Wedgewood-Houston Neighborhood Council On Affordable Housing Policy
South Nashville Action People, the Wedgewood-Houston Neighborhood Association, is committed to providing affordable housing and new opportunities which create multiple forms of equity in our neighborhood and the neighborhoods surrounding us. We met in 2014 to discuss our official policies in these matters and are overjoyed to share them with you. Below is our document on Affordable Housing, Transportation, and Food Scarcity.
Neighborhood Council on Affordable Living
Introduction
The Neighborhood Council on Affordable Living (hereafter referred to as “NCAL,” “Council,” or “committee”) was formed in June of 2014 as a means to discuss concerns of affordable and sustainable living in Wedgewood-Houston. Wedgewood-Houston is a small, diverse neighborhood just a few miles south of downtown Nashville, and is composed primarily of working-class residences and light-industrial businesses. The neighborhood has been facing concerns of gentrification for several years and these issues will continue to expand as significant, larger, residential and mixed-use developments are planned for the neighborhood.
The Council’s Mission is to develop principles of affordable living that can be used to guide sustainable neighborhood growth, in order to support the inherent economic, cultural, and philosophical value that a diversity of residents creates in a neighborhood.
Twenty neighborhood residents, business owners, community leaders and topical experts were invited for discussions on key topics, in order to explore the critical issues facing the neighborhood. SNAP (South Nashville Action People), the longtime neighborhood group in Wedgewood-Houston, hosted these discussions at their community building on three separate evenings in June and July: Housing on June 9, Neighborhood Economy on June 23, and Sustainable Living on July 7. Each discussion covered additional sub-topics and addressed specific questions and concerns.
The details, results, and recommendations of these discussions are contained herein. The Council intends for this document to act as a set of guiding principles for affordable and sustainable growth in the Wedgewood-Houston neighborhood. As such, it will be used in two primary ways: first, as a guiding document for the neighborhood and SNAP during internal discussions, and second, to be shared with government agencies, businesses, and other interested organizations. The Council will present this document to potential developers in the neighborhood as evidence of the history, process, and current intentions and preferences of the neighbors. It will also be shared with Metro departments such as The Mayor’s Office, District 17 Councilperson Sandra Moore and The Council, The Office of Innovation, The Planning Department, MDHA, Public Works, MTA, The Parks Department, and The Office of Economic and Community Development.
August 18, 2014
Neighborhood Council on Affordable Living
Host: SNAP (South Nashville Action People), snaptn@gmail.com Coordinators:
• Eric Malo, Neighbor on Stewart Place, SNAP Board Member, ericnmalo@gmail.com
• Colby Sledge, Neighbor on Moore Ave; csledge@gmail.com Participants:
• Theo Antoniadis, Ovvio Arte (Neighborhood business owner)
• Andrew Beaird, Core Development
• Christina Bentrup, Nashville Food Project (Neighborhood nonprofit)
• Abby Buter, Harvest Hands (Neighborhood nonprofit), Chestnut Hill resident
• Adam Curtis, Good Food for Good People (nonprofit), Neighbor on Southgate Ave
• Gary Gaston, Nashville Civic Design Center
• Mike Hodge, Neighborhoods Resource Center
• Paul Johnson, The Housing Fund
• Mark Kerske, Gardens of Babylon, Neighborhood business owner
• Stephanie McCullough, Metro Nashville Planning Department
• Dana Neal, Carter Group, Neighbor on Allison Street, SNAP Board Member
• Bill Perkins, Neighbor on Humphreys Street
• Wayne Russell, Neighbor on Pillow Street
• Gary Schalmo, Neighbor on Pillow Street
• Jon Sewell, Neighbor on Chestnut Ave, Neighborhood business owner, SNAP Board Member • Larry Woodson, Woodson-Gilchrist Architects(architect/designer)
• Trey Walker, SNAP Board Co-Chair, Neighbor on Pillow Street
• Manuel Zeitlin, Manuel Zeitlin Architects, Neighborhood business owner
Neighborhood Council on Affordable Living
Background
The South Nashville community of Wedgewood-Houston has seen its share of changes over the last 35 years, but a few constants have remained: residents have been primarily working-class; renters have made up the vast majority of the neighborhood’s residents; and the neighborhood itself has been a marriage (or mish-mash, depending on one’s point of view) of industrial sites and single-family homes.
In recent years, however, change has happened faster in Wedgewood-Houston. An improving local economy and the neighborhood’s proximity to downtown has made it a prime location for new and returning urban dwellers. A protracted political battle over the Tennessee State Fairgrounds and a Nashville Civic Design Center study on the neighborhood’s future brought Wedgewood-Houston into the forefront of the minds of policymakers and planners. A thriving arts and maker culture, combined with relatively low rents and home prices, have made it an attractive place for both local and arriving artists.
As a result, the early effects of gentrification can be seen in Wedgewood-Houston. Median home prices have risen across the neighborhood, some houses have been demolished in favor of multiple new homes on a single lot, and some heavy industry has been replaced with residential and creative space. These changes bring a wide range of effects. The neighborhood is in some ways moving back to its past identity as a place where one’s home was just a short walk away from a factory job and a general store. But recent rises in housing prices and rents have meant that some residents either have to pay more (whether in monthly rent or annual property tax) or move out of the neighborhood completely. New homeowners tend to be white, young professionals purchasing well above the neighborhood’s median price point.
Neighbors within South Nashville Action People, have been concerned about and discussing the effects of gentrification for several years. These discussions ramped up during the process of a specific-plan rezoning for a large-scale, mixed-use development from Core Development, which is to be situated on nearly 8 acres of primarily industrial property in the northwest corner of the neighborhood. These discussions acted as the catalyst for the formation of the Neighborhood Council on Affordable Living.
