quality growth toolbox training

Cumberland Region Tomorrow is a private, non-profit, citizen based regional organization working with Greater Nashville Regional Council and others in the public and private sectors, dedicated to planning for the future livability and economic vitality of our ten-county region.

In our work, we support and encourage growth planning, with emphasis on land use, transportation, and preservation of the rural landscape and character of the region’s communities.

Cumberland Region Tomorrow’s Objectives are:

Continue the regional discussion of quality growth

Report on growth trend data

Lead the process to develop tools and resources necessary to implement quality growth practices

Encourage collaborative action

Recognize and reward successful examples of quality growth projects throughout the region

Learn about regional growth trends and scenarios

Introduce the Quality Growth Toolbox

Learn about or gain further insight on topics

Understand the strategies and tools

Guidance on implementing strategies for individual communities

Training others in using the toolbox

Objectives of this Course:

Follows format of the toolbox for six topics:

Why is this topic important?

What can we do about it? Strategies

How we can do it? Tools and Incentives

Who can help? Resources and Contacts

Cumberland Region Tomorrow Course Format

QUALITY GROWTH TOOLBOX

Prologue: Creating Quality Growth in the Cumberland Region

Developed 20 Year Growth Trend Data

Evaluated Base Case Scenario (current trend)

Developed Alternative Case Scenario

Cumberland Region Tomorrow Regional Visioning Project

What Was Done:

Residents of region want to preserve our unique communities and beautiful landscapes

Region can preserve our quality of life and accommodate the rapid growth that is sure to come

Little time to accomplish these changes Region is growing faster than predicted in 2000 Total population growth to reach 2 Million in 2020

The region’s quality of life is key to our economic vitality


Overview:

1990’s…. Population up 22% Employment up 38% 167,500 acres of farms and natural areas to

housing

2000’s…. 3.4 million acres home to 1.4 million people Average density of 2.7 persons per acre, 60% of

national average

2020…. Population increases to 2.0 million Jobs up 33%, to 973,580 More than 356,000 acres required for housing,

roughly the size of Davidson County $10 billion for infrastructure

The Cumberland Region…

Base Case Growth ScenarioCumberland Region Tomorrow Regional Visioning Project

Growth Related Challenges

Base Case is creating…….. Greater capital costs for new

infrastructure Inadequate residential tax revenues to

cover public services Higher rates of conversion of prime

agricultural lands and fragile environments

Greater vehicle miles traveled and, consequently, higher levels of automobile

emissions


Alternative Case Growth ScenarioCumberland Region Tomorrow Regional Visioning Project

Findings: “Economic data is still

compelling….Quality Growth will result in significant land mass,

infrastructure and natural resource savings.”

“There is a cost to our current pattern of development which we currently

don’t measure and understand.”


Moving toward the Alternative Case Scenario in our region will …

Preserve unique cities, towns and communities Reduce land consumption and preserve open

space Increase variety of housing choice and

opportunity Reuse existing communities and infrastructure Expand transportation modes and better use of

current infrastructure


Quality Growth will help us to:

Create higher quality communities Conserve critical lands Improve air and water quality Make better use of our resources Preserve the region’s high quality of

life / livability Ensure our continued economic

vitality


Quality Growth will ensure our Region’s future livability and economic vitality

Toolbox pg. 4

Guide our region’s growth with comprehensive community plans

Update zoning, subdivision and building codes to implement community plans

Toolbox pg. 9

Use design to protect and enhance our region’s diversity of community character

Toolbox pg. 9

Redevelop and strengthen our region’s cities, towns, and rural communities to ensure a range of unique lifestyle choices

Toolbox pg. 9

Create a variety of housing choices for our region’s diverse workforce

Toolbox pg. 9

Conserve our region’s land, water, natural and cultural resources for our future economic, health and social well-being

Toolbox pg. 9

Link land use and transportation planning to promote an integrated framework to guide growth and development

Toolbox pg. 9

Guide public and private investment to efficiently use pre-existing infrastructure and developed land

