ADOPTED JANUARY 26, 2017 FRANKLIN ENVISION PRESERVING THE PAST, PLANNING THE FUTURE
RECORD OF AMENDMENTS ENVISION FRANKLIN ADOPTED JANUARY 26, 2017 BY THE FRANKLIN MUNICIPAL PLANNING COMMISSION RESOLUTION 2017-35 - JUNE 22, 2017 PLAN AMENDMENT TO ENVISION FRANKLIN FOR PROPERTIES LOCATED IN THE NEIGHBORHOOD MIXED USE DESIGN CONCEPT IN DOWNTOWN FRANKLIN ALONG THE HARPETH RIVERFRONT RESOLUTION 2017-82 - DEC. 14, 2017 A RESOLUTION BY THE FRANKLIN MUNICIPAL PLANNING COMMISSION TO ADOPT AN AMENDMENT TO THE ENVISION FRANKLIN DESIGN CONCEPTS MAP FOR MULTIPLE PROPERTIES LOCATED AT THE INTERSECTION OF HORTON LANE AND BOYD MILL AVENUE. RESOLUTION 2018-70 - SEPT. 27, 2018 A RESOLUTION TO ADOPT AN ENVISION FRANKLIN PLAN AMENDMENT FOR THE CITY-OWNED PROPERTY AT 403 AND 405 5TH AVENUE NORTH, KNOWN AS “THE HILL PROPERTY” TO CHANGE THE DESIGN CONCEPT FROM RECREATION TO MIXED RESIDENTIAL, WITH A SPECIAL CONSIDERATION FOR SECONDARY ACCESS OUTSIDE OF THE FLOODPLAIN FOR PUBLIC SAFETY PURPOSES. RESOLUTION 2018-68 - SEPT. 27, 2018 A RESOLUTION TO ADOPT AN ENVISION FRANKLIN PLAN AMENDMENT FOR THE PROPERTY LOCATED ON LEWISBURG PIKE WEST OF STREAM VALLEY KNOWN AS MAP 117 PARCEL 12.00 TO CHANGE THE DESIGN CONCEPT FROM SINGLE-FAMILY RESIDENTIAL TO CONSERVATION SUBDIVISION. RESOLUTION 2019-116 - DEC. 12, 2019 A RESOLUTION TO ADOPT AN ENVISION FRANKLIN PLAN AMENDMENT FOR THE PROPERTIES LOCATED ON OAK MEADOW DRIVE EAST OF SOUTH ROYAL OAKS BOULEVARD, KNOWN AS MAP 079 PARCELS 10120 AND 08800 TO CHANGE THE DESIGN CONCEPT FROM NEIGHBORHOOD COMMERCIAL AND REGIONAL COMMERCIAL TO NEIGHBORHOOD MIXED-USE RESOLUTION 2020-17 - JUNE 25, 2020 A RESOLUTION BY THE FRANKLIN MUNICIPAL PLANNING COMMISSION TO ADOPT A CLEAN UP AMENDMENT TO THE ENVISION FRANKLIN DESIGN CONCEPTS MAP FOR THE CHADWELL TRACT OF THE BERRY FARMS PUD SUBDIVISION, TO CORRECT THE NORTHEASTERN URBAN GROWTH BOUNDARY LINE AND TO PROVIDE A GENERAL UPDATE TO THE CORRIDOR CHARACTER MAP. RESOLUTION 2020-18 - JUNE 25, 2020 A RESOLUTION TO ADOPT AN ENVISION FRANKLIN PLAN AMENDMENT FOR 26 PARCELS, GENERALLY LOCATED EAST OF I-65 AND SOUTH OF LONG LANE ALONG PEYTONSVILLE ROAD AND PRATT LANE, IN THE GOOSE CREEK AREA, TO GIVE THEM DESIGN CONCEPTS AND SPECIAL CONSIDERATIONS. RESOLUTION 2020-19 - JUNE 25, 2020 A RESOLUTION BY THE FRANKLIN MUNICIPAL PLANNING COMMISSION TO ADOPT AN AMENDMENT TO ENVISION FRANKLIN TO REDUCE THE LOT WIDTH AND LOT SIZE MINIMUMS WHILE ALLOWING A PERCENTAGE TO BE ON NARROWER LOTS FOR ALLEY-LOADED SINGLE-FAMILY DWELLINGS IN THE CONSERVATION SUBDIVISION, MIXED RESIDENTIAL, AND SINGLE-FAMILY RESIDENTIAL DESIGN CONCEPTS.
ENVISION FRANKLIN 3 RESOLUTION 2020-77 - JUNE 25, 2020 A RESOLUTION TO ADOPT AN ENVISION FRANKLIN PLAN AMENDMENT TO AMEND THE “LIBERTY PIKE/ EDDY LANE” SPECIAL CONSIDERATION FOR THE INDUSTRIAL FLEX DESIGN CONCEPT RESOLUTION 2020-79 - JUNE 25, 2020 A RESOLUTION TO ADOPT AN ENVISION FRANKLIN PLAN AMENDMENT FOR THE PROPERTIES LOCATED AT OR ADJACENT TO 1190 LEWISBURG PIKE, KNOWN AS MAP 106 PARCEL 00800 AND MAP 105 PARCEL 02801, TO CHANGE THE DESIGN CONCEPT FROM LARGE-LOT RESIDENTIAL TO SINGLE-FAMILY RESIDENTIAL. RESOLUTION 2020-223 - DEC. 10, 2020 A RESOLUTION TO ADOPT AN ENVISION FRANKLIN PLAN AMENDMENT FOR A PARCEL LOCATED AT 532 FRANKLIN ROAD, KNOWN AS MAP 053 PARCEL 06000, TO CHANGE THE DESIGN CONCEPTS MAP FROM LARGE LOT RESIDENTIAL TO OFFICE RESIDENTIAL. RESOLUTION 2020-224 - DEC. 10, 2020 A RESOLUTION TO ADOPT AN ENVISION FRANKLIN PLAN AMENDMENT TO AMEND THE “BOYD MILL AVENUE, MAGNOLIA HALL HISTORIC ESTATE” SPECIAL CONSIDERATION FOR THE CONSERVATION SUBDIVISION DESIGN CONCEPT. RESOLUTION 2021-104 - JUNE 24, 2021 A RESOLUTION TO ADOPT AN ENVISION FRANKLIN PLAN AMENDMENT FOR A PORTION OF THE PROPERTY LOCATED AT 1740 NEW HWY 96 W TO AMEND THE SOUTHEAST PORTION OF THE PROPERTY FROM THE CONSERVATION SUBDIVISION DESIGN CONCEPT TO THE NEIGHBORHOOD MIXED-USE DESIGN CONCEPT AND CREATE NEW SPECIAL CONSIDERATIONS. RESOLUTION 2023-09 – MAR. 23, 2023 A RESOLUTION TO ADOPT AN ENVISION FRANKLIN PLAN AMENDMENT TO ESTABLISH A “PROPERTIES SOUTH OF LIBERTY PIKE & WEST OF DANIELS DRIVE, EAST OF THE TRUETT HOUSE” SPECIAL CONSIDERATION FOR THE MULTIFAMILY RESIDENTIAL DESIGN CONCEPT.
