Contextual Overlays Take Effect in Madison

Metro Council approved two contextual overlays covering roughly 206 acres of residential property in Madison. The Twin Hills and Shepherd Hills overlay covers about 137.6 acres of R20-zoned property along Shepherd Hills Drive and Twin Hills Drive, southeast of Gallatin Pike. The Cumberland Hills and Northside Drive overlay covers about 68.2 acres of RS40-zoned property along Cumberland Hills Drive and Northside Drive, south of Gallatin Pike.

Both ordinances were sponsored by District 10 Council Member Jennifer Webb. The overlays add standards for height, setbacks, and lot coverage without changing base zoning. Webb stated they do not affect density.

The Metro Planning Commission disapproved both overlays on July 23, 2026, citing concerns they restrict housing. Council overrode the recommendation. BL2026-1416 (Twin Hills/Shepherd Hills) passed third reading 29-3 with one abstention on August 18, 2026. BL2026-1420 (Cumberland Hills/Northside Drive) passed 30-3 the same day.

The mayor approved BL2026-1416 on August 19, and it took effect August 28. Residents backing the overlays cited concerns about investors building tall and skinnies and replacing existing homes.