bedford · 2012-11-09 · construct sidewalks to metro standards for bedford avenue and crestmoor...

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M e t r o p o l i t a n P l a n n i n gDepartment 17 June 2003

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On the cover:Possible mixed-use development atBedford Avenue and Abbott Martin Road

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ttttt a b l e o fa b l e o fa b l e o fa b l e o fa b l e o fc o n tc o n tc o n tc o n tc o n t e n t se n t se n t se n t se n t s

Introduction

Site Description

Illustrative Concept Plan

Transportation Network

Vehicular

Pedestrian/Bicycle

Open Space, Landscape, andBuffering

Building Type - Character

Mixed-Use/Commercial

Live/Work

Edge-yard Stacked Residential

Courtyard Stacked Residential

Townhouse

Parking & Access

Signage

Appendix A

Regulating Plan

Modular Land Allocation Plan

Standards

Appendix B - PlanningBackground and Process

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Intent of the Guidelines

The goals of the Urban Design Overlay IllustrativeConcept Plan are as follows:

• Encourage and maintain a pedestrian friendlyenvironment while minimizing the impact of theautomobile.

• Encourage an appropriate mix of compatible usesconsistent with the location and access characteristicsof Bedford Avenue in Green Hills.

• Encourage an appropriate mix of compatible housingtypes that meet a variety of housing needs.

• Encourage and provide locations for public spaces forrecreational use by area residents.

• Encourage a balance of transportation options forpedestrians, bicycles, vehicles, and transit.

• Encourage new development to be sensitive of andcompatible to the scale and character of its setting.

How to Use The Guidelines

This document has a main body and two appendices.The main body is devoted to setting forth goals,objectives, performance criteria and, in some cases,desired design standards for each important subjectarea comprising the illustrative concept plan forredevelopment along Bedford Avenue. All of thisevolved from the charrette sessions that involvedproperty owners, area residents, Planning Departmentstaff and other interested parties and is intended toguide development opportunities for Bedford Avenue ina manner that addresses the important issues raised anddiscussed during the charrette sessions. The designstandards in this portion of the document pertain toareas for which Metropolitan Government exercises finalauthority over design, construction and operation offacilities, such as public rights-of-way and stormwaterdetention and conveyance. The following note isreferenced with an * at each section where “desiredstandards” are presented:

The incorporation of these standards into any finaldevelopment construction plans will depend onMetropolitan Government review for consistencywith policies, laws and related standards of variousdepartments.

The first appendix contains a regulating plan and a setof design standards that have the same force and effectas, but are variations from, the standards set forth for thebase zone districts in the zoning regulations of theMetro Code. Any final development construction planssubmitted for approval under the UDO will be reviewedfor adherence to these standards.

The second appendix contains a brief description of thehistorical events and the charrette process that led tothis document.

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Crestmoor Road

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Bedford Avenue is located on thewestern edge of the Green HillsRegional Activity Center in south-west Davidson County (see mapbelow). It is located betweenCleghorn and Cross Creek Drivesand between Abbott Martin andCrestmoor Roads.

The properties affected by thisUrban Design Overlay are high-lighted in yellow on the aerialphotograph at left. These propertiesinclude 34 single-family lots, 29 ofwhich are located on BedfordAvenue, while the remainder are onCrestmoor Road.

1/4 mile radius

1/2 mile radius

Bedf

ord

Aven

ue

The Mallat Green Hills

Hill

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o Pi

ke

Crestmoor Road

Sugartree Creek

o

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The illustrative concept plan shows apossible development scenario thatutilizes all of the guidelines and desiredstandards in this document. It should bereviewed as a guide for appropriatebuilding placement, parking arrange-ment, buffer placement, and streetdesign.

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orn

Ave

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Abbott Martin Road

Crestmoor Road

Cro

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reek

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Mixed-Use BuildingGround floor retail w/ upperfloor office or residential

Townhousesand Live/Work Units

Typical

Featured Office BuildingTermintates vista of potential

street connection

Office Building Cluster

Stacked ResidentialMulti-story stacked flats

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The following pages set forth goalsand objectives, and desired stan-dards for a balanced vehicular,pedestrian, and bicycle networkthroughout the UDO area.

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Goal

To upgrade Bedford Avenue andCrestmoor Road, allowing them toremain as pleasant streets in theircurrent locations.

Objective 1Re-construct Bedford Avenue and Crestmoor Road alongthe UDO’s frontage on these streets, maintaining theirexisting centerlines, in order to accommodate trafficgenerated by proposed uses at peak hours.

Performance Criteria

Reconstruct Bedford Avenue and Crestmoor Roadwithin the UDO to meet Metro standards establishedfor these street segments.

Desired Standards* (see note on page 2)

Bedford Avenue and Crestmoor Road: two (2) 10-foottravel lanes. Above - Recommended section for service lanes.

Below - Recommended section for Bedford Avenue and CrestmoorRoad.

SW: Sidewalk w/treewellsP: Parallel parkingTL: Travel laneROW: Right-of-way

E: Edge pavingTL: Travel laneROW: Right-of-way

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Goal


Objective 2

Incorporate traffic calming measures, such as on-streetparking, pedestrian bulb-outs, and textured crosswalksalong Bedford Avenue and Crestmoor Road as depicted onthe regulating plan when the streets are reconstructed inorder to cause drivers to proceed slowly, thus providing amore pedestrian-friendly environment.


Delineate permanent on-street parking spaces by use ofpaving distinguished from travel lanes, and providethese spaces along Bedford Avenue and Crestmoor Roadas shown on the regulating plan.

Install curb extensions as shown on the regulating planin order to reduce the width of the roadway from curb tocurb, thereby slowing vehicles down where thepavement width narrows.

Design and install crosswalks made up of pavingmaterials distinguished from travel lanes with a textureand color that induces drivers to slow down, while alsoimproving the aesthetic quality of the street.


Parking lanes shown on final construction plans to beconstructed to Metro standards for Bedford Avenue andCrestmoor Road, with textures and colors that areaesthetically pleasing.

