Planning for Form-Based Codes



     Congress for the New Urbanism – June 12, 2009
Attempts to develop with emphasis on
character and form will always be
compromised if the community does not
plan for char...
Evolution of Planning Efforts
 Community Plans (1988)
 Detailed Neighborhood
 Design Plans (2002)
Basics of Community Planning
 What makes a “complete community”?
   Employment and services in proximity to
   housing
   ...
Form & Character Matters
Form & Character Varies
Transect Methodology
 The Transect
   A tool for understanding, categorizing, and designing
   the natural and build envir...
Community Character Manual
 Dictionary of all Community Character Policies


Community Character Policies
 Intended to pre...
What is Community Character?
The quality of a community as defined by its:
  built environment;
  natural features and ope...
Structure of the CCM
1. Based on the Transect
   planning tool;

  Different transect
  categories can sit side by
  side,...
Nashville -
Davidson
County
Transect
Structure of the CCM
2. Community Elements –
   Open Space,
   Neighborhoods,
   Centers,
   Corridors;                   ...
Community Elements




 T4 Neighborhood      T4 Corridor




    T3 Neighborhood      T3 Corridor
Structure of the CCM
3. Policy Intent
  Preserve
  Enhance
  Create
Structure of the CCM
3. Community Character Policies
   General
   Characteristics
   Application
   Appropriate Land
   U...
Structure of the CCM
3. Community Character Policies
  Design Principles Per Policy
   Block Length                  Light...
T3 Suburban Neighborhood
Maintenance
• Moderate to deep setbacks
• Informal landscaping
• Shoulder and swale, likely
  no ...
T4 Urban Neighborhood Maintenance

• Shallow setbacks
• Formal landscaping
• Curb and gutter with
  sidewalk
• Smaller lot...
General Principles

 Overarching commitment to Sustainable
 Communities & Sustainable Development
 Complete Communities
 H...
General Principles

 Mixed Use Centers & Economic Development
 Transportation
 Street Cross Sections & the Transect
 Storm...
Conservation Policy

 Found in all Transect
 areas except T6
 Downtown
 Preservation and
 remediation of
 environmentally ...
Conservation Policy

 Floodplain
 Floodway
 Steep Slopes
   View sheds
   Ridgelines
   Unstable Soils
 Cedar Glades
T2 Rural

Low density residential;
mix of housing where
appropriate.
Low connectivity
Large setbacks are present
Natural l...
T3 Suburban
 Low to medium density
 residential, some mix of
 housing but are
 predominantly single-family
 Street pattern...
T4 Urban
 Medium density
 residential neighborhoods
 that contain a mix of
 housing
 Street pattern is usually a
 grid and...
T6 Downtown
 Commercial, civic and
 entertainment center.
 Most intense, mixed use
 Highly multi-modal with
 walkable, ped...
Applying the CCM –
Madison Community Plan Update
Transect

Feedback from
Visioning
Workshop hints at
Transect
Categories
Community
Elements &
Intent

Concept Plan
designates
Community Elements
& Intent
Community
Character
Policies
 Staff propose
 policies
Determine the appropriate policy
  In “Application” of each policy, guidance on how to
  determine if the policy is approp...
Determine the appropriate policy
  Ex. T4 Urban Neighborhood Evolving applied to
  areas where
     The community has expr...
Set boundaries for each policy
  In “Application” of each policy,
  “Commonly used boundaries include…”
Determine “Special Policies” for
each Policy Area
  Any unique features are outlined in the plan.
  Otherwise, the basic p...
Newest Emphasis – Regionalism and
Sustainability
Regional Context – Transportation
and Land Use
Regional Context – Open Space
Preservation
Jennifer Carlat
Metro Nashville/Davidson County
Planning
jennifer.carlat@nashville.gov
www.nashville.gov/mpc
Planning For Form Based Codes - Carlat CNU 17
Planning For Form Based Codes - Carlat CNU 17
Planning For Form Based Codes - Carlat CNU 17
Planning For Form Based Codes - Carlat CNU 17
Planning For Form Based Codes - Carlat CNU 17
Planning For Form Based Codes - Carlat CNU 17
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Planning For Form Based Codes - Carlat CNU 17

