rio/29 small area plan phase 1 september 15, 2016 · rio/29 small area plan phase 1 september 15,...

Rio/29 Small Area Plan Phase 1

September 15, 2016

Rio/29 – Past, Present, and Future

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1 PROJECT BACKGROUND

2

PRESENT

FUTURE

2 PLANNING CONTEXT

3 PAST

PRESENTATION OVERVIEW

1 PROJECT BACKGROUND

3

Rio Rd/Route29 Small Area Plan

Where: Area around Route 29 North and Rio Road intersection.

What: Planning tool used to guide land use, zoning, transportation improvements, open space, and other capital improvements at a higher level of detail than is possible in a master plan.

Why: New Rio/29 interchange.

Plan will help incorporate interchange with future land use, transportation & capital projects in the area.

Who: Planning staff and Renaissance Planning

Public input throughout

Plan to be adopted by Board of Supervisors

When: Anticipated adoption in 2017

BACKGROUND

PROJECT BACKGROUND

PHASE 1

An overarching vision for the study area

Identification of some early actions to implement this vision

PHASE 2

A detailed Area Plan that supports implementation of the vision

BENEFITS

Certainty

Alignment of vision with market

Encourage urban development

Enable traditional neighborhood design

PROJECT PURPOSE

PROJECT BACKGROUND

2 PLANNING CONTEXT

Comprehensive

Plan

Places29

Master Plan

Rio/29

Small Area Plan

• Coverage area: County-wide

• Broad range of goals and objectives covering multiple topics.

• Last updated June 10, 2015

• Coverage area: Development Area

• Provides a more detailed future land use map, transportation, parks, community facilities.

• Adopted February 2011

• Coverage area: Neighborhood (smaller footprint than DA)

• More detailed land use, transportation plan, design

• To be completed in 2017

LONG RANGE PLANNING IN ALBEMARLE COUNTY

PLANNING CONTEXT

Rio/29 is within a county-designated UDA. The state’s UDA technical assistance program is funding Phase 1 of this project.

UDAs are places suitable for higher density development that incorporates Traditional Neighborhood Development principles:

Pedestrian-friendly road design

Street interconnection

Connected road and pedestrian networks

Natural area preservation

Mixed-use neighborhoods & housing types

Reduced building setbacks

Reduced street width/turning radii

URBAN DEVELOPMENT AREAS (UDAs)

PLANNING CONTEXT

3 RIO/29 PAST

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• Historically significant place

• Skirmish at Rio Hill occurred

Feb. 29, 1864 near Rio Hill

Shopping Center

• Many African-American

owned properties along

Woodburn and Berkmar

following the Civil War

Source: Piedmont Environmental Council

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1966

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1974

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1980

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1990

19

2000

Change is inevitable

So what might the next 60 years bring?

What would you like them to bring?

RIO/29 PAST

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4 RIO/29 PRESENT

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Looked at:

Existing conditions

Policy and code

Market

Transportation

STUDY AREA ANALYSIS

RIO/29 PRESENT

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Environmental Features

• Slope areas are the primary natural

constraint, especially between 29

and Berkmar

• Rivanna River is a significant natural

feature

• Stormwater management will be

needed to support higher density

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County Policy

• County plan and Places 29 calls for

• Development area

• Mixed use center

• No change to single family areas

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County Zoning

• Reflects current uses:

• Retail

• Office

• Industrial

• High density residential on edges

• Little mixed use zoning and

development

• Is there a need to reconcile with

future land use policy?

Source: VEC QCEW 2nd Quarter 2015

Businesses in the Study Area by NAICS Industry Sectors

RIO/29 PRESENT

BUSINESSES WITHIN THE STUDY AREA

RIO/29 PRESENT

General Land Use Category Acres

Retail 251.5

Light Industrial 69.5

Residential multifamily 67.5

Office 59.8

Civic 31.3

Existing Major Land Uses

RIO/29 PRESENT 38Source: Albemarle County GIS dataset

Source: VEC, QCEW data 2005 -

2015, historic growth rates for

Albemarle County

40

Investment Level

• Improvement value to land value

ratio is a key indicator

• Low ratio in the immediate vicinity of

Rio/29

• Indicates redevelopment potential

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Vacant Property

• Small amount of vacant

property in study area

• Concentrated along 29

near the river

Small Area Plan Vacancy Rates, 10 Year

History

Retail Vacancy

Source: CoStar, September 2016

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Parcel Ownership

• But fragmented property ownership

can make large scale

redevelopment challenging

• Larger parcels under common

ownership seen on the east side of

29 and up Berkmar

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Pedestrian Comfort

• A critical ingredient for making a

great place

• Poor to fair on major roads (29, Rio,

and Berkmar)

• These roads are designed to move

vehicles

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Bike Comfort

• Also a key ingredient of making a

great place, and supporting transit

• Also poor to fair on major roads (29,

Berkmar, Rio)

• These roads are designed to move

vehicles

Area was built for cars; reflected in the design of buildings and streets

Yet there is a desire for something different – A mixed use center

Consistent with the direction of the market

Retail is an important part of the mix, but may not be the driver of change

Getting to the vision requires:

Better streets

Better connectivity

Human-scale design

New uses

Partnership between county and property owners/developers

WHAT DOES IT ALL MEAN?

