Council split on densification

Good afternoon, everyone.

If you’re flying this week, you might want to plan for longer than normal security lines. The TSA begins enforcing REAL ID today. Those who haven’t updated their license can still fly, but may be subject to a longer ID verification process. I hate the TSA so much. Megan’s got the lowdown on last night’s council meeting below.

Onward.

Councilmember Ginny Welsch hit the pause button on her robust legislation to upzone a large portion of District 16, making for an anticlimactic public hearing during last night’s council meeting. Though the gallery was full of constituents ready to share their thoughts on the bills, Welsch made a motion to indefinitely defer her affordable housing proposals that focus on increasing density in southeast Nashville.

As Councilmember and Planning and Zoning Committee Chair Jennifer Gamble pointed out during discussions on the floor, the indefinite deferral allows “more time for community discussion,” but does not mean the legislation has been defeated.

Welsch confirmed that her “legislation will be back in some form,” and took aim at the Metro Planning Department in the process: “We need to tackle the housing crisis in my district, and we are going to do it with or without Planning because we cannot afford not to.”

The department found itself in Welsch’s crosshairs during most of her discussion on the legislation. “I would be remiss if I did not point out that the process that brought me here tonight has clearly shown that the priorities of the Planning Department are at odds with the broader community as embodied in the community plan, Nashville Next,” she said, while defending her proposal and airing out her grievances about being mistreated by department members.

“How their priorities are chosen is anyone's guess. The community plan clearly outlined what Nashvillians want—like walkability and affordability—yet Planning continues to focus on things like the East Bank, where we have a blank canvas and can create whatever we imagine, yet have a design that includes a six-lane road going through the middle of it. It's mind-boggling.”

Welsch did not address the pushback her plan received from constituents, but the fissures among councilmembers regarding affordable housing solutions became clear during other zoning discussions that took place at last night’s meeting.

For instance, Councilmember Joy Styles motioned to defer legislation addressing a sewer main in her district. The gesture was a compromise, given that she expressed staunch opposition to the resolution due to its connection to an unwanted development that her “constituents are going to be livid about” during Monday’s Planning and Zoning Committee meeting.

“Antioch is 70 percent rental,” Styles explained during her initial attempt to withdraw the legislation in committee. “These developers knew that we don't have a need or a want for this project. They failed to communicate. This was something that was avoidable back in November when they first reached out, and they never followed up with me.”

Several members pushed back on Styles and approved the resolution in committee despite her input. “This infrastructure easement would make it better for all of the residents in the area,” said Councilmember Emily Benedict. “I think this is important because we do need more housing in the city.”

At the time, Styles proceeded to call Benedict out for her pettiness, but ultimately gained council’s approval to defer the legislation for two meetings during last night’s meeting in order to provide time for community discussion.

The council also approved two bills on final reading that Councilmember Welsch considered an “out-of-touch” downzone. Sponsor Tonya Hancock explained that she inherited a request to preserve the “kind of storybook look and feel” of a neighborhood in her district.

Anticipating pushback from some of her density-happy colleagues, Hancock frontloaded her explanation of the legislation with arguments in defense of her constituents’ desires for the area:

This community, Marlin Meadows, is a half percent of my district, but in that half percent—1,079 people—we have 23 percent white, 24 percent African American, 13 percent Asian, 18 percent of another race, and 23 percent of two or more races. Very diverse. But that's not all. We're also 20 percent Latino. From a male to female perspective, it’s 41 percent male and 59 percent female. Go ladies! And we have 21 percent under 18, 67 percent 18 to 64, and 12 percent 65 plus. The main thing is the median household income is $75,000, which works out to $26,000 per year for workers, and they want this overlay to help protect their community.

At-Large Councilmember Burkley Allen stood in support of Hancock’s proposal, in her signature, pragmatic way. “I just want to speak in favor of this as a former District Councilmember who worked on expansions for two conservation overlays in neighborhoods because they had seen the benefits of it,” she explained. “I believe it's a really important and useful tool in applicable areas, and I've also noticed that during many of the reappraisals, it has tempered the speculation that often leads to wildly accelerating housing prices.”

And so, it seems the council is split regarding sweeping, NEST-like density solutions. Nashvillians will have to continue duking it out in the public comment section as members roll out affordable housing proposals throughout the summer. MEGAN PODSIEDLIK

⧖⧗⧖ SHOW YOUR SUPPORT ⧗⧖⧗

If you want to support our work at The Pamphleteer, a recurring donation is the best way. We have a $10/month Grub Street tier and a $50/month Bard tier. Membership gets you access to our comments section and free access to upcoming events.

→ BECOME A MEMBER ←

🖋️ Edited by Megan Podsiedlik.

