HafenCity University Hamburg

Department of Urban Planning

BACHELOR THESIS 2006

15 August 2006 ­ 17 October 2006

ACCOMMODATING GROWTH:

THE CONCEPT OF TND IN

WESTHAVEN

"Is `Traditional Neighborhood Development′ a

viable urban model to accommodate growth

and prevent Urban Sprawl ?"

Student: Mareike Schuppe

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Table of Contents

LIST OF DIAGRAMS 4

LIST OF MAPS 4

LIST OF TABLES 4

1. INTRODUCTION 5

2. SPRAWLING URBAN GROWTH: IMPACTS AND APPROACHES 6

2.1 Causes and Problems of Urban Sprawl 6

2.2 Anti-Sprawl Approaches: Smart Growth, New Urbanism, and TND 12

3. PORTRAYAL OF WESTHAVEN′S HOMETOWN FRANKLIN 18

3.1 Location 18

3.2 Population 22

3.3 Economics 23

3.4 Provision of Infrastructure 25

3.5 Land Use Development 27

3.6 Urban Growth Management 30

4. EMBODIMENT OF TND IN WESTHAVEN 33

4.1 Design of Westhaven 33

4.1.1 Genesis of the Project 33

4.1.2 Setting in Franklin 34

4.1.3 Structure of the Neighborhood 35

4.1.4 Architecture of Buildings and Landscape 37

4.1.5 Existing and Planned Service Amenities 39

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

4.2 Successes and Benefits 41

4.2.1 Pedestrian-friendly Environment 41

4.2.2 Strong "Sense of Community" 42

4.2.3 High Standard of Living 44

4.2.4 Increased Awareness of Region 45

4.3 Failures and Deficiencies 46

4.3.1 Insufficient Connection to Region 46

4.3.2 Inadequate Internal Business Establishments 47

4.3.3 Inefficient Land Use 49

4.3.4 Unaffordable for Lower-Income Households 51

4.4 Conclusions of the TND Concept: What Westhaven Teaches Us 53

5. PLANNING APPROACHES FOR TND TO MANAGE GROWTH 57

5.1 Integration in Regional Network 57

5.2 Sufficient Supply with Businesses 60

5.3 Efficient Land Use 61

5.4 Offer of Lower-Priced Homes 64

6. FINAL VIEW ON THE REVISED TND CONCEPT 68

LIST OF ABBREVIATIONS 70

LIST OF ILLUSTRATIONS 71

BIBLIOGRAPHY 76

DECLARATION 82

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

LIST OF DIAGRAMS

Diagram 1: Growth rates of per capita land consumption and of developed land in the

U.S. (100 largest urbanized areas 1970-1990) 11

Diagram 2: Sectors of occupation of Franklin′s civilian labor force (in 2000) 24

Diagram 3: Allocation of expenditure of Franklin′s General Fund (in 2005) 25

Diagram 4: Development of (total) road miles in Franklin (1994-2005) 26

Diagram 5: Development of budget of Franklin′s government (1995-2006) 27

Diagram 6: Franklin′s residential dwelling units (in 2004) 29

LIST OF MAPS

Map 1: Location of Franklin in Tennessee 18

Map 2: City of Franklin 20

Map 3: Franklin′s existing land uses (in 2004) 27

Map 4: Franklin′s Design Concept Plan (in 2004) 32

Map 5: Setting of Westhaven in Franklin 34

Map 6: Master Plan of Westhaven (in 2005) 36

LIST OF TABLES

Table 1: List of the TND Design Guidelines 16

Table 2: Population growth in Franklin from 1890 to 2020 (census data and

*projections) 19

Table 3: Structure data of the population in Franklin, Williamson County, Tennessee,

and the U.S. (in 2000, 2004) 23

Table 4: Development of residential and non-residential acreage in Franklin from 1990

to 2020 (estimates and *projections) 28

Table 5: Single-family homes at Westhaven (types; sizes; prices) 38

Table 6: Categories with examples of primary and secondary facilities 59

Table 7: Examples of minimum (gross) densities of TND′s in different regions 61

Table 8: Examples of proportions of land use mix in different regions (in percent of

land area within a TND) 62

Table 9: Examples of six price categories for TND homes 64

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

1. Introduction

Many cities in the U.S. have experienced large growth. With a growth rate of 21.6%, there

will be 26.9 million new households between now and 2020. The current building boom in the

U.S. is projected to continue through 2030.1

The unlimited outward expansion of cities into undeveloped

areas on the urban periphery, in the transitional suburban zone

between inner city and country, has characterized growth. In

many U.S. urban regions, the pattern of growth has occurred in

shape of low-dense leapfrog development. This form of

suburbanization is commonly referred to as the phenomenon of

Illus. 1: Newly constructed

"Urban Sprawl". In Sprawl, the typical suburban development is

residential neighborhood

characterized by strictly separated land uses, neighborhoods

(Fresno, CA)

consisting of single-family homes, uniform and large-scale building components, and

automobile dependence.

The plentiful problems that result from the sprawling growth have become more evident in

the past decades as they have largely affected the development of economy, ecology, and

society. Coping with the inevitable growth is a major challenge for the population,

governments, and urban planners. As a reaction to the critical pattern of Urban Sprawl,

several new planning approaches have been developed to accommodate growth and

prevent Sprawl.

This Bachelor Thesis focuses on the concept of "traditional neighborhood development"

(TND), an urban model, developed by architects of the anti-sprawl movement "New

Urbanism". Regarding the issues of the uncontrolled growth pattern of Urban Sprawl, the

paper intends to find out, if the implementation of the TND concept can reduce or solve the

problems of sprawling growth while conducting a good standard of living.

Therefore, the goal of this paper is to answer:

"Is TND a viable urban model to accommodate growth and prevent Urban Sprawl?"

In order to answer this question, the implementation of the TND concept in the case study of

Westhaven, located in the growing city of Franklin in Tennessee, is examined. With this

example as the centerpiece of the Thesis, the issues of sprawling growth and the planning

approach of TND to accommodate this growth are elucidated and critically discussed.

In the following chapter, the origins and problems of Urban Sprawl are subject to this paper

as well as some of the approaches towards the prevention of the sprawling growth pattern.

1 Broberg 2006, [Magazine], p.9

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

2. Sprawling Urban Growth: Impacts and Approaches

2.1 Causes and Problems of Urban Sprawl

In almost every era of urban history, there was the transitional zone that housed activities

and individuals, which still were intimately connected to urban life but that could not be

accommodated easily within the city. For example, it provided space for some industries,

marginal and poor citizens, and working farms or villas of affluent families.2

As cities became economically mature and prosperous, they

tended to spread out at decreasing densities.

The Industrial Revolution in the 19th century accelerated the

economic and population growth effects in several cities in the

Western world. The piling up of density at the center due to

increased commercial and industrial activities caused living

conditions of many citizens to decline.

Therefore, people fled from the dense mass of buildings and

Illus. 2: Suburbanization around

the urban core (Los Angeles,

congested streets of the city centers, and the birth of suburbs

CA)

began. Suburban development expanded along the urban periphery, and along railroad lines

radiating outward from the city.3

In the early decades, mainly upper-class citizens were privileged to live in the new suburbs

whereas the working class and the majority of the middle class could not afford the typical

single-family detached houses, and rarely an own automobile in order to reach it.

Nevertheless, with economic growth, reinforced in the interwar boom-period in 1920′s,

Sprawl became a mass phenomenon. Unprecedented levels of affluence, development of

road and technical infrastructure, and rising automobile

ownership gave a larger portion of the American population

access to the suburbs.

This expanding middle class and its desire to rise above urban,

working-class conditions caused people to move to the suburbs

to live in the typical single-family homes. The residential

enclave, surrounded by spacious yards offered privacy and

protection from the outside contamination of the cities.4

Illus. 3: Popular single-family
home subdivision (Franklin, TN)

The houses were presented as "ideal villas in nature" to nurture

family life and protect children from urban vice.5

2 Bruegmann 2005, p.21

3 Bruegmann 2005, p.18-28

4 Bressi 1994, p.xxvi

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

This growth pattern continued after World War II at an even stronger pace.

Due to post-war prosperity and the prodigious baby boom, the

demand on houses enhanced as the population increased from 150

million to over 200 million, during the first decades after the war. The

improved economy led to higher incomes and increased automobile

ownership making single-family homes in the suburbs accessible to

many more people.

Particularly since World War II, some federal policies fuelled this

growth. Mortgages, subsidies, and homeowner deductions in the

federal income tax made new homes more affordable.

The widespread use of the automobile was also encouraged by the

Illus. 4: Expanding U.S.
highway system

government. The Federal Highway Act of 1954 led to an ever-

expanding national network of highways, which became the largest highway system in the

world. This highway system combined with the low price of gasoline made it much easier for

people to commute from their suburban homes to their urban jobs. 6

Urban Sprawl also intensified because of significant changes

within the households. As the baby-boomer generation matured,

the national average household size declined from 3.14 persons

per household in 1970 to 2.63 in 1990. While population grew

and household size sank, the demand for single-family houses

increased. Due to the affluence of many households, in

particular large house sizes were desired. The median house

size expanded from 1,000 square feet in 1950′s to nearly 2,500

Illus. 5: Large single-family
home (Spring Hill, TN)

square feet by the end of 20th century.7

Along with the outward dispersal of population came the

outward dispersal of jobs. As many companies relocated on the

periphery to be proximate to the workforce, several commercial

centers with offices and factories emerged. New economic

trends such as the use of computers and the shift from the

"product sector" to the "service sector" enforced the

development of low-rise office parks in the 1980′s. For example,

Illus. 6: Low-rise office and retail
building complex (Spring Hill, TN)

from 1973 to 1985 five million blue-collar jobs were lost

nationwide, while service fields gained from 82 to 110 million jobs. This resulted in 1.1 billion

5 Dutton 2000, p.16

6 Burchell et al. 2005, p.16

7 Bruegmann 2005, p.58-104

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

square feet of office space constructed in new suburban employment complexes.8 In

addition, shopping centers and most civic institutions settled on the periphery as well.

In order to regulate the rapidly spreading urbanization of land,

local governments used the method of zoning. Originally, this

instrument was used to separate residential homes from

noxious development types, particularly industries. However,

local governments tended to use it more for the separation of

compatible uses. The different kinds of land uses were divided

into "single-use" zones. Consequently, districts emerged that

contained one particular land use. Strip shopping centers and

Illus. 7: Strip shopping mall and

large parking lot (,,Cool Springs-

big box stores, industrial and office parks, freestanding civic

Galleria" in Franklin, TN)

institutions, and solely residential areas emerged. Since car trips

were required in order to reach the spatially dispersed zones,

governmental zoning policies demanded wide arterial roads as

connectors and large parking lots. The arterial roads led into the

auto-oriented street system within the residential subdivisions,

consisting of large local streets and cul-de-sacs.

Suburban governments also used zoning to restrict building

types, heights, lot sizes, and densities in each zone. The

conventional suburban neighborhoods were very low in density

and consisted predominantly of single-family homes with deep

Illus. 8: Typical deep building-

setbacks (Franklin, TN)

building-setbacks.

The building boom in the U.S. led to a mass production. Due to

higher profitable efficiency, the building industry involving

factories, developers, builders, and architects preferred large-

scale and standardized building materials and development

types. This way of production reinforced the spreading of

suburban development and contributed to the uniform

appearance.

Illus. 9: Standardized building
types (Franklin, TN)

8 Calthorpe 1993, p.19

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

The population growth and the typical sprawling growth pattern have continued until the

present time, causing negative impacts on the physical and cultural landscape in the U.S.

The main problems are indicated in the subsequent sections.

Since population and jobs have moved out on the urban

periphery, some metropolitan areas have experienced a

Decline in the Inner City

. As low-income households are less

mobile, they have no access to peripheral job or living

opportunities and are forced to stay in the city, often being

unemployed. Furthermore, the lower housing prices in inner-city

regions lead to a concentration of the poorer population.

Governments fuel this, since they have turned their interest to

Illus. 10: Deficient conditions in
inner cities (Franklin. TN)

the urban periphery, while neglecting inner cities. This is due to

high investments into suburban infrastructure as well as subsidies or mortgage tax incentives

for homeowners.9

The pattern of Urban Sprawl is blamed to cause

Social Segregation

. Since the residential

clusters often have different price classes for houses, subdivisions consist of residents with

similar socio-economic status. This leads to spatially segregated homogenous societies.

Many developers promote the concept of exclusivity, meaning "if

you live within these gates, you can consider yourself a

success". 10 The secession of the more affluent and successful

population segments has triggered "Gated Communities" to

become a standard form of U.S. settlement. Gated Communities

are self-contained neighborhoods, surrounded by gates or walls

that only provide access to the residents.

The homogeneity of the society bears less understanding of

Illus. 11: Isolated Gated

what is different and has less concern for the world beyond the

Community (Franklin, TN)

subdivision.11

9 Burchell et al. 2005, p.121

10 Duany, Plater-Zyberk, Speck 2000, p.44-45

11 Duany, Plater-Zyberk, Speck 2000, p.45-46

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Critics claim that low-density development causes the

Loss of

Social Connections

between neighbors and members of other

communities. Residents are spatially isolated from each other

due to the large-scale development. The large yards

surrounding the single-family houses create small private isles.

The lack of gathering places within residential areas for

community activities or recreation discourages social interaction

between neighbors. In addition, the dependence on the

Illus. 12: Isolating environment

automobile makes residents spend more time in the car instead

(Franklin, TN)

of taking part in social activities.12

The outward appearance of the typical development in Urban

Sprawl, characterized by the uniformity of mass-produced

buildings and large tracts of land used for pavement cause

Aesthetic Objections

. According to some critics, the American

landscape has transformed into a new "ultimate aesthetic

wasteland" 13 that most people find ugly and even stressful.

Lewis Mumford describes the scenery of Sprawl as "a multitude

Illus. 13: Agglomeration of
uniform homes (Franklin, TN)

of uniform unidentifiable houses, lined up inflexibility, at uniform

distances, on uniform roads, in a treeless communal waste".14

Since daily life involves several activities, which are spatially

apart from each other, there is a

High Automobile Reliance

in

the typical suburban development.

"In suburbia, there is only one available lifestyle: to own a car

and to need it for everything". 15 The suburban roadway system,

consisting of individual roads all entering one collector-road,

causes traffic congestion. In the U.S., about 86% of the

population uses the car as transportation mode. According to a

Illus. 14: Congested U.S.

survey in California, people in suburbs conduct an average

Interstate

amount of 11 car trips per day.16 The long commute times and traffic congestion lead to

stress, time loss and high travel costs. Automobile usage also causes a decline of health.

Particularly the high emissions in the U.S. have immense negative impacts on the

environment. For example CO2, contributing to the greenhouse effect.17

12 Burchell et al. 2005, p.112

13 Bruegmann 2005, p.134

14 Mumford 1961, p.506

15 Duany, Plater-Zyberk, Speck 2000, p.25

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Due to the leapfrog and low-dense development, Sprawl causes the

Vast Consumption of

Land and Natural Resources

. In many metropolitan areas, much land is urbanized. The

growth rates of the urbanization of land are often higher than growth rates of the population.

