samsonh

Exactly.

I am actually okay with it, although I don't think putting all dense housing on busy thoroughfares is ideal.

Agreed. Our zoning code places apartments and retail on the pikes, which creates tons of traffic since most people don’t live on the pikes.

This is the real reason for the slowdown in construction. Rent concessions are huge right now, we are oversupplied and will be through at least mid 2025.

You think the homes are built poorly. You think the homes are too close together. You do not like the materials. But clearly lots of people think otherwise. Planning is reviewing the bills now, and they will certainly recommend changes. I hope that once those changes are incorporated your tune changes. Density in neighborhoods like the Nations subsidizes suburban developments throughout the county. Attached are two examples of homes in the Nations, one is one of the nicer older homes in the neighborhood, and one is a relatively new construction project. The new construction pays roughly twice the property taxes of the older home, it also provides one additional home close to downtown(3 or so miles). No one is saying the price of housing will drop dramatically. The idea is to forestall dramatic price increases like we have seen of late. Supply of housing is the only thing that can do this. There is literally no argument against this. Yes older homes in the most expensive neighborhoods in town are nice! Redfin has 21 homes are sale in 12South. Cheapest being a 759 sq ft condo for 400k. There are currently 2 homes for sale under a million that are not tear downs. This does not seem sustainable for the rest of the city! I doubt many on this board are in that housing market. I think we should build nice neighborhoods for people that cannot spend $1 million on their residence. I am eager to hear your next objection. Initially it was too many Airbnb's in the Nations, although I think you have since realized there are very few actually. Then it was design standards and build quality, although NEST wouldn't change that at all. Now it is the old fallback, neighborhood character. And once Planning recommends changes to the bills we can have the objection that developer wrote the bill instead of professionals out of the way. Which is better?

Smeagols, design and building standards don’t change under NEST. Surely you know this. What homes in town have character in your opinion? PS, the Nations Neighborhood association just voted to support zoning changes CM Horton put forth for our neighborhood. Planning will study this zoning change to allow more density and diverse housing in the Nations. The rest of Nashville can be anti housing options, but I am glad my neighborhood is pushing forward.

Agreed. A huge reason we grew so much in the 2010s was cheaper housing. We no longer have that advantage. We must increase supply, and not just apartment supply. We also need corporate relocations, that seems to have slowed.

I would venture it is more likely that Oracle does not pursue a large campus.

Not sure if anyone here caught the Bristol race yesterday, but attendance looked to be in the 30-40% of capacity at most. This used to be a special race. Back when I used to watch it was always the most exciting racing.

Cheers Armacing. You win. I am not going into conspiracy theory land with you. Good luck!

This flies in the face of real world data and lived experiences. Our standard of living has most certainly risen. We can now afford many more goods and much higher quality goods. The rate I get on my money market is 5%, what are you getting? Everyone I am friends with is saving a lot, albeit I am in a successful friend group. I will leave you with two charts below that show real earnings are at all time highs if you exclude the Covid quarter where lower wage workers were laid off. Energy costs have steadily decreased as a percentage of income. I agree with your thoughts on housing and medical care though. We need to deregulate each of those industries. We are seeing NIMBY rearing it's head locally right now.

Appreciate the response, I think we just see different ways of achieving this next step for nashville. There are not Airbnbs all over the Nations. Click on the permit data or the listings above. If the Nations has 1500 homes, it might have 15-25 Airbnbs that are not in CS zoning. It’s simply not a thing in the neighborhood. I can promise I do not see girls with suitcases like I’ve seen in previous neighborhoods I’ve lived in here. Developers build tall and skinnies because that’s what they are allowed to build, that’s the entire point! You are advocating for zoning changes in your argument against me, I’m just not sure you realize it. The current code is broken. I am lucky to make a nice income and afford to live where I want. Not all can make that choice, and we need to give the middle class more options. You may not want to live in an attached building, but many would. No one is forcing you to. if we increase density in neighborhoods like Crieve Hall or West Meade those buyers are not competing for other homes. Increase supply leads to lower prices. We are seeing that right now in the apartment market, where many of the newer apartments are offering three months free rent! Dense development is what allows for infrastructure improvements. Just read the summary of this link: https://filetransfer.nashville.gov/portals/0/sitecontent/Planning/docs/NashvilleNext/FINAL Fiscal Analysis of Nashville Development.pdf if we want sidewalks, increased school funding, mass transit, the only way forward is density and the tax revenue dense development brings. We simply cannot keep pushing development further out, it’s not sustainable.

If you click on the individual permits you will find 8 or 9 out of 10 are expired permits.

Smeagols, Firstly, the Airbnb map does not show exact locations. If you click on the listings you will find that about half of them are in three buildings, all in CS zoning. Morrow, centennial, and 51st each have commercial building that contains airbnbs. There are clearly a few owner occupied airbnbs or grandfathered airbnbs. And the new development on California and centennial is airbnb. I’m no fan! However 12 south shows 45 airbnbs versus the nations showing 29 on a simple zoom. This is a secondary point, and you did not address any of my other points.

The Nations, Croley Wood, Charlotte Park, and Sylvan Heights actually have very few Airbnbs. Most of those neighborhoods are zoned Rx and only allow owner occupied Airbnbs. The majority of Airbnbs in those neighborhoods are located in CS zoning in their own buildings. This CS zoning tends to be along major thoroughfares such as Centennial in the Nations. You can verify yourself by searching for an Airbnb in those neighborhoods. Parcel viewer( https://maps.nashville.gov/ParcelViewer/) and Land Use Table( https://filetransfer.nashville.gov/portals/0/sitecontent/Codes/docs/public_docs/LandUseTable.pdf ) will verify the zoning. As a resident of one of those neighborhoods and an owner of one of the homes you do not like I can assure you I know of no Airbnbs in my vicinity and I can verify that my home is actually built quite well. Developers are absolutely in it to make money. I also do my job for the sole purpose of making money, not because it is a passion. I would encourage you to become a developer if it is easy or if you would like build some affordable housing! More supply is the only thing that will create downward pressure on prices. Younger homebuyers need a diversity of housing to choose from. If you do not allow that then Nashville will slowly become a less dynamic economy as younger people move to cheaper cities. This happens over and over again across this country. All areas of this city need to participate in it becoming a real city. If the market wants 4 homes on a lot in West Meade then 4 homes should be built. We need to remove barriers to development, not create more barriers like the HIstorical Zoning Commission or more overlays.