Session 1 : Housing
Housing
The first NCAL meeting began with the popular and sometimes controversial topic of Affordable Housing. The discussion focused on three topics: Inclusionary Zoning and Bonus Density, Rental Units, and Live- Work Units. Each topic was intended to be addressed with special attention to the specific demographic groups under pressure in Wedgewood-Houston - long-term and/or elderly residences, low-income renters, and artists.
Inclusionary Zoning (IZ) and Bonus Density (BD)
The topic of Inclusionary Zoning (IZ) and Bonus Density (BD) spurred extensive discussion and debate,
especially as to whether or how these tools could be applied to the Wedgewood-Houston neighborhood.
There was some initial concern as to whether IZ or BD Zoning was really the best or most appropriate tool for an already gentrifying neighborhood like Wedgewood-Houston, or whether these tools would be able to create or maintain appropriate affordable housing options for artists in the neighborhood.
The widely used definition of Low Income Affordable Housing refers to housing that is available at 30% of
the income of a household that earns 50% to 80% of the Median Income. (What is Affordable Housing?
NYC Edition; 2009; The Center for Urban Pedagogy) With the National Median Income at $51,017 (the
Nashville MSA is almost exactly the same at $51,500), this sets the Affordable Housing rate as high as
$12,339 for annual housing costs, or $1,028 per month. Discussion followed which questioned whether this
rate would really meet the affordable housing needs of Wedgewood-Houston since the 2012 Median
Income of the U.S. Census tract that includes Wedgewood-Houston was only $17,667. A preliminary
calculation using this Median Income set an Affordable Housing rate for annual costs at $4,240, or $353 per
month. Serious-neighborhood discussion over the next few months determined that this was an unrealistic
goal that would not actually help the affordable housing concerns in Wedgewood-Houston. Therefore a
new calculation using Nashville’s Median Income was developed. This set two levels of affordability at $644
and $1030 per month. The details of this calculation are explained in the summation of this document.
Several precedents were discussed, including Williamson County’s IZ program. It was pointed out that this program has not been overly successful in producing affordable units. This may be due to low production of market rate housing in the county, and not necessarily as a problem with the regulation itself. This fact has also been seen with other IZ or BD programs around the nation, and may be an indication of one inherent weakness of this type of regulation. Nashville’s current BD zoning regulation was also discussed. It was implied that this regulation was not widely used, however the reason for this was not clear nor discussed. It was simply referred to several times during discussion as a currently available tool for developers to increase units while providing affordable housing. More information on both of these local regulations will be
Session 1 : Housing
helpful to the Council, and these should be explored further with relation to Wedgewood-Houston. Perhaps the Williamson County Regulation can be used as a model for a new zoning regulation in Davidson County.
There are many tools and methods for developing affordable housing. IZ/BD zoning regulations have many years of success in counties across the nation, as well as support from respected planning leaders such as author and planner Jeff Speck. (Walkable City, 109-110) The Council’s initial determination is that these IZ regulations should be used as reference for the final guiding principles of affordable living, but since there is not a current Metro Nashville IZ regulation, this cannot be a short-term solution to affordable housing concerns. However, pending further research, the existing Metro Nashville BD regulation can be used by developers and promoted by this Council as a tool for developing affordable housing units in Wedgewood- Houston.
Other legislative and regulatory options to maintain affordable housing were also discussed. Broad ideas were presented such as creating a neighborhood Affordable Living Overlay, or a Contextual Overlay (which has been generally considered by the Planning Department), as well as extending property tax freezes to all existing residents in the gentrifying neighborhood.
It was also suggested that lenders and developers of new projects could participate with affordable housing initiatives on a voluntary basis. This participation could happen in a variety of ways and should be encouraged and steered by this Council. Additionally, it was recommended that various moneys from developers (such as an IZ in-lieu-of fee) be funneled into Metro’s Barnes Fund for Affordable Housing or another appropriate funding source. The Council notes, however, that such “in-lieu-of” fees should be comparable with the actual cost of constructing the units in order to be effective, not an escape.
Rental Units
Rental housing can have negative connotations in some neighborhoods, but rentals have always been a significant and important portion of the housing options in Wedgewood-Houston. Rentals provide appropriate living options for many residents, especially younger or lower-income residents - e.g. recent college graduates burdened by debt, artists who stereotypically earn lower wages, working class households, and households dependent on Section 8 government subsidies. Rentals allow for a greater diversity of residents as well as housing mobility for those in transitional periods of life.
Gentrification is putting additional pressure on the rental stock in Wedgewood-Houston on at least two fronts: increased rents due to increased desirability of the neighborhood and decreased units available due to sales to individual home-owners or for demolition and new construction. However, positive changes are noticed in housing improvements and greater home and neighborhood pride and care due to home-ownership.
There are a number of issues and possibilities to consider in the efforts to maintain a significant proportion of rentals to owned units. It was suggested that the SP zoning process could be used as a tool to ensure
Session 1 : Housing
that a proper balance of rentals be maintained in the neighborhood. As an additional positive note, lenders in the current market tend to be very comfortable financing projects with rental units, which may make these options more attractive to developers. It will been important to develop a variety of types and sizes of units to ensure a desired diversity of tenants in regards to both income and range of individuals and household types.
Accessory dwelling units, such as detached “carriage houses” or “granny-flats,” were recommended as viable building types that could be developed on single-family lots as diverse alternatives to the ubiquitous“single-family duplex” being developed. These options are gaining popularity in other growing cities and are highly recommended by planner Jeff Speck. (Walkable City, 110-112) Nashville recently legalized such detached accessory dwelling units.
Additional suggestions for rental options included pursuing government subsidized infill development, expanding “artist-based” housing similar to those at Rolling Mill Hill, and developer participation with Metro’s Barnes Fund for Affordable Housing.