As shown in

Diagram 1

, developed land

34%

in the U.S. is growing more than twice as

35

fast as the per capita land consumption.

30

25

Most commonly agricultural land is used

16%

Percent

20

for new developments because it is

Growth

15

10

cheap. Also environmentally fragile lands

5

such as forestland, wetland or

0

Per Capita Land

Developed Land (Loss

meadowland are consumed.

Consumption

of Rural Land)

Population growth also expands the

demand for other natural resources like

Diagram 1: Growth rates of per capita land consumption

and of developed land in the U.S. (100 largest urbanized

water, energy and other minerals.

areas 1970-1990) 18

Moreover, the high car reliance triggers

the consumption of fossil fuels such as gas and oil. The large-scale and dispersed pattern of

Sprawl increases the consumption of gas and water. In addition, the extraction of minerals is

reinforced since a lot of building materials are needed for constructing large-scale

developments.19

Urban Sprawl triggers

High Costs of Infrastructure

. This is

reflected in the increasing expenditure of governments and

utility companies, which also influence private household

budgets due to increased fees and taxes.

Burchell et al. states, "Sprawl creates a never-ending upward

spiral of costs."20 The low-dense development necessitates that

more yards of linear infrastructure for water and sewer mains,

roadways and curbs need to be built. Single-use zoning raises

Illus. 15: Typical inefficient pattern
of Sprawl

costs because parallel infrastructure systems have to be

provided for each development zone. Since many new subdivisions are constructed away

from other development, the existing infrastructure cannot be used. As the result, the need to

construct more supply facilities increases. 21

16 Calthorpe 1993, p.48

17 Burchell et al. 2005, p.109

18 Sprawl-City Org. 2000, [Online]

19 Barton 2000, p.35

20 2005, p.3

21 Burchell et al. 2005, p.3-50

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

2.2 Anti-Sprawl Approaches: Smart Growth, New Urbanism, and
TND

As the problems of Sprawl became increasingly evident during the building boom after World

War II, people began to perceive that the rapid growth of the low-dense suburbanization had

largely affected cities and regions. It triggered much criticism among professionals,

governments, and population. Floods of literature were published, and several anti-Sprawl

movements, preservation groups, and governmental agencies were formed. In the

beginnings of 1990′s, some of these anti-sprawl campaigns developed the guiding motto of

"Smart Growth" in order to manage urban growth.

Advocates of Smart Growth promote the mix of land uses, higher densities and compact

development, walkable and human-scale environments, preservation of open space, and a

strong sense of place. To implement these

principles, governments and professionals have

developed planning new approaches. These are

reflected in more flexible zoning codes and land

use policies, in the establishment of Urban

Growth Boundaries (UGB), and in the

development of regional plans. The town of

Portland in Oregon is one famous example that

resembles the Smart Growth approaches.

Established in reliance on a regional plan,

Illus. 16: Regional plan of Portland (OR)

Portland consists of regional and town centers, a

public transportation system, all surrounded by an UGB that is combined with a greenbelt.22

One of the most prominent groups that advocate Smart Growth is the "New Urbanism"

movement. It is a coalescence of international architects, urban designers, engineers,

journalists, public servants, and citizens. The New Urbanism movement was officially

founded in 1993, in the first Congress of New Urbanism (CNU). Since then the CNU′s are

held annually. At the fourth Congress in 1996, the Charter of New Urbanism was established.

This is a declaration of principles that aim to improve the urban design.23

New Urbanists mainly blame the aesthetic deficiencies of the suburban design to be the

major cause of the problems in many urban regions. As antidotes to Sprawl, several New

Urbanism architects have developed concepts that suggest alternative designs of urban

development.

22 Bruegmann 2005, p. 203

23 Dutton 2000, p.29

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Former urban models, such as Ebenezer Howard′s "Garden City",

a self-sufficient small-town development in the countryside, Le

Corbusier′s model of the radiant "Dream City", and the "City

Beautiful" movement, praising the monumental city, have

influenced their ideas of the "ideal urban form".24 With these

inspirations in mind, New Urbanists have striven to create

neighborhoods that contain more mix of land uses and house

types, built in higher densities and are more walkable and visually

Illus. 17: Model of Howard′s

appealing than the typical suburban neighborhood.

"Garden City" concept

A lot of attention received the New Urbanism architect

Peter Calthorpe due to his concept of "transit-oriented

development" (TOD). Rooted to regional planning,

Calthorpe suggests that growth should be channeled into

compact, walkable, and mixed-use nodes connected to a

public transit station.

His regional plans for Portland, Sacramento and San

Diego in the 1990′s are some of the most famous

Illus. 18: Urban model of "TOD" (by

examples.25

Calthorpe)

The husband-and-wife team Andrés Duany and

Elizabeth Plater-Zyberk, co-founders of the New

Urbanism movement, conceived the concept of "TND".

Since the founding in 1980, their firm "Duany Plater-

Zyberk & Company" (DPZ), with offices in Florida,

Maryland, and North Carolina, has completed 250

communities.26

The TND approach bases on the codes of Smart Growth

and New Urbanism principles, while it adapts to the

design of the traditional American small towns of the

1920′s. In their most famous book

Suburban Nation

,

DPZ lecture about the qualities that distinguish TND

from Urban Sprawl and argue that TND is "the only

Illus. 19: Comparison of Sprawl and

TND (by DPZ)

24 Jacobs 1992, p.19-24

25 Bressi 1994, p.xxx-xxxi

26 DPZ 2006, [Online]

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

proven alternative to Sprawl" 27. In this book, their basic arguments about TND are reflected

in the "TND Checklist" (also referred to as "TND Design Guidelines"), which includes the

main principles of the concept.

These guidelines are recommendations directed towards developers, planning officials, and

municipalities in order to design new towns, neighborhoods, or villages.28

A summary of the TND Design Guidelines is shown in

Table 1

:

REGIONAL CONTEXT

LOCATION WITHIN A COMPREHENSIVE REGIONAL PLAN THAT

ENCOURAGES PUBLIC TRANSIT AND PRESERVES OPEN SPACE

CONNECTION TO ADJACENT DEVELOPMENTS AND THOROUGHFARES

ARCHITECTURE

DIVERSE AND HIGH-QUALITY DESIGN

STYLES ORIENTED ON HISTORIC SMALL TOWNS

LANDSCAPE

PRESERVATION OF NATURAL RESOURCES (I.E. LAKES, STREAMS,

WETLANDS, HILLSIDES, GREENLANDS, TREES)

INTEGRATION OF HISTORIC DESIGN-ELEMENTS

DISTRIBUTION OF NATURAL AMENITIES (I.E. VILLAGE GREENS, PARK

AREAS, COMMUNITY GARDENS, FLOWERS)

LAND USE

DIVERSE LAND USES (RECREATION, INSTITUTION, RETAIL, HOUSING,

WORKPLACES)

DISTRIBUTION APPROPRIATE TO DEMAND

COMBINATIONS OF COMPATIBLE USES IN THE SAME BUILDING

27 Duany, Plater-Zyberk, Speck 2000, p.20

28 Duany, Plater-Zyberk, Speck 2000, p.245

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

SPATIAL STRUCTURE

RURAL-TO-URBAN "TRANSECT ZONING" (ZONES: RURAL, EDGE,

GENERAL, CENTER, CORE)

NEIGHBORHOOD OR TOWN CENTER WITH MAJOR PUBLIC REALM (I.E.

PLAZA, CIVIC BUILDINGS, PARK)

PUBLIC INTSTITUTIONS LOCATED IN THE CENTER OR MOST PROMINENT

SITES (I.E. HIGH GROUND, MAIN INTERSECTION, TOWN SQUARE,

HILLTOPS)

STRUCTURE IS SUITED FOR PUBLIC TRANSIT (IDEALLY TRANSIT STOP

IN TOWN CENTER)

INCREASE OF DENSITY FROM THE EDGE TO THE CENTER

CLEAR DEFINED CENTERS, EDGES AND BOUNDARIES (I.E. THROUGH

NATURAL AND STREET CORRIDORS)

CLOSE CONNECTION OF PUBLIC AND PRIVATIZED SPACE

PROXIMITY OF ALL IMPORTANT SITES TO HOMES, MEASURE IS A 5-

MINUTE WALK FROM THE COMMUNITY CENTER TO EDGE (ONE-

QUARTER MILE IN DISTANCE)

BUILDINGS

RESIDENTIAL BUILDINGS

DIVERSE HOUSING TYPES (I.E. APARTMENTS, ROW HOUSES, LIVE-AND-

WORK HOUSES, BUNGALOWS, VILLAS, MANSIONS, ANCILLARY UNITS)

DIFFERENT SIZED LOTS (SMALL : 30-40 FEET, STANDARD: 40-70 FEET,

LARGE: OVER 70 FEET)

VARIOUS PRICE LEVELS (FOR SEVERAL INCOME CLASSES)

ZONING OF LOTS BY COMPATIBILITY OF BUILDING TYPE

HEIGHT OF BUILDINGS AT LEAST TWO STORIES TALL (EXCEPT

BUNGALOWS)

SMALL BUILDING-SETBACKS

SEMIPUBLIC ATTACHMENTS IN FRONT YARDS (I.E. PORCHES,

BALCONIES, STOOPS, BAY WINDOWS)

GARAGES SET BACK, OR ROTATED FROM FRONT OF THE HOUSE

PUBLIC BUILDINGS

CIVIC INSTITUTIONS (I.E. LIBRARY, CITY HALL, POST OFFICE,

RECREATION CENTER, COMMUNITY CENTER, DAY-CARE, RETIREMENT

INSTITUTION, ELEMENTARY SCHOOL)

FRONT DIRECTLY THE SIDEWALKS OF STREETS

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

TWO STORIES OR MORE FOR OTHER USES

PUBLIC PARKING LOTS LOCATED BEHIND COMMERCIAL BUILDINGS

STREETSCAPE

HIERARCHICAL NETWORK OF STREETS (I.E. BOULEVARDS, THROUGH

STREETS, STANDARD STREETS, LOCAL STREETS, REAR ALLEYS)

REAR LANES OR ALLEYS ACCESS SMALLER LOTS, WITH FRONT

DRIVEWAYS PROHIBITED

DIFFERENT SHAPES OF STREET GRID (I.E. RADIAL, QUADRATIC,

UNCONVENTIONAL GEOMETRIES)

SIDEWALKS ON AT LEAST ONE SIDE AND TREE-STRIPS ON BOTH SIDES

OF ALL STREETS (EXCEPT REAR ALLEYS)

ON-STREET PARKING ON MOST STREETS AND PUBLIC PARKING LOTS

IN CENTER ON ENLARGED LOTS

Table 1: List of the TND Design Guidelines 29

In

Suburban Nation

DPZ indicate, "there are always exceptions, but the majority of TND′s

correspond to the majority of the rules".30

Since the establishment of their first and most famous project "Seaside" in Florida in 1981,

several more TND′s were constructed all over the U.S (see

Illustration 20

)

29 Duany, Plater-Zyberk, Speck 2000, p.246-252, Illustrations by DPZ (source: DPZ 2006, [Online])

30 Duany, Plater-Zyberk, Speck 2000, p.246

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

A: Haymont, VA (1,600

B: Seaside, FL (80 acres)

C: Wellington, FL (1,500

acres)

acres)

D: Belle Chasse Navy

E: Elim Valley, UT (2,500

F: Rosemary Beach, FL

Base, LA (138 acres)

acres)

(105 acres)

Illus. 20: Examples of TND′s, developed by DPZ

DPZ has also been involved in designing the TND "Westhaven" in Franklin.

The next chapter portrays the city of Franklin, the setting of the case study. In order to

illuminate Westhaven′s role in urban growth, the essential characteristics of the region and

its urban development are indicated.

17

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

3. Portrayal of Westhaven′s Hometown Franklin

3.1 Location

The city of Franklin is located in Williamson County within the metropolitan area of

Tennessee′s capital Nashville.

Map 1: Location of Franklin in Tennessee 31

Franklin was founded along the Harpeth River in 1799. It first

consisted of 640 acres, divided into 196 half-acre lots formed

into 16 blocks around the town square.32 Five streets were

established running north and south, and five streets were laid

running east and west. In 1815, the town was incorporated.

During its first 180 years, Franklin became the center of a

plantation economy and many factories settled in this area.

Illus. 21: Franklin′s town square
and city hall (in background)

31 Superior Mapping Company 2004, [Map]

32 City of Franklin 2006,

Fiscal Year 2005-2006

[Online], p.3

18

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

As the population steadily increased to 1,500 in 1835, several public buildings were

established around the town square.

Persons per

Year Population

Growth

Rate

Square Mile

1890 2,250

-

64.3

1900 2,180

-

3.1%

62.2

1910 2,924

34.1%

83.5

1920 3,123

6.8%

89.2

1930 3,377

8.1%

96.5

1940

4,120 32.8% 117.7

1950

5,475 32.8% 156.4

1960

6,977 27.4% 199.3

1970

9,404 34.7% 268.7

1980 12,407

31.9%

354.5

1990 20,098

61.9%

574.2

2000 41,842

108.2%

1,195.5

2004 46,416

10.9%

1,326.2

2010* 62,500

19.5%

1,785.7

2020* 78,000

24.8%

2,228.5

Table 2: Population growth in Franklin from 1890 to 2020 (census
data and *projections) 33

Until the middle of 20th century, the population of the town increased in a gradual pace.

However, with the beginnings of the national suburbanization trend after World War II,

Franklin experienced a massive population outgrowth and followed the path of the growing

metropolitan area of Nashville. Between 1980 and 200 the population more than tripled with

a growth rate of 62 %. This caused the compact physical entity of the city to change to a

dispersed shape.

Today, Franklin (shown on

Map 2

) is the ninth largest city in Tennessee covering an area of

35 square miles and having a population number of 46,416 (in 2004).34 It is the County Seat

of Williamson County and part of the Metropolitan Statistical Area (MSA) "Nashville-

Davidson-Murfreesboro".

33 City of Franklin 2004,

Land Use Inventory

[Online], ch.4.2 (Note: "Growth Rate" and "Persons per

Square Mile" base on own calculations)

34 City of Franklin 2004,

Land Use Inventory

[Online], ch.4.2 (Note: Population number bases on

census data)

19

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Map 2: City of Franklin 35

35 City of Franklin 2006,

Urban Growth Boundary ­ Map

[Online]

20

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Within the MSA, Franklin is connected to

larger cities such as Brentwood (population:

31,750) and Murfreesboro (population:

68,816), and to Nashville (population:

575,261), which is located 20 north of

Illus. 22: Skyline of Nashville′s core

Franklin.36 Nashville is the location of

several companies and corporate headquarters. According to

Expansion Management

Magazine,

Nashville is

No.One in "America′s 50 hottest cities" ranking in 2005.37

Within the MSA are several colleges and universities such as Tennessee State University,

Belmont University, and the Ivy League Vanderbilt University.38 In the context of educational

facilities, Williamson County is particularly well known for its high-standard schools.

