Due in large part to the area’s current
zoning, which allows high density residen-
tial and office, the character of the
neighborhood’s buildings has been in
transition for decades. The deterioration of
West End Park’s original character of single-
family detached houses is evident on
virtually every street. Between 31st Avenue
North and Centennial Park, old houses that
had been converted to office use are now
being replaced with mid-rise residential
condominium buildings. Other recent
development forms, especially prevalent
west of 31st Avenue, include the tacked-on
Buildings that exhibit quality construction, beauty, and
appendages of converted single-family
permanence reinforce the neighborhood’s strength.
detached houses and new apartment build-
Buildings must orient themselves to public spaces, such
ings on single lots that are built perpendicu-
as streets and sidewalks, to encourage walking and
lar to the street with parking along the side.
interaction, a benefit of the area’s unique location and
These additions, intermingled with the proximity to Nashville’s urban resources.
remaining single-family detached houses,
create a jumbled streetscape. The new
variety of housing has continued to break
up the neighborhood’s historically consistent
building pattern.
Buildings
uildings
16
G oal 1—31st Avenue North and Long
Ave
venue Nort Long G oal 2—31st Avenue North
venue Nort
Ave G oal 3—West of 31st Avenue North
est
3—Wes venue Nort
Ave
vard
oulevar
B oulevard To encourage higher intensity residential To promote a diverse residential neighbor-
To create a mixed-use neighborhood center uses along 31st Avenue North, which take hood containing a mixture of housing types
with a “Main Street” character at the advantage of their natural context and their west of 31st Avenue North that responds to
intersection of 31st Avenue North and Long proximity to the neighborhood center, its natural and physical context as well as its
Boulevard. (refer to Transportation Network Centennial Park, and major transportation proximity to Centennial Park, Vanderbilt
Goal 3 for related objectives and standards) routes. University, and the West End corridor.
Objec tives
Objec tives Objec tives
Objec tives Objec tives
Objec tives
1.1 Construct buildings close to the 2.1 Construct buildings with shallow 3.1 Construct buildings with shallow
sidewalk to provide convenient setbacks to frame the street and preserve setbacks to frame the street and preserve
pedestrian access and narrow the private rear yards. private rear yards.
perceived width of the street. 2.2 Require the first floor of residential 3.2 Require the first floor of residential
1.2 Require building facades at street level buildings to be above the level of the buildings to be above the level of the
to be taller than other floors and include sidewalk to increase privacy. sidewalk to increase privacy.
larger window areas to encourage their 2.3 Allow multi-story buildings with height 3.3 Allow multi-story buildings with height
use as retail. limits appropriate to the width of the limits appropriate to the width of the
1.3 Require the first floor of residential street to encourage intensity. street to encourage intensity.
buildings to be above the level of the 2.4 Encourage building facades to be 3.4 Encourage building facades to be
sidewalk to increase privacy. designed and articulated so as to avoid designed and articulated so as to avoid
1.4 Allow multi-story buildings with height massive, unbroken facades. massive, unbroken facades.
limits to encourage intensity. 2.5 Encourage fencing and walls at the sides 3.5 Encourage fencing and walls at the sides
1.5 Require building facades to maintain a and rear of properties to increase and rear of properties to increase pri-
consistent setback while incorporating privacy. vacy.
articulation of the façade to mitigate 2.6 Require the architecture of new 3.6 Require the architecture of new build-
long, uninterrupted facades. buildings to be compatible with and ings to be compatible with and comple-
1.6 Require finishes on facades at street level complementary to the historic buildings mentary to the historic buildings in the
to be constructed of durable materials in the area without being facsimiles of area without being facsimiles of older
that do not imitate other materials. older buildings. buildings.
3.7 Preserve contiguous pockets of single
andar
ard
S t andard s ard
andar
S t andard s
family detached buildings to provide a
Refer to Figures 6 through 10 for illustration Refer to Figures 8 through 10 for illustration mix of building types.
of building types. Refer to regulatory of building types. Refer to regulatory
3.8 Reconstruct the blocks and street net-
standards for bulk requirements and façade standards for bulk requirements and façade
work west of Acklen Park Drive to create
standards. standards.
a seamless connection between the
historic development pattern and the
modern development pattern.
Buildings
uildings
17
ard
andar (for Goal
S t andard s (for Goal 3)
Refer to Figures 9, 10, 11, and 12 for illustra-
tion of building types. Refer to regulatory
standards for bulk requirements and façade
standards.
G oal 4—Ea st of 31st Avenue North
4—Ea venue Nort
Ave
To fulfill the intensity potential of existing
mixed office and residential zoning with an
urban character that creates a transition
between 31st Avenue North and the edge of
Centennial Park.
Objec tives
Objectives
3.1 Construct buildings close to the side-
walk or with shallow setbacks to frame
the street and preserve private rear
yards.
3.2 Require buildings with ground floor
residential uses to raise the ground level
above the level of the sidewalk to
increase privacy.
3.3 Allow multi-story buildings with
increased height limits to encourage
intensity.