Live-Work Units
The idea of “live-work” or “live-make” units was very popular among committee members but also drew a number of concerns from some residential members. Wedgewood-Houston has a great history of artists, crafts-people, musicians, etc. based in local rented studios as well as many that thrive in the work-at-home model. Recently developed businesses such as Fort Houston, an artist collaborative space, support this type of resident and local “maker” culture.
Current Metro Zoning allows certain home businesses to operate under specific and fairly limited regulations in residentially zoned areas. However, no zoning regulations currently exist that specifically allows these broader live-work conditions, especially in the context of the artisan and maker culture. Core’s SP development allows for live-make units and may provide ground-level units with “flex” space combined with living spaces, which are intended for artists, craftsmen, or small businesses. New housing options of this type would provide yet another degree of diversity to the neighborhood, especially focused on this up- and-coming artist community. This type of general diversity, inclusive of employment options, will allow the neighborhood to adapt as it grows and discourage gentrification.
There was even discussion as to whether a neighborhood-wide live-make zoning would be possible and appropriate. The details and process of this would need further exploration by the Council and neighbors.
The committee felt it was also important to hold further discussions regarding the types of businesses that would be allowed within any newly zoned developments, as well as regulations that would ensure the privacy, peace, and safety for all residents. It was also suggested that some type of controls or regulations
Session 1 : Housing
would be necessary in order to maintain affordability in an ongoing basis; it is one thing to produce the units and it is another thing to preserve the units. This seems to be the perennial issue surrounding affordable housing discussions, including a recent NashvilleNext event addressing housing and gentrification.
Session 2 : Neighborhood Economy
Neighborhood Economy
In the second NCAL meeting, attendees were asked to consider what their ideal Wedgewood-Houston would look like in terms of amenities, services and businesses within the neighborhood. Attention was given to employment opportunities that encouraged jobs for neighbors, in the neighborhood, and specifically opportunities that increased access to healthy, high-quality food for all residents.
Food Access
In terms of food access, a small market or grocery has been at or near the top of residents’ wish list for some time. Wedgewood-Houston, along with neighboring communities Chestnut Hill and Vine Hill, lies in a
food desert, with the closest full grocery being either the Melrose Kroger (approximately two miles away from the geographic center of the neighborhood) or the Berry Hill Walmart (three-and-a-half miles away).
The closest comparison Wedgewood-Houston has to a neighborhood market is Omid’s Market on Rains Avenue (half-mile away from neighborhood center). The market recently received funding through the
NashVitality initiative to stock fresh fruit and vegetables, but its inventory varies wildly. The market is also plagued with crime directly and indirectly related to its operations, and has shown no signs of improvement in recent years.
Committee members outlined potential initiatives to increase health food access, including small markets, Community-Supported Agriculture programs, a neighborhood farmers’ market, community-wide gardens, community kitchens, and mobile food markets. Questions arose regarding the economic viability of a small market, with at least one member indicating that approximately 1,000 homes are necessary for such a market to be economically sustainable. The committee discussed how such density considerations would impact food access in the neighborhood, and whether market locations could potentially be between neighborhoods in order to draw from a larger area.
The committee also discussed how to ensure food affordability if access were to increase, potentially through competitive pricing and SNAP/WIC availability. Many farmers’ markets accept SNAP benefits, and there may be opportunity to partner with Fall-Hamilton Elementary. Flex space for open-air markets was also mentioned as a possibility for the Core Development site.
Amenities and Services
As within discussions regarding food access, committee members expressed a desire to ensure that service-sector businesses be accessible to a wide range of residents, both economically and socially. Some suggested the combination of amenity-based businesses, such as markets, medical clinics and Laundromats, with so-called “third places” like coffee shops, small restaurants and arcades. Such combinations would provide business diversity and encourage local investment.
Session 2 : Neighborhood Economy
One committee member stressed the need for residents to articulate their wants and needs regarding amenities and services to area businesses and nonprofits, and to go so far as to provide research-based evidence to show the economic viability of desired businesses within the neighborhood. In a 2012 neighborhood-wide study, a majority of respondents said they would like to see small, locally-based businesses in the neighborhood, with the indication that many of these desired businesses would provide food, retail and services to residents.
Live-Work
The Core Development “live-make” concept has garnered wide support in the neighborhood and among committee members. Positives have included the geographic location of the site, current structures that can be repurposed, and the sense that such businesses would contribute to the neighborhood’s cultural identity.
No clear consensus emerged, however, regarding live-work possibilities within the current residential footprint of Wedgewood-Houston. Several members expressed a desire to have “businesses that don’t
bother anybody,” a definition the committee took to regard primarily noise and operations. One member mentioned having a live-work model similar to that of the Gatlinburg craft model, in which specific,
complimentary uses are permitted in order to drive business and tourism.
Committee members also discussed the possibility of entrepreneurship-based agencies partnering with Wedgewood-Houston organizations and residents to encourage neighborhood businesses to grow from residents themselves. Harvest Hands, the Nashville Entrepreneur Center and Impact Hub were cited as potential partners in these efforts. Members brought up attracting local job training and employment service organizations.
Session 3 : Sustainable Living
Sustainable Living
In the third and final NCAL meeting, attendees were asked to consider what it meant to make neighborhood development and infrastructure “sustainable.” The definition of the term was up to the committee, which discussed the term in two main arenas: transportation and the environment, the latter of which included a continued conversation on food access.
Transportation
Committee members considered current bus access and additional service they would like to see. Currently, three bus lines serve Wedgewood-Houston: the 1 (100 Oaks), 4 (Nolensville Pike) and 25 (Midtown Connector). Attendees mentioned the possibility of expanding service and extending the University Connector line along Wedgewood Avenue to serve Trevecca Nazarene University. Members also noted that the 1 line is frequently discussed whenever budget cuts to MTA are a possibility, and the importance of advocating for both the maintenance and expansion of the line (as it runs through the middle of the neighborhood).
