General Forum, 2023-2027 Term

This discussion topic was requested by Council Member Druffel regarding Housing & Infrastructure Study and Recommendations.

From CM Druffel:

As we start looking at improving the needs of our housing market, we must ensure that our infrastructure needs and capacity tracks with the density in the proposed zoning changes. As a reminder we unanimously committed to a resolution in 2024 as follows:

RS#2024-288:  A resolution requesting the Metropolitan Planning Department, Metropolitan Department of Codes and Building Safety, Historic Preservation Offices, Metro Water Services, and Nashville Department of Transportation and Multimodal Infrastructure to conduct necessary technical studies, as determined by the departments, to provide a comprehensive analysis of recommended changes to the Metropolitan Code of Laws that would increase allowable density in Nashville and Davidson County and make recommendations regarding land use policy which incorporates affordable and workforce housing strategies that can be supported by existing and planned infrastructure.”

In order to move forward on the zoning changes, some of the following questions on infrastructure need to be answered:

The Multi- Modal Plans are a critical part of determining new zoning districts. How will new zoning districts be determined this Fall when the Multi-Modal plans are not due till December/January?

Will our current stormwater management plans be sufficient for the increased runoff from added density? The Master Stormwater Plan is not scheduled for completion until 2027. We need to examine comprehensive support and plans to ensure the safety of Nashvillians before moving forward. Flooding and flash flooding are becoming more frequent because of climate change. The memories of the 2010 Nashville flood and the Waverly flood are reminders of the real risks—lives and livelihoods are at stake, with potential economic damage reaching into the billions.

An Environmental Impact Study is essential. How do we know which neighborhoods can safely handle additional water runoff? Nashville, situated in a basin with 350 miles of creeks, streams, and rivers, contains some of the region’s most sensitive soils. As an example, the 2010 flood resulted in 560 landslides across the county. How does the Metro Nashville-Davidson County Multi-Hazard Mitigation Plan address the impact of increased density?

Our city’s tree canopy is one of our best defenses against stormwater runoff and air pollution. What impact will greater density have on our urban forest?

These critical infrastructure questions must be thoroughly and thoughtfully addressed before we proceed. Let’s ensure we take the time needed to make informed and safe decisions for Nashville’s future.

Sources:

*Metro Nashville-Davidson County Multi-Hazard Mitigation Plan;

* https://wpln.org/post/landslides-are-a-growing -threat-in-Nashville-blame-climate-change-and-

developers. By Caroline Eggers, Environmental Reporter

*USGS geologist, Franci Ashland

*The Growing Threat of Urban Flooding on Communities, Joshua Brownfield, Mary 8, 2025

Increased Building and population growth means more people and property are at risk . . CBO

report “Climate Change, Disaster Risk, and Homeowner’s Insurance

( https://www.cbo.gov/publication/59918 )

Why Flash Floods in the US have been extreme in 2025, EarthSky.org , republished from The

Conversation, July 24, 2025.

This discussion topic was requested by Council Member Jordan Huffman regarding BL2025-837, regarding Bar and Nightclub Parking Removal.

From CM Huffman:

Colleagues, 

At our meeting tonight, BL2025-837 will come before us on third and final reading. This legislation eliminates the outdated minimum parking requirement for bars and nightclubs, and I want to share why I believe this is an important step for our city and address a few common concerns you may hear. 

Why This Matters 

• Reflects reality: Most patrons of bars and nightclubs arrive by rideshare, walking, or transit, not by driving themselves. Our code should reflect actual behavior. 

• Supports small businesses: Mandated parking raises startup costs and forces land use that many operators do not need. Removing this barrier makes opening and operating these businesses more feasible. 

• Improves land use: Eliminating unnecessary surface lots allows for better urban design, walkability, and more productive land use. 

• National best practice: Cities across the country, including Minneapolis, Portland, Buffalo, and San Francisco, have already removed similar minimums with positive outcomes. 

• This bill does not remove parking. It removes the mandate. Businesses will still be free to provide as much parking as they choose, based on their customers and location. 

Addressing Concerns 

• Neighborhood spillover: Experience from other cities shows removing mandates doesn’t automatically cause more street parking pressure. Developers still have strong incentives to provide parking where their customers expect it. 

• Countywide application: While this is a countywide change, the impact will be most felt in urban areas, where nightlife is dense and rideshare use is highest. 

• Public safety: By reducing the incentive to drive, this policy aligns with efforts to lower DUI risk and encourage safer mobility options. 