Concerning the transportation network in the region, Franklin is 18 miles away from the port

on the Cumberland River and 25 miles away from the international airport in Nashville. The

city also connects to the railroad, which crosses the region from north to south, and is used

for the transportation of industrial goods.

The largest roadway, Interstate-65, runs from the gulf coast,

passing Franklin and Nashville, and continuing north to the

Chicago area. Besides the Interstate, several major arterial

roadways connect Franklin with its surroundings as shown on

the

Map 2

. They all converge at the "Five-Point-Intersection" in

downtown Franklin. East of this area is the half-finished Mack

Hatcher Parkway, which is planned to be built as a

Illus. 23: Main connector to

circumferential route looping around the center.

Franklin: Interstate-65

Within the downtown area, Franklin provides public

transportation. Since 2003, mainly tourists and some residents

use the bus shuttle "Molley Trolley", which commutes between

five transit shelters on three routes in Franklin′s center area.39

Franklin′s major area of interest is the business-district "Cool

Springs", located adjacent to Interstate-65, northeast from

downtown. It is the location of larger companies and corporate

headquarters, several retail and entertainment facilities,

restaurants, and "Cool Springs Galleria",

Illus. 24: Business district "Cool
Springs" (Franklin, TN)

36 Williamson County ­ Franklin Chamber of Commerce 2006, [Magazine], p.81 (Note: population

numbers base on estimates in 2005)

37 Johnson 2005, [Online]

38 Johnson 2005,

[Online]

39 Franklin Transit Authority 2005, p.1-4

21

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

the second largest mall in Tennessee. In Cool Springs, most of Franklin′s employment

concentrates.40

Downtown Franklin is characterized by "traditional" small-scale

design. This area includes preserved historic monuments,

buildings from 18th and 19th century, several boutiques and

coffee shops along the town square and Main Street. There are

living options on small-sized lots, in historic homes and

apartments above shops or offices.

The National Register of Historic Places lists several places in

Franklin, and the Main Street has won the "National Main Street

Illus. 25: Historical small-town

Award".41 Concerning the

2006 Household Survey

(6,572

charm in Franklin downtown

responses), the small-town, historic atmosphere of Franklin was

the main decisive factor for 22% of the questioned households for moving to the city.42

3.2 Population

Franklin is a wealthy region as the mainly high-income citizens and the low poverty rate of

6.7% indicates.43 The crime rate is also low with 1.7 incidents per population of 1,000 in

2003.44 With reference to a report, in the past years the number of crimes in Franklin has

steadily decreased.45

According to Franklin′s residents, the quality-of-life index in Franklin is very high. In the

2006

Household Survey,

95% of the respondents rated the quality of life in Franklin as "very

satisfactory" or "satisfactory".46

Table 3

shows a selection of population structure data of Franklin in comparison to the

surrounding region and the U.S.

40 City of Franklin 2003,

Major Thoroughfare Plan

[Online], ch.4.3

41 City of Franklin 2006,

Fiscal Year 2005-2006

[Online], p.3

42 City of Franklin 2006,

2006 Household Survey

[Online], p.37, (Note: response rate: 30%)

43 U.S. Census Bureau 2006, [Online]

44 U.S. Census Bureau 2006, [Online]

45 City of Franklin 2006,

Fiscal Year 2005-2006

[Online], p.51

46 City of Franklin 2006,

2006 Household Survey

[Online], p.3

22

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Population data

Franklin

Williamson Tennessee USA

County

Age-structure (2000)

15 years and younger

23.90%

24.50%

20.50%

21.40%

16-24

11.40% 11.20% 13.70% 13.90%

25-44

38.10% 31.60% 30.20% 30.20%

45-64

19.20% 24.90% 23.20% 22.00%

65 and older

7.40%

7.70%

12.40%

12.40%

Average age (years)

33.05

34.46

36.67

36.22

Race and ethnicity (2000)

White

84.5% 91.6% 80.2% 75.1%

Black

10.3% 5.2% 16.4% 12.3%

Other

races

5.2% 3.2% 3.4% 12.6%

Educational attainment (2000)

High school graduates (persons

89.9% 90.1% 76.0% 65.3%

age 25+)

Bachelor′s degree or higher

42.3% 44.4% 19.6% 24.4%

(persons age 25+)

Income (2004,

*2000)

Per capita income

$ 31,964

$ 35,013

$ 19,393

$ 21,587 *

Median household income

$ 67,057

$ 76,723

$ 36,360

$ 41,994 *

Table 3: Structure data of the population in Franklin, Williamson County, Tennessee, and the
U.S. (in 2000, 2004) 47

3.3 Economics

High employment numbers and job growth characterize the labor market in Franklin and

Williamson County. With a total civilian labor force of 23,077, Franklin has a very low

unemployment rate of 3.2%. It is lower than Tennessee′s average of 5.2% (2005).48

Regarding the

2006 Household Survey

, the majority of households that moved to Franklin

named a new job as the reason.49

47 U.S. Census Bureau 2006, [Online], (Note: "Income 2004" taken from: City of Franklin 2006,

Fiscal
Year 2005-2006

[Online], p.23)

48 City of Franklin 2006,

Fiscal Year 2005-2006

[Online], p.12

49 City of Franklin 2006,

2006 Household Survey

[Online], p.37

23

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Franklin′s economy benefits of its location within the MSA,

where the economy is particularly

strong. This area has experienced a large growth in the past decades since many companies

(re)located their headquarters to the MSA, such as the telecommunication company

"Bellsouth" in Nashville, "Community Health Systems Inc." in Brentwood, and the car-

manufacturer "Saturn" in Spring-Hill, which employs 5,700 workers.50

The major private employers in

Franklin are "Cool Springs

Galleria" (3,500 employees), "Ford

Motor Credit/Primus" (1,400

employees), and "Williamson

County Medical Center" (1,100

employees).51 Franklin, being an

Illus. 26: Office buildings in Cool Springs (Franklin, TN)

attractive business location, is

confirmed by the decision of "Nissan North America", to relocate their corporate

headquarters, along with approximately 1,300 jobs to Cool Springs.52

This contributes also to the large automotive/transportation sector in and around Franklin.

In Franklin, the service sector clearly

0.2%

Management, Professional,

dominates the economy, with 84.8%.

8.9%

and Related

Growth rates of the economic

6.1%

Service

44.8%

sectors indicate that manufacturing

Sales and Office

jobs are on the decline while the

Construction, Extraction, and

strongest growth takes place in the

29.3%

Maintenance

service industry, including

Production, Transportation,
and Material Moving

professional and businesses

10.7%

Farming, Fishing, and

services as well as education and

Forestry

health services.54

Diagram 2: Sectors of occupation of Franklin′s civilian

The growth rate of service sector

labor force (in 2000) 53

establishments, such as retail stores

and restaurants is higher than the supply of employees. Recently many businesses struggle

to fill their traditionally lower-paid job positions, as posted "help-wanted" signs confirm.55

50 Stout 2006, [Magazine], p.14

51 Williamson County ­ Franklin Chamber of Commerce 2006, [Magazine], p.73

52 Bush, Lawson 2006, [Online]

53 Vanderbilt Library 2000,

[Online], p.3

54 Center for Business and Economic Research 2006, [Online], p.36

55 Walters 2005, [Online]

24

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

3.4 Provision of Infrastructure

In MSA′s, 64% of infrastructure needs are funded from local sources such as the city and

county, 18% from state sources, and 16% from federal agencies.56 Cities fund most

categories of infrastructure needs (63.5% to 77.4%) including "Public Safety", "Public

Buildings", and "Business District Development". An exception is "Education", which is

funded primarily by the counties with 52.3% and 28% by the state. Infrastructure that

concerns "Transportation and Utilities" is funded 33.7% from the cities and 52% from state

sources, due to state highway projects.57

The provision of technical infrastructure for the public realm in Franklin is in responsibility of

utility companies. They provide water supply and wastewater disposal (outside the city

limits), electricity, gas, and telecommunication. The city government provides road

infrastructure as well as water supply and disposal (within city limits).

For the construction of private developments such as residential neighborhoods, the

establishment of technical infrastructure is done by the utility districts in cooperation with

private contractors, which is financed

by developers, private investors, and

Community

Development

banks. Most of the time, after finishing

Solid Waste

7%

Transfer

the development, the city government

8%

and utility companies take over the

Parks

6%

Public Safety

maintenance of these infrastructure

42%

types.58

Streets

8%

Debt

As Franklin is part of the MSA, the city

4%

government provides most other public

Other

11%

services. The finance is mainly done

General

Interfund Government

from the "General Fund" (see

Diagram

Transfers

11%

3%

3

). Other sources for finance are

"Special Funds", such as the "Storm

Diagram 3: Allocation of expenditure of Franklin′s General

Water Fund", or "Transit Fund".60

Fund (in 2005) 59

56 Tennessee Advisory Commission on Intergovernmental Relations 2005, [Online], p.28

57 Tennessee Advisory Commission on Intergovernmental Relations 2005, [Online], p.17

58 Edenfield 7 Sept 2006, [Personal Interview]

59 City of Franklin 2006,

Fiscal Year 2005-2006

[Online], p.9

60 City of Franklin 2006,

Fiscal Year 2005-2006

[Online], p.9

25

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

The General Fund builds up from the following types of revenues: 46% local sales tax; 19%

property tax; 10% intergovernmental funds; 25% others (i.e. licenses, permits, fines).

In comparison to many other cities in Tennessee, in Franklin the revenues from property

taxes are significantly high. This is due to the large number of citizens and to the high tax

rate of $ 4.14, which is higher than Williamson County′s average of $ 2.84.61

The high property tax base and the exceptionally strong commercial sales tax with 9.25%

(state sales tax: 7% plus local sales tax: 2.25%), lead to a strong growth rate of revenues on

these taxes. 62

Due to the regional growth and Franklin′s mainly high-income and sophisticated citizens,

there is a high demand for an advanced infrastructure. According to a report in 2005,

Williamson County has the fifth highest infrastructure need and the seventh highest cost per

capita in Tennessee.63

The high-income population in Franklin reinforces the demand on public and private services.

Much expenditure is made on public safety, especially for fire and police services. 64

High infrastructure needs also concern the street and traffic sectors. The demand on road

infrastructure has steadily grown over the years (see

Diagram 4

). Traffic growth rates from

1991 to 2001 show that most roads have experienced a high increase of the daily traffic

amount up to 32.6%.65 This

triggers the need for roadway

250

235

250

widening and new roadway

9

19

201 207 211 212

200

construction projects.

1

0

16

164 17

144

150

134

Miles

100

50

0

94 95 96 97 98 99

02

d)

19 19 19 19 19 19 2000 2001 20 2003 2004 ate

stim

(E

05

20

Year

Diagram 4: Development of (total) road miles in Franklin
(1994-2005) 66

61 Tennessee Controller of the Treasury 2005, [Online]

62 Williamson County ­ Franklin Chamber of Commerce 2006, [Magazine], p.82

63 Tennessee Advisory Commission on Intergovernmental Relations 2005, [Online], p.38

64 City of Franklin 2006,

Fiscal Year 2005-2006

[Online], p.7-9

65 City of Franklin 2004,

Major Thoroughfare Plan

[Online], ch.4.18

66 City of Franklin 2006,

Fiscal Year 2005-2006

[Online], p.39

26

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

50.0

Even though, revenues have

45.0

40.0

steadily increased (see

Diagram 5

)

35.0

30.0

there is a current deficit in the

25.0

governmental budget, due to the

20.0

15.0

exceptionally high demands on

10.0

public services of Franklin′s

5.0

0.0

residents. This is the first time

1995 1996 1997

1998 1999 2000

2001 2002 2003

2004 2005 2006

since 1995 that there are more

Revenues

Expenditures

Fund Balance

expenditures than revenues.68

Diagram 5: Development of budget of Franklin′s government

(1995-2006) 67

3.5 Land Use Development

Map 3: Franklin′s existing land uses (in 2004) 69

67 City of Franklin 2006,

Fiscal Year 2005-2006

[Online], p.6

68 City of Franklin 2006,

Fiscal Year 2005-2006

[Online], p.6

69 City of Franklin 2004,

Land Use Plan

[Online], p.5

27

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

An UGB divides the region of Franklin into two geographic areas (see

Map 2

). The

administrative boundary includes the land within the city limits as well as specified land

around the city in anticipation of future development. (In this paper, numbers about Franklin

refer to the incorporated "City of Franklin" - exceptions are indicated).

The city has experienced an increasing development of vacant acres in the past decades,

and it is projected that this growth is going to continue, at least for the next 15 years.

Year Residential

Growth

Non-

Growth

Developed

Growth

Acres

Rate

Residential

Rate

Acres

Rate

Acres

1990 2,419 - 1,023 - 3,442 -

1995 2,885 19.2% 1,413 38.1% 4,298 24.8%

1996 3,145 9.0% 1,483 4.9% 4,628 7.7%

1997 3,488 10.9% 1,601 7.9% 5,089 9.9%

1998 3,755 7.6% 1,794 12.0% 5,549 9.0%

1999 4,114 9.5% 1,836 2.3% 5,950 7.2%

2000 4,799 16.6% 2,025 10.3% 6,824 14.7%

2001 4,921 2.5% 2,221 9.7% 7,142 4.6%

2002 5,125 4.1% 2,259 1.7% 7,384 3.4%

2003 5,406 5.5% 2,344 3.7% 7,750 4.9%

2004 5,819 7.6% 2,662 13.6% 8,481 9.4%

2010* 7,800 34.0% 3,500 31.5% 11,300 33.2%

2020* 11,100 42.3% 5,000 42,8% 16,100 42.5%

Table 4: Development of residential and non-residential acreage in Franklin from 1990 to 2020
(estimates and *projections) 70

In spite of the growing amount of urbanized land, Franklin still

consists of 36% undeveloped acres, which are mostly

agricultural and vacant acres.71 A mix of hilly and flat landscapes

characterizes Franklin′s topography. Green fields, plantations

and farms, wetlands, and woods mark the countryside, and the

Harpeth River crosses the city. The developed land is 64% of

the total 35 square miles.72

Illus. 27: Farmland in Franklin

70 City of Franklin 2004,

Land Use Inventory

[Online], ch.4.6 ­ 6.2

71 City of Franklin 2004,

Land Use Inventory

[Online], ch.2.3

72 City of Franklin 2004,

Land Use Inventory

[Online], ch.6.5

28

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

As

Map 3

shows, in Franklin there are several districts that

contain similar types of development, i.e. business or industrial

districts. Most commercial, retail, and office accumulations

concentrate along Interstate-65. The only exception is Franklin

downtown. Due to its spatial division into small sections, it

contains several kinds of uses as indicated in the previous

chapter.

Illus. 28: Office park in Cool

Residential development has grown even faster than the non-

Springs (Franklin, TN)

residential development and is scattered across the whole

region growing away from the downtown area.

