Access and Livability: Neighborhood Infill Strategies, Developing Davidson County

ACCESS AND LIVABILITY Neighborhood Infill Strategies Developing Davidson County

Neighborhood Infill Strategies

Developing Davidson County

This book was designed and written by Eric Hoke, Design Fellow. Significant contributions were provided by Gary Gaston, Design Director, Nashville Civic Design Center, and TK Davis, Associate Professor at The University of Tennessee Knoxville College of Architecture and Design (UTK CoAD).

The mission of the Nashville Civic Design Center is to elevate the quality of Nashville’s built environment and to promote public participation in the creation of a more beautiful and functional city for all. Towards this end, the Nashville Civic Design Center:

This book was edited by Gary Gaston, Design Director, Nashville Civic Design Center and Michael Skipper, Executive Director, Nashville Area MPO. The Nashville Civic Design Center would like to give special thanks to TK Davis and the UTK CoAD students.

Promotes the Ten Principles of The Plan of Nashville, a vision for growth and development, created and endorsed by the citizens of Nashville; Educates the public about civic design through lectures by prominent speakers and workshops; Provides professional staff and highly-qualified design interns to consult on civic and other community development projects; Facilitates public dialogue about civic design and its impact through the Urban Design Forum. The Forum meets monthly at the Civic Design Center, provides events, lectures and an open forum for the debate of ideas and issues of interest to its members;

April 2015

Researches and publishes reports on various civic design issues.

www.civicdesigncenter.org

Foreword

4

Introduction

6

What Is Infill?

9

Precedents

East Liberty Harrison Commons City of Redmond Mockingbird Station Gaylord High School

21

Projects Advantages of Infill / TOD UTK Urban Design Studio

Bellevue Old Hickory Village Bellevue Talbots Corner Centennial Blvd and 51st Ave

42

Implementation

Local Happenings East Nashville Germantown Hillsboro Village Berry Hill

Tool Box

50

CONTENTS

3

Foreword Metro Nashville is projected to add 200,000 new residents and approximately 300,000 new jobs over the next 25 years.

In order to accommodate this influx of growth, Metro must be responsive and proactive in how we design our city and county.

While we expect a fair amount of re-development in the urban core as well as greenfield development in the region’s outer reaches, it’s the places in-between that have the most potential.

Nashville Next, the general plan for Nashville’s future, calls for city’s pikes and the centers located at their crossroads, to be the areas that will accommodate new residents and workers as we grow. Therefore retrofitting these suburban areas and reimagining them as mixed-use, vibrant places is imperative to the success of Nashville’s future. These suburban locales offer both a tremendous challenge and a great opportunity for redevelopment in the coming decades.

FOREWORD

In 2013 the Greater Nashville Association of Realtors and the Metro Nashville Planning Department, partnered with Georgia Tech University and the University of Tennessee to develop conceptual case studies for redevelopment across twelve underperforming suburban sites within Davidson County.

With the creative work of Professor Ellen Dunham’s Jones (Spring 2014) Graduate Urban Design Studio at Georgia Tech, and of Professor T.K. Davis ‘s (Spring 2014) Undergraduate Architecture Studio at Tennessee, the following projects reinvent what suburban Nashville can become.

Metro Nashville Planning Department

Chestnut Hill (3rd Ave S and Chestnut St intersection) site before infill

Potential future of Chestnut Hill

FOREWORD

5

Introduction Building patterns that have shaped the nation over the last several decades are no longer sustainable. Communities are realizing that long commutes, over-extended infrastructure and lack of activity are increasingly problematic. The suburbanization of America contributes negatively to these issues. Higher infrastructure cost and loss of farmable land on open space must be addressed if urban sprawl continues.

An alternative to sprawling development is infill development.

Maximizing under-used space in metropolitan communities will allow the cohesive meshing of new housing and businesses with existing urban fabric. Most places have vacant spaces within the business districts and residential area’s that have been overlooked in regular development. Infill development aims at these spaces while making sure that the areas existing infrastructure will support more housing. Job growth and a well functioning neighborhood are the result.

