Envision Franklin


ACKNOWLEDGMENTS BOARD OF MAYOR AND ALDERMEN Dr. Ken Moore, Mayor Beverly Burger, Ward 1 Matt Brown, Ward 2 Jason Potts, Ward 3 Patrick Baggett, Ward 4 Clyde Barnhill, At-Large Brandy Blanton, At-Large Greg Caesar, At-Large Ann Petersen, At-Large FRANKLIN MUNICIPAL PLANNING COMMISSION Roger Lindsey, Chair Michael Orr, Vice Chair Marcia Allen Jimmy Franks Scott Harrison Nick Mann Alma McLemore Jennifer Williamson Ann Petersen, Alderman DEPARTMENT OF PLANNING AND SUSTAINABILITY Emily Wright, Director Kelly Dannenfelser Andrew Orr Annette Dalrymple Eric Conner Teresa Anderson Jason Arnold Amy Diaz-Barriga Melodie Brady Joey Bryan Susan Coleman Emily Huffer Chelsea Randolph Ariella Stanford Photography Assistance From Stephen Price Consultant Assistance Provided 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 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.



Introduction | ENVISION FRANKLIN 5 BASIS IN STATE LAW The Tennessee Code Annotated Section 13-4-201 authorizes the City of Franklin to create a general plan for physical development. According to State 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 for development to occur. ROLE OF THE PLAN Envision Franklin serves as the City’s General Plan and provides guidance on the future growth and development of the community. The Plan 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 should strengthen the City and create exceptional places for people. The Plan lays the foundation for long range planning and zoning across the city through two major components. Guiding principles further describe the vision and the community desired planning outcomes. Design concepts provide specific land use and site design recommendations for future development and redevelopment. The Plan sets forth the framework that provides direction 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 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.

6 ENVISION FRANKLIN | Introduction FIGURE 1.1: CITY AND URBAN GROWTH BOUNDARY PLANNING AREA The City of Franklin municipal limits encompass an area of approximately 45 square miles. The planning area includes the state-mandated Urban Growth Boundary (UGB), which contains an additional 30 square miles of land area surrounding the City (see Figure 1.1). Franklin is part of the Nashville-Davidson-Murfreesboro-Franklin, TN Metropolitan Statistical Area.

Introduction | ENVISION FRANKLIN 7 HISTORIC TRENDS Founded in 1799 as the seat of Williamson County, Franklin existed as a distinct and rural community for most of its first 180 years. Franklin was a small city surrounded by agricultural land and rolling hills, connected to the surrounding region by a transportation and communication network, including the electric interurban railway that provided service from Downtown Franklin to Nashville from 1908 to 1942. The City was a stable community that prospered but experienced minimal growth and development. In fact, Williamson County had a higher population in 1850 than it did in 1960! 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). The era from the mid 1960s marked the beginning of changes for both the City and the County. The number of subdivision plat approvals and rezonings took a marked upturn. In Franklin, multifamily developments began to be approved and constructed in heretofore single family neighborhoods. In addition to annexations, commercial and industrial developments followed and the Murfreesboro Road Interstate 65 interchange was opened in 1969. During this time, Downtown Franklin was in a state of gradual decline as new retailers opened up outside of Downtown, which pulled commerce away from Main Street. Historic brick facades were covered up to modernize with aluminum siding. Historic windows were covered or painted over. Highway-oriented signage and lighting were installed along Main Street, while the infrastructure slowly crumbled. In 1967, a small group of citizens concerned about the demolition of historic buildings formed the Heritage Foundation with a mission to preserve the county’s historical resources and agrarian roots. In 1984, the Downtown Franklin Association was created to promote the continued viability of the central business district by working in partnership with property owners, business owners, preservationists, and the city and county governments. Both organizations were instrumental with leading the resurgence of Downtown Franklin. While the growth more than doubled over those 30 years from 1950 to 1980, it was only a preview to the explosive change that would occur in the next 40 years. Four catalytic projects set Franklin on a path of tremendous economic growth and prosperity. In 1985, the Saturn Plant in Spring Hill was announced. In 1991, the Main Street Streetscape Project was completed. Cool Springs 1994 1929 1980s