Curb extensions shown on final construction plans to beconstructed to Metro standards for Bedford Avenue andCrestmoor Road.

Crosswalks of an alternate paving material and colorprovided with each curb extension shown on theregulating plan. The crosswalks shall be installed toMetro standards for Bedford Avenue and CrestmoorRoad.

Differentiatedpatterns or pavementsmake crosswalks morevisible and encouragevehicles to slow down.Bulb-outs atintersections frameon-street parkingareas and reduce thecrossing distance forpedestrians. They arealso ideal places tointroduce additionallandscaping.

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Objective 3

Utilize a lighting plan and fixtures that are in accordancewith lighting standards established for Bedford Avenueand Crestmoor Road that will provide for safe vehicularmovement, without compromising pedestrianmovement and that will enhance the overall appearanceof the project area.


Design lighting that is appropriate in function andscale for both the pedestrian and the vehicle.

Use street lighting to define the street space, anddesign street lighting poles to accommodate andorganize signalization, signage and otherappurtenances.

Design efficient lighting that minimizes light trespassand pollution.

Select luminaire styles, colors, and finishes thatcomplement the architectural features of thestreetscape.


Decorative Cutoff Luminaires used to provide a moreattractive appearance and to limit uplight.

Luminaire style remain consistent along a given blockface.

Street light standards not to exceed twenty (20) feet inheight.

Standards spaced at regular intervals in order toprovide even light distribution without areas ofdarkness between standards.

Lamp type: 100 – 200 watt metal halideLamp lumens: 12,000lmLuminaire efficiency: 60% - 70%

Color rendering index: 50 – 75


Goal


Appropriately scaled street lighting canprovide adequate light for roadwayswithout detracting from the pedestrianexperience. Light standards shouldreflect the general character of otherstreet furniture, architecture, and overalldesired street character.

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Objective 1

Construct sidewalks to Metro standards for BedfordAvenue and Crestmoor Road on both sides of thestreets, as well as sidewalks along the UDO’s frontage onAbbott Martin Road, including a pedestrian access wayover Sugartree Creek as shown on the regulating plan.


Design sidewalks and pedestrian access toaccommodate safe pedestrian movement.

Design sidewalks that provide a comfortable refugefor pedestrians with street trees, benches, seat walls,trash receptacles, and other pedestrian amenitiesstrategically located so as not to interfere withpedestrian movement.

Plant street trees along both sides of Bedford Avenueand Crestmoor Road and one side of Abbott MartinRoad in a manner that when they mature they willcreate a continuous canopy during the summermonths. Locate street trees as shown on theregulating plan so as to meet UDO standardsestablished for Bedford Avenue, Crestmoor Road, andAbbott Martin Road.

Design sidewalks that will accommodate thepedestrians projected to be generated by proposeduses, as well as those pedestrians who are projected towalk to the UDO site.

Design and construct sidewalks with anunderstanding of the characteristics of existing andfuture sidewalks provided on adjacent properties.


Sidewalks separated from traveling vehicles by an 8-foot-wide strip of pavement that will accommodateparked vehicles.

Goal

To allow bicyclists and pedestriansto move safely and comfortablythroughout the UDO area.

Sidewalks as shown on regulating plan along BedfordAvenue, Crestmoor Road, and Abbott Martin Roadhave a width of eleven (11) feet, measured from theface-of-curb to the property line, and contain 6’ x 6’tree grates located along the curb every thirty (30)feet, no more than forty (40) feet, with street treeslocated within the grates.

Benches, seat walls, trash receptacles, and otherpedestrian amenities located along sidewalks in theproject area, not to interfere with pedestrianmovement.

Sidewalks comply with ADA standards.

Sidewalks along the park edge as shown on regulatingplan are separated from traveling vehicles by a 6-foot-wide landscaping strip.

Sidewalks along the park edge are five (5) feet wide,measured from the edge of the landscaping strip tothe property line.

No grates or street trees are required along the parkedge.

Street trees and planting strips providecritical buffer space between on-streetparking and the sidewalk.

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Goal


R.O.W.

SETES

Objective 2

Construct a bicycle/pedestrian pathway from the end ofCrestmoor Road to the property line when CrestmoorRoad is improved, and provide an easement that wouldaccommodate the pathway on adjacent property inorder to continue the corridor from Crestmoor Road tothe Valley Brook Road/Cross Creek Road intersection ifan easement is able to be acquired.


Construct the trail to accommodate pedestrian andbicycle traffic traveling from the Valley Brook/CrossCreek area to the Green Hills Mall area and back.

Locate the trail for ease of use.

Acquire a use easement sufficient to extend the trailfrom Crestmoor Road to the Valley Brook/Cross Creekintersection.

Locate the easement in an area that will allow for easein use once the trail is constructed, and logicallyconnects to the trail located on property within theUDO.


The trail is ten (10) feet wide.

The trail is composed of a durable, hard surface,preferably asphalt or concrete.

The finished trail has a maximum cross-slope thatdoes not exceed two percent (2%) and a maximumrunning slope that does not exceed eight percent(8%).

The acquired easement is a minimum of ten (10) feetwide and a maximum of twenty (20) feet wide.

The easement does not contain natural slopes inexcess of fifteen percent (15%).

Above - Recommended section for the pedestrian/bicycleconnection between Bedford Avenue and Valley Brook Road.Below - photos show appropriate examples of how theconnection can cross Sugartree Creek branch.

S: SwaleE: EdgeT: TrailROW: Right-of-way

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Objective 3

Develop a lighting plan containing fixtures inaccordance with the lighting standards established forthis UDO prior to approval of final plans that will providefor safe bicycle and pedestrian movement, and at thesame time will help encourage pedestrian activity atnight along the Crestmoor Road bicycle/pedestrianpathway, pedestrian accesses between buildings(otherwise known as a mews), park edges, and pathwayswithin the park area.


Design pedestrian scaled sidewalk lighting thatdefines the pedestrian space.

