Hull Street Road Urban Design Plan

Naomi M. Siodmok Master of Urban & Regional Planning Program L. Douglas Wilder School of Government and Public Affairs Virginia Commonwealth University Spring 2014

HULL STREET ROAD URBAN DESIGN PLAN

BOUNDED by HULL STREET ROAD, COURTHOUSE ROAD & GENITO ROAD Prepared for Chesterfield County Planning Department & Partnership for Smarter Growth

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© Naomi M. Siodmok 2014

All Rights Reserved

Hull Street Road Urban Design Plan

Bounded by Hull Street Road, Courthouse Road & Genito Road Prepared For

Chesterfield County Planning Department & Partnership for Smarter Growth

Prepared By

Naomi M. Siodmok Master of Urban & Regional Planning Program L. Douglas Wilder School of Government and Public Affairs Virginia Commonwealth University Spring 2014

Studio Panel

Carl Schlaudt, AICP Andrew B. Moore, AIA LEED AP James C. Smither Meghan Z. Gough, Ph.D.

Acknowledgments First, I would like to thank my panel, James Smither, Meghan Z. Gough, Carl Schlaudt and Andrew Moore, for their time, guidance and support throughout the development of this plan.

I would also like to thank the following people and groups for completing surveys and providing valuable input on this plan: Tara Botts Manly Brown, Jr. Ted Costin Robbie Coates Jonathan Eberly Nathan Falk Scott Gilchrist Corporal Scott Gordon Steven Haasch Debbie Leidheiser Brianne Mullen David Pritchard Kuzhalmozhi “Curel� Sundar Tracy Temple Kirk Turner Horace Wade Matt Wall

Chesterfield County Chesterfield County Age Wave Coalition Episcopal Church of Our Savior Neighborhood Watch Coordinators Partnership for Smarter Growth Rockwood Golf Park Virginia Department of Emergency Management

Lastly, I would like to thank each member of The Group for making me a better student, friend and planner.

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Table of Contents EXECUTIVE SUMMARY

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INTRODUCTION

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RESEARCH

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Focus Area Today

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The Focus Area & New Urbanism 32 Survey Results

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PLAN

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Vision

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Precedent Places

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Goals & Objectives

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Implementation Summary Chart

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CONCLUSION

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WORKS CITED

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APPENDICES

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List of Figures Figure Description

Source

Chesterfield County, the overall impact area and the focus area bounded by Hull Street Chesterfield County Road to the north, Genito Road to the west, and Courthouse Road to the east

1 2 Map of the Eastern Route 360 Cooridor Before and after of Gansevoort Plaza in New York, New York 3 4 Colonnade in front of Rockwood Shopping Center 5 Vacant Kmart in Victorian Square Shopping Center 6 Vacant Buildings within the Focus Area 7 Proposed Land Use in the Focus Area and Overall Impact Area 8 Some of the businesses in the focus area 9 Ruby Tuesday 10 Hampton Inn 11 Rockwood Terrace Townhouses 12 Tactical Response Unleashed 13 Rockwood Golf Park 14 Big Lots 15 Developable land and public space within the focus area and overall impact area 16 Median household income in Chesterfield County and the focus area 17 Average age in Chesterfield County and within 1,000 feet of the focus area 18 Mixed-use, walkable neighborhood in El Paso, Texas 19 Pedestrian friendly intersection at Seven Dials, London 20 Taco Bell in focus area 21 Parking lot in Rockwood Shopping Center 22 Intersection of Hull Street Road and Courthouse Road 23 A pedestrian pocket development that is mixed-use, walkable and transit oriented This map shows the walking distance at several points from residential to commercial 24 development 25 Apartment complex in the focus area 26 Vacant Costco building in the focus area

Chesterfield County National Association of City Transportation Officials Original Image Original Image Chesterfield County Chesterfield County Chesterfield County Original Image Original Image Original Image Original Image Original Image Original Image Chesterfield County Chesterfield County Chesterfield County Dover, Kohl & Partners flickr.com Original Image Original Image Original Image Peter Calthorpe Associates Chesterfield County Original Image Original Image

Page 16 17 19 24 24 25 26 27 27 27 27 28 28 28 28 29 30 32 32 32 32 32 33 33 33 33

Figure Description

27 Large Parking lot in Rockwood Shopping Center 28 Interconnected streets of Letchworth, England This map highlights streets in the focus area that dead end and therefore discourage 29 walking 30 Apartment complex within the focus area 31 Hull Street Road without sidewalks 32 Apartment complex without sidewalks 33 Martin Luther King Plaza, Philadelphia, PA 34 Mixed income housing in Martin Luther King Plaza, Philadelphia, PA 35 Martin Luther King Plaza, Philadelphia, PA 36 Rockwood Terrace townhomes in Chesterfield County 37 Transit Corridor in Portland, Oregon 38 Transit Corridor Portland, OR 39 Transit Corridor Portland, OR 40 Sprawl development in focus area 41 Strip mall in focus area 42 Vision for the transformation of big-box sprawl in El Paso, Texas 43 Beauty Empire School in Chesterfield County 44 The Crossings in Mountain View, CA Plan for a neighborhood development that places small parks throughout the 18 acre 45 site 46 Playground in Mallard Cove Apartment Complex 47 Victorian House – Castle Rock Party Center 48 Vacant Kmart building 49 Downtown Mall, Charlottesville 50 Bike trail 51 House in Woodlake 52 Architecturally diverse strip mall in Chesterfield County 53 Wide, brick sidewalks with shops Section cuts of varying densities of planned development in the Hull Street Road 54 focus area 55 Aerial view of Letchworth Garden City 56 Homes in Letchworth, England

Source

Original Image Google Maps Chesterfield County Original Image Original Image Original Image cnu.org quartersnacks.com articles.philly.com Original Image light-rail.blogspot.com cooltownstudios.com streetsblog.org Original Image Original Image Dover, Kohl & Partners Original Image sfgate.com sfgate.com Original Image Fox Mitchell Original Image charlottesvilletimes.com lg.gov.cn realtor.com chesterfieldcounty.blogspot.com sacbuildingperformance.com Original Image Google Maps Google Maps

Page

33 34 34 34 34 34 35 35 35 35 36 36 36 36 36 37 37 38 38 38 39 40 40 40 41 41 41 42 43 43

List of Figures Figure Description 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77

Children playing in the fountain of the public square in Letchworth Garden City, England The greenway in Letchworth Garden City A woonerf in Delft, Netherlands Plan view of Mashpee Commons, Cape Cod, Massachusetts Before image of Mashpee Commons Image of Mashpee Commons after retrofitting Twenty feet deep buildings for specialty stores in Mashpee Commons Map of significant proposed features in the focus area Before image of vacant Costco building along Price Club Boulevard Representation of what the vacant Costco building could look like with the changes suggested in this plan Children playing in the plaza outside of the proposed community center Farmers’ market in Millworks, Chesterfield County, VA Visual representation of a proposed park in the Hull Street Road focus area Before image of undeveloped land between Price Club Boulevard and Genito Road Image serving as a visual representation of the variety of densities that could exist in the focus area with implementation of this plan Shorter distances between residential and commercial development on account of the addition of new roads (See Figure 24 for previous distance measures from similar area) Before image showing vast parking lots in the focus area near Rockwood Shopping Center After image of proposed development created entirely on paved surfaces and atop existing buildings in the Rockwood Shopping Center Ocean Park Boulevard in Santa Monica, California Hull Street Road as a boulevard looking east from the intersection of Hull Street Road and Genito Road Aerial view of Victorian Square Shopping Center, which has been converted into a woonerf

Source

lalabibaby.blogspot.com davidthorpe.info archinect.com buildabetterburb.org terrain.org terrain.org bettercities.net Original Image Bing Maps Original Image Original Image growrva.com Original Image Chesterfield County Original Image

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Original Image 54 Bing Maps Original Image smgov.net Original Image Original Image

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List of Figures Figure Description 78 79 80 81 82 83 84

Buildings built at a pedestrian scale along a woonerf in the Victorian Square Shopping Center Aerial view of the focus area Aerial view of the proposed focus area with new streets and developments Consolidated driveways within new residential development Proposed local bus routes for Chesterfield County, VA Closeup of bus stop design Proposed bus stop in Rockwood Shopping Center

Source

Original Image Chesterfield County Original Image Original Image GRTC Transit Development Plan Original Image Original Image

Page 57 58 58 59 60 60 61

List of Tables Figure Description 1 2 3 4

Ownership and rent burden in Chesterfield County and within 1,000 feet of the focus area Housing and education in Chesterfield County and within 1,000 feet of the focus area Visual preference survey results Implementation summary chart

Source

Chesterfield County Chesterfield County Original Data Original Data

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Executive Summary The Hull Street Road Urban Design Plan was requested by the Chesterfield County Planning Department and Partnership for Smarter Growth.