8 ENVISION FRANKLIN | Introduction Galleria, Franklin’s regional mall, opened that same year. Throughout the 1990s, additional hotel, office, retail, and residential uses followed. In 2005, Nissan Motor Corporation announced their plans to construct a nearly 500,000 square foot North American Headquarters along the newly constructed Carothers Parkway in Cool Springs. This paved the way for more corporate headquarter relocations that further bolstered Franklin’s economy. Since that time, the community has grown through many masterplanned developments that combine office, retail, and residential uses, including Eastworks, Franklin Park, McEwen Northside, and Ovation. At buildout, all of these developments will be regionally significant mixed-use developments that provide exceptional places for people to live, work, and play. Further south on I-65, anchored by the Berry Farms Town Center, major development is underway at the Goose Creek Bypass and I-65 interchange. While the I-65 corridor continues to buildout, great efforts have been made to preserve and enhance Downtown Franklin. With the success of the first streetscape project to Main Street and the Public Square, several other streetscape improvements have been completed including 3rd Ave North and its extension, now called Martin Luther King Jr Avenue, Columbia Avenue from Five Points to Fowlkes Street, Fifth Avenue/Hillsboro Road from Downtown to Mack Hatcher Parkway, and Franklin Road from 1st Avenue to Harpeth Industrial Court and more are planned. These projects represent significant capital investments in the heart of the community that upgrade infrastructure, improve pedestrian access and safety, beautify the public realm, and contribute towards economic vitality. Aside from Downtown Franklin and the I-65 corridor, Franklin is a city made up of many distinct and vibrant neighborhoods. Franklin has a long history of well designed communities. One early example is Charlton Green which gained approval in 1972 and is known for it’s meandering tree-lined streets and its abundance of mature canopy trees. Fieldstone Farms, approved in 1989, was one of Franklin’s first Planned Unit Developments (PUD) and includes 2,146 dwelling units, a commercial node, a fire station, and an elementary school all connected by a network Pre-Westhaven 2001 Westhaven 2023

Introduction | ENVISION FRANKLIN 9 FIGURE 1.3: CITY OF FRANKLIN PAST POPULATION GROWTH of sidewalks, multi-use trails, and pedestrian tunnels under Hillsboro Road and Fieldstone Parkway. Franklin was an early adopter of integrating local commercial uses with masterplanned neighborhoods and also of New Urbanism principles evidenced by the design of neighborhoods such as Willow Springs, Carlisle, and Westhaven. Westhaven, the City’s largest neighborhood by acreage and dwellings, exemplifies new urbanism design principles with its compact form, mix of land uses, distinctive architecture, pedestrian-oriented design, and use of transect zones. Today, Franklin has become the seventh largest city in Tennessee and a key residential and economic generator for the Nashville region. Notably, Franklin has been named within the top 20 places to live by Livability Magazine 2023, Top 10 Best Places to Retire by US-Money Magazine 2022, consistently receives a Triple A Bond rating from Standard & Poor’s and Moody’s, and was named an All America City by the National Civic League in 2020. As growth pressure has increased, so have the City’s design and development standards to ensure new development fits into the character of Franklin and also contributes towards the physical buildout of the city. While opinions are mixed on the rate of growth, major change is expected to continue. Projections indicate, that by 2040, approximately 128,089 people will live in the City of Franklin, with employment at 116,000 jobs. See Figure 1.4 and Appendix A for more specific demographic and employment information. As Franklin continues to grow, the city seeks to maintain its character as a community with historic resources, vibrant neighborhoods, neighborhood commercial nodes, employment centers, conservation areas, and open spaces. The City understands the critical importance of maintaining a strong sense of community and appreciates all of the dedicated people who have helped shape Franklin into the community that it is today. FIGURE 1.4: CITY OF FRANKLIN POPULATION AND EMPLOYMENT PROJECTION SUMMARY Year Population Employment 2010 62,487 51,736 2015 72,272 70,049 2020 83,454 81,000 2030 106,409 95,000 2040 128,089 116,000 Note: Figures represent City of Franklin and are based upon historical growth averages.