Successful infill will create greater population densities that will improve neighborhood culture. Infill will allow cities to grow smarter by building recreational and social centers. Design of infill projects is essential to make sure that new building will fit with old neighborhoods and gain community acknowledgement.

It is imperative to involve all parties such as housing associations, community planners, non-profits and surrounding neighbors to ensure the success of infill development.

Philadelphia Onion Flats - infill project

INTRODUCTION

Kolstrand Building by Graham Baba Architects - infill project

Chattanooga Street Duplex by Zack | de Vito - infill project

PS House by IwamotoScott - infill project

INTRODUCTION

7

What Is Infill?

Infill development is the process of taking underdeveloped land, such as a parking lot in a desirable part of town, and converting it into habitable or working space. Most communities have a significant number of vacant parcels that are skimmed over in the course of regular expansion. Some existing buildings have potential for additional building growth.

Infill methods result in more efficient use of infrastructure.

Streets, public utilities and public transportation all become more effective when infill strategies are used. Increasing population densities in urban areas allow for a lower per capita cost of providing maintenance and services to urban citizens.

New infill development responds to the historic architecture

Example of an ideal infill site

Rendering of an infill project

Precedents East Liberty, Pittsburgh, PA

A crime-ridden community that was turned around by transitoriented development

Harrison Commons, Harrison, NJ

Industrial area replaced by mixed use development

City of Redmond, Redmond, WA

Bigger city with a small town feel, preserved character by maintaining the downtown and open areas

Mockingbird Station, Dallas, TX

Developers took a gamble that paid off when restoring an old telephone assembly building for this TOD These four locations highlight prime examples of infill throughout the country. Techniques in these sites can be applied to Nashville’s vacant areas.

Advantages of Infill / TOD Transit-oriented development (TOD) incorporates high densities, mixed-uses, mixed types of housing, and reduced parking requirements. The intent is to produce a walkable, pedestrian-friendly environment, where the design of high quality public space is prioritized. The virtues of transit-oriented development are that it enhances quality of life for residents, improves public health by virtue of encouraging walking rather than driving, leads to economic development, contributes to community character through the design of public space, is inherently environmentally sustainable, and increases transit ridership.

Infill Development and TOD can be symbiotic if executed correctly. Infill will create more dense urban population.

Making new places to live with close proximity to public transportation will provide homes for the growing population and relieve stress of expansion of single family neighborhoods and open spaces. The greater population in urban areas where the infill takes place will help support existing businesses.

Making infill development close to TOD, will make more amenities for people who live by transportation, allowing people to drive less/walk and bike more. This will also reduce commuting time, allow more free time, reduce energy consumption and pollution. Infill will increase the amount of tax dollars for areas that are being transformed, allowing better civic facilities and reducing infrastructure cost. Having new housing options is good for all, supplanting driving of children or elderly people. Overall, when combining infill and TOD, a potential result is ideal living conditions.

Del Mar Station (Pasadena, CA) example of infill /TOD

PRECEDENTS

9

The new East Liberty Transit Center rendering.

East Liberty before the construction of I-376

Construction on the new Transit Center in East Liberty.

East Liberty

Pittsburgh, PA

In Pittsburgh, Pennsylvania, the Transit-Oriented Development (TOD) in East Liberty was created to transform the crimeridden area into a safe and valuable place to live. In the 50’s, East Liberty was a popular destination, but the streets could not sustain the amount of vehicles. Traffic congestion beckoned for new traffic patterns. In order to fix the congestion, the development of interstate 376 led to ten years of construction and dislocation forcing businesses and residents to leave the area.

The new traffic patters caused those traveling on the highway to avoid East Liberty, increasing businesses exits. The once tightknit community known for its multitude of businesses soon became a crime-ridden region peppered with vacant buildings and lots. In 1979, the East Liberty Chamber of Commerce developed a nonprofit organization called East Liberty

Rendering of the new East Liberty Transit Center.

