The bills have been presented as an affordable housing solution focused on increasing density, an offshoot of proposals suggested by NEST supporters last year. As before, the pushback against such initiatives has taken on a life of its own, and the Commission’s decision to vote down Welsch’s legislation received applause from those in attendance at last week’s meeting.
Before the public comment period, Councilmember Welsch shared that she spent a year researching Woodbine’s zoning history, and made the decision to introduce the legislation after recognizing that “the entire district was down-zoned from R zoning to RS zoning in 2003”—something she claims has hindered growth in the area. She also said that her proposed Urban Design Overlay “encourages middle class housing by allowing more units on a lot, decreasing the building height, and limiting the square footage of multi-family units,” but would withdraw her UDO if Planning releases new bulk standards for RM-20 and RM-40 zoning “that encourage context-sensitive, middle-scale housing” in June.
Those in support of the legislation were invited to speak first. Recognizing she was among the minority in the room, McKenzie Beaver of Woodbine stepped up to the mic. She stated that she believes the changes would encourage positive development in the areas where there are “a large number of vacant homes, which are often occupied by squatters,” and informed the Commission of “sketchy stores,” safety issues, and used needles discarded in the streets.
“Woodbine consists of small homes on relatively large lots, which is something that cannot be sustained long-term in a city like Nashville,” continued Beaver. “I would rather have more input into how our neighborhood evolves, rather than fight it and regret the inevitable changes that will eventually come regardless, or be left out of Nashville's growth altogether.”
Residents in opposition to the legislation showed up in full force. While many agreed that the area needs thoughtful change, the majority were turned off by Welsch's one-size-fits-all plan. Instead of feeling as though they’ve been presented with a reasonable solution, several speakers felt disrespected by the proposal and the process.
”I received a Planning Commission notice…five days before the first community meeting happened,” said Mitch Miller of Glencliff. “The community meeting was held on a holiday, had standing-room only flowing out the back door, there was no parking available—I had to park illegally to attend—[and] residents were told they were not allowed to ask questions on site. A week later, I'm here.” Miller went on to categorize the zoning proposals as “too sweeping of a change to delve out in one blow.”
Councilmember Welsch followed up the public hearing by assuring everyone her plan “doesn't force change.” Instead, “it gives long-time homeowners options to add a small unit for family, to downsize and stay in the neighborhood, or to use their land in new ways that reflect the community values, or to do nothing.” She emphasized that “you can keep your backyard,” and stated multiple times that her proposal—“modeled, basically, on Portland”—isn’t radical.
Planning Commission Vice Chair Jessica Farr, who has personal ties to Woodbine having helped with homeowner education and free tax assistance in the area, supported Councilmember Welsch’s intentions, but disagreed with her approach.
“I don't see protections here that work, that would address the concerns of gentrification,” she said. “I know the UDO will have some impact on design, but it's not going to keep housing affordable and it's not going to keep opportunities there for people who are currently living in that neighborhood.” Farr also stated that, in her 11 years on the Commission, she has never seen a room so full of people opposed to a proposal.
During the Commission meeting, Councilmember Welsch informed the body that another community event was scheduled for this week, though the Metro Calendar reflects that her May 1 meeting has been canceled.
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