Introduction | ENVISION FRANKLIN 11 “THE VISION DEFINES THE INSPIRATIONAL LONG-TERM GOALS THAT WILL SERVE AS A CLEAR GUIDE FOR FUTURE DECISION MAKING.” PLAN ELEMENTS Each component 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 vision defines the inspirational long-term goals that will serve as a clear guide for future decision making. 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, mobility, 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. Definitions of Land Uses and Building Forms Land Uses and Building forms used in the Design Concepts section are identified, described, and defined in this section. 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 BOMA and FMPC interviews, community meetings, and an online survey.


Vision & Guiding Principles | ENVISION FRANKLIN 13 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. MAJOR GOALS • 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 commercial, hotel, institutional, residential, and office uses. • Preserve the established character of historic areas and ensure that infill development is compatible with the surrounding character. • Strategically locate neighborhood commercial and mixed use nodes to serve surrounding residential neighborhoods and help reduce traffic and trip length. • Provide a variety of housing options for citizens in every stage of life. • Emphasize active transportation for both destinations and recreation by connecting land uses through multi-use paths, sidewalks, and trails. • Protect Franklin’s natural beauty by preserving scenic corridors and viewsheds.

14 ENVISION FRANKLIN | Vision & Guiding Principles 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 nine themes: 1. Managed Growth - The City seeks responsible and purposeful growth that enhances quality of life, provides a dynamic mix of land uses, and preserves its scenic beauty. 2. 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. 3. Vibrant Neighborhoods - The City strives to create inviting neighborhoods with memorable character through a balanced mix of compatible uses for all people in every stage of life. 4. Housing Choices - There are many challenges that must be addressed to achieve the principles outlined in this Guiding Principle and it will take the coordination of many dedicated stakeholders working together. A variety of housing choices for residents in every stage of life should be provided. 5. 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. 6. 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. 7. Exceptional Design - Exceptional site design should be centered on solid design principles, the creative articulation of space, and close attention to detail. 8. 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. 9. Context-Responsive Infill - 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.

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. (See Appendix C) 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 publicschool 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 encourage the addition of missing middle housing, meaning a range of house-scale buildings with multiple units. C. A variety of lot sizes is encouraged. While larger lots provide individual back yard open space, smaller lots should be within walking distance to usable neighborhood open spaces D. 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. E. Neighborhoods should be connected to convenient amenities and services, including neighborhood gathering spaces, parks and multi-use trails, restaurants, outdoor dining, coffee shops, and corner stores. Integrating and mixing land uses with pedestrian-oriented, traditional building form is encouraged. F. Intensification and retrofitting of existing commercial areas and their surface parking lots with pedestrian-oriented 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. G. 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. H. 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. I. 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 COMPATIBLE USES FOR ALL PEOPLE IN EVERY STAGE OF LIFE.

