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Cumberland Region Tomorrow is a private, non-profit, citizen based regional organization working with Greater Nashville Regional Council and others in the public and private sectors, dedicated to planning for the future livability and economic vitality of our ten-county region.
In our work, we support and encourage growth planning, with emphasis on land use, transportation, and preservation of the rural landscape and character of the region’s communities.
Cumberland Region Tomorrow’s Objectives are:
Continue the regional discussion of quality growth
Report on growth trend data
Lead the process to develop tools and resources necessary to implement quality growth practices
Encourage collaborative action
Recognize and reward successful examples of quality growth projects throughout the region
Learn about regional growth trends and scenarios
Introduce the Quality Growth Toolbox
Learn about or gain further insight on topics
Understand the strategies and tools
Guidance on implementing strategies for individual communities
Training others in using the toolbox
Objectives of this Course:
Follows format of the toolbox for six topics:
Why is this topic important?
What can we do about it? Strategies
How we can do it? Tools and Incentives
Who can help? Resources and Contacts
Cumberland Region Tomorrow Course Format
QUALITY GROWTH TOOLBOX
Prologue: Creating Quality Growth in the Cumberland Region
Developed 20 Year Growth Trend Data
Evaluated Base Case Scenario (current trend)
Developed Alternative Case Scenario
Cumberland Region Tomorrow Regional Visioning Project
What Was Done:
Residents of region want to preserve our unique communities and beautiful landscapes
Region can preserve our quality of life and accommodate the rapid growth that is sure to come
Little time to accomplish these changes Region is growing faster than predicted in 2000 Total population growth to reach 2 Million in 2020
The region’s quality of life is key to our economic vitality
Cumberland Region Tomorrow Regional Visioning Project
Overview:
1990’s…. Population up 22% Employment up 38% 167,500 acres of farms and natural areas to
housing
2000’s…. 3.4 million acres home to 1.4 million people Average density of 2.7 persons per acre, 60% of
national average
2020…. Population increases to 2.0 million Jobs up 33%, to 973,580 More than 356,000 acres required for housing,
roughly the size of Davidson County $10 billion for infrastructure
The Cumberland Region…
Base Case Growth ScenarioCumberland Region Tomorrow Regional Visioning Project
Growth Related Challenges
Base Case is creating…….. Greater capital costs for new
infrastructure Inadequate residential tax revenues to
cover public services Higher rates of conversion of prime
agricultural lands and fragile environments
Greater vehicle miles traveled and, consequently, higher levels of automobile
emissions
Cumberland Region Tomorrow Regional Visioning Project
Alternative Case Growth ScenarioCumberland Region Tomorrow Regional Visioning Project
Cumberland Region Tomorrow Regional Visioning Project
Findings: “Economic data is still
compelling….Quality Growth will result in significant land mass,
infrastructure and natural resource savings.”
“There is a cost to our current pattern of development which we currently
don’t measure and understand.”
