Districts
Historic/Conservation zoning is a planning tool to protect the architectural character of Nashville's historic neighborhoods by managing growth and change. Such character is often an asset in providing a strong sense of community identity and in protecting property values. Historic/Neighborhood Conservation Zoning are types of overlay zoning, applied in addition to the base or land-use zoning of an area.
Historic/Neighborhood Conservation Zoning protects a locally designated district from the loss of architecturally or historically important buildings, new construction not in character with the neighborhood, and alterations or additions to buildings that would lessen their architectural significance.
These goals are accomplished by requiring that plans for demolition, new construction, additions, relocation and alteration be reviewed by an architectural review board.
The Metropolitan Historic Zoning Commission (MHZC) is an architectural review board which reviews applications for work on properties within the county's historic or neighborhood conservation zoning districts. Its nine members, appointed by the mayor, include representatives from zoning districts, the Metropolitan Planning Commission, the Metropolitan Historical Commission; architect(s), and other citizens of Davidson County.
Design review is administered according to a set of design guidelines. The guidelines are criteria and standards, developed jointly by the MHZC and the neighborhood residents, which are used in determining the appropriateness and architectural compatibility of proposed projects. The guidelines provide direction for project applicants and ensure that the decisions of the MHZC are not arbitrary or based on anyone's personal taste.
Historic Preservation Zoning Overlay Districts
Designation as a local historic zoning district honors a neighborhood's historical significance. With that recognition, historic zoning protects the neighborhood's unique character by requiring review of exterior work on buildings. Historic zoning districts are locally designated by the Metropolitan Council and administered by the Metropolitan Government of Nashville and Davidson County -- specifically, the Metropolitan Historic Zoning Commission (MHZC). Historic zoning is a type of overlay zoning that applies in addition to the base or land use zoning of an area; it has no impact on use.
Designated in May of 1978, Edgefield is Nashville's first Historic Zoning District and only the second in Tennessee. Since that time, over 260 local historic zoning districts have been established throughout the state.
The guidelines for historic zoning districts protect the neighborhood from alterations to historic structures that would lessen their architectural significance, new construction or additions not in character with the neighborhood, and from the loss of architecturally or historically important buildings.
By state law, design guidelines for historic zoning districts must be in accordance with the Secretary of Interior's Standards for Treatment of Historic Properties -- standards developed by the National Park Service and used by private and public preservation organizations throughout the country.
What work is reviewed?
- Demolition
- New Construction (primary buildings and out buildings, accessory structures, and garages)
- Additions to existing structures (new rooms, dormers, porches, or anything that increases habitable space or height of a building)
- Moving any structure in, around, or out of an area
- Exterior renovation, rehabilitation, restoration
Neighborhood Conservation Zoning Overlay Districts
Conservation zoning districts are locally designated by the Metropolitan Council and administered by the Metropolitan Government of Nashville and Davidson County -- specifically, the Metropolitan Historic Zoning Commission (MHZC). Neighborhood conservation zoning is an overlay zoning, applying in addition to the base or land-use zoning of an area.
The process of acquiring the overlay zoning is initiated by neighborhood residents and adopted by the Metropolitan Council. Conservation zoning honors an area's historical significance, but with that recognition, certain exterior work on buildings -- new construction, additions, demolition, and relocation -- is reviewed to ensure that the neighborhood's character is preserved.
Some other neighborhoods in the Nashville have historic preservation zoning. In a historic preservation zoning district, all exterior work -- including projects like replacing doors and windows, or installing a fence -- are reviewed by the MHZC. Districts with historic preservation zoning are not more historically significant than those with neighborhood conservation zoning, but residents of those areas determined that historic preservation zoning was most in keeping with the goals for their neighborhoods.
Only exterior work which is determined to be visible from the public rights-of-way is reviewed.
Conservation zoning does not force property owners to work on, repair, or alter their homes.
Only projects that are initiated by the owner are reviewed.
Historic Landmarks Districts
Designation as an Historic Landmark honors the landmark's historical significance and with that recognition, protects the building or site's unique character thru review of exterior work on buildings. Historic landmark districts are locally designated by the Metropolitan Council and administered by the Metropolitan Government of Nashville and Davidson County -- specifically, the Metropolitan Historic Zoning Commission (MHZC). Designation as a historic landmark is a type of overlay zoning that applies in addition to the base or land use zoning of an area; it has no impact on use.
The Historic Landmark is most often also listed in the National Register of Historic Places either individually or as part of a district. The National Register is a federal program administered by the Department of the Interior. Unless federal funds are used for a project, listing in the National Register has no impact on what one does to one’s property. Listing in the National Register is honorary -- a way to recognize the district as an intact and important part of Nashville's, and thus America's, history.