Metropolitan Council - 2025-12-04
Meeting Intelligence Preview
Meeting Summary
The Metropolitan Council approved two major zoning ordinances (BL2025-1005 and BL2025-1007) creating new Residential Neighborhood (RN) and Residential Limited (RL) zoning districts and expanding accessory dwelling unit regulations, with an effective date delayed to April 1, 2026. The council also approved the creation of a Midtown Central Business Improvement District and deferred the $531.9 million capital spending plan and a $15 million downtown public safety grant MOU with the Nashville Downtown Partnership to December 16.
Key Decisions (14)
New RN and RL Zoning Districts (BL2025-1005)
Created two new zoning district categories - Residential Neighborhood (RN) and Residential Limited (RL) - to allow missing middle housing types including duplexes, triplexes, and cottage courts. Sponsored by Gamble, Parker, and Benedict.
Accessory Dwelling Unit Regulations (BL2025-1007)
Amended regulations for detached accessory dwelling units (DADUs) including size limits of 700 sq ft for lots under 10,000 sq ft and 850 sq ft for larger lots. Added parking requirement of one space per DADU outside urban zoning overlay districts. Sponsored by Gamble, Parker, and Benedict.
Midtown Central Business Improvement District (BL2025-1113)
Authorized creation of a Midtown CBID for beautification, cleaning, safety, and neighborhood improvement. Sponsored by Coopin, Cash, Allen, Huffman, Hill, and Stiles.
Capital Spending Plan - $531.9 Million Bond Resolution (RS2025-1660)
Initial resolution for general obligation bonds not to exceed $531,925,000 for capital projects. Sponsored by Toombs.
Downtown Public Safety Grant MOU (RS2025-1659)
$15 million grant from Tennessee for downtown public safety through Nashville Downtown Partnership. Concerns raised about surveillance technology and oversight. Sponsored by Toombs, Huffman, and Johnston.
Planning Department Map Resolution (RS2025-1680)
Resolution requesting Planning Department create countywide map identifying areas appropriate for new RN and RL zoning districts consistent with Nashville Next Community Character Manual. Sponsored by Johnston.
School Resource Officer Grant (RS2025-1673)
Accepted statewide SRO program grant from Tennessee Department of Safety and Homeland Security for placement of school resource officers in K-12 public and charter schools. Sponsored by Toombs, Huffman, Johnston, Gamble, Weiner, and Spain.
Metropolitan Animal Care and Control Commission (BL2025-1061)
Established commission to support MAC facility programming and community engagement. Announced new MAC director Danielle Carter. Sponsored by Weiner and 28 cosponsors.
TPAC Development Agreement (BL2025-1150)
Authorized execution of development agreement and ground lease for performing arts facility on East Bank Stadium campus. Sponsored by Coopin, Toombs, Horton, Johnston, Hill, Huffman, and Styles.
Employee Survey Requirement (BL2025-1114)
Would require metro departments to conduct annual employee surveys. Sponsored by Stiles, Evans, Ellis, and Webb.
Fence Permit Requirement (BL2025-1115)
Would require permits for permanent fences in Nashville. Sponsored by Vaux and Welsh.
Building Height Regulations (BL2025-1006)
Amended height regulations in single family and two family residential zoning districts, reducing maximum height from 45 to 35 feet and simplifying duplex conditions. Sponsored by Gamble, Parker, and Benedict.
Emergency Communications Reforms (RS2025-1655)
Resolution calling for reforms to 911 department leadership and workplace culture. Sponsored by Stiles, Evans, and Welsh.
Rules Change for Large Scale Rezonings Failed
Proposed rule requiring automatic 60-day deferral for rezonings affecting more than 25 parcels or 10 acres without property owner consent. Sponsored by Spain, Huffman, Coopin, Weiner, Benton, and Ellis.
Zoning Changes (7)
1704 Arthur Avenue, approximately 100 feet northeast of James Street
Sponsor Taylor
510 High Street, approximately 275 feet east of Mead Avenue
Sponsor Welsh
1641 11th Avenue North at corner of Huayless Street
Sponsor Taylor
1435 Meridian Street at corner of Gatewood Avenue
Sponsor Parker
West of Old Lebanon Dirt Road along Old Hickory Boulevard and Central Pike
Sponsors Huffman, Evans, and Eslick
4301 Harding Pike, 296 feet southwest of Woodlawn Drive
Sponsors Gad, Horton, and Allen
40408 Maple Street at Southeast Corner of Maple Street and 4th Avenue
Sponsors Hancock and Webb
Development Activity (2)
Mixed Use Development at Murfreesboro Pike
65.32 acres within Murfreesboro Pike urban design overlay district; SP amendment to permit mixed use development.
East Bank Stadium Campus - TPAC Facility
Performing arts facility development; ground lease agreement authorized; Section 232 meeting held to introduce plan.
Market Signals (6)
Housing Demand
Council members cited that 49.4% of young adults are considering leaving Nashville in the next few years due to housing costs, and the average age of homeowners is now 40 years old.
Housing Demand
Public testimony noted that 72% of Nashville's workforce individually qualifies for affordable housing, indicating severe affordability constraints for essential workers.
Housing Demand
Council member Sepulveda stated she is the only council member who rents an apartment, highlighting the difficulty of affording homeownership even for elected officials.
Commercial Demand
Midtown Central Business Improvement District approved, indicating property owner investment in beautification, cleaning, and safety improvements for the commercial district.
Infrastructure
Multiple council members expressed concern that housing development is proceeding without completed infrastructure studies, with the housing and infrastructure study described as incomplete.
Sentiment
Council received thousands of emails expressing concern about zoning changes, with significant opposition concentrated in certain districts, though support also exists in urban core neighborhoods.