Cumberland Region Tomorrow Regional Visioning Project
Moving toward the Alternative Case Scenario in our region will …
Preserve unique cities, towns and communities Reduce land consumption and preserve open
space Increase variety of housing choice and
opportunity Reuse existing communities and infrastructure Expand transportation modes and better use of
current infrastructure
Cumberland Region Tomorrow Regional Visioning Project
Quality Growth will help us to:
Create higher quality communities Conserve critical lands Improve air and water quality Make better use of our resources Preserve the region’s high quality of
life / livability Ensure our continued economic
vitality
Cumberland Region Tomorrow Regional Visioning Project
Quality Growth will ensure our Region’s future livability and economic vitality
Toolbox pg. 4
Guide our region’s growth with comprehensive community plans
Update zoning, subdivision and building codes to implement community plans
Toolbox pg. 9
Use design to protect and enhance our region’s diversity of community character
Toolbox pg. 9
Redevelop and strengthen our region’s cities, towns, and rural communities to ensure a range of unique lifestyle choices
Toolbox pg. 9
Create a variety of housing choices for our region’s diverse workforce
Toolbox pg. 9
Conserve our region’s land, water, natural and cultural resources for our future economic, health and social well-being
Toolbox pg. 9
Link land use and transportation planning to promote an integrated framework to guide growth and development
Toolbox pg. 9
Guide public and private investment to efficiently use pre-existing infrastructure and developed land
Toolbox pg. 9
Think and act regionally to ensure our future livability and economic vitality
Toolbox pg. 9
Prologue: Defining Quality Growth in the Cumberland Region
Chapter 1: Reinvesting in Towns, City Centers, and Communities
Chapter 2: Creating a Variety of Housing Choice
Chapter 3: Conserving our Region’s Land, Water, Natural, and Cultural Resources
Chapter 4: Transportation/Land Use Planning for Quality Growth
Chapter 5: Guiding Infrastructure Investments for Sustainable Growth
Conclusion: Ensuring our Economic Vitality through Quality Growth
Reinvesting in Towns, City Centers, and Communities
Benefits: Retains a sense of place
and historic Identity Sustains a sense of
community Maximizes public facility
and infrastructure investments
Supports the value of private investment
Contributes to the local economy
Reduces growth pressure to outlying areas
Creates convenience
Our Region’s Existing Communities have Tremendous Redevelopment Potential
Toolbox pg. 14
Memphis, TN: Broad Street
Memphis, TN: Broad Street
Commissioned by Duncan Associates
Memphis, TN: Broad Street
Define and Focus on Promising Areas
Create Good Redevelopment Plans
Make Investment Possible
Use Incentives to Promote Reinvestment
Design Attractive Community Centers
Maximize Organizations and Resources in Revitalizing Areas
Toolbox pg. 20
Identify promising areas for reinvestment and define project boundaries.
Focus resources and efforts towards maximum success
Define and Focus on Promising Areas
Toolbox pg. 28
Establish a redevelopment plan to address needs of promising areas Incorporate
unique community elements into traditional planning process
Create Good Redevelopment Plans
Toolbox pg. 28
Utilize approval streamlining
Make higher density possible
Expand residential use and type
Encourage mixed use Adopt form based
regulations Update codes to
encourage rehabilitation
Make Reinvestment Possible
Toolbox pg. 29
Provide brownfield assessment and remediation
Encourage greyfield redevelopment
Implement tax increment financing districts
Consider Business Improvement Districts (BID)
Implement PILOT- Payment In Lieu Of Taxes
Use Incentives to Promote Reinvestments
Use community development block grants (CDBG)
Use state programs such as the Tennessee Courthouse Square Revitalization Program
Expand financial incentives for property owners
Provide financial support through government infrastructure improvements
Toolbox pg. 36
Make streetscape improvements
Maximize public buildings and uses
Create multimodal and walkable areas
Use design guidelines Use conservation zoning Enhance natural
features
Design Attractive Community Centers
Toolbox pg. 44
Example: Bellevue Boulevard / McLemore Avenue
Bellevue Boulevard / McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantageBellevue Boulevard / McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage
Bellevue Boulevard / McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantageBellevue Boulevard / McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage
Example: Bellevue Boulevard / McLemore Avenue