ACKNOWLEDGMENTS BOARD OF MAYOR AND ALDERMEN Dr. Ken Moore, Mayor Beverly Burger, Ward 1 Dana McLendon, Ward 2 Michael Skinner, Ward 3 Margaret Martin, Ward 4 Clyde Barnhill, At-Large Brandy Blanton, At-Large Pearl Bransford, At-Large Ann Petersen, At-Large FRANKLIN MUNICIPAL PLANNING COMMISSION Mike Hathaway, Chair Roger Lindsey, Vice Chair Marcia Allen Jimmy Franks Lisa Gregory Scott Harrison Alma McLemore Michael Orr Ann Petersen, Alderman DEPARTMENT OF PLANNING AND SUSTAINABILITY Bob Martin, Interim Planning Director, Retired July 2016 Emily Hunter, Planning Director Kelly Dannenfelser Andrew Orr Annette Whitehurst Amy Diaz-Barriga Brad Baumgartner Joey Bryan Susan Coleman Joshua King Paula Kortas Larry Mizell Amanda Rose James Svoboda Brenda Woods PREPARED BY Envision Franklin, The City of Franklin’s Land Use Plan, would not have been possible without the contributions, feedback, and expertise of the City of Franklin leadership and staff. A special thank you also goes to the many residents who generously devoted their time and thoughts to the planning process in the hopes of building a stronger and more vibrant Franklin.
ENVISION FRANKLIN 5 CONTENTS INTRODUCTION 6 VISION & GUIDING PRINCIPLES 13 DESIGN CONCEPTS 24 LAND USES AND BUILDING FORMS 101 IMPLEMENTATION 107 PROCESS AND OUTREACH 112 APPENDIX 118
ROLE OF THE PLAN 7 MAJOR OBJECTIVES 7 PLANNING AREA 9 HISTORIC TRENDS 9 PLAN ELEMENTS 12 INTRODUCTION
Introduction | ENVISION FRANKLIN 7 ROLE OF THE PLAN Envision Franklin articulates the long-term vision of the kind of places that Franklin’s residents, businesses, and institutions want for their future. The Plan provides policies that reinforce this collective vision by directing future development in a way that strengthens the City and creates exceptional places for people. The Plan sets forth a framework that provides support in making land-use decisions, managing the quality of development, determining the timing and location of future growth, and directing investment and development activity. It is meant to be a dynamic tool that responds to changes and is updated periodically. The Tennessee Code Annotated Section 13-4-201 allows the City to create a general plan for physical development. According to law, the general plan must contain the following elements: (1) recommendations for the physical development of the area of the municipal planning jurisdictions; and (2) Identification of areas where there are inadequate or nonexistent publicly or privately owned and maintained services and facilities when the Planning Commission has determined the services are necessary in order for development to occur. The Plan should work in partnership with the Connect Franklin, the Parks Master Plan, the Capital Improvements Plan, the Integrated Water Resources Plan, and other City planning documents. Each are components of an interconnected, comprehensive approach to guiding the future of the City. MAJOR OBJECTIVES • Create exceptional places for people through design of new development, building form, uses, setbacks, activated streets, and pedestrian focus. • Direct higher intensity and taller buildings toward I-65 where infrastructure can support a thriving regional economy comprised of a balanced mix of regional office, commercial, and multifamily residential uses. • While intensity is promoted in areas with supportive infrastructure, the emphasis in historic areas is to preserve the established character and ensure contextually compatible infill development. • Strategically locate neighborhood commercial and mixed use nodes to serve surrounding residential neighborhoods and help reduce traffic and trip length. • Emphasize active transportation for both destinations and recreation by connecting land uses through multiuse paths, sidewalks, and trails. • Protect Franklin’s natural beauty along its edges by preserving scenic corridors and viewsheds. “THE PLAN PROVIDES POLICIES THAT REINFORCE THIS COLLECTIVE VISION BY DIRECTING FUTURE DEVELOPMENT IN A WAY THAT STRENGTHENS THE CITY AND CREATES EXCEPTIONAL PLACES FOR PEOPLE.”
8 ENVISION FRANKLIN | Introduction CITY AND URBAN GROWTH BOUNDARY MAP FIGURE 1.1: CITY AND URBAN GROWTH BOUNDARY 6-25-2020
Introduction | ENVISION FRANKLIN 9 PLANNING AREA The City of Franklin municipal limits encompass an area of approximately 41 square miles, with an estimated population in 2015 of 73,000 (City of Franklin Planning & Sustainability Department). The planning area for this Plan includes the State-mandated Urban Growth Boundary (UGB), which includes an additional 34 square miles of land area surrounding the City. See Figure 1.1. Franklin is part of the Nashville-DavidsonMurfreesboro-Franklin, TN Metropolitan Statistical Area. HISTORIC TRENDS Founded in 1799 as the seat of Williamson County, the City of Franklin existed as a distinct community connected to, but separate from, the rest of Tennessee. It was a small city surrounded by agricultural land and rolling hills, connected to surrounding regions by a transportation and communication network. Franklin has a long and proud history with deeply rooted cultural, educational, governmental, and social institutions that have evolved over time. The City understands the critical importance of a strong community and its dedicated people, which have helped Franklin survive and prosper through many challenges and opportunities during its history. The City was a stable community that prospered but did not grow much for the first 150 years. Then, as national trends toward suburbanization began in the mid-20th Century, Franklin began to experience change in both population and land area. See Figure 1.3. In 1950, the population was 5,475 and by 1980 the population had grown to 12,407 (U.S. Census). While the growth more than doubled over those 30 years, it was only a preview to the explosive change that would occur in the next 30 years. Between 1980 and 2010, the population of Franklin more than quadrupled, to 62,487 (U.S. Census). Similarly, Franklin grew from two square miles in the early 1960s to 41 square miles by 2010. “BETWEEN 1980 AND 2010, THE POPULATION OF FRANKLIN MORE THAN QUADRUPLED, TO 62,487.”
