Kick-off Meeting: The offical kick-off meeting regarding our conservation overlay exploration was Sept. 6th at 6:00 p.m. at the Midtown Police Precinct. The agenda included explanations from our neighborhood leaders about what a conservation overlay is, discussions with our Council Members O’Conners and Sledge, and an exploration of next steps. Below is background information about Edgehill’s desire to protect our historic neighborhood.
Background: A number of historic homes in Edgehilll have already been demolished and others are threatened. To explore ways of protecting the 150 years of history in Edgehill several members of the Edgehill Coalition met with the History Commission staff member, Robin Zeiglar on May 22, 2017. Those in attendance included Theo Antoniadis, Rob Benshoof, Joel Dark, Joyce Harris, Ronnie Miller, Janet Shands, and Pearl Sims.
The group discussed what type of overlays might make sense for neighborhood and how the concepts should be introduced to the neighborhood. They will likely pursue Neighborhood Conservation for the area that qualifies and UDO for the areas that do not.
The group has met several times to discuss the possibility of a neighborhood-wide meeting to introduce the concepts and then decide on next steps. They may try both UDO and NCZO at the same time.
An architectural resource survey is needed. They will likely want MHZC to train survey volunteers rather than hire a consultant. The group is working from a large map showing boundaries of the following: Music Row Code, South Music Row NZCO, area eligible for an Edgehill NCZO, area of potential UDO and the Envision Edgehill project.
There is interest in involving the Envision Edgehill MDHA project with the overall plan for the neighborhood.
Below are resources provided by the Historic Commission for use by the neighborhood as they explore ways to protect the history, culture, and diversity of Edgehill.
Overview of Neighborhood Conservation Zoning
Wording borrowed from the Belmont-Hillsboro Neighbor’s, Inc. Website
What is Neighborhood Conservation Zoning (NCZO)?
- NCZO is a planning tool to protect the historic character of Nashville’s old neighborhoods through a design review process.
- It is a type of ‘overlay zoning’ that is applied in addition to the ‘base’ land use zoning of an area.
- An NCZO must be passed by Metro Council and signed by the mayor.
How would NCZO impact changes I want to make to my home?
NCZOs do not impact permitted land uses. Instead, it regulates you, the property owner, when you are planning to: BRAD
- Build a new building (primary or secondary, like a garage),
- Relocate a building.
- Add to an existing building (enclose or add a porch, add a roof dormer, add solar panels or skylights, add habitable space), or
- Demolish a building (in whole or in part, such as removing window and door openings or all materials),
Why might we want a NCZO for 12South?
A NCZO protects a neighborhood from:
- loss of architecturally or historically important buildings,
- new construction not in character with the neighborhood, and
- additions to buildings that would lessen their architectural compatibility.
How does NCZO work?
If your property is within a NCZO and you are planning to demolish a building, construct a new building, add to an existing building, or move a building, one step is added to the process of getting a building permit for the work: you must also obtain a preservation permit from the Metropolitan Historical Zoning Commission (MHZC). There are no additional permit fees.
Are there guidelines homeowners would have to follow?
Yes, design guidelines would be created jointly by the neighborhood and the MHZC. These would be used in the following ways:
- to determine the architectural compatibility of proposed projects,
- to provide direction for property owners who want to undertake a project,
- to ensure that the decisions of the MHZC are not arbitrary, and
- to assure that new construction and additions are sympathetic to the character of a neighborhood and to restrict the loss of architecturally contributing buildings.
By state and local law, all guidelines must be in accordance with the United States Secretary of the Interior’s Standards for the Rehabilitation of Historic Buildings design principles used by private and public preservation agencies throughout the country. These can be found at http://www.nps.gov/hps/tps/standguide/rehab/rehab_standards.htm
With NCZO are interior projects reviewed?
No, only exterior work which is determined to be visible from the public rights-of-way is reviewed by the MHZC.
With NCZO, are exterior paint colors, fences, landscaping, and interior projects reviewed?
No, only new construction, additions, demolition, and relocation are reviewed in NCZOs. However, 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.
Where are the current NCZO districts in Nashville?
· South Music Row
To see the design guidelines for the neighborhoods above, visit: www.nashville.gov/Historical-Commission/Services/Preservation-Permits/Districts-and-Design-Guidelines
To see a potential design guidelines for our neighborhood, visit: www.nashville.gov/Historical-Commission/About/Historic-Zoning-Commission/Whats-New
Existing design guidelines can be viewed here: http://www.nashville.gov/Historical-Commission/Services/Preservation-Permits/Districts-and-Design-Guidelines.aspx
The Commission’s general brochure that covers the type of historic overlays can be found here: http://www.nashville.gov/Portals/0/SiteContent/HistoricalCommission/docs/Publications/Zoning%20brochure,%202010.pdf
Waverly-Belmont may be the best example for us but it will be tweaked to meet the specific character of Edgehill, which will be determined by the survey. See link below.
Our Conatact with Historic Zonng Commission
Robin Zeigler, Historic Zoning Administrator , Metro Historic Zoning Commission Sunnyside in Sevier Park (3000 Granny White Pike), Nashville, TN 37204
Main Office 615-862-7970 x 79776