Twenty percent of Franklin′s total

415

acreage is designated for single-family

(2%)

890

homes (in this region referred to as

(4%)

Single Family

detached dwelling units on less than

6,501

Residential Special Space

five acres). Of the 22,875 existing

(28%)

Multifamily

residential dwelling units in Franklin,

13,592

(60% )

Duplex

60% are single-family homes.73

1,477

(6%)

Manufactured Home

Low-density single-family subdivisions

account for a large percentage of land

use. The average gross density

Diagram 6: Franklin′s residential dwelling units (in 2004) 74

(overall acreage of subdivision) of

conventional subdivisions is 1.7 dwelling units per acre (du/a).75

Regarding the building permits issued in 2004, almost 80% were

for single-family dwelling units.76 Even though, single-family

homes are still highest in demand, there is a trend towards

attached housing types. Attached dwellings include duplexes

that consist of two units and multifamily homes that consist of

three or more units, such as row homes (also called town

homes), apartments (a block of flats, in which each flat is leased

by the person who live in it) or condominiums (each flat is

Illus. 29: New residential housing

owned by the person who lives in it).77

trend: attached homes (Franklin,
TN)

73 City of Franklin 2004,

Land Use Inventory

[Online], ch.3.2

74 City of Franklin 2004,

Land Use Inventory

[Online], ch.3.2

75 City of Franklin 2003,

Tennessee Long Range Plan

[Online], ch.3.7

76 City of Franklin 2004,

Land Use Inventory

[Online], ch.3.5

77 City of Franklin 2003,

Tennessee Long Range Plan

[Online], ch.3.16

29

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

There are also trends towards "mixed residential developments", which consist of attached

and detached dwelling types. These developments have higher densities than the

conventional subdivisions with an average gross density of 3.78 du/a .78

The average prices for single-family homes in Franklin have

increased from 2000 to 2005 by $100,000. In 2005, the average

price for a single-family home was $359,376.79 The high-priced

land in Williamson County makes houses very expensive.

As realtor Edenfield says, "Franklin and its surroundings are

very popular. Many people are moving here from places like

California or Florida where the housing market is very high right

Illus. 30: Highest in demand:

now, so in Franklin or Williamson County they get the same

single-family homes (Franklin, TN)

quality of life for a better price or a higher standard of living for

the same price."80

Franklin is going to stay in demand. It is projected that

approximately 7,619 more acres will be developed from 2004 to

2020 as the population is expected to reach 78,000. Additional

9,300 new dwelling units are planned.

Illus. 31: Newly built subdivision

3.6 Urban Growth Management

(Franklin, TN)

In Franklin, the municipal Planning Department is mainly responsible for the management of

urban growth. The main decisions in urban planning are made by the Planning Commission,

which is appointed by the Planning Department.

The Planning Department has established a broad range of regional plans, such as the Major

Roads Plan, Transportation Plan, Land Use Plan to organize the urban development of

Franklin.81 Like many other local governments, they have applied the traditional method of

zoning by separating Franklin′s land uses into districts (see ch.2.1). After modifications of the

conventional planning approaches in 1990′s, they now put emphasis on the principles of

Smart Growth (see ch.2.2), reflected in several new strategies.

78 City of Franklin 2004,

Land Use Inventory

[Online], ch.3.13

79 Gullett 2006, [Online], p.1

80 Edenfield 18 Sept 2006, [Personal Interview]

81 City of Franklin 2004,

Land Use Inventory

[Online], ch.1.1

30

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

This includes the establishment of the UGB in the 1990′s to limit the outward dispersal of

development and to maintain ample land for the future demand.

In order to implement some of the Smart Growth principles, such as a greater mix of land

uses and the construction in higher densities or clustered forms, Franklin′s Planning

Department rewrote parts of their Zoning Ordinance. At current time, the ordinance contains

22 zoning districts. These include

20 conventional districts that zone

for mostly one type of land use,

and two zoning codes of "Planned

Commercial" (PC) and "Planned

Residential" (PR) that allow a

(restricted) mix of uses and

variable maximum densities.

PC allows some commercial

development and multifamily

homes.82 PR permits different

dwelling types and certain public

uses.83

Furthermore, the Planning

Illus. 32: Zoning Map of Franklin

Department revised the Land Use

Plan by adding new policies and conceptual plans. The Land Use Plan of Franklin, also

referred to as the "Regional Comprehensive Plan" (RCP), includes a collection of several

materials concerning the regional development of land within the UGB. Among these are the

principles of growth management, the "Regional Vision", design policies, and several plans of

existing and envisioned development.

The RCP also includes the "Design Concept Plan", which is regarded as the keystone to

Franklin′s future regional development. The new planning approach intends to designate

larger geographic areas for development oriented on a selection of design concepts. These

areas are knit into a coherent and integrated region through transportation and greenway

corridors (see

Map 4

).84 The design

concepts

(i.e. "TND", "TOD", "Rural Areas") contain

guiding policies for their execution, which promote high design quality and the mixture of

different development types. At current stage of development, the proposed gateways and

corridors are not all implemented yet.

82 City of Franklin 2003,

Zoning Ordinance

[Online], ch.6.19

83 City of Franklin 2003,

Zoning Ordinance

[Online], ch.6.8

84 City of Franklin 2004,

Land Use Plan

[Online], p.21

31

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

The development of larger areas or properties in Franklin is only approved if it bases on a

Master Plan. Developments that correspond to the design concepts require a Master Plan.

Map 4: Franklin′s Design Concept Plan (in 2004)85

Adherence to the Design Concept Plan, the design concept of TND has been implemented in

Westhaven. It is the largest mixed residential neighborhood in Williamson County and the

first TND in Middle Tennessee. Westhaven and the resulting effects of implementing the

TND concept are subject in the next chapters.

85 City of Franklin 2004,

Land Use Plan

[Online], p.27

32

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

4. Embodiment of TND in Westhaven

4.1 Design of Westhaven

4.1.1 Genesis of the Project

In the late 1990′s the idea of establishing the neighborhood of Westhaven was conceived by

"Southern Land Company" (SLC). SLC′s Director of Communications, Jim Cheney, states

that since the company was founded in 1986, they have focused on developing communities.

These include mainly upscale single-family neighborhoods and some mixed-use

developments. With its headquarters in Franklin, SLC employs over 250 professionals, such

as architects, developers, engineers, horticulturalists, realtors, and builders.86

In order to develop the Master Plan, SLC cooperated with the New Urbanism architects DPZ

to design the neighborhood.87 They were guided by the design policies of Franklin′s Planning

Department, who established these in context of the Design Concept Plan (see ch. 3.6).

In the early planning stages, SLC initiated several public

workshops, referred to as "charrettes", invented by the New

Urbanists. In 2001, a charrette was organized, in which for six

days hundreds of interested citizens, local officials, business

owners, planners and developers participated in a series of

workshops.88 The emerged Master Plan of Westhaven was

approved by Franklin′s Planning Commission in June 2001.

Illus. 33: Planners and residents

In order to build Westhaven, SLC purchased 1,534.47 acres of

on a "charrette" in Franklin

undeveloped land on the western side of Franklin.

Governmental planning officials zoned 621 acres as PR and 206 acres as PC. Almost 50%

of the neighborhood (706 acres) was maintained as conservation area. After the zoning

process, SLC prepared the land for the development. They collaborated with several

investors, such as venture capitalists and banks, in order to finance the necessary measures.

Contractors in cooperation with utility companies were hired to build the technical

infrastructure such as streets, sewer, electricity, water, and telecommunications. In this

process, SLC formed partnerships some companies, such as the telecommunication firms

"Comcast" and "Ellipt, Inc."

86 25 Aug 2006, [Personal Interview]

87 Cheney 25 Aug 2006, [Personal Interview]

88 Southern Land Company 2006,

Future

[Online]

33

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Following these preparations, the properties of Westhaven were

sold to the eleven building-contractors, including SLC itself.

The buildout of Westhaven began in 2003. Within the same

year, the builders started selling the homes. Ever since then,

Westhaven homes have been very high in demand and have

attracted buyers from all over the U.S. as well as other

countries.

At the current stage of the development, there are

Illus. 34: Westhaven home under

approximately 1,200 residents living in 400 homes, and several

construction

public places and buildings established (see ch.4.1.5).

Westhaven is planned for estimated 7,100 residents, 1,158 employees, and 2,600 houses.

The end of the construction period is supposed to be in 2015.89

4.1.2 Setting in Franklin

Map 5: Setting of Westhaven in Franklin 90

89 Cheney 25 Aug 2006, [Personal Interview]

90 Map is own creation, basis: City of Franklin 2006,

Street Map

[Online]

34

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Westhaven′s location is on the urban periphery of Franklin,

directly on the city-limits and near the UGB and the West

Harpeth River.

The surrounding countryside mainly consists of agricultural and

vacant acres. The area is sparsely populated with a density of

1.46 to 2.96 persons per acre. Some low-dense single-family

neighborhoods are located to the east. The closest larger

accumulation of infrastructure is Franklin Downtown to its

Illus. 35: Westhaven′s location

eastern side.

in rural Franklin

Westhaven is accessed by the two-lane arterial roadway New

Highway 96 West from the north, which leads to the downtown

area. Of major importance for the accessibility is the planned

Mack Hatcher Parkway construction, which is proposed to built

on Westhaven′s eastern side. It will function as a second access

possibility and will provide better connection around congested

downtown. Mack Hatcher Parkway will also provide better

access to Cool Springs and Interstate-65. Concerning the

Illus. 36: Undeveloped land

current stage of planning, this project is still in the design phase,

surrounds Westhaven

and is, despite the governmental plans, already delayed.

4.1.3 Structure of the Neighborhood

Westhaven′s components, such as open spaces, lots, streets,

and buildings are shaped in an organized way as it can be seen

on

Map 5

.

Diverging from New Highway 96 West, the neighborhood is

entered by Westhaven Boulevard. This main boulevard leads

along the planned town center, northeast of the Westhaven, to

the town square. The proposed town center is the largest public

realm in the neighborhood. It will contain public parking lots, a

12-acre lake, commercial and retail facilities, and civic

Illus. 37: Central town square and

Westhaven Boulevard (in

institutions. The street system divides the neighborhood center

background)

into small quadratic or rectangular sections. These squares

contain public parks, large-scale public parking lots or houses. The center area has a higher

density than its surroundings, because most homes are constructed on smaller lots. As the

TND Design Guidelines suggest, the transition from urban to rural is clearly reflected in

35

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Westhaven′s structure. Toward the southern and western edge of the neighborhood, the

density decreases as lots increase in size. Furthermore, the streetscape changes, because

its geometry becomes curvier as it extends outward.

Map 6: Master Plan of Westhaven (in 2005) 91

A hierarchical street network defines the spatial structure. It

mostly consists of small rear alleys that provide access to the

garages, which are located behind the buildings. Roadways

such as avenue and local streets serve conventional travel

corridors. Most dominant in the street system, are the large-

scale boulevards, characterized by central green strips. The

sides of the street realm consist of walkways, located in-

between green strips and house front yards.

Illus. 38: Clear-defined edges

The structure is accentuated by the distribution of organized

and boundaries

open spaces throughout the neighborhood (i.e. parks, greens,

plazas, squares) as well as water features such as, streams and ponds.

36

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Except for the larger homes on more spacious lots on the

neighborhood edge, buildings are pushed close to the street

realm. Most buildings have very short entranceways that directly

connect to the public walkway, while maintaining minimum

space. As recommended by the TND Design Guidelines, these

small semi-privatized front yards function as spatial connectors

between the public space and the privatized space.

Furthermore, the majority of homes in Westhaven are arranged

Illus. 39: Buildings in close

in close proximity to each other.

proximity to street realm

The southern and western edges of the neighborhood are lined

by large tracts of woods.

4.1.4 Architecture of Buildings and Landscape

The neighborhood is distinguished by very high-quality design

that has been implemented in a very detailed way. The

architectural styles of buildings and natural elements are unique

and diverse. Most of them mimic the design found in the pre-

World War II- small towns. For example, historic street lamps,

plazas, and square "pocket" parks, which were commonly found

in traditional small towns, contribute to the unique flair.

Illus. 40: Appealing pocket park

Landscape architects of SLC have utilized the natural elements

in a very precise way, in various geometries brightened with

colorful flower arrangements. Particularly attractive appear the semi-privatized front yards

and the plentiful public parks.

The buildings are designed in reliance on a list of

acceptable architectural styles. SLC emphasize that the

scale, proportion and common elements of the buildings,

must resemble styles found in Franklin before World War

II. These different styles are: "Classical"; "Georgian";

"Colonial Revival House"; "Victorian Vernacular House";

Illus. 41: Westhaven home copies style

Craftsman Bungalow"; "Tudor".92

of historic Franklin home (small picture)

91 DPZ 2006, [Online]

92 Cheney 25 Aug 2005, [Personal Interview]

37

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Not just the building itself, but also semi-public attachments

such as the front porches, stoops, and classic picket fences are

adapted from traditional towns.

Homes also vary in size and type (see

Table 5

).

According to Cheney, most front lot sizes range between

46 to 75 feet and the average lot depth is approximately

130 feet.93

Illus. 42: Design of front porch adopted
from Franklin downtown (small picture)

Home Types

Ranges of Interior

Front

Price Categories ($)

Home Sizes

Lot Sizes

(square feet)

(feet)

Town Home

1,500 ­ 2,100

20′- 33′

mid 300′s ­ 400′s

Villa

1,600 ­ 2,000

33′

high 300′s

Carriage

2,000 ­ 2,300

30′

high 300′s

Bungalow

2,500 ­ 3,000

38′

400′s

Cottage

2,800 ­ 3,500

46′

high 400′s ­ mid 600′s

Village

3,400 ­ 4,000

56′

mid 500′s ­ high 600′s

Avenue

2,700 ­ 3,500

65′-75′

high 500′s ­ mid 600′s

Manor

3,700 ­ 4,800

66′-75′

low 700′s ­ 800′s & up

Estate

3,500 ­ 5,100

85′

low 600′s ­ 800′s & up

Grand Manor

4,000 ­ 5,500

105′+

low 600′s ­ 800′s & up

Table 5: Single-family homes at Westhaven (types; sizes; prices) 94

In addition to the listed types of single-family homes, small amounts of multifamily dwelling

units are planned, such as apartments, which partially will be available for lease. In

anticipation of older and less mobile people, SLC also plans to provide some one-story

duplexes.95

The selection of pictures in

Illustration 43

shows some of the different styles and types of

residential buildings that can be found in Westhaven.

93 Cheney 25 Aug 2006, [Personal Interview]

94 Westhaven Realty 2006, [Westhaven Brochure]

95 Cheney 25 Aug 2006, [Personal Interview]

38

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Illus. 43: Westhaven homes in different architectural styles

4.1.5 Existing and Planned Service Amenities

The neighborhood provides a 15,000 square foot "Resident′s

Club", including several rooms for socializing, and an outdoor

swimming pool.96 In addition, there are playgrounds and public

parks scattered throughout the neighborhood. Within the woods

bike and walking trails can be found. Other recreational

amenities, such as a golf course and courts for ball games (i.e.

