Quality Growth Toolbox Housing


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  • Images on Front Cover and Inside page are a blend of the following places in our ten-county region of Middle Tennessee: Left: Downtown Nashville from the Cumberland River, BellSouth, now AT&T “Batman Building”….a Nashville icon building, Riverfront Park and other notable sky line features Center: Bicentennial Walking Train in Ashland City, an excellent example of an urban greenway, featuring stunning views of the Cumberland River, providing biking and walking connections throughout this City Left: A scenic farm in the Leipers Creek community of Williamson County which depicts the beautiful farmland and open areas that make our ten county region desirable and unique.
  • Page 57 This image is a life cycle of housing diagram that shows the life stages and housing needs that residents of our region go through as they grow up, begin work and a family, finish raising their families and settle into empty nesting…………. Types of housing types and choices needed are also depicted…. Our region does not have all of these housing types and choices in most communities and is not meeting residents life-cycle needs…… Page 60…The way our region can create housing choice is to match housing needs with planning and zoning to ensure that we can create all of the types of housing that we need and want…..and also accommodate our growing workforce……
  • Page 58 Housing Trends are influenced by……Sidebar… But the reality in our region is that families are shrinking and the housing that we are building are getting bigger…… A phenomena that we need to address and change for our future livability and economic vitality……………….
  • Page 61 Images are infill multifamily near downtown Clarksville and the Stahlman Building on Union Street in downtown Nashville……both examples of new types of housing near the urban center of these communities….. These strategies illustrate a process to identify housing needs of each community, examine current regulations, and expand regulations or create comprehensive plans to create the more housing options…… Also the use of good design to create attractive and functional housing and communities and use of incentives to support the creation of more housing types and choice are also included……………….. Decide what you have, then what you want and need….then use regulations, good design and incentives to make it happen…….
  • Page 61….Strategies Images Cherry Hill Cottages in Michigan and Lenox Village attached Duplexes in Nashville Both projects resulted from community awareness of the need for more housing types and choice and the possibility to create them through planning and zoning processes……
  • Page 61…Strategies Image….Morgan Park Place in the Germantown Neighborhood near downtown Nashville…..Morgan Park Place was the recipient of a 2007 Governor’s Environmental Stewardship Award for excellence in design…..the first development ever to receive this award….a regional leader in LEED and sustainable site design in our region…….. Also a great example of new types of housing in redeveloping areas where infrastructure already existed……. This development exemplifies each of the Strategies and Tools show on this slide…….
  • Page 61 Strategies Images Germantown Garden Court and architecturally compatible in-fill housing along 5 th Street in the Germantown neighborhood…….. These examples show how communities can accomplish this strategy and use the tools noted…………….
  • Page 62 Image …inner garden of Germantown Garden Court development showing use of high density housing using good site and building design, use of common open space for rain garden and storm water absorption… Good building and site design drastically improves site and energy efficiency of development and individual homes…each adding up to savings for owners and the community…………….
  • So why this topic is important and what we can do about is illustrated in the following slides….illustrating streets in the Soulsville area of Memphis, but looking just like neighborhoods in towns across our region…… Let’s look at our opportunity to create more housing choice and revitalize important areas……..
  • This same street, now with public funded streetscape improvements….new sidewalks, lighting, trees and road surfaces……
  • Now the same street with new infill housing, sited in accordance with current housing and designed to fit into current architectural styles and housing types……….
  • Now the same street with some multi-family housing designed to fit the context of the neighborhood, street and current housing types……
  • Now consider this same street, active with residents, and attractive housing and sidewalks…….a revitalized neighborhood with excellent housing choice and value….. Our region and your community has many streets and neighborhoods like College Street in Soulsville……. Think about the possibilities for your community by creating more housing choice in similar areas….the most affordable and desirable housing for renovation is the housing stock that you currently have….
  • Pages 69 and 71 Image….5 th & Main Housing Development under construction at the intersection of Main Street/Gallatin Pike and 5 th Street in East Nashville…an excellent example of new infill housing that is affordable and supports planned revitalization of this important arterial entering downtown Nashville….. This and similar developments throughout the region will help us meet our housing needs and support redevelopment efforts in targeted areas……this development was created by Affordable Housing Resources and support through Metro Nashville Planning and Zoning processes……….
  • Page 72 Image South Village in Burlington Vermont….designed by Looney Rick Kiss Architects…an approach that has great possibilities in our region… This rural hamlet plan shows Rural Conservation Development Strategies of higher densities with quality design and increased open space conservation…can help our region retain or unique rural feel, while receiving new growth and increased economic vitality….. This approach to site design can reduce the cost of providing housing while at the same time preserve larger amounts of open space and character that residents desire when they decide to live in rural areas of the region…. This type of design also will help us retain and enhance our rural character that is highly desired and valued…….by respecting vernacular architecture, preserving existing vegetation and woodlands, using compatible roads, etc.