This plan also fulfills the requirements of the Master of Urban & Regional Planning program in the L. Douglas Wilder School of Government and Public Affairs at VCU.

The Hull Street Road Urban Design Plan came to fruition by following the new urbanist approach to planning and relevant best practices. New urbanist principles and guidelines were applied to accomplish the plan’s purpose of establishing a mixed-use, walkable, pedestrian oriented environment that still accommodates the automobile.

Chesterfield County requested this plan to address the needs of Chesterfield County’s increasing 65 and over population, to attract a creative millennial labor force to the County and to revitalize the focus area (Hull Street Road, between Courthouse Road and Genito Road) via the creation of a dense, mixed-use development that provides a sense of place.

Analysis of demographic and survey data shaped the focus area’s vision statement to create a walkable, visually appealing and safe neighborhood that equally addresses the desire to reside privately at home and the desire to publically socialize and engage in shopping, recreation and community activities.

The resulting plan recommends retrofitting two strip malls, establishing a variety of housing densities, creating public spaces for social gathering and providing a variety of means of connectivity between once sprawling developments.

An implementation timeline was established to guide the priority of redevelopment suggesting:

• Conversion of the vacant Costco building and associated parking lot to an informal community center and plaza and development of an informal neighborhood park within the first year;

• Enhancement of the Hull Street Road streetscape and a satellite Virginia Museum of Fine Art exhibit in the vacant Kmart within the first two years;

• Expansion of existing multifamily developments, development of a local bus network, and formalization of the neighborhood park, community center and plaza and satellite VMFA over the first five years;

• Establishment of shared spaces that provide pedestrians with priority over vehicles over the first ten years; and

• Completion of the remaining mixed use and single family developments within the last ten years of the plan.

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Introduction

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Plan Purpose This Hull Street Road Urban Design Plan: Bounded by Hull Street Road, Genito Road and Courthouse Road, was requested by the Chesterfield County Planning Department and Partnership for Smarter Growth and it also fulfills the requirements of the Master of Urban & Regional Planning program in the L. Douglas Wilder School of Government and Public Affairs at VCU. Chesterfield County Planning Department: Chesterfield County’s (2010) mission is to provide “a First Choice community through excellence in public service.” For the benefit of present and future generations, the Planning Department guides long and short-term development of Chesterfield’s physical environment via data-driven decisions. In 2012, after extensive public participation, assembly by county staff and recommendation by the Planning Commission, the County’s primary guiding document, Moving Forward – The Comprehensive Plan for Chesterfield County, was adopted by the Board of Supervisors. This document is the foundation of the Planning Department’s efforts.

Partnership for Smarter Growth (PSG): PSG is a non-profit that facilitates the involvement and education of citizens, community organizations and localities in how and where the Richmond region grows.

PSG promotes the ten elements of smart growth: mixed land uses; compact building design; housing opportunities and choices; walkable neighborhoods; unique communities with a sense of place; preservation of nature, farmland and open space; guiding development of communities; multiple transportation options; predictable, equitable and cost effective development decisions; and guiding community and stakeholder collaboration (Partnership for Smarter Growth, 2013).

The number of people 65 and older in Chesterfield is expected to grow from 31,006 in 2010 to 79,772 in 2030 (Llovio, 2013). The Chesterfield County Age Wave Coalition has been established to discuss plans for adapting to population changes and creating a community for both the young and old.

The Age Wave Coalition suggests that this community should have “wider sidewalks, transportation options, community centers and educational opportunities” (Llovio, 2013). As for millennials, in the article Searching for the Center, Chesterfield acknowledged that they have plenty of opportunities for those who are interested in “a house on a halfacre lot,” but the county is lacking in developments that provide urban style and mixed-use characterisTogether, PSG and Chesterfield County Planning tics attractive to young professionals (Bass, 2013).

Department can provide a range of opinions on plan- Additionally, though continuing to welcome new ning, community engagement and urban design to growth and development, as an aging community a strengthen the resulting plan, and together, implemen- new focus of Chesterfield County is revitalization. tation of this Hull Street Road plan can be realized.

The Hull Street Road Urban Design Plan will Chesterfield County Planning Department has intercome to fruition by following the new urbanist apest in the Hull Street Road Urban Design Plan as a proach to planning and by executing relevant best vehicle to address the needs of Chesterfield County’s practices. New urbanist principles and guidelines increasing 65 and over population, to attract a creative millennial labor force to the County, and to revitalize the area via the creation of a dense, mixed-use development that provides a sense of place.

will be applied to meet the aforementioned goals by establishing a mixed-use, walkable, pedestrian oriented environment that still accommodates the automobile.

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Study Area The focus area is one half square mile in area and located within the bounds of where Hull Street Road, Genito Road and Courthouse Road intersect (Figure 1). Currently, this area is occupied by two large strip malls (one story shopping developments located along a busy main road), Victorian Square and Rockwood Square Shopping Center; multifamily housing; storage facilities; and Rockwood Golf Park. The project area is comprised heavily of parking lots and big box stores, with two vacant big boxes. Movement through the space requires the use of a vehicle. Though segments of sidewalks are provided along Hull Street Road, they are incomplete, irregular and in close proximity to the busy road.

The focus area will provide an example of what could happen in the overall impact area. The overall impact area is bounded at the North and West by Routes 76 and 288 respectively (Figure 1).

The overall impact area encompasses industrial, commercial, retail and suburban development with physical and social conditions that are similar to the focus site. The overall impact area will undergo changes that enhance the development of the focus area such as the addition of sidewalks and a greenway system connecting area parks. Eventually, the overall impact area should be developed in a similar fashion to the focus area in order to heal the common issues.

Figure 1. Chesterfield County (above), the overall impact area (lower right) and the focus area (upper right) bounded by Hull Street Road to the north, Genito Road to the west, and Courthouse Road to the east

A Notable Plan

Chesterfield County Planning Department. Moving Forward‌ The Comprehensive Plan for Chesterfield County, 2012.

Upon its formation in 1749, Chesterfield County was comprised of farms and small settlements.

Today, the county is comprised of communities of varying densities ranging from rural to urban, but is primarily suburban. Though continuing to welcome new growth and development, as an aging community a new focus of Chesterfield County is revitalization. Chapter 7 of the newly approved Comprehensive Plan is entirely devoted to revitalization efforts. In this chapter, the portion of Hull Street Road between Route 288 and Chippenham Parkway has been noted as a Special Focus and Gateway Area for revitalization efforts.

With changes in social and cultural demographics, aging businesses and neighborhoods, fraying infrastructure and vacant buildings, this is an opportune area for urban design efforts to reestablish a sense of place. The Hull Street Road area between Courthouse Road and Genito Road lies within the Eastern Route 360 Corridor. Though new development continues to occur in the Courthouse and Genito region of Hull Street Road, the existing neighborhoods and businesses are aging and lack connectivity and unification as a single destination.