Illus. 44: Common areas:
playground in front of

tennis, basketball) are planned.

Resident′s Club

In the town center, on 500,000 square feet of commercial space,

facilities such as a restaurant, grocery store, hardware store, dry

cleaners, pharmacy, fitness center, several boutique shops,

coffee shop, daycare, and amphitheatre are envisioned. Other

public buildings like a library, medical office building, post office,

bank, and an elementary school are also planned.97

Illus. 45: Envisioned town center

with stores (by DPZ)

96 Southern Land Company 2006,

Amenities

[Online]

97 Cheney 25 Aug 2006, [Personal Interview]

39

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

None of these have been established yet, which is due to the later planned buildout of the

town center and due to zoning regulations, prohibiting some of these facilities (see ch. 4.2.2).

Community activities are particularly emphasized amenities in

Westhaven. In charge of organizing these is the full-time

Activities Director, Amy Law, an employee of SLC. She

organizes festivals, concerts, wine tasting, trips to near-by cities,

activities for kids and orchestrates new groups within the

community like welcome committees, book or garden clubs.98

Illus. 46: Community members

Westhaven also provides several technology services for the

in the ,,Toddler′s Group"

community. Due to the partnership with telecommunication

companies, homes feature a wiring system for high-quality cable television, telephone

service, high-speed internet, and LAN (Local Area Network), which also

enables residents to work at home.99 In addition, there is a private

password-protected intranet called "Westhaven Online", in which

residents have access to information or news of the community, and are

able to post messages.100

SLC provides the upkeep of the public spaces of the neighborhood, such

as public buildings and parks.

The residents pay for these community service amenities an annually fee

to the homeowner′s association of Westhaven. The amount ranges from

$1,200 to $1,800, depending on the lot size.101

Illus. 47: Neat upkeep
of green space

In the next sections, the implementation of the TND concept in Westhaven is evaluated.

Since Westhaven is still in the building process, the examinations rely on the existing

establishments and on the proposed plans for the neighborhood. The analyzis of the found

successes and failures, also includes statements of some residents that have been

interviewed in Westhaven. Based on the evaluation of Westhaven, in ch.4.4 the initial

question of the Thesis is taken up by including the general idea of the TND concept into the

discussion.

98 Southern Land Company 2006, [Westhaven Brochure]

99 Southern Land Company 2005, [Westhaven Brochure]

100 Ellipt IQ Inc. 2004, [Online]

40

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

4.2 Successes and Benefits

4.2.1 Pedestrian-friendly Environment

Due to the implementation of the TND Design Guidelines,

Westhaven offers a pedestrian-friendly environment.

The sidewalks along the tree-lined streets as well as the various

walking trails and bike paths that lead through green spaces

encourage residents to take strolls or ride the bike. The

attractive appearance of the neighborhood makes it

aesthetically enjoyable for residents, which makes them spend

Illus. 48: Tree strips and

more time outside their home. The spatial structure of the

walkways line the streets

neighborhood, with its clear-defined edges and boundaries

assists residents with a good spatial orientation. The

compactiveness and the interconnected neighborhood elements

increase the convenience of pedestrians to reach certain

locations.

A pedestrian-friendly environment is also created since there

are several outdoor amenities (i.e. parks, playgrounds) that

invite residents to take strolls and to spend time in them.

With reference to statements of some Westhaven residents, the

Illus. 49: Families enjoy the
public park

proximity of the buildings increases their feelings of security and

encourages them to move more around the neighborhood.102

According to some residents, they are much more physically

active since moving to Westhaven.103 The pedestrian-friendly

design of the neighborhood reinforces the residents to exercise

more. This environment and the resulting behavior of residents

is in contrast to the conventional subdivisions, characterized by

car-oriented design.

The pedestrian-friendly design also increases significantly the

family convenience, since parents are not concerned about their

Illus. 50: A jogger at Westhaven

children playing outside.

101 Cheney 25 Aug 2006, [Personal Interview]

102 Westhaven-Residents 20 Aug 2006, [Personal Interview]

103 Westhaven-Residents 20 Aug 2006, [Personal Interview]

41

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

This has positive effects for parents and children. As children enjoy the

opportunity to do more outdoor activities, it discourages them to spend

a lot of time watching TV or playing with the computer. Adults tend to

spend more quality time outside to relax or to exercise. It can have

significant benefits for health, such as reduced stress and increased

fitness. The residents profit of an overall well-being.

This new trend of using other travel modes beside the car might be an

indicator of a change in people′s travel behavior. On the assumption

Illus. 51: Children playing
outside in Westhaven

that this is continued more intensely, it might reduce the overall car

trips.

4.2.2 Strong "Sense of Community"

One important focus of the TND concept is on creating a viable

community life. This has successful been achieved at

Westhaven as the strong "Sense of Community" shows.

Westhaven, being an expensive and exclusive living option, due

to the immense house prices leads to a rather homogenous

social composition of Westhaven′s community. Since residents

Illus. 52: The Resident′s Club:

have a similar socio-economic status as well as common

Place for social gatherings

interests, and expectations, the bonds between the community

members are intensified. Social interactions are more likely to

occur among people who share common views.

The social connections between Westhaven′s residents

strengthen due to the emphasis of the TND concept on

designing the public realm, since places for social gatherings

trigger interaction.

Furthermore, the proximity of homes to each other also

Illus. 53: Proximity of homes

encourages more communications among neighbors.

strengthens bonds between

neighbors

The special activity offers by SLC, primarily due to the professional coordination of the

Activities Director, also contribute a major part to the viable community life.

42

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

According to some residents, they participate and value the wide range of offers a lot.

In addition, the technological amenity of the community intranet "Westhaven-Online" also

intensifies the social network, since residents use it as means of forming groups for leisure

activities, or giving each other advice.

As indicated, all these aspects tend to strengthen social bonds

among the residents. This has several benefits for the

community members. By being integrated in a social network,

residents profit of mutual support. Especially the elderly, who

often depend on help, can have major advantages through the

assistance by other community members. In return, the older,

mostly retired people might support households by taking care

of the children, while the parents are at work. The bonds

Illus. 54: Residents enjoy the

community life

between community members increase feelings of security,

which contributes to family convenience, comfort of living and

overall well-being.

The successful achieved, viable social network between the neighbors can also be referred

to as a "Sense of Community", which is defined as "a feeling of membership, influence, and

integration into a neighborhood in which residents believe their needs can be met and where

they share an emotional connection"104. According to most residents, this is what they value

the most at Westhaven and is one of the main reasons why residents purchased a house in

this particular neighborhood.105

Illus. 55: Most valued at Westhaven: ,,Sense of
Community"

104 Bruegmann 2005, p.112

105 Southern Land Company 2006, [Magazine], p.5

43

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

4.2.3 High Standard of Living

The sophisticated, high-income homeowners find their needs and desires well fulfilled by

their home purchase in Westhaven and benefit of a high standard of

living.

The provision of homes on smaller lots, in comparison to conventional

neighborhoods, appears to be a success. Many buyers of homes in

Westhaven appreciate the availability of homes on downsize-square-

footage yards. Since these require less time for maintenance, it therefore

reduces the workload of residents and increases their available time for

other activities or downtime.

To a main part, the high standard of living results from the

Illus. 56: Small front

yards of Westhaven

recommendation of TND concept to establish buildings in high-quality

homes

design. The superior building materials and precise building techniques

for constructing the homes contribute to the high living standard.

As an extra-feature included in the equipment of the homes, the

sophisticated technological fiber network leads to a high

convenience-level for residents. Especially by using this as a

work-at-home application, the expectations of the residents are

met well, since this flexibility becomes increasingly important in

the modern working world.

Illus. 57: Attractive designed

The high-quality design of the neighborhood also leads to a

home on the street corner

beautiful outward appearance. Due to the diverse and unique

architectural styles of buildings and landscape of the yards, the

neighborhood becomes aesthetically enjoyable for the residents.

The appearance of the homes is in total contrast to the

conventional subdivisions, in which residents often live in

standardized, mass-produced homes characterized by a

uniform architectural style.

This new experience of high-standard living, in a "unique

specimen", triggers feelings of pride. This can sharpen the

residents′ perception of their "home territory", which

Illus. 58: Diverse styled Westhaven homes

enables the homeowners to identify with their

compared to standardized home types

(small picture, Franklin, TN)

neighborhood more closely. The bonding process is

44

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

important, since the place people live, is the base for life. Furthermore, the high-living

standards make Westhaven′s residents feel comfortable and secure within their home.

4.2.4 Increased Awareness of Region

The popularity of Westhaven and the idea of the TND concept increase the awareness of the

whole region of Franklin

TND′s like Westhaven attract a lot of attention, due to the unconventional concept, the

beautiful and photogenic appearance as well as their rare existences. This and the facts that

Westhaven is the first TND and largest neighborhood project in the region, designed by

famous DPZ, draws journalists, architects and urban planners, governments as well as

visitors and buyers.

Westhaven′s publicity also influences the region as it leads to an

increased awareness of Franklin′s attractive sites. Because of the

positive image of the region, concerning aspects of a high life-quality and

economic growth, the city is likely to capture part of the interest in

Westhaven for itself.

Potential buyers are attracted, and if not purchasing a house in

Westhaven they might in another neighborhood in Franklin. Since the

high-quality project mainly provides expensive living options, it attracts

wealthy households that bring more money and increase the city′s

revenues. The highly qualified workforce is likely to attract businesses

Illus. 59: Attractive site in

and companies, since this a major positive location factor. In this process,

Franklin: Main Street in
downtown

the region becomes increasingly lucrative for investors as they expect

high profits. As a chain of interdependent events, the regional economy is

stimulated. The further resulting economic and population growth is regarded as a "potential"

success of TND, since it only has the benefits, connected to the condition that this growth is

managed appropriately.

45

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

4.3 Failures and Deficiencies

4.3.1 Insufficient Connection to Region

Westhaven is not integrated properly into the regional network.

By being located on the sparsely populated periphery (on

Franklin′s western side), it is far apart from the major areas of

interest.

Even though Westhaven is located near Franklin downtown, it is

insufficient. Since Franklin mainly is an historical district (see

ch.3.2), it contains only few amounts of commercial, offices, or

other related development. The amount and variety of

Illus. 60: Westhaven′s

surrounding unpopulated

downtown′s infrastructure does not supply the demands of

countryside

Westhaven′s residents in reference to appropriate workplaces,

service and shopping facilities. Therefore, residents depend on

other locations, such as Cool Springs and Nashville.

The poor accessibility of these locations is intensified through

the inadequate connection to the transportation network.

All residents rely on New Highway 96 West, which is the only

roadway that connects to Franklin Road and Interstate 65,

leading to the desired locations. In order to get there, residents

Illus. 61: Small-scale businesses
in Franklin downtown

have to drive through Franklin downtown. This area is often

congested because of the intersection of six major roadways. Traffic flow is also obstructed

due to the historical design in downtown, consisting of small-

scale streets and plentiful four-way intersections.

Furthermore, the delay of the construction of proposed Mack

Hatcher Parkway, contributes to Westhaven′s insufficient

connection to the region. Mack Hatcher will function as a main

access roadway and connector to the major areas of interest.

The reliance of SLC′s location choice for Westhaven on

governmental theoretical plans proves to be a risky planning

Illus. 62: New Highway 96 West is

approach.

Westhaven′s only access road

The disintegration in the regional network reduces alternatives of transportation modes for

residents as well as choices of different activities or accomplishments.

46

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

This kind of development undermines the possibility of public transit since its provision is

inefficient under these conditions. Consequently, the automobile remains the only travel

mode. The deficient connection in the region also enforces the dependence on the car, since

the major areas of interest are located in far-apart distance.

According to some Westhaven′s residents, they commute at an

average of 45 minutes from home to work. By adding car trips

for other daily accomplishments, some of the residents spend

more than two hours in the car per day. This inconvenience is a

major disadvantage of living at Westhaven.106 The current

problems of traffic congestion will worsen under the condition of

more commute. Projections show that the daily amount of traffic

on New Highway 96 West is going to increase from 9,720 in

Illus. 63: Large amounts of

traffic in Cool Springs (Franklin,

2001 to 27,360 in 2025. The projected traffic volume is rated

TN)

with the highest "Level of Service", which is defined to be

"breakdown flow, exceeding the capacity".107

This can affect residents as it causes more stress, declining health, increasing gas costs,

and other car-related problems. Westhaven′s outlying location also triggers higher costs of

providing technical infrastructure for governments and utility companies. These problems

remind on the previously indicated problems of Urban Sprawl (see 2.1).

4.3.2 Inadequate Internal Business Establishments

Even though the neighborhood construction is not finished yet, it is very likely that there will

be an inadequate supply with businesses within Westhaven.

Westhaven′s residents desire more facilities like a hardware

store, restaurant, coffee shop, wine store, childcare, nail place

and hair dresser, cleaners, ice-cream place, movie theater,

veterinary office, and a pet store.108 In spite of the plans of SLC

to establish these amenities, the implementation of some of

them is very unlikely to happen. As SLC′s vice president for

Commercial Development, Creighton Wright, states that "a bed-

Illus. 64: Questionable: the
implementation of business

and-breakfast or in, a club or lodge and a recreation center are

establishments (by DPZ)

106 Westhaven-Residents 20 Aug 2006, [Personal Interview]

107 City of Franklin 2003,

Major Thoroughfare Plan

[Online], ch.4.13 - 5.14

108 Westhaven-Residents 20 Aug 2006, [Personal Interview]

47

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

desired but not allowed to be built".109

Franklin′s Planning Department still restricts the establishment of commercial development in

residential areas. In their guiding policies for TND′s it is stated, that non-residential use

should be subordinate to residential, since these are "residential neighborhoods first".110 This

is reflected in their use-restricting zoning rules. The zoning code of PC, which applies to the

planned commercial area, prohibits amenities, like a dry cleaner, hardware store, pet store,

repair service, country inn, veterinary service, bakery, florist, wine store, and others.111 The

zoning district of PR prohibits the establishment of any kind of offices within the residential

area, so that the provision of home-offices as local workplaces cannot occur. This seems

contradictory to the new planning approaches of Franklin′s government, in which they claim

to encourage a mix of uses by adding some more flexible zoning codes. However, this is

inefficient and seems hypocritical, since the new regulations still

restrict a broad range of compatible uses.

In addition to the restrictions, the adversarial location of

Westhaven on the urban periphery makes it difficult to attract

business owners that lease commercial space within the

neighborhood. According to Cheney, even though SLC

advertises the available space a lot there is hardly any

Illus. 65: Retail facilities are

needed in Westhaven (Spring Hill,

demand.112

TN)

The space for commercial and retail uses (14%) is too small in order to create a viable

business area, which will contribute to the inadequate supply of Westhaven′s future

residents. Even if the proposed businesses are established these will not capture the

consumer′s interest. The facilities are rather small-scale designed shops that invite residents

to stroll, but not to accomplish major errands. The supply cannot meet the demand of the

7,100 estimated, mainly high-income residents at Westhaven.

