• Proposed Land Use Policies
  • Map 9: Proposed Land Use

Proposed Land Use Policies

In-fill development should be designed in a complementary manner to older homes. On occasion such bad examples as this have occurred in older neighborhoods. Problems with some in-fill housing:

• the setback is too deep
• the scale does not complement adjacent houses
• the roof pitch is too shallow
• there is no front porch
• parking in the front yard, rather than off the alley

Residential Land Use
Objective: Conserve and strengthen the character of existing residential neighborhoods.

• Infill development shall be compatible in scale, setbacks, foundation height and architectural style with surrounding housing.
• Incompatible nonresidential uses, such as strip commercial, manufacturing and wholesaling uses, should not be expanded into existing neighborhoods. Elimination/relocation of those uses to appropriate zones should be encouraged through Empowerment Zone and other revitalization programs.
• Code enforcement should be fully utilized to ensure public safety, preserve housing stock and reduce nuisances such as illegally parked cars and trucks.
• Where alleys are provided, public and private improvements, including resurfacing and widening, should be programmed and standard setbacks of garages should be required.

Low Density Residential

• Development shall be at an overall density not to exceed 6 dwelling units per acre.
• Recommended zones: R-1, RP-1 at 1-6 du/ac, and TND-1.
• In the Central City, the predominant development pattern should be single-family detached homes, located on a grid street system with sidewalks and alleys.

Low/Medium Density Residential

• Development densities up to 24 dwelling units per acre.
• Pertains to a proposed neighborhood conservation area in Fort Sanders that historically has had a mix of apartment buildings and single family homes.

Medium Density Residential

• Development at 6-24 dwelling units/acre; 12-24 dwelling units/acre should be accommodated via a planned zone.
• Recommended zones: R-1A, R-2, RP-1 at 6-24 du/ac, TND-1, or TC-1.
• Location principles: development should be located along or near thoroughfares or transit routes; where appropriate, medium density uses should form a transition between lower density residential areas and more intense uses (such as commercial areas).
• Sidewalk or other pedestrian connections should be incorporated into the design of medium density areas, linking them to and completing the sidewalk network depicted in the transportation plan.
• In specific areas, including portions of the Gap Road area, Third Creek/Concord Street area and Third Creek/Interstate 40 area, office uses are also appropriate.

High Density Residential

• Development at 24 or more dwelling units/acre.
• Recommended zones: RP-2, RP-3, TC-1, or C-2.
• Development should be in or adjacent to downtown.

Most of the low-density housing dates from the late 19th and early 20th centuries.

Apartments, townhouses and multistory condominiums are typical forms of medium density housing.

Senior citizen housing, such as Broadway Towers, is an example of a high density residential use.

Commercial, Office And Mixed Use Districts
Objective: Provide a wide range of opportunities to meet retail and service needs that complement various districts and corridors of the Central City.

Commercial

• Encourage infill development, including a mix of office and apartment uses, along existing commercial corridors; avoid extensions of strip commercial.
• Prohibit the expansion of isolated and strip commercial development, particularly into neighborhoods.

Office

• Development should include business and professional offices, public institutional uses, and planned office parks.
• Development should be concentrated in areas close to thoroughfares or serve as a transition between commercial uses and residential areas.

  A number of properties that are zoned commercial are not depicted in the Proposed Land Use Plan. While existing uses can continue, they are not considered to be in the most appropriate locations in relation to the long-term development of the community. Small scale grocery stores, such as those in Fort Sanders, Beaumont and Lincoln Park, meet day-to day shopping needs and are appropriate to their surrounding neighborhoods.

Mixed Use Districts And Corridors

Two types of mixed-use areas are proposed.

• Mixed use districts, including downtown and Cumberland Avenue, where ground level-retail, upper-story apartments and offices and governmental and cultural uses are appropriate.
• Mixed use corridors, including portions of Magnolia Avenue and Broadway, where ground-level retail or office uses with upper-story apartments, and separate office or apartment buildings are appropriate.
• Design standards should be created for each district.

Existing zoning for mom-and-pop groceries like this Chicamauga Avenue store is appropriate in meeting the needs of nearby residents.

Mixed use districts can take a variety of forms, such as this new commercial and apartment building in Nashville’s Village.

The Whittle Springs Road/Washington Pike area could be a small mixed use district. The Tudor-style fire station could be complemented by new architecture that includes shops and housing, such as the example to the right.

Industrial Land Use (Light and Heavy)
Objective: Promote the efficient utilization of existing, viable industrial land, and provide opportunities for redevelopment of underutilized land to promote economic growth.

• Light manufacturing, warehousing/distribution uses and planned business parks, are the primary forms of light industrial development.
• Redevelopment should be pursued to enhance economic growth while protecting the character of adjacent neighborhoods.
• As part of long range growth, heavy industrial development should be confined to existing areas zoned for such uses. Primary locations include the Ameristeel and Rohm and Haas sites.
• Natural features, landscaping, and buffering should be created where industrial uses border residential areas.

Slope And Stream Protection Areas
Objective: Protect steep slopes, forested areas and stream corridors.

• Conserve these critical environmental areas primarily as open space.
• Reduce non-point source pollution, particularly by minimizing impervious surface areas near or along stream corridors.
• Use planned development zones to protect steep slopes, woodlands, and stream corridors.
• Pursue greenbelt designations along streams and on Sharps Ridge.
• Limit development on steep slopes to those uses requiring use on review, and conserve forested areas as part of the development process.

Light industrial uses include low impact manufacturing and distribution uses.

More natural areas are needed in stream protection areas to improve water quality and prevent flooding.