• Accessibility: ADA requirements are unchanged and will continue to apply regardless of this legislation. 

• Fairness to other uses: Bars and nightclubs are unique in their customer behavior patterns such as late hours, group arrivals, and high rideshare usage. 

This targeted bill is a practical first step toward broader modernization. This is about giving businesses flexibility, not forcing a one-size-fits-all model. It reduces costs, encourages more efficient land use, and aligns with our broader goals in NashvilleNext to build a more walkable, connected city. 

To reiterate, this bill does not take away parking. It takes away the mandate. It gives businesses the flexibility to provide the parking they actually need, instead of being forced to waste space and money on empty lots. 

Jordan Huffman

Council Member, District 14

This discussion topic was requested by Council Member Thom Druffel regarding a proposed amendment to Ordinance No. BL2025-830.

From CM Druffel:

A comprehensive Traffic Analysis and Plan is essential to fully understand the cumulative effects of the proposed Nation's UDO on local traffic. The current Planning Staff Report only provides a summary identification of roads connecting to arterials, without delving into projected trip volumes or route-specific impacts. It's important to note that Charlotte Avenue is one of just two major corridors entering Nashville from the west, and it is already under considerable strain, with over 1,800 new residential units in development within the Nations—even before accounting for further density and traffic introduced by the UDO.

Nashville is already grappling with significant traffic congestion, having surged from 44th to 11th in national rankings and now ranking 27th worldwide. This rapid climb underscores the growing strain on our roadways and its tangible effects on the quality of life. While infrastructure enhancements are planned—including WEGO improvements and traffic signal synchronization—critical corridors such as Harding and Charlotte continue to operate over capacity. The city’s western approach is funneled through two main arteries: Charlotte Avenue, which serves traffic from River Road, Ashland City, and Bellevue; and Harding/Highway 70, accommodating West Nashville, Fairview, Bellevue, and other rapidly growing communities.

Harding is often in gridlock between White Bridge and 440, which serves three major hospitals. Three upcoming projects will add more than 1,500 residential units and commercial spaces at the White Bridge/Harding Intersection.

Charlotte Avenue faces its own challenges, with portions limited to a single lane and the prospect of increased residential density in the Nations threatening to further degrade traffic flow along this vital route into downtown. A comprehensive traffic study has not been conducted in connection with the current UDO, raising concerns that phased implementation may overlook the cumulative impacts on congestion.

The Housing and Infrastructure Report acknowledges an opportunity to synchronize development with future high-capacity transit corridors, but existing limitations persist—especially for Charlotte Avenue, which is geographically constrained by the I-40 freeway. Community feedback as noted in the Housing & Infrastructure Study highlights the urgent need for adequate infrastructure to accompany growth. These traffic and accessibility challenges extend far beyond District 20, affecting everyone living west of the Nations and underscoring the citywide importance of holistic, data-driven transportation planning.

Thanks,
Thom Druffel
Council Member, District 23

This discussion topic was requested by Council Member Tasha Ellis regarding BL2025-955.

From CM Ellis:

Below is a side-by-side redline comparison of my original bill and the proposed substitute for BL2025-955. While the substitute may look similar on the surface, it makes substantive changes that weaken clarity, dilute neighborhood protections, and negate the signage requirement.

Summary

The substitute:

• Removes the residential zoning district focus, making the bill less about protecting neighborhoods.

• Eliminates the 200-foot objective test, leaving enforcement more subjective.

• Replaces zoning-based enforcement with dwelling-unit enforcement, which undermines clarity and negates the signage campaign meant to inform drivers.

For these reasons, I believe the substitute alters the original intent of BL2025-955 and weakens both clarity and enforceability.

This discussion topic was requested by Council Member Jacob Kupin regarding the tunnel project announced by The Boring Company and the State of Tennessee.

From CM Jacob Kupin:

This discussion topic was requested by Council Member Sheri Weiner regarding Ordinance No. BL2025-952, an ordinance establishing the Metropolitan Animal Care and Control Commission.

From CM Sheri Weiner:

Vice Mayor Henderson and Colleagues,

As outlined in the agenda for our upcoming meeting on Tuesday night, I’ve introduced legislation—BL2025-952—proposing the establishment of a dedicated commission to support Metro Animal Care and Control (MACC). This proposal is part of a broader, multi-faceted strategy to finally provide the long-overdue support that MACC staff need and deserve.