Bellevue Boulevard / McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantageBellevue Boulevard / McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage
Example: Bellevue Boulevard / McLemore Avenue
Include stakeholders in the revitalization and redevelopment of communities City and County
Governments Main Street Boards Chamber Community
Development Councils Churches Neighborhood
Associations Local Business
Owners
Maximize Organizations and Resources in Revitalizing Areas
Toolbox pg. 48
Former complex of depression-era buildings
Redeveloped into 250,000 square feet of retail shops, art gallery, antiques stores, restaurants, entertainment venues, and event space
Central Franklin Area Plan National Register of Historic
Places Used Department of Interior
Guidelines for Rehabilitation and Restoration
Historic Rehabilitation Tax Credits
Other redevelopment incentives
Example: Successful Transformation of Abandoned Brown Field Site to Vibrant Activity Center
Creating a Variety of Housing Choice
A Range of Housing Types is needed to meet the needs of our region’s residents and economy
• New jobs• Population growth• Shrinking in
household size• Location• Cost and value• Design• Life cycle needs
Housing Trends Influenced by:
Toolbox pg. 58
Identify the Housing Needs of Each Community
Examine Existing Planning and Zoning Regulations
Expand Comprehensive Plans to Allow More Housing Options
Design to Create Attractive Communities and Housing
Use Incentives to Promote Housing Choice
Toolbox pg. 61
Identify the Housing Needs of Each Community
Toolbox pg. 70
Perform a housing needs assessment
Accommodate housing for all life stages
Create a range of housing choice through planning and zoning processes
Allow innovative design and building techniques
Adopt performance based development regulations
Allow a mix of housing size and types
Examine Existing Planning and Zoning Regulations
Toolbox pg. 66
Establish a Community Plan for housing expansion
Encourage infill and reuse
Encourage redevelopment of strip centers
Expand Comprehensive Plans to Allow More Housing Options
Toolbox pg. 64
Focus on quality design
Adopt design standards for small-lot, townhouse, and multi-family housing
Preserve open space Encourage energy
efficiency
Design to Create Attractive Communities and Housing
Toolbox pg. 66
Soulsville, Memphis, TN: College Street
Soulsville, Memphis, TN: College Street
Soulsville, Memphis, TN: College Street
Soulsville, Memphis, TN: College Street
Soulsville, Memphis, TN: College Street
Commissioned by the Fannie Mae Foundation
Soulsville, Memphis, TN: College Street
Provide an incentive to create workforce housing
Make the right things easier
Support historic preservation and affordable housing
Use Incentives to Promote Housing Choice
Toolbox pg. 69
New Housing Types to Consider• Rural Conservation
Development• Design that Retains
Rural Character
Toolbox pg. 72
New Housing Types to Consider
Toolbox pg. 73
New Housing Types to Consider
Toolbox pg. 73
New Housing Types to Consider
Toolbox pg. 73
Example: Nashville’s Germantown Historic District – Redevelopment Success and Housing Choice Creation• Historic Germantown located north of downtown Nashville
• Contains a surprising housing diversity for a compact scale neighborhood
• Excellent example of revitalization over five decades
• Germantown and beyond - adaptive reuse of industry sites and pioneers in urban housing and design
• Some of Region's best examples of new housing types to consider to meet Housing Life Cycle Needs
Conserving Our Region’s Land, Water, Cultural and Natural Resources
Our unique natural surroundings and features not only define the character of the Cumberland Region, they also distinguish it from other places
Plan for Natural Infrastructure
Identify and Establish Land, Water, Natural and Cultural Resource Priorities
Integrate Priorities Into Community and Regional Plans
Use Existing Resources for Conservation
Increase Flexibility of Regulations to Allow Conservation and Low Impact Development
Prevent Unsafe Development
Wilson County
Toolbox pg. 88
Preserve Historical and Cultural Resources
Use Incentives to Promote Conservation
Preserve Water Resources
Protect Critical Habitat
Keep Agriculture Viable
Link and Connect Corridors of Public and Private Open Space
Use Sustainable Building and Development Strategies
Toolbox pg. 90
Use regional / community plans for resource conservation
Inventory and assess natural resources
Identify conservation priorities and integrate into plans
Develop Priority Funding Areas (PFA) for infrastructure investments
Plan for Natural Infrastructure
Toolbox pg. 93
Identify and Establish Land, Water, Natural and Cultural Resource Priorities
Integrate Priorities into Community and Regional Plans