Illuminate the sidewalk at a level that is consistentwith pedestrian activities rather than vehicularmovement.

Fixtures mounted on buildings or used to accentarchitectural features or landscaping may also be usedfor pedestrian lighting. Choose fixtures based on theirability to enhance the overall architecture of thebuilding while providing lighting for pedestrians atthe same time.

Use lighted bollards in order to delineate pedestrianpathways.

Space pedestrian light fixture at consistent intervalsthroughout the site.


Lighting used solely for the pedestrian not to exceedfifteen (15) feet in height.

Goal



Pedestrian passages, such as thosebetween buildings and parking lots,require lower-scaled lighting fixturesthat illuminate walkways. Bollards(above and below), directed facade orsign lighting, and additional fixtureson building facades or taller lightstandards (left) are appropriate waysto provide adequate lighting forpedestrian activity.

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For all non-residential properties, off-street bicycleparking spaces provided equal to five percent of therequired automobile parking spaces.

All bicycle racks located within the public right-of-wayor on private sites in conformance with the requiredfront setback requirements.

Racks placed within 50 feet of building entrances.

Racks placed in order to allow for visual surveillanceby people within the building, on the street, orentering the building.

Trash receptacles anchored securely to the ground inorder to reduce unauthorized movement.

Receptacles not located within wheelchair landingareas, and allow for at least three (3) feet of separationfrom other street furniture.

Locate receptacles at least two (2) feet from the backof the curb.

Avoid locating receptacles in direct sunlight.

Goal



Objective 4

Provide pedestrian amenities such as benches,newspaper racks, trash receptacles, and bicycle racks inareas with high pedestrian activity as high pedestrianactivity begins to occur.


Select and install benches that are comfortable, easyto maintain, durable, and resistant to vandalism.

Avoid locating benches where they might interferewith pedestrian movement.

Select and locate newspaper racks to serve the publicwithout compromising pedestrian circulation or theoverall consistency and appearance of the street.

Install conveniently located bicycle racks in order toencourage the use of bicycles as an alternative tomotor vehicles in accessing employment, commercial,and other travel destinations.

Locate racks and trash receptacles in a manner thatminimizes conflicts with pedestrian and vehiculartraffic.


Seating elements may include benches, ledges,planter walls, steps, or stoops.

Planter walls not to exceed a height of 2 and ½ feet,and should be constructed in a manner that will allowfor their use as seating.

Newspaper racks clustered together wheneverpossible. If possible, racks should be placed againstbuilding walls in order to leave sidewalks clear forpedestrians.

Newspaper racks placed in close proximity topedestrian activity nodes.

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Crosswalks

Building

Newspaper Racks

Trash Receptacles

Traffic Signage

Designated

parallel parking

Tree wells

Bicycle Racks

Benches/Planter Walls

Civic art placed in

prominent locations

Goal



Illustration shows recommendedintersection configuration andappropriate locations forstreetscape components.

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Goal

To provide natural areas on theproperty as visual relief for peopleon the site as well as for neighbor-ing properties.

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Objective 2

Design and build a stormwater detention system thataccomplishes the requirements of the StormwaterDivision of the Water Services Department within thetimeframe allotted by that division, while maintainingthe integrity and visual interest of the open space.


Design and construct stormwater detention andretention facilities in compliance with theMetropolitan – Davidson County StormwaterManagement Manual and Metro standards for finalconstruction plans.

Incorporate features into detention and retentionfacilities that provide for use and aesthetic enjoymentthat is consistent with the photographs shown withinthis section.

Design the stormwater detention system to detainrunoff in the fewest ponds necessary, directing waterto few large basins rather than many small basins.

Design the system at the beginning of the designprocess, and incorporate the system into the site as anatural amenity as well as an engineered facility.Design aesthetically pleasing stormwater structuresthat provide variety and interest in the composition,shape, and diversity in plant material selection.

Select plant species based on their ability to survivethe local climate, and their minimal demand formaintenance.

Select plant species that are adaptable to theconditions typically experienced within stormwaterfacilities.

Objective 1

Create a small park as depicted on the regulating planthat will serve as an amenity for people who live, work,and shop within the UDO area. The park shall be namedMax Bierly Park, in honor of Max Bierly.


Size the park to serve the passive recreation needs ofthe inhabitants, as well as the needs of those whowork or shop on the site.

Locate the park to incorporate and preserve theexisting floodway and floodplain associated withSugartree Creek.

Limit grading and tree removal within the designatedpark area.

Design the park to be visible and accessible.

Design all buildings that border to face into the park,providing “eyes” on the park at all times.

Incorporate sidewalks on three of the park’s four sides.

Designate the park as “common open space” on theface of the plan and provide for UDO property ownermaintenance in perpetuity.

Separate the park from any stormwater detentionfacility, unless the facility is designed as outlined in“Objective 2” of this section.


The park is the same or a similar size as shown on theregulating plan.

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Any stormwater management structure to beclassified as open space: permanent pond not lessthan ½ acre in surface area.

The minimum depth of the pond is four (4) feet. Ifexceptions are granted, no permanent pond has adepth of less than three (3) feet.

If the pond is to contain fish, at least ¼ of the area ofthe permanent pool has a minimum depth of ten (10)feet, and suitable fish habitat provided.

At least one aerator or aerator fountain included ineach pond, and operated according to applicableregulations.

An esplanade with a minimum width of five (5) feetprovided around the perimeter of the pond.

Native species used to landscape the pond. Use ofnative vegetation that is self-sustaining and does notrequire frequent mowing or irrigation when planted inthe appropriate location is encouraged.

Stormwater facilities planted with a minimum of three(3) different species. No one species makes up morethan 50% of the number of plants to be planted.

Trees or shrubs not to be planted or allowed to growon or within five (5) feet of berms constructed toretain water, when the berms are greater than four (4)feet tall.

Trees and shrubs that grow within fifteen (15) feet ofthe berms not to be taller than twenty (20) feet whenmature, and should have a fibrous root system.

Trees and shrubs not to be planted within ten (10) feetof manmade drainage structures.