Expanding frequency of transit service was discussed in several ways, including the possibility of making Vanderbilt shuttles available to residents. Others considered a private, bus-sharing subscription service similar to one proposed in East Nashville. The committee agreed that, no matter how service was expanded, that the neighborhood needed more and better bus stops with shelters, which currently do not exist in Wedgewood-Houston.
The committee addressed how residents would get to bus stops as part of a larger conversation about walkability and streetscapes. Many members discussed incorporating street trees and green space (grass berms) into sidewalks throughout the neighborhood. Creating sustainable streetscapes could also include appropriate lighting to reduce light pollution, such as LEDs and accessible light poles in place of large utility- pole lighting. Committee members thought developers could play a major role in setting a precedent to be adhered to as sidewalk and streetscape infrastructure expanded, especially because the current fees paid into the Metro sidewalk fund have been considered too low to cover actual construction costs.
Other street alterations discussed included narrowing vehicle lanes and reducing vehicle speed in order to encourage multimodal transit and increase pedestrian safety. Industrial traffic concerns, particularly on Martin and Hamilton, could be accommodated through such measures. When discussing cost, members considered advocating for sidewalks and street trees only on one side of the street in order to have more sidewalks throughout the neighborhood and to help with street-width issues.
In addition to public transportation and walking, the committee discussed how to encourage bike-sharing and ride-sharing in the community. Members discussed how developers could provide car-sharing systems or dedicated spaces for such systems in return for a reduction in parking requirements for developments.
Session 3 : Sustainable Living
Developers could also provide bike-sharing racks through B-Cycle in order to increase appeal and decrease car usage.
Environment
Committee members briefly discussed the need for water harvesting like what is done at the Nashville Food Project site in Wedgewood Gardens. Other measures like community gardens and rain gardens were discussed, although the latter was brought up in reference to an effort several years ago that did not include much education about how to maintain the rain gardens planted in the neighborhood.
As members learned more about Nashville Food Project, they discussed how to expand upon several sustainable practices taking place at their gardens. A representative mentioned the uncertainty of their space and desire to stay in the neighborhood, which led to discussions about the feasibility of floodplain land as gardening space (unlikely due to lack of topsoil) and the possibility of a permanent home at the Greer Stadium site. Members wondered what might happen at Greer, as conversations within the neighborhood have not yet started nor has the city given much indication as to what might happen there. Members agreed that the neighborhood needed to organize and begin determining priorities for the site.
The environmental discussion also included the neighborhood’s tree canopy, which members felt needed to be sustained and expanded. A public awareness effort would help educate neighbors on the importance of the tree canopy to the neighborhood’s walkability and to residents’ cooling bills. Members discussed the need for developers to consider keeping large shade trees in developments, adding more and including rooftop gardens to both cool buildings and improve food access.
Browns Creek was discussed in conversations about the fairgrounds floodplain and the neighborhood’s ability to access and improve upon it. The property was criticized for its wide swaths of asphalt, and members said they thought they could do raised beds on the floodplain if allowed. The soil’s lack of topsoil, however, would not be ideal for urban farming, according to several members. The committee was very interested in making Browns Creek more accessible to the public through greenways and partnerships with other neighborhoods along the creek’s path, like Chestnut Hill.
Sustainable Design
Members very briefly discussed developers’ ability to build to LEED policy and whether the neighborhood could pursue a master plan that certified Wedgewood-Houston as a LEED neighborhood. A more immediate
consideration was the possibility of bringing in well-known architects like TK Davis or David Fox of the University of Tennessee to help in public conversations about Greer Stadium, retrofits of existing buildings and other projects. The meeting wrapped up with brief mention of accessible design for a variety of neighbors, and ensuring that multiunit developments were accessible through existing code requirements.
Conclusion and Recommendations
Why affordability? The inherent value in residents’ variety of backgrounds and experiences drives neighbors’ desire to keep Wedgewood-Houston available and affordable to a wide range of renters and buyers. The neighborhood’s working-class history has resulted in a unique racial and class integration that,
thanks in part to the organization of neighbors through SNAP, has resulted in lower crime rates than surrounding areas and a unified front against challenges to the long-term viability, like a planned waste disposal plant that neighbors successfully protested.
Several ways exist for neighbors to achieve this continued diversity as the neighborhood experiences an emergence as an arts district and an increasingly attractive community for urban workers and dwellers thanks to its proximity to downtown. The Wedgewood-Houston Neighborhood Council on Affordable Living, with the approval of its members and SNAP members, suggests the following approaches to maintaining affordable living in Wedgewood-Houston.
Housing
Encourage developers to embrace the concept of Affordable Living and the Mission of NCAL.
• Developers typically operate within a pre-conceived concept of the real estate market that prioritizes a maximum number and square footage of units over all else, based upon the theory that this will then maximize profits. The Council suggests a broader, more diverse, and more inclusive approach to development, and suggests that if done creatively and well, there will still be appropriate profits. Therefore new developments should implement suggestions found within this document to provide for and encourage the diversity that this Council is seeking. The primary considerations are listed below with several ideas discussed in detail:
• Maintain a balance of rentals and owned units.
Create a percentage of Low-Income Affordable Housing units per project that meet one of the
following options based upon the most current data available for Nashville. These monthly housing
costs should be inclusive of any HOA or similar fees.
[10/50]
10% of units that are affordable to a household earning 50% of Nashville’s Median Income.
Rental/mortgage per month ≤ (30% (50% Nashville’s Median Income)) / 12 months
2012 data: rental/mortgage ≤ $644 = (.3 * (.5 * $51,500)) / 12
- or -
Conclusion and Recommendations
[20/80]
20% of units that are affordable to a household earning 80% of Nashville’s Median Income.