Additionally, there is the need for adaptive reuse in large vacancies such as the abandoned Kmart and Costco big boxes located on the south side of Hull Street Road, east of Genito Road.

Figure 2. Map of the Eastern Route 360 Cooridor Source: Chesterfield County

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Applicable Planning Theory Collaborative planning and mixed-scanning will be applied to design a successful new urbanist development. Collaborative planning places the role of a planner as a facilitator responsible for ensuring that the opinions of all stakeholders are heard and respected (Peterman, 2004). The stakeholders for the Hull Street Road Urban Design Plan are PSG, Chesterfield County, the Age Wave Coalition and area leaders. Mixed-scanning will then be applied.

Mixed-scanning is characterized by fundamental decisions associated with rational planning, putting the incremental decisions into context and making them more effective (Etzioni, 1967). Mixed-scanning will therefore be used to create an incremental plan that fits within the context of the goals and objectives of Chesterfield County’s Comprehensive Plan.

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Chesterfield County’s main goal for this project is the revitalization of the Hull Street Road and Genito Road area through a physical transformation (hence the focus on urban design). New urbanism was chosen specifically since it addresses the demands of millenials and the aging population for walkable, mixed use developments with transit options and community centers. Charles C. Bohl (2010) defines new urbanism as a movement in architecture and planning that promotes compact design that emphasizes traditional urban forms, transit, mixed-uses and walkability to combat sprawl (low density development that occurs outside of urban areas).

Peter Calthorpe’s (1993) writings will provide the approach to new urbanism the Hull Street Road Urban Design Plan will follow. This plan will establish an alternative to sprawl by encouraging the re-creation of a community that is within walking distance of shops, jobs, transit, parks and a community center. As Calthorpe (1993) suggests, the area will:

• Be pedestrian oriented, while still acco-

modating the car;

• Have affordable housing;

• Establish the area as a place;

• Have a civic center;

• Have parks spreading throughout the

space;

• Invite transit; and

• Promote infill development.

New Urbanists, Duany, Plater-Zyberk and Speck (2000) also provide a definition of a new urbanist development. Additional criteria to consider in the revitalization of the site include:

• A five minute walk to everyday needs,

• A gridded street network, and

• Narrow versatile streets.

The authors note that people have been withdrawing from the public realm into their McMansions and cars, which may result from a lack of communal space. To improve community engagement, Duany, Plater-Zyberk and Speck (2000) provide prerequisites for street life, which include meaningful destinations; safe streets via narrower streets, on-street parallel parking and “eyes on the streets;” comfortable streets possible through flat, continuous street walls, a sense of enclosure, trees to create spatial definition and building at human scale; and interesting streets. These guidelines will be applied to create a place in which people want to engage with the space and each other (Duany et al., 2000).

The Hull Street Road Urban Design Plan will follow the guide set forth by the National Association of City Transportation Officials (NACTO). These best practices will guide the redevelopment of the focus portion of Hull Street Road to create a space that is pedestrian-oriented, but still serves as an artery for traffic (Figure 3). Guidelines provided by NACTO (2013) promoting lighting, foliage, medians for refuge for crossing pedestrians and transit lanes will be applied.

Figure 3. Before (left) and after (right) of Gansevoort Plaza in New York, New York Source: National Association of City Transportation Officials

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Model Plans

Park, Yvonne. South Lakes Village Center Urban Design Plan, 2012.

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Yvonne Park, a previous Virginia Commonwealth University Master of Urban and Regional Planning student, completed the South Lakes Village Center Urban Design Plan, which seeks to enhance the existing South Lakes Village Center in Reston, Virginia.

Park used surveys and interviews to gather information on topics such as the following: existing businesses; main attractions in Reston; and spaces that should be preserved, enhanced and/or added in the area. Data was also gathered on existing policies and demographics such as population age and diversity.

Similar data will be gathered for the Hull Street Road

After gathering the data, it was analyzed to develop plan objectives such as improving the Village Center, improving linkages to the Center, providing diverse spaces, and connecting the Village Center’s vision and values with the greater area’s visions and values. All of the objectives were created with the intention of promoting neighborhood life. Each objective is further broken down into associated strategies for achieving the objective. At the end of the plan, Park provides a vision of what the South Lakes Village Center could look like if the strategies were completed to achieve the suggested

Urban Design Plan. Area church leaders, Neighborhood Watch Coordinators, Chesterfield County Age Wave Coalition members and businesses will complete a preserve, add, remove and keep out (PARK) survey. Additionally, the aforementioned people will complete a visual preference survey to establish the vision for the plan. Data on the demographics of the area will also be presented.

objectives. For the Hull Street Road Urban Design Plan, a visual representation of the vision shaped by the community members’ input will show what could be a successful place to live, work and play for present and future residents.

Lexington-Fayette Urban County Government. East End Lexington Small Area Plan, 2009.

Though differing from Chesterfield County in demographics and history, the East End Lexington Small Area Plan was developed through collaborative planning via meetings with community leaders and members, print and broadcast media, and digital media (Lexington-Fayette Urban County Government, 2009). The Hull Street Road Urban Design Plan will involve collaborative planning via surveys to collect information from area residents and stakeholders. Data on income, rent/ownership burden, age, housing assessment, vacancies, land use and zoning will be gathered to understand the area and establish

The East End Lexington Small Area Plan also follows the rational approach and is organized into goals, alternatives and implementation strategies. The components of the plan are intended to achieve new urbanist goals of an attractive; mixeduse; community oriented; affordable; safe; well designed; and walking, cycling and transit oriented development (Lexington-Fayette Urban County Government 2009). Similarly, the Hull Street Road Urban Design Plan will follow the rational approach of creating goals and implementation strategies after engaging the community in collaborative

planning priorities. Priorities relating to new urbanism include creating a community center, beautifying the neighborhood, providing more lighting, repairing sidewalks and maintaining affordable housing (Lexington-Fayette Urban County Government, 2009).

planning to establish an agreed upon vision for the site.

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Approach and Method

What is the existing context of the study area?

An understanding of what differentiates this study area from others is pertinent to developing a plan that is unique to the focus area. New development should fit the context of the area. Data should be gathered on the surrounding neighborhoods, existing businesses, and new development.

What community organizations exist in the area? Though community organizations are sparse, Neighborhood Watch Coordinators, church leaders and the Chesterfield Age Wave Coalition will be contacted to establish a vision for the area.

How will information be gathered from community leaders? Questions will be developed and asked during interactions with approximately ten selected individuals. Answers will be compiled into a unifying vision for that area that will shape the development of goals, objectives and the visual design of the area.

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As noted in the Charter for the New Urbanism, altering a physical space will not in itself heal social and economic ills, but a “coherent and supportive physical framework” can promote the viability and sociability of an environment (CNU 2001). With that in mind, though design cannot make people walk, socialize or use transit, will the resulting plan establish a space that gives people the option? By inquiring about area centers and where people socialize, it will be determined whether the focus area has established “third places” or not. As defined by Ray Oldenburg (2011), these are places where neighborhood residents regularly gather and socialize. These should be neutral areas that are welcoming to all class distinctions and hierarchical roles. In the suburbs, third places are generally commercial strips instead of public squares, sports fields, parks and shop windowenlivened sidewalks (Duhnam-Jones & Williamson, 2011, p. 59-60). Opinions of church and organization leaders in the study area will be integrated into the visual representation of a future design for the space. The integration of new urbanist principles and area opinions will be used to create a space that is walkable, social, and transit oriented.

Which site location, if any, would serve as

a proper center? New urbanism promotes walkable spaces with centrally located civic spaces making significant buildings readily accessible to everyone. A proper site for a center will be determined with the input of the citizens familiar with the area.