Use existing tools and programs Conservation and
protective easements Development rights
approaches Public programs for
communities and property owners
Use Existing Resources for Conservation
Toolbox pg. 95
Update planning and zoning to allow quality conservation and low impact development
Design to Conserve Resources Adopt regulations
encouraging Low-Impact Development (LID)
Context Sensitive Solutions (CSS)
Green arterial road systems
Increase Flexibility of Regulations to Allow Conservation and Low Impact Development
Toolbox pg. 103
Development buffers
Supplemental flood plain protection
Steep slopes Supplement
al wetland protection
Karst Topography and Wetlands
Prevent Unsafe Development
Toolbox pg. 103
Regulatory streamlining
Density bonus Conservation
development Allow density
distribution within an individual property to protect important land and natural resources
Low Impact Development
Use Incentives to Promote Conservation
Toolbox pg. 106
Use pertinent information about rural historic, cultural heritage, and agricultural districts in planning and design to improve conservation
Context Sensitive Solutions
Green arterial road systems
Patterning vernacular architecture
Rural historic, cultural heritage and agricultural districts
Preserve Historical and Cultural Resources
Toolbox pg. 108
Reduce storm water impacts
Limit amount of impervious surfaces created by new development
Adopt new techniques Establish negative
vegetation
Preserve Water Resources
Toolbox pg. 109
Develop and employ proactive land conservation efforts and water management practices
Protect Critical Habitat
Toolbox pg. 97
Keep Agriculture Viable
Toolbox pg. 110
Right-to-farm laws
Agricultural zoning
Agricultural districts
Greenbelt Law
Keep Agriculture Viable
Toolbox pg. 110
Farm-related business
Business to supplement farm income
Agricultural economic development assessments
Agri-tourism “Farmers
Markets” and community supported agriculture
Plan for natural infrastructure by connecting open lands, riparian areas, and natural resource corridors
Link and Connect Corridors of Public and Private Open Space
Toolbox pg. 92
LEED certified building design
Energy audits Renewable energy
sources Infiltration practices
Use Sustainable Building and Development Strategies
Toolbox pg. 92
Example: The Duck River Highlands Land Use Resource Study – An Excellent Example of Creating Resources for Planning for Open Space Conservation
• Broad land and historic preservation initiative to protect fragile rural resources of north west Maury County
• Initiated by local citizens and facilitated by The Land Trust for Tennessee
• Partners include CRT, THC, TNC, TWRA and NPS
• Community meetings: – Increased understanding of resources – Develop options to help landowners
conserve• Phases:
– 1) Inventory natural, cultural, historic and agricultural resources in the region
– 2) Strategic conservation efforts by the Land Trust for Tennessee and future county-wide comprehensive planning
Transportation and Land Use Planning for Quality Growth
Linking land use and transportation planning can provide an integrated framework to guide growth and development
• Regional traffic currently relies primarily on interstate travel
• Total miles traveled are continuing to increase
• Increasing congestion is beginning to affect the livability and desirability of communities
Nashville MPO Counties
A collaborative effort in developing land use plans and supporting transportation systems will result in:
• Improved community livability
• More efficient use of the existing infrastructure
• Improved economic vitality• Sustainability• Improved health
Density – the intensity of development – influences travel by:
• Concentrating people and services in limited area near transportation
• Increased demand makes alternative modes more cost effective
• Increase pedestrian, bicycle and transit systems
• Lower auto ownership, fewer and shorter vehicle trips
Relationship Between Land Use and Transportation – Density, Diversity & Design
Diversity – the mix of different types of land uses – influences travel by:
• Concentrating different land uses in close proximity
• Jobs, services, recreation, schools and everyday needs within shorter travel distances
• Promotes trip linking and on-site capture of trips
• Place making
Relationship Between Land Use and Transportation – Density, Diversity & Design
Design – the design and pattern of the built environment – influences travel by:
• Creates attractive, comfortable and secure pedestrian environments
• Creates places that attract people who linger and drive less
• Results in well-connected transportation systems
• Creates visual interest and encourages walking
