director Josh reviewed the ordinance changes that the board approved in 2023: minimum lot sizes were increased (from 20,000 square feet to 30,000 square feet outside watershed and 40,000 inside watershed) and mixed-use residential (MXR) requirements were altered to require multiple housing types and wider lot widths. Planning staff showed visuals comparing developments built under older rules with newer subdivisions and explained how lot-size averaging and open-space placements change appearance and density.
Planning staff told commissioners that the county is still seeing permit activity and that many projects approved under older rules remain under construction, so the visual effect of the 2023 changes is still rolling through the pipeline. Staff outlined several options for additional changes: removing lot-size averaging, creating tiered green-space percentages by subdivision size (examples from neighboring counties were cited), and adding buffering/screening requirements on subdivision perimeters to soften roadside views.
Commissioners debated trade-offs. Commissioner Shell emphasized landowner rights and cautioned against heavy-handed new restrictions, saying owners should retain reasonable ability to subdivide. Other commissioners pressed for tools to preserve visual character, especially when subdivisions front on major roads.
Staff and the board discussed practical problems: where natural buffers exist they can be preserved at low cost, but where no mature tree lines exist any required buffer will increase developer costs and could be passed on to buyers; enforcement and long-term maintenance of open space and buffers are also concerns when there is no homeowners' association. Planning staff recommended sending specific options back to the Planning and Zoning Board so that members and the public can review trade-offs and craft consistent, legally defensible language.
After discussion, the board gave staff direction to forward the topic to the Planning and Zoning Board for study and recommendation, without adopting immediate ordinance changes at the Sept. 8 meeting.