Where do people engage with each other most? Answering this quetion can help determine where to put a center.

This can be completed through observation and/or by asking residents where they tend to gather and observe others gathering.

What assets does the study area already have to enhance? Observations will be made and community members will be asked for their opinions on the strengths, weaknesses, opportunities and threats of the area. Through initial observation it has been noted that the focus area has the following strengths: located along a primary corridor (Hull Street Road); contains successful businesses, recreation facilities and community organizations; and still welcomes new development.

The focus area has the following weak- nesses: lacks walkability on account of the strip mall design and disconnected incomplete sidewalks and contains failing businesses. The overall impact area lacks social connectivity due to the absence of community associations. One of the

observed opportunities includes having sufficient parking space for additional development. Lastly, an observed threat is that existing area development may di minish as newer developments emerge.

How will the desires of community members, Chesterfield County Planning Department, and Partnership for Smarter Growth be represented? A SketchUp model will be created to represent what the area could look like if the plan were implemented. Additionally, a 20 year plan will be provided to direct development priorities.

Roadmap to the Document Part I of this document provides information needed to answer the questions relating to options for new urbanist development in the focus area.

The first section will analyze and discuss the existing conditions of the study area. Figure ground maps, zoning maps, a map of natural features and a map of significant buildings in the area will be created to visually represent the physical features in the focus area. Data on the neighborhoods surrounding the study area will be presented to show home assessment values, rent and home ownership burden, crime, housing types, density and ethnicity in order to better understand the area.

The second section will be based on observation and the input of select individuals in the area. Observation will answer the question of what exists that can become a component of the future new urbanist development and what changes need to be made.

Bike paths, park networks, sidewalks, businesses and walkability will be observed. Those interviewed will be comprised of Neighborhood Watch Coordinators, church leaders and members of the Chesterfield County Age Wave Coalition. Their opinions on the strengths, weaknesses, opportunities and threats in the area will be discussed. Additionally, their input will be presented on current gathering places in the area, what they believe creates a desirable place to live and their vision for the focus area.

Part II will articulate the vision for the Hull Street Road, Courthouse Road and Genito Road area.

The vision will be developed by combining the input from citizen interviews, Chesterfield County Planning Department and Partnership for Smarter Growth.

The third section will present the conclusions drawn from the previous sections and set the document up for Part II, which will established the vision for the study area.

The second section will provide a visual representation of what the focus area could look like if all of the goals and objectives were met. A model will be created in SketchUp.

The first section will delve into the goals and objectives for creating the vision. Goals will be broad and established from the vision, while objectives will direct attention to specific transformations in the area that achieve those goals. Implementation guidelines for the next 20 years will be established in each of these sections followed by a summary chart of the implementation recommendations.

Part III will serve as the document appendix. It will consist of surveys, interview results and data used.

Research

Data for research was acquired from Chesterfield County’s Comprehensive Plan. Demographic data came from Chesterfield County’s Planning Manager and the Chesterfield County Income and Poverty Report. Data layers for maps were provided

by Chesterfield County Planning Department.

Focus Area Today

The focus area is one-half square mile in area and located within the bounds of Hull Street Road to the north, Genito Road to the west and Courthouse Road to the east (Figure 1).

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Figure 4. Colonnade in front of Rockwood Shopping Center

Figure 5. Vacant Kmart in Victorian Square Shopping Center

Special Focus Area and Future Land Use The focus area is located in what the Chesterfield County Planning Department (2012) has designated as a Special Focus and Gateway Area: an area identified by aging businesses and neighborhoods, vacant or underutilized buildings and land and lack of a sense of place. The focus area exhibits many of these criteria with its vacant buildings and its lack of attractions that could make it a destination. Currently it is a space that meets immediate needs such as stopping to eat or shopping at Big Lots, but there need to be more attractions to hold a person in the focus area.

The Comprehensive Plan states that Hull Street Road between Route 288 and Chippenham Parkway has “opportunities for business infill and development to support surrounding aging and maturing residential neighborhoods� (Chesterfield County Planning Department 2012). Figure 4 shows the colonnade of the Rockwood Shopping Center. The chipping paint and outdated architecture are indicative of the age of the focus area as a whole. The Comprehensive Plan also states that new development to the west has resulted in vacancies in retail spaces, which can be seen in Figure 5 located in the survey results, which will be discussed thoroughly later in this document (Chesterfield County Planning Department 2012). The focus area has several vacancies, including a former Kmart, Costco and M&T Bank (Figure 6).

Figure 6. Vacant buildings within the focus area Source: Chesterfield County

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Focus Area Today Chesterfield County’s Comprehensive Plan has designated future land uses in the focus area and overall impact area (Figure 7). The future use of the focus area is to be general business, community business and high density residential. Community business, which is equivalent to C-3 zoning, includes “large grocery stores, department stores, home centers, limited repair services,� (Chesterfield County Planning Department 2012) or goods and services frequented less often than convenience and neighborhood business. General business, which is equivalent to C-5 zoning, exhibits intense commercial use such as storage yards, repair services and light industry (Chesterfield County Planning Department 2012). Lastly, high density residential, which is equivalent to residential multifamily districts (R-MH) and residential townhouse districts (R-TH), should have a variety of housing types, which include townhouse, condominium and multi-family dwellings. The Comprehensive Plan suggests that multi-family developments should be integrated with adjacent land uses through roadway and sidewalk connectivity. Additionally, open space should be a component of these developments (Chesterfield County Planning Department, 2012).

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Figure 7. Proposed land use in the focus area and overall impact area Source: Chesterfield County

Existing Businesses and Impervious Surfaces Some existing businesses in the area include the following: auto shops such as The Tire Depot and AAMCO; hair and nail salons such as Beauty Zone; restaurants like Wasabi, Applebee’s and Ruby Tuesday; fast food chains including Wendy’s, Taco Bell and KFC; chain stores such as Big Lots and Dollar Tree; and services like H&R Block and Blackberry Enterprises. The focus area has diverse businesses and business density, but higher quality design is needed so the focus area can be recognized as a unified whole. Additionally, the focus area includes commercial developments that some residents find unattractive and would not desire to live near in a future mixed use community. Below is a map of some of the existing businesses in the area along with some photographs of existing businesses (Figure 8). (Appendix A contains a complete list of existing businesses). This map also shows the impervious space dedicated serving these companies. Large parking lots and a multiplicity of roadways connect sprawling strip malls, Victorian Square Shopping Center and Rockwood Square Shopping Center. The large space dedicated to parking takes up valuable land that could be developed to meet the needs of present and future community members and make the area more walkable, which was a desire of many of the survey respondents.

Figure 9. Ruby Tuesday

Figure 10. Hampton Inn

Figure 8. Some of the businesses in the focus area Source: Chesterfield County

Figure 11. Rockwood Terrace Townhouses

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Focus Area Today

Developable Land and Public Space As for the open space that is not denoted as impervious, there is space within the focus area that is available for development (Figure 15). Information gathered from Chesterfield County map layers states that Dominion Investment Partners, LLC is currently going through the zoning process to rezone 10636 Genito Road, Chesterfield, Virginia from Residential Townhouse District (R-TH) to Multifamily Residential District (R-MF) and Neighborhood Business District (C-2) with bulk exceptions. As of November 19, 2013, the case was deferred by the Board of Supervisors. The undeveloped land noted in yellow in Map 6 could be developed to meet the needs of current and future residents.

Figure 12. Tactical Response Unleashed

Beyond the focus site, there are also area parks, which include Rockwood Park and Clarendon Park. Despite the apparent proximity of these parks, access requires crossing one of the county’s main arteries for traffic, Hull Street Road, which makes access by foot problematic. This intersection lacks adequate pedestrian facilities such as crosswalks, pedestrian signal indicators, etc.

