Metropolitan Council Committee: Planning & Zoning - 2026-03-16
Meeting Intelligence Preview
Meeting Summary
The Metropolitan Council Planning & Zoning Committee approved 42 items including sign code amendments, two commercial compatibility overlays on Buchanan Street, and multiple zoning changes across Nashville. Key approvals included the East Bend mixed-use development rezoning at 513-525 Merritt Avenue (IWD/RM20a to SP), a 36-unit multifamily project at 2003 Straightaway Avenue, and a 17 single-family lot plus 19 multifamily unit development on West Campbell Road. The committee also held extensive discussion on the pending East Bend development legislation, addressing traffic impacts, building heights up to 40 stories, and environmental remediation of the former scrapyard site.
Key Decisions (7)
Sign Code Amendments (BL 2025-1148)
Ordinance amending chapters 17.04 and 17.32 of the Metropolitan Code to revise sign regulations, close loopholes, update code organization, and bring Nashville into compliance with state law. Includes new definition for window signs and digital sign restrictions requiring 8-second static display.
Commercial Compatibility Overlay - Buchanan Street (21st Ave N to I-65) (BL 2025-1168)
Applied commercial compatibility overlay district to various properties on Buchanan Street between 21st Avenue North and Interstate 65. Addresses noise, late night activity, and behavioral impacts affecting nearby residents.
Commercial Compatibility Overlay - Buchanan Street (24th Ave N to 21st Ave N) (BL 2025-1169)
Applied commercial compatibility overlay district to various properties on Buchanan Street between 24th Avenue North and 21st Avenue North.
East Bend Mixed-Use Development Rezoning (BL 2026-1248)
Rezoning from IWD and RM20a to SP for properties at 513-525 Merritt Avenue, 1313-12 Martin Street, and 548 Hamilton Avenue at northwest corner of Martin Street and Hamilton Avenue, partially within Wedgewood Houston Chestnut Hill Urban Design Overlay District, to permit mixed-use development.
West Campbell Road SP Development (BL 2026-1275)
Rezoning from RS20 to SP for property at West Campbell Road, approximately 364 feet north of Conifer Parkway, to permit 17 single-family lots and 19 multifamily residential units. Sponsor: Gamble.
Continuum of Care Grant Amendment (RS 2026-1841)
Resolution approving amendment to HUD continuum of care grant agreement replacing MDHA with Office of Homeless Services as recipient of $465,701 for continuum of care planning activities. Sponsors: Toombs, Horton, Hoffman, Gadd, Allen.
Consent Agenda - 40 Items
Approved consent agenda including aerial encroachments at 730 B Main Street and 1112 2nd Avenue North, multiple public sewer and water main acceptances, and numerous zoning changes including: 1905/1907 Ashland Avenue (RS10 to R10), 1408 Donaldson Pike (OL to MUL-ANS), various Rolland Road properties (R8 to RS10), 1704 River Drive (RS10 to R10), 228/230 Alberta Street (RS5 to SP for 5 multifamily units), 1004/1104 Cass Street (R6 to SP for 8 multifamily units), 4046/4060 Murfreesboro Pike (AR2a to RM15a-NS), 307 Joyner Avenue (RS5 to R6a), Fern/Elmhurst Avenue properties (RM20a to SB), 1085 Zofi Street landmark overlay amendment, 505 Patterson Street (RS7.5 to R8a), 50 Vantage Way (IWD to MUG-NS), 1103 West Grove Avenue (R8 to R6a), 524 High Street (RS7.5 to R6a), 4206 Hermitage Road (R10 to CS), 253 Leon Loop historic landmark overlay, 109 Alberta Street (RS5 to R6a), 2003 Straightaway Avenue (R6 to SP for 36 multifamily units), 1900 Ackland Avenue (OR20 to MUL), Hobson Pike (RS10 to SP for mixed-use).