3.4 Encourage building facades to be
designed and articulated so as to avoid
massive, unbroken facades.
3.5 Require the architecture of new build-
ings to be compatible with and comple-
mentary to the historic buildings in the
area without being facsimiles of older
buildings.
ard
andar
S t andard s
Refer to Figures 6 through 10 for illustration
of building types. Refer to regulatory
standards for bulk requirements and façade
standards.
Buildings
uildings
18
First Floor
Height
Residential/Office
(varies) Residential/Office
Height
Retail/Office Parking
Street Sidewalk Alley
Service Lane
PARKING
Side Mid-block mews are
Side Setback
Setback BUILDING encouraged
Interior Lot
Interior Lot
PARKING
Front Setback (sidewalk
shall be extended from
property line to facade)
Cross access between
Side parking areas is required BUILDING
Setback
Building facade should be
Corner Lot Side
articulated at corners
Setback
Corner Lot
Screen parking from public
view
Sidewalk
Side Setback
Rear Setback Street
Corner Lot
Figure 6
igure
Commercial/Mixed-Use
ommercial/Mixed-Use
Buildings
uildings
19
Res.
First Floor
Height Residential
Height
Residential
Retail/Office and/or
Residential in Back Garage
Street Sidewalk Service Lane
Service Lane
Service Lane
Mews
Side Setback
Front Encroachment
Interior Lot
Zone
PARKING
BUILDING
PARKING
Wall
Side Setback
Interior Lot
Side Setback
Corner Lot BUILDING
Side Setback
Corner Lot
Extension of
building and
outbuilding on
end units
www.pedbikeimages.org/Dan Burden
Sidewalk
Front Between building Rear Side Setback Side Setback
and outbuilding Street
Setback Setback Corner Lot Interior Lot
Figure 7
igure
Live/Work
ve/Work
Live/W
Buildings
uildings
20
Res.
Residential
(varies)
First Floor
Elevation
Height
Residential
Residential Parking
Street Sidewalk Service Lane
Service Lane
PARKING
Side Setback
Side Setback
Interior Lot
Corner Lot
Cross access between
parking areas required
Mid-block mews
encouraged
BUILDING PARKING
BUILDING
Side Setback
Front Encroachment Screening parking from
Corner Lot
Zone public view
Parking access if no service
lane
www.pedbikeimages.org/Dan Burden
Sidewalk
Front Side Setback
Rear Setback Street
Setback Corner Lot
Figure 8
igure
Stacked Flat
ack Flalat
Buildings
uildings
21
Res.
Residential
(varies)
First Floor
Elevation
Height
Residential
Residential Parking
Street Sidewalk Service Lane
Service Lane
PARKING
Front
Side Setback
Side Setback
Interior Lot
Corner Lot
Encroachment
Zone Cross access between
parking areas is required
BUILDING BUILDING
PARKING
Minimum Width
of Courtyard
Screening parking from
Side Setback
Corner Lot
public view
COURTYARD COURTYARD
Parking access if no service
lane
Sidewalk
Front Minimum Depth Side Setback Minimum Width
Rear Setback Street
Setback of Courtyard Corner Lot of Courtyard
Figure 9
igure
Courtyard Flat
lat
ourtyard Fla
Buildings
uildings
22
Res.
Elevation
Residential
Height
Floor
First
Residential Garage
Street Sidewalk Service Lane
Service Lane
Service Lane
Mews
Side Setback
Interior Lot
Wall
PARKING
Wall
BUILDING
PARKING
Side Setback Side
Interior Lot Setback
Side Setback Interior Lot
Corner Lot BUILDING
Side Setback
Corner Lot
Extension of
building depth
on end units
Sidewalk
www.prospectnewtown.com
Front Between building Rear Side Setback Side Setback
and outbuilding Street
Setback Setback Corner Lot Interior Lot
Figure 10
igure
Townhouse
ownhouse
Buildings
uildings
23
Res.
First Floor
Elevation
Residential
Height
Res.
Residential Garage
Street Sidewalk Service Lane
Street
Planting Strip
Sidewalk
Service Lane
Service Lane
BUILDING PARKING
Mews
PARKING
Side Setback
Interior Lot
Front
Encroachment PARKING
Zone
Side Setback
Corner Lot
BUILDING
BUILDING PARKING
Sidewalk
Planting Strip
Front Between building Rear Side Setback Side Setback Street
Setback and outbuilding Setback Corner Lot Interior Lot
Figure 11
igure
Cottage
age
Buildings
uildings
24
First Floor
Elevation Residential
Height
Res.
Residential Garage
Street Sidewalk Service Lane
Service Lane
Street
Planting Strip
Sidewalk
Garage shall be
PARKING PARKING hidden from
public view
Side Setback
Interior Lot
Front
Encroachment PARK.
Front Access Driveway
Zone
Side Setback
Corner Lot
BUILDING BUILDING BUILDING
BUILDING PARKING
Sidewalk
Planting Strip
Front Between building Rear Side Setback
Street
Setback and outbuilding Setback Corner Lot
Figure 12
igure
House
House
Buildings
uildings
25
Historically, access to private lots in the
area was accomplished through narrow
front driveways or rear service lanes.