Rental/mortgage per month ≤ (30% (80% Nashville’s Median Income)) / 12 months
2012 data: rental/mortgage ≤ $1,030 = (.3 * (.8 * $51,500)) / 12
• Develop mixed-use and live-make projects to continue this history and culture of the neighborhood.
Engage at a high level with developers seeking SP approval.
Wedgewood-Houston’s current density zoning is R6, which allows for single- and double-family housing to be placed on one lot. Several developers, however, have recently explored rezoning multi-lot parcels
under Specific Plan applications. The applications would allow uses and structures not allowed under typical R6 zoning, which can be of benefit to the neighborhood if managed correctly. These benefits include the potential for affordable units, basic services and a variety of housing stock that encourages a diversity of buyers and renters. Benefits to the developer include density bonuses, cost savings through an expedited SP process, and designation as a preferred developer when properties potentially go up for sale in the neighborhood.
The Council also recommends discussions occur with each developer seeking SP approval to contribute a portion of sales and rents to a managed Neighborhood Stabilization Fund, whose finances could be used strategically to promote long-time residents to stay in the neighborhood. Such funds could supplement the city’s current property tax freeze regulations, build or improve affordable housing, or improve infrastructure within the neighborhood to promote accessibility and walkability.
Task neighbors with exploring zoning options that promote affordability.
A variety of zoning options are only beginning to be made available in Nashville, and others exist that have not been implemented. Knowledge about these options seems to be varied among NCAL members, neighbors and even local policy experts. These options include existing Bonus Density zoning regulation in Davidson County, Inclusionary Zoning regulation in nearby Williamson County, and notions like an affordability overlay that reward long-time residents. The NCAL highly recommends a small group of neighbors and policy experts be tasked with learning about and exploring these varied options and recommending specific zoning choices that best fit the priorities of affordability for the neighborhood. Additional information will also be available soon with the NashvilleNext Housing and Gentrification report, which should be incorporated into the research.
The NCAL did not discuss the possibility of “downzoning,” or changing zoning to limit density and restrict uses in the neighborhood. The NCAL also did not discuss other existing overlays that apply
13
Conclusion and Recommendations
primarily to design, such as conservation overlays. Residents tasked with exploring zoning options should research these possibilities, although they are not recommended by the NCAL.
Encourage developers to include accessory dwelling units in new construction in order to increase access for renters.
• A new ordinance (http://www.nashville.gov/mc/ordinances/term_2011_2015/bl2014_769.htm) allows for the construction and maintenance of “accessory dwelling units,” often referred to as “granny flats” or
“mother-in-law suites.” These are detached living spaces from the primary residence on the same lot. These units have been formally outlawed (although informally allowed) throughout Nashville, meaning
there exists an opportunity for developers and existing residents to take advantage of a market shortage. These units can and should be encouraged to be marketed as rental units. These units provide benefits for the developer, who can sell the house at a higher asking point; for the neighborhood, which can replace rental units removed during development while increasing density necessary to attract basic services and other businesses; and for current and future renters, who will still be able to access the neighborhood and will have new, reliable housing stock from which to choose.
Neighborhood Economy
Strengthen neighborhood relationships with existing business owners that fit the profile of residents’ wants and needs.
• Recent arrivals to the neighborhood have become active in recruiting other businesses and services. Residents should invite those business owners to meetings and frequent their establishments in order to articulate future business desires and keep abreast of business developments and possibilities in the area. The reestablishment of a business council, as done in the early 90s within SNAP, may be a good way to encourage this communication.
Explore the possibility of commissioning a feasibility/economics study for the neighborhood.
• NCAL members discussed the need to articulate the potential for desired businesses who might not be aware of the existing market in Wedgewood-Houston and nearby neighborhoods. The NCAL recommends residents consider working with the Nashville Area Chamber of Commerce and other, similar agencies to create a feasibility study that could be referred to when recruiting new businesses to the area. Such a study would lend legitimacy to residents’ claims and could provide solid figures upon which business owners and investors could secure funding.
Conclusion and Recommendations
Create and strengthen avenues for residents seeking entrepreneurship classes and skills.
• Wedgewood-Houston hosts and is near several small-business incubators and organizations encouraging entrepreneurship, including Fort Houston, Harvest Hands, ImpactHub, and Nashville Entrepreneur Center. The NCAL recommends that SNAP make specific efforts to reach out and partner with some of these organizations in order to provide opportunities for residents to create and sustain businesses in the neighborhood, which would help them increase income, reduce transportation expenses and encourage neighborhood participation.
Sustainable Living
Connect more neighbors with food-access organizations in the neighborhood.
• Through the NCAL’s discussions, members discovered a widespread desire to increase food access through community and residential gardening. Further, members were made aware of several existing
opportunities to implement such initiatives quickly and effectively through organizations located in the neighborhood, like Nashville Food Project. The NCAL recommends a close partnership between SNAP and the Nashville Food Project that will provide opportunities for neighbors and a model for other partnerships with like-minded organizations.
Explore land opportunities in the neighborhood for gardening.
• NCAL members discussed the opportunities and challenges inherent in growing community gardens on vacant and underused properties throughout the neighborhood. Such properties included the Browns Creek floodplain at the fairgrounds, Greer Stadium, Metro-owned back-tax properties, and privately- owned undeveloped lots. The NCAL recommends that residents create a land inventory that would identify these properties and then pursue discussions and initiatives that could help such properties produce food for residents.
Advocate for creation and expansion of transportation options.
Wedgewood-Houston is served primarily by three bus lines: the 1 (100 Oaks), 4 (Nolensville Pike) and 25 (Midtown Connector). The schedules of these routes varies, with limited service for the 1, which runs through the middle of the neighborhood. The NCAL recommends advocating for the preservation of these routes, the expansion of their frequency and extension of the University Connector (or creation of an additional line) to include Trevecca Nazarene University.