10 ENVISION FRANKLIN | Introduction FIGURE 1.2: EXISTING LAND USE MAP Legend Vacant Agriculture Recreation/Open Space Residential Estate Residential Single Family Residential Duplex Residential Multifamily Mixed Residential Office Commercial Retail Mixed Nonresidential Mixed Use Civic/Institutional Utilities Industrial Parcels Harpeth River City Limits Urban Growth Boundary EXISTING LAND USE MAP NORTH Map Not to Scale 6-25-2020
Introduction | ENVISION FRANKLIN 11 Franklin has become the seventh largest city in Tennessee and a key residential and economic generator for the Nashville region. This rapid growth has had significant impacts on land uses and the transportation system. See Figure 1.2. Growth brings positive impacts such as economic opportunity and prosperity; it can also impact quality of life due to increased traffic and loss of natural amenities and open spaces. While opinions are mixed on the rate of growth, major change is expected to continue. Projections indicate, that by 2040, approximately 133,650 people will live in the Franklin UGB, with employment at 126,700 jobs, which would be about a 50-percent increase from 2015. See Figure 1.4 and Appendix A. It is a central community value that Franklin continues to be an authentic, thriving city with a combination of neighborhoods, commerce and employment centers, and natural amenities and open spaces. Franklin values its cherished historic resources and its flourishing economic growth. Both support each other and are vital to the overall health of the city. The Plan illustrates the vision for the community as it makes a myriad of decisions to guide the future of the City. “FRANKLIN CONTINUES TO BE AN AUTHENTIC, THRIVING CITY WITH A COMBINATION OF NEIGHBORHOODS, COMMERCE AND EMPLOYMENT CENTERS, AND NATURAL AMENITIES AND OPEN SPACES.” FIGURE 1.3: CITY OF FRANKLIN HISTORIC POPULATION CHART - 10,000 20,000 30,000 40,000 50,000 60,000 70,000 1950 1960 1970 1980 1990 2000 2010 2014 Population Year FIGURE 1.4: POPULATION AND EMPLOYMENT PROJECTION SUMMARY Year Population Employment 2013 84,263 81,661 2015 87,921 84,995 2020 97,066 93,329 2030 115,357 109,998 2040 133,647 126,667 Note: Figures represent City of Franklin and UGB area.
12 ENVISION FRANKLIN | Introduction PLAN ELEMENTS Each part of this Plan has a role to play. Some parts are broad and visionary, while others are specific and detailed. Each part of the plan can only be understood when working together with the rest of the Plan. Vision and Guiding Principles The guiding principles define the inspirational long-term goals for creating exceptional places for citizens while preserving the City’s unique identity and character. The principles will serve as a clear guide for future decision making and they are organized around eight topics: Managed Growth, Economic Vitality, Vibrant Neighborhoods, Historic Preservation, Natural Beauty, Exceptional Design, Connected Community, and Context-Responsive Infill. Design Concepts The design concepts are the keystones to this Plan and promote high-quality design while allowing land-use flexibility. Each design concept is mapped with desired land uses, building form, site design, transportation, and special considerations (related to a particular location). Along with the Guiding Principles, the design concepts provide general guidelines to be followed in the development design and review process. Land Uses and Building Forms Ranges of land uses and building forms are identified within each design concept. Implementation This section provides direction on turning the vision into reality through development decisions, policy-based decisions, land regulation tools, and coordination and partnerships. The process and considerations for Plan updates and amendments are outlined. Process and Outreach This section summarizes the overall planning process, including the development suitability analysis, infill study, and identification of key issues facing the City. A significant component of the process was community engagement, which was undertaken through stakeholder interviews, a public workshop series, an infill working group, and social media. “THE VISION DEFINES THE INSPIRATIONAL LONG-TERM GOALS THAT WILL SERVE AS A CLEAR GUIDE FOR FUTURE DECISION MAKING.”
VISION 14 OVERVIEW OF GUIDING PRINCIPLES 14 MANAGED GROWTH 15 ECONOMIC VITALITY 16 VIBRANT NEIGHBORHOODS 17 HISTORIC PRESERVATION 18 NATURAL BEAUTY 19 EXCEPTIONAL DESIGN 20 EXCEPTIONAL DESIGN 21 CONNECTED COMMUNITY 22 CONTEXT-RESPONSIVE INFILL 23 VISION & GUIDING PRINCIPLES
14 ENVISION FRANKLIN | Vision & Guiding Principles VISION Franklin will be a connected community of vibrant neighborhoods anchored by its historic downtown. The City seeks to strategically manage growth while preserving historic resources and natural beauty. Exceptionally designed places will enhance Franklin’s distinctive character and foster continued economic vitality. OVERVIEW OF GUIDING PRINCIPLES The guiding principles are long-term statements of direction for the City to advance the quality of development. The principles further define the vision and reflect the desired planning practices and respectful use of land and resources. The guiding principles are organized around eight themes: 1. Managed Growth 2. Economic Vitality 3. Vibrant Neighborhoods 4. Historic Preservation 5. Natural Beauty 6. Exceptional Design 7. Connected Community 8. Context-Responsive Infill “THESE PRINCIPLES FURTHER DEFINE THE VISION AND REFLECT THE DESIRED PLANNING PRACTICES AND RESPECTFUL USE OF LAND AND RESOURCES.”