18 ENVISION FRANKLIN | Vision & Guiding Principles A. Providing a variety of housing choices at a range of price points for residents in every stage of life contributes to the overall vitality of the community. While both for sale and rental options are important parts of a balanced housing market, home ownership opportunities for all dwelling types are encouraged. B. A significant amount of Franklin’s existing and projected future housing inventory is made up of single-family homes and large multifamily developments. The City encourages “Missing Middle Housing” (because they have been “missing” after not been commonly built for many decades) which refers to duplexes, townhouses, and cottage courts, as well as multiplexes, and smallscale multifamily buildings with twelve or fewer units. Broadening the availability of these housing types offer a valuable opportunity to help meet the housing demand at a scale that integrates seamlessly into the community fabric. C. Accessory dwellings are encouraged to help increase local housing options. Often known as backyard cottages or granny flats, these are smaller, independent residential dwelling units located on the same lot as a single-family home. Accessory dwellings can provide living space for a family member, guests, or as a source of extra rental income. D. Senior-friendly housing—particularly homes that are close to parks, open spaces, local commercial uses, and healthcare providers—is encouraged to accommodate the growing number of residents 55 and over. These residents are often seeking housing with single-story living and minimal maintenance. Franklin seeks to be an age-friendly community for residents to age-in-place and find suitable housing as their needs and preferences change. E. Franklin serves as a regional employment hub, which supports a robust economy; however, the majority of the community’s workforce lives outside of the City and contributes to heavy commuter traffic. Offering a greater variety of housing options and price points supports more of Franklin’s workforce to also live in the City, reducing traffic congestion as well as increasing opportunities for employee retention. F. Coordination and partnerships with organizations such as the Franklin Housing Authority, Community Housing Partnership, and the Hard Bargain Association are encouraged to help create and preserve dedicated affordable housing units. HOUSING CHOICES TO CONTRIBUTE TO THE OVERALL VITALITY OF THE COMMUNITY, THE CITY SEEKS TO ENCOURAGE A VARIETY OF HOUSING CHOICES FOR RESIDENTS IN EVERY STAGE OF LIFE.

Vision & Guiding Principles | ENVISION FRANKLIN 19 A. The preservation of historic resources is of paramount importance to protecting Franklin’s heritage and memorable community character. 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 estates in existing subdivisions should be preserved and no additional development should occur at these locations. 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.

20 ENVISION FRANKLIN | Vision & Guiding Principles 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 water resources through community open spaces, trails, viewing points, and canoe accesses. C. The Harpeth River and its tributaries should be protected through significant riparian buffers. Riparian buffer 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.

Vision & Guiding Principles | ENVISION FRANKLIN 21 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. 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. Energy-efficiency strategies, onsite 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 other 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, such as sculptures, decorative benches, and/ or other art elements strategically placed in prominent locations for public viewing are encouraged. H. Natural 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.

22 ENVISION FRANKLIN | Vision & Guiding Principles 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.

Vision & Guiding Principles | ENVISION FRANKLIN 23 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 should 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 include placemaking features, 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 AREAS, 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.

24 ENVISION FRANKLIN | Vision & Guiding Principles 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 D. 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 D. 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.

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Design Concepts | ENVISION FRANKLIN 27 “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. Franklin supports development projects that will become memorable destinations and foster community character. Distinctive development that exudes creativity, aligns with the community’s vision, and transitions seamlessly to its neighbors is encouraged in the City of Franklin. Should the property owner or developer’s vision not align with the adopted design concept, please contact the Department of Planning & Sustainability to discuss the concept and the plan amendment process. The design concept recommendations reference the Connect Franklin and the Parks Master Plan and are intended to work in partnership with these plans. Together, they provide guidance for the development design and review process. In addition, Connect Franklin, the Franklin Transportation and Street Technical Standards, and this Plan identify appropriate elements of street design based on a design concept’s character or context. Table 4.1 serves as a reference to show the future land uses for each design concept. A solid black circle indicates a supported future land use in the respective design concept. A half-black circle indicates a supported future land use in the respective design concept with additional criteria. A blank cell indicates that the use is not supported by Envision Franklin. All uses are subject to all other applicable aspects of this plan. Please view the exact guidance for each individual design concept located in this chapter.

§¨¦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 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 Parcels Conservation Design Concepts 5th Avenue North Civic and Recreation Compact Residential Factory District Historic Residential Main Street Multifamily Residential Neighborhood Commercial Neighborhood Green Neighborhood Mixed Use Office Residential Regional Commerce Village Green Development Reserve Industrial Flex Large Lot Residential Mixed Residential Single Family Residential Rural Reserve Franklin UGB 28 ENVISION FRANKLIN | Design Concepts FIGURE 4.1: DESIGN CONCEPTS MAP 一伀刀吀䠀 䴀愀瀀 一漀琀 琀漀 匀挀愀氀攀