Parking was often located to the rear of the
lot or to the side of the building and re-
cessed behind the front façade. This place-
ment ensured that parking did not dominate
the streetscape of the mostly single-family
neighborhood.
Recent higher intensity development has
unavoidably required more parking, yet its
placement and visibility has contributed to Parking facilities, although essential in today’s market,
unattractive gaps in the streetscape. In can be integrated into the urban fabric in ways that do
addition to visual discontinuity, frequent not detract from the public realm. Utilizing the ground
front driveways accessing parking lots floor for retail and office space helps diminish the
interrupt sidewalks and disrupt the pedes- otherwise harsh facades of larger parking structures.
trian network.
Parking and Access
Ac
26
G oal 1
To fulfill the vehicular parking needs of
those who live, work, and shop in a manner
that is visually appealing and sensitive to the
pedestrian environment.
Objec tives
Objec tives
1.1 Encourage shared parking facilities to
minimize the amount of parking spaces.
1.2 Require parking areas to be separated
from buildings to avoid parking areas
directly abutting buildings.
1.3 Require cross access between parking
areas to minimize street curb cuts and
adjacent driveways.
1.4 Require parking structures to be located
below or behind buildings and
landscaped to mitigate their visual
impact.
1.5 Encourage parking structures that are
located close to the sidewalk to include
retail uses at street level to minimize the
visual impact of the structure and
engage the pedestrian network.
1.6 Require parking structures to be
designed to look similar to buildings
with other uses.
1.7 Limit the width of parking access to
minimize the interruption to the
sidewalk network.
1.8 Improve the service lane network
throughout the neighborhood through
paving and appropriate lighting.
ard
andar
S t andard s
Refer to regulatory standards for parking
and access standards.
Parking and Access
Ac
27
Current landscaping is all but limited to
private lots and occasional street trees.
Existing overhead utilities limit the opportu-
nity for a consistent tree canopy or other
unified streetscape treatment. The area’s
open spaces are well maintained; however,
they lack additional amenities to their
primary function of active and passive
recreation. Street lighting is scaled to ve-
hicles rather than both pedestrians and
vehicles.
Other streetscape elements necessary in an
urban area, such as waste receptacles, bike
and media racks, benches, and transit
shelters are scattered or non-existent.
Building elements such as transformers,
utility meters, and heating and cooling
equipment are not adequately screened from Urban amenities include benches in sidewalks and other public spaces,
public view. Parking lots that face public trash receptacles, media/newspaper racks, pedestrian-scaled lighting, and
streets are ill-defined and parking spaces are bike racks. They are critical to the viability and success of the whole
visible from the street. The area lacks a neighborhood.
functional and visible continuity in its
landscape, streetscape, and screening
treatment.
scap ape,
andscape, St eetscap cree
Screening
L andscape, St reetscape, and Screening
28
G oal 1 1.9 Encourage landscaping of front yards to
provide visual relief from existing and
To soften the visual impact of development
new development.
and provide a greater level of comfort to
pedestrians. 1.10Require screening of surface parking lots
where they face a public right-of-way to
Objec tives
Objec tives minimize the visual impact of parked
1.1 Restore lighting to the concrete pillars at vehicles.
the edge of the neighborhood near 1.11Require new street and parking lot
Outback Steakhouse lighting to be pedestrian scaled and
1.2 Provide new landscaping including designed to minimize light pollution.
street trees where possible to provide
S t andard s
ard
andar
shade and visual relief.
Refer to regulatory standards for landscape,
1.3 Require new development to be sensitive
streetscape, and screening standards for
to existing mature trees.
private property. The Metropolitan
1.4 Screen from public view utilities, meter Government of Nashville and Davidson
boxes, heating and cooling units, and County shall approve changes in the public
other building systems that are visible right-of-way.
from a public right-of-way (excluding
service lanes).
1.5 Provide street furniture, such as benches
and waste receptacles, at regular inter-
vals along the sidewalk within the Adding beauty to the streetscape goes beyond lighting
neighborhood center at the intersection and benches - landscaping along building edges further
of 31st Avenue North and Long Boule- soften the impact of hard materials and help cool the
vard. immediate area. Low walls and plantings are also useful
1.6 Combine media racks at specific loca- in screening undeveloped areas or parking lots.
tions to avoid clutter along the pedes-
trian network.
1.7 Provide bicycle racks within the area
identified as the neighborhood center so
that bicyclists may park their bicycles
without obstructing the pedestrian
network.
1.8 Utilize landscaping to identify key entry
points or “gateways” to the neighbor-
hood, such as Acklen Park Drive at West
End Avenue.
scap ape,
andscape, St eetscap cree
Screening
L andscape, Street scape, and Screening
29
The need for signage was somewhat limited
by the area’s predominantly residential
character. The area’s need for signage has
been historically limited by its predomi-
nantly residential character. As commercial
development increases in the area, signage
may not be sensitive to the pedestrian
environment. Wayfinding is equally impor-
tant. The area’s access to Centennial Park is
virtually unnoticeable to area visitors. As
the character of the area changes, additional
sign regulations are required to ensure that
new signage is not obtrusive within the
streetscape, yet is functional to guide users
of the area.