Toolbox pg. 9

Think and act regionally to ensure our future livability and economic vitality

Toolbox pg. 9

Prologue: Defining Quality Growth in the Cumberland Region

Chapter 1: Reinvesting in Towns, City Centers, and Communities

Chapter 2: Creating a Variety of Housing Choice

Chapter 3: Conserving our Region’s Land, Water, Natural, and Cultural Resources

Chapter 4: Transportation/Land Use Planning for Quality Growth

Chapter 5: Guiding Infrastructure Investments for Sustainable Growth

Conclusion: Ensuring our Economic Vitality through Quality Growth

Reinvesting in Towns, City Centers, and Communities

Benefits: Retains a sense of place

and historic Identity Sustains a sense of

community Maximizes public facility

and infrastructure investments

Supports the value of private investment

Contributes to the local economy

Reduces growth pressure to outlying areas

Creates convenience

Our Region’s Existing Communities have Tremendous Redevelopment Potential

Toolbox pg. 14

Memphis, TN: Broad Street

Commissioned by Duncan Associates

Memphis, TN: Broad Street

Define and Focus on Promising Areas

Create Good Redevelopment Plans

Make Investment Possible

Use Incentives to Promote Reinvestment

Design Attractive Community Centers

Maximize Organizations and Resources in Revitalizing Areas

Toolbox pg. 20

Identify promising areas for reinvestment and define project boundaries.

Focus resources and efforts towards maximum success

Define and Focus on Promising Areas

Toolbox pg. 28

Establish a redevelopment plan to address needs of promising areas Incorporate

unique community elements into traditional planning process

Create Good Redevelopment Plans

Toolbox pg. 28

Utilize approval streamlining

Make higher density possible

Expand residential use and type

Encourage mixed use Adopt form based

regulations Update codes to

encourage rehabilitation

Make Reinvestment Possible

Toolbox pg. 29

Provide brownfield assessment and remediation

Encourage greyfield redevelopment

Implement tax increment financing districts

Consider Business Improvement Districts (BID)

Implement PILOT- Payment In Lieu Of Taxes

Use Incentives to Promote Reinvestments

Use community development block grants (CDBG)

Use state programs such as the Tennessee Courthouse Square Revitalization Program

Expand financial incentives for property owners

Provide financial support through government infrastructure improvements

Toolbox pg. 36

Make streetscape improvements

Maximize public buildings and uses

Create multimodal and walkable areas

Use design guidelines Use conservation zoning Enhance natural

features

Design Attractive Community Centers

Toolbox pg. 44

Example: Bellevue Boulevard / McLemore Avenue

Bellevue Boulevard / McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantageBellevue Boulevard / McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage

Bellevue Boulevard / McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantageBellevue Boulevard / McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage

Example: Bellevue Boulevard / McLemore Avenue

Include stakeholders in the revitalization and redevelopment of communities City and County

Governments Main Street Boards Chamber Community

Development Councils Churches Neighborhood

Associations Local Business

Owners

Maximize Organizations and Resources in Revitalizing Areas

Toolbox pg. 48

Former complex of depression-era buildings

Redeveloped into 250,000 square feet of retail shops, art gallery, antiques stores, restaurants, entertainment venues, and event space

Central Franklin Area Plan National Register of Historic

Places Used Department of Interior

Guidelines for Rehabilitation and Restoration

Historic Rehabilitation Tax Credits

Other redevelopment incentives

Example: Successful Transformation of Abandoned Brown Field Site to Vibrant Activity Center

Creating a Variety of Housing Choice

A Range of Housing Types is needed to meet the needs of our region’s residents and economy

• New jobs• Population growth• Shrinking in

household size• Location• Cost and value• Design• Life cycle needs

Housing Trends Influenced by:

Toolbox pg. 58

Identify the Housing Needs of Each Community

Examine Existing Planning and Zoning Regulations

Expand Comprehensive Plans to Allow More Housing Options

Design to Create Attractive Communities and Housing

Use Incentives to Promote Housing Choice

Toolbox pg. 61

Identify the Housing Needs of Each Community

Toolbox pg. 70

Perform a housing needs assessment

Accommodate housing for all life stages

Create a range of housing choice through planning and zoning processes

Allow innovative design and building techniques

Adopt performance based development regulations

Allow a mix of housing size and types

Examine Existing Planning and Zoning Regulations

Toolbox pg. 66

Establish a Community Plan for housing expansion

Encourage infill and reuse

Encourage redevelopment of strip centers

Expand Comprehensive Plans to Allow More Housing Options

Toolbox pg. 64

Focus on quality design

Adopt design standards for small-lot, townhouse, and multi-family housing

Preserve open space Encourage energy

efficiency

Design to Create Attractive Communities and Housing

Toolbox pg. 66

Soulsville, Memphis, TN: College Street

Commissioned by the Fannie Mae Foundation

Soulsville, Memphis, TN: College Street

Provide an incentive to create workforce housing

Make the right things easier

Support historic preservation and affordable housing

Use Incentives to Promote Housing Choice

Toolbox pg. 69

New Housing Types to Consider• Rural Conservation

Development• Design that Retains

Rural Character

Toolbox pg. 72

New Housing Types to Consider

Toolbox pg. 73

Example: Nashville’s Germantown Historic District – Redevelopment Success and Housing Choice Creation• Historic Germantown located north of downtown Nashville