Willows or poplars not to be planted within fifty (50)feet of stormwater structures.

Landscaping designed to minimize root penetration oflinings.

Deciduous trees set back a minimum of ten (10) feetfrom the facility.

At least one evergreen tree planted every fifty (50) feetalong the west side of the pond in order to decreasethermal heating.

Drought-tolerant grass species put out in the fall inorder to avoid the need for irrigation during the firstsummer.

Permanent irrigation systems are discouraged.Designers are encouraged to minimize the need forpermanent irrigation by selecting native plantmaterials and placing them in the appropriatelocations within the landscape.

Goal



Stormwaterdetention ponds canbe incorporated intoa natural setting withnative landscaping tocreate an attractive,useable open spacearea for thecommunity.

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Objective 3Provide a sufficient buffer as the property is developedalong the UDO boundary as shown on the regulatingplan in order to minimize the effects that higherintensity development on the site may have on proper-ties along Cross Creek Road and Valley Brook Road.


Design the buffer in a manner that helps prevent thetransfer of surplus light and sound from the higherintensity uses to the homes along Cross Creek Roadand Valley Brook Road.

Design the buffer to block views into and out of theproperty throughout the year.

Design the buffer to provide seasonal interestthroughout the year.

Avoid the location of utility equipment or utilitytransmission facilities within the buffer area.

Goal



A landscaped bermwith deciduous andevergreen planmaterials creates afunctional, naturalbarrier betweenproperties.

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Goal

To have a mixed-use neighborhoodwith buildings for living, working,and shopping with a “Main Street”character.

Objective 1

Place, size, arrange, access, and articulate buildings in apedestrian-friendly manner that has a minimal impacton properties along Cross Creek Road and Valley BrookRoad.


Place buildings close to the sidewalk to frame thestreet and create a pedestrian-friendly environment.

Limit the size of buildings on the west side of Bedfordand the north side of Crestmoor to minimize theimpact on neighboring properties.

Limit the size of buildings on the east side of Bedfordand the south side of Crestmoor to be compatiblewith development on the opposite side of the street.

Arrange buildings and building functions to takeadvantage of site conditions, market needs, andachieve a “Main Street” character.

Locate a main entrance on the front façade or directlyaccessible from the front façade.

Dedicated loading areas shall be concealed frompublic view.

Articulate buildings at corners and locations thatterminate street and sidewalk vistas.

Place ground level residential above the sidewalk tovisually separate the public and private realm.

Articulate building facades to minimize long,uninterrupted, and monotonous facades.

Objective 2

Building shall express traditional “Main Street” characterand permanence.


Construct buildings of durable materials that do notimitate other materials.

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Goal


Parking

SidewalkStreet

Retail/Office

Residential/Office

Alley

Cross access between

parking areas is encouraged

Screen parking from public

view

PARKING

BUILDING

Mid-block mews are

encouraged

Serv

ice L

ane

Sidewalk

Street

Residential/Office

BUILDING

PARKING

Side Setback

Corner Lot

Building facade should be

articulated to accentuate

corner

Sid

e S

etb

ack

Co

rne

r L

ot

Rear SetbackMaximum Depth

Side

Setback

Interior Lot

Front Setback

First F

loor

Heig

ht

Heig

ht

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Goal


SidewalkStreet

Retail/Office and/or

Service Lane

Garage

ResidentialB

UIL

DIN

G

PA

RK

ING

Wall

Street

Side Setback

Corner Lot

Sidewalk

Wall

BUILDING

PARKING

Service Lane

Serv

ice L

ane

Me

ws

Residential in Back

Residential

First F

loor

He

igh

t

Sid

e S

etb

ack

Co

rne

r L

ot

Rear

Setback

Side Setback

Corner LotSide Setback

Corner Lot

Front

Setback Maximum Depth

He

igh

tS

ide S

etb

ack

Inte

rio

r L

ot

Side Setback

Interior LotSide

Setback

Interior Lot

Side

Setback

Corner Lot

Extension of

building depth

on end units

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Street Sidewalk

Residential Parking

Service Lane

Residential

Sid

e S

etb

ack

Corn

er

Lot

BUILDING

Serv

ice L

ane

PARKING

Sid

e S

etb

ack

Corn

er

Lot

Rear Setback

BUILDING

PARKING

Street

Sidewalk

Side Setback

Corner Lot

Residential

Screening parking from

public view

Cross Access Between

Parking Areas Encouraged

Parking access if no service

lane

Mid-block mews

encouragedF

irst F

loor

Ele

vation

He

igh

t

Sid

e S

etb

ack

Inte

rio

r L

ot

Front


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Goal


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Goal


Street Sidewalk

Residential Parking

Residential

Screening parking from

public view

Street

Sidewalk

Cross Access Between

Parking Areas EncouragedBUILDING

PARKING

Service Lane

Serv

ice L

ane

BUILDING

PARKING

Residential

Parking access if no service

lane

Sid

e S

etb

ack

Co

rne

r L

ot

Sid

e S

etb

ack

Co

rne

r L

ot

Rear SetbackSide Setback

Corner Lot

Sid

e S

etb

ack

Inte

rio

r L

ot

Front


First F

loor

Ele

vation

He

igh

t

COURTYARDCOURTYARD

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Goal


Res.

Residential

ResidentialFirst

Flo

or

Ele

va

tio

n

Street Sidewalk

Garage

Service Lane

Sid

e S

etb

ack

Co

rne

r L

ot

BU

ILD

ING

Rear

Setback

PA

RK

ING

Wall

Street

Sidewalk

Wall

Side Setback

Corner LotSide Setback

Corner Lot

BUILDING

PARKING

Service Lane

Se

rvic

e L

an

e

Mew

s

Front


He

igh

t

Side Setback

Corner Lot

Sid

e S

etb

ack

Inte

rior

Lot

Side Setback

Interior Lot

Extension of

building depth

on end units

Side

Setback

Interior Lot

Side

Setback

Corner Lot

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Goal

To fulfill the vehicular parkingneeds of those who live, work, andshop within the UDO area.