G oal 1
To assist and guide those who live, work,
and shop in the area.
Objec tives
Objectives
1.1 Design and place signage so that it is
pedestrian-oriented.
1.2 Place signage so that it does not obscure
or conceal key architectural features.
1.3 Align signs with other signs within the Signage that is simple and effective goes a long way in
block to maintain a consistent pattern of defining how the neighborhood wants to be perceived
horizontal and vertical features. by visitors and residents alike. Signs need not be large
1.4 Illuminate signage so as to prevent glare or ornate; the pedestrian orientation of the area will
and minimize light pollution on adjacent ensure appropriate visibility.
properties.
1.5 Fabricate signs that are made of durable
materials that are easy to maintain.
Standards
Refer to regulatory standards for signage
standards.
Signage
nage
Signag
30
D ue to the variety of physical conditions
within and adjoining the 31st Avenue/Long
Boulevard UDO, the area has been divided
into eight sub-districts. Where appropriate, Flagp ole Hill
lagp
specific design standards have been Centennial Park
Park
developed for each sub-district by building
type.
Permit ted Building Types
mit
ermi ypes
Building Typ
Core Sub-districts
CO-1, CO-2 Commercial/Mixed-Use,
Live/Work, Flats, Courtyard
31st Avenue No rth
rt
Flats, Townhouses, Cottages,
Houses
rd
va
Center Sub-districts
Av e
ule
Bo
CE-1, CE-2 Commercial/Mixed-Use,
ng
Live/Work, Flats, Courtyard
Lo
Flats, Townhouses, Cottages,
Houses
General Sub-districts
G-1, G-2, G-3 Flats, Courtyard Flats,
Townhouses, Cottages,
I-440
Houses
G-4 Townhouses, Cottages,
ue
Houses
en
Av
Figure 13 - Regulating Plan
igure egulating Plan
Regula
nd
Legend
Lege
tE
es
W
ppe egulating Plan
Regula
A ppendix A - Regulating Plan
31
General
neral TABLE STANDARDS BY BUILDING TYPE
TABLE OF BULK STA BUILD NG
For residential uses, these design standards BULK
COMMERC L/MIXED-USE
MMERCIAL/MIXED-USE LIVE/WORK STA KED FLATS
STACKED FLA COURTYARD F ATS
ARD FLATS
ANDARD/PAR NG
STANDAR PARKING
apply to new construction and additions STANDARD
BUILDING TY
BUILD NG TYPE BUILD NG TYPE
BUILDING BUILD NG TYPE e
BUILDING BUILD NG TYPE e
BUILDING TY
that increase the number of dwelling units. Front Yard Set Back from Where buildings directly front Where buildings directly front Where buildings directly front Where buildings directly front
For non-residential uses, these design Front Property Line f the public right of way, 100% of the public right of way, 80% of the public right of way, 80% of the public right of way, 80% of
the front facade must be within the front facade must be built to the front facade must be built to the front facade (except the
standards apply to new construction and 5 ft. of the front property line; 10 ft. from the front property 15 ft. from the front property portion that fronts the
additions with a gross floor area that Exceptions may be made for line; where buildings front line in subdistricts CO,CE and G-courtyard) must be built to 15 ft.
recesses up to 15 ft. to common areas (e.g. sidewalks, 1 and to 20 ft. from the front from the front property line in
exceeds the gross floor area of the original accommodate outdoor seating or parking, open spaces) 80% of the property line in subdistricts G-2 subdistricts CO, CE, and G-1
structure. Applicants are encouraged to dining areas. front façade must be built and G-3; where buildings front and to 20 ft. from the front
work with Planning staff early in the design between 5 ft. and 10 ft. from the common areas (e.g. sidewalks, property line in subdistricts G-2
back of the proposed sidewalka parking, open spaces) 80% of the and G-3; where buildings front
and development process. Applicants shall front facade must be built common areas (e.g. sidewalks,
submit three complete sets of final construc- between 5 ft. and 10 ft. from the parking, open spaces) 80% of the
back of the proposed sidewalk.b front facade (except the portion
tion documents, including site plan and that fronts the courtyard) must
landscape plan, for review and approval be built between 5 ft. and 10 ft.
from the back of the proposed
prior to the issuance of permits. sidewalk.b
Where obvious physical constraints exist on
a site within the UDO, Metro Planning staff
Side Yard Setback Building wall must extend Interior Lots: 0 ft. except end
will review alternative design solutions as across 100% of lot at the front units 5 ft. min.
they relate to the intent of the guidelines. setback line. Exceptions may be Corner Lots: interior side 0 ft.;
Where a single use or function spans more made on interior lots for street side 5 ft. min.
pedestrian passages or one
than one sub-district, planning staff will single or double loaded parking 10 ft. min.
explore with the applicant alternative bay. Minimum setback for
interior side of corner lots is 0 ft.;
solutions that achieve the design intent of street side is 5 ft. with no
the urban design overlay. parking bays permitted on street
side.