Development, Inc. (ELDI) to lead the way in redeveloping East Liberty.

After receiving feedback from the community, ELDI determined a safer area with greater value would create the best outcome for the East Liberty economy. Projects like the creation of bike lanes, the creation of a bus system, and an increase of businesses started the move toward a TOD. Mixed-use buildings with both retail and housing space helped bring both businesses and residents to the area. The Bus-Rapid Transit (BRT) system was created in East Liberty with 26 separate bus lines going through the revitalized area. Along with multiple mixed-use buildings, East Liberty is working on improving its walkability by updating sidewalks and building a pedestrian bridge to ease resident’s access to the new transit center. The new transit center will be the hub for many of the bus lines along the MLK Jr. East Busway in Pittsburgh. Since making improvements to all modes of traffic and pedestrian flow, the crime rate has decreased by 49% and the property values have increased in East Liberty. The once popular commercial and residential center has returned to its historical success as a new TOD, bringing in retail stores, businesses, and infrastructure to go along with its new residential success.

East Liberty bus map.

P R E C E D E N T S 11

Harrison Commons building in Harrison, NJ.

Rendering of the new PATH station

Harrison Commons Harrison, NJ

In Harrison, New Jersey, Harrison Commons has started the TOD movement in the riverfront town. Located between Newark and New York City, this is a densely traveled place with multiple transportation options. The old industrial town now has many vacant facilities bordering the Passaic River. The town has developed a plan to make improvements to not only the infrastructure, but also the ecosystem along the river. The residents want to improve the residential areas and redevelop industrial areas.

Aerial shot of Red Bull Arena and the surrounding area of potential growth.

After construction on top of a large brownfield area, Harrison Commons was successful in filling all of its 274 apartments and over 85% of its retail space within a year. It is only a block away from the PATH Rail System station that connects to NYC and Newark, and is only two blocks away from the Red Bull Arena. The success of Harrison Commons led to a new state law allowing brownfields to be converted into mixed-use areas. The brownfields Utilization, Investment, and Local Development (BUILD) Act was introduced by Frank Lautenberg in an effort to make more projects like Harrison Commons possible.

The future of Harrison is to have more mixed use and residential building replacing the industrial areas (since the success of Harrison Commons). The TOD in Harrison led to an increase in transit ridership. The increase of demand and population in Harrison convinced the local government to invest in a new PATH station. The station will not only improve experience of the riders, but also increase transit numbers by drawing more people into Harrison. Residential units and a riverfront park are in the master plan on vacant industrial land near Red Bull Arena.

The Harrison Commons project shows how TOD can not only change one area of a city or town, but also create an entire town transformation.

The outdoor space at Harrison Commons that was once a Brownfield site

P R E C E D E N T S 13

Rendering of the future Mile House project. The project will have 177 apartments, 207 parking spaces, and 2,000 sq. ft. of commercial space.

Proposed paths for the railway from Bellevue to Redmond

Rendering of the future rail station proposed to be completed in 2021.

City of Redmond Redmond, WA

Redmond, once a small town in the state of Washington, has grown into a popular satellite city of Seattle. With large companies such as Nintendo, Honeywell, and Microsoft stationed in Redmond, the city is quickly developing a new form.

Starting with a mixed-use building across from the bus station in Redmond, the TOD is spreading throughout downtown. The community wants to maintain a sustainable city, with parks and open spaces, but also want to gentrify the downtown area with more businesses and apartments. A comprehensive plan was created in 2011 to plan for future growth in Redmond and get the community involved in planning its future.

The Idylwood Beach Park located on the west side Lake Sammamish

Redmond currently only has one form of public transportation, a bus system, but plans to have a railway that will go through Bellevue to Seattle. In anticipation of the railway, mixed-use buildings are being developed in the downtown area while allowing the greater area of Redmond to maintain its residential, suburban design. The plan for Redmond is to change traffic routes to make them more efficient and allow greater accessibility to businesses downtown. A key regulation in the city is that no building can be greater than six stories in order to maintain the city scale (as opposed to near Bellevue and Seattle).