  1. 1. Planning for Form-Based Codes Congress for the New Urbanism – June 12, 2009
  2. 2. Attempts to develop with emphasis on character and form will always be compromised if the community does not plan for character and form.
  3. 3. Evolution of Planning Efforts Community Plans (1988) Detailed Neighborhood Design Plans (2002)
  4. 4. Basics of Community Planning What makes a “complete community”? Employment and services in proximity to housing Housing choice Transportation choice Recreational opportunities
  5. 5. Form & Character Matters
  6. 6. Form & Character Varies
  7. 7. Transect Methodology The Transect A tool for understanding, categorizing, and designing the natural and build environment from rural to urban. Encourages diversity of development rather than homogeneity. First introduced in 2004 revision of the Land Use Policy Application. Later used as guiding principle in the Community Character Manual.
  8. 8. Community Character Manual Dictionary of all Community Character Policies Community Character Policies Intended to preserve, enhance or create community character Changes emphasis from land use and density to the form and character Provides clear urban design guidance Will replace land use policies as Community Plans updated
  9. 9. What is Community Character? The quality of a community as defined by its: built environment; natural features and open space; infrastructure, public facilities and services; and public realm – the character of its roadways and streetscape.
  10. 10. Structure of the CCM 1. Based on the Transect planning tool; Different transect categories can sit side by side, but within any transect category, all elements of development should be consistent.
  11. 11. Nashville - Davidson County Transect
  12. 12. Structure of the CCM 2. Community Elements – Open Space, Neighborhoods, Centers, Corridors; T4 Open Space T4 Neighborhood T4 Center T4 Corridor
  13. 13. Community Elements T4 Neighborhood T4 Corridor T3 Neighborhood T3 Corridor
  14. 14. Structure of the CCM 3. Policy Intent Preserve Enhance Create
  15. 15. Structure of the CCM 3. Community Character Policies General Characteristics Application Appropriate Land Uses Appropriate Zoning Districts Building Types
  16. 16. Structure of the CCM 3. Community Character Policies Design Principles Per Policy Block Length Lighting Access Parking Building Form (Mass, Service Area Orientation, Placement) Signage Connectivity Density/Intensity Landscaping
  17. 17. T3 Suburban Neighborhood Maintenance • Moderate to deep setbacks • Informal landscaping • Shoulder and swale, likely no sidewalk • Larger lots and smaller building footprint • Moderate connectivity, often with curvilinear streets
  18. 18. T4 Urban Neighborhood Maintenance • Shallow setbacks • Formal landscaping • Curb and gutter with sidewalk • Smaller lots and larger building footprint • High connectivity with linear streets, shorter block lengths and complete grid
  19. 19. General Principles Overarching commitment to Sustainable Communities & Sustainable Development Complete Communities Housing & Neighborhoods Gentrification, Revitalization & Deterioration Historic Preservation Natural Resources Preservation Infill Development
  20. 20. General Principles Mixed Use Centers & Economic Development Transportation Street Cross Sections & the Transect Stormwater & the Transect Transitions between Policies/Determining the Boundaries of Policies
  21. 21. Conservation Policy Found in all Transect areas except T6 Downtown Preservation and remediation of environmentally sensitive land features
  22. 22. Conservation Policy Floodplain Floodway Steep Slopes View sheds Ridgelines Unstable Soils Cedar Glades
  23. 23. T2 Rural Low density residential; mix of housing where appropriate. Low connectivity Large setbacks are present Natural landscaping
  24. 24. T3 Suburban Low to medium density residential, some mix of housing but are predominantly single-family Street pattern is usually curvilinear and has moderate connectivity Sidewalks are provided in centers, along corridors, and in newer subdivisions
  25. 25. T4 Urban Medium density residential neighborhoods that contain a mix of housing Street pattern is usually a grid and has high connectivity Sidewalks widespread More formal landscaping, street trees
  26. 26. T6 Downtown Commercial, civic and entertainment center. Most intense, mixed use Highly multi-modal with walkable, pedestrian friendly streetscapes
  27. 27. Applying the CCM – Madison Community Plan Update
  28. 28. Transect Feedback from Visioning Workshop hints at Transect Categories
  29. 29. Community Elements & Intent Concept Plan designates Community Elements & Intent
  30. 30. Community Character Policies Staff propose policies
  31. 31. Determine the appropriate policy In “Application” of each policy, guidance on how to determine if the policy is appropriate for an area Ex. T4 Urban Neighborhood Evolving applied to areas that are Zoned residential Where the primary land use is residential Or that are envisioned to become primarily residential
  32. 32. Determine the appropriate policy Ex. T4 Urban Neighborhood Evolving applied to areas where The community has expressed an interest in “evolving” OR The following characteristics are present: High vacancy rates, High proportion of vacant land High potential for consolidation or subdivision of incongruous lots (little lot pattern) Incongruity between existing land use and zoning Proximity to centers or corridors and/or Age/condition of existing development
  33. 33. Set boundaries for each policy In “Application” of each policy, “Commonly used boundaries include…”
  34. 34. Determine “Special Policies” for each Policy Area Any unique features are outlined in the plan. Otherwise, the basic policy applies.
  35. 35. Newest Emphasis – Regionalism and Sustainability
  36. 36. Regional Context – Transportation and Land Use
  37. 37. Regional Context – Open Space Preservation
  38. 38. Jennifer Carlat Metro Nashville/Davidson County Planning jennifer.carlat@nashville.gov www.nashville.gov/mpc
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