Minimum 5 ft. min.; if garage doors open to
Rear Yard Setback 5 ft. service lane, setback shall be 5 ft. 20 ft.
or 15 ft. and greater
Maximum Building Heightc
(Sub-districts CO,CE,G)
CO-1 90 ft. 90 ft.
50 ft. + additional 25 ft if. set
50 ft. + additional 25 ft if. set back 10 ft. from front wall
CO-2 back 10 ft. from front wall
50 ft.
50 ft. + additional 25 ft. if set
50 ft. + additional 25 ft if. set back 10 ft. from front wall
CE-1 back 10 ft from front wall
CE-2 50 ft. 50 ft.
G-1
50 ft.
G-2
Not applicable
G-3 40 ft.
G-4 3 stories
Minimum Building Height 30 ft. except in G-3, which shall have no minimum requirement
Minimum Raised
No Requirement 1.5 ft. above highest point along front property line
Foundation
Minimum First Floor Height 14 ft. 12 ft. Not applicable
Parking Access Service lane, side street, front Service lane, side street
Standard s - Appendix A
andar
ard App ppe Parking Location on Lot
Behind, beneath or beside
building (see side yard setback
standard)
Behind or beneath building
32
BLE OF BULK ANDARDS ED)
TABL E O BU STANDARDS (CONTINUED)
Building St andard s
ard
Standar
BULK
BU
STANDARD/PARK NG
ANDARD/PARKING
TOWNHOU E
HOUSE COT GE
COTTAGE HOU
HOUSE CIVIC/INS NAL
CIVIC/INSTITUTIONAL Floor Area Ratio Exemptions:
DING
BUILDIN TYPE DING
BUILDIN TYPE BUILDIN
BU DING TYPE BUILDIN
BU DING TYPE
STANDARD
STA Sub-district CE: Residential floor space
Minimum width at front Minimum width at front Minimum width at front
Minimum Lot Size setback: 20 ft. setback: 36 ft. setback: 48 ft.
shall be excluded from floor area used in
Minimum depth: 80 ft. Minimum depth: 100 ft. Minimum depth: 100 ft. the calculation of floor area ratio.
Front Yard Setback
(Subdistricts CO, CE, G) All sub-districts: Parking structures
CO, CE, G-1
100% of façade built to 15 ft.
50% of façade built to 15 ft. from front property line
d used to accommodate required parking
from front property lineb
100% of façade built to 20 ft.
shall be excluded from floor space used
d
G-2, G-3 50% of façade built to 20 ft. from front property line
from front property lineb in the calculation of floor area ratio.
100% of façade built to 35 ft.
G-4
from front property lineb
50% of façade built to 35 ft. from front property line
d
Set by Design Review Exemption from the visibility provision:
Minimum Side Yard End units 5 ft. Interior lot: 5 ft.; Corner lot: 5 ft. on interior side and 10 ft. on Development within the UDO shall be
Setback street side; garage: 0 ft. along interior side
Minimum Rear Yard
exempt from the “visibility triangle” provi-
5 ft.; if garage doors open to service alley, setback shall be 5 ft. or 15 ft. and greater
Setback sions as set forth in Section 17.20.180 of the
c
Maximum Height Metro Code whenever compliance with the
(Subdistricts CO,CE,G)
CO, CE, G-1, G-2 50 ft. build-to-line or setback standards of the
3 stories
G-3 40 ft. UDO would otherwise prevent compliance
G-4 3 stories
Minimum Raised
with the “visibility triangle” provisions.
1.5 ft. above highest point along front property line
Foundation
Parking Access Service alley, side street Service alley, side street, front
Beneath, behind or beside
building; if beside, 12 ft. max.
width driveway with side by
side driveways on adjoining Set by Design Review
Parking Location on Lot Beneath or behind building Beneath or behind building
lots prohibited; if garage, recess
from front façade of residence
building 10 ft. min.
a
PERMITTED ENCROACHMENTS: Balconies, porches, stoops and other architectural protrusions may encroach to within 5 ft. of the front property line but all
such encroachments combined shall not exceed 60% of the façade width. Steps may encroach to within 0 ft. of the front property line.
b
PERMITTED ENCROACHMENTS: Balconies, porches, stoops and other architectural features may encroach to within 10 ft. of the front property line but all such
encroachments combined shall not exceed 60% of the façade witdth. Steps may encroach to within 0 ft. of the front property line.
c
BUILDING HEIGHT CALCULATION: Height shall be measured to the top of the parapet or bottom of the eave as applicable and shall be measured from the
average elevation of the front setback. Non-occupiable building elements, such as towers, may exceed the building height by 20%. Where site slope conditions
prevent the reasonable application of building height standards, exceptions may be made as long as the design intent of the building height standard is met.
d
PERMITTED ENCROACHMENTS: Balconies, porches, stoops and other architectural features may encroach to within 25 ft. of the front property line. Steps may
encroach to within 0 ft. of the front property line.
e
FLAT AND COURTYARD FLAT DESIGN: Flats and courtyard flats are permitted in sub-district G-4 provided that they are designed so that their appearance
from the fronting street is that of a single-family house type.
f
FRONT SETBACK ON CORNER LOT: For construction on corner lots, new construction or additions that change the original orientation of the front yard shall
meet the front yard setbacks for both streets.