The Veloce apartments, located across the street from the Redmond main bus stop, have a walk score of 94 and bicycle parking. The apartments also have affordable housing to encourage all income levels to move into the area. While growing, Redmond maintains its reputation for being one of the safest places to bike in the US. It has created trails, lanes, and parks leading the growth of business in the area, as well as in its core. The city of Redmond is an example of how a city can repurpose a downtown with little disruption to the greater area.

Historic Redmond before the town became a city.

P R E C E D E N T S 15

DART’s Mockingbird Station adjacent to the Mockingbird Station mixed-use project.

Aerial shot of Mockingbird Station

PRECEDENT

Mockingbird Station Dallas, TX

In Dallas, Texas, the Mockingbird Station TOD success proves that those who don’t usually take the train can convert into users of public rail. The Station includes offices, apartments, stores, and a movie theater. Mockingbird Station was a huge risk for the developers because they were not receiving any public help in funding or tax breaks. The project took a historic Western Union telephone assembly building and an office building and turned it into a beautiful TOD that linked its residents and stores with the Dallas Area Rapid Transit (DART) railway.

Mockingbird station map, showing the retail and commercial shops, as well as the DART station and the residential units above the shops.

Mockingbird Station made it so easy to commute by train to Downtown Dallas that highway users began using public transportation. This reduced traffic congestion in the area for Southern Methodist University, located less than a block away, with commuters going to school during the week. The Station has also created a “hot spot” for those attending the University to shop.

The reuse of the area creates a more appealing and valuable place to live. Mockingbird Station is a place for people to live, work, and play like ideal TOD’s. It has revitalized a once vacant area. The transition from old office space and factories to mixed use increases the property value, and helps utilize public transportation at the same time.

Photo of Mockingbird Station’s mix of retail on the bottom, office in the middle, and residential on the top of the building.

P R E C E D E N T S 17

UTK CoAD Partnership The Nashville Civic Design Center (NCDC) maintains a strong partnership with the University of Tennessee Knoxville College of Architecture and Design (UTK CoAD). Through this partnership, NCDC coordinates various studies throughout the year that allow architecture students to study potential “real world� projects in Nashville. As a part of this collaborative effort, NCDC partnered with UTK CoAD faculty member TK Davis in the Spring 2014 semester. Students were asked to analyze potential spaces to create infill projects, and envision what the future could hold in a new urban plan.

UTK CoAD open house at Nashville Civic Design Center

UTK CoAD student presentation at Nashville Civic Design Center

PROJECTS

Bellevue (Mall) Old Hickory Village Bellevue (Bellevue Middle School) Talbots Corner Centennial Blvd and 51st Ave

Student project locations

P R O J E C T S 19

Existing site plan

Bellevue Greenway and Soccer Fields

Proposed site plan

Bellevue Laura Flores

The site is located south of Highway 70, a high-capacity arterial, and across from the abandoned Bellevue Mall. It is bordered by residential areas to the southeast, park space to the southwest, and Interstate 40 to the northwest.

The site contains an overly deep retail parcel that has been subdivided and layered with fronts facing backs, no sense of place, reduced visibility, and likely run-off issues. It also has no connections to the surrounding neighborhoods and doesn’t address the nearby Harpeth River and Flat Creek.

This proposal for a new Bellevue commercial district looks at creating a Town Center focused on a mix of retail and residential zoned parcels. A boulevard is created, which runs from north to south to unify the north and south sides of Highway 70. A civic building is located at the north end of the boulevard. The south end contains a pergola with a stair amphitheater, which connects to a proposed greenway system.

Existing aerial view

Site Strategies

Site districts

P R O J E C T S 21

Existing section

Existing section

Highway 70 S street section

Highway 70 S street plan

Proposed section

Proposed section

Bellevue Greenway Arcade

P R O J E C T S 23

Aerial view

Live-work axis perspective

Proposed site plan

Old Hickory Village Sean Miller

Old Hickory Village is located in the northeast portion of Davidson County along it’s namesake, Old Hickory Lake.

