Nashville Proposes Downtown Code Update to Add New East Bend Subdistrict on the East Bank
- 2 days ago
- 4 min read
Nashville’s Downtown Code may soon expand to include a new area on the East Bank called the East Bend Subdistrict.
A proposed ordinance, Proposal No. 2026Z-002TX-001, would amend Title 17 of the Metropolitan Code of Laws and make several updates to the Downtown Code, commonly known as the DTC. The main purpose of the amendment is to add the East Bend Subdistrict and adjust the Downtown Code standards so they can apply to this growing part of Nashville.
The Downtown Code was originally adopted by Metro Council on February 2, 2010. Since then, downtown Nashville has changed significantly. More people live, work, visit, and invest in the downtown area than they did when the code was first created. Because of that growth, Metro periodically updates the code to clarify standards and respond to new planning goals.
What Is the Downtown Code?
The Downtown Code is a form-based zoning code that regulates development in Nashville’s downtown area. Unlike traditional zoning, which focuses heavily on separating land uses, a form-based code places more emphasis on the shape, scale, placement, and design of buildings.
The DTC currently includes multiple subdistricts, each with its own standards for things like:
Building height
Build-to zones
Step-backs
Massing
Site design
Outdoor spaces
Building materials
Access points
Structured parking
The goal is to guide development in a way that creates a more walkable, active, and visually cohesive urban environment.
What Is the East Bend Subdistrict?
The proposed East Bend Subdistrict would be located on the East Bank, bounded generally by:
I-24 to the south and east
Korean Veterans Boulevard to the north
The Cumberland River to the west
This area is currently outside the Downtown Code boundaries and is zoned IG, or Industrial General. A separate ordinance, BL2026-1284, is also moving through the Metro Council process and would rezone the area from IG to DTC.
The new East Bend Subdistrict would establish development standards specific to this part of the East Bank. According to the ordinance analysis, the East Bend area would use the existing East use area within the Downtown Code.
Why Is Metro Updating the Code?
Metro’s stated goal is to keep the Downtown Code aligned with Nashville’s continued growth and long-term planning vision.
The ordinance notes that the DTC should be updated, clarified, and refined over time to encourage high-quality, sustainable urban development. It also highlights the role of the Downtown Code in creating opportunities for businesses, housing, mixed-use projects, commercial activity, and entertainment uses.
The proposed update is also connected to the broader Imagine East Bank vision plan, which has guided much of the conversation around the future of the East Bank.
In plain language, this change is part of Nashville’s effort to turn a historically industrial part of the riverfront into a more connected urban district.
Does This Ordinance Rezone Property?
Not by itself.
The agenda analysis states that this ordinance does not rezone any property. Instead, it updates the Downtown Code text and adds the East Bend Subdistrict into the DTC document.
The actual rezoning of the area from Industrial General to Downtown Code is being handled through a separate ordinance, BL2026-1284.
That distinction matters. One ordinance updates the rulebook. The other ordinance changes the zoning map.
Conditions Attached to the Approval
The ordinance includes conditions that must be completed, bonded, or satisfied.
First, Planning staff must coordinate with several agencies and property owners on an amendment to the Major and Collector Street Plan, commonly called the MCSP. This work would help establish a proposed urban street grid for the area.
The street grid is expected to prioritize Vision Zero safety objectives and allow planned infrastructure, including stormwater and sewer systems, to be implemented properly.
Second, Planning staff must submit the East Bend Public Realm Design Framework to the Downtown Code Design Review Committee for adoption as design guidance for applicable properties.
This means the public-facing parts of the district — streets, sidewalks, open spaces, and the general pedestrian experience — are expected to receive additional design attention.
Planning Commission Recommendation
The Metro Planning Commission approved this item with conditions at its February 12, 2026 meeting.
The vote was 8-0.
That approval does not mean the ordinance is fully adopted, but it shows that the Planning Commission supported moving the proposal forward with the listed conditions.
Why This Matters for Nashville
The East Bank is one of Nashville’s most important redevelopment areas. Any change to the Downtown Code in this area could influence how future buildings, streets, public spaces, and mixed-use developments take shape.
For residents, builders, developers, and design professionals, this proposal is worth watching because it may help define the next chapter of downtown growth on the east side of the Cumberland River.
The proposed East Bend Subdistrict is not just a technical zoning update. It is part of a larger effort to shape the East Bank into a more urban, connected, and active part of Nashville.
As downtown continues to grow, these types of code changes can have a long-term impact on the city’s skyline, public realm, transportation network, and development character.
Disclaimer
This article is for general informational purposes only and should not be considered legal, zoning, planning, or design advice. Zoning ordinances, council actions, and development standards can change during the public approval process. Property owners, developers, and design professionals should confirm details directly with Metro Nashville Planning, Metro Council records, and applicable municipal departments before making decisions.
