🏠 Housing & Infrastructure Proposals: What’s Being Considered
Hello Neighbors—this is a longer update, but it’s worth the read. Metro Council asked the Planning Department to conduct the Housing & Infrastructure (H&I) Study with community engagement and to bring forward proposals for us to consider. Below is what’s on the table, and information on what the proposals do and do not do.
📅 Special Community Meeting for District 24 w/ Planning Department and Metro Historic Zoning Staff to discuss Housing and Infrastructure Proposals
→ DATE: Wednesday, October 1st
→ TIME: 5:30 PM
→ LOCATION: Sonny West Conference Center (700 Pres. Ronald Reagan Way)
Cannot make this meeting? A recording of the meeting will be available after the meeting.
Planning staff will give a short presentation and take questions on how the recommendations will interact with existing historic districts/overlays as well as other questions you may have. A recording will be posted afterward on the H&I website.
🔎 Quick Summary: What’s Being Proposed
These text amendments to the Metro Code propose to implement parts of Housing and Infrastructure study recommendations. They do not change the zoning on any property. Any future rezoning would go through the normal public process.
BL2025-1007 – DADUs (Detached Accessory Dwelling Units)
→ What it does: Allows DADUs in both R and RS districts within the Urban Services District (USD) and sets size/placement standards. (Today, DADUs are allowed in R or in RS only where a DADU Overlay applies.)
→ Historic/Conservation Overlays: DADUs would be allowed in conservation overlays but would be reviewed by the Metro Historic Zoning Commission (MHZC) under existing Conservation Overlay Design Guidelines—just as outbuilding or detached garages are reviewed now.
→ Not Short-Term Rentals: DADUs are not eligible for STR permits; the owner must occupy the property (either the main house or the DADU).
BL2025-1005 – Create Two New Base Zoning Districts (RN & RL)
→ What it does: Adds Residential Neighborhood (RN) and Residential Limited (RL) districts to the code as *options* for future rezonings. Creates standards for the types of buildings including required building materials and design standards.
→ What it does *not* do: Does not rezone any property. R/RS properties remain R/RS unless a future rezoning is requested and approved by the planning commission and council.
→ Uses: Non-residential uses match what’s already allowed in R (e.g., parks, churches/daycares with conditions).
→ The sponsor, CM Gamble, committed to defer the council's public hearing to the first Tuesday council meeting in November.
BL2025-1006 – Design Standards & Duplex Rules (“Tall & Skinny” regulation bill) Restricts height, updates designs to better reflect neighborhoods in response to community feedback.
→ What it does: Updates height and design standards in R & RS districts to better reflect typical neighborhood context; simplifies but does not change permitting in Agricultural and R districts (does not change RS) where already allowed.
→ Why: Responds to long-standing concerns about out-of-scale infill and removes complicated date-based conditions.
BL2025-1007 – Voluntary Attainability Bonus is still being developed.
→ A voluntary incentive program (enabled by state law) to encourage attainable housing in new by offering zoning incentives in exchange for building more financially attainable housing.
🧭 “What This Does Not Do” — Fast Facts
→ No automatic multifamily in R/RS. Creating RN and RL *does not* allow large multifamily on R or RS lots. A property would need a future rezoning to RN/RL (or to a multifamily district) to change what can be built.
→ No plex houses by right in R/RS. Adding RN/RL to the code *does not* change what’s permitted on R/RS today.
🧰 Where to Read the Text & Watch Explainers
H&I Landing Page: overview, videos, exhibits, timelines
Text Amendments Tab (all proposals): summaries, explainer videos, exhibits
Zoning Classifications (reference guide):
🧭 Key Takeaways
→ No automatic zoning changes: Your property’s zoning remains the same unless a separate, future rezoning is applied for and approved.
→ DADUs: Would be allowed in R and RS in the USD with MHZC design review in Conservation Overlays; no STR eligibility; owner-occupancy required.
→ Design & duplex standards: Aims to reduce out-of-scale “tall & skinny” construction and simplify duplex rules in R(no change to **RS** duplex restrictions).
→ RN/RL districts: New *tools* in the code—available only via future rezoning requests and Council action.
→ Incentives: A separate, voluntary Attainability Bonus is in development by staff now.
NOTE: If you read something here that seems off or you have questions, please reach out—I’m working hard to keep this accurate and useful, but I’m (very) human and appreciate your feedback for accuracy and engagement. Email:
Brenda.Gadd@Nashville.Gov 
