Traditional Neighborhood Development (TND)
|Traditional Neighborhood Development seeks to remedy the most pressing problems associated with recent suburban expansion - low-density, auto-oriented development, single-use developments lacking in context and distinction as a unique community.
Automoblie dependance results from the segmentation of residential, commercial, and industrial uses as is often required in modern zoning. This design practice results in the loss of community vitality and makes neighborhoods unwelcoming to pedestrians and bicyclists. It also increases traffic. However zoning utilizing TND development that mixes uses in a compact area and forms can acheive a high quality neighborhood.
|Through form-based zoning and other standard bylaws, zoning can be an extremely effective tool that communities can use to implement TND. TND can guide new development patterns that are civic-oriented, pedestrian-friendly, economically vibrant, environmentally sustainable, and evoke a unique sense of place. However, certain principles that have been applied to New Urbanist developments across the United States - such as Kentlands, Maryland; Celebration and Seaside, Florida; and Stapleton, Colorado - will not meet the needs of most communities in Massachusetts without modification. New England communities have a long history that has already defined the form and fabric of neighborhoods in important ways. This section of the Toolkit explains how Traditional Neighborhood Design standards can be adjusted to fit within the New England context and work in diverse communities throughout Massachusetts.|
|Introduction to Traditional Neighborhood Development|
Traditional Neighborhood Development helps to create vibrant mixed-use neighborhoods with higher densities and a range of complementary uses. TND is characterized by compact, pedestrian-oriented developments that provide a variety of uses, diverse housing types, and are anchored by a central public space and civic activity. TND is based on the principle that neighborhoods should be walkable, affordable, accessible, distinctive, and in Massachusetts, true to the significant historic context of each community.
TND will not be appropriate for all neighborhoods in all contexts, though. Many of the design criteria and standards of TND can be applied to other development projects. However, not every neighborhood is suitable for the density required for a mixed-use TND development to succeed. While auto-oriented strip malls and large-lot developments are fundamentally incompatible with TND in their present condition. These types of locations represent prime opportunities for conversion to TND over the long term. Communities need to carefully consider local real estate markets in order identify the most viable locations for TND development.
While TND is defined by certain development patterns, TND's success is marked by its ability to blend into and enhance the unique spaces that it inhabits. This criteria of success becomes especially important in New England, where towns and cities have a strong sense of place. TND in New England must be customized to each place so that the rich character of towns and cities is strengthened, not fabricated, by Traditional Neighborhood Development.
As the birthplace of the nation, the
More than historic relics, successful
What are the basic TND guidelines?
Generally, TND is neighborhood in scale, 10 to 15 acres in area based on the geometry of a 1/4mile maximum walking distance. Open space is typically 10% to 20% of the area, and about 70%-80% of the area is devoted to residential blocks, with the remainder (approximately 10%) as mixed use with a focus on viable commercial space and civic functions. TND requires dense (e.g. quarter-acre and smaller lots) residential blocks in order to create an internally-oriented neighborhood with enough people to help support the commercial and civic functions.
However, a larger market area is often necessary to support businesses and provide outside job opportunities for residents. Consequently, access is provided in multiple ways to provide that choice and opportunity. The regional transportation systems; trains, buses, and highways, are also connected to facilitate mobility.
Beyond these basic requirements, TND principles can be modified to fit unique circumstances in each community.
How and where is TND working in
Here are some ways that TND is actually working in
Large scale / Urban - Urban areas are usually characterized by a high degree of existing build-out, which makes it difficult to assemble raw land on which to build a new full-scale traditional neighborhood. However, some districts within the city, such as disinvested downtown neighborhoods and neighborhood surrounding academic institutions, can offer promising potential for TND. TND principles are also especially applicable to the development and redevelopment of large-scale housing projects (public and market-rate), mixed-use complexes, and failed shopping malls. Within suburban areas, large-scale vacancies often caused by military base, airport, or strip mall closures present great opportunities in which to introduce a Traditional Neighborhood Development. The greatest potential for TND in Massachusetts is in the repair of existing urban fabric. Infill and redevelopment of obsolete buildings present tremendous TND possibility
Examples of Large-scale / Urban Projects In
Mid-scale / Suburban TND is an alternative to and a means of combating the problems associated with suburban development. The suburbs are growing at a significantly faster pace than urban and rural areas, and this growth offers ample opportunity in which to apply TND. Important elements of local character or history in established residential or commercial areas should be incorporated into the TND to distinguish the location.
Examples of Mid-scale / Suburban Projects Medium-scale projects that may have a more limited mix of uses can still fulfill many of the principles of TND. Woodbourne in
Small-scale / Rural Traditional suburban development patterns have migrated into rural areas and TND is as applicable in smaller towns as it is in suburban cities. Development on
Examples of Small-scale / Rural Projects -
What should your town look for to create a TND project?
Project Sites TND’s are usually about 10 to 15 acres in size when done on a town scale. However, the incorporation of existing residential or commercial blocks into a TND means a project does not require a wholly undeveloped site, and the projects do not have to be completed by a single entity. The key is designing the new elements to fully connect with the old. Valuable TND projects may be infill development projects within existing downtown or neighborhood areas.
