At their March 13, 2025, meeting, the Metro Planning Commission approved a proposed amendment to the Downtown Code (DTC) that includes updates to the DTC’s Bonus Height Program (BHP) and Outdoor Space standards and several minor housekeeping amendments. A bill has been filed with the Metro Council office (BL2025-799) and is scheduled to be introduced with a first reading on April 1, 2025. A public hearing will follow, at the Council’s May 6, 2025, meeting. A third and final reading is anticipated for May 20, 2025. After passing three readings at Metro Council, the text amendment would become effective. It is anticipated that the earliest this could happen would be June 3, 2025. Following the bill’s effective date, projects shall be able to utilize either the 2010 BHP or the 2025 BHP for a period of one year, subject to the following:
- This choice shall not be construed as a right in perpetuity to not conform with any future alterations to the DTC.
- Projects proposing to use the 2010 BHP shall submit for Concept Plan approval within six months of the effective date, and the project shall certify its bonus height with the Planning Commission within one year of the effective date.
- Projects that have earned and certified transferrable entitlements pursuant to the 2010 BHP shall be permitted to retain, use, and transfer those entitlements, provided, however, that projects that have certified bonus height under the 2010 BHP but have not constructed during the development vesting periods provided by state statute (and as provided for by the Metropolitan Government in RS2014-1330), such projects shall forfeit any entitlements earned, including transferrable entitlements. If those projects do subsequently proceed, they will need to apply for bonus height again under the 2025 BHP, or under the 2010 BHP if they meet the grace period deadlines described above.
- Mixing and matching between the 2010 BHP and 2025 BHP is not allowed, including, but not limited to, mixing individual bonus options, and utilizing any changes in the bonus height maximums for the property.
You can review the proposed changes, while they are in process of being reviewed the Metro Council, at the link below.
Text Amendment 2023Z-003TX-001, Downtown Code Amendment
Related Documents
October 2024 - Public Open House Presentation
Fall 2024 - Downtown Nashville Market Study and Entitlements Analysis Executive Summary (Full Report available upon request)
Summer 2023 - BHP Draft Engagement Summary
May 2023 - Public Open House Presentation
March 2023 - Planning Commission Work Session
Get in Touch
For general questions or inquiries, please contact Jared Islas.
If you are a member of the development community and would like to speak with Staff regarding your initial thoughts, current or future implications of the proposed amendment, or other general feedback, please contact Jared Islas to set up a meeting.