Objective 1

Devise a vehicular parking system that accommodatesan appropriate number of spaces for the uses located onthe property and implement the system in a mannerthat maintains a distinctive and inviting image for theUDO area.


Lay out and screen parking lots so as to minimizedirect views of parked vehicles from the public right-of-way.

Incorporate shared parking facilities for parkingefficiency.

Design parking lots with a hierarchy of circulation: lotaccess drives with no parking, lot circulation driveswith little or no parking, and parking access aisles fordirect access to parking spaces.

Disperse compact spaces throughout the parking lotarea rather than concentrating them in one area.

Design parking lot landscaping in a manner thatreflects the hierarchy of circulation, placingimportance on the driveways from the street, framingmajor circulation aisles, and highlighting pedestrianpathways.

Separate parking areas from buildings by use of araised walkway or planting strip. Avoid directlyabutting parking aisles or spaces to the building.

Minimize intersections and avoid dead-end aisles.When dead-end aisles are the only option, provideproper maneuvering areas.

Avoid large, unbroken expanses of pavement. Divideparking lots into smaller paved areas that areseparated by landscaping, access driveways, orstructures.

Design the appearance of primary parking lot entriesin a manner that reflects the overall character of theproject. Use specimen plant material, low walls, andpavement treatments to create visual interest at keylot entry points.

Parking lots separated from the building edge (above left) allow forbetter pedestrian circulation. Edge landscaping and low walls(above right) or fences enhance entry areas. Landscape bays withtrees and plantings (below) provide visual relief and shade.

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s i g n a gs i g n a gs i g n a gs i g n a gs i g n a g eeeee

GoalTo assist and guide those who live,work, and shop within the UDO area.

Objective 1Design a system of signage to be submitted with thefinal plan, and implement the plan in a manner that willdirect vehicles and pedestrians and provide addressinformation, while reinforcing the image and identity ofthe development.


Design signs as an integral part of the overall buildingdesign rather than as appurtenances to buildings.

Do not obscure or conceal key architectural featureswith signs.

Align signs with other signs within the block tomaintain a consistent pattern of horizontal andvertical features.

Use signs to clearly convey a message. Design signswith simple, straight-forward shapes. Use letteringstyles that are simple, easy to read, and in proportionwith the rest of the sign.

Use pedestrian-scaled signs. Place and illuminatesigns in a manner that is appropriate to a pedestrianenvironment.

Fabricate signs of durable materials that are easy tomaintain.

Design street and directional signage to becompatible in material, color, character, and scale withother signage and buildings within the UDO.

Provide a private maintenance agreement for streetand directional signage that exceeds MetropolitanGovernment appearance standards.

Individual characters (aboveleft, bottom) on buildingfacades create visual interstand are easy to read at night.Simple, clear groundmounted signs (right, below)are most effective. Blade signs(above right) are ideal forretail and restaurants.

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appendix aappendix aappendix aappendix aappendix a

Appendix A includes the regulatorystandards and regulating plan thatgovern development within theUrban Design Overlay (UDO).

Base district standards that are notvaried by provisions set forth in thissection shall apply within theBedford Avenue UDO.

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Reconstruction of Bedford Avenue

Prior to approval of any finalconstruction plans for development ofproperties under this UDO, BedfordAvenue and a segment of CrestmoorRoad must be reconstructed to astandard that supports suchdevelopment. The reconstruction is theresponsibility of those who redevelopproperties under the UDO. A trafficimpact study will be required forsubmittal to and approval byMetropolitan Government as the basisfor determining the specific standardsand characteristics needed for thereconstructed street. Constructionplans for the road that incorporate thefindings of the approved traffic impactstudy must be submitted along with orprior to submittal for approval of anyfinal development construction plansor use permits under the UDO.

Building and Use Permits

Nonresidential use of property locatedin this UDO is permitted only within oraccessory to buildings meeting thestandards in the Table of Bulk Standardsin this appendix.

Due to the variety of physical conditions withinand adjoining the Bedford Avenue UDO, thearea has been divided into three sub-districtsbased on the desired development character.Where appropriate, specific design standardshave been developed for each sub-district.

1 (Residential and Office)This area is limited in scale to two stories andhas limited market exposure. It abuts an existingresidential area characterized by detachedresidences on relatively large lots. It is expectedto contain townhouses, live-work buildings andperhaps small single-tenant office buildings.

2 (Mixed Use)This area has the greatest flexibility because it isfurthest away from existing residential usesalong Cross Creek and Valley Brook. It also hasthe best potential for structured parking. Atleast a portion of the area has the highestvisibility and best accessibility and is thereforemost suited to a mixture of uses that includesretail. This area is limited in scale to three stories.

3 (Office and Residential)This area has moderately good market exposureat the intersection of Bedford Avenue andCrestmoor Road and is therefore expected tohave predominantly single-tenant officebuildings with some live-work buildings orperhaps townhouses. This area is similar to Sub-district 1 in that it abuts the same existingresidential area. Therefore it is limited in scale totwo stories.

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m o d u l a rm o d u l a rm o d u l a rm o d u l a rm o d u l a rlandlandlandlandlandallocationallocationallocationallocationallocationplanplanplanplanplan

The property within the UDO has beendivided into 25 feet wide modules inorder to:

• Coordinate property access pointson both sides of the street

• Facilitate orderly developmentconsistent with sub-districtboundaries

• Accommodate potential forphased or incrementaldevelopment

• Promote efficient but flexibleallocation of land to newdevelopment

• Avoid the creation of awkwardlysized and shaped left-over parcelsthat will be difficult to market

Final construction plans shall besubmitted that fit the framework of oneor a combination of these 25 feet wideincrements unless a master developersubmits for approval an alternativemaster plan for development of theentire UDO that replaces the modularland allocation plan.

