Case Study: East Nashville, Tennesse

Nashville has also established a unique design review process for overlay districts through its city ordinance. Technically, the MHZC oversees creating design guidelines for overlay districts and approving changes on structures within these districts. According to the Nashville and Davidson County Code of Ordinances (17 § 40-400), two residents of overlay districts and two property owners or business owners within historic overlay districts must be a part of the MHZC. The MHZC is separate from the Planning Commission and the Zoning Appeals Board, and has its own authority.

While Nashville has a deep-rooted history in music and the arts, the conservation overlay zoning type has been used actively to protect the character of historic neighborhoods and neighborhood centers while controlling growth in an effective way that fits the architectural style and community needs. According to Lubens & Miller (2002), Nashville’s NCZOs have helped protect against undesirable commercial encroachment and has allowed for small business expansion in the Lockeland Springs- East End neighborhoods. Lubens & Miller also noted an increase in homeownership and property value coupled with a decrease in absentee landlords. The MHZC staff credits success to property owners and homeowners that respect the historic character, and effectively achieved better rehabilitation and new construction projects (Lubens & Miller, 2002). Placeeconomics confirms the continuing property value increases in historic districts, and states that they have outperformed the rest of Nashville’s market (2019, Executive Summary). While the effects of increased property values can have varying negative and positive impacts on communities, this example in East Nashville shows how historic conservation overlays have succeeded in protecting architectural character and quality. Currently, the City of Greenville has a Preservation Overlay (PO) District, with a purpose of recognizing historic and architectural resources throughout the city (Greenville Code of Ordinances 19 § 3.2.2). Preservation Overlay Districts are adopted by City Council, which are recommended by the Design Review Board (DRB) Neighborhood Panel (19 § 2.1.1). The Neighborhood Panel of the DRB also issues certificates of appropriateness for modifications to structures within PO districts (19 § 2.3.8). Applications for a Certificate of Appropriateness in a PO district strictly address demolition, new construction, and modifications such as additions or alterations of exterior architectural features (Greenville Code of Ordinances 19 § 2.3.8). A Conservation Overlay district could be added to the City Ordinance as an alternative option for historic preservation, but would need to be distinguished from the currently existing Preservation Overlay