  • Page 73 Images….Harbor Town near downtown Memphis…..new development that includes housing, retail and commercial and makes areas walkable… Live Work Unit in Pleasant View Village in northern Cheatham County that offers residents to live and work in the same location, often with separate entrances… Werthan Mills in the Germantown Neighborhood near downtown Nashville….an excellent example of adaptive reuse…high density loft style housing…. Example Accessory Dwelling unit in Baywood California…….that have historically allowed extended families to reside on the same property in separate dwellings…..in a large house or off-site in a carriage house or guest house……these are often prohibited…but offer great potential as studios, additional bedrooms or separate apartments………
  • Page 75 Images Townhomes and Cottages…Lenox Village in Nashville….these type of homes use alleyways that are often not allowed with street and parking requirements…..by allowing changes to these….this type of highly desirable housing type is possible…. Garden Courts….evolved in large European cities in the 17 th century and now are popular in American cities…modern adaptations include small lot homes or town houses surrounding a green or plaza…..changes to minimum lot sizes make these possible……. Big House or Condos are multifamily units, built like large housing in developments containing similar size units are returns to large homes built in the past to accommodate large families…later converted to apartments…these can accommodate multiple families in suburban areas…
  • Pages 67 and 76 Traditional Neighborhood Developments embrace mixed use communities on a compact scale….these often use form-based codes or community design guidelines that ensure that all structures and streetscapes contribute to the mix and design of these areas….the image is Tollgate Village near 840 in Thompson’s Station….one of our region’s newest TND developments… Mixed-Use Housing above commercial is a return to the old tradition of families living above stores or businesses. Many of the lofts in traditional towns like Columbia, Franklin and Clarksville are this type of residential development, that is proving very popular today……..
  • Pages 78 and 79
  • See narrative in training manual for background and history. (Top Image) Mixed-use development with commercial spaces on the ground level and residential above (2 nd Image from top) An example of a typical street in Germantown. These homes were built after the neighborhood defeated an auto-emissions facility proposed for the site. (Note the on-street parking, landscape buffer and brick sidewalks) (3 rd Image from top) Courtyard-style housing blends seamlessly with the historic homes along the street (Bottom Image) Morgan Park Place, recipient of the 2007 Governor’s Environmental Stewardship Award
  • Quality Growth Toolbox Housing

    2. 2. Creating a Variety of Housing Choice
    3. 3. <ul><li>A Range of Housing Types is needed to meet the needs of our region’s residents and economy </li></ul>
    4. 4. <ul><li>New jobs </li></ul><ul><li>Population growth </li></ul><ul><li>Shrinking in household size </li></ul><ul><li>Location </li></ul><ul><li>Cost and value </li></ul><ul><li>Design </li></ul><ul><li>Life cycle needs </li></ul>Housing Trends Influenced by: Toolbox pg. 58
    5. 5. <ul><li>Identify the Housing Needs of Each Community </li></ul><ul><li>Examine Existing Planning and Zoning Regulations </li></ul><ul><li>Expand Comprehensive Plans to Allow More Housing Options </li></ul><ul><li>Design to Create Attractive Communities and Housing </li></ul><ul><li>Use Incentives to Promote Housing Choice </li></ul>Toolbox pg. 61
    6. 6. <ul><li>Perform a housing needs assessment </li></ul><ul><li>Accommodate housing for all life stages </li></ul>Identify the Housing Needs of Each Community Toolbox pg. 70
    7. 7. <ul><li>Create a range of housing choice through planning and zoning processes </li></ul><ul><li>Allow innovative design and building techniques </li></ul><ul><li>Adopt performance based development regulations </li></ul><ul><li>Allow a mix of housing size and types </li></ul>Examine Existing Planning and Zoning Regulations Toolbox pg. 66
    8. 8. <ul><li>Establish a Community Plan for housing expansion </li></ul><ul><li>Encourage infill and reuse </li></ul><ul><li>Encourage redevelopment of strip centers </li></ul>Expand Comprehensive Plans to Allow More Housing Options Toolbox pg. 64
    9. 9. <ul><li>Focus on quality design </li></ul><ul><li>Adopt design standards for small-lot, townhouse, and multi-family housing </li></ul><ul><li>Preserve open space </li></ul><ul><li>Encourage energy efficiency </li></ul>Design to Create Attractive Communities and Housing Toolbox pg. 66
    10. 10. Soulsville, Memphis, TN: College Street
    11. 11. Soulsville, Memphis, TN: College Street
    12. 12. Soulsville, Memphis, TN: College Street
    13. 13. Soulsville, Memphis, TN: College Street
    14. 14. Soulsville, Memphis, TN: College Street
    15. 15. Commissioned by the Fannie Mae Foundation Soulsville, Memphis, TN: College Street
    16. 16. <ul><li>Provide an incentive to create workforce housing </li></ul><ul><li>Make the right things easier </li></ul><ul><li>Support historic preservation and affordable housing </li></ul>Use Incentives to Promote Housing Choice Toolbox pg. 69
    17. 17. <ul><li>Rural Conservation Development </li></ul><ul><li>Design that Retains Rural Character </li></ul>New Housing Types to Consider Toolbox pg. 72
    18. 18. New Housing Types to Consider Toolbox pg. 73
    19. 19. New Housing Types to Consider Toolbox pg. 73
    20. 20. New Housing Types to Consider Toolbox pg. 73
    21. 22. <ul><li>Historic Germantown located north of downtown Nashville </li></ul><ul><li>Contains a surprising housing diversity for a compact scale neighborhood </li></ul><ul><li>Excellent example of revitalization over five decades </li></ul><ul><li>Germantown and beyond - adaptive reuse of industry sites and pioneers in urban housing and design </li></ul><ul><li>Some of Region's best examples of new housing types to consider to meet Housing Life Cycle Needs </li></ul>Example: Nashville’s Germantown Historic District – Redevelopment Success and Housing Choice Creation