Metro Council Advances Rezoning Plan for The Nations

The Metro Council has moved forward with what could be a colossal rezoning plan for more than 300 acres in The Nations — a proposal that stirred more than two hours of heated comments on Tuesday night from impassioned neighborhood residents and discourse among councilmembers. 

The group of rezoning ordinances — also known as The Nations Neighborhood Plan — is sponsored by District 20 Councilmember Rollin Horton and passed on its second of three readings at Tuesday's council meeting. 

The proposal would create an urban design overlay (UDO) and regulate the height of most residential buildings to about 35 feet, or two stories. It also allows for the construction of accessory dwelling units and detached accessory dwelling units, which can often be seen in the form of carriage houses or garage apartments — as long as they are not taller than the main home. Heightened tree density requirements and efforts to improve stormwater drainage are also included in the plan. 

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Horton said the goal is to allow for expanded affordable housing options, increase walkability and help replenish the neighborhood’s tree canopy.   

“This plan is about more than accommodating change and growth,” Horton said. “It’s planning ahead for it.” 

Supporters of the proposal assert that it could act as an outline for rezoning and development across the city. 

“It’s thoughtful,” said Old Hickory Village resident Eric Patton, who ran for the council's District 11 seat in 2023, narrowly losing to Jeff Eslick. "It’s community-informed, and it’s a model for how we should grow without selling our soul."

Horton has hosted several publicly noticed community meetings and worked for nearly two years on the plan. He said he is engaged with homeowners’ associations, church groups and the The Nations Neighborhood Association, for which many of the members addressed the council in support of the proposal. 

Other neighborhood residents, however, said they learned of the rezoning plan only within the past few weeks.  

“When this notice came in the mail, it was horrifying,” said Lauren Magli, a resident who rents in The Nations. “I would like to clarify for council that what we’re talking about here is a blanket upzoning to multifamily by right of the entire Nations neighborhood. The magnitude of this cannot be understated.” 

Dozens spoke both in favor of and against the matter on Tuesday night. Some opponents urged the council to defer consideration until they could learn more about the plan, while others cited concerns of traffic and large, high-density developments that they worry would erode the neighborhood's character and consequently displace current residents.

Additional critics said they felt the plan’s stated purpose is misleading and questioned whether the housing made possible through the rezoning would actually be affordable. 

District 14 Councilmember Jordan Huffman backed the rezoning effort's aim at housing. 

“We can’t keep saying that we support affordable and attainable housing and then block every tool that makes it possible,” he said. “This UDO doesn’t cause density. It helps shape it in a meaningful, thoughtful way that the community needs.” 

Councilmembers Jeff Eslick, Jennifer Gamble and Joy Styles made attempts to defer the proposal to allow for further community input, but all were unsuccessful. 

The council ultimately approved the ordinances on second reading 26-7. Four councilmembers abstained. 

The proposal is headed for a third and final vote on Aug. 19, with additional amendments expected to be considered. 

In other business, the council indefinitely deferred District 28 Councilmember David Benton’s controversial rezoning proposal that would have allowed for the construction of a warehouse near a quarry in Antioch.

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The proposal recently came under scrutiny from area residents who are concerned about road safety and environmental impact. Benton said his purpose for deferral is “so that we can focus and deal with the safety and traffic concerns of the constituents.” 

The council also gave its second-reading OK to an ordinance to remove certain parking requirements at bars and nightclubs, policy aiming to prompt walkable and pedestrian-centered development.

The council also approved a resolution in support of the Stop American Gestapo Act, a recently filed bill in the statehouse sponsored by Rep. Justin Jones (D-Nashville), which would prohibit federal and state law enforcement from wearing face-covering masks and require them to have a form of visible identification.

Correction: A previous version of this story noted that the council had given final passage to the parking ordinance. It was passed on second reading.

This article was first published by our sister publication, the Nashville Post.