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Housing & Infrastructure Study Proposals + Engagement

September 11, 2025

Nashville’s June Draft Recommendations Memo proposed three phases of changes to the zoning code to help address Nashville’s housing challenges. The study will publish proposed amendments to the zoning code ON THIS PAGE over the next year. Sign up for their E-Newsletters to get alerts when new items have been published.  

Here are some Highlights from the 9/9 meeting with D23 Council Member Thom Druffel:

  • Nashville hired a firm to consult on housing and infrastructure
  • The current draft proposal outlines many items, but creates two new Zoning Districts that would apply to the entire city.
  • For RS zoning (nearly all of West Meade), both New Zoning Types (RN & RL) would be permitted if these recommendations are adopted. This would allow for all of the following and more:
    • 5-8 Single Family Homes per acre
    • Multiplexes
    • Townhomes
    • Low-rise courtyard flats
    • and more!

If you have any updates, comments, or corrections please contact the WMNA on the Contact Us form!

CALL TO ACTION: Thus far there has been VERY LITTLE community engagement. If you have thoughts on these proposed new zoning measures in our neighborhood (and citywide), please get involved:

  • TAKE THIS SURVEY to give your feedback directly to the city.
  • Reach out to Thom Druffel for more ways to get engaged thom.druffel@nashville.gov

Thanks to Brenda Gadd (Council Member) for sending around the recap below via email.

FROM BRENDA GADD, District 24 Council Member:

Hello Neighbors!  This is a long read but worth it. It is regarding upcoming House and Infrastructure proposals and how you learn more and continue to engage. The Metro Council requested the Planning department study and conduct public and community engagement leading to proposals for the council to consider. The proposals and restrictions of those proposals are listed below in more detail. None of the proposals change zoning but there is addition to code regulations around “tall and skinnies” and additions of new zoning districts and design standards as part of the proposal as well as add urban area detached accessory dwelling units.

Important Information Not to Miss

I want to make sure you have not missed the opportunity to learn about what is being proposed as legislative changes because of council’s request to the planning department to conduct a housing and infrastructure study and require community meetings and input, and to bring recommendations to the council. The proposed bills are listed below with the projected timeline for planning commission and council consideration. Please know the timelines below are subject to change. Please check the Metro Council legislation tracking system to verify scheduled dates.

Public Information and Education Available

There is a dedicated Housing & Infrastructure website (webpages) that also contains a page that is specific to the “Text Amendments” which is the language of the bill and proposed changes. The Housing & Infrastructure text amendment page provides written summaries of the proposed changes, a brief “explainer” video for proposed changes and most importantly, links to information about where residents can book appointments for office hours to learn more. Each proposal below will be considered separately. The number one concern and question I receive is “how will these bills or proposed changes change my property or my neighbors property?”. None of the bills being proposed — if adopted — will change the zoning of your property or your neighbor’s property. While each of the proposals are unique, any zoning change would have to go through a separate process as it does now. 

Please refer to and share these resources or reach out to get questions answered if you are unsure on what the proposals will do. I have already seen misinformation from well meaning community members and advocates in the community, and I want to make sure you have the most accurate information possible. 

Learn More with In-Person or Virtual Meeting

That “office hours” schedule is pasted below: Bookable In-Person Office Hours (Appointments required – one hour small group conversations) 

To reserve a slot, please book your spot through our Bookings page. In-Person Office Hours Location: Metro Office Building, 800 President Ronald Reagan Way, Nashville, TN 37210.

Bookings page: https://outlook.office365.com/book/HousingInfrastruct…@metronashville.onmicrosoft.com/?ismsaljsauthenabled

Or this page, and go down to find bookings: https://engage.nashville.gov/HousingAndInfrastructure#tab-61385

Remaining September Dates and Times

  • Monday, September 15 from 12 p.m. – 1p.m. (Virtual with 5 spots)
  • Thursday, September 18 from 4:30 p.m. – 5:30 p.m. (Virtual with 5 sports)
  • Tuesday, September 23rd from 4:30 p.m. – 6:30 p.m. (In-person with 2 opportunities that each have 5 spots)

What is Being Proposed and When?

Here is a quick summary of the current legislative schedule. I have highlighted upcoming public hearings in bold. Please know these dates are subject to change. 

1.BL2025-1007 lead sponsor CM Jennifer Gamble/ Proposal 2025Z-011TX-001 is legislation that amends the regulations pertaining to Detached Accessory Dwelling Units (DADUs). 

Summary: Detached Accessory Dwelling Units (DADUs) allow primary residences to have a separate, smaller living space in scale and behind the primary residence. Currently, they are allowed in a separate DADU overlay, some Urban Design Overlays, and some historic and conservation districts. The scale is as follows (if adopted): For lots below 10,000 sf, the maximum footprint would be 850 sf. For lots over 10,000 sf, the maximum footprint would be 1,200 sf. DADUs will NOT be elligible for Short Term Rental Properties (no STR) — so these properties would not be eligible for property owners to rent short term via AirBnB and VRBO, for example. The property owner MUST reside on the property as the primary dweller. The property owner could live in the DADU or the primary house so for example aging parents could live in the DADU and children could live in the main residence. I am sharing this as this is one of the uses I have constituents request.  