The recommendation of TND to provide workplaces for the

residents can certainly not be implemented. The numbers and

types of retail and commercial employment options within

Westhaven, which are 1,158 mainly service-based jobs, are

not appropriate to the amount and qualification level of the

residents. Contrary to the intentions of the TND concept and

Illus. 66: Small capacity in

the expectations of residents, it is assumed that residents will

Westhaven′s town center for

continue to do the majority of their business elsewhere.

commercial space (by DPZ)

Especially in reference to workplaces, residents must still

109 qtd. in Watson 2006, [Online]

110 City of Franklin 2004,

Land Use Plan

[Online], p.36

111 City of Franklin 2003,

Zoning Ordinance

[Online], ch.1.8-1.14

112 Cheney 25 Aug 2006, [Personal Interview]

48

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

commute to other locations.

This is highly inefficient and has several negative consequences. For example, it causes the

suffering of the businesses located at Westhaven. It also leads to dissatisfaction and a low

convenience level among the residents because of the need to commute since they depend

on other locations, which leads to the problems, discussed in the previous chapter.

4.3.3 Inefficient Land Use

Westhaven is a very low dense development (gross density: 1.8

du/a) 113, since most acres are open space and street realm,

while maintaining a significant small space for housing and

commercial development.

Even though the TND concept aims for higher densities of the

development this does not occur in Westhaven. In comparison,

Illus. 67: Many acres of

the density is just as low as in conventional subdivisions and

undeveloped land in Westhaven

significantly lower than in other mixed residential developments

in Franklin (see ch.3.5).

The large amount of conservation acres (more than 700)

contributes to this as well as the various over-sized organized

open spaces such as green strips and grass-covered fields.

It is argued that the almost 50% of undeveloped land are not

appropriate for this type of neighborhood. The organized greens

are too large in scale as well. Except the park facilities, several

green spaces do not maintain any function, other than

Illus. 68: Large tract of "unused"

contributing to the outward appearance. In some cases, it is

green space

even prohibited to step on the green-space, pointed out by

"step-off"-signs. In anticipation of the estimated population

number, the scale of the open space is considered as over-

sized since large tracts of these areas will not be used.

In addition, the acres designated for street realm account

for the low gross density. Even though, the streetscape

and system of the streets differ from conventional

subdivisions, the problem of consuming high amounts of

Illus. 69: Westhaven street reminds on

land for streets is the same.

conventional subdivision street (small
picture, in Franklin, TN)

113 City of Franklin 2004,

Land Use Inventory

[Online], ch.3.13

49

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

In Westhaven, many streets are designed too wide, such as boulevards, avenues, and most

other local streets. In particular, the dominant boulevards are

not necessary for this type of neighborhood. By considering the

size of the neighborhood, concerning the expected population

number the large streets seem inappropriate since there is no

need to absorb high amounts of traffic.

The plentiful rear alleys also contribute to the large amount of

paved acres. Since the TND Design Guidelines prohibit front

driveways in order to maintain a pretty sight, most parking

Illus. 70: Large-sized boulevard

facilities of the homes are accessed from the backside. It is not

necessary that two streets serve one building.

Furthermore, the large-scale public parking lots that surround

public amenities and dominate the area of the town center, lead

to the low-dense development due to street realm.

The extra space that is saved by reducing the privatized space

of the lots is not efficiently used for further residential or

commercial establishment. This is not appropriate by

Illus. 71: Rear alleys increase

considering the low amount of commercial space (14%), which

amount of streets

is critical in reference to the insufficient supply with businesses

(see ch.4.3.2). It appears ridiculous that most residential lots are

designed as small in scale as it would be common in high-dense

urban regions while maintaining large-scale green spaces that

or not even used, and a street realm of which parts are

unnecessary. In this context, the aesthetic argument is not

appropriate, regarding the high inefficiency of land use. It is

inefficient because it can increase significantly the costs of

Illus. 72: Narrow backyards of

Westhaven town homes

providing road and technical infrastructure, and discourages the

provision of public transit.

Another critical consequence is that the large-scale public

parking lots encourage residents to use the car in order to reach

amenities within the neighborhood, even though these are in

proximity and easily to by foot or bike. Since the TND concept

intends to minimize the automobile use, this is contra-productive

as it encourages residents to use the car. The fact that residents

Illus. 73: Large public parking

have the option between different travel modes to reach

lot (near Resident′s Club)

50

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Westhaven′s public places, might be a generous intention but is not efficient as most people

tend to choose the more convenient mode of the automobile.

4.3.4 Unaffordable for Lower-Income Households

The neighborhood can be an expensive living option for lower-income people due to the lack

of more affordable homes and an average price level of above $ 0.5 million.

SLC has not kept the promise they made in 2001 by establishing the first master plan to

provide lower-priced houses, starting of at $ 150,000 - $ 200,000, which were claimed to be

available for "young people, retirees, teachers, service workers and corporate executives".114

That this has obviously changed is due to several reasons.

The TND Design Guidelines recommend providing homes on

different price levels, affordable for several income-classes, but

do not make restrictions on a specific price level or amount

certain priced homes (see ch.2.2). This is a problem since

developers and builders tend want achieve higher profitability,

and this drives up the costs of the lots and the finished homes.

Of course, the high demand on houses at Westhaven increases

Illus. 74: A neighborhood only

immensely the prices.

for high-income households

According to SLC the "high land costs, impact fees and the

expensive provision of infrastructure in Williamson County" also force the builders to charge

high prices.115 The failure of providing lower-priced homes is also due to the attitude of many

households living in high-priced homes. Regarding the

Franklin′s

2006 Household Survey

, the majority of households

would object to moderately priced homes in their neighborhood

because they are fear lower re-sale values.116 In response to

consumer demand, developers and builders do not plan to

provide low-priced homes.

SLC′s statement to provide lower priced homes is also in

contradiction of the vast majority of large-sized homes. Even the

Illus. 75: Large homes dominate

"smaller" house types, such as town homes have a high interior

Westhaven

square footage. Furthermore, there is only a very small amount of planned rentable homes.

114 Williamson County Economic Development Council 2001, [Online]

115 qtd. in Williamson County Economic Development Council 2001, [Online]

51

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Adherence to the TND Guidelines, high-quality design demands more expensive

construction materials and more skilled labor than the conventional design.

According to Dudley Smith, vice president of "CPS Land" (a community-development

company in Nashville), the building and providing upkeep for a single-family dwelling unit

costs 20 to 25% more in a TND than in a conventional neighborhood.117 That the TND is an

expensive living option is also reflected in the homeowner

association dues. Some of Westhaven′s residents confirm that

their annually charged fees are significantly higher, compared to

the fees they used to pay in their former neighborhood.118 In

reference to an article in a real estate magazine about TND′s,

the swift increase of property values is found "in virtually every

well-executed TND" as they "fall victim to the market

demand".119

This is a critical trend, since households with moderate or low

Illus. 76: Expensive Manor home
(prices: low $700′s and higher)

income cannot afford these homes. It mainly affects first-time

homebuyers, elderly people, and many lower-paid workers such

as service employees. In this case, it does not only concern low-income households, such as

the "working poor" but also the middle class. In consequence, this part of population is forced

to move to cheaper, often less attractive neighborhoods with lower quality and less

amenities, which leads to a low living comfort and convenience level for the residents.

Westhaven runs risk of becoming a self-enclosed neighborhood

consisting of a mainly homogenous society, considering ethnics,

interests, and income.

Critics often refer to TND′s as expensive enclaves for "elite

consumers".120 TND′s like Westhaven remind on Gated

Communities (see ch.2.1), which have been strongly criticized

by DPZ since they attacked the developers of subdivisions to

create homogenous and exclusive societies. By evaluating

Illus. 77: Similar characteristics

Westhaven, this appears to be a hypocritical offence, since their

like Gated Communities (Franklin,
TN)

TND concept produces this kind of society itself, causing the

same negative effects of social segregation.

116 City of Franklin 2006,

2006 Household Survey

[Online], p.29

117 qtd. in Callaway 2006, [Newspaper], p.6H

118 Westhaven-Residents 20 Aug 2006, [Personal Interview]

119 Miller 2006, [Magazine], p.42-43

120 Grant 2006, p.206

52

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

In the case of Franklin, especially service employees have disadvantages, since they are

usually lower-waged and therefore not able to live in Westhaven or within the closer

surroundings. By having the workplaces in Franklin or even in Westhaven (1,158 service

employees are expected to work at Westhaven), the far-apart home locations increase the

amount of commute traffic.

This also affects the local economy and other citizens. As indicated in ch.3.3 Franklin′s

service industry struggles to fill in job positions, due to the lack of service employees, who

tend to get jobs closer to their homes. Therefore, it becomes increasingly difficult for the

businesses to keep up with the high needs on services of Franklin′s residents. Furthermore,

this can lead to significant problems of the economic development with risks of fewer

revenues for businesses and governments, and less services for citizens.

4.4 Conclusions of the TND Concept: What Westhaven Teaches Us

The conclusion of the TND concept, based on the implementation in

Westhaven, is that the concept is not a viable urban model to

accommodate growth, as it cannot prevent Urban Sprawl.

By considering the regional circumstances of growth in Franklin,

confronting the city with a rapidly sprawling urbanization of land,

increasing traffic amounts, lack of service employees, specific high

infrastructure needs combined with high expenditures, and other related

aspects, the TND concept is not the appropriate concept to manage

these growth issues.

Illus. 78: "TND is a

In reference back to ch.2.1, the negative effects of Sprawl that concern

prettier form of Sprawl"
(TND by DPZ, West

the

Decline in the Inner Cities, Vast Consumption of Land and

Sacramento, CA)

Natural Resources, High Automobile Reliance, High Costs of

Infrastructure

, and

Social Segregation

do not only remain

unsolved by the TND concept, but are partially reinforced or

even triggered by it. Therefore, TND seems in many aspects

only as "a repacked form of urban sprawl in a more seductive

urbane clothing" 121. This is due to the evaluated failures that

have been found in the case study. Even though, there are

some trends in Westhaven, such as building houses in higher

Illus. 79: Example for unsolved

densities, more mix of land uses, and a pedestrian-friendly

problem: dependence on cars

(as in Franklin, TN)

121 Grant 2006, p.206

53

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

environment that can function to solve problems, they do not have the desired effects.

In some aspects, the implementation of the TND concept in Westhaven deviates from the

recommendations of the Design Guidelines. This is caused by several influences.

The local government partly impedes the development since they have not built the proposed

regional road network, and their zoning codes restrict many uses that would be desirable in

the TND. In addition, the developers of Westhaven have made questionable decisions, which

deviate from the TND concept, referring to the location of neighborhood, distribution of land

uses, and plans for open spaces.

Financial reasons lead to some of the decisions. In this context, the aim of achieving high

profits triggers the lack of affordable homes for lower-income households.

Another reason for the failures at Westhaven and the fact that many problems, caused by

growth, remain unsolved is the concept itself. It partially reinforces the deviations from its

original intentions, by giving rather unrestricted recommendations that concern aspects other

than designing the neighborhood elements. For example, the suggestions of considering the

regional context, providing various price levels of houses, and maintaining a mix of land uses

do not include precise instructions, such as certain numbers. This gives leeway of

interpretation to the planners. They can also practice freely since the TND concept does not

include regulations about consequences of possible deviations. The expression "TND" is not

a label name and can be applied to neighborhood developments that have only implemented

parts of the Design Guidelines. The flexibility, given by the TND concept concerning some

recommendations, allows planners to act in individual defined ways, often motivated by self-

interest due to cost-efficiency.

These flexibilities are in total contrast to most of the very precisely

formulated instructions of designing the neighborhood elements (i.e.

exact numbers on the width of the streets). The TND concept primarily

intends to design an appealing neighborhood since the Design

Guidelines mainly concern elements that focus on the aesthetic form and

high-quality design.

The original function of the concept was supposedly not only to achieve a

great community life but also to accommodate growth as it was called the

only alternative to Sprawl by DPZ. Nevertheless, by only focusing on the

aesthetic form this is not the appropriate approach to achieve a viable

model of urban growth. It seems as if the concept of modernist architects

Illus. 80: TND emphasizes

"form follows function" is turned into "function follows form".

on appealing design

Nevertheless, the case study shows that the function to accommodate

growth does not follow automatically.

54

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

The initial criticism of the TND concept is that the Design Guidelines put too much emphasis

on achieving a good community life and a high living standard. At the same time, the concept

neglects particular economic, ecologic, and social components of the general regional

development. However, these aspects are of major importance for the proper management

of urban development and must be included in a model that intends to accommodate growth.

Although, the concept fails to be a viable urban model, it definitely is a "prettier form of

Sprawl"122, which provides several benefits. Considering a large part of Franklin′s population,

the living options provided by the TND are appropriate to the demand.

The evaluation shows that Westhaven provides several benefits. This is mainly due to the

implementation of the TND Design Guidelines. In combination with the additional efforts of

the developers, a very appealing outward appearance of the

neighborhood is created, which includes various high-standard living

options, and community amenities. These aspects lead to the indicated

successes of a viable community life and overall high comfort of living for

the residents.

In comparison to the conventional neighborhoods, Westhaven is

more than a "dormitory suburb". Proven by the statements of

several residents who lived in the standard subdivisions before

moving to Westhaven, this new experience of living is much

more comforting. Particularly the "Sense of Community" that

Illus. 81: Prettier design of

exists in Westhaven contributes to the good living conditions in

public realm in Westhaven than

the neighborhood. In reference to the deficiencies of Sprawl, the

in a conventional subdivision
(small picture, Franklin, TN)

concept achieves it successfully to solve the problems of the

Loss of Social Connections

and

Aesthetic Objections

.

The implementation of the TND concept in Westhaven, leading

to a high-quality and expensive living option, meets the high

expectations of the local population of Franklin and surrounding

areas. It is an appropriate and viable accommodation for the

generally very sophisticated citizens. The TND concept also

provides potential benefits for the regional development as it

can increase the awareness of the region and stimulate further

growth.

Illus. 82: Westhaven provides a
high living comfort for its

residents

122 Grant 2006, p.58

55

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

The determined successes show that TND has the potential to be a viable urban model. The

next chapter shows a range of suggested planning approaches with several examples.

These continue the existing positive trends towards more efficient development, and aim to

avoid the evaluated failures and deficiencies. The planning ideas address developers,

builders, local governments, and other participants that are involved in the implementation

process of TND′s.

56

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

5. Planning Approaches for TND to Manage Growth

5.1 Integration in Regional Network

One of the most important decisions in planning the TND is the location

choice. It is recommended to locate the TND near accumulations of

employment and service facilities, and to connect it appropriately to a

transportation network.