🚨 DHS Reprimands O’Connell On Tuesday, the Department of Homeland Security replied to a Bluesky social media post from Mayor O’Connell (he stopped using X in December) regarding his reaction to the US Immigration and Customs Enforcement’s recent enforcement operations in Middle Tennessee. “As we learn more, I want to be clear: No MNPD personnel were involved in last night's enforcement action,” read the statement by O’Connell. “This type of federal enforcement action is not focused on making us safer and leaves people in our community fearing any interaction with law enforcement when there is a crime occurring.”

“During the operation in Tennessee, ICE agents arrested a convicted child sex predator, a member of Tren de Aragua, an individual convicted of aggravated assault, and multiple aliens with drug charges,” the DHS posted on X. “The Nashville Mayor should want these criminal illegal aliens off American streets. Attacks and demonization of our brave law enforcement is wrong. ICE officers are now facing a 413% increase in assaults. President Trump campaigned on immigration enforcement, the American people voted for it, and DHS is delivering.”

“Heartbroken” over the trauma impacting those “experiencing fear over family separation,” Mayor O’Connell said he’ll do “everything in my power consistent with applicable law to protect anyone who calls Nashville home” during a press conference on Monday. He also indicated that Metro Legal “has sent a letter to the state seeking the names and charges against any individuals arrested during this weekend's actions.”

While it’s unclear what O’Connell intends to do with that list, several Nashville lawmakers and immigrant advocacy organizations have called upon the mayor to take action. “As a chair of the Immigrant Caucus, I call on Metro leadership to clarify our city's role, if any, in these operations, and to recommit to policies that protect, not endanger, our neighbors,” said Councilmember Terry Vo during a Tennessee Immigrant & Refugee Rights Coalition press conference yesterday. Vo also reminded illegal immigrants that they do not have to open their door without a warrant signed by a judge, have the right to remain silent, and have the right to speak to an attorney.

✰ ✰ ✰

📄 Leaker Canned Former MNPD Lt. Garet Davidson was arrested yesterday as the primary suspect in the Covenant document leak. He’s currently held at the Downtown Detention Center with a $150,000 bond. Davidson faces two indictments brought against him by the Tennessee Bureau of Investigation. Per the TBI: “One charges Davidson with one count of Theft, two counts of Burglary, and 30 counts of Official Misconduct. The second indictment charges him with six counts of Official Misconduct related to the Covenant School Shooting.”

For anyone who’s been following this, Davidson’s arrest shouldn’t come as a surprise. Shortly after his appearance on the Tennessee Star Report with host Michael Patrick Leahy, the outlet published a number of articles detailing the contents of the Covenant shooter’s collected writings. Davidson also authored a 61-page complaint alleging that MNPD had colluded with the state to quash the city’s Community Oversight Board.

✰ ✰ ✰

Rivergate Mall Revival Yesterday, the mayor’s office announced that Metro has reached an agreement with Merus, LLC to redevelop the Rivergate Mall in Goodlettsville. The proposal will bring “multifamily housing, townhomes for sale, senior housing, retail, restaurant, sports and entertainment facilities, medical office, general office, and hotels” to the area. “We can take the lessons we've learned from the Global Mall redevelopment in Antioch and the Bellevue Mall to revitalize another space that is no longer serving the community well,” said Mayor O’Connell in a press release. “With a development partner in place, we can reimagine this space to be a community asset that brings neighbors together and enlivens the neighborhood.”

Metro is set to “provide a portion of property tax revenues to the Industrial Development Board to make grants that will allow Merus to borrow approximately $22.5 million to offset some of the initial infrastructure costs that the new plan will require.” Per the agreement, Merus will pay for a portion of the public infrastructure, reserve land for a WeGo multimodal transit facility, and include affordable senior housing units.

DEVELOPMENT

Illinois firm pitches smaller development on Pie Town site (NBJ)
Record-setting Lower Broadway buyers start work on honky-tonk (NBJ)
Nissan Stadium-area property listed for sale (Post)
Former senior living facility near Belmont campus sells (Post)

✹ REPEAT OFFENDING ALL-STAR OF THE DAY

Segovia McKenzie’s hard work as a retail theft technician finally got the attention of the Nashville community earlier this week when she was picked up on South 6th Street. McKenzie was working on a shoplifting streak of 23 at the time of her arrest. It’s due to the competence of MNPD that we’re able to bring attention to Segovia’s deft hand. And, it will be thanks to the local judiciary that she is soon out on the street again, doing what she loves. For now, though, McKenzie is held on a $135,000 bond, which scores pretty high and is a credit to all her hard work. (More Info)