• Contains a surprising housing diversity for a compact scale neighborhood

• Excellent example of revitalization over five decades

• Germantown and beyond - adaptive reuse of industry sites and pioneers in urban housing and design

• Some of Region's best examples of new housing types to consider to meet Housing Life Cycle Needs

Conserving Our Region’s Land, Water, Cultural and Natural Resources

Our unique natural surroundings and features not only define the character of the Cumberland Region, they also distinguish it from other places

Plan for Natural Infrastructure

Identify and Establish Land, Water, Natural and Cultural Resource Priorities

Integrate Priorities Into Community and Regional Plans

Use Existing Resources for Conservation

Increase Flexibility of Regulations to Allow Conservation and Low Impact Development

Prevent Unsafe Development

Wilson County

Toolbox pg. 88

Preserve Historical and Cultural Resources

Use Incentives to Promote Conservation

Preserve Water Resources

Protect Critical Habitat

Keep Agriculture Viable

Link and Connect Corridors of Public and Private Open Space

Use Sustainable Building and Development Strategies

Toolbox pg. 90

Use regional / community plans for resource conservation

Inventory and assess natural resources

Identify conservation priorities and integrate into plans

Develop Priority Funding Areas (PFA) for infrastructure investments

Plan for Natural Infrastructure

Toolbox pg. 93

Identify and Establish Land, Water, Natural and Cultural Resource Priorities

Integrate Priorities into Community and Regional Plans

Use existing tools and programs Conservation and

protective easements Development rights

approaches Public programs for

communities and property owners

Use Existing Resources for Conservation

Toolbox pg. 95

Update planning and zoning to allow quality conservation and low impact development

Design to Conserve Resources Adopt regulations

encouraging Low-Impact Development (LID)

Context Sensitive Solutions (CSS)

Green arterial road systems

Increase Flexibility of Regulations to Allow Conservation and Low Impact Development

Toolbox pg. 103

Development buffers

Supplemental flood plain protection

Steep slopes Supplement

al wetland protection

Karst Topography and Wetlands

Prevent Unsafe Development

Toolbox pg. 103

Regulatory streamlining

Density bonus Conservation

development Allow density

distribution within an individual property to protect important land and natural resources

Low Impact Development

Use Incentives to Promote Conservation

Toolbox pg. 106

Use pertinent information about rural historic, cultural heritage, and agricultural districts in planning and design to improve conservation

Context Sensitive Solutions

Green arterial road systems

Patterning vernacular architecture

Rural historic, cultural heritage and agricultural districts

Preserve Historical and Cultural Resources

Toolbox pg. 108

Reduce storm water impacts

Limit amount of impervious surfaces created by new development

Adopt new techniques Establish negative

vegetation

Preserve Water Resources

Toolbox pg. 109

Develop and employ proactive land conservation efforts and water management practices

Protect Critical Habitat

Toolbox pg. 97


Toolbox pg. 110

Right-to-farm laws

Agricultural zoning

Agricultural districts

Greenbelt Law


Toolbox pg. 110

Farm-related business

Business to supplement farm income

Agricultural economic development assessments

Agri-tourism “Farmers

Markets” and community supported agriculture

Plan for natural infrastructure by connecting open lands, riparian areas, and natural resource corridors

Link and Connect Corridors of Public and Private Open Space

Toolbox pg. 92

LEED certified building design

Energy audits Renewable energy

sources Infiltration practices

Use Sustainable Building and Development Strategies

Toolbox pg. 92

Example: The Duck River Highlands Land Use Resource Study – An Excellent Example of Creating Resources for Planning for Open Space Conservation

• Broad land and historic preservation initiative to protect fragile rural resources of north west Maury County

• Initiated by local citizens and facilitated by The Land Trust for Tennessee

• Partners include CRT, THC, TNC, TWRA and NPS

• Community meetings: – Increased understanding of resources – Develop options to help landowners

conserve• Phases:

– 1) Inventory natural, cultural, historic and agricultural resources in the region

– 2) Strategic conservation efforts by the Land Trust for Tennessee and future county-wide comprehensive planning

