Nashville Clifton Avenue SP for 12 Detached Units Passes First Reading, Public Hearing Set Nov. 5

Five lots on Clifton Avenue are on Metro Council’s November zoning calendar. BL2026-1603 would change properties at 3000, 3002, 3008, 3012, and 3016 Clifton Avenue — at the corner of 32nd Avenue North and Clifton Avenue, totaling 0.73 acres — from RS5 to SP zoning to permit 12 detached multi-family residential units. Docket records show the bill passed first reading on Oct. 6, 2026. A public hearing notice published Oct. 9 sets Tuesday, Nov. 5, 2026, at 6:30 p.m. in the Metropolitan Courthouse.

A companion bill, BL2026-1604, would authorize building-material restrictions and requirements for the same Specific Plan (Proposal No. 2026SP-037-001). That companion also passed first reading Oct. 6, per the legislation tracker.

The Clifton Avenue SP at a glance

What SP zoning means on this block

RS5 is a single-family zoning label. SP (Specific Plan) is a custom district that locks uses and design rules to a site plan Metro approves with the ordinance. Here, the published bill text says the SP would permit 12 detached multi-family residential units on a combined 0.73 acres.

Twelve detached units on roughly three-quarters of an acre is a much higher dwelling count than five RS5 houses. Neighbors on Clifton and 32nd Avenue North should read the SP booklet on Legistar before Nov. 5 — setbacks, parking, height, and material rules live there, not in the one-line hearing notice.

BL2026-1604 is the materials bill that often travels with Nashville SPs. The notice states that the proposed ordinance requires certain materials to be restricted in the construction of buildings. If you care about brick-versus-fiber-cement on this corner, that is the companion to watch.

Where it sits on the Nov. 5 docket

The Oct. 9 notice lists many bills for the same 6:30 p.m. hearing, from County Hospital Road SPs to Lutie Street RM15-A-NS. Clifton Avenue is not alone on the calendar. Other multi-family SP items on the same notice include 3722 West Hamilton Road (seven units) and 1701 County Hospital Road (six units).

For homeowners comparing North Nashville density fights, recent related coverage includes Metro Approves 2403 14th Ave North SP for Two Detached Units and Metro Planning Overrules Staff on Two North Nashville Duplex Rezonings.

Timeline so far

docketcity lists BL2026-1603 as introduced Sept. 22, 2026, requested by the Metro Planning Department, passed on first reading Oct. 6, and on agenda for Nov. 5. The published hearing notice matches that November date and time.

First reading is not final approval. Council still has the Nov. 5 public hearing and later readings before the SP is law. Until then, the lots remain under the zoning map that applies today.

What it means for nearby homeowners

If you own on Clifton Avenue, 32nd Avenue North, or the blocks west toward the interstate, three due-diligence steps matter before you price a listing or answer a buyer’s density question:

• Open the BL2026-1603 file on nashville.legistar.com and download the SP site plan and elevations.
• Read BL2026-1604 for material restrictions that will show up in the finished street wall.
• Note the 0.73-acre combined site and the 12-unit count when you compare future comps — detached multi-family does not price like five RS5 tear-downs.

If you are selling a house two streets over, do not quote a completion date you cannot document. Quote the hearing date you can prove, and let the buyer’s agent pull the Legistar packet.

Metro’s hearing notice also reminds readers that each hearing is available for review online at nashville.legistar.com. Use the bill number, not only the street name, when you search — Clifton Avenue appears in older ordinances for other blocks, and BL2026-1603 is the identifier for this five-lot SP.

Twelve detached multi-family units also change how parking and trash service show up on a small combined lot. SP booklets usually dedicate pages to driveway cuts, guest spaces, and screening. If the Nov. 5 hearing packet is thin on those sheets, ask Planning why before Council takes later readings.

North Nashville has seen a run of small SP and duplex rezonings this year. Some passed over staff objections; others sailed through with staff support. BL2026-1603’s first-reading pass does not tell you which camp this one is in — only that Council advanced it to the November hearing. Read the Planning Commission recommendation inside the Legistar file, not only the Council bill caption.

For sellers two blocks away, the honest market talk is narrow: a pending SP can draw investor interest to nearby tear-downs, and it can worry owner-occupants who wanted the block to stay RS5. Neither reaction replaces a CMA. Pull the last six closed sales within a quarter-mile, note days on market, and then decide whether to list before or after Nov. 5.

If you need to buy your next house before this one closes, a firm cash-offer path or a guaranteed-sale structure matters more than the SP headline. The zoning case sets neighborhood context; your contract sets your move date.

Cash-offer and valuation conversations should stay tied to your house, not to a bill number. A pending SP two streets over can change buyer questions; it rarely changes the repair list your inspector will write. Keep those tracks separate when you negotiate.

Watch for substitute bills. Metro sometimes files a substitute that tweaks unit count, access, or materials between first reading and the public hearing. If Legistar shows a substitute to BL2026-1603 or BL2026-1604 before Nov. 5, read that version — the Oct. 9 notice text is a snapshot, not a living file.

Own on Clifton or 32nd Avenue North? Attend Nov. 5 or watch online, and save the SP exhibits to your deal file before you answer the next buyer question about density on the block.

Key dates

• Sept. 22, 2026 — BL2026-1603 introduced.
• Oct. 6, 2026 — Passed on first reading.
• Oct. 9, 2026 — Public hearing notice published.
• Nov. 5, 2026 — Public hearing, 6:30 p.m., Metropolitan Courthouse.

Thinking about selling in Nashville or Davidson County? Start with a free home valuation, or ask for a cash offer if you want a firm number and your own closing date.

What is BL2026-1603?

It is a Metro Nashville ordinance that would change 3000, 3002, 3008, 3012, and 3016 Clifton Avenue from RS5 to SP zoning to permit 12 detached multi-family residential units on 0.73 acres.

When is the public hearing for the Clifton Avenue SP?

Tuesday, November 5, 2026, at 6:30 p.m. in the Metropolitan Courthouse, according to the Oct. 9 public notice.

Has Metro Council approved the Clifton Avenue rezoning?

No. Docket records show BL2026-1603 passed on first reading Oct. 6, 2026. The Nov. 5 public hearing and later readings remain.

What is BL2026-1604?

A companion ordinance to authorize building-material restrictions and requirements for the BL2026-1603 Specific Plan (Proposal No. 2026SP-037-001).

Where are the Clifton Avenue properties?

At 3000–3016 Clifton Avenue, at the corner of 32nd Avenue North and Clifton Avenue, totaling 0.73 acres per the published bill text.

Source links

• NoticeRegistry — Notice of Zoning Amendment Proposals (published Oct. 9, 2026)
• docketcity — BL2026-1603 legislation tracker
• docketcity — BL2026-1604 building-material companion

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• Metro Planning Overrules Staff 7-0 on Woodlawn & Saratoga Lot-Line Shift Near Bowling Avenue (2026S-151-001)
• Metro Approves 2403 14th Ave North SP for Two Detached Units
• Metro Approves 1611 Elizabeth Road RS10-to-R10 Rezone 8-0
• Metro Approves 306 Oriel Avenue RS5-to-R6-A (2026Z-070)
• Metro Planning Overrules Staff on Two North Nashville Duplex Rezonings

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