Zoning › State preemptions › Tennessee

Metropolitan Government of Nashville-Davidson — Consolidated City-County Charter (TN)

Tracked preemption from the Tennessee overlay bundle.

Overview

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Effective
1963-04-01
Sunset
—
Authority
state
Scope
city:metro_nashville_davidson
Other Tennessee preemptions
Tennessee State Building Code — 2021 I-Codes via State Fire Marshal SBCOTennessee Voluntary Attainable Housing Incentive Programs — IZ Ban Carve-OutTennessee Short Term Rental Unit Act — Statewide STR GrandfatheringTennessee §6-54-127 — Mandatory Inclusionary Zoning & Rent Control BanTennessee Heritage Protection Act — Memorials on Public PropertyTennessee Agricultural District and Farmland Preservation ActTennessee Industrial Development Board TIF — Economic Impact Plan DistrictsTennessee NPDES Stormwater & Riparian Buffer — Construction & MS4 Permits

Trigger predicate

When this evaluates true for a parcel, the law's preempted fields take precedence over base zoning.

AND
  • city.state == TN
  • OR
    • city.county_fips == 47037
    • city.is_metro_government == True

Preempted fields

4 fields on the base district schema are rewritten when the trigger fires.

FieldOpValueNote
jurisdiction.government_formoverrideconsolidated_metropolitan_governmentMetro Charter (1962 referendum, effective 1963-04-01) merged the City of Nashville and Davidson County into a single jurisdiction with combined municipal + county powers
zoning.code_authorityoverridemetro_council_title_17_metropolitan_codeTitle 17 (Zoning) of the Metropolitan Code applies countywide except within the boundaries of the 6 satellite municipalities
service_districts.general_vs_urban_services_districtaddmetro_gsd_usd_dual_taxation_districtsMetro divides territory into General Services District (countywide baseline) and Urban Services District (enhanced services with higher tax rate); USD boundary expansion is the Metro equivalent of annexation
satellite_municipality_carveoutaddbelle_meade_berry_hill_forest_hills_goodlettsville_lakewood_oak_hill_retain_separate_zoningSix satellite cities — Belle Meade, Berry Hill, Forest Hills, Goodlettsville, Lakewood, Oak Hill — retain independent municipal zoning, building, and CO authority within Davidson County

Citation

Authority source
Tenn. Const. art. XI §9 (consolidated city-county authority); Tenn. Code Ann. §§7-1-101 through 7-3-314 (Metropolitan Governments); Metropolitan Charter of Nashville and Davidson County (1962, as amended)
§ TN Const. art. XI §9; TCA §§7-1-101 et seq.; Metro Charter
https://www.nashville.gov/departments/government/history-metro

Research notes

Davidson is the only TN county fully operating under metropolitan consolidation since 1963 (other consolidated metros: Trousdale/Hartsville 2001 and Moore/Lynchburg 1988, both small). Practical zoning consequences: (1) Metro Council acts as both city council and county commission — single legislative body for Title 17 amendments; (2) Metro Planning Commission has dual recommending authority; (3) the 6 satellite cities are zoning islands — confirm parcel jurisdiction before assuming Metro code controls; (4) Metro is uniquely vulnerable to state-preemption attacks (Public Chapter 92 of 2023 attempted to halve Metro Council, struck by Tenn. courts). Goodlettsville straddles Davidson/Sumner — only its Davidson-side parcels sit in the satellite carveout.