Design Concepts | ENVISION FRANKLIN 29 W Main St Downs Blvd NewHwy 96 W Eddy Ln Columbia Ave Lewisburg Ave Adams St Battle Ave Fair St 5th Ave N Natchez St BoydMill Ave Carnton Ln Del Rio Pike Church St 11th Ave N Lancaster Dr Liberty Pike 4th Ave N Glass Ln Bush Dr 4th Ave S MurfreesboroRd Bridge St Strahl St Sturbridge Dr 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 EMainSt 2nd Ave N Park St Cannon St Glass St ActonSt Edgewood Blvd BrookwoodAve Patrick Ave Daniels Dr CulbersonBlvd Eastern Flank Cir VeraValleyRd MallardDr Alexander Dr Old Liberty Pike Roberts St 9thAve S Wilshire Dr Rucker Ave SpringSt Forrest St Petway St Cabot Dr BluegrassDr BrandonDr LucindaCt Excellence Way Rebecca Ct Glencoe Ct Cleburne St Ewingvi lleDr Jennings St Hill Dr GreenAcresDr E Fowlkes St Birchwood Cir Quail Ct Eddy Ct MillbankLn FarrierLn Gloucester St MeadowlawnDr CarriagePark Dr Evelyn Ct Teil Dr ClairmonteDr KellyCt Redbud Ct Bostick St DevrowCt Benelli Park Ct Berry Cir Thompson Aly Helping Hands Dr 7th Ave N Legend Harpeth River Parcels Design Concepts 5th Avenue North Civic and Recreation Compact Residential Conservation Factory District Historic Residential Industrial Flex Large Lot Residential Main Street Mixed Residential Multifamily Residential Neighborhood Commercial Neighborhood Mixed Use Office Residential Rural Reserve Single Family Residential FIGURE 4.2: DESIGN CONCEPTS MAP - DOWNTOWN DETAIL 一伀刀吀䠀 䴀愀瀀 一漀琀 琀漀 匀挀愀氀攀

30 ENVISION FRANKLIN | Design Concepts TABLE 4.1: DESIGN CONCEPTS FUTURE LAND USE TABLE DESIGN CONCEPT FUTURE LAND USE Future Land Use Future Land Use Subject to Additional Criteria Accessory Dwellings Continuum of Care Duplexes Farmstead Residential Hotels Institutional Light Industrial Live-Work Local Commercial Multifamily Residential Multiplexes Regional Commercial Single-Family Residential Small-Scale Multifamily Townhouses Transitional Office Civic & Recreation Compact Residential Conservation Development Reserve Factory District Fifth Avenue North Historic Residential Industrial Flex Large-Lot Residential Main Street Mixed Residential Multifamily Residential Neighborhood Commercial Neighborhood Green Neighborhood Mixed-Use Office Residential Regional Commerce Rural Reserve Single-Family Residential Village Green

Design Concepts | ENVISION FRANKLIN 31 The Civic and Recreation design concept comprises areas of public parks, public schools, and facilities that are publicly-owned. Golf courses across the City are also included in this design concept. These places are intended to provide recreational and enjoyment opportunities for citizens, enhance the quality of life, and support the Franklin community. Many of these areas are destinations and should be interconnected through bike lanes, multi-use paths, and sidewalks. Institutional facilities, such as the water treatment and wastewater treatment plants, are also assigned to this design concept and fulfill significant municipal functions. Many civic uses are appropriate in other design concepts. Commercial recreation uses are not considered part of this design concept, unless they are specifically described in the special considerations on a location-by-location basis. CIVIC AND RECREATION “THE CIVIC AND RECREATION DESIGN CONCEPT COMPRISES AREAS OF PUBLIC PARKS, PUBLIC SCHOOLS, AND FACILITIES THAT ARE PUBLICLY-OWNED...”

