Rezoning the Nations: Just how soon will changes start to be noticeable?

NASHVILLE, Tenn. (WSMV) - Tensions ran high at Monday night’s Metro Council meeting as members voted to approve a rezoning plan for The Nations neighborhood — one of the fastest-growing areas in the city.

The new plan allows for up to 40 housing units per acre, introducing sweeping changes to current zoning laws. While the measure includes provisions for improved infrastructure, tree cover restoration, and more flexible use of private property, opinions among residents and councilmembers remained divided.

“Change is coming to this neighborhood one way or another, and what this plan does is it allows us to be intentional about what that change looks like,” said Councilmember Rollin Horton, who introduced the measure.

Horton emphasized that the plan, which has been in development for over a year, aims to expand housing options and address the city’s growing affordability concerns.

“It creates these different types of housing options, which can cater to people both at different price points as well as different stages,” he said.

Still, some residents expressed concerns that the rezoning could accelerate displacement and transform the neighborhood too quickly.

“This is not a contest of us not wanting anything done in our neighborhood,” Chris Remke said. “It’s one of the fastest-growing neighborhoods in the city.”

Opponents argue the plan introduces too much density too fast, and they remain skeptical that it will ease housing affordability.

“Nashville does have an affordability problem, but it won’t be corrected by just supply,” Remke said.

Because The Nations is not located within an officially designated opportunity zone, the city cannot legally require new developments to include affordable housing under current Tennessee law.

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The rezoning also includes restrictions on new short-term rentals. While existing permits will remain valid, no new short-term rental properties will be allowed in the area.

Horton said the increased housing density could make the area more competitive to see major infrastructure improvements, including sidewalks and road improvements.

He said the urban design overlay plan can also be adjusted as time goes on, to address any issues or concerns that arise during its implementation.

“There’s no circumstance in which this will allow large apartment complexes,” Horton added.

He said the changes will unfold gradually over time and could take years to have a visible impact. The plan now awaits Mayor Freddie O’Connell’s signature before it can go into effect.