The work done by MACC is both vital and emotionally demanding. As described by the staff themselves, working at an animal shelter is “wonderful, stressful, fun, heartbreaking, frustrating, rewarding, and depressing—and we wouldn’t think of doing anything else. The most frustrating part is that we do not have the tools to do the job as we know we should. We want to offer more, do more, and help more. We just don’t have the staff, facilities, or technology to make it happen. We need help.”

These words should not be ignored.

MACC staff’s unwavering commitment to serve our pet population with limited resources is remarkable. Yet commitment alone is not enough. We must recognize the structural and systemic gaps that have made it difficult for MACC to fulfill its mission at the level our community expects and deserves. This commission is intended to close those gaps and elevate the support for MACC to a more strategic and sustainable level.

Some may ask why a new commission is necessary given that MACC technically falls under the Board of Health. The reality is, through in-depth conversations and site visits—including work alongside the Health Department’s John Finke, former Director Ashley Harrington, and MACC’s exceptional staff—it became clear that meaningful engagement from the Board of Health has been absent for years. A visit to MACC and a conversation with its staff will quickly demonstrate just how critical this support structure is.

The proposed commission will consist of seven members who bring relevant and diverse experience in areas such as veterinary medicine, animal welfare nonprofits, shelter operations, and pet ownership. One seat will be reserved for a non-voting council member to ensure ongoing legislative insight and connection. Commissioners will meet quarterly and serve as advocates, strategists, and sounding boards. Most importantly, they will bring the subject-matter expertise necessary to understand MACC’s realities and help shape thoughtful, effective solutions.

This initiative is not symbolic—it is urgently needed. I hope you will see, as my co-sponsors and I have, that now is the time to act.

I appreciate your time and consideration.

This discussion topic was requested by Council Member Jennifer Webb regarding cooperative housing developments.

From CM Jennifer Webb:

RS2024-592 approved a Barnes Fund grant for a cooperative housing project in my district. Would you call this home ownership if you have to ask for permission to sell that home?

This discussion topic was requested by Council Member Tasha Ellis regarding Metropolis Parking.

From CM Ellis:

This discussion topic was requested by Council Member Quin Evans Segall regarding Resolution No. RS2025-1167, a resolution requesting the Metropolitan Department of Water and Sewerage Services make revisions to the Stormwater Management Manual to address stormwater drainage across Nashville and Davidson County by updating the infill tree credit and including multi-family structures as residential infill.

From CM Evans Segall: 

I have sent the following questions to Stormwater in order related to RS2025-1167. I will post the responses from them once they are received. 

The way I understand the code is as follows:

1. The requirements of 15.64.131 (residential infill) only apply if the requirements of 15.64.110 (all other storm water and grading not otherwise exempt) do not apply.
2. The statute defines "residential" as one and two family.
3. Therefore, a 3 unit building would never be considered residential.
4. If 1 and 2 are correct, then a 3 unit building would never qualify for "residential" infill under 15.64.110 and thus should never be governed by 15.64.131.
   1. Instead, a 3 unit building would always be governed by 15.64.110 (unless it meets one of the other exceptions listed therein).
5. 15.64.110 requires a grading permit so 3 unit buildings are always required to get grading permits.

Is this understanding incorrect?

15.64.110 also seems stricter than 15.64.131, but please let me know if that is incorrect?

Finally, have we looked at whether we can address the issue of people sort of gaming the system by adding impervious surface post closing? I hear a lot about this, as you might imagine!

This discussion topic was requested by Council Member Ginny Welsch about potential Council involvement in the Community Health Improvement Plan, or CHIP, this year.

From CM Welsch: 

I have already mentioned this to some of you, but the Community Health Improvement Plan, or CHIP, was designed to improve the overall health and well-being of the citizens of Nashville on every level. The committee is having a hard time getting real traction toward its goal and feels like if council got involved on some level it would help move things forward.             

I would like to put together some sort of program that could draw people in. Hikes for Health was one idea, with different council members committing to lead a hike on a given day that community members could participate in. If 12 hikes were set up over a three or four month period, it would have an impact.       

I am open to any ideas people might have on how council could get involved. I’d love to launch something in mid-to-late May, and run it over the summer and into the fall.  It would be proof of concept, if nothing else. If hikes aren’t your thing, we could combine any number of activities to create a program. 

Please let me know your thoughts and if you would be willing to participate. Thanks!

Here is a link to the 2023-2025-Community-Health-Improvement-Plan.pdf 

Documents discussed in this topic can be found at this link: Let’s Get Healthy – CHIP 2025