Metropolitan Council Committee: Planning & Zoning - 2025-12-03
Meeting Intelligence Preview
Meeting Summary
The Planning & Zoning Committee approved two major housing ordinances: BL 2025-1005 creating new Residential Neighborhood (RN) and Residential Limited (RL) zoning districts (12-0), and BL 2025-1007 expanding detached accessory dwelling unit (DADU) regulations (10-0). Key amendments included adding a parking requirement for DADUs outside the Urban Zoning Overlay and reducing maximum DADU living space to 700-850 square feet. A resolution requesting a county-wide map for the new zoning districts failed 5-7.
Key Decisions (10)
Resolution for County-Wide RN/RL Zoning Map
RS 2025-1680 by Council Member Johnston requesting Metro Planning to create a county-wide map identifying appropriate areas for new RN-1, RN-2, RL-1, RL-2, and RL-3 zoning districts. Planning staff indicated they would update the Community Character Manual instead of creating a parcel-level map.
Consent Agenda - Multiple Resolutions and Ordinances
Approved 10 items including: RS 2025-1664 (PILOT agreement for Trinity Lane Apartments at 865 West Trinity Lane), RS 2025-1678 (flood room property purchase at 3909 Tucker Road), RS 2025-1679 (land use restrictions at Amajundro Water Treatment Plant), BL 2025-1108 (renaming South Street to King Hollands Avenue), and various easement ordinances.
BL 2025-1005 - New RN and RL Zoning Districts
Ordinance creating two new zoning districts: Residential Neighborhood (RN) and Residential Limited (RL) to provide middle housing options. Sponsors: Gamble, Parker, and Benedict. Substitute ordinance aligned with planning commission recommendation.
Amendment 1 to BL 2025-1005 - Unit Declaration Requirement
Amendment by Council Member Dreffel requiring applicants to declare intended number of units when applying for RN/RL rezoning. Planning noted no mechanism exists for recording such declarations.
Amendment 3 to BL 2025-1005 - Infrastructure Review Requirement
Amendment by Council Member Dreffel requiring evaluation of stormwater and multimodal infrastructure plans for RN/RL rezonings. Committee felt this singled out these districts without applying to others.
Amendment 5 to BL 2025-1005 - Delayed Effective Date to April 2026
Amendment by Council Member Allen to delay effective date until April 1, 2026 to allow Planning to update Community Character Manual. Some council members opposed due to pending rezoning requests in their districts.
BL 2025-1007 - DADU Regulations Expansion
Ordinance amending regulations for accessory buildings and detached accessory dwelling units (DADUs). Sponsors: Gamble, Parker, and Benedict. Substitute added parking requirement of one space per DADU outside the Urban Zoning Overlay.
Amendment 1 to BL 2025-1007 - Reduced DADU Size
Amendment by Council Member Johnston reducing maximum DADU living space from 1,200 sq ft to 700 sq ft for lots 10,000 sq ft or less, and 850 sq ft for larger lots. Planning supported this amendment.
Amendment 4 to BL 2025-1007 - Revert to Current DADU Standards
Amendment by Council Member Allen to maintain current 700 sq ft living space limit and add footprint limits of 750 sq ft for smaller lots and 1,000 sq ft for larger lots.
Late Filed Amendment - Historic Overlay DADU Delay
Amendment by Council Member Gadd to delay DADU implementation in historic overlay districts until January 1, 2027 to allow completion of preservation plan review.
Zoning Changes (2)
County-wide (Urban Service District)
Metro Council (Gamble, Parker, Benedict)
County-wide (Urban Service District)
Metro Council (Gamble, Parker, Benedict)
Development Activity (3)
Trinity Lane Apartments
Multifamily housing project receiving PILOT agreement for payments in lieu of ad valorem taxes
Artist Lofts
Six properties receiving new sanitary sewer manholes and easements
TCAT Nashville
Water main and fire hydrant assembly easement abandonment and acceptance
Market Signals (5)
Housing Demand
Multiple public commenters emphasized urgent need for affordable housing options, with testimony that Nashville residents are being displaced due to rising costs and limited supply.
Housing Demand
Council members reported receiving numerous rezoning requests from developers and property owners seeking to build middle housing, indicating strong market demand for these housing types.
Sentiment
Significant public concern exists about neighborhood character preservation, with council members noting constituent 'angst' about potential impacts of new zoning districts.
Infrastructure
Planning department completing infrastructure capacity study to assess systems-level view of infrastructure network, which will inform future development decisions and CIB planning.
Housing Demand
Builder and architect input indicates strong interest in DADU construction, with discussion of various configurations including stacked units over garages for aging parents and young professionals.