The village is an historic company town of Dupont which still operates a large operation on the northern boundary of the community. The village’s circuitous commute to Nashville, and limited job opportunities has contributed to the steady decline of the community. However a tremendous opportunity exists as the village has many traits of “old is new again” urbanist redevelopments. The village features a gridded street pattern, central parcels available for redevelopment, historic homes with character, and access to recreational activities on the lake.

The proposal seeks to create a new village center and identity for Old Hickory Village through the creation of a new public green.

The new green compliments the existing public spaces to form the village center. This area is enhanced with two to five story retail and mixed-use buildings for the existing residents, and will attract new ones as well. The street network is expanded to allow more connection for the village residents to the new town square.

Site location and existing rail line to downtown river front

Existing site plan

P R O J E C T S 25

Residential landscape

Proposed section

Courtyard apartments rendering

Courtyard apartments rendering

Primary diagonal axis rendering

Primary site axis

P R O J E C T S 27

Existing bus route

Parking structure perspective

Perspective of housing

Bellevue Melissa Dooley

The 45 acre suburban site is 13 miles southwest of downtown Nashville. The site contains a middle school, recreation center, library, and church. Although adjacent to one another, these public facilities do not relate to each other spatially. Overall, the site lacks a sense of place due to the following conditions: lack of shared parking facilities; the school has no relationship with the landscape or a defined outdoor space; and Red Caboose Park has no significant presence from the highway.

This proposal focuses on creating a civic center that is greater than the sum of its parts. Amenities are shared between the community and public facilities. A series of plazas and open green spaces throughout the site connect to a greenway system. There are improved connections to the surrounding neighborhoods, streetscaping throughout the site, and improved access from Highway 70.

Existing site plan

Davidson County map

Proposed site plan (orange - pedestrian area, yellow - automobile area)

P R O J E C T S 29

Plaza perspective

Street perspective

Building program diagram

Typical street section

P R O J E C T S 31

Existing axon

Aerial of north proposed district

Proposed axon

Jack’s BBQ Restaurant

View from Fern Ave

North Nashville Talbots Corner Kyle Jenkins

Talbot’s Corner is located north of downtown Nashville at the intersection of West Trinity Lane and Interstate 65.

The site contains an abandoned hotel and other tourist uses which originally served the Opryland mall and venue. The adjacent commercial and industrial businesses are in need of rehabilitation. The odd shaped lots of the site have no relationship to one another nor to the adjacent neighborhoods.

This proposal develops a community center for the adjacent neighborhoods with the intent to provide connectivity and “homeyness.� In addition, it provides venues for existing businesses and new facilities for businesses to relocate to the area.

A highlight of the project are the incredible views directly into the downtown area, along with the immediate interstate access for commuters of the surrounding neighborhoods.

Chicago, Millennium Park

Knoxville, Market Square

Proposed figure-ground plan

University of Virginia, The Lawn

P R O J E C T S 33

Down Market Plaza

Places to build

Places not to build

Yellow - private, pink - tourist

Toward hometown units

Places that should be built on

Places that shouldn’t be built on

Water taxi at junction

P R O J E C T S 35

Existing axon

Proposed axon

Building areas

Types of space

Centennial Blvd and 51st Ave John Battle

The site is located along Centennial Boulevard in the Nations neighborhood. The site has many challenges, including the vacant and outdated industrial buildings blighting the adjacent residential neighborhood and creating a “border vacuum�, new residential development which is not the same character as the existing, limited connections and views to the nearby Cumberland River, and lack of pedestrian facilities.