Vision & Guiding Principles | ENVISION FRANKLIN 15 THE CITY SEEKS RESPONSIBLE AND PURPOSEFUL GROWTH THAT ENHANCES QUALITY OF LIFE, PROVIDES A DYNAMIC MIX OF LAND USES, AND PRESERVES ITS SCENIC BEAUTY. A. Strategic growth is encouraged in locations supported by existing City infrastructure and services or where they are planned to be provided in an efficient and orderly manner. The extension of infrastructure and public services should be used as a tool that strategically directs where growth should take place, not as a reactive response to development. B. Regional commercial and employment centers should be focused along regional transportation facilities and at intersections of arterial streets. These areas should have a more compact land-use pattern to support the efficient use of resources and alternative transportation. C. Land-use policies, infrastructure improvements, and community facility investments should be coordinated to maximize efficiency and public benefit while minimizing negative impacts of growth. D. Annexation within the UGB should be approached in a comprehensive manner that promotes contiguity and orderly growth, efficient delivery of municipal services, and proactive planning for future development. E. Franklin should coordinate with Brentwood, Thompson’s Station, Spring Hill, Williamson County, and the Nashville Area MPO to manage the quality and density of growth along the City/UGB boundaries. MANAGED GROWTH
16 ENVISION FRANKLIN | Vision & Guiding Principles A. The City will foster technology-related businesses, corporate offices, and other businesses with low environmental impacts. Small businesses and incubator spaces are also encouraged to strengthen overall economic health. B. Franklin should advance its diverse employment base through exceptional public-school and higher education opportunities for continued success as a healthy, prosperous city. C. Tourism is a growing part of the economy, and the City’s historic identity should be promoted as an economic asset for businesses, residents, and visitors. D. Workforce housing fosters a diverse employment base necessary for continued economic vitality. A range of housing options and price points are encouraged to support both employees and the local economy. ECONOMIC VITALITY FRANKLIN AIMS TO RETAIN AND SUPPORT THE GROWTH OF EXISTING BUSINESSES, TO ATTRACT NEW BUSINESSES, AND TO STIMULATE A CLIMATE FOR ENTREPRENEURIAL VENTURES AND INVESTMENT.
Vision & Guiding Principles | ENVISION FRANKLIN 17 A. Neighborhoods should have a strong identity with intentional design and architectural features that are visually interesting. They will be beautiful places for multiple generations to enjoy, fostering community involvement and social activities, while maintaining a secure environment. B. Vibrant neighborhoods are essential to the overall health of the community and should include a range of housing options and price points (both for rent and for sale) interspersed within neighborhoods across the City. A variety of lot sizes is encouraged. While larger lots provide individual back yard open space, smaller lots should be within walking distance to neighborhood pocket parks and tot lots. C. Neighborhoods should have a pedestrian-friendly design that makes walking and biking pleasurable along streets and open spaces. Sidewalks, multi-use paths, and street trees will continue to be a cornerstone of neighborhoods and should be increased at every opportunity. D. Neighborhoods should be connected to convenient amenities and services, including neighborhood gathering places with commercial services, restaurants, outdoor dining, coffee shops, and corner stores. Integrating and mixing land uses with pedestrianoriented, traditional building form is encouraged, while conventional strip centers are discouraged. E. Intensification and retrofitting of existing commercial areas and their surface parking lots with pedestrianoriented retail and residential infill is encouraged. This will create more vibrant and inviting mixed-use centers, reduce auto dependence, and boost long-term economic health. F. Infill development should be used to re-establish the pedestrian scale and activity along automobile-oriented corridors. This includes moving parking areas to the side or rear of buildings, shallow setbacks, incorporating pedestrian-scale signage and lighting, orienting the main building entrances to the street-side sidewalk, and designing buildings with windows that allow for views into the business. G. The redevelopment of properties is encouraged on vacant lots that create “gaps” in the urban fabric and detract from the character of the street. Adaptive reuse of older, interesting buildings is encouraged to maintain the authenticity of Franklin and to tell its story over time. H. Civic, institutional, and community facilities should be located in prominent locations that are well designed, compatible with the surroundings, accessible to all citizens, and meet the needs of each neighborhood. VIBRANT NEIGHBORHOODS THE CITY STRIVES TO CREATE INVITING NEIGHBORHOODS WITH MEMORABLE CHARACTER THROUGH A BALANCED MIX OF DWELLINGS, PARKS AND OPEN SPACES, CIVIC BUILDINGS, SHOPS, AND WORKPLACES.
18 ENVISION FRANKLIN | Vision & Guiding Principles A. The preservation of historic resources is of paramount importance to protecting Franklin’s heritage and cultural identity. Historic resources and cultural amenities, including structures, neighborhoods, districts, landmarks, landscapes, cemeteries, streetscapes, and archaeological sites, should be identified, preserved, and protected. Preservation of these buildings and resources is environmentally responsible, further develops an economy for heritage tourism, creates jobs, and boosts property values. B. The scale and character of historic neighborhoods must be protected through context-sensitive infill development. New buildings should relate to and strengthen the core characteristics of the neighborhood while mitigating adverse impacts on adjacent properties through thoughtful site design. C. The preservation and rehabilitation of structures is generally encouraged, favoring building additions or adaptive re-use over demolition and replacement in historic areas. D. Historic estates contribute greatly to Franklin’s community character. The integrity of these historic properties, with their distinctive homes, outbuildings, and general aspects of their settings, should be preserved. Large front yards reinforce the prominence of these estates and should be preserved to respect their viewsheds. HISTORIC PRESERVATION HISTORIC FRANKLIN IS THE CHERISHED CENTER OF THE CITY AND WILL CONTINUE TO BE PROTECTED USING HISTORIC PRESERVATION TOOLS AND ENHANCED THROUGH TRADITIONAL DEVELOPMENT AND CONTEXTUAL ARCHITECTURE.
Vision & Guiding Principles | ENVISION FRANKLIN 19 A. Scenic viewsheds and vistas should be preserved as amenities. These scenic resources include rolling hills, rural landscapes, Century Farms, rural corridors, floodplain, and forested areas. B. Every opportunity should be taken to expand the public space along the Harpeth River, tributaries and streams through community open spaces, trails, viewing points, and canoe accesses. C. The Harpeth River and its tributaries should be protected through significant riparian buffers. Streambank restoration is encouraged to provide wildlife habitat, slow stormwater runoff, improve air quality, reduce soil erosion, and reduce flooding. D. Development should be restricted on hilltops, hillsides, and steep slopes. Mass grading is discouraged, and site disturbance should be minimized so that natural topography and landforms are incorporated into site design. E. Established forested areas, existing tree canopies, specimen trees, and riparian buffers help to absorb air pollution, reduce glare, heat, and noise, and enhance the quality of life through health and recreational benefits. These resources should be preserved through careful site design. Clear cutting is discouraged. NATURAL BEAUTY FRANKLIN’S NATURAL FEATURES ARE IRREPLACEABLE ASSETS OF GREAT VALUE, AND THEY WILL BE PROTECTED WITH PLANNING AND CONSERVATION TOOLS AND CELEBRATED THROUGH CAREFUL SITE DESIGN.