Developers should consider the RCP that corresponds to the setting of

the TND. In the first place, the location choice should rely on the most

important and "existing" development (including technical infrastructure

as well as employment and service facilities) to ensure the basic supply

of the neighborhood. In the second place, future development can be

regarded. In order to secure the connectivity of the TND after its finish,

Illus. 83: RCP as the

the planned infrastructure in the region should be at least approved or

planning basis (regional
map of Sacramento, CA)

in the beginning of the development stage of construction.

Proximity to accumulations of mixed-use development:

The location of the TND can occur in different regions of the human habitat, which are

specified in

Illustration 84

.

Illus. 84: Six zones of the human habitat (illustration borrowed from DPZ′s concept of
"transect"-zoning, modified and adapted to this context)

The TND should ideally be located in Zones II-IV, because these urban regions are most

likely to provide the necessary infrastructure. Zone I is not an appropriate location for a TND,

since the high density limits the opportunities to establish new neighborhoods. Zone V and VI

are also not recommended since infrastructure accumulation is not likely to occur.

57

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Within these urban regions, developers should identify appropriate location types. It is

recommended to locate the TND in "re-developable" and "infill" sites. Infill development refers

to building on vacant acres surrounded by existing urban development. Re-development

concerns the revitalization of developed areas with new establishments.

Illus. 85: Recommended location types for TND (borrowed from Calthorpe′s concept of TOD′s)

These location types should be preferred, since they tend to be found in the suggested

zones and are most likely to provide the needed infrastructure, which manifests the

integration of the TND in the regional context. As a secondary location type, "new growth

areas" may be taken into consideration. These are larger undeveloped properties, usually

located toward the edge of the metropolitan region, such as Zone IV or V. The TND should

be only located in a new growth area in Zone IV.

Important for choosing the adequate location, is the proximity to appropriate types of

employment and service facilities. Developers should put priority to "major areas of interest",

which contain the most important facilities for the future residents that are needed on a daily

basis, referred to as "primary facilities". For example, the TND should be located within one

to two miles of these facilities. With regard to the employment facilities of the residents, these

should be near-by, but must not be included in the radius as it is difficult to implement due to

the multiple job requests. The TND should also be near "secondary facilities" within "minor

areas of interest". For example, the TND can be located within three to four miles of these

facility types.

Table 6

shows some examples of suggested facilities for the two categories.

58

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Types of Uses

Primary Facilities

Secondary Facilities

(in major area of interest)

(in minor area of interest)

public

- school

- post-office

- day-care/kindergarten

- bank

- parks

- church

- library

- "walk-in-clinic" (doctor)

commercial

- "professional" offices (i.e.

- office supply

lawyers, real estate, insurance,

- auto repair

media etc.)

retail

- pharmacy

- clothes / department store

- coffee shop

- hardware / home improvement

- grocery store

store

- quick market

- body-care services (i.e.

- restaurant

hairdresser)

- video-rental

Others

- gas station

- entertainment (i.e. cinema)

- recreation (i.e. fitness center,

game courts)

Table 6: Categories with examples of primary and secondary facilities 123

It is recommended to locate the TND always near accumulations of mixed-use development,

likely to be in Zones II and III, or near business districts, likely to be in Zone IV.

In order to avoid conflicts between different land uses, the TND should be located adjacent to

compatible development and in further distance to noxious development types.

Connection to the transportation network:

The integration of the TND in the region requires the connection to an appropriate

transportation network. Especially concerning new growth areas, a good accessibility to the

identified areas of interest needs has to be provided. Therefore, the TND should be located

in transport corridors and nodes. The neighborhood should be

interconnected within a system of several roadways in order to

de-concentrate the traffic and improve the accessibility to

several areas of interest. When choosing the appropriate

roadway system, regarding type and size, the number of

households has to be considered in anticipation of the expected

Illus. 86: Recommended: connection

amount of traffic. The TND should also be connected to the

to public transit (TOD by DPZ,

Westmont Station, NJ)

public transit system (if such exists). It should be in close

proximity to a transit stop in order that residents can reach the station by bike or foot, or in

short distance by vehicle (i.e. "park-and-ride").

123 Note: The choice of these facilities is partly based on sources from literature, reports, and

interviews with Westhaven-Residents (20 Aug 2006, [Personal Interview])

59

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

5.2 Sufficient Supply with Businesses

It is recommended to provide an adequate amount of various businesses within the TND for

the future residents, and make them accessible to the external demand as well.

This recommendation should be implemented as a supplement to locating the TND near a

viable mixed-use area, and not as a substitute. The businesses within the TND should also

be open to the external consumer demand.

Site and community-specific planning process:

The determination of that should occur in a community and site-

specific planning process. The site-related issues concern the

infrastructure capacity within the TND, proximity and character

of adjacent development, and accessibility by roadways.

Referring to the community-specific planning process the future

Illus. 87: Neighborhood-scale

neighborhood catchments needs to be estimated by considering

commercial space (TND by DPZ,

household number, socio-economic status, and age. Consumer

Bryton, FL)

demands of certain types of services or employment can be included in the planning

process.

Commercial and retail facilities should be in scale to meet at

least the basic needs of the residents. For example, a grocery

store is one main facility that contains all the goods to keep up

the supply of the household.

Unlike to the recommendation in the TND Design Guidelines,

businesses should be located on the edge of the neighborhood

along a major roadway. Even though it might contradict with the

traditional idea of placing the town center in the geographic

Illus. 88: Businesses located

adjacent to a major street (as in

center of the TND, it is more efficient with regard to external

Mashpee Commons, MA)

consumers and the businesses itself. The provision of a good

accessibility is one of the most important location factors for

businesses.

Concerning work facilities for the local demand, the service-

based jobs within the commercial and retail facilities might not

be appropriate. The main supply of jobs for the residents should

occur outside the TND in nearby facilities. Nevertheless, within

Illus. 89: Provision of small-
scale offices (as in TND by DPZ,

the town center of the establishment of professional office units

Anchor Mill, NC)

in small scale (suggested: less than ten employees) should be

encouraged.

60

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

For example, the distribution of "work-and-live" dwelling units that provide office space on the

first level and living space upstairs would be an appropriate accommodation for

professionals, such as accountants, insurance agents, and lawyers. In

order to ensure the compatibility of these units to the "usual" residential

units, the amount of clients and business associates that access the office

should be moderate.

Flexible zoning codes:

The administrative planning regulations need to be more flexible. The

zoning district that applies to the TND should permit the desired variety of

commercial, retail, and office development types (see above).

Restrictions should only occur in reference to incompatible uses. In order to

prevent user-conflicts and to secure the high living comfort of the residents,

Illus. 90: Necessity of
various businesses

the compatibility of certain non-residential development types in

(Mashpee Commons,

MA)

combination with residential development should be determined.

5.3 Efficient Land Use

In order to increase the efficiency of land uses, the different land uses should be distributed

in appropriate proportions within the TND, while maintaining a suitable density.

Minimum (gross) density:

The requirement of a minimum (gross) density is recommended, which intends to set a

baseline density-standard for all TND′s. Considering the site context, the density number

should differ between the three urban regions. The density should decrease from center to

edge, in order to adapt to the surroundings.

Zone of Human Habitat

Minimum (Gross) Density

urban center

6 du/a

general urban

5 du/a

sub-urban 3

du/a

Table 7: Examples of minimum (gross) densities of
TND′s in different regions 124

124 Note: Density numbers are calculated in reference to average densities of TND examples in

relation to their regional location (from different sources)

61

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Fixed maximum densities are not required, since TND′s tend to be rather too low in density.

Maximum densities are determined depending on the local conditions and on the local

growth management policies or goals.

Adequate distribution of land uses:

In order to ensure an efficient mix of land uses there should be a guideline for the distribution

of development types within the TND.

The percentages of land area, designated for the indicated uses give a leeway for planners

(see

Table 8

). The appropriate amounts should be determined, regarding the site conditions

of the particular region, concerning the geographical structure as well as development and

natural features. In anticipation of the future development, growth rates of urbanization also

need to be considered. In all cases, it is required to maintain a minimum amount of

conservation area, suggested 15%.

Zone of Human

Commercial,

Open Spaces

Residential

Street Realm

Habitat

Retail, Public

(greens, plazas,

Housing (lots)

(street acres)

Institutions

conservation area)

urban

center

20-30% 15-20% 30-50% 5-8%

general

urban

15-25% 15-25% 35-60% 5-8%

sub-urban 15-20% 15-25% 40-70% 5-8%

Table 8: Examples of proportions of land use mix in different regions (in percent of land area
within a TND) 125

Small-scale open space and street realm:

In reference to the case study of Westhaven, the scale of designing open spaces and street

realm should be adjusted to the goal of efficient land use. Therefore, developers need to

reduce the design scale to an appropriate amount.

The calculation of the width of streets should be based on expected traffic loads. In general,

streets should be narrow to slow down traffic and manifest the pedestrian-friendly design.

Especially boulevards need to be smaller in scale and reduced to a minimum in amount. It is

recommended to maintain one boulevard as a major travel corridor in the TND, accessing

the neighborhood and leading to the town center.

The plentiful use of rear alleys in TND′s should be limited. Some rear alleys can be

substituted for other parking facilities that require less street realm.

125 Note: Amounts are assumptions that base on own calculations

62

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Standard and larger properties (i.e. lots starting at 50 feet) with single-family homes may

have garages sited in the rear accessed by a side drive, or to the side recessed behind the

front facade. Driveways should be designed in a minimum width (i.e. six to seven feet) and in

an inconspicuous style (i.e. lined with green strips). Underground garages, alternatively for all

house types, especially recommended for attached homes, should be provided. Collector-

parking units are recommended for some attached houses, located either in front or besides

the "house group". Some of these options are shown in

Illustration 91.

B: Collector parking lot (town

C: Side driveway to integrated

homes in Franklin, TN)

garage (single-family home in
Franklin, TN)

A: On-street parking
(Franklin, TN)

D: Recessed front garage with E: Shared front driveway to
small driveway (TND single-

front garage (duplex home in

family home in Laguna West, Franklin, TN)
FL)

Illus. 91: Different possibilities for parking in residential neighborhoods

The street realm can immensely be reduced by a cutback of public parking lots that surround

the public amenities. Since the TND concept demands a walkable neighborhood in which

residents can reach all the important public amenities by foot or bike, parking spaces should

be limited to a minimum; keeping in mind the possible amount of older or disabled people

who depend on their cars.

63

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

The space saved due to the reduction of street realm and open spaces, can be used for

further development. More homes, retail stores, offices, and public institutions can be

established, leading to higher densities of the neighborhoods.

5.4 Offer of Lower-Priced Homes

In order to widen the choice of accommodations to households with lower income (lower than

the median household income), the TND should provide some lower-priced homes.

The numbers in

Table 9

refer to the case study and might be realistic to implement at a TND

in Franklin, since they adapt to the regional market conditions.

Price Categories

Price Scale ($)

Amount

rent / shared ownership

1,000-2,500 per month

5-10%

lower priced

mid 100′s ­ mid 200′s

5-10%

moderate priced

mid 200′s ­ mid 400′s

25%

higher priced

mid 400′s ­ high 600′s

40%

very expensive

Low 700′s ­ up

20%

Table 9: Examples of price categories for TND homes 126

The price scale and amounts can alternate in the different regions. Planners or developers

should determine the numbers appropriate to the particular region in which the TND is

located. This should occur under conditions that are realistic to the specific housing market

and that are fair to builders in terms of sustaining their profitability. Production and land costs

as well as the development pattern must be considered.

The exact price levels should be determined in reliance to the annual median household

income in the particular region.

64

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BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Savings on construction work:

Since the TND Design Guidelines suggest high-quality design to maintain an attractive

appearance, it makes it difficult to maintain affordable homes.

Therefore it is recommended, that builders substitute some

expensive building materials for cheaper ones and/or combine

more less expensive materials within the construction. However,

the high-quality outward appearance of the TND needs to be

maintained. As an example for siding construction, the more

expensive fiber- cement material can be substituted for

aluminum material, which looks very similar. Furthermore, these

Illus. 92: Different qualities of

materials can be used in higher ratios to expensive brick on the

building materials (town homes
in Franklin, TN)

building exterior.

In order to provide affordable homes, the size of buildings and

lots should be designed smaller in size, than what is common in

the neighborhood. Appropriate house types, like row houses,

condominiums, rentable apartments, ancillary units, and similar

types should be considered. The reduced square footage

Illus. 93: Provision of rentable

automatically decreases the costs, which also makes it easier to

apartment homes (as in Spring
Hill, TN)

provide them in the recommended high-quality design. The

construction of the suggested attached dwelling units leads to higher densities, which also

increases the willingness of builders to provide homes for low prices. Because by building

more units per acre, the builder can accommodate the affordable units without cutting into his

profits.

Due to the construction of lower-priced homes with reduced sizes they should be located

around the usual higher dense center region of the TND. Simultaneously they should be

mixed with the higher-priced homes. Spatial separation should be prevented in order to avoid

tendencies towards social segregation.

The provision of lower-priced houses in suitable appearance to the higher-priced homes

helps to maintain the overall price level of the neighborhood. With regard to a survey, higher-

income households would rather accept affordable homes within their neighborhood, if the

design of these homes adapts to the surrounding.127 This also lowers the fear of developers

and builders to lose profit.

126 Note: numbers are assumptions, determined in co-work with the real estate agent Edenfield (18

Sept 2006, [Personal Interview])

65

---

BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Additional financial support:

As it might not be enough to keep the prices low by only implementing the design measures,

there should be options of financial support to guarantee the affordability. The following

alternatives of finance are secondary to be implemented in reference to the suggested

design measures, and should only be applied in regions or neighborhoods in which it is

necessary.

The city or county government should subsidize the homes. This can be done by

governmental housing authorities, which buy a certain amount of the lower priced homes.

Housing benefits, paid by the government might also be an option.

Besides the government, developers should mobilize other financial sources, such as non-

profit organizations. For example, community based Housing Trusts or Land Trusts could

share the housing subsidies with governmental agencies.

In order to lower the impact of the generally increasing land prices it is recommended that a

governmental agency or a non-profit organization buys a larger piece of land, on which a

neighborhood is developed. People purchase the houses while leasing the lots. When the

homeowner sells the house, he receives the equity off the house. The equity only refers to

the house, not the land. This keeps the property price at a moderate level for a long time,

since the land value is not included in the equation.

Control measures:

Since developers, builders, and realty companies tend to increase the prices of homes for

more profitability, control measures should be applied to ensure the implementation of this

planning approach. Government officials must make regular inspections to find out, if the

original plan, requiring a certain amount of lower priced homes, is implemented correctly.

Deviations from the requirements have consequences. Depending on the extent of deviation,

a "penalty fee" should be paid to the government. For example, the government can use the

money to subsidize homes.

Control measures are necessary in order to ensure the long-term maintenance of lower-

priced homes. The trend might occur that higher-income households purchase these homes

and rent them out or resell the houses at higher prices.