RIO/29 PRESENT 46

5 RIO/29 FUTURE

Variables where neighborhoods along 29 between the river and 250 have a notable difference with Albemarle + Charlottesville are in bold

Arrows indicate higher or lower than Albemarle + C’Ville

There are few dramatic differences

The larger MSA and state figures are also roughly similar

DEMOGRAPHIC PROFILE & COMPARISON

RIO/29 FUTURE

Analysis AreaAlbemarle +

Charlottesville

Charlottesville

MSAVirginia

Total Population (2016 estimate) 25,597 153,556 233,232 8,462,749

5-Year Projected Annual Pop. Growth Rate 1.52% 1.44% 1.17% 0.97%

Median Age 38.4 35.1 38.0 38.3

Population Age 20-34 22.5% 26.4% 23.1% 20.9%

Population Age 65+ 18.8% 14.8% 15.9% 14.4%

Total Households 10,992 60,612 90,688 3,219,468

Average Household Size 2.28 2.39 2.44 2.55

Median Household Income $56,832 $61,085 $58,454 $64,929

Median Home Value $297,631 $346,725 $280,822 $262,154

Median Year Housing Unit Built 1984 1982 1984 1980

Unemployment Rate 2.8% 3.4% 3.9% 4.6%

Workers Taking Public Transportation to Work 4.7% 4.0% 2.8% 4.5%

Renter Occupied Housing Units 51% 44% 36% 34%

Owner Occupied Housing Units 49% 56% 64% 66%

Households with Income Below Poverty Level 12.5% 14.6% 13.6% 11.0%

Adult Pop. With Bachelor's Degree or Higher 49.2% 53.8% 43.5% 37.5%

Minority Population 36.7% 26.7% 25.7% 37.9%

Source: ESRI Business Analyst

CONNECTING THE DOTS

RIO/29 FUTURE 49

DEMOGRAPHIC

TRENDS

ECONOMIC

TRENDS

SOCIETAL

TRENDS

Much of this information

was compiled by

Southeastern Institute of

Research and is

available at:

www.vtrans.org

CURRENT POPULATION BY GENERATION

RIO/29 FUTURE 50

source: www.vtrans.org

THE GROWTH OF MILLENIALS

RIO/29 FUTURE 51source: www.vtrans.org

THE KEYS TO ECONOMIC DEVELOPMENT

RIO/29 FUTURE 52source: www.vtrans.org

Keys to prosperity:

BECOME A HUB FOR:

YOUNGER WORKERS

ACTIVE BOOMERS

Growing battle

for Millennial

Workers

Boomers will keep

working

(& starting new

businesses)

NEW MODEL OF ECONOMIC DEVELOPMENT

RIO/29 FUTURE 53

workforce makeup will be based on the

“relative desirability of a place”


WHAT DO THESE GROUPS WANT?

RIO/29 FUTURE 54

BOOMERS:Want to Age in Place

Want to Age in Community


RIO/29 FUTURE 55

WHAT DO THSE GROUPS WANT?

MILLENNIALS:Want “Hyper Community”

Want more urban walkable places


WHO IS LOOKING FOR A SENSE OF PLACE

RIO/29 FUTURE 56Investing in place for economic growth and competitiveness; A Research Summary; May 2014

bikers & bikers!

RETAIL TRENDS

RIO/29 FUTURE

ON LINE RETAILER

GROWTH

10.7%From 2015 to 2016

DEPARTMENT STORE

SALES

1.7%From 2015 to 2016177 mil.

in 2007

52 mil.in 2015

New Retail Square Footage in the US:

WHAT DOES THIS MEAN FOR THE FUTURE?

RIO/29 FUTURE 58

proactively:“Create the kind of walkable

attractive place that will attract & support the emerging population and

emerging economy”


More Place!

PLACES

29

PLACES29 MASTER PLAN

RIO/29 FUTURENEIGHBORHOOD SERVICE CENTER

RIO ROAD NEAR PUTT PUTT PLACE

RIO/29 FUTURE


COMMUNITY CENTER

ALBEMARLE SQUARE


RIO/29 FUTUREDESTINATION CENTER

FASHION SQUARE

Impediments to Redevelopment

Lease agreements

Development staging

Parcel fragmentation

Height limits

Zoning

Risk

Traffic

Attitude towards growth/development

MAKING IT HAPPEN – PROPERTY OWNER & BUSINESS PERSPECTIVE

Examples of Parcel Depths

Opportunities

Supportive zoning

Multifamily housing

Offices

Vertical mixed use

Visibility

Place making


Lakewood CO Mall redevelopment

What’s Needed?

Leadership and partnerships

Streamline processes

Match future zoning with future vision

Infrastructure

Flexibility

Public transportation

Incentives


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Proposed Study Area

• Influenced by the analysis &

Places29 Plan

• Avoid single-family and areas

unlikely to see redevelopment

• 4 quadrants of Rio/29

• Berkmar/29 corridor north of the

interchange

5 QUESTIONS

In small groups:

1. Spend a few minutes writing your ideas on the provided index cards

2. Spend 10 minutes sharing your ideas with the people at your table

3. Select 1 person to provide a brief report-out of your group’s main ideas

4. Leave your cards at the end so we can capture all ideas

DISCUSSION FORMAT

QUESTIONS q67

GREEN CARD

• What uses would you like to see in this area in the future?

For example, more or less housing, retail, office, industry, open space, etc.?

DISCUSSION QUESTION 1

QUESTIONS q68

BLUE CARD

• What do you want future development to look like?

Consider factors such as height, setbacks from the street, density, access streets, landscaping, etc.

Can you think of an example in an other community that might work well here?


QUESTIONS q69

RED CARD

• What do you not want to see in this area in the future?

Consider land uses and design elements, as you did for the previous two questions.


QUESTIONS q70

rio/29 small area plan phase 1 september 15, 2016 · rio/29 small area plan phase 1 september 15,...

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