by Rod Williams, Nov.4, 2025 - I am relatively informed about the zoning proposals before the Council and I am not opposed. I don't have a lot of passion around this issue, but generally support what is before the Council. I think we need greater density. For decades, I watched as little by little Metro Council approved the rezoning of large swaths of the county from a zoning allowing duplexes to a zoning that was single-family only. This reduced the number of homes that could be built in Davidson County. Opening back up to new housing development, those areas now zoned single-family only should have a modest downward effect on the prices of new homes.
I doubt the proposals, if passed, will increase by very much homeownership affordability, but will have a greater impact on renter affordability. As Nashville has grown, we have attracted high-paying jobs to Nashville, and people without a lot of money have been priced out of the market by those with a lot of money. That just happens. Prices have risen, and you can not build cheap single-family housing on expensive land. Even with the proposal to rezone areas from single-family to duplex will not drastically reduce the price of new single-family housing. When it comes to rental however, the addition of more DADU's, allowing greater heights of apartment buildings, and more places where apartments can be built should make rental housing more affordable.
I understand the desire to protect the character of one's community. However, with growth, if we protect our community character, we destroy someone else's community character. The character of many small towns and rural communities has changed as people have chosen to move to the suburbs and rural communities because they could not afford to live in Nashville.
I also think long commutes and urban sprawl is bad for the environment and the quality of life for many. We should make it possible for those who want to live in Nashville rather than Watertown to do so.
The arguments against the proposals based on capacity of water, stormwater, sewer, schools, and roadways, I do not find persuasive. We adjust capacity as growth occurs, not in advance of growth occurring.
For more on the issue, see the below from The Pamphleteer and follow the links.
By The Pamphleteer, Nov.4, 2025- Tonight, the council will hold public hearings for a slew ofZoning Wars
proposed zoning bills on second reading. During the final community presentation last week, Nashvillians questioned whether the changes actually benefit residents and those seeking home ownership in Davidson County.Over the last two weeks, community meeting attendees were given an overview of the four pieces of legislation by the Nashville Planning Department. The bills include:
- The addition of two zoning districts: Residential Neighborhood (RN) and Residential Limited (RL)
- Legislation that simplifies the rules for building duplexes and detached accessory dwelling units (DADUs)
“A [Detached Accessory Dwelling Unit], by definition, is going to increase the value of the property making it less likely for people to be able to buy it,” said a District 11 resident during last Thursday's meeting. He explained that mortgage companies won’t credit the potential income of renting out the extra detached dwelling until it’s occupied, so the benefit of that income doesn’t help with affordability when initially pursuing the purchase of a home.
- The creation of a Voluntary Attainable Housing Incentive Program.
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