Potential street right-of-way

Service lane network

Typical 25’ land module

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SECTION 1: BUFFERING AND SCREENINGSTANDARDS

1. Parking Lot Screening: Any parking lot adjoininga public street shall be screened to a height ofthree feet by walls, berms, landscaping, or acombination of these. If landscaping is used, theplanting bed shall be a minimum of 6 feet wide.

2. UDO District Perimeter Buffer: The followingstandards are applicable to the locations shown onthe regulating plan.

a) Native plant materials shall be used unlesssubstitutions are deemed warranted by thePlanning Department prior to submittal offinal development construction plans. Existingplant materials shall be preserved to thegreatest extent possible when installing thelandscape buffer.

b) The buffer width shall be a minimum oftwenty-three (23) feet wide, measured fromthe abutting rear or side property lines of thehomes located along Cross Creek Road andValley Brook Road.

c) The buffer shall include a stone or brick wallthat runs parallel to the property line, and shallbe planted with evergreen trees, deciduousunderstory trees, and evergreen shrubs. Thewall shall be a minimum of eight (8) feet tall.In areas where the health of existing, maturevegetation may be compromised by theconstruction of the wall, a less invasive but noless attractive barrier may be substituted, solong as the barrier is a minimum of eight (8)feet tall and complements the architecture ofthe development. When a less invasive barrieris utilized, the buffer may also include an earthberm in addition to the required barrier andplantings.

d) The berm shall be constructed a minimum ofthree (3) feet tall, and a maximum of five (5)feet tall.

e) Evergreen trees shall be planted twenty (20)feet on-center, unless a columnar or broad-branching species is used, in which case, thespacing may be altered.

f) Evergreen trees shall have a mature height ofat least twenty (20) feet.

g) Evergreen trees shall be eight (8) feet tall and/or have a five-foot (5-foot) spread wheninstalled.

h) One deciduous understory tree shall beplanted for every evergreen tree, using theevergreens as a backdrop.

i) Deciduous understory trees shall be at leastfive (5) feet tall when installed, with at least aone (1) inch caliper trunk, measured six (6)inches above the level of the ground.

j) Native, flowering trees should be used toprovide a show against the evergreens.

k) Trees that require good drainage shall be usedif planted on top of the earth berm.

l) Three (3) to five (5) small to medium evergreenshrubs shall be planted for every deciduoustree.

m) Evergreen shrubs shall have a two-foot (2-foot)spread when installed.

3. Waiver within the UDO: The landscape bufferingand screening standards shall be waived alonginternal base zone district boundaries within theUDO

4. Selected waivers along the perimeter of theUDO: Along base zone district boundaries thatcoincide with the boundary of the UDO, thebuffering and screening standards shall be waivedwithin the UDO whenever:

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STANDARD MIXED USE BLDGS OFFICE STACKED FLATS LIVE-WORK TOWNHOUSES

Front yard setback from front property line

80% of front façade must be built to the front property line

80% of front façade must be built to the front property line

80% of front façade must be built between 5 and 15 feet of the front property line; building with courtyard: where courtyard abuts front property line end wall(s) must be built between 5 and 15 feet of the front property line.

80% of front façade must be built between 0 and 10 feet of the front property line; where the building fronts common open space the front façade must be between 0 and 10 feet of the back of the walkway.

80% of front façade must be built between 5 and 15 feet of the front property line; where the building fronts common open space the front façade must be between 5 and 15 feet of the back of the walkway.

Side yard setback - interior lot 10 feet End units: 5 feet End units: 5 feet

Side yard setback - corner lot

street frontage side: must be built between 5 and 15 feet; interior side: 10 feet

street frontage side: must be built between 0 and 10 feet; interior side End units: 5 feet

street frontage side: must be built between 5 and 15 feet; interior side End units: 5 feet

Rear yard setback

Maximum building height (note 1)

3 stories, not to exceed 53 feet

2 stories in Subdistricts 1 and 3, not to exceed 40 feet and 3 stories in Subdistrict 2, not to exceed 53 feet

Height control plane

none required

none required5 feet minimum

not applicable

2 stories in Subdistricts 1 and 3, not to exceed 35 feet and 3 stories in Subdistrict 2, not to exceed 53 feet

SECTION 2: BULK STANDARDS

1. Floor Area Ratio Exemptions:

a) In Subdistrict 2, residential floor space shall beexcluded from floor area used in thecalculation of floor area ratio.

b) In Subdistricts 2, 3 and 4a, floor space inparking structures used to accommodaterequired parking shall be excluded from floorspace used in the calculation of floor area ratio.

2. Parking structures: The ground floor of anyparking structure shall be set behind otherbuildings so as not to be visible from the right-of-way of a public street except at the point of adriveway access.

3. Exemption from the visibility provision:Development within the UDO shall be exempt fromthe “visibility triangle” provisions as set forth inSection 17.20.180 of the Metro Code whenevercompliance with the build-to-line or setbackstandards of the UDO would otherwise preventcompliance with the “visibility triangle” provisions.

4. Table of Bulk Standards:


a) the abutting base zone district outside of theUDO is a nonresidential district; or

b) the abutting base zone district outside of theUDO is a residential district and the boundaryis in a public street.

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4. Table of Bulk Standards (continued):

STANDARD MIXED USE BLDGS OFFICE STACKED FLATS LIVE-WORK TOWNHOUSES

Building width at build-to line (note 2)Minimum lot width at front setbackMinimum lot depth

Maximum building footprint 5,250 square feet5,250 square feet in Subdistrict 2 not applicable

Maximum building depthMinimum lot area

Minimum first floor height16 feet measured from finished floor to floor none required none required

14 feet measured from finished floor to floor none required

Minimum first floor elevation none required none required

2 feet above sidewalk along abutting street opposite front entrance none required

2 feet above sidewalk along street abutting front yard opposite front entrance; 1.5 feet above walkway fronting open space opposite front entrance.

Minimum building height2 stories with two full floors of floor space 20 feet

Increments of 25 feet in accordance with the Modular Land Allocation Plan

80 feet for primary buildings in Subdistricts 1 and 3, measured from the front property line (note 3)

1: measured from the highest point of front property line to the top of the parapet or mean height of primary roof peak of a pitched roof with maximum pitch of 9/12 except that non-occupiable portions of a building may exceed the maximum height by 20%.

