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 character and form.

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 housingHousing choiceTransportation choiceRecreational opportunities

Form & Character Matters

Form & Character Varies

Transect MethodologyThe 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.

Community Character ManualDictionary of all Community Character Policies

Community Character PoliciesIntended to preserve, enhance or create community characterChanges emphasis from land useand density to the form and characterProvides clear urban design guidanceWill replace land use policies as Community Plans updated

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.

1. Based on the Transectplanning tool;

Structure of the CCM

Different transect categories can sit side by side,

but within any transect category, all elements of development should be consistent.

Nashville -Davidson County Transect

2. Community Elements –Open Space, Neighborhoods, Centers, Corridors;

Structure of the CCM

T4 Open Space

T4 Neighborhood T4 CorridorT4 Center

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 ApplicationAppropriate Land Uses Appropriate Zoning Districts Building Types

Structure of the CCM 3. Community Character Policies

Design Principles Per PolicyBlock LengthAccessBuilding Form (Mass, Orientation, Placement)ConnectivityDensity/IntensityLandscaping

LightingParkingService AreaSignage

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

• 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

T4 Urban Neighborhood Maintenance

General Principles

Overarching commitment to Sustainable Communities & Sustainable Development

Complete CommunitiesHousing & Neighborhoods

Gentrification, Revitalization & Deterioration

Historic PreservationNatural Resources PreservationInfill Development

General Principles

Mixed Use Centers & Economic DevelopmentTransportationStreet Cross Sections & the TransectStormwater & the TransectTransitions between Policies/Determining the Boundaries of Policies

Conservation Policy

Found in all Transect areas except T6 DowntownPreservation and remediation of environmentally sensitive land features

Conservation Policy

FloodplainFloodwaySteep Slopes

View shedsRidgelinesUnstable Soils

Cedar Glades

T2 Rural

Low density residential; mix of housing where appropriate.Low connectivityLarge setbacks are presentNatural landscaping

T3 SuburbanLow to medium density residential, some mix of housing but are predominantly single-familyStreet pattern is usually curvilinear and has moderate connectivitySidewalks are provided in centers, along corridors, and in newer subdivisions

T4 UrbanMedium 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

T6 Downtown

Commercial, civic and entertainment center.

Most intense, mixed use

Highly multi-modal with walkable, pedestrian friendly streetscapes

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 policyIn “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 residentialWhere the primary land use is residentialOr that are envisioned to become primarily residential

Determine the appropriate policyEx. T4 Urban Neighborhood Evolving applied to areas where

The community has expressed an interest in “evolving” ORThe following characteristics are present:

High vacancy rates,High proportion of vacant landHigh potential for consolidation or subdivision of incongruous lots (little lot pattern)Incongruity between existing land use and zoningProximity to centers or corridors and/or Age/condition of existing development

Set boundaries for each policyIn “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 policy applies.

Newest Emphasis – Regionalism and Sustainability

Regional Context – Transportation and Land Use

Regional Context – Open Space Preservation

Jennifer CarlatMetro Nashville/Davidson County Planningjennifer.carlat@nashville.govwww.nashville.gov/mpc