Planning a project in Bellevue

Bellevue, at the far western edge of Davidson County, feels more like a suburb than a Nashville neighborhood. Wooded ridges, subdivisions from the 1970s onward, newer developments with HOAs and a few older farmhouses fill the hills on either side of the Harpeth River and I-40. Two natural features drive more home-project decisions here than anything else: the river, and the slopes.

The Harpeth River and 2010

In May 2010, the Harpeth set records along its length. The National Weather Service reports that at Bellevue, high-water marks show the river reached 33.32 feet, almost nine feet above the previous record of 24.34 feet set in 1948. The water rose so high that it washed the Bellevue gauge away. Neighborhoods along the river and its tributaries flooded.

What that means for a project today:

• Check the flood map first. Look up FEMA's flood map and Metro's floodplain layer for your parcel. Don't rely on whether the house flooded in 2010, because maps and rules have changed since.
• Freeboard. Metro's stormwater rules require the lowest finished floor of any residential structure built in the floodplain to be four feet above the 1-percent-annual-chance flood elevation. That applies to new homes and to additions in the floodplain.
• No net fill. Fill placed in the floodplain must be offset with an equal volume of cut. You can't simply build up a pad.
• Floodways are mostly off-limits. Development in the floodway is prohibited, with few exceptions.

Even if your house is well above the flood zone, the 2010 event is a good reason to look at flood insurance. Standard homeowners policies don't cover flooding.

Building on a slope

Many Bellevue homes sit on hillsides, which shows up in a few recurring projects.

Decks. Walk-out basements and steep backyards mean tall decks. Metro requires a permit for any new or replacement deck, for replacing more than 100 square feet of deck boards, and for any footing or framing replacement. Tall decks need proper footings, lateral bracing and a solid ledger connection to the house. If yours is older and wobbles, don't just replace the boards. See decks and porches.

Drainage and basements. Water running downhill toward a house is the root of many wet basements and crawl spaces. Grading, gutters and downspout extensions, curtain or French drains and, sometimes, interior drainage with a sump pump are the usual answers, roughly in that order of cost. See basements and crawl spaces.

Retaining walls. Walls holding back significant soil should be engineered. Ask the contractor whether a permit is required for your wall's height and location.

DADUs and the General Services District

Davidson County is split into an Urban Services District and a General Services District, and the line matters for detached accessory dwelling units in Bellevue. Look up which district your parcel is in. Outside the Urban Services District, Metro allows a DADU only if the lot is within a DADU overlay, a UDO with DADU standards or a Specific Plan with DADU standards, and the base zoning must allow it. If none of those apply, a DADU isn't an option. An attached addition or a finished walk-out basement may be. See home additions.

HOAs

Many Bellevue homes, especially in newer developments, are in subdivisions with homeowners associations. HOAs commonly review fences, decks, exterior colors, roofing materials and additions. Get written approval before applying for a Metro permit, so your drawings don't need to change twice.

Radon

Hillside homes with basements are worth testing for radon. The Tennessee Radon Program says 1 in 4 homes that request one of its free test kits test above 4 pCi/L, the EPA action level. If your result is high, a mitigation system is usually a modest project.

Other projects that fit

• Roofing: wooded lots mean more debris, moss and shade-related wear. Re-roofs need a Metro permit. See roofing.
• HVAC: two-story and split-level homes often have uneven temperatures. A zoned system or a second unit can help. See HVAC.
• Kitchens and baths in 1980s and 1990s houses are frequently due for a first full remodel. See kitchen remodeling and bathroom remodeling.

Permits and licensing

Bellevue is under Metro Codes. Owner-occupants can pull self permits. Contractors must be licensed and bonded with Metro, and Davidson County requires a state Home Improvement license for remodels from $3,000 to $24,999. Look up licenses on the state's Verify search.