Figure 13. Rockwood Golf Park

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Figure 14. Big Lots

Figure 15. Developable land and public space within the focus area and overall impact area Source: Chesterfield County

Demographics The focus area is predominately commercial and lacks much residential development besides the multifamily units such as Genito Glen, Rockwood Terrace, Mallard Cove and Rockwood Village.

Besides multifamily units, there are only about 20 single family housing units located in the focus area. Thus in order to acquire more representative demographic information, the scope of data collection was expanded to 1,000 feet around the focus area.

Income

Focus Area

Median household income within the focus area is between $50,001 and $70,000. Countywide, the median income is $71,321 (Figure 16) (Chesterfield County Planning Department 2013). Lower household income within the focus area explains the higher average of ownership burden in the area. Less expensive means of entertainment, such as pedestrian accessible parks and engagement provided through community centers, should be provided.

Figure 16. Median household income in Chesterfield County and the focus area Source: Chesterfield County

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Demographics Ownership/Rent Burden In Chesterfield County, almost 50 percent of renters experience rent burden, which is when a renter spends more than 30 percent of household income on rent (Table 1) (See Appendix C for complete data). As for those who own homes, about 18 percent of county residents experience ownership burden, which is when a home owner spends more than 30 percent of household income on mortgage payments. Within and around the focus area, about 44 percent of renters experience rent burden, while 20 percent of home owners experience ownership burden. In the focus area and county as a whole, rent burden is high though it is slightly lower in the study area than the county.*

Ownership and Rent Burden in Chesterfield County, VA and within 1,000 Feet of the Focus Area

Average in Study Area County Difference

Ownership Burden

Rent Burden

20.36%

44.10%

17.97% 2.10%

49.29% -5.19%

Table 1. Ownership and rent burden in Chesterfield County and within 1,000 feet of the focus area Source: Chesterfield County

*Data only applies to single family houses and townhouses, and excludes apartment units.

Age The average age of those in Chesterfield County is 37 (city-data.com). Additionally, Chesterfield’s 60 and older population is expected to grow by an estimated 60,000 persons between 2010 and 2035 (Figure 17), so the aging population will be kept in mind during the creation of the Hull Street Road Urban Design Plan.

30

Ownership & Rent Burden

Figure 17. Average age in Chesterfield County and within 1,000 feet of the focus area Source: Chesterfield County Planning Department

27.66% 28.35% -0.69%

Housing and Education Within and around the focus area, there are approximately 569 multifamily units. The study area has a greater residential density than Chesterfield County as a whole with 1.11 dwelling units per acre compared to Chesterfield’s average of .33 housing units per acre (Table 2) (See Appendix C for complete data). Based on observation, subdivisions in the focus area have smaller lot and house sizes than those observed in nearby county subdivisions.

Smaller lot and house sizes account for the greater density.

The housing assessment values of the homes surrounding the focus area are 30 percent lower than the county overall. The average assessment value in 2012 was $154,377 surrounding the focus area, while the assessment value for the rest of the county was $220,730 (Table 2). With the area having lower incomes than the county, it is expected that the average assessment values would also be lower.

As for education, test score averages are 4 percent lower surrounding and within the focus area than in the county (82.82 versus 85.95) (Table 2).

Housing and Education in Chesterfield County, VA and within 1,000 Feet of the Focus Area

Average in Study Area County Difference

Housing Units per Average Assess- Test Average Acre ment (2012) 1.11

$154,377

82.82

0.33 236.36%

$220,730 -30%

85.95 -4.00%

Table 2. Housing and education in Chesterfield County and within 1,000 feet of the focus area Source: Chesterfield County

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The Focus Area and New Urbanism

The Charter of the New Urbanism provides key principles to be followed when establishing a new urbanist development by creating a new development or in this case, revitalizing an existing development. Existing condition and demographic data met some of these principles, but some are still left to be addressed in the new plan for the Hull Street Road, Genito Road and Courthouse Road Area.

Principle 1: Neighborhoods should be compact, pedestrian friendly, and mixed use

Figure 18. Mixed-use, walkable neighborhood in El Paso, Texas Source: Dover, Kohl & Partners

Met

Figure 20. Taco Bell in focus area

32

Figure 19. Pedestrian friendly intersection at Seven Dials, London Source: flickr.com

Not Met

Figure 21. Parking lot in Rockwood Shopping Center

Figure 22. Intersection of Hull Street Road and Courthouse Road

Area has an array of businesses for Strip mall design, large parking lots, proximity to Hull Street Road and separation of residential and commercial uses result in sprawl, education, working, shopping and eating and a variety of residential op- separation of uses and a dangerous environment for pedestrians portunities

Principle 2: Many activities of daily living should occur within walking distance oad et R

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.17 miles

.50 miles

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Figure 23. A pedestrian pocket development that is mixed-use, walkable and transit oriented Source: Peter Calthorpe Associates

Met

Figure 25. Apartment complex in the focus area

Courthouse R oad

.25 miles

Figure 24. This map shows the walking distance at several points from residential to commercial development Source: Chesterfield County

Not Met

Figure 26. Vacant Costco building in the Figure 27. Large parking in Rockwood focus area Shopping Center

Some apartment and townhouse com- Strip mall design extends the distance between multifamily and munities are located near businesses single family residences making shops beyond walking distance (.25 mile). Businesses such as Costco and Kmart left the area.

Other daily needs such as libraries, community centers and parks do not exist in the area

33

The Focus Area and New Urbanism Principle 3: Interconnected streets should be designed to encourage walking

Figure 28. Interconnected streets of Letchworth, England Source: Google Maps

Met

Figure 30. Apartment complex within the focus area

Figure 29. This map highlights streets in the focus area that dead end and therefore discourage walking Source: Chesterfield County

Some apartment and townhouse communities are within walking distance of businesses

Not Met

Figure 31. Hull Street Road without sidewalks

Figure 32. Apartment complex without sidewalks

Streets dead end within apartment and townhouse communities, many streets lack sidewalks and the area lacks a bicycle network, which discourages walking

Principle 4: A broad range of housing types and price levels should be available to attract diverse people

Figure 33. Martin Luther King Plaza, Philadelphia, PA Source: cnu.org

Met

Figure 36. Rockwood Terrace townhomes in Chesterfield County

Figure 34. Mixed income housing in Martin Luther King Plaza, Philadelphia, PA Source: quartersnacks.com

Figure 35. Martin Luther King Plaza, Philadelphia, PA Source: articles.philly.com

Not Met

Streets dead end within apartment and townhouse communities, many streets lack sidewalks and the area lacks a bicycle network, which discourages walking

Some apartment and townhouse communities are within walking distance of businesses

35

The Focus Area and New Urbanism Principle 5: Transit corridors with stops around appropriately dense and mixed use destinations

Figure 37. Transit Corridor in Portland, Oregon Source: light-rail.blogspot.com

Figure 38. Transit corridor, Portland, OR Source: cooltownstudios.com

Met

Figure 39. Transit corridor, Portland, OR Source: streetsblog.org

Not Met

Figure 40. Sprawl development in focus Figure 41. Strip Mall in focus area area

No public transit currently serves the area

36

Area lacks transit options and the dense, mixed use developments that should surround transit stops

Principle 6: Concentrations of civic, institutional and commercial activity embedded in neighborhoods

Figure 42. Vision for the transformation of big-box sprawl in El Paso, Texas Source: Dover, Kohl & Partners

Met

Figure 43. Beauty Empire School in Chesterfield County

Not Met

Neighborhoods are separate from commercial space. Area lacks civic centers

Institutional spaces include a beauty school, Beauty Empire, which is integrated in the commercial space

37

The Focus Area and New Urbanism Principle 7: Range of parks distributed within neighborhoods

Figure 44. The Crossings in Mountain View, CA Source: sfgate.com

Figure 45. Plan for a neighborhood development that places small parks throughout the 18 acre site Source: sfgate.com

Met

Figure 46. Playground in Mallard Cove Apartment Complex

Some apartment/townhouse communities have personal parks with ponds, playgrounds and outdoor recreation

38

Not Met

The area does not have a public park. Nearby parks are located across Hull Street Road

P.A.R.K. Analysis An opinion and visual preference survey was created to gather the input of businesses in the area (Rockwood Golf Park and Hampton Inn), members of the Chesterfield County Age Wave Coalition, an area Neighborhood Watch Coordinator and local millennials. A total of 11 responses were gathered. Information was first gathered on what the community members believe creates a desirable place to live. Then a PARK Analysis was completed by the respondents, which records what respondents want to preserve, add, remove and keep out in the focus area. The following are the compiled responses based on what was stated most frequently.

