⚖️ Balancing old and new

Good morning, folks. We wish you a merry Thursday.

• Today's weather: Foggy this morning with a high of 66.

Today's newsletter is 919 words — a 3.5-minute read.

A study of historic zoning regulations is underway in Nashville as leaders seek to satisfy preservationists, neighborhoods and downtown honky-tonk owners.

The big picture: Downtown honky-tonk owners pursued state legislation earlier this year that would have watered down historic zoning protections in Nashville.

• The legislation, backed by the Broadway Entertainment Association, didn't advance during the session this past spring, but there's a possibility it could return.
• Honky-tonk owners regularly run up against historic zoning regulations when they seek to alter their old buildings downtown.
• Homeowners in Nashville neighborhoods have also had dust-ups with the city's Historic Zoning Commission when they seek approval to make upgrades to their houses.

Driving the news: Mayor Freddie O'Connell's administration is trying to get ahead of the issue, and has hired a consultant to study Nashville's historic zoning.

• Their goal is to ensure historical buildings and neighborhoods are preserved while also coming up with common sense improvements to the city's historic zoning process.
• The consultant, HDR, has quietly been interviewing key stakeholders, including people representing downtown businesses, in recent weeks about their experiences with historic zoning.

What they're saying: "We have worked with a consultant and multiple departments to look at process improvements related to historic zoning," O'Connell spokesperson Alex Apple tells Axios.

Between the lines: Over several decades, Metro created roughly three dozen historic zoning overlays to preserve the character of some Nashville neighborhoods and curb widespread redevelopment.

• Nashville is inconsistent at preserving its historic buildings, sending signals that Metro isn't too strict about its regulations.
• On the other hand, some of the zoning disagreements created extra costs and bureaucratic hassle for property owners seeking small alterations to their homes.
• "[The Historic Zoning Commission] needs to be a department that serves the ideology of the people of the city," Rob Mortensen, lobbyist and spokesperson for the honky-tonk group, tells Axios. He says the disputes are the result of occasional "overreach" by the department.

Story continues below

Neighborhood residents around the city have also tangled with the Historic Zoning Commission.

Zoom in: In one case, an Inglewood homeowner wanted to add a new porch onto their house. During the application process, staff discovered that an existing porch on a different part of the house was illegally constructed by a previous owner without proper approvals.

• So the commission ruled in August that in order to build the new porch, the homeowners must fix or tear down the original.
• In another case, the commission rejected homeowners' request to replace their siding because the material they wanted to use isn't allowed by the overlay. In that case, nearby neighbors offered their support, but the plans were still rejected.

Metro Councilmember Emily Benedict, who represents the Inglewood area, tells Axios the Historic Zoning Commission should factor in support from neighbors.

• "While I understand how the commission arrived at their conclusions, I would like to see more creative and flexible solutions," Benedict says.

The other side: A recent internal study by Historic Zoning Commission staff found that the vast majority of applications are approved. Just 10% have been rejected this year.

• "The low percentages likely tell us that staff is doing a good job assisting applicants with feedback to help them obtain approval," the staff report found.
• "Although still low, this year the number has approximately doubled which could be another indicator that applications have become more challenging than they were in the recent past."

The bottom line: Metro Historic Zoning executive director Tim Walker tells Axios his department supports the study.

• "We are always looking for ways to streamline our process for applicants and others, and this study should provide us with some potential recommendations for improvements," Walker says.

Read the full story

🍻 Six Tennessee breweries were honored among the best in beer at the Great American Beer Festival. (Tennessean)

The Tennessee Bureau of Investigation is making progress in shortening long wait times for rape kit testing. (Tennessee Lookout)

🔍 Politico recently revisited the story of John Lewis, and how he kept the fight for civil rights in Nashville alive after the publicity surrounding his early victories against segregation faded away. (Politico)

Take a journey through the heart of Nashville with "Nashville Cocktails," the ultimate guide to the drinks that embody the soul of our iconic city.

Plus, plus, plus: Use code AXIOS at checkout to get an additional 15% off your purchase of any other City Cocktails books.

Fall is finally in full force.

What's happening: Temperatures are getting frostier, flannel is getting cozier and leaves are beginning to get prettier.

State of play: Experts expect the peak beauty of the season is just around the corner.

• Using historical weather reports, tree species info and user data, the travel brand SmokyMountains.com put together 2024 foliage prediction maps of the U.S.
• The maps show near-peak conditions for leaf-peeping will start creeping into Middle Tennessee by next week.

Between the lines: Get your scenic hikes in while you can. Your window to view the bright hues might be tricky to predict, as climate change impacts when leaves change and how colorful they get.

❓ Tell us: Where are your favorite places to take in fall's splendor?

• Reply to this email with your tips for fall foliage, along with your prettiest pictures.

Share the maps

The first day of early voting in Nashville was a busy one. Voters crowded parking lots and stood in long lines at many early voting sites.

By the numbers: 13,986 Nashvillians voted yesterday, according to the Davidson County Election Commission.

What they're saying: The commission advised voters to take advantage of all 13 early voting spots. Some are busier than others.

• The Green Hills and Edmondson libraries were jammed, but better parking was available at the Lentz Public Health Center and Hillwood High School.

"Nashville Cocktails" is your guide to more than 100+ drinks inspired by Music City.

Here's the deal: From honky-tonk classics to modern creations, bring Nashville's vibrant flavors and stories to your glass.

Use code AXIOS at checkout to get an extra 15% off your purchase.

Our picks:

📺 Nate and Adam are looking for a new TV show to watch together.

This newsletter was edited by Jen Ashley.