Documents
Resources
Learning Center
Upload
Plans & pricing Sign in
Sign Out

buildings

VIEWS: 7 PAGES: 23

									     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

								
To top