Preserve: What does the focus area have that is positive (It can be tangible/physical or intangible like an experience or memory)?

Positive attributes include accessibility to public roads, diversity in shopping and restaurants, and the multiplicity of adjacent neighborhoods. Based on personal observation, additional aspects to preserve include existing green space and the Victorian House (Figure 47) that gave Victorian Square Shopping Center its name.

Since new urbanist ideas, which emphasize creating neighborhoods with community centers, are being applied to the redevelopment/revitalization of this area, community members were also asked about where they observe people congregating and socializing and what can be done to encourage social engagement.

What aspects of the focus area could be enhanced, added or removed to encourage social interaction among residents?

Add: What does the focus area not have that is positive?

This area needs a uniform identity, more easily accessible parks, quality businesses and con- nectivity through crosswalks, sidewalks and

bike trails.

Means of physical connection such as sidewalks and crosswalks, a community center, enhanced business activity, revital- ization and parks and benches could be enhanced and/or added to encourage social interaction among residents.

What do you believe creates a desirable place to live?

Remove: What does the focus area have that is negative?

In what public locations do you observe people congregating and socializing regularly?

A desirable place to live is walkable, safe, has outdoor space, similar homes, quality commercial enterprises, good schools, established infrastructure, successful trans- portation system and services for older adults and families.

Negative aspects of the area to remove include vacant buildings, large parking lots and the focus area’s rundown appearance.

Keep out: What does the focus area not have that you would like to keep out?

People have been primarily seen congre- gating and socializing in shops, cafes, McDonalds and restaurants in the focus area. People also congregate in Rockwood Park just outside of the focus area.

Primarily, additional crime should be kept out of the focus area.

Figure 47. Victorian House – Castle Rock Party Center Source: Fox Mitchell

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Visual Preference Survey Results For each item, community members were asked to rate the image on a scale of 1 to 5 (1 – strongly dislike, 2 – dislike, 3 – neutral, 4 – like, and 5 – strongly like). An average value was determined for each item in the visual preference survey. Visual preferences and the most frequent comments are presented below (Table 3) (See Appendix B for associated images and the complete survey).

Visual Preference Survey Results Image Description

Visual Preference

Comments

Vacant Kmart 1.18 Does not look like a safe area and is visually unap- pealing Strip Mall

3.27

Appealing on account of the lack of vacancies

Dense Homes 3.45 Unappealing on account of the homes appearing

older, urban appearance and on street parking, but it looks like a nice, safe neighborhood Monument Apartments 3.45

Beautiful homes, but they are more urban than subur- ban and do not fit the character of the focus area

Chesterfield Apartment 3.55 Comments are divided between those who find these

apartments to be an attractive place to live and those that do not Figure 48. Vacant Kmart building

Suburban Cul-de-Sac 3.73

Uniform (seen as both a positive and a negative), big lots, green space, but not conducive to aging in place

Richmond Townhouses

Attractive, but may be too urban

3.82

Wide, Brick Sidewalks 4.27 Mixed use, pleasant shopping experience and neat with Shops

Figure 49. Downtown Mall, Charlot- Suburban Home 4.45 Visually appealing, affluent neighborhood, but diffi- tesville cult to age in place Source: charlottesvilletimes.com

Visually Diverse Strip Mall

4.45

Appears pleasant, clean and safe

Downtown Mall 4.64 Nice for shopping, alfresco dining and people watch ing

40

Bike Trail 4.73 Great for recreation, safety and would enhance a neighborhood Figure 50. Bike trail Source: lg.gov.cn Table 3. Visual preference survey results

Only one image in the visual preference survey was strongly disliked, and that was of the existing, vacant Kmart in the focus area, which received a 1.18 (Figure 48). Community members agreed that the image of the vacant Kmart made the focus area look unsafe and visually unappealing. The images that were liked by nearly all respondents in both comments and numbers were those of the Downtown Mall in Charlottesville (Figure 49), which received a 4.64 and the bike trail (Figure 50), which received a 4.73. It was agreed that the Downtown Mall looked nice for shopping, alfresco dining and people watching. Consensus was also reached that a bike trail would be great for recreation and safety (by keeping bicyclists out of the street) and would enhance the neighborhood.

Other images that were liked the most include a home from Woodlake in Chesterfield County (Figure 51), a local architecturally diverse strip mall (Figure 52) and an image of wide, brick sidewalks with shops (Figure 53). The suburban house in Woodlake was noted to appear affluent and visually appealing. On a more negative note, it was recognized that living in such a home would make aging in place difficult. As for the strip mall, it appeared to respondents to be pleasant, clean and safe. Lastly, the image of the wide, brick sidewalks with shops looked attractive on account of appearing neat, mixed use and like a pleasant place to shop. Based on the visual preferences of respondents, they seem to prefer walkable, dense shopping areas. Open space, safety and recreation were also important. As for housing, preference leans toward less dense development. Many respondents did not find the urban appearance of some of the images appealing.

Figure 51. House in Woodlake Source: realtor.com

Figure 52. Architecturally diverse strip mall in Chesterfield County Source: chesterfieldcounty.blogspot.com

Figure 53. Wide, brick sidewalks with shops Source: sacbuildingperformance.com

41

Vision Based on survey results indicating preferences of community members for walkable, dense shopping areas with less dense housing, the following vision statement was developed to guide the plan for the Hull Street Road area:

Plan

To create a walkable, visually appealing and safe neighborhood that embodies both urban and suburban forms with the intent of satisfying equally the desire to reside privately at home and to publically socialize and engage in shopping, recreation and community activities (Figure 54).

42 Figure 54. Section cuts of varying densities of planned development in the Hull Street Road focus area

Precedent Places

Letchworth Garden City, Hertfordshire, England – Three examples illustrate the vision for the focus area. These examples, along with the vision statement, helped shape the visual representation of the Hull Street Road Urban Design Plan.

Letchworth Garden City is located in Hertfordshire, England (Figure 55). Founded in 1903, Letchworth was the first Garden City. Garden cities, as envisioned by Ebenezer Howard, are compact planned developments that merge “the advantages of the most energetic and active town life, with all the beauty and delight of the country” (Howard, 1902, p. 15). Residential (Figure 56), industrial and commercial spaces come together in a dense, but green environment. Letchworth is centered on Broadway Gardens, a large green space, which is surrounded by a library, museum and churches. The city incorporates pedestrian zones and traffic calming to create an ideal shopping experience for pedestrians (Figure 57) (North Hertfordshire District Council). A greenway (Figure 58) stretching 13 miles encircles the city that contains attractions such as specialty shops, restaurants, a theater, the

Letchworth was selected as a precedent place since it provides accessibility throughout the space through connected street networks. Additionally, Letchworth integrates nature with both mixed use and solely residential development, which are features survey respondents were interested in maintaining, enhancing and creating. Survey respondents want to maintain Hull Street Road as a successful traffic corridor, have the opportunity to participate in nearby recreation and have the opportunity to live in single family homes of compatible size and architectural style, which are all features provided in Letchworth Garden City.

