Housing & Infrastructure Study and Recommendations

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.