Comprehensive Design Standards TND neighborhoods are carefully designed to function in ways that provide a high quality of life. It is therefore important that local governments have the authority to regulate many design aspects and aesthetics. TND often involves local regulations govering a wide range of urban design choices from façade and paving materials, to geometry and dimensions, to specific organization of uses. These should be specific to the community based on local design principles. The local history should be an important consideration in the design of TND projects as the resulting communityoriented design and complementary architecture will then provide for a strong sense of place.
Diversity in Housing - The variety of types of housing units typical of TND gives people and households at all stages of life housing alternatives suited to their needs, thus providing stability to a community. The proper density of housing (typically very high) will also support the commercial and civic functions at the TND.
Accessibility and Mobility TND’s require local connectivity and access to all areas, but cannot stand alone. Consequently, along with bicycling, walking, and vehicle access, TND’s should provide additional access with choices including public transit. Trains and buses provide transit options, but must be considered along with regional highway access.
Zoning Creation Process for TND
Because of the complexity of these projects, the recommendation is to follow three steps in the creation of the TND zoning:
The recommended first step in crafting TND regulations is to define the community's approach through the adoption of principles and objectives for TND. The TND principles and objectives of particular importance are:
More on these design principles can be found within the Model Bylaw.
The purpose of a charrette is to solve a design-related problem facing a community. The public is invited to attend and participate and the charrette process is best if facilitated by trained individuals.
The typical agenda of the charrette is to first educate participants on the process, and then incorporate their contributions in order to verify decisions. A charrette usually lasts a few hours or even several days and culminates with the presentation of a final plan, which is a compilation of the best ideas offered during the charrette. The results of this process should then inform the drafting of the bylaws.
The TND zoning bylaws may include three different types of regulatory standards to accomplish the design principles; Performance Standards, Design Guidelines, and Form-based standards.
Unlike prescriptive standards, Performance Standards present a specific statement of intent and the development must show how it meets that standard. These are typically used for environmental and management and mitigation of land use impacts. Design Guidelines can specify allowable architectural styles, building materials, colors, building heights, landscaping, and can also require diversity in the styles, including architectural and landscape design. Form-based zoning refers to the idea of identifying the form of the built environment based on the context of the physical surroundings or district, but not strictly regulating the allowed uses, which may otherwise be defined in the underlying zoning.
Form-based zoning creates the physical context, Design Guidelines allow for more granular control of the built elements, and Performance Standards ensure the best management of the land and built environment. However, in many cases traditional dimensional and prescriptive standards may be used in place of these newer types of regulations, as local preference requires.
several of the Patrick Administration's Sustainable
Development Principles, including:
• Concentrate Development and Mix Uses: TND increases development densities within the village or town center to promote the ability to work, shop, and live in one neighborhood and provides economical opportunities for mixed use redevelopment of existing properties. In addition, TND is compact, encourages reuse and rehabilitation of existing infrastructure, conserves land, integrates uses, and fosters a sense of place. It creates walkable districts mixing commercial, civic, cultural, educational and recreational activities with open space and housing for diverse communities.
• Protect Land and Ecosystems: TND protects land in two ways; first by providing development opportunities that do not impact "greenfields" and second by providing economical redevelopment that allows for the correction of existing site deficiencies. TND increases the quantity, quality, and accessibility of open space, expands land and water conservation and promotes development that respects and enhances the region's natural resources.
• Use Natural Resources Wisely: TND encourages efficient use of land and promotes buildings and infrastructure that uses land, energy, water and materials efficiently.
• Expand Housing Opportunities: By linking commercial development in the district to the provision of rental and affordable housing opportunities, TND supports the construction and rehabilitation of housing to meet the needs of people of all abilities, income levels and household types. TND coordinates the provision of housing with the location of jobs, transit and services and fosters the development of housing, particularly multifamily, that is compatible with a community's character and vision.
• Provide Transportation Choice: By improving pedestrian facilities in the village and increasing the viability of transit by increasing residential density, TND maintains and expands transportation options, in all communities, including land- and water-based public transit, bicycling, and walking.
• Increase Job and Business Opportunities: By providing for increased intensities of development and encouraging the creation of new jobs in the village center, TND attracts businesses with good jobs to locations near housing, infrastructure, water, and transportation options and supports the growth of new and existing local businesses. TND strengthens the growth of local businesses, in addition to supporting economic development in industry clusters, which are consistent with regional and local character
• Plan Regionally: By implementing recommendations found in the Town's Comprehensive Plan and the Regional Policy Plan, TND supports the development and implementation of local and regional plans that have broad public support and are consistent with sustainability principles. It also fosters development projects; land and water conservation, transportation and housing that have a regional or multi-community benefit.
|Benefits to Community|
By promoting development in existing neighborhoods and village areas using TND, municipalities can take advantage of existing infrastructure instead of building new. Within greenfield projects, the very compact nature of a TND also reduces infrastructure costs.
|By specifying design standards to the developers who are financing the TND's, municipalities can use the project investment to create safer streets and public open spaces. By capitalizing on the strength of the local housing market and broader economic and market trends which are favoring TND, municipalities can build on the demand for New Urbanist, village style development.
By improving the potential for development in the existing village and town centers and adjoining sites, not only can municipalities capitalize on the existing infrastructure, they can also benefit from the tax returns to the community as a whole form a reinvigorated commercial center.