Appendix A - Standard s
ppe ard
Standar
33
hit tural Tr tmen Standar ard
A rchite c tural Trea tmen t St andard s panes. Windows should not be flush pilaster. Changes in roof plane shall be
mounted to the exterior of the façade. in harmony with changes in wall planes.
General: Proposed development required Muntins, if installed, shall be true- Changes in Plane shall be related to
to meet these design standards shall be divided lites or simulated divided lites entrances, the integral structure or the
compatible with and complementary to the on both sides of the window. Snap-in organization of interior spaces and
architecture of historic buildings in the area type muntins are prohibited. activities and not merely for cosmetic
without being facsimiles of older buildings. effect. False fronts or parapets of insub-
Shutters, if installed, shall be sized and
Permitted Awnings: In addition to require- shaped to match the their openings. stantial appearance are prohibited.
ments placed on awnings by existing codes Building Presentation at Corner Lots:
Glazed Area: A commercial use must
and ordinances, awnings shall comply with Buildings located at the intersection of two
provide a minimum of 40 percent of the
the following requirements: streets shall address both streets with
front facade on the ground floor as clear or
Length: No awning shall exceed 25 feet lightly tinted windows, doors, or other architectural and massing elements, includ-
in length. treatments sufficiently transparent to ing porches, windows, bay windows, and
Materials: Awnings constructed of provide views into the interior of buildings. other facade projections or features. For the
rigid materials, plastic, or fabric that is Additional floors shall have a minimum of purpose of this provision, a service lane is
glossy in texture are not permitted. The 25 percent glazing. The first floor glazed not a street.
colors and patterns shall complement area calculation shall be based on the facade Building Presentation to Street Frontage:
the building. area measured to a height of 14 feet from Building facades shall be built parallel to the
Shape: Awnings shall reflect the shape grade in sub-district CO and 12 feet from street frontage. If the street frontage is not
and character of window openings. grade in sub-district CE. straight, facades shall be built tangent to the
Corner Lot Glazing: On corner lots, the street frontage.
Open and Closed Side Facades: On lots
with a width of less than 50 feet, cottages percentage glazing requirements for the Roof Types: Mansard roofs are prohibited.
shall be designed with an open side façade ground floor of commercial buildings shall Roofs must be sloped or flat with parapets.
and a closed side façade to encourage the apply only to the wall facing the front
provision of individual lot privacy. Closed property line and 20 feet along the side Materials: Vinyl siding is prohibited and
side facades shall be limited in the size, property line facing the street. E.I.F.S. is prohibited on ground floor facades
location, and quantity of windows and shall fronting a public way.
Massing: A building shall avoid long,
face the Open side façade of the building on monotonous, uninterrupted walls or roof Entrances: Building entrances (excluding
the adjacent lot. Open side facades should planes facing streets. emergency egress) facing a public way shall
include more fenestration and are encour- be defined by awnings or by being recessed.
aged to open onto private outdoor court- Wall Planes shall not exceed 25 feet in
yards. On corner lots, a closed side façade length without a change in plane by
shall not face a street. means such as a vertical recess, projec-
tion, change in material or color, or
Windows: Windows, with the exception of
transoms, shall be square or vertically
proportioned and rectangular in shape with
vertically proportioned or square sashes and
Standard s - Appendix A
ard App
andar ppe
34
Parking Structure Facades: Parking struc- andscape, St eetscap
scap ape, Screening
cree
L andscape, Street scape, and Screening Equipment Visibility: All outdoor equip-
ture facades that face public streets, except ment, such as heating, cooling, and ventila-
service lanes, shall be designed so as to look Parking Lot Screening: Any parking lot tion systems, utility meters and panels, shall
similar to buildings having other types of adjoining a public street shall be screened to be placed on the roof, in the rear or side of
uses. a height of three feet by walls, berms, the building, or otherwise visually screened
landscaping, or a combination of these. If from the street. In no case shall mechanical
Primary Pedestrian Entrance: Buildings landscaping is used, the planting bed shall equipment be allowed along street
shall be placed so that at least one primary be a minimum of six feet wide. frontage(s). Mechanical equipment on the
pedestrian entrance is oriented to the street roof shall be screened from abutting streets
or civic open space. If the building is located Buffering Waiver: The landscape buffering with parapets or other types of visual
on a corner, the entrance shall be at the and screening standards of Article IV of the screening.
corner or on the primary street. zoning code shall be waived along internal
base zone district boundaries within the
Parking Standard s
Standar
ard UDO. Sign St andard s
ard
Sign Standar
Number of Parking Spaces: The parking Containers and Loading Docks: All solid Limitations on Lighting: Signs shall be
standards for the underlying zoning districts waste, recycling, and yard trash containers spotlighted, externally lit, or back lit with a
shall be used in this UDO except that (except litter containers), grease containers, diffused lighting source. Back-lighting
residential units located within mixed use and loading docks shall be located in park- should illuminate only the letters, characters,
buildings shall be exempt from required ing areas, or at the side, or rear of a building, or graphics on the sign rather than the
parking. furthest from the public sidewalk. They background of the sign. Backgrounds shall
shall also be screened to minimize sound be opaque.