Relationship Between Land Use and Transportation – Density, Diversity & Design
The region has arterials with redevelopment potential, like this example:
E14th Corridor - San Leandro, CA Source: Steve Price, Community, Design + ArchitectureE14th Corridor - San Leandro, CA Source: Steve Price, Community, Design + Architecture
Traditional Arterial…
E14th Corridor - San Leandro, CA Source: Steve Price, Community, Design + ArchitectureE14th Corridor - San Leandro, CA Source: Steve Price, Community, Design + Architecture
Arterial with Signal, Streetscape and Pedestrian Modifications…
E14th Corridor - San Leandro, CA Source: Steve Price, Community, Design + ArchitectureE14th Corridor - San Leandro, CA Source: Steve Price, Community, Design + Architecture
Arterial with Pedestrian, Bike, and Infill / Mixed-Use Redevelopment…3D’s Applied…
Optimize Existing Transportation Systems first
Recognize and Use the Goals of Adopted Land Use Plans
Work with Existing Agencies to Coordinate Land Use and Transportation Planning
Adopt Design Guidelines Develop Good Plans and
Follow them
Toolbox pg. 128
Encourage Development of Vacant Land and Reuse of Older Sites
Strengthen Downtowns
Promote Concentrated Activity Centers and Corridors
Promote Good Site Design
Provide a Balanced Transportation System that Creates Choices
Toolbox pg. 130
Community and Corridor Tools:
Traffic signal improvements
Better signage Advanced traffic
control systems Pedestrian traffic safety
at intersections and crossings
Street retro-fit (e.g., road diets)
Toolbox pg. 132
Transportation Operations
Source: TJPDC, VDoT, City of Charlottesville, & Albemarle Co.CD+A, Meyer, Mohaddes, & Urban Advantage
Source: TJPDC, VDoT, City of Charlottesville, & Albemarle Co.CD+A, Meyer, Mohaddes, & Urban Advantage
Source: TJPDC, VDoT, City of Charlottesville, & Albemarle Co.CD+A, Meyer, Mohaddes, & Urban Advantage
Community and Corridor Tools:
Intelligent transportation systems
Improve freeway bottlenecks
Plan for Bus Rapid Transit
Develop Local Corridor Specific Access Management Policies
Develop Traffic Impact Study Guidelines
Travel Demand Management
Establish Transportation Management Associations
Toolbox pg. 132
Transportation Operations
Integration of Land Use and Transportation Plans
Toolbox pg. 139
Community and Corridor Tools:
Adopt design guidelines Update subdivision
regulations Consider Adequate
Facilities Ordinance Modify Existing Zoning Transit Oriented
Development (TOD)
Toolbox pg. 141
DesignBenefits: Reduced automobile
dependence Livable streets Enhanced community
identity Increased economic
development Increased transit use Increased walking and
biking Improved health Reduced environmental
impacts Distinctive and appealing
places Efficient, convenient
provision of daily needs
Design
Toolbox pg. 142
Community and Corridor Tools:
Develop communitywide connectivity plans
Develop public parking strategies in downtowns and infill areas
Develop flexible parking standards and practices
Integrate traffic management into neighborhood design
Design
Toolbox pg. 146
Community and Corridor Tools:
Integrate transit into new development
Encourage a diversity of development types New urbanism Mixed-use development Infill development Transit-oriented
development
Develop Context Sensitive Design Guidance
Toolbox pg. 149
Develop Context Sensitive Design Guidance
Toolbox pg. 150
Context Zones and Thoroughfare Types
Develop Context Sensitive Design Guidance
Toolbox pg. 158
Pedestrian Oriented Site and Building Design
Tools for Site Design
Toolbox pg. 159
Land use Building orientation and
setback Parking type and
orientation Block length Avoid “walled” projects
Harbortown Memphis, TN
Tools for Building Design
Toolbox pg. 160
Building height and street enclosure
Building architecture Building entries Streetscape
McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantageMcLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage
Example: McLemore Avenue
McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantageMcLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage
McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantageMcLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage
McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantageMcLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage
McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantageMcLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage
McLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantageMcLemore Avenue, Soulsville, Memphis, TN: Steve Price, UrbanAdvantage
Example: Corridor Planning in the Nashville Area MPO NE Corridor
• High growth corridor• Solutions go beyond responding to
unconstrained development growth