What is the Urban Services District? All of district 24 as resides in the Urban Services District. Davidson County is comprised of two defined services districts, Urban and General, as defined by the Metro Charter and directs taxes and uses such as “additional police protection; fire protection; water; sanitary sewers; storm sewers; street lighting; street cleaning; refuse collections and wine and whiskey supervision.” The current USD/GSD map is here: https://maps.nashville.gov/webimages/MapGallery/PDFMaps/Urban%20Services%20District.pdf

To restate this point: This proposal would expand eligibility for DADUs throughout the Urban Services District, including to some areas of the USD that are presently not eligible for DADUs. Council Members and Planning Department receive a high volume of requests from homeowners throughout the county seeking to rezone their properties to permit DADUs. This is something that in district 24 there are regular requests to create a living space, for example, for adult or college age children or parents to live — converting detached garage space is often the most cost efficient for many homeowners. This proposal is being presented first as it was the most requested from public comment to staff. 

Key point for Conservation Overlays: The Metro Historic Zoning Commission currently reviews DADU plans in accordance with the Conservation Overlay Design Guidelines as New Construction, which requires a public hearing. These Preservation Permit applications are quite common in Lockeland Springs-East End, Eastwood, Maxwell, Greenwood and a few other Conservation Overlay districts where their zoning currently permits DADUs.

To restate this point: The Consolidated Conservation Overlay Design Guidelines document that applies to most but not quite all Conservation Overlays already contains guidelines for DADUs.  The Metro Historic Zoning Commission (MHZC)  would continue to review DADUs using the current Consolidated Conservation Overlay Design Guidelines document (see this document starting on page 31) unless that design guidelines language were to be modified in some way in the future. (Yes; The Metro Historic Zoning Commission still exists! It is administratively attached to the Planning Department rather than the Historical Commission.) 

2.  BL2025-1005 lead sponsor CM Jennifer Gamble / Proposal 2025Z-009TX-001 is enabling legislation that creates to news zoning districts:  RN and RL zoning districts but does not rezone any property. Any rezoning would require future property owner request and council action. 

3.  BL2025-1006 lead sponsor CM Jennifer Gamble/ Proposal 2025Z-010TX-001 (Design standard bill; Regulates height and building design in response to complaints about “tall and skinnies”. This does not change any property’s zoning. This will requires height and designs be met to better fit into neighborhoods. This is in response to community meeting feedback. I call this the regulation of the tall and skinny duplex construction bill to require height and design guidelines: https://publicinput.com/Customer/File/Full/49b9e8c3-b1a6-4597-a40f-34d4b8ccf2d8  This is legislation that changes the design standards for housing in the R and RS zoning districts, and also simplifies conditions by which two-family dwellings (duplexes) may be permitted in Agricultural and R zoning districts. This proposal does not rezone any properties. 

Background: Sometimes properties have R zoning that would ordinarily allow two-family/duplex construction but there are conditions based on the date when a lot was created that — can require significant research time from Codes — to determine whether or not someone can actually build a second unit on an R-zoned lot (also agricultural). In some cases properties have had R zoning but did not meet the somewhat complicated conditions to permit two-family dwelling units and then the District Council Members have supported SPs on those properties to permit the two-family dwelling units that the homeowners and neighbors often assumed were already permitted. This aspect of this bill is supported by the Codes Department for simplifying permitting mostly in R zoning districts and does not change anything for lots with RS zoning. 

Additional background: The changes to design standards are meant to address some concerns that neighbors have expressed over the years about certain new-construction building heights and designs not fitting in with surrounding neighborhood context, which sometimes prompts requests for Contextual or other kinds of Overlays to control design. Part of the impetus of this proposal is to try to have the base zoning regulations better match typical residential neighborhood character designs. This aspect does not change anyone’s zoning entitlements but would apply to new construction in R and RS zoning districts going forward after Council adoption. 

4. There is another bill that is being worked on that would provide incentives for building more affordable or attainable housing as well. 

Voluntary Attainability Bonus Incentive : https://publicinput.com/Customer/File/Full/f81d8714-2346-476a-9496-6c326033ad6a

In 2024, the Tennessee General Assembly authorized municipalities to provide voluntary zoning incentives to promote attainable housing development as a response to the stressed housing market. Voluntary incentive programs create affordable homes within new market rate developments by offering incentives in exchange. These incentives can enable developers to build a wider variety of housing types across the income spectrum. 

However, state law limits these incentives to housing that is: 

  • Attached new building with five or more units and 
  • For rent. 

The Housing & Infrastructure Study explored how to leverage this opportunity with two proposed zoning districts: Residential Neighborhood and Residential Limited (which is proposed in BL2025-1005 – if adopted).

Information