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 gentrication for several years and these issues will
continue to expand as signicant, larger, residential and mixed-use developments are planned for the
neighborhood.
The Councils 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 specic 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: rst, 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
Mayors Ofce, District 17 Councilperson Sandra Moore and The Council, The Ofce of Innovation, The
Planning Department, MDHA, Public Works, MTA, The Parks Department, and The Ofce of Economic and
Community Development.
Neighborhood Council on Affordable Living
August 18, 2014
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 nonprot)
Abby Buter, Harvest Hands (Neighborhood nonprot), Chestnut Hill resident
Adam Curtis, Good Food for Good People (nonprot), 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
2
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 neighborhoods residents; and the neighborhood itself has been a marriage (or
mish-mash, depending on ones 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 neighborhoods 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 neighborhoods 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 gentrication 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 ones 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 neighborhoods median price point.
Neighbors within South Nashville Action People, have been concerned about and discussing the effects of
gentrication for several years. These discussions ramped up during the process of a specic-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.
Neighborhood Council on Affordable Living
3
Housing
The rst 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 specic 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 denition 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 up to $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. The 2012 Median Income of the
U.S. Census tract that includes Wedgewood-Houston was $17,667, and therefore the Affordable Housing
rate for annual costs would be $4,240, or $353 per month.
Several precedents were discussed, including Williamson Countys 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. Nashvilles 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
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
Session 1 : Housing
4
author and planner Jeff Speck. (Walkable City, 109-110) The Councils initial determination is that these IZ
regulations should be used as reference for the nal 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 Metros 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
signicant 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.
Gentrication 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 signicant proportion
of rentals to owned units. It was suggested that the SP zoning process could be used as a tool to ensure
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 nancing projects with rental units, which may make these
Session 1 : Housing
5
options more attractive to developers. It will be 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-ats, 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 inll development,
expanding artist-based housing similar to those at Rolling Mill Hill, and developer participation with Metros
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 specic and fairly limited
regulations in residentially zoned areas. However, no zoning regulations currently exist that specically
allows these broader live-work conditions, especially in the context of the artisan and maker culture. Cores
SP development allows for live-make units and may provide ground-level units with ex 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 gentrication.
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
would be necessary in order to maintain affordability in an ongoing basis; it is one thing to produce the units
Session 1 : Housing
6
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 gentrication.
Session 1 : Housing
7
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 specically
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 Omids 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 benets, 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
Session 2 : Neighborhood Economy
8
Laundromats, with so-called third places like coffee shops, small restaurants and arcades. Such
combinations would provide business diversity and encourage local investment.
One committee member stressed the need for residents to articulate their wants and needs regarding
amenities and services to area businesses and nonprots, 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 neighborhoods 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 dont
bother anybody, a denition 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 specic,
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 2 : Neighborhood Economy
9
Sustainable Living
In the third and nal NCAL meeting, attendees were asked to consider what it meant to make neighborhood
development and infrastructure sustainable. The denition 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 trafc 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 bikesharing and
ridesharing in the community. Members discussed how developers could provide car-sharing systems or
Session 3 : Sustainable Living
10
dedicated spaces for such systems in return for a reduction in parking requirements for developments.
Developers could also provide bike-sharing racks through B-Cycle in order to increase appeal and decrease
car usage.
Environment
Committee members briey 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 oodplain
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 neighborhoods 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 neighborhoods 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 oodplain and the neighborhoods
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 oodplain if allowed. The soils 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 creeks path, like Chestnut Hill.
Sustainable Design
Members very briey discussed developers ability to build to LEED policy and whether the neighborhood
could pursue a master plan that certied 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, retrots of existing buildings
Session 3 : Sustainable Living
11
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.
Session 3 : Sustainable Living
12
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 neighborhoods 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 unied 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 prots. 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 prots.
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 (the suggested percentage is 10% to
20% of units per project; and these units should use the Wedgewood-Houston numbers of $353 per
month for housing expenses.)
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-Houstons 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 Specic Plan applications. The applications would allow uses and structures not allowed under
Conclusion and Recommendations
13
typical R6 zoning, which can be of benet to the neighborhood if managed correctly. These benets
include the potential for affordable units, basic services and a variety of housing stock that encourages
a diversity of buyers and renters. Benets 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 nances
could be used strategically to promote long-time residents to stay in the neighborhood. Such funds
could supplement the citys 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 specic zoning choices that best t the priorities of affordability for the
neighborhood. Additional information will also be available soon with the NashvilleNext Housing and
Gentrication 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
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 ats 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
Conclusion and Recommendations
14
shortage. These units can and should be encouraged to be marketed as rental units. These units
provide benets 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 t the prole 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 gures upon
which business owners and investors could secure funding.
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 specic 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.
Conclusion and Recommendations
15
Sustainable Living
Connect more neighbors with food-access organizations in the neighborhood.
Through the NCALs 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 oodplain 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.
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 trafc by adding street parking (helping
developers meet parking requirements) and protected bike lanes.
Conclusion and Recommendations
16
Establish communication with decision-makers regarding Greers role in sustainable, healthy living.
Greer Stadiums future came up several times in NCAL discussions, but members lacked reliable
information regarding the propertys future. Given the propertys 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 Mayors ofce and the Metro
Council regarding residents vision for the property.
Conclusion and Recommendations
17
SESSION 1 : HOUSING : SUMMARY JUNE 9, 2014
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.
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 METROS 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
18
LIVE-WORK UNITS
NO ZONING CURRENTLY ALLOWS/REGULATES
CORES 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
19
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, CHILDRENS 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
20
EMPLOYMENT
CODES & REGULATIONS REGARDING HOME BUSINESSES
WHAT IS CURRENTLY ALLOWED?
WHAT IS PROPOSED IN CORES 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 DONT 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 BUSINESSES
SHARED RETAIL SPACE
FOR LOCAL ARTISTS AND CRAFTSPEOPLE
DESIGNATE 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 MENTORSHIP
GATLINBURG CRAFT COMMUNITY
SHUTTLES TO/FROM
ON-SITE RESIDENTS
NEIGHBORHOOD BUSINESS ASSOCIATION
WHAT ABOUT TOURISM?
NEIGHBORHOOD TO REMAIN LOOSE AND OPEN WHILE MAINTAINING REGULATIONS
Appendix A : Session Summaries
21
SESSION 3 : SUSTAINABLE LIVING : SUMMARY JULY 7, 2014
TRANSPORTATION
WALKING - SIDEWALKS WITH STREET TREES
BETTER AND MORE BUS STOPS - NEED SHELTERS
CAN VANDERBILT SHUTTLES BE USED BY NEIGHBORS
PROPER STREETSCAPE IS IMPORTANT!
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
22
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? ITS 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 DOESNT 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 UNITS
STORMWATER 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
Appendix A : Session Summaries
23