Zoning Changes (24)
Buchanan Street between 21st Avenue North and Interstate 65
Council member Taylor
Buchanan Street between 24th Avenue North and 21st Avenue North
Council member Taylor
513-525 Merritt Avenue, 1313-12 Martin Street, 548 Hamilton Avenue
Council members Vaux and Horton
West Campbell Road, approximately 364 feet north of Conifer Parkway
Council member Gamble
1905 and 1907 Ashland Avenue, approximately 337 feet south of John Mallette Drive
Council member Kimbrough
1408 Donaldson Pike, approximately 140 feet south of Lakeland Drive
Council member Greg
Various properties along Rolland Road, east of Wilson Boulevard and west of Carden Avenue
Council members Gadd and Horton
1704 River Drive, approximately 280 feet west of River Court
Council member Kimbrough
228 and 230 Alberta Street at corner of Burbank Avenue
Council member Welsh
1004 and 1104 Cass Street at northwest corner of Cass Street and Owen Street
Council member Toombs
4046 and 4060 Murfreesboro Pike, approximately 399 feet south of Maxwell Road
Council member Harel
307 Joyner Avenue, approximately 164 feet west of Burbank Avenue
Council member Welch
33B, 57, 91, 113A-D Fern Avenue and 101-107 Elmhurst Avenue
Council member Toombs
1085 Zofi Street, approximately 215 feet west of Gallatin Pike
Council member Parker
505 Patterson Street, approximately 125 feet west of Mead Avenue
Council member Welsh
50 Vantage Way at corner of French Landon Drive
Council member Toombs
1103 West Grove Avenue, approximately 79 feet west of 11th Avenue South
Council members Foehn and Horton
524 High Street, approximately 42 feet northwest of May Street
Council members Welsh and Styles
4206 Hermitage Road, approximately 450 feet north of Lebanon Pike
Council member Eslick
253 Leon Loop, approximately 113 feet south of Humphrey Street
Council members Von and Horton
109 Alberta Street, approximately 245 feet east of Foster Avenue
Council member Welsh
2003 Straightaway Avenue, approximately 190 feet east of Scott Avenue
Council member Benedict
1900 Ackland Avenue, approximately 265 feet east of 20th Avenue South
Council member Cash
Hobson Pike, approximately 460 feet northeast of Hamilton Church Road
Council member Harel
Development Activity (9)
East Bend Development
Proposed 24-40 story buildings with residential and commercial uses. Environmental investigation completed showing shallow impacts (metals, petroleum) that are manageable. Deep foundations to bedrock required. River gateway site with 50-foot view corridors, building orientation requirements (short side toward river), and 40% open space requirement on Davidson Street site.
513-525 Merritt Avenue Mixed-Use
Rezoning from IWD and RM20a to SP zoning. Includes Mill Works Building with density table added via amendment.
West Campbell Road Subdivision
17 single-family lots and 19 multifamily residential units on RS20 land rezoned to SP.
2003 Straightaway Avenue Multifamily
36 multifamily residential units, rezoning from R6 to SP.
228/230 Alberta Street Multifamily
5 multifamily residential units, rezoning from RS5 to SP.
1004/1104 Cass Street Multifamily
8 multifamily residential units, rezoning from R6 to SP.
Hobson Pike Mixed-Use
Mixed-use development, rezoning from RS10 to SP.
CCB Phase 1A Water Infrastructure
Abandonment of existing public water main and acceptance of new public water mains for three properties.
Shelby House Phase 2 Sewer
Abandonment of existing public sanitary sewer main and acceptance of new public sanitary sewer manhole.
Market Signals (6)
Housing Demand
Multiple residential upzoning approvals across Nashville indicate continued strong demand for multifamily housing, with projects ranging from 5 to 36 units approved in single meeting.
Commercial Demand
Commercial compatibility overlays being applied to Buchanan Street corridor suggest tension between commercial development pressure and residential neighborhood preservation.
Infrastructure
East Bend development discussion revealed that deep foundations to bedrock are standard for downtown and East Bank high-rise construction, with environmental remediation of former industrial sites considered manageable.
Sentiment
State legislation (SB 1908/HB 1837) establishing compensation framework for property owners when land use regulations reduce property value is advancing, potentially impacting future overlay district applications.
Infrastructure
Major and Collector Street Plan amendments for East Bend area expected to begin within next couple months, with planning department coordinating with NDOT and WeGo on street network design.
Housing Demand
T3 Neighborhood Maintenance policy allows infill development with broader housing mix on larger vacant parcels, enabling multifamily units in traditionally single-family areas with appropriate design transitions.