Parking Lot Lighting: Lighting shall be and visibility from residences, and to pre-
appropriate in function and scale for both clude visibility from abutting sidewalks or Placement of Signs: Signs shall be placed so
the pedestrian and the vehicle. Lighting that streets, excluding service lanes. as not to obscure key architectural features
minimizes light trespass, pollution, and or door or window openings.
TABLE OF SIGN STANDARDS FOR SUBDISTRICTS CO AND CE
uplight shall be utilized. Luminaire styles,
Permanent On-Premise Maximum Display Surface
colors, and finishes shall complement the Sign Types
Minimum Setback Minimum Height Maximum Height
Area per sign face
architectural features of the development. 4 feet; 2.5 feet for any part of a
Ground Sign - Monument None Required N/A sign located within 15 feet of a 28 square feet
driveway
Screening and Buffering: Parking spaces Building Sign - Projecting N/A 8 feeta 14 feet 10 square feet
shall be screened from all public ways except Building Sign - Projecting 1 foot below the cornice or eave
N/A 15 feet 15 square feet
service lanes. 2nd story and above line
Awning Sign - Front N/A 14 feet 50 percent of the surface area of
Parking Lot Location: Parking lots shall not the awning in the same plane
abut a building with the exception of park- Awning Sign - Side
treat the same as N/A 14 feet 10 square feet
ing that extends beneath a building. Parking Building Sign - Projecting
8 feeta
lots shall be separated from structures 5 ft. 1 foot below the cornice or eave 50 square feet or 5 percent of
line the building façade wall facing
minimum. Building Sign - Wall Mounted N/A
the same public street,
whichever is less
a
Any sign that encroaches a public right-of-way must meet Metropolitan Government's current clearance standards and the encroachment must first be approved
under the mandatory referral process.
Appendix A - Standard s
ppe ard
Standar
35
Neighborhood in Tr ansition
Neighborho
orhoo sition
Transi hood permanently changing its boundaries develop concepts for the area. The charrette
and furthering its character transformation process was a public participatory process
The area known as West End Park was
through the demolition of more houses and by which the plan for future development of
established in the 1890’s by the West End
the termination of connecting streets. A the area was created with the assistance of
Land Co. The development featured gently
similar transformation has occurred east of those directly affected by its outcome,
curving streets, large single-family estates,
31st Avenue North to Centennial Park as primarily owners, residents, and members of
and stately apartment buildings. The
single-family houses have been converted to the development community. This process
development’s perimeter was fenced and
offices or replaced with office buildings and, was designed to identify the issues affecting
four entrance gates provided access to the
most recently, high-end residential lofts. In an area, consolidate the issues into concep-
neighborhood. One of the great stone
the 1990’s, new zoning for multi-family tual solutions, and validate the concepts
entrances, off West End Avenue at Acklen
dwellings in urban neighborhoods allowed through public input. The end result would
Park Drive, remains today as one of the few
buildings to be placed much closer to the hopefully be a plan that represents the
remnants of the once exclusive subdivision.
street than the existing buildings in West interests of all who are affected by its
A trolley car line, which was never built, was
End Park. The result of nearly three decades implementation.
envisioned to pass through the heart of the
of development was a neighborhood that
neighborhood connecting it to other neigh- The Charret te
harr
Char
had lost its physical identity. Incompatible
borhoods and downtown. A large park,
building placement and façade articulation On February 17th, 2003, a pre-charrette
which remains today, stretched along West
has led to a jumbled streetscape that lacks meeting was held to explain the charrette
End and served as a foreground to the
consistency. process and identify the boundary for
buildings that fronted the open space. The
grand neighborhood was once advertised as Recent development pressure in the area notification about the upcoming events. The
the “garden spot of this Queen city of the along 31st Avenue North prompted the meeting was well attended by neighborhood
South” but it fell into decline in the early Planning Commission to request that leaders, the district councilmember, and
1970’s and much of its original grandeur has Planning Commission staff study the area members of the development community.
been replaced with a haphazard character of prior to hearing future proposals. Staff Staff set up a remote studio for the charrette
old houses and new apartments, condomini- recommended using the charrette process to at the Parks Board room near the heart of the
ums, and offices. neighborhood. The charrette was kicked off
on February 25th, with a visioning session
In the early 1970’s, the area was rezoned to attended by approximately 35 participants.