20 ENVISION FRANKLIN | Vision & Guiding Principles EXCEPTIONAL DESIGN BUILDINGS A. Buildings contribute to the fabric of the City, and they should reflect distinctive architectural style and high-quality materials that are unique to Franklin. Anywhere-architecture is not acceptable. B. The front building facade of principal buildings should be oriented toward the street. Buildings should activate the street by creating an inviting pedestrian experience. Architectural elements should add visual interest at a human scale. Long, blank walls are discouraged. C. Buildings at intersections should have a similar level of architectural detail for the side elevation as the front elevation. Distinctive architectural features that define the corner are encouraged. Buildings at the end of a street should be a visual terminus; architectural features should reflect the prominence of their location. D. Parking should be secondary to the building and its relationship to the street. Generally, parking should be located behind the building, under the building, or in parking structures behind active ground-floor uses that activate the street. On-street parking should be encouraged. Views from the street should not be of parking lots. E. Sustainable building practices and site design should be encouraged in new development and redevelopment by building up and not out. Energyefficiency strategies, on-site renewable-energy generation, green infrastructure, and low-impact development techniques should be encouraged. PUBLIC REALM F. Franklin should have great streets that create a vibrant public realm by using pedestrian-friendly design, street furnishings, lighting, street trees, and other plantings. Street-facing retail, outdoor dining areas, public art, and other elements are encouraged to further enhance the attractiveness and energy of the street. G. Squares, plazas, and formal open spaces should be prominent and engaging public gathering spaces. These spaces should be well-defined focal points, visible from streets, and framed by buildings, not parking lots, to create points of interest that are compelling places for citizens. Public art, water features, or other points of interest are encouraged. H. Passive open spaces should be thoughtfully designed around natural features, to highlight these amenities, while providing convenient public access for use and enjoyment, as well as connectivity to other open spaces. HIGH-QUALITY DESIGN OF BUILDINGS, PUBLIC SPACES, STREETS, PEDESTRIAN FACILITIES, AND LANDSCAPING WILL WORK TOGETHER TO ENHANCE THE PUBLIC REALM AND CREATE EXCEPTIONAL PLACES FOR PEOPLE.
Vision & Guiding Principles | ENVISION FRANKLIN 21 SITE DESIGN I. Development and redevelopment should be master planned, meaning the site should be planned for the long-range development of larger areas surrounding the individual site as a coordinated unit. Compatibility with surrounding areas, design, infrastructure and service delivery, access and circulation for vehicles and pedestrians, buildable areas and buildings, and transitions between incompatible uses should all be considered in the design process. J. Site design should be centered on solid design principles, the creative articulation of space, and close attention to detail. Coordinated connectivity, building design and orientation, architecture, parking placement, and landscaping should all contribute to the creation of exceptional places. EXCEPTIONAL DESIGN K. Integrating and mixing land uses with pedestrian-scale building forms and community gathering spaces are encouraged. Wide, tree-lined sidewalks and well-designed street network should provide the foundation for connectivity between these uses. L. Context-sensitive design and architecture are important elements that vary throughout the city. Size, scale, setbacks, materials, the rhythm of the street, and context should be considered as part of the design process. M. Project design should carefully address the potential undesirable impacts on existing uses, including traffic, parking, circulation, safety issues, light and glare, noise, and other environmental concerns.
22 ENVISION FRANKLIN | Vision & Guiding Principles A. New development and redevelopment should contribute to a convenient and functional multi-modal transportation system by providing accessible street and pedestrian connections on all sides, integrating bicycle or multi-use paths, and incorporating transit provisions. B. When a new development is proposed adjacent to an existing street stub, the new development must connect to it to improve the overall street network connectivity. C. Key destinations, such as shopping areas, employment centers, and schools, should be located and planned in such a way that walking, bicycling, and riding public transit to these destinations are viable options. D. Greenway corridors and interconnected open-space networks, especially along the Harpeth River, should be expanded and enhanced as vital community amenities. Sidewalks and multi-use paths connecting neighborhoods, open spaces, parks, and greenways are encouraged to provide access to passive and active recreation and to support healthy and active lifestyles. E. Key routes into Franklin should use public improvements, such as signage, lighting, and decorative structures and landscapes, to create gateway entrances into the City to showcase community character and quality design. F. The character of new streets and their associated elements should reflect the desired character and design of the development and contribute to its sense of place. CONNECTED COMMUNITY FRANKLIN VALUES A WELL-DESIGNED, EFFECTIVE, CONVENIENT, AND ACTIVE TRANSPORTATION NETWORK THAT CONNECTS RESIDENTIAL NEIGHBORHOODS, PARKS, SCHOOLS, EMPLOYMENT CENTERS, SHOPPING AREA, AND DOWNTOWN. THIS WILL BE ACHIEVED THROUGH A COMPLETE SYSTEM OF STREETS, BICYCLE AND PEDESTRIAN ROUTES, AND TRANSIT, NOT ONLY WITHIN THE CITY, BUT ALSO TO THE GREATER METROPOLITAN REGION.
Vision & Guiding Principles | ENVISION FRANKLIN 23 CONTEXT-RESPONSIVE INFILL A. Infill development in established areas should be compatible with the surrounding context and respect the City’s unique historic character. This will be achieved by design that complements the fundamental neighborhood patterns and does not overwhelm or detract from existing buildings. See Appendix E. B. Infill design should respect the block’s existing lot widths, building forms and orientation, height and scale, siting, the rhythm of development along the street, front setbacks, and backyard patterns. The edges of an infill development should blend into adjacent neighborhoods or downtown without buffers. C. Residential teardowns, especially when combining two or more lots, for the purpose of infill development of a different scale is discouraged because it can erode the character of established neighborhoods. D. The trend is rising for tearing down smaller single-family dwellings within established neighborhoods and rebuilding larger, modern-scale dwellings on the same lot. These new structures should relate to and strengthen the core characteristics of the neighborhood, while mitigating adverse impacts on adjacent dwellings. Retaining the existing front facade and adding onto the dwelling in the rear are encouraged over complete tear-downs. E. In certain areas, infill should foster transition in neighborhood form where change is expected or where enhancement of community character is desired. See Appendix E. INFILL DEVELOPMENT SHOULD COMPLEMENT ITS SURROUNDINGS, BE SUSTAINABLE AND RESPECTFUL OF THE ENVIRONMENT, AND ENHANCE THE QUALITY OF LIFE AND THE ECONOMIC HEALTH OF THE COMMUNITY.