Transportation and Land Use Planning for Quality Growth

Linking land use and transportation planning can provide an integrated framework to guide growth and development

• Regional traffic currently relies primarily on interstate travel

• Total miles traveled are continuing to increase

• Increasing congestion is beginning to affect the livability and desirability of communities

Nashville MPO Counties

A collaborative effort in developing land use plans and supporting transportation systems will result in:

• Improved community livability

• More efficient use of the existing infrastructure

• Improved economic vitality• Sustainability• Improved health

Density – the intensity of development – influences travel by:

• Concentrating people and services in limited area near transportation

• Increased demand makes alternative modes more cost effective

• Increase pedestrian, bicycle and transit systems

• Lower auto ownership, fewer and shorter vehicle trips

Relationship Between Land Use and Transportation – Density, Diversity & Design

Diversity – the mix of different types of land uses – influences travel by:

• Concentrating different land uses in close proximity

• Jobs, services, recreation, schools and everyday needs within shorter travel distances

• Promotes trip linking and on-site capture of trips

• Place making


Design – the design and pattern of the built environment – influences travel by:

• Creates attractive, comfortable and secure pedestrian environments

• Creates places that attract people who linger and drive less

• Results in well-connected transportation systems

• Creates visual interest and encourages walking


The region has arterials with redevelopment potential, like this example:

E14th Corridor - San Leandro, CA Source: Steve Price, Community, Design + ArchitectureE14th Corridor - San Leandro, CA Source: Steve Price, Community, Design + Architecture

Traditional Arterial…


Arterial with Signal, Streetscape and Pedestrian Modifications…


Arterial with Pedestrian, Bike, and Infill / Mixed-Use Redevelopment…3D’s Applied…

Optimize Existing Transportation Systems first

Recognize and Use the Goals of Adopted Land Use Plans

Work with Existing Agencies to Coordinate Land Use and Transportation Planning

Adopt Design Guidelines Develop Good Plans and

Follow them

Toolbox pg. 128

Encourage Development of Vacant Land and Reuse of Older Sites

Strengthen Downtowns

Promote Concentrated Activity Centers and Corridors

Promote Good Site Design

Provide a Balanced Transportation System that Creates Choices

Toolbox pg. 130

Community and Corridor Tools:

Traffic signal improvements

Better signage Advanced traffic

control systems Pedestrian traffic safety

at intersections and crossings

Street retro-fit (e.g., road diets)

Toolbox pg. 132

Transportation Operations

Source: TJPDC, VDoT, City of Charlottesville, & Albemarle Co.CD+A, Meyer, Mohaddes, & Urban Advantage


Intelligent transportation systems

Improve freeway bottlenecks

Plan for Bus Rapid Transit

Develop Local Corridor Specific Access Management Policies

Develop Traffic Impact Study Guidelines

Travel Demand Management

Establish Transportation Management Associations

Toolbox pg. 132

Transportation Operations

Integration of Land Use and Transportation Plans

Toolbox pg. 139


Adopt design guidelines Update subdivision

regulations Consider Adequate

Facilities Ordinance Modify Existing Zoning Transit Oriented

Development (TOD)

Toolbox pg. 141

DesignBenefits: Reduced automobile

dependence Livable streets Enhanced community

identity Increased economic

development Increased transit use Increased walking and

biking Improved health Reduced environmental

impacts Distinctive and appealing

places Efficient, convenient

provision of daily needs

Design

Toolbox pg. 142


Develop communitywide connectivity plans

Develop public parking strategies in downtowns and infill areas

Develop flexible parking standards and practices

Integrate traffic management into neighborhood design

Design

Toolbox pg. 146


Integrate transit into new development

Encourage a diversity of development types New urbanism Mixed-use development Infill development Transit-oriented

development

Develop Context Sensitive Design Guidance

Toolbox pg. 149


Toolbox pg. 150

Context Zones and Thoroughfare Types


Toolbox pg. 158

Pedestrian Oriented Site and Building Design

Tools for Site Design

Toolbox pg. 159

Land use Building orientation and

setback Parking type and

orientation Block length Avoid “walled” projects

Harbortown Memphis, TN

Tools for Building Design

Toolbox pg. 160

Building height and street enclosure

Building architecture Building entries Streetscape

McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantageMcLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage

Example: McLemore Avenue

McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantageMcLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage

Example: Corridor Planning in the Nashville Area MPO NE Corridor

• High growth corridor• Solutions go beyond responding to

unconstrained development growth

• Major Investment Study integrates land use and transportation

• Evaluates series of development patterns

• Identifies transportation system to best fit the desired land use pattern

• Balance between:– Effective land use patterns– Highway / roadway capacity– High-performance transit