allow more than twenty units per acre. This Charrette participants were divided into five
event in addition to the area’s proximity to groups and Planning staff served as facilita-
Vanderbilt and the busy West End corridor tors to each group. Each group sat at tables
contributed to the transformation of its with a map and a set of questions. They
character. Many large, single-family houses identified the boundaries of the study area
were converted to multiple dwellings and, and discussed issues surrounding develop-
subsequently, rented to students. Other ment, traffic, and open space in the area.
houses were demolished and replaced by Each group presented its findings at the
condominium complexes. By the mid 1980’s, conclusion of the evening and the meeting
the Interstate 440 project was well underway was adjourned.
and its wide path cut through the neighbor-
Pro cess - Appendix B
Pro ppe
App
36
The Concept Plan (at left) was
developed on the final day of the
charrette. It conolidated the three
days’ worth of input, discussion, and
design study into several
development character
areas. The accompaning
legend (below) highlights
important goals for trans-
portation improvements
The following day, Planning staff consoli- and physical development
dated the issues maps into a single map that in the area.
became a preliminary concept plan for the
area. The most critical issues raised centered
on transportation and development charac-
ter. Transportation issues ranged from high-
speed, cut-through traffic on Acklen Park
Drive and Long Boulevard, to the function of
the 31st Avenue North and Long Boulevard
intersection, to the congestion of traffic,
parking, and delivery vehicles at peak times
on Acklen Park Drive, to ease of pedestrian
and bicycle circulation. Development
character issues ranged from the placement
and architecture of new multi-family build-
ings to the screening and landscaping of
surface parking lots and building equipment
and utilities. As staff consolidated the issues, North, Long Boulevard, and Acklen Park
design concepts were established to begin Drive. Concepts for appropriate develop-
addressing the issues. Staff presented the ment character focused on the placement
consolidated issues map and preliminary and articulation of buildings and the place-
design concepts in a second public meeting ment and screening of associated parking
on the evening of the second day of the and building systems in an effort to create a
charrette. more consistent streetscape that is compat-
ible with its surroundings. The neighbor-
Planning staff spent the final day of the hood was divided into several sub-areas
charrette preparing concepts illustrating with distinct differences in development
appropriate development character as well character based on location, street width,
as proposed street sections for 31st Avenue and existing development patterns. Develop-
Appendix B - Pro cess
ppe Pro
37
ment scenarios for multi-family and mixed- such as the separation of sanitary and storm and associated design standards for the area.
use buildings illustrated future development sewers. This would allow the area to achieve No consensus approval of the plan was
possibilities in the area. Some of the con- its true development potential as recom- reached at the meeting and more time was
cepts for transportation elements included mended by the economic consultant; how- requested by the community to review the
designs intended to calm traffic, provide ever, there was no timeframe for such plan and make suggestions. Planning staff
better pedestrian and bicycle circulation, improvements. The final two alternatives made available a zoning comparison study
and beautify the area, such as a planted provided opportunities to incorporate that illustrated what was allowed under
median and permanent on-street parking on design standards for new development, current zoning versus what was proposed
Long Boulevard, the addition of bicycle while allowing for an increase in density to under the rezoning and application of an
lanes and wider sidewalks on 31st Avenue offset the cost of design standards. This Urban Design Overlay. The neighborhood
North, and the reconfiguration of on-street compromise was identified early in the association in the area met privately to
parking near the intersection of Acklen Park charrette process when issues regarding the discuss the plan and propose changes. These
Drive and Park Drive. All proposals were character of development were raised. One suggested changes were presented to the
presented that evening at the final charrette alternative proposed that planning for the district councilmember and Planning staff in
presentation and the community encour- area be focused on 31st Avenue North in the early December. A meeting with Neighbor-
aged staff to proceed with refinement of the hope that improved development along the hood Association board members was held
concepts into a plan for the area. corridor would positively impact property thereafter to discuss the proposed changes.
to the east and west. The other alternative Final revisions, as a result of public input
Follow-up
ollow-up proposed design standards for the entire and internal review, were incorporated into
After the charrette, Planning staff performed area along with some increase in density. By this document and preparations were made
an audit of the area to determine the types the end of the meeting, it was determined for the approval process to begin.
of buildings and approximate the number of that Planning staff would
dwellings in the area. This information was develop the alternative that
included with the work produced in the affected the entire area. The
charrette and sent to an economic consultant implementation of the plan
to determine the viability of the design would depend on rezoning and
concepts for the area. The economic consult- an urban design overlay for
ant suggested that the area was well development on private prop-
underutilized for its location to Vanderbilt, erty. Implementation of im-
Centennial Park, West End Avenue, and provements in the public right-
nearby hospitals and offices. These findings of-way would depend on their
were combined with public input from the inclusion in future capital
final charrette meeting to develop three improvement budgets or alter-
alternative plans that were presented to the native methods of funding such
community on March 31st. improvements.
The first alternative proposed that planning On October 9th, Planning staff
for the area be postponed until major presented the draft Urban
infrastructure work could be completed, Design Overlay concept plan
38