DESIGN CONCEPTS OVERVIEW 25 COMPACT RESIDENTIAL 28 CONSERVATION 32 CONSERVATION SUBDIVISION 34 DEVELOPMENT RESERVE 40 FIFTH AVENUE NORTH 41 HISTORIC RESIDENTIAL 44 INDUSTRIAL FLEX 47 LARGE-LOT RESIDENTIAL 50 MAIN STREET 54 MIXED RESIDENTIAL 58 MULTIFAMILY RESIDENTIAL 64 NEIGHBORHOOD COMMERCIAL 68 NEIGHBORHOOD MIXED-USE 72 OFFICE RESIDENTIAL 85 RECREATION 88 REGIONAL COMMERCE 91 SINGLE FAMILY RESIDENTIAL 97
Design Concepts | ENVISION FRANKLIN 25 “THE DESIGN CONCEPTS ARE FOUNDED ON THE PRINCIPLE THAT WELLDESIGNED PLACES ARE ESSENTIAL TO PROTECTING AND ENHANCING COMMUNITY CHARACTER AND IMPROVING THE OVERALL LIVABILITY OF THE CITY OF FRANKLIN.” OVERVIEW The vision and guiding principles establish the overall direction and principal themes of this Plan. The framework established to implement the vision and guiding principles are the design concepts. The design concepts are founded on the principle that well-designed places are essential to protecting and enhancing community character and improving overall livability. The design concepts establish a series of design templates based on location that set forth the way different land uses can be developed and mixed relative to each other. Each concept lists primary land uses or building forms, and, in many cases, these are encouraged to be mixed. Secondary uses or building forms are also identified, but these should be in a supporting or limited capacity. The design concepts include recommendations on building form (height, placement, and character), site design (landscape, amenities, access, and parking), and transportation (vehicular, bicycle and pedestrian, and transit). Finally, each design concept includes a set of precedent images that graphically describe the intent of the concept. Many of the design concepts include an additional set of recommendations under the heading “Special Considerations.” These recommendations relate to specific neighborhoods, segments of key corridors, design at prominent intersections, or certain uses within the context of the design concept. In some instances, these special considerations are supported with additional character imagery and sub-area plans that depict preservation and infill development. The design concept recommendations reference the Connect Franklin and Parks Master Plan and are intended to work in partnership with these plans. Together, they provide guidance for the development design and review process. A Corridor Character Matrix that identifies appropriate elements of street design based on a design concept’s character or context has been included in Appendix F and is intended to link the policies of Connect Franklin, the Franklin Transportation and Street Technical Standards, and this Plan.
26 ENVISION FRANKLIN | Design Concepts §¨¦65 Murfreesboro Rd Hillsboro Rd Columbia Pike Carothers Pkwy Wilson Pike Franklin Rd Lewisburg Ave Goose Creek Bypass Moores Ln Mallory Ln Columbia Ave E McEwen Dr 5th Ave N Arno Rd Henpeck Ln Cotton Ln Downs Blvd North Chaperl Rd Eddy Ln Oak Meadow Dr Carlisle Ln Seaboard Ln Magnolia Dr 1st Ave S ¬«397 ¬«252 ¬«397 ¬«96 £¤31 §¨¦65 £¤31 £¤31 Pate Rd. Clovercroft Rd. Legend City Limits Harpeth River Urban Growth Boundary Parcels Design Concepts Development Reserve Recreation Conservation Conservation Subdivision Large-Lot Residential Historic Residential Compact Residential Single-Family Residential Office Residential Mixed Residential Multifamily Residential Fifth Avenue North Main Street Neighborhood Mixed-Use Neighborhood Commercial Regional Commerce Industrial Flex FIGURE 4.1: DESIGN CONCEPTS MAP 一伀刀吀䠀 䴀愀瀀 一漀琀 琀漀 匀挀愀氀攀 5-2022
Design Concepts | ENVISION FRANKLIN 27 W Main St Downs Blvd NewHwy 96 W Eddy Ln Columbia Ave Lewisburg Ave Adams St Battle Ave Fair St Natchez St BoydMill Ave Carnton Ln Del Rio Pike 3rd Ave N 5th Ave N Church St 11th Ave N Lancaster Dr Liberty Pike 4th Ave N Glass Ln Bush Dr 4th Ave S MurfreesboroRd Bridge St Strahl St SturbridgeDr Evans St Franklin Rd Kinnard Dr 3rd Ave S Oxford Dr 9th Ave N Everbright Ave GranburySt Fairground St Westfield Dr Figuers Dr Perkins Dr Magnolia Dr W Meade Blvd Avondale Dr 5th Ave S Gist St Sunset Dr N Petway St 1st Ave S Mount Hope St EMain St 2nd Ave N Park St Cannon St Hillsboro Rd Glass St ActonSt Edgewood Blvd BrookwoodAve Patrick Ave Daniels Dr CulbersonBlvd Eastern Flank Cir Vera Valley Rd MallardDr Alexander Dr Old Liberty Pike Roberts St 9thAve S Wilshire Dr Rucker Ave SpringSt Forrest St Petway St Cabot Dr BluegrassDr BrandonDr LucindaCt Rebecca Ct Glencoe Ct Cleburne St Ewingvi lleDr Jennings St Hill Dr GreenAcresDr E Fowlkes St Birchwood Cir Quail Ct Eddy Ct Millbank Ln Gloucester St MeadowlawnDr CarriagePark Dr Evelyn Ct Teil Dr ClairmonteDr KellyCt RedbudCt Bostick St DevrowCt Benelli Park Ct Berry Cir Thompson Aly 7th Ave N Legend Development Reserve Recreation Conservation Conservation Subdivision Large-Lot Residential Historic Residential Compact Residential Single-Family Residential Office Residential Mixed Residential Multifamily Residential Fifth Avenue North Main Street Neighborhood Mixed-Use Neighborhood Commercial Regional Commerce Industrial Flex Harpeth River Parcels FIGURE 4.2: DESIGN CONCEPTS MAP - DOWNTOWN DETAIL 6-25-2020 一伀刀吀䠀 䴀愀瀀 一漀琀 琀漀 匀挀愀氀攀
28 ENVISION FRANKLIN | Design Concepts The Compact Residential design concept contains only the Hard Bargain and Natchez Street historic neighborhoods. These walkable neighborhoods typically consist of low-scale cottages, small building footprints, small lots, and shallow setbacks. These established characteristics of the historically significant neighborhoods should be preserved. Infill and redevelopment should be contextually compatible and composed of primarily single-family cottages, with limited new duplexes, live-work units, and accessory dwellings. Local commercial may be appropriate at some intersections to serve the residents in the area. Adaptive reuse of historic structures is recommended over teardowns for new construction. COMPACT RESIDENTIAL “INFILL AND REDEVELOPMENT SHOULD BE CONTEXTUALLY COMPATIBLE AND COMPOSED OF PRIMARILY SINGLE-FAMILY COTTAGES.” DESIGN CREDIT: BRIAN WRIGHT, TPUDC