32 ENVISION FRANKLIN | Design Concepts USES Use Public parks, public schools, and facilities that are publicly-owned. Golf courses across the City are also included. While this design concept is generally for publicly-owned land, there may be an unmet need for new, large-scale private recreation uses that go beyond what the City and County provide. Examples could include a large-scale equestrian center, a new golf course, an ice hockey arena, or a sports complex. These types of potential developments should submit a plan amendment request to Civic and Recreation with a special consideration and be evaluated using the established plan amendment criteria, if they are not supported by their current design concept. FORM Building Placement Varied, based on location Building Character Varied, based on location Building Height Varied, but typically should not exceed two stories. SITE DESIGN Landscape Existing natural features should be preserved. Amenities Significant open space and active and passive recreational opportunities should be provided. 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. Parking Generally off-street, but on-street parking may be provided along internal or low-volume streets. Parking and services should be accessed through internal and secondary streets. MOBILITY Vehicular New streets should be designed per Connect Franklin. Streets should be designed for slower speeds to allow for a mix of pedestrian and vehicular traffic. Primary access should be from the street. Bicycle and Pedestrian A coordinated pedestrian system should be provided throughout the area. Connections between uses on the site and between the site and adjacent properties and rights-of-way should be provided. Bicycle, multi-use path, and pedestrian connections should be designed and provided per Connect Franklin, the Parks Master Plan, and this Plan. Transit Transit stops and/or stations should be provided along existing or planned routes. CIVIC AND RECREATION

Design Concepts | ENVISION FRANKLIN 33 SPECIAL CONSIDERATIONS New Highway 96 West of Boyd Mill Pike This scenic corridor should have deep setbacks of at least 300 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. West of Hillsboro Road and Along Mack Hatcher Parkway Indoor and outdoor commercial recreation uses are appropriate at this location. Supporting local commercial uses such as physical therapy, sports related training and services, related office uses, and restaurants and retail uses that support the multipurpose sports complex are also appropriate. Supporting local philanthropic uses including office, charitable/fraternal/social organization, and retail associated with storage and prep areas may also be appropriate when aligned with Civic Institutional and included in a master planned campus. The Planned District is the appropriate zoning district to implement this vision. CIVIC AND RECREATION

34 ENVISION FRANKLIN | Design Concepts The Compact Residential design concept contains the Hard Bargain and Natchez Street historic neighborhoods. These two walkable neighborhoods typically consist of low-scale cottages, small building footprints, small lots, and shallow setbacks. The established characteristics of these 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, as well as locations that have historically been commercial uses that served the surrounding neighborhood. Adaptive reuse of historic structures is recommended over tear-downs for new construction. COMPACT RESIDENTIAL “ESTABLISHED CHARACTERISTICS OF THESE HISTORICALLY SIGNIFICANT NEIGHBORHOODS SHOULD BE PRESERVED.” DESIGN CREDIT: BRIAN WRIGHT, TPUDC

Design Concepts | ENVISION FRANKLIN 35 USES Primary Single-Family Residential Secondary Duplexes, Live-Work Units, Accessory Dwellings, and Institutional (See Special Consideration) Local Commercial uses may be appropriate at intersections and at locations that have historically been commercial uses that served the surrounding neighborhood. 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. Cottage court designs, where several cottages front a common open space, are also appropriate as a part of the overall development. 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 development 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. Parking On-street and off-street COMPACT RESIDENTIAL

36 ENVISION FRANKLIN | Design Concepts MOBILITY 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. Streets should be designed for slower speeds to allow for mixing pedestrian and vehicular traffic. 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 Connect Franklin, the 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. The orange building footprints depict existing and future institutional uses, such as churches, community centers, and museums. 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, or perhaps lots could be subdivided so that new dwellings could front on an 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 City seeks to work with the Hard Bargain Association to advance their mission of providing homeownership opportunities and preserving the historic neighborhood. Institutional Uses New Institutional uses and the expansion of existing institutions may be appropriate if the location does not adversely impact access, scale, and traffic of the surrounding area. New uses should be located along arterials or collectors and also located at intersections or designed within a master planned development. A Traffic Impact Analysis may be required to assess the transportation impacts of the proposed development. The conversion of dwellings for institutional uses is not appropriate. COMPACT RESIDENTIAL