Figure 55. Aerial view of Letchworth Garden City Source: Google Maps

Figure 57. Children playing in the fountain of the public square in Letchworth Garden City, England Source: lalabibaby.blogspot.com

International Garden Cities Exhibition and a regular farmers’ market (Letchworth Garden City Heritage Foundation).

Figure 56. Homes in Letchworth, England.

Source: Google Maps

Figure 58. The greenway in Letchworth Garden City Source: davidthorpe.info

Precedent Places Delft, Netherlands –

Delft, Netherlands was selected as a precedent place since it provides vehicular spaces that give priority to the pedestrian. Many survey respondents found the Downtown Mall in Charlottesville, Virginia visually appealing, but it is widely recognized that closing a street off to vehicular traffic only works in exceptional cases. With that in mind, the concept of shared spaces that provide priority to pedestrians will be applied in this space over pedestrian only spaces.

In the late 1960s, the first woonerf (Figure 59) was created by residents that replaced their brick streets with serpentine paths to create “a residential street in which the living environment predominates rather than vehicular infrastructure� (Collarte, 2012, p. 3). These streets provide vehicular access, but give priority to pedestrians and bicyclists.

These streets have no clear division between pedestrian and vehicular space, so drivers slow down and drive cautiously. Without strictly vehicular infrastructure, space is available for features such as street furniture and areas for social interaction.

44

Figure 59. A woonerf in Delft, Netherlands Source: archinect.com

Mashpee Commons, Cape Cod, Massachusetts – Mashpee Commons, Cape Cod, Massachusetts was selected as a precedent place since it specifically retrofits a strip mall into a dense, mixed use environment. The plan recommends that the Rockwood and Victorian Square Shopping Centers be transformed into versatile structures with varying façade design and roof styles that accommodate retail, office and residential uses.

Mashpee Commons is a retrofitted strip mall along Routes 28 and 151 on Cape Cod (Figure 60, 61, 62). It is a mixed use development where community events have grown to become traditions.

Changes have been driven by the need to make accommodations for area senior citizens and seasonal tourists (Dunham-Jones and Williamson, 2011).

Figure 61. Before image of Mashpee Commons Source: terrain.org

Mashpee Commons contains affordable units, green spaces and long buildings that are broken up by façade designs (Figure 62). Twenty feet deep buildings are used throughout Mashpee Commons to accommodate mom and pop stores and mask parking lots (Figure 63) (Dunham-Jones and Williamson, 2011). Twenty feet Figure 60. Plan view of Mashpee Commons, Cape Cod, Massachusetts deep structures are used Source: buildabetterburb.org/mashpee-commons since this size is too shallow for chain retailer’s standard formats, so the structures can provide space for small businesses. Each of these components are seen in the visualization of the proposed focus area.

Figure 62. Image of Mashpee Commons after retrofitting Source:terrain.org

Figure 63. Twenty feet deep buildings for specialty stores in Mashpee Commons Source: bettercities.net.

Goals and Objectives Goals and objectives were established to guide the realization of the vision. Strategies outline how each objective will be achieved. Suggestions for implementation times between one and twenty years will then be provided for each objective, with priority and feasibility in mind. Original structures are marked in yellow, while new buildings are colored white.

Goal 1 – Create public spaces that encourage social interaction and gathering Goal 2 – Establish a high quality living environment Goal 3 – Design a walkable, pedestrian friendly development Goal 4 – Maintain and enhance the focus area’s connectivity and carrying capacity to adjacent areas

46

Bus Stop

Community Center

Ge

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to

Ro a

hou

Neighborhood Park

d

Figure 64. Map of significant proposed features in the focus area

se R oad

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Cou rt

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Woonerf

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Goal 1 – Create public spaces that encourage social interaction and gathering The focus area currently lacks public spaces that are neutral and encourage residents of “all social classes and hierarchical roles” to regularly socialize and gather, such as public squares, sports fields, parks and pedestrian oriented storefronts lining wide sidewalks (Dunham-Jones & Williamson, 59-60). Existing gathering spaces are located in multi-family developments and are restricted to residents only.

Objective 1.1 – Establish a community center that attracts residents and meets their social demands The vacant Costco building should be converted into a community center for residents and to serve as a location for events for the senior population, art exhibitions of the work of local artists and spaces to rent for general gatherings such as festivals and classes (Figure 64, 65, 66). The Chesterfield County Senior Center currently runs from the nearby Episcopal Church of Our Savior and could be relocated here for more space. The community center should also serve as a location for a newly created neighborhood association to gather and bring currently socially separated subdivisions together. Three stories at most above the Costco building should be added to serve as senior living and place senior residents close to activities held in the community center. A three story maximum is suggested since heights throughout the focus area will not exceed four stories. This height limit is suggested to retain continuity, compatibility and scale with the surrounding area of Chesterfield County. Seniors living above the old Costco building will also be conveniently located near the proposed Rockwood Shopping Center bus stop and Victorian Square Shopping Center woonerf.

In front of the vacant Costco building will be a plaza with both grassy and paved spaces for child play, festivals and a weekly farmers’ market similar to the Millworks in Chesterfield County (Figures 67, 68). Sidewalks, bike paths and roadways will connect nearby multi-family and single family residents to this plaza and community center for easy access. Though a roadway will surround the plaza itself, this space will follow the example of Delft, Netherlands and be a shared space that gives pedestrians priority.

Implementation – The empty Costco parking lot and the Costco structure itself already provide potential space for the plaza and community center concept. This site could be converted into a community center within the first year by partitioning spaces off for the previously mentioned uses. Over the next five years, the façade of the Costco building should be divided into smaller components to break up the mass of the building and create visual interest, the vacant parking lot should be converted into a formal plaza and, based on demand, up to three stories should be added to the top of the Costco building for senior living.

Figure 68. Farmers’ market in Millworks, Chesterfield County, VA Source: growrva.com

Figure 65. Before image of vacant Costco building along Price Club Boulevard Source: Bing Maps

Figure 67. Children playing in the plaza outside of the proposed community center

49

Figure 66. Representation of what the vacant Costco building could look like with the changes suggested in this plan

Goal 1 – Create public spaces that encourage social interaction and gathering Objective 1.2 – Create outdoor spaces that bring community members together

To create a successful neighborhood, the Charter of the New Urbanism calls for parks to be distributed within neighborhoods. Though each multifamily development in the area has private recreational space and Rockwood Park is located across Hull Street Road, there are no public parks that are easily accessible in the focus area. Additionally, survey respondents indicate a desire for accessible outdoor spaces.

This plan features a park central to residential developments that incorporates fountains, seating and gardens to serve as a gathering place for residents (Figure 64, 69). Nearby multi-family development and single family residential will be oriented around the park to create a central space for the community. A greenway will travel through the woods to connect the park to nearby sidewalks. Additional outdoor spaces will be integrated into the mixed use developments surrounding the retrofitted strip malls.

50

Implementation – The location of the park is in a space that is currently undeveloped. Within a year, this space should be cleared as an open space for activities to begin the early establishment of community in the area. A year will provide enough time to gain approval from Chesterfield County Parks and Recreation and begin clearing. Within one to five years, the space should be transformed into a formal space to include benches, gardens and a fountain. The newly established neighborhood association that will meet in the community center could designate residents responsible for maintaining the gardens in the public space to serve as another means of fostering social interaction.

Figure 69. Visual representation of a proposed park in the Hull Street Road focus area

51

Goal 2 – Establish a high quality living environment

Several survey respondents requested that the focus area have homes that are similar in size and architecture. With this in mind, similar single family homes should be developed in the southern portion of the focus area. The focus area should transition from low density at the south to high density at the north (Figure 70, 71). To also embrace new urbanist ideas in the portion of the focus area that is built up as single family housing, some homes will be smaller and closer together with alleys and garages behind them to foster a sense of community and fully utilize open space available. As for the sites of high density development along Hull Street Road, residential and office space should be developed on top of retail spaces.