Supplemental Standards

3. Townhouses and Live-Work units: ground floor extensions up to 15 feet wide of the primary structure of end units in multiple unit buildings are exempt and one story accessory structures are exempt.

Buildings must extend across the full lot frontage exclusive of required setback areas, access drives and pedestrian passages (mews).

2 stories

2: courtyard buildings with an edge of the courtyard abutting the front property line or the front and side property lines of a corner lot are exempt.

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SECTION 3: ARCHITECTURAL TREATMENTSTANDARDS

The following standards shall also apply.

1. Permitted Awnings: In addition to requirementsplaced on awnings by existing codes andordinances, awnings shall comply with thefollowing requirements:

a) Length: No awning shall exceed 25 feet inlength.

b) Materials: Awnings constructed of rigidmaterials, plastic, or fabric that is glossy intexture are not permitted. The colors andpatterns shall complement the building.

c) Shape: Awnings shall reflect the shape andcharacter of window openings.

d) Lighting: Awnings shall not be internallyilluminated.

2. Glazed area: A commercial use must provide aminimum of 40 percent of the front facade on theground floor as clear or lightly tinted windows,doors, or other treatments sufficiently transparentto provide views into the interior of buildings.Additional floors shall have a minimum of 25percent glazing. The first floor glazed areacalculation shall be based on the facade areameasured to a height of 16 feet from grade inSubdistrict 2 and 12 feet from grade in all othersubdistricts.

3. Corner lot glazing: On corner lots in Subdistrict 2,the glazing requirements shall apply to facadesfacing Bedford Avenue and Abbott Martin. Oncorner lots in all other subdistricts, the percentageglazing requirements for the ground floor ofcommercial buildings shall apply only to the wall ssssstttttandarandarandarandarandardsdsdsdsds

facing the front property line and 20 feet along theside property line facing the street.

4. Massing: A building shall avoid long, monotonous,uninterrupted walls or roof planes facing streets.

a) Wall planes shall not exceed 25 feet in lengthwithout a change in plane by means such as avertical recess, projection, change in materialor color, or pilaster. Changes in roof plane shallbe in harmony with changes in wall planes.

b) Changes in plane shall be related to entrances,the integral structure or the organization ofinterior spaces and activities and not merelyfor cosmetic effect. False fronts or parapets ofinsubstantial appearance are prohibited.

5. Roof types: Mansard roofs are prohibited. Roofsmust be sloped or flat with parapets.

6. Materials: Vinyl siding is prohibited and E.I.F.S. isprohibited on ground floor facades fronting apublic way.

7. Entrances: Building entrances (excludingemergency egress) facing a public way, shall bedefined by awnings, by being projected, or by beingrecessed.

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SECTION 4: PARKING STANDARDS

1. Placement: Parking should be placed behindbuildings, but where accommodation of theminimum required parking spaces can not be metotherwise, parking to the side of buildings isacceptable provided that the parking is screenedfrom any adjoining public street right-of-way.

2. Parking Requirements: The parking provisions,including shared parking, applicable in the UrbanZoning Overlay District shall be applicable in thisUDO, except that residential units located withinmixed use buildings shall be exempt from requiredparking.

3. Parking Lot Lighting: Lighting shall beappropriate in function and scale for both thepedestrian and the vehicle. Lighting that minimizeslight trespass, pollution, and uplight shall beutilized. Luminaire styles, colors, and finishes shallcomplement the architectural features of thedevelopment.

SECTION 5: SIGN STANDARDS

1. Signs not permitted: In addition to signsprohibited in the base zoning district, on-premisetemporary signs, pole mounted signs, andbillboards shall not be permitted. Any sign whichhas any visible moving part, flashing or osculatinglights, visible mechanical movement of anydescription, or other apparent visible movementachieved by any means are prohibited in the UDOarea. Neon signs are prohibited within the UDOarea.

2. Maximum aggregate building signage: Themaximum aggregate amount of display surface areaof all permanent on-premise building signagepermitted on a parcel per public street frontageshall not exceed 15% of the area of the ground floorbuilding facade facing the public street or 60 sq. ft,whichever is greater. For purposes of calculation,the ground floor height is 16 feet in Subdistrict 2and 12 feet in all other subdistricts.

3. Limitation on lighting: Lighted signs shall beeither spotlighted, externally lit, or back-lit with adiffused light source.

4. Placement of signs: Signs shall be placed so as notto obscure key architectural features or door orwindow openings. Lighted signs are prohibited inthe rear of buildings located on the west side ofBedford Avenue and on the north side of CrestmoorRoad.

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Permanent On-Premise Sign Types Minimum Setback Minimum Height Maximum Height

Maximum Display Surface Area per sign face

Ground Sign - Monument None Required N/A4 feet; 2.5 feet for any part of a sign located

within 15 feet of a driveway 28 square feetBuilding Sign - Projecting N/A 8 feet (note a) 14 feet 10 square feetBuilding Sign - Projecting 2nd story and above N/A 15 feet 1 foot below the cornice or eave line 15 square feet

Awning Sign - Front N/A 14 feet 50 percent of the surface area of

the awning in the same planeAwning Sign - Side treat the same as Building Sign - Projecting N/A 14 feet 10 square feet

Building Sign - Wall Mounted N/A 1 foot below the cornice or eave line

Subdistrict 2: 50 square feet or 5 percent of the building façade

wall facing the same public street, whichever is less; all other

Subdistricts: 40 square feet or 5 percent of the building façade

wall facing the same public street, whichever is less 8 feet (note a)

a. Any sign that encroaches a public right-of-way must meet Metropolitan Government's current clearance standards and the encroachment must first be approved under the mandatory referral process.