Design Concepts | ENVISION FRANKLIN 29 USES Primary Single-Family Residential Secondary Accessory Dwellings, Duplexes, Institutional, Live-Work Units, Local Commercial at intersections and where historically accurate, and Recreation FORM Building Placement Buildings and their main entrances should be oriented toward the street, and buildings should have shallow front, side, and rearyard setbacks. Double frontage, reverse frontage, and flag lots are discouraged. Bungalow-court designs, where several cottages front a common open space, are also appropriate. Building Character The historic identity of the area should be preserved through special attention to massing and scale of new development. New buildings should have a cottage building form designed to be compatible with the predominant character along the street and should be sensitive to nearby buildings. Accessory dwellings should fit in contextually to the principal dwelling. Building Height New buildings should appear to be within one-half story of the average building height of existing structures along the same block face. In no case should the building height exceed two stories. New two-story dwellings should not detract or overwhelm the existing historic structures. Lot Size Lot depths, sizes, and widths vary between streets, as well as along individual streets, and should be designed to ensure that new lots are appropriately sized for each street and to promote contextual compatibility. Minimum of 4,000 square feet SITE DESIGN Landscape Infill developments should have landscaping and street trees. Amenities Institutional uses and public parks serve as active and passive recreation and meet the open-space needs in this area. Bicycle and pedestrian connections to these locations should be enhanced and improved. Access Lots should be accessed from alleys or by driveways from the street. Streets should have multiple connections that allow for opportunities to walk to local destinations by a variety of routes. Streets should be designed for slower speeds to allow for mixing pedestrian and vehicular traffic. If there are existing street connections or stubouts adjacent to proposed developments, then those in the proposed developments should connect to the existing street network. If there are no existing street or stubout connections, then other locations should be identified in order to increase connectivity between developments. Parking On-street and off-street COMPACT RESIDENTIAL
30 ENVISION FRANKLIN | Design Concepts TRANSPORTATION Vehicular Vehicular connections should be provided through adjacent developments and connect to the existing street network. Infill development should provide an interconnected street and sidewalk network in a grid or modified grid pattern. New streets should be designed per the Corridor Character Matrix and Connect Franklin. Bicycle and Pedestrian New development should provide sidewalks, multi-use paths, and trails throughout its open spaces. They should connect to other conservation areas, paths, adjacent uses, and streets. These bicycle, pedestrian, and multi-use path connections should be designed and provided per the Corridor Character Matrix, Connect Franklin, Parks Master Plan, and this Plan. Transit Transit stops and/or stations should be provided along existing or planned routes. SPECIAL CONSIDERATIONS Hard Bargain Neighborhood The building footprints shown in Figure 4.3, in light gray, are existing dwellings that are expected to remain, some possibly benefiting from rehabilitation. The building footprints shown in dark gray are proposed new buildings, some being townhouses, others being mixed-use or live-work units, but most being single-family dwellings. The orange building footprints depict civic uses, such as churches, community centers, and museums; some are existing, and some are proposed. The extension of Johnson Alley continues the existing, organic pattern by which some dwellings already face the alley. Homeowners along Glass and Mt. Hope Streets will have the opportunity to build accessory dwellings with access from the extended alley (which would become a front lane), or perhaps some lots could be subdivided so that new dwellings could front on the alley-turned front lane. Lots smaller than 4,000 square feet may be appropriate. The basketball court, community gardens, opportunities for residents to operate neighborhood businesses, and the overall compatibility with existing dwellings contribute to the small-town character of the City. The plan improves efficiency of land use, reinforces the grid street network already established in the neighborhood, and adds a mix of uses within and adjacent to the original development of Hard Bargain. The plan foresees the future elimination of existing incompatible uses adjacent to Hard Bargain and establishes neighborhood retail and other compatible uses that will make it a more walkable community. 11th Avenue & Natchez Street A potential infill parcel is east of 11th Avenue, north of Natchez Street (see Appendix E). A single-family residential use is appropriate, such as with a bungalow-court design. Duplexes designed as single-family dwellings may also be appropriate. Institutional Uses Institutional uses may be appropriate if their locations do not negatively impact access, scale, and traffic of the surrounding area. These uses are encouraged to be located at major intersections of arterial and collector streets. The conversion of dwellings in existing residential areas for institutional uses is not appropriate. COMPACT RESIDENTIAL
Design Concepts | ENVISION FRANKLIN 31 FIGURE 4.3: CONCEPTUAL PLAN - HARD BARGAIN MASTER PLAN COMPACT RESIDENTIAL DESIGN CREDIT: W. BRIAN WRIGHT, TPUDC 2016
32 ENVISION FRANKLIN | Design Concepts The Conservation design concept contemplates as little development as possible in order to protect sensitive land and environmental features. These Conservation areas include cemeteries, floodplains, hillsides with steep slopes, hilltops, and some existing public-park properties. Conservation of floodplains, hillsides, and hilltops has an inherent long-term value. The preservation of floodplains has a direct public-safety purpose and helps to minimize property damage during periods of flooding. Disruption in any Conservation area should be limited to preserve the function, form, and character of the area. Because the Conservation design concept follows environmental features, the boundaries do not always align with parcel lines. Therefore, some properties may have the Conservation design concept and another design concept. It is intended that the majority of new development occur in the area where the second design concept applies. New development should be designed around conservation areas to highlight them as community amenities with pedestrian and bike systems that will connect the entire conservation design concept throughout the city. Pedestrian connections and trails are highly encouraged along the river, along stream corridors, and through scenic areas. Expanded connections to downtown and historic parks from surrounding residential areas are desired. CONSERVATION “CONSERVATION OF FLOODPLAINS, HILLSIDES, AND HILLTOPS HAS AN INHERENT LONGTERM VALUE.”
