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An ordinance to amend Title 17 of the Metropolitan Code of Laws, the Zoning Ordinance of the Metropolitan Government of Nashville and Davidson County, to make various changes to the Downtown Code (DTC), all of which is described herein (Proposal No. 2026Z-016TX-001).
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WHEREAS, The Council of The Metropolitan Government of Nashville and Davidson County adopted the Downtown Code (DTC) on February 2, 2010; and
WHEREAS, The Metropolitan Government recognizes the importance of using the Downtown Code (DTC) zoning district’s design standards and development review processes to encourage high quality, sustainable urban development; and
WHEREAS, the DTC standards provide opportunities for businesses to thrive, while enhancing the character of Nashville’s urban areas through mixed-use development, housing choices, and commercial and entertainment opportunities; and
WHEREAS, The DTC’s applicability has been updated from time-to-time as the most urban parts of Nashville continue to grow and evolve; and
WHEREAS, The Downtown Code (DTC) facilitates the provision of community benefits through the Bonus Height Program, allowing property owners to seek additional entitlements - up to a set Bonus Height Maximum - when incorporating eligible public open space, preserving eligible historic structures, or other bonuses into a development proposal; and
WHEREAS, the Metropolitan Planning Commission adopted The Midtown Study, a Community Character Plan as Appendix B to the Green Hills-Midtown Community Plan on March 22nd, 2012; and
WHEREAS, the Metropolitan Planning Commission adopted the Music Row Vision Plan as Appendix D to the Green Hills-Midtown Community Plan on June 26th, 2019; and
WHEREAS, the Design and Development Strategy (D&DS) Existing Conditions and Trends Report was released in September 2026 and showed a need to address development pressure and rezoning trends, along with a lack of consistent design review processes and resulting urban design outcomes; and
WHEREAS, the D&DS Existing Conditions and Trends Report analysis showed that the Metropolitan zoning code includes provisions for exception-based tools such as Specific Plan rezonings, height modifications, or Special Exception permits that provide relief from height control plane, maximum height, maximum floor area ratio, and other standards of the bulk regulations in base zoning districts, and the use of these tools has become common in certain areas, signaling that Nashville’s by-right zoning tools are misaligned with the market, with adopted plans, and with the community’s vision for the urban core; and
WHEREAS, these development pressures and rezoning trends have presented themselves most acutely in the Midtown East area, which lies in closest proximity to the Downtown area; and
WHEREAS, the creation of the Midtown East Subdistrict is intended to foster an urban, mixed-use neighborhood shaped by human-scaled design, accessibility, sustainability, and high-quality public spaces, and
NOW, THEREFORE, BE IT ENACTED BY THE COUNCIL OF THE METROPOLITAN GOVERNMENT OF NASHVILLE AND DAVIDSON COUNTY:
Section 1: That Chapter 17.37 of the Metropolitan Code is hereby amended by deleting the Downtown Code (DTC) in its entirety and replacing it with Exhibit A, which adds the Midtown East subdistrict and makes various changes to incorporate the Midtown East subdistrict into the document.
Section 2. The Metropolitan Clerk is directed to publish a notice announcing such change in a newspaper of general circulation within five days following final passage.
Section 3. This Ordinance shall take effect upon publication of above said notice announcing such change in a newspaper of general circulation, the welfare of The Metropolitan Government of Nashville and Davidson County requiring it.