Just south of the mixed use developments, multifamily units without commercial developments could be expanded.

Affordable housing opportunities should also be provided. Research indicates that the focus area is less wealthy than Chesterfield County as a whole and that rent burden is high in the focus area and county.

52

Implementation – It is suggested by Duany, PlaterZyberk and Speck (2000) that approximately one subsidized unit be provided for every ten market-rate units. With a rent burden of almost 50 percent in Chesterfield County, this plan recommends one of every ten housing units be designated affordable units at a minimum. Mashpee Commons devoted more than a quarter of new development to affordable housing (100 of 382 new units) (Dunham-Jones and Williamson). Affordable units should appear architecturally similar to market rate homes and be integrated throughout the neighborhood. Chesterfield County should also continue to provide Housing Choice Voucher Program services and information on US Department of Housing and Urban Development services such as Section 8 (Chesterfield County, 2010).

The creation of housing units should begin with the expansion of existing multifamily development in the first five years. Single family and mixed use residences should then begin development within the following fifteen years. Single family developments should have minimal setbacks from the street and each home should have a front porch to encourage social interaction.

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Objective 2.1 – Provide a variety of residence types, development densities and cost opportunities to meet the housing demands of residents

d

Figure 70. Before image of undeveloped land near Price Club Boulevard and Genito Road Source: Chesterfield County

53

Figure 71. Image serving as a visual representation of the variety of densities that could exist in the focus area with implementation of this plan

Goal 2 – Establish a high quality living environment Objective 2.2 – Provide activities for daily living and new experiences within walking distance A majority of existing businesses in the focus area will not need to relocate for this new development.

Only a few personal garages and mini-storage units would need to relocate to create this denser section of Hull Street Road. A majority of the focus area is undeveloped land and parking spaces (Figure 73, 74). Parking spaces consumed by new development should be supplemented by parking decks spread throughout the focus area. With that in mind, some businesses that meet daily needs already exist such as Dollar Tree and Big Lots.

For businesses that do not exist, ample space has been provided for office space above commercial strips and businesses on the ground level such as pharmacies and small grocery stores. Small buildings about twenty feet deep would be incorporated into the focus area along Hull Street Road to mask parking lots and provide space for small businesses, since twenty feet is too shallow for chain retailer’s standard formats (Dunham-Jones and Williamson, 2011). These buildings will front Hull Street Road as one means of enhancing the streetscape. Some paved parking would remain behind these small shops.

54

New experiences can be incorporated into this space through festivals and events in the public spaces. For example, a satellite Virginia Museum of Fine Arts (VMFA) could locate in the vacant Kmart building.

Nearby the satellite VMFA along the woonerf should be other cultural opportunities such as music venues and art galleries. Additionally, a variety of businesses will create interesting places to shop and eat.

.13 miles

.17 miles

.37 miles

Figure 72. Shorter distances between residential and commercial development on account of the addition of new roads (See Figure 24 for previous distance measures from similar area)

Implementation – Without much work, the vacant Kmart building could be reused as a satellite art exhibit for VMFA artwork currently in storage. An exhibit could be started within two years. If successful, within the following three years, the front wall of the Kmart building could be opened up with glass walls much like the location in Richmond, VA. To create a sense of enclosure along Hull Street Road, the small specialty shops should begin construction early and be completed within the first two years. The next goal should be the woonerf along the front of the vacant Kmart building to be completed within the first ten years of the plan. As for the remainder of the mixed use developments, those should be spread out through the rest of the twenty years.

Like the Downtown Mall in Charlottesville, VA, a variety of businesses should be permitted in the space along the woonerf and throughout the focus area.

Hu

ll St

reet

Roa d

Figure 73. Before image showing vast parking lots in the focus area near Rockwood Shopping Center Source: Bing Maps

Figure 74. After image of proposed development created entirely on paved surfaces and atop existing buildings in the Rockwood Shopping Center

55

Goal 3 – Design a walkable, pedestrian friendly development Objective 3.1 – Convert Hull Street Road into a boulevard

Figure 75. Ocean Park Boulevard in Santa Monica, California Source: smgov.net

To maintain the flow of traffic and create a friendly environment for pedestrians, Hull Street Road should be converted into a boulevard (Figure 75, 76). Boulevards are well suited to be high-volume traffic bearing roads that also maintain a degree of pedestrian friendliness. This boulevard should have crosswalks for pedestrians and a tree allée surrounding both directions of traffic. The green space in the middle of Hull Street Road will serve as a pedestrian escape from traffic. Bicycle lanes, sidewalks and bike buffers should also be incorporated into the design to make the street more pedestrian friendly. Intersections of the three major roadways should also have pedestrian walk signals.

Implementation - Chesterfield County should work with the Virginia Department of Transportation to enhance Hull Street Road. These additional features will not lessen the number of lanes devoted to traffic, but instead reduce the surrounding building setbacks. The Hull Street Road conversion should occur before secondary street conversions. It should occur within the first two years of plan implementation to create an inviting space for development.

Figure 76. Hull Street Road as a boulevard looking east from the intersection of Hull Street Road and Genito Road

56

Goal 3 – Design a walkable, pedestrian friendly development Objective 3.2 – Provide pedestrian oriented infrastructure

Figure 77. Aerial view of Victorian Square Shopping Center, which has been converted into a woonerf

Currently Hull Street Road, Genito Road and Courthouse Road in the focus area have an irregular sidewalk network. The majority of the focus area exhibits no sidewalks at all. Every new road that is to be created to increase connectivity throughout the focus area should have a sidewalk along with a tree buffer. As for the three major roads, along with a sidewalk and tree buffer, bicycle lanes and bicycle buffers should also be provided.

Buildings should be built at a pedestrian scale with awnings and divided facades to break up their mass and to add visual interest. Plazas, parks and malls that give pedestrians priority over vehicles should also be added to encourage people to walk throughout the environment (Figure 64, 77, 78).

Implementation – Chesterfield County should work with the Virginia Department of Transportation to enhance and create new streets and sidewalks.

Figure 78. Buildings built at a pedestrian scale along a woonerf in the Victorian Square Shopping Center

57

Goal 4 – Maintain and enhance the focus area’s connectivity and carrying capacity to adjacent areas Objective 4.1 – Maintain and increase the ease of access from focus area streets to Hull Street Road

New developments should be along streets that connect to main roads in the area to increase vehicular and pedestrian connectivity (Figures 79, 80).

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Courthouse Road

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Implementation – Chesterfield County should work with the Virginia Department of Transportation to enhance and create new streets and sidewalks.

Ro a

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Figure 79. Aerial view of the focus area Source: Chesterfield County

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Figure 80. Aerial view of the proposed focus area with new streets and developments

Goal 4 – Maintain and enhance the focus area’s connectivity and carrying capacity to adjacent areas Objective 4.2 – Provide driveway consolidation and reciprocal access between commercial developments

In order to reduce area access points, provide improved access control and decrease the need for cars to exit commercial sites and drive onto the arterial road in order to access adjacent properties, consolidated driveways (Figure 81) and reciprocal access points between commercial developments should be provided in the focus area. New roads in the focus area (Figure 79, 80) allow drivers to travel between commercial and residential spaces without the need to travel along Hull Street Road.

Implementation – During the creation of single family developments, alleys and garages should be provided behind homes as a means of consolidating driveways and bringing homes closer together to create a sense of community. As for roads throughout the site, Chesterfield County should work with the Virginia Department of Transportation to enhance and create new streets and sidewalks as needed as development progresses.

Figure 81. Consolidated driveways within new residential development

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Goal 4 – Maintain and enhance the focus area’s connectivity and carrying capacity to adjacent areas Objective 4.3 – Provide public transit opportunities The Greater Richmond Transit Company’s 20122014 Transit Development