Design Concepts | ENVISION FRANKLIN 33 USES Primary Recreation Secondary N/A FORM Building Placement Development is limited to non-intrusive enhancements designed to provide public access. These are limited to access drives, parking areas, parks, shelters, trails or related uses upon a determination that the environmental integrity of the area can be protected. Building Character N/A Building Height N/A SITE DESIGN Landscape Preservation of existing features, including hilltops, hillsides, steep slopes, stream banks, riparian corridors, tree rows, forested areas, and specimen trees. Amenities Canoe launches, trails, shelters, etc. The Harpeth River is intended to have a public edge that is physically and visually accessible to the public through a greenway network that extends north to south along the river. The purpose is to provide environmental educational opportunities, points for passive recreation, small informal gatherings and scenic vistas. Selective clearing may be allowed to provide for these amenities. Access Internal streets should be designed and limited to minimize the impact on existing environmental features. Parking Parking may be provided, with limited impact to the conservation areas. TRANSPORTATION Vehicular New streets should be limited to essential connections and should be designed per the Corridor Character Matrix and Connect Franklin. Bicycle and Pedestrian A coordinated pedestrian system should be provided that will connect the entire conservation design concept throughout the city. New development should provide pedestrian connections and trails throughout its conservation areas. These trails should provide connections to other conservation areas and trails, adjacent uses/properties, and streets. Bicycle, multi-use path, and pedestrian connections should be designed and provided per the Corridor Character Matrix, Connect Franklin, the Parks Master Plan, and this Plan. Transit N/A CONSERVATION
34 ENVISION FRANKLIN | Design Concepts The Conservation Subdivision design concept supports primarily single-family residential development that clusters lots and infrastructure and sets aside a substantial amount of property as permanently protected open space in its natural state. New development should preserve a minimum of 50 percent open space, strategically targeted toward scenic vistas, greenways, pastures, trails, woodlands, or other uses that maintain scenic character, protect habitat value, and contribute to the quality of life for residents. These areas generally have higher quantities of environmental resources in rural areas or along the periphery of the City that are desired to be preserved. Less dense development, planned with large, contiguous tracts of open space to be retained in perpetuity, is expected in these locations. CONSERVATION SUBDIVISION “...OPEN SPACE SHOULD BE MASTER PLANNED IN LARGE, CONTIGUOUS TRACTS AND RETAINED IN PERPETUITY AS SCENIC VISTAS, GREENWAYS, PASTURES, TRAILS, WOODLANDS....”
Design Concepts | ENVISION FRANKLIN 35 USES Primary Single-Family Residential Secondary Big Houses, Duplexes, Farmstead Compound, Institutional, and Recreation FORM Building Placement Residential lots and infrastructure should be located to respect natural features and to maximize the proximity of lots to open space. Residential lots should be clustered to preserve a minimum of 50 percent of natural open space. Grading techniques that dramatically alter site vegetation and topography should be prohibited. Developments should use the natural, existing topography and minimize grading to the maximum extent practicable. Buildings and their main entrances should be oriented toward the street. Double frontage, reverse frontage, and flag lots are discouraged. Front-yard setbacks should be consistent along each block, but may vary between neighborhoods or between sections of neighborhoods. Side- and rear-yard setbacks of new buildings should be designed to maintain privacy for both new and existing neighboring properties. Building Character Architectural sensitivity for new developments should be observed. The style and architecture should draw from the character of the surrounding area and historically significant buildings. Detached garages and attached garages that face the side or rear are encouraged over attached, front-facing garages for single-family residential development. If attached, front-facing garages are proposed, the garage should be recessed from the front facade of the dwelling. Other dwelling types, such as big houses and duplexes, should have rear-entry garages. Building Height Maximum of two and one-half stories Lot Size Lots on the periphery of developments should be sized to be consistent with the existing lots of adjacent neighborhoods. Single-family lots with dwellings having attached garages that face the front, side, or rear should have a minimum width of 65 feet and a minimum lot size of 7,150 square feet. Single-family lots with dwellings having front-facing detached garages should have a minimum width of 50 feet and a minimum lot size of 5,500 square feet. Lots with single-family dwellings accessed by alleys should have a minimum lot width of 40 feet and a minimum lot size of 4,000 square feet. However, if infrastructure, drainage, and parking concerns are adequately addressed, up to 15% of the total number of residential units could be on narrower lots with a reduced minimum lot size as long as they are interspersed throughout the proposed development. CONSERVATION SUBDIVISION
36 ENVISION FRANKLIN | Design Concepts SITE DESIGN Landscape Fifty percent or more of developments should be preserved as permanent open space designed around existing natural features, such as hillsides and hilltops, riparian corridors, and tree rows. If the farmstead compound is used, a higher percentage of open space should be dedicated to offset the intensity of this use. Generally, 70% open space should be preserved. Common design elements, such as fieldstone walls and wood plank fencing, should be preserved and used along major thoroughfares to reflect Franklin’s community identity. Historic site features such as cemeteries, barns, accessory structures, and agriculturally related features should be preserved in their locations and context with careful site design around them to preserve the character of Franklin. Amenities Amenities, including multi-use paths, should be provided within the open space. Access Lots should be accessed from alleys or by driveways from the street. Streets should have multiple connections in order to provide a variety of routes. If there are existing street connections or stubouts adjacent to proposed developments, then those in the proposed developments should connect to the existing street network. If there are no existing street or stubout connections, then other locations should be identified in order to increase connectivity between developments. Parking Parking should be to the side and rear of buildings or on-street. TRANSPORTATION Vehicular Vehicular connections should be provided through adjacent developments and connect to the existing street network. New streets should be designed per the Corridor Character Matrix and Connect Franklin. Bicycle and Pedestrian New development should provide sidewalks, multi-use paths, and trails throughout its open spaces. They should connect to other conservation areas, paths, adjacent uses, and streets. These bicycle, pedestrian, and multi-use path connections should be designed and provided per the Corridor Character Matrix, Connect Franklin, Parks Master Plan, and this Plan. Transit Transit stops should be provided along existing or planned routes. SPECIAL CONSID. Boyd Mill Avenue, Magnolia Hall Historic Estate The historic home and the existing viewsheds of the property should be preserved. Limited clustered single-family infill may be appropriate if the historic estate and its setting are preserved. Proper integration and transition should be provided to the historic buildings, and the layout of the site should make the historic buildings the prominent features of the development. The Historic Zoning Commission should make a formal recommendation on any future development proposed for this site. Recommendations by the Historic Zoning Commission should be incorporated into the design of any future development on the site. New Hwy 96 West, Centennial Hall Historic Estate The historic home and its prominent front yard should be preserved. Limited clustered infill may be appropriate if designed to minimize obstruction of its viewshed. Columbia Pike, South of Mack Hatcher Parkway This scenic corridor should have deep setbacks of at least 250 feet for new development. Informal landscape design and rural features, such as stone walls, wood plank fencing, and informal tree plantings, should be utilized to sustain the scenic and rural quality of the area. CONSERVATION SUBDIVISION