• Results in local land use policies to implement land use patterns

• Example where all toolbox strategies and tools can be utilized

Guiding Infrastructure Investments for Sustainable Growth

Growth requires infrastructure and infrastructure is expensive

Infrastructure has become primarily a government responsibility

Challenges to Cost Effective Infrastructure and Government

How We Can Guide Infrastructure Investments for Sustainable Growth

Create and Implement Comprehensive Community Level and Regional Plans that Guide Growth and Align Infrastructure Investments to Accomplish Them

Target Infrastructure Investments Strategically to Support Community and Regional Plans

Plan for Regional Economic Development Readiness

Create Regional Jobs/Housing Balance

Toolbox pg. 175

Use Tennessee State Laws and Programs to Guide Growth and Infrastructure Investments

Use Community and Regional Leadership to Create Good Comprehensive and Infrastructure Plans

Toolbox pg. 178

Toolbox pg. 175

Develop and Implement Comprehensive Community Plans that Includes Infrastructure Provisions

Create and Implement Comprehensive Community Level and Regional Plans that Guide Growth and Align Infrastructure Investments to Accomplish Them

Toolbox pg. 180

Target Infrastructure Investments Strategically to Support Community and Regional Plans

Use consolidated information from Capital Improvement Programs (CIP)

Toolbox pg. 185

Plan for Regional Economic Development Readiness

Create desirable locations for new jobs and employees desiring to locate, expand or remain.

Identify and implement employment zoning at highly accessible locations.

Toolbox pg. 176

Create Regional Jobs / Housing Balance

Create a regional view of economic development, as opposed to self-contained communities

Provide a range of housing options

Toolbox pg. 177

Use Tennessee State Laws and Programs to Guide Growth and Infrastructure Investments

Maximize State Statutes and Policies

Toolbox pg. 178

Use Community and Regional Leadership to Create Good Comprehensive and Infrastructure Plans

Develop comprehensive community and regional plans

Align infrastructure funding and operation to implement the plans

Analyze current and future infrastructure and services expenses

Use Joint Economic and Community Development Boards

Toolbox pg. 179

Programming and Phasing Tools

Toolbox pg. 182

Develop Priority Funding Areas

Use “Fix it First” Policies

Concurrency requirements

Phasing plans for water and sewer

Asset management planning

Incentives for large integrated projects

Capital Improvement Programs

Financing / Investment Tools

Toolbox pg. 186

Use Asset Management and Capital Improvement Planning

Maximize state and federal Grant funding to implement comprehensive plans and meet community infrastructure needs

Establish Infrastructure Tax Credits

Integrate land use and transportation planning and funding

Decision Assisting Tools

Traffic Impact Analysis

Asset Management Programs

Cost of Community Services Studies

Planning for Natural Infrastructure through GreenPrint Studies

Toolbox pg. 188

Example: Develop and Implement Comprehensive Community Plans that Include Infrastructure Provisions

Toolbox pg. 180

Conclusion: Ensuring Our Region’s Economic Vitality through Quality Growth

Our Region’s Long-term Economic Competitiveness is predicated on Quality Communities, Quality Growth, and Sustainable Development

Support all Economic Sectors through Quality Growth

Guide Growth for Economic Development Readiness and Quality of Life

Develop and Follow Comprehensive Community and Regional Plans to Create Quality Growth and Sustainable Development

Make Possible a Range of Quality Design and Development

Use our Resources Wisely Work Collaboratively to

Create the Region that We All Desire

Develop and Follow Comprehensive Plans

Provide Resources to Create Comprehensive Community and Regional Plans

Update the Rules to Allow Quality Growth and Sustainable Development

Effectively Use Public and Private Funding to Implement Community and Regional Plans

Use Redevelopment Incentives to Catalyze Investment

Encourage Regional Planning Where Appropriate

Create Mechanisms to Continue Regional Collaboration

Cumberland Region Tomorrow511 Union St. Suite 1600

Nashville, TN 37219Office 615-986-2698Fax 615-986-2697

www.cumberlandregiontomorrow.org

Dr. Bridget Jones – Executive DirectorOffice 615-986-2699Email [email protected]

Dave Keiser – Program DirectorOffice 615-986-2698Email [email protected]

http://www.cumberlandregiontomorrow.org/

http://www.cumberlandregiontomorrow.org/

mailto:[email protected]

mailto:[email protected]

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