In reference to an example in "Montgomery County" (MD), it is recommended that the

government maintains a control period of some time decades for for-sale property owners

and for rental property owners. Within these control periods, homeowners are allowed to sell

their units, but only up to a certain price level. The government sets the price based on a

consumer-price index calculation from the original purchase price, while allowing for home

127 City of Franklin 2006,

2006 Household Survey

[Online], p.30

66

---

BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

improvements. After the control period is over, owners can sell their homes on the open

market, while the government gets a share of the "excess profit".128

Particularly important in the context of building and maintaining lower-priced homes is the

collaboration between the building industry, the public policy makers, and the housing

advocates.

128 Miller 2006, [Magazine], p.47

67

---

BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

6. Final View on the Revised TND Concept

The recommended planning approaches build on the existing positive trends of the TND

towards efficient development, and at the same time modify the concept by adding further

planning measures that can accommodate growth. By reinforcing each other, these

complementary strategies can help to reduce or solve the problems of Urban Sprawl:

High

Costs of Infrastructure; Vast Consumption of Land and Natural Resources; High Automobile

Reliance; Social Segregation; Decline in the Inner Cities

.

The planning strategy of locating the TND proximate to appropriate mixed-use accumulations

and connecting it to an appropriate transportation system has several benefits. By choosing

preferable locations of re-developable or infill sites in urban regions, the interest is turned

from the periphery more towards inner city regions. As the appealing TND is capable of

drawing attention, this provides the potential for declining cities to revitalize. If implemented

well, the TND can increase the city′s image and boost the local economy. The integration

within a viable regional network leads towards efficient development as it reduces the costs

of providing infrastructure in the region and in the TND. This also includes the provision of

public transit that presents an appropriate alternative travel mode to the automobile. The

dependence on cars diminishes, because of fewer car trips and shorter travel distances. The

improved connectivity of the TND within the region can reinforce the existing trends among

residents to walk or bicycle conveniently to near-by locations. Residents can benefit from

better health, more quality time, reduced travel costs, and from an overall increased comfort

of living. By concentrating the development into proper location types, less land is urbanized

and fewer resources are needed for construction. This helps to conserve land and natural

resources. The decrease in traffic can positively affect the environment as emissions are

reduced and the air quality improved.

The good integration in the region makes the TND also an attractive location for businesses,

which helps to implement the recommended sufficient internal supply with businesses. The

adequate amounts of various service and employment facilities contribute to the living

comfort of the residents and may stimulate the regional economic development.

The planning approach to utilize space for appropriate types of development and to build in

higher densities, leads to an increase in efficiency of land uses within the TND. In

comparison to the low-dense conventional suburban neighborhoods and many TND′s, this

lowers the costs of providing technical infrastructure. The best possible use of land also

minimizes the vast consumption of land and natural resources. At the same time, the

required minimum amount of conservation space protects the nature. As a further benefit, the

use of the automobile is discouraged due to the condensed interior neighborhood supply.

68

---

BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

This trend is reinforced by designing the street realm within the TND less megalomaniacal,

particularly by minimizing the large-scale public parking lots.

While the stated planning approaches primarily aim to increase the efficiency in the TND and

in the region, the recommendation to offer affordable homes rather deals with the social

concerns. By providing lower-priced homes, the TND becomes accessible to a larger

segment of the population, including first-time homebuyers, retirees, service employees,

teachers, and other lower-paid workers. The financially constrained households can also

benefit from the high living-comfort of the TND. By being more flexible in the location choice

of their homes, especially regarding proximity to workplaces and other desired facilities, it

maximizes their living convenience. The social mix in the TND undermines tendencies

towards social segregation. The availability of a workforce with mixed skills and qualification

levels makes it easier for businesses in the region to fill in their (lower and higher-waged) job

positions and might attract further businesses to locate in proximity.

The recommended planning strategies take the economic, ecologic, and social components

of urban development more intensely into consideration than the "conventional" planning

approaches of the TND concept, as the case study of Westhaven has shown. In combination

with the evaluated successful achievements found in Westhaven, such as the good

community life and high standard of living, the TND has the potential to become a viable

growth-accommodating urban model that can help to reduce the problems of Urban Sprawl,

while it provides several benefits for the overall urban development.

69

---

BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

List of Abbreviations

CA

California

CNU

Congress of New Urbanism

DPZ

"Duany Plater-Zyberk & Company"

du/a

dwelling

unit/acre

FL

Florida

i.e.

for

example

Illus.

Illustration

LA

Louisiana

LAN

Local

Area

Network

MA

Massachusetts

MD

Maryland

MSA

Metropolitan Statistical Area

NC

North

Carolina

NJ

New

Jersey

OR

Oregon

PC

Planned

Commercial

PR

Planned

Residential

RCP

Regional Comprehensive Plan

SLC

"Southern Land Company"

TN

Tennessee

TND

Traditional

Neighborhood

Development

TOD

Transit Oriented Development

UGB

Urban Growth Boundary

UT

Utah

VA

Virginia

70

---

BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

List of Illustrations

Illus.0: Title-page

illustrations

Own photographs 2006

p.1

Illus.1:

Newly constructed residential neighborhood

Beyer, Knöpfel 2006,

p.5

(Fresno, CA)

[Magazine], p.134

Illus.2:

Suburbanization around the urban core (Los

Pye 2006, [Online]

p.6

Angeles, CA)

Illus.3:

Popular single-family home subdivision

Own photograph 2006

p.6

(Franklin, TN)

Illus.4:

Expanding U.S. highway system

Bressi 1994, p.xxvi

p.7

Illus.5:

Large single-family home (Spring Hill, TN)

Own photograph 2006

p.7

Illus.6:

Low-rise office and retail building complex

Own photograph 2006

p.7

(Spring Hill, TN)

Illus.7:

Strip shopping mall and large parking lot (,,Cool Own photograph 2006

p.8

Springs Galleria" in Franklin, TN)

Illus.8:

Typical deep building-setbacks (Franklin, TN)

Own photograph 2006

p.8

Illus.9:

Standardized building types (Franklin, TN)

Own photograph 2006

p.8

Illus.10:

Deficient conditions in inner cities (Franklin, TN) Own photograph 2006

p.9

Illus.11:

Isolated Gated Community (Franklin, TN)

Own photograph 2006

p.9

Illus.12:

Isolating environment (Franklin, TN)

Own photograph 2006

p.10

Illus.13:

Agglomeration of uniform homes (Franklin, TN) Own photograph 2006

p.10

Illus.14:

Congested U.S. Interstate

Transit Oriented

p.10

Development - Org. 2006

[Online]

Illus.15:

Typical inefficient pattern of Sprawl

North Carolina Institute for

p.11

Public Health 2006, [Online]

Illus.16:

Regional plan of Portland (OR)

Bruegmann 2005, p.204

p.12

Illus.17:

Model of Howard′s "Garden City" concept

Benevelo 2000, p.976

p.13

Illus.18:

Urban model of ,,TOD" (by Calthorpe)

Calthorpe 1993, p.56

p.13

Illus.19:

Comparison of Sprawl and TND (by DPZ)

Bressi 1994, p.xxx

p.13

Illus.20:

Examples of TND′s, developed by DPZ

A-F: DPZ 2006, [Online]

p.17

Illus.21:

Franklin′s town square and the city hall (in

Own photograph 2006

p.20

background)

Illus.22:

Skyline of Nashville′s core

[Online]

p.21

Illus.23:

Main connector to Franklin: Interstate-65

Own photograph 2006

p.21

Illus.24:

Business district "Cool Springs" (Franklin, TN)

City of Franklin 2004,

Land

p.21

71

---

BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Use Plan

[Online], p.37

Illus.25:

Historical small-town charm in Franklin

Own photograph 2006

p.22

downtown

Illus.26:

Office buildings in Cool Springs (Franklin, TN)

City of Franklin 2004,

Land

p.24

Use Plan

[Online], p.38

Illus.27:

Farmland in Franklin

Own photograph 2006

p.28

Illus.28:

Office park in Cool Springs (Franklin, TN)

Own photograph 2006

p.29

Illus.29:

New residential housing trend: attached homes Own photograph 2006

p.29

(Franklin, TN)

Illus.30:

Highest in demand: single-family homes

Own photograph 2006

p.30

(Franklin, TN)

Illus.31:

Newly built subdivision (Franklin, TN)

Own photograph 2006

p.30

Illus.32:

Zoning Map of Franklin

City of Franklin 2005,

Zoning

p.31

Map, May 2005

[Online]

Illus.33:

Planners and residents on a "charrette" in

Southern Land Company

p.33

Franklin

2006,

Future

[Online]

Illus.34:

Westhaven home under construction

Own photograph 2006

p.34

Illus.35:

Westhaven′s location in rural Franklin

Own photograph 2006

p.35

Illus.36:

Undeveloped land surrounds Westhaven

Own photograph 2006

p.35

Illus.37:

Central town square and Westhaven Boulevard Own photograph 2006

p.35

(in background)

Illus.38:

Clear-defined edges and boundaries

Own photograph 2006

p.36

Illus.39:

Buildings in close proximity to street realm

Own photograph 2006

p.37

Illus.40:

Appealing pocket park

Own photograph 2006

p.37

Illus.41:

Westhaven home copies style of historic

Own photographs 2006

p.37

Franklin home (small picture)

Illus.42:

Design of front porch adopted from Franklin

Own photographs 2006

p.38

downtown (small picture)

Illus.43:

Westhaven homes in different architectural

Own photographs 2006

p.39

styles

Illus.44:

Common areas: playground in front of

Own photograph 2006

p.39

Resident′s Club

Illus.45:

Envisioned town center with stores (by DPZ)

DPZ 2006, [Online]

p.39

Illus.46:

Community members participate in the

Southern Land Company

p.40

,,Toddler′s Group"

2006, [Magazine], p.6

Illus.47:

Neat upkeep of green space

Own photograph 2006

p.40

Illus.48:

Tree strips and walkways line the streets

Own photograph 2006

p.41

72

---

BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Illus.49:

Families enjoy the public park

Own photograph 2006

p.41

Illus.50:

A jogger at Westhaven

Own photograph 2006

p.41

Illus.51:

Children are playing outside in Westhaven

Own photograph 2006

p.42

Illus.52:

The Resident′s Club: Place for social gatherings Own photograph 2006

p.42

Illus.53 : Proximity of homes strengthens bonds between Own photograph 2006

p.42

neighbors

Illus.54:

Residents enjoy the community life

Southern Land Company

p.43

2006, [Magazine], p. 6

Illus.55:

Most valued at Westhaven: "Sense of

Southern Land Company

p.43

Community"

2006, [Magazine], p.5

Illus.56:

Small front yards of Westhaven homes

Own photograph 2006

p.44

Illus.57 : Attractive designed home on the street corner

Own photograph 2006

p.44

Illus.58:

Diverse styled Westhaven homes compared to

Own photograph 2006

p.44

standardized home types (small picture,

Franklin, TN)

Illus.59:

Attractive site in Franklin: Main Street in

Own photograph 2006

p.45

downtown

Illus.60:

Westhaven′s surrounding unpopulated

Own photograph 2006

p.46

countryside

Illus.61:

Small-scale businesses in Franklin downtown

Own photograph 2006

p.46

Illus.62:

New Highway 96 West is Westhaven′s only

Own photograph 2006

p.46

access road

Illus.63:

Large amounts of traffic in Cool Springs

Own photograph 2006

p.47

(Franklin, TN)

Illus.64:

Questionable: the implementation of business

DPZ 2006, [Online]

p.47

establishments (by DPZ)

Illus.65:

Retail facilities are needed in Westhaven

Own photograph 2006

p.48

(Spring Hill, TN)

Illus.66:

Small capacity in Westhaven′s town center for

DPZ 2006 [Online]

p.48

commercial space (by DPZ)

Illus.67:

Many acres of undeveloped land in Westhaven Own photograph 2006

p.49

Illus.68:

Large tract of ,,unused" grass field

Own photograph 2006

p.49

Illus.69:

Westhaven street reminds on conventional

Own photograph 2006

p.49

subdivision street (small picture, in Franklin, TN)

Illus.70:

Large-sized boulevard

Own photographs 2006

p.50

Illus.71:

Rear alleys increase amount of streets

Own photograph 2006

p.50

Illus.72:

Narrow backyards of Westhaven town homes

Own photograph 2006

p.50

73

---

BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

Illus.73:

Large public parking lot (near Resident′s Club)

Own photograph 2006

p.50

Illus.74:

A neighborhood only for high-income

Own photograph 2006

p.51

households

Illus.75:

Large homes dominate Westhaven

Own photograph 2006

p.51

Illus.76:

Expensive Manor home (prices: low $700′s and Own photograph 2006

p.52

higher)

Illus.77:

Similar characteristics like Gated Communities

Own photograph 2006

p.52

(Franklin, TN)

Illus.78:

,,TND is a prettier form of Sprawl" (TND by DPZ, DPZ 2006, [Online]

p.53

West Sacramento, CA)

Illus.79:

Example for an unsolved problem: dependence Own photograph 2006

p.53

on cars (as in Franklin, TN)

Illus.80:

TND emphasizes on appealing design

Own photograph 2006

p.54

Illus.81:

Prettier design public realm in Westhaven than

Own photographs 2006

p.55

in a conventional subdivision (small picture,

Franklin, TN)

Illus.82:

Westhaven provides a high living comfort for its Own photograph 2006

p.55

residents

Illus.83:

RCP as the planning basis (regional map of

Calthorpe 1993, p.127

p.57

Sacramento, CA)

Illus.84:

Six zones of the human habitat (illustration

Goldberg 2006, [Magazine],

p.57

borrowed from DPZ′s concept of "transect"-

p.39

zoning, modified and adapted to context of this

paper)

Illus.85:

Recommended location types for TND

Calthorpe 1993, p.61

p.58

(borrowed from Calthorpe′s concept of TOD′s)

Illus.86:

Recommended: connection to public transit

DPZ 2006, [Online]

p.59

(TOD by DPZ, Westmont Station, NJ)

Illus.87:

Neighborhood-scale commercial space (TND by DPZ 2006, [Online]

p.60

DPZ, Bryton, FL)

Illus.88:

Businesses located adjacent to a major street

DPZ 2006, [Online]

p.60

(as in Mashpee Commons, MA)

Illus.89:

Provision of small-scale offices (as in TND by

DPZ 2006, [Online]

p.60

DPZ, Anchor Mill, NC)

Illus.90:

Necessity of various businesses (Mashpee

DPZ 2006 [Online]

p.61

Commons, MA)

Illus.91:

Different possibilities for parking in residential

A;B;C;E: own photographs

p.63

74

---

BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

neighborhoods

2006

D: Katz, ed. 1994, p.29

Illus.92:

Different qualities of building materials (town

Own photograph 2006

p.65

homes in Franklin, TN)

Illus.93:

Provision of rentable apartment homes (as in

Own photograph 2006

p.65

Spring Hill, TN)

75

---

BACHELOR THESIS 2006 "ACCOMMODATING GROWTH: THE CONCEPT OF TND IN WESTHAVEN"

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