5. Table of Sign Standards:


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Appendix bAppendix bAppendix bAppendix bAppendix bP l a n n i n gBackgroundand Process

Stuck in the Middle

In 1938, Bedford Avenue was platted as part of theHillsboro Views subdivision. Included in the plat wereBedford Avenue, Henry Street (now Crestmoor Road), aportion of Cleghorn Avenue, and a portion of AbbottMartin Road. The Hillsboro Views subdivision platincluded some existing commercial property alongCleghorn Avenue. Woodmont Estates II was platted tothe west of Bedford Avenue in 1946, and was laid out asan exclusively residential subdivision. As commercialand office development along Cleghorn Avenue beganto increase, residential property owners along BedfordAvenue became sandwiched between commercial and

office uses along Cleghorn Avenue and establishedresidential property within Woodmont Estates II.

For nearly 40 years now, Bedford Avenue and nearbyproperties on Crestmoor Road have been gravitatingtoward office and commercial uses as other propertieswithin the Hillsboro Views subdivision had already done.The extension of retail and office uses to include bothsides of Bedford Avenue and the east side of CleghornAvenue, however, has met opposition over the yearsfrom neighboring residential property owners. Manyzone change requests and development plans havebeen defeated as a result of the opposition.

Appendix B contains a brief descrip-tion of the historical events and thecharrette process that led to thisdocument.

Plats (above) show Woodmont Estates II and Hillsboro Views subdivisions with properties along Bedford Avenue highlighted in red.

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The Metro Councilmember from the district asked thePlanning Department staff to assist in solving theproblem that had progressed since the property wasplatted. The staff recommended an interactive planningand design process that would allow members of adesign team to work directly with the nearbycommunity to develop and implement their collectivevision for Bedford Avenue and a portion of CrestmoorRoad. This process is commonly known as a “charrette.”The charrette method was chosen to solve the problem,because unlike other proposals in the past, a charretteallows for the opportunity to gather information,explore and discuss alternatives, and finalize concepts,all while providing multiple opportunities to thecommunity to interact with the design team at keypoints during the process. The charrette processproceeded as follows:

Pre-charrette Meeting – January 30, 2003

The design team met with property owners, neighborhoodleaders, members of the development community, and thepress in order to establish a clear understanding of thecharrette process, discuss the upcoming charretteschedule, identify roles of pre-charrette participants, anddetermine the preliminary boundary of the area to bestudied during the charrette.

Charrette – February 11 – 13, 2003

Day 1: Issues and Priorities

The design team set up a remote studio near BedfordAvenue and studied the area in preparation for an eveningpresentation and interactive workshop. PlanningDepartment staff members joined the design team in theevening, and worked with the community in small groupsin order to discuss and record the issues and prioritiesassociated with the development of the Bedford Avenuearea. All evening meetings were open to the public.Notices were distributed, and neighboring propertyowners, neighborhood leaders, members of thedevelopment community, and the press attended themeeting. Topics that were covered during the sessionincluded ecology and habitat, streets and circulationsystem, land use, parking, and building size and placement.

Map (above) shows properties identified by participants at the pre-charrette meeting as owners to be notified of future public meetings.


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Day 2: Concept Development

Individual group maps from the first day of the charrettewere consolidated into one issues map. Theconsolidated map was used for concept developmentthroughout the second day of the charrette.

Three conceptual plans were developed by the designteam during the second day of the charrette thatattempted to address the issues and priorities expressedby the community. An evening meeting was held, andthe concepts were presented to the public, and thedesign team received feedback from the participants.


The Consolidated Issues Map (above) shows three distinct areas ofdevelopment. The yellow area abuts Cross Creek properties and isintended for a lower intensity of development including residentialand light office uses with a maximum building height of two stories.The orange area backs up to properties along Cleghorn Avenue andis intended for residential, office, light retail, and mixed use with amaximum building height of four stories. The red area representsexisting commercial and office uses along Cleghorn Avenue. TheFinal Concept Plan (right) was developed the third day of thecharrette and became the basis for the UDO document.

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Day 3: Final Concept Refinement

On the final day of the charrette, the design teamworked to address all of the comments received fromthe public, and developed one concept plan for theBedford Avenue area. The final concept plan includedsupporting drawings that depicted the future BedfordAvenue streetscape and a landscape buffer to beinstalled to protect neighboring residential uses. Thefinal concept and supporting drawings were presentedto the public during an evening session, and theparticipants provided further direction for the designteam.

Charrette Follow-up

An independent economist was consulted by the staff tostudy the area and provide findings and input regardingopportunities, constraints, and issues affecting theeconomic viability of various types of redevelopmentalong Bedford Avenue. The economist’s study indicatedthat the Bedford Avenue area is on the fringe of theGreen Hills Regional Activity Center, and the area shouldlogically act as a transition site. He recommended that areasonable use for Bedford Avenue would be primarilyresidential. He believed that Bedford Avenue lacks thevisibility to support retail and office uses at similarintensities as those found along Cleghorn.

The design team spent the six weeks following thecharrette refining the final concept plan based on thecommunity’s input during the final charrette meetingand based on the economist’s findings. The plan thatwas developed primarily contained a mixture ofresidential and office uses with retail uses located at thevisible Abbott Martin Road/Bedford Avenueintersection. The team also developed the Urban DesignOverlay document during this time that set forth the

goals, objectives, performance criteria, and designstandards that were conceived by the public during thecharrette.

An additional public meeting was held on March 24, 2003,during which the design team received additional inputand feedback from area residents, business owners, andmembers of the development community, in order toensure that the Urban Design Overlay plan and guidelinesachieved the intent of the plan developed during thecharrette. The consensus at the meeting was to expandthe opportunity for retail uses from Abbott Martin Road,up the east side of Bedford Avenue to Crestmoor Road.Although the economist’s findings did not support theviability of retail along the entire length of BedfordAvenue, participants at the meeting wanted to provide theflexibility in the plan to allow for retail uses on the eastside of Bedford Avenue in case the market would supportit in the future. Following the public meeting, the teamrevised the plan to reflect the input from the community.


bedford · 2012-11-09 · construct sidewalks to metro standards for bedford avenue and crestmoor...

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