Developers can play a major role in expanding transportation options by providing opportunities for bike-sharing through B-Cycle stations and creating dedicated spaces for bikes and car-sharing in return for a reduction in overall parking requirements.
Conclusion and Recommendations
Ensure streetscapes increase walkability and support the neighborhood tree canopy.
Developers will be required to incorporate sidewalks into their designs, but the types of sidewalks can vary from one development to the next. The NCAL recommends that a sidewalk standard with incorporated green space and tree canopy be adopted and encouraged of all developers.
• Such streetscapes could also narrow streets and slow traffic by adding street parking (helping developers meet parking requirements) and protected bike lanes.
Establish communication with decision-makers regarding Greer’s role in sustainable, healthy living.
• Greer Stadium’s future came up several times in NCAL discussions, but members lacked reliable information regarding the property’s future. Given the property’s size (17 acres), geography and
potential to provide a variety of parks space and amenities, NCAL members encourage residents to establish a dialogue with decision makers in the Parks Department, the Mayor’s office and the Metro
Council regarding residents’ vision for the property.
! Appendix A : Session Summaries
SESSION 1 : HOUSING : SUMMARY
INCLUSIONARY ZONING (IZ) AND BONUS DENSITY (BD)
WILLIAMSON COUNTY PRECEDENT
EXISTING NASHVILLE METRO ZONING VOLUNTARY BONUS DENSITY
IS (IZ) THE BEST FOOL FOR A GENTRIFYING NEIGHBORHOOD?
CAN (IZ) HELP MAINTAIN HOUSING OPTIONS FOR CURRENT ARTISTS?
(IZ) IS ONE TOOL, NOT THE ONLY OPTION.
CREATE AN AFFORDABLE LIVING OVERLAY.
JUNE 9, 2014
• PERCENTAGE OF DEVELOPMENT MONEY GOES INTO A FUND.
PROPERTY TAX FREEZE FOR ANY/ALL RESIDENTS? (CA & OR PRECEDENT)
TREE CANOPY LOSS.
PLANNING DEPARTMENT HAS PROPOSED A CONTEXTUAL OVERLAY FOR USE IN THE CITY.
FEDERAL FUNDS? USED IN EAST NASHVILLE.
OPPORTUNITIES FOR LENDERS TO PARTICIPATE ON A VOLUNTARY BASIS.
OPPORTUNITIES FOR DEVELOPERS TO PARTICIPATE ON A VOLUNTARY BASIS WITHOUT
LEGISLATION.
TYPICAL DEFINITION OF AFFORDABLE HOUSING REFERS TO THOSE THAT EARN 80% OF THE
MEDIAN INCOME.
• DAVIDSON COUNTY - 80% OF ~$60K
• IS THIS TOO HIGH FOR WEDGEWOOD HOUSTON? • CAN WE CREATE OUR OWN DEFINITION FOR (AH)?GENTRIFICATION!
DEVELOPERS IN-LIEU-OF FEE COULD GO INTO METRO’S BARNES FUND
RENTAL UNITS
• YOUNG RESIDENTS WHO MIGHT NOT BE ABLE TO AFFORD OTHER NEIGHBORHOODS • GREATER DIVERSITY OF RESIDENTS (DEPENDING ON AFFORDABILITY)
• SECTION 8/GOV-SUBSIDIZED
• GENTRIFICATION REFLECTED IN RENTALS – IMPROVEMENTS• COMMERCIAL RATES V. RESIDENTIAL RATES (PROPERTY TAXES)
• COLLEGE DEBT IS INCREASING THE NEED FOR RENTALS; 20-SOMETHINGS ARE RENTING • ARTISTS ARE MORE LIKELY TO RENT
• MOBILITY FOR $, JOBS
• DEVELOPERS: FINANCING FOR RENTAL V. OWNER-OCCUPIED?• LENDERS ARE COMFORTABLE WITH RENTAL FINANCING
• SP COULD PROVIDE TOOLS FOR ENSURING RENTALS ARE A CERTAIN PERCENTAGE OF UNITS. • WHAT ARE THE RESOURCES/TOOLS FOR WHEN OWNER-OCCUPIED REPLACE RENTALS?• SIZE REGULATIONS; CONTEXTUAL OVERLAY • ACCESSORY DWELLING UNITS
• HOW TO KEEP THESE AFFORDABLE? SIZE.
• INFILL AS GOV-SUBSIDIZED• EXPAND “ARTIST-BASED” HOUSING
• FEDERAL GRANT $ THROUGH NSP • BARNES FUND – HOUSING
Appendix A : Session Summaries
LIVE-WORK UNITS
• NO ZONING CURRENTLY ALLOWS/REGULATES • CORE’S SP APPLICATION ALLOWS LIVE-MAKE • OFFERS ONE TYPE OF AFFORDABILITY
• HISTORIC NEIGHBORHOOD PRECEDENT
• GENERAL DIVERSITY ALLOWS NEIGHBORHOOD TO ADAPT (DISCOURAGE GENTRIFICATION) • NEIGHBORHOOD-WIDE LIVE-MAKE ZONING
• HOW TO REGULATE USAGE?
• CONTROLS ARE NECESSARY TO MAINTAIN ACCESSIBILITY/AFFORDABILITY
• PRODUCE UNITS
• PRESERVE UNITS
• PHYSICAL ASPECTS OF UNITS CREATES AFFORDABILITY ONLY WITHIN MARKET • CONTROLS ENSURE ONGOING AFFORDABILITY
Appendix A : Session Summaries
SESSION 2 : NEIGHBORHOOD ECONOMY : SUMMARY! JUNE 23, 2014
AMENITIES AND SERVICES
• WHAT AMENITIES AND SERVICES ARE NEEDED TO ENCOURAGE AFFORDABILITY? • TRANSPORTATION
• BIKESHARE AND ON-STREET BICYCLE REPAIR • BUS ROUTES
• CARSHARING SERVICES
• QUESTION: HOW DO YOU REACH DENSITY FOR AMENITIES LIKE GROCERY/MARKET?
