Planning for Form-Based Codes The document discusses Nashville's transition from traditional land use and zoning policies to form-based community character policies. It outlines how the community character manual uses the transect planning tool to categorize areas from rural to urban based on density and design. The policies provide guidance on appropriate land uses, building types, and design principles for different transect zones. The document also provides an example of how the community character policies would be applied in updating a specific community plan.

1. Planning for Form-Based Codes
Congress for the New Urbanism – June 12, 2009

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. Evolution of Planning Efforts
Community Plans (1988)
Detailed Neighborhood
Design Plans (2002)

4. Basics of Community Planning
What makes a “complete community”?
Employment and services in proximity to
housing
Housing choice
Transportation
choice
Recreational
opportunities

5. Form & Character Matters

6. Form & Character Varies

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. 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. 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. 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. Nashville -
Davidson
County
Transect

12. Structure of the CCM
2. Community Elements –
Open Space,
Neighborhoods,
Centers,
Corridors; T4 Open Space
T4 Neighborhood T4 Center T4 Corridor

13. Community Elements
T4 Neighborhood T4 Corridor
T3 Neighborhood T3 Corridor

14. Structure of the CCM
3. Policy Intent
Preserve
Enhance
Create

15. Structure of the CCM
3. Community Character Policies
General
Characteristics
Application
Appropriate Land
Uses
Appropriate Zoning
Districts
Building Types

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. 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. 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

20. General Principles
Overarching commitment to Sustainable
Communities & Sustainable Development
Complete Communities
Housing & Neighborhoods
Gentrification, Revitalization & Deterioration
Historic Preservation
Natural Resources Preservation
Infill Development

21. General Principles
Mixed Use Centers & Economic Development
Transportation
Street Cross Sections & the Transect
Stormwater & the Transect
Transitions between Policies/Determining the
Boundaries of Policies

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

23. Conservation Policy
Floodplain
Floodway
Steep Slopes
View sheds
Ridgelines
Unstable Soils
Cedar Glades

24. T2 Rural
Low density residential;
mix of housing where
appropriate.
Low connectivity
Large setbacks are present
Natural landscaping

26. 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

28. 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

30. T6 Downtown
Commercial, civic and
entertainment center.
Most intense, mixed use
Highly multi-modal with
walkable, pedestrian friendly
streetscapes

32. Applying the CCM –
Madison Community Plan Update

33. Transect
Feedback from
Visioning
Workshop hints at
Transect
Categories

34. Community
Elements &
Intent
Concept Plan
designates
Community Elements
& Intent

35. Community
Character
Policies
Staff propose
policies

36. 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

37. 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

38. Set boundaries for each policy
In “Application” of each policy,
“Commonly used boundaries include…”

39. Determine “Special Policies” for
each Policy Area
Any unique features are outlined in the plan.
Otherwise, the basic policy applies.

40. Newest Emphasis – Regionalism and
Sustainability

41. Regional Context – Transportation
and Land Use

43. Regional Context – Open Space
Preservation

44. Jennifer Carlat
Metro Nashville/Davidson County
Planning
jennifer.carlat@nashville.gov
www.nashville.gov/mpc