This proposal addresses the curve of Centennial Boulevard at the 51st Street intersection to slow down traffic, open up the neighborhood, and create a destination center with a mixed- use retail and residential character. Other uses in and around the center include: live- work spaces, community beer garden with pergolas, an urban park and plaza, diverse housing options, and a community park along the riverfront that embraces a future greenway and includes an orchard, communal gardening, bocce courts, visitors pavilion, and a new pedestrian bridge extending to the opposite bank. Additional bus routes, bike lanes, and sidewalk improvements are undertaken in the development.

Nodes - Hierarchy of intersections

Existing conditions

P R O J E C T S 37

View toward Centennial Blvd from plaza

View towards 51st St from plaza

Cross section east-west through garage

Cross section east-west through plaza

Section through typical fourplex

Cross section north-south

Centennial Blvd Section

51st street section

West Nashville Community Bikeway plan

P R O J E C T S 39

Local Happenings These locations are areas of Nashville that are hot spots for infill. Each is a real

example of techniques that can be applied to other areas of Davidson County to update the current conditions.

1.

2.

Popular restaurants and shops have found a home in the this infill development

1.

Infill apartments on 4th Ave

1. Historic Germantown is one of the oldest neighborhoods in 4.

the Nashville area. It is surrounded by industrial activity making it an exciting place for renovations. Along Jefferson Street, one of the boundary streets in Germantown, is a large infill project which fills an entire city block. All four corners occupy major intersections for the neighborhood making this mixed-use apartment complex very lively. There are many other infill projects in Germantown including the major renovations on 4th Avenue. 4th Avenue has experienced a dramatic change in recent years.

2. Along one of East Nashville’s smaller arterial streets, Eastland

Avenue, are shops and restaurants that have sprouted in the heart of a residential community. The shops, dining areas and apartments have become desirable places to live, work, and play and are all a result of infill development. Just up the road from the Eastland shops is another plaza, the Porter Road Shops, a residential housing building that was converted to an extension of the Eastland shopping sphere.

Gale Lane Lofts

3.

3. Hillsboro Village is an area approximately 3 miles from

downtown between Vanderbilt University and Belmont University.

It has a bustling central district along 21st avenue that is home to many shops and businesses. At one of the main intersections in this business district on the north west corner of 21st Avenue South and Acklen Avenue is a new urban infill project. It will have several new apartments with under-building parking. The apartments will share a courtyard in the center of the building that will be off-street to maintain privacy.

4. Berry Hill is one of the smallest neighborhoods in Nashville

Southeast axon plans for infill on 21st Ave

in size but is seeing a population growth because of infill projects.

The Gale Lane Lofts are located just off Franklin Pike and have a central courtyard and swimming pool. Other infill projects in this area include the Gale Park Town Homes. These homes are complex-style living. Every home faces a shared lawn area and is surrounded by parking. This type of building provides privacy from the encompassing busy streets.

I M P L E M E N T A T I O N 41

Community Archetype Tool Box The components that create a successful environment can be likened to a “kit of parts� that, when used correctly, produce a tightly knit community. Careful attention when applying these various tools ensures quality of design and functionality. These infill components can be molded together to form a cohesive plan, creating a beneficial environment that will better all of Nashville.

Housing Types

Street frontage character Java Island (Amsterdam, Netherlands)

Architectural housing cohesion Chestnut Commons (Austin, TX)

Buildings oriented to the street La Rambla (Barcelona, Spain)

Consistent neighborhood patterns Hillman City (Seattle, WA)

Landscaping The High Line (New York, NY)

IMPLEMENTATION

Pedestrian-Oriented

Integrated Parking

Human sized detail City Park (St. Louis, MO)

Integrate parking into landscape or architecture Cardok (hydraulic parking solution)

Sidewalks destinations connections Millennium Park (Chicago, IL)

Rear parking Rendering advocating for smarter parking

Resting and gathering places Brooklyn Bridge Park (New York, NY)

Water permeable paving Office Building (Denver, CO)

I M P L E M E N TAT I O N 43

Growing Nashville As Nashville continues to grow there must be more housing solutions and better government-sponsored infrastructure. The 10 county region surrounding Nashville is predicted to add one million people by 2035. With this influx, citizen efficiencies must be available. Infill development will allow better use of public frameworks, including utilities and transportation. As Nashville becomes more dense it will have opportunities to decrease per capita energy footprint, civil services, and resource use.

