Building Support for Form-Based
Comprehensive Plans


     Congress for the New Urbanism – June 11, 2009
Attempts to develop with emphasis on
character and form will always be
compromised if the community does not
plan for char...
Education and Cultural Change
 Evolution of Community Planning
 Evolution of Zoning
Education and Cultural Change
 Basics of Community Planning
 Form & Character Matter
 Form & Character Vary
 Newer Themes ...
Basics of Community Planning
 What makes a “complete community”?
   Employment and services in proximity to
   housing
   ...
Land Use Policy Application
 Primary focus on
 Land Use and
 Density
LUPA
Form & Character Matters
Evolution of Zoning Tools

 Urban Design Overlay
 (UDO)
    “Overlay” on base zoning,
    which controls uses
    Regulate...
West End Park
UDO Concept Plan
                     CORE

GENERAL




                     CENTER
West End Park
  21 new buildings since 2004
  6 projects in design development

         31 st Av
                    enue...
West End Park UDO
West End Park UDO
East Nashville
DNDP
Neighborhoods
East Nashville
Detailed Land
Use Policies
Development Scenario:
McFerrin/West Eastland/Chicamauga Area
Form & Character Varies
Transect Methodology

 The Transect
   A tool for understanding, categorizing, and designing
   the natural and build envi...
Natural


Different transect           Rural
categories can sit side by
side,
                             Suburban
but wi...
Nashville -
Davidson
County
Transect
Combining the Transect and Form
Community Character Manual (CCM) – 2008
 Reference guide for all Community Character Polic...
What is Community Character?
The quality of a community as defined by its:
  built environment;
  natural features and ope...
T3 Suburban Neighborhood
• Moderate to deep setbacks
• Informal landscaping
• Shoulder and swale, likely
  no sidewalk
• L...
T4 Urban Neighborhood

• Shallow setbacks
• Formal landscaping
• Curb and gutter with
  sidewalk
• Smaller lots and larger...
Downtown Community Plan: 2007
Zoning compared to the Plan


Existing Zoning      Envisioned Neighborhoods
The Downtown Code
Building Regulations
Site Example – DTC zoning




          Str                                            Al
              e   et            ...
Newest Emphasis – Regionalism and
Sustainability
Regional Context – Transportation
and Land Use
Regional Context – Open Space
Preservation
Sustainability
  Timeframe

  Economic, environmental and social

  Think regionally

  Broad Definition of Stakeholders
Current Challenges
 Discussing full impact of sustainability and
 regionalism

 Getting ahead of the market

 Getting ahea...
Jennifer Carlat
Metro Nashville/Davidson County
Planning
jennifer.carlat@nashville.gov
www.nashville.gov/mpc
Building Support For Form Based Plans - Carlat CNU 17
Building Support For Form Based Plans - Carlat CNU 17
Building Support For Form Based Plans - Carlat CNU 17
Building Support For Form Based Plans - Carlat CNU 17
Building Support For Form Based Plans - Carlat CNU 17
Building Support For Form Based Plans - Carlat CNU 17
Building Support For Form Based Plans - Carlat CNU 17
Building Support For Form Based Plans - Carlat CNU 17
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Helping the Nashville community develop with emphasis on character and form

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Building Support For Form Based Plans - Carlat CNU 17

  1. 1. Building Support for Form-Based Comprehensive Plans Congress for the New Urbanism – June 11, 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. Ironically, likely need some form-based development to help community make the leap to infusing the plan with form.
  3. 3. Education and Cultural Change Evolution of Community Planning Evolution of Zoning
  4. 4. Education and Cultural Change Basics of Community Planning Form & Character Matter Form & Character Vary Newer Themes – Regionalism and Sustainability
  5. 5. Basics of Community Planning What makes a “complete community”? Employment and services in proximity to housing Housing choice Transportation choice Recreational opportunities
  6. 6. Land Use Policy Application Primary focus on Land Use and Density
  7. 7. LUPA
  8. 8. Form & Character Matters
  9. 9. Evolution of Zoning Tools Urban Design Overlay (UDO) “Overlay” on base zoning, which controls uses Regulates form, not use No variances, limited opportunity to modify
  10. 10. West End Park
  11. 11. UDO Concept Plan CORE GENERAL CENTER
  12. 12. West End Park 21 new buildings since 2004 6 projects in design development 31 st Av enue Lo ng Bl vd I-440
  13. 13. West End Park UDO West End Park UDO
  14. 14. East Nashville DNDP Neighborhoods
  15. 15. East Nashville Detailed Land Use Policies
  16. 16. Development Scenario: McFerrin/West Eastland/Chicamauga Area
  17. 17. Form & Character Varies
  18. 18. 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.
  19. 19. Natural Different transect Rural categories can sit side by side, Suburban but within any transect category, all elements of development should be Urban consistent. Center Core
  20. 20. Nashville - Davidson County Transect
  21. 21. Combining the Transect and Form Community Character Manual (CCM) – 2008 Reference guide for all Community Character Policies Community Character Policies To preserve community character Changes emphasis from land use and density to the form and character Provides clear urban design guidance
  22. 22. 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.
  23. 23. T3 Suburban Neighborhood • Moderate to deep setbacks • Informal landscaping • Shoulder and swale, likely no sidewalk • Larger lots and smaller building footprint • Moderate connectivity, often with curvilinear streets
  24. 24. T4 Urban Neighborhood • 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
  25. 25. Downtown Community Plan: 2007
  26. 26. Zoning compared to the Plan Existing Zoning Envisioned Neighborhoods
  27. 27. The Downtown Code
  28. 28. Building Regulations
  29. 29. Site Example – DTC zoning Str Al e et ley t y St ree lle A Height determined by number of stories - No FAR or Sky CF zoning Exposure Plane
  30. 30. Newest Emphasis – Regionalism and Sustainability
  31. 31. Regional Context – Transportation and Land Use
  32. 32. Regional Context – Open Space Preservation
  33. 33. Sustainability Timeframe Economic, environmental and social Think regionally Broad Definition of Stakeholders
  34. 34. Current Challenges Discussing full impact of sustainability and regionalism Getting ahead of the market Getting ahead of the audience
  35. 35. Jennifer Carlat Metro Nashville/Davidson County Planning jennifer.carlat@nashville.gov www.nashville.gov/mpc

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