• Major Investment Study integrates land use and transportation
• Evaluates series of development patterns
• Identifies transportation system to best fit the desired land use pattern
• Balance between:– Effective land use patterns– Highway / roadway capacity– High-performance transit
• Results in local land use policies to implement land use patterns
• Example where all toolbox strategies and tools can be utilized
Guiding Infrastructure Investments for Sustainable Growth
Growth requires infrastructure and infrastructure is expensive
Infrastructure has become primarily a government responsibility
Challenges to Cost Effective Infrastructure and Government
How We Can Guide Infrastructure Investments for Sustainable Growth
Create and Implement Comprehensive Community Level and Regional Plans that Guide Growth and Align Infrastructure Investments to Accomplish Them
Target Infrastructure Investments Strategically to Support Community and Regional Plans
Plan for Regional Economic Development Readiness
Create Regional Jobs/Housing Balance
Toolbox pg. 175
Use Tennessee State Laws and Programs to Guide Growth and Infrastructure Investments
Use Community and Regional Leadership to Create Good Comprehensive and Infrastructure Plans
Toolbox pg. 178
Toolbox pg. 175
Develop and Implement Comprehensive Community Plans that Includes Infrastructure Provisions
Create and Implement Comprehensive Community Level and Regional Plans that Guide Growth and Align Infrastructure Investments to Accomplish Them
Toolbox pg. 180
Target Infrastructure Investments Strategically to Support Community and Regional Plans
Use consolidated information from Capital Improvement Programs (CIP)
Toolbox pg. 185
Plan for Regional Economic Development Readiness
Create desirable locations for new jobs and employees desiring to locate, expand or remain.
Identify and implement employment zoning at highly accessible locations.
Toolbox pg. 176
Create Regional Jobs / Housing Balance
Create a regional view of economic development, as opposed to self-contained communities
Provide a range of housing options
Toolbox pg. 177
Use Tennessee State Laws and Programs to Guide Growth and Infrastructure Investments
Maximize State Statutes and Policies
Toolbox pg. 178
Use Community and Regional Leadership to Create Good Comprehensive and Infrastructure Plans
Develop comprehensive community and regional plans
Align infrastructure funding and operation to implement the plans
Analyze current and future infrastructure and services expenses
Use Joint Economic and Community Development Boards
Toolbox pg. 179
Programming and Phasing Tools
Toolbox pg. 182
Develop Priority Funding Areas
Use “Fix it First” Policies
Concurrency requirements
Phasing plans for water and sewer
Asset management planning
Incentives for large integrated projects
Capital Improvement Programs
Financing / Investment Tools
Toolbox pg. 186
Use Asset Management and Capital Improvement Planning
Maximize state and federal Grant funding to implement comprehensive plans and meet community infrastructure needs
Establish Infrastructure Tax Credits
Integrate land use and transportation planning and funding
Decision Assisting Tools
Traffic Impact Analysis
Asset Management Programs
Cost of Community Services Studies
Planning for Natural Infrastructure through GreenPrint Studies
Toolbox pg. 188
Example: Develop and Implement Comprehensive Community Plans that Include Infrastructure Provisions
Toolbox pg. 180
Conclusion: Ensuring Our Region’s Economic Vitality through Quality Growth
Our Region’s Long-term Economic Competitiveness is predicated on Quality Communities, Quality Growth, and Sustainable Development
Support all Economic Sectors through Quality Growth
Guide Growth for Economic Development Readiness and Quality of Life
Develop and Follow Comprehensive Community and Regional Plans to Create Quality Growth and Sustainable Development
Make Possible a Range of Quality Design and Development
Use our Resources Wisely Work Collaboratively to
Create the Region that We All Desire
Develop and Follow Comprehensive Plans
Provide Resources to Create Comprehensive Community and Regional Plans
Update the Rules to Allow Quality Growth and Sustainable Development
Effectively Use Public and Private Funding to Implement Community and Regional Plans
Use Redevelopment Incentives to Catalyze Investment
Encourage Regional Planning Where Appropriate
Create Mechanisms to Continue Regional Collaboration
Cumberland Region Tomorrow511 Union St. Suite 1600
Nashville, TN 37219Office 615-986-2698Fax 615-986-2697
www.cumberlandregiontomorrow.org
Dr. Bridget Jones – Executive DirectorOffice 615-986-2699Email [email protected]
Dave Keiser – Program DirectorOffice 615-986-2698Email [email protected]