Building within available space in Nashville, access to parks and general facilities will encourage walkability among new residents of growing urban communities. Walkable neighborhoods promote both health and property values, as well as lower crime rates. With more people walking in new areas, less pollution and traffic congestion will make air cleaner and reduce urban stress.

Walking and biking will naturally advocate for transport and a safer security environment.

Population densification through infill will create a healthier and happier populace by reducing neighborhood carbon footprints and increasing access and livability. Through this process, Nashville can effectively accommodate rapid growth while benefitting all members of the existing communities. All of these benefits added to Nashville’s existing cache will combine to keep Nashville at the top on any list of desirability.

CONCLUSION

C O N C L U S I O N 45

ACKNOWLEDGEMENTS Access and Livability, Neighborhood Infill Stragities: Developing Davidson County is a project of the Nashville Civic Design Center, in partnership with the Nashville Area Metropolitan Planning Organization (MPO) and the University of Tennessee’s College of Architecture and Design.

Nashville Civic Design Center

Nashville MPO

The mission of the Nashville Civic Design Center is to elevate the quality of Nashville’s built environment and to promote public participation in the creation of a more beautiful and functional city for all.

The Nashville Area Metropolitan Planning Organization (MPO) facilitates strategic planning for the region’s multi-modal transportation system by serving as a forum for collaboration among local communities and state leaders. The vision of the MPO is to develop policies and programs that direct public funds to transportation projects that increase access to opportunity and prosperity, while promoting the health and wellness of Middle Tennesseans and the environment.

Nashville Civic Design Center Staff: Gary Gaston, Design Director Ron Yearwood, Urban Designer Eric Hoke, Design Fellow

For nearly twenty years, the College of Architecture and Design has been helping to envision the future of Nashville. Architecture students annually participate in pertinent real-world concerns through an academic rigor that results in visionary design solutions for Nashville’s neighborhoods. Some of the student’s most recent works include a boat house along the Cumberland River and micro-apartment housing for Downtown.

Nashville Area MPO Staff: Michael Skipper, AICP, Executive Director Michelle Lacewell, APR, Deputy Director Lou Edwards, Administrative Assistant Jeffrey Leach, Finance Officer Leslie A. Meehan, AICP, Director of Healthy Communities Peter Bang, PhD, Director of Technical Programs Anna Emerson, Senior Planner Nicholas Lindeman, Economic & Systems Data Analyst Rochelle Carpenter, Senior Policy Analyst Mary Connelly, Senior Planner Wesley Rhodes, Policy Analyst Hary(ono) Prawiranata, Senior Modeler Mary Beth Ikard, APR, Social Media Coordinator Sam Williams, GIS Analyst

Thomas K. Davis, Associate Professor

NashvilleMPO.org

CivicDesignCenter.org

The University of Tennessee, Knoxville, College of Architecture and Design

ArchDesign.UTK.edu

Funding for this publication was provided in part by funds from the Federal Highway Administration, the Tennessee Department of Transportation, and local government members of the Nashville Area Metropolitan Planning Organization (MPO). The Nashville Area MPO does not discriminate on the basis of race, color, national origin, gender, gender identity, sexual orientation, age, religion, creed or disability in admission to, access to, or operations of its programs, services, or activities. Discrimination against any person in recruitment, examination, appointment, training, promotion, retention, discipline or any other employment practices because of non-merit factors shall be prohibited. For ADA inquires, contact Michelle Lacewell, ADA Compliance Coordinator at 615.880.2452 or email her at Lacewell@ nashvillempo.org. For Title VI inquires or all employment related inquires contact Human Relations at 615.862.6640.

LIVABILITY • PROSPERITY • SUSTAINABILITY • DIVERSITY nashvillempo.org