1K HOMES FOR CORNER MARKET
• INCLUDE CHESTNUT HILL? LOCATION IS KEY FOR TRAFFIC, DEMOGRAPHICS
GROCERS LOOK AT DEMOGRAPHICS
OTHER POSSIBILITIES: CSA, FARMERS’ MARKET, DAILY MARKET TOUR
FRESH FOODS AS PRIOIRITY
AFFORDABILITY: IN-SEASON PRODUCE COMPETITIVE; SNAP/WIC QUALIFYING?
EDUCATIONAL COMPONENT: COOKING, ECONOMICS/BUDGETING
• FEDERAL GRANT MONEY AVAILABLE?
• TEACHING KITCHENS LIKE MESA KOMAL (CASA AZAFRAN)
FLEX SPACE – USE YEAR-ROUND FOR MARKETS
PUBLICIZE ETHNIC FOODS (GROCERIES AND RESTAURANTS)
LOCAL RESOURCES: ADVENTURE SCIENCE CENTER, WNPT, CHILDREN’S MUSEUM,
COMMUNITY FOOD ADVOCATES, NASHVILLE FOOD PROJECT, COMMUNITY-RUN MARKETS
(12SOUTH, HIP DONELSON)
FOOD-BUYING CLUB – BRINGS FOOD INTO NEIGHBORHOOD
• ENTERTAINMENT/AMUSEMENT AMENITIES • GREEN SPACE
GREER?
SMALLER PARKS AROUND AREA; POCKET PARKS; UNDEVELOPABLE LAND (MERRITT/
HAGAN)
CORE DEVELOPMENT COMMUNITY SPACE
• REQUIREMENT OF DENSITY COULD BE COMMON/PARK SPACE AND PLAYGROUND, MAINTAINED BY DEVELOPER
SIDEWALKS AND STREETSCAPING • BASIC SERVICES
• LAUNDROMAT FOR SMALLER UNITS W/O LAUNDRY HOOKUPS
ACCESSIBILITY ISSUE?
SOCIAL SPACE – COMBINED WITH OTHER SOCIAL SPACES LIKE COFFEE/ICE CREAM/
ARCADE/GREEN SPACE
• MEDICAL: IN ADDITION TO VINE HILL CLINIC? • SMALL MARKETS/”GENERAL STORES”• HOW TO ATTRACT AMENITIES AND SERVICES
PRIVATE ENTREPRENEURS
DEVELOPERS KNOW “MASTER PLAN” – NEIGHBORS SET PRIORITIES, BUT MUST
QUANTIFY REASONS
PUBLIC AUTHORITY/NONPROFITS
DESIGN COULD ATTRACT OR REPEL
PARTNERING ORGANIZATIONS: PRIVATE + PUBLIC OR NONPROFIT
• DEVELOPMENTS PROVIDE SPACE AND MONEY
Appendix A : Session Summaries
EMPLOYMENT
CODES & REGULATIONS REGARDING HOME BUSINESSES
• WHAT IS CURRENTLY ALLOWED?
• WHAT IS PROPOSED IN CORE’S PROJECT?
• SPECIFIC RULES DIFFERENT THAN THOSE FOR HOUSING.PLANNING & ZONING CONCERNS
• R6 ZONING DOES NOT ALLOW MIXED-USE OR LIVE/WORK
• HOME OFFICES ARE ALLOWED WITH STRICT LIMITS
• RESIDENTIAL ZONING SHOULD INCORPORATE MIXED-USE
• BUSINESS OPPORTUNITIES THAT DON’T BOTHER ANYBODY.• NEED DEFINITION FOR WEDGEWOOD HOUSTON
• NOISE, PARKING
• BUSINESS IS ONLY ALLOWED IN CONJUNCTION WITH RESIDENCE
• POSSIBLE NEW ZONING REGULATION FOR LIGHT INDUSTRIAL - “MAKER” • REGULATIONS SHOULD NOT SCARE OFF POTENTIAL BUSINESSESSHARED RETAIL SPACE
• FOR LOCAL ARTISTS AND CRAFTSPEOPLEDESIGNATE CERTAIN STREETS/LOCATIONS THAT ALLOW ALTERNATIVE BUSINESS OPPORTUNITIES
WHOLE STREET OF RESIDENCES USE FRONT YARD FOR COMMUNITY SUPPORTED AGRICULTURE (CSA)
CERTAIN STREETS ALLOW VISIBLE MIXED-USE IN RESIDENCES
AMEND COMMUNITY PLAN
REACH OUT TO EXISTING JOB TRAINING/EMPLOYMENT SERVICES ORGANIZATIONS
DEVELOP SURVEY FOR NEIGHBORS
ACCESSORY UNITS TO ALLOW BUSINESS AS WELL
• ALLEY ACCESS COULD MITIGATE ANNOYANCES
CO-WORKING SPACES SHOULB BE ALLOWED/ENCOURAGED WITHIN PREVIOUS CONCERNS
• GEARED TOWARD AFFORDABLE BUSINESSES
• PERHAPS COMBINED WITH BUSINESS MENTOR PROGRAM • HARVEST HANDS SMALL BUSINESS MENTORSHIPGATLINBURG CRAFT COMMUNITY • SHUTTLES TO/FROM
• ON-SITE RESIDENTSNEIGHBORHOOD BUSINESS ASSOCIATION
WHAT ABOUT TOURISM?
NEIGHBORHOOD TO REMAIN “LOOSE” AND “OPEN” WHILE MAINTAINING REGULATIONS
Appendix A : Session Summaries
SESSION 3 : SUSTAINABLE LIVING : SUMMARY
TRANSPORTATION
WALKING - SIDEWALKS WITH STREET TREES
BETTER AND MORE BUS STOPS - NEED SHELTERS
CAN VANDERBILT SHUTTLES BE USED BY NEIGHBORS
PROPER STREETSCAPE IS IMPORTANT!
JULY 7, 2014
EARLY DEVELOPERS CAN SET PRECEDENT
TALL SHADE TREES WHERE POSSIBLE
SECONDARY/LOWER CANOPY TREES ELSEWHERE
DEVELOP/RESEARCH GRAPHICS OF STREETSCAPE
IS THERE EXISTING METRO LEGISLATION (OR COUNCIL BILL) REGARDING GREENSPACE
AT SIDEWALKS?
BIKE LANE ON PROTECTED SIDE OF CURB
COULD WE PLANT TREES ON HAMILTON AT THE NEW SIDEWALK AS AN EXAMPLE?
APPROPRIATE LIGHTING FOR SAFETY - REDUCTION OF LIGHT POLLUTION
INCREASE AWARENESS & VISIBILITY OF MTA
EXTEND HOURS OF EXISTING ROUTES
CREATE CROSS-CITY TRANSIT LOOPS IN ADDITION TO THE MAIN RADIAL SPOKE ROUTES
• UNIVERSITY CONNECTOR EXTENDED ALONG WEDGEWOOD
INCREASED DENSITY WILL SUPPORT BETTER TRANSIT
OTHER TRANSIT OPTIONS
• SMALLER, MORE FREQUENT MTA BUSES
• PRIVATE BUS SHARING (SUBSCRIPTION SERVICE)• EAST NASHVILLE PRECEDENT • INFORMAL TRANSIT SYSTEMS
DEVELOPER TO PROVIDE CAR SHARING SYSTEM (OR DEDICATED SPACES) IN RETURN FOR A REDUCTION IN THE OVERALL DEVELOPMENT PARKING REQUIREMENTS
BIKE SHARING (B-CYCLE) IN NEIGHBORHOOD TO CONNECT BIKE RIDING LOOP WITH EXISTING STATIONS (E.G. 12TH SOUTH, DOWNTOWN, ETC.)
• ELECTRIC BIKE OPTIONS
REDUCE “OBESE” STREETS
• NARROW VEHICLE LANES
• REDUCE VEHICLE SPEED
• ASYMMETRIC STREETS MIGHT HELP RE: AFFORDABILITY AND STREET WIDTHS• E.G. SIDEWALKS AND STREET TREES ONLY ON ONE SIDE, NOT BOTH
INDUSTRIAL TRAFFIC
• CONCERNS ON MARTIN & HAMILTON
• PROPER STREETSCAPE CAN HELP CONTROL
CONSIDER REDUCED PARKING REQUIREMENTS IN NEW DEVELOPMENTS IN GENERAL
• REQUIRE AGRESSIVE ADVOCACY OF ALTERNATE TRANSIT OPTIONS • INCREASED DENSITY WILL HELP SUPPORT THIS
Appendix A : Session Summaries
ENVIRONMENTAL AWARENESS
KEEP WATER IN THE NEIGHBORHOOD
RAIN GARDENS
• DIFFICULTY/LACK OF EDUCATION RE: MAINTENANCE
URBAN GARDENER FOR THE CITY
NASHVILLE FOOD PROJECT
• WATER HARVESTING – 4,000 GALLONS
• 1.5-ACRE GARDEN
• NEIGHBORS’ COMMUNITY GARDEN AND REFUGEES’ COMMUNITY GARDEN • NEED FOR LAND – GREER?GREER: WHAT HAPPENS RE: GREEN SPACE? IT’S 17 ACRES
• PARKS V. DEVELOPMENT; SOCCER; FR. NEGLEY; ADVENTURE SCIENCE CENTER • NEIGHBORHOOD ORGANIZATION NEEDED NOW
• GARDENS POSSIBLE?BROWNS CREEK GREENWAY/FLOODPLAIN/GREEN SPACE
BAD FOR GARDENS BECAUSE OF LACK OF TOPSOIL; ROTS VEGETATION
COULD DO RAISED BEDS IF STRUCTURES WERE ALLOWED (CODE DOESN’T CURRENTLY
ALLOW THEM)
PARKING LOT BLIGHT – FAIRGROUNDS
TREE CANOPY
• SOUNDFOREST
• TREE PLANTING SUCCESS RATE IS ABOUT 10 PERCENT
• PLANTING FOR THE FUTURE
• CONNECT BROWNS CREEK TO FORT NEGLEY AS AN URBAN FOREST • ADVOCACY/PUBLIC AWARENESS NEEDED
• PLANT TREES TO SHADE A/C UNITSSTORMWATER MANAGEMENT IN DEVELOPMENTS
ROOFTOP GARDENS •
SUSTAINABLE DESIGN
COMMUNITY PLAN THAT REFLECTS LEED POLICY
NCDC REPORT W/PLANNING RE: RETROFITS, GREER, OTHER PROJECTS
TK DAVIS, DAVID FOX (UT ARCHITECTS)
MASTER PLAN COULD LEAD TO LEED-CERTIFIED NEIGHBORHOOD
BIO-FILTRATION IN LIEU OF WATER FILTRATION SYSTEMS BURIED UNDERGROUND
LOWER-IMPACT DESIGN GUIDELINES
POROUS PAVEMENT IN PARKING LOTS
ACCESS FOR PUBLIC RE: BROWNS CREEK, OTHER UNDERUSED ASSETS
• TAG INTERESTED •
ACCESSIBLE DESIGN
• CODE FOR ACCESSIBILITY
• NEIGHBORHOOD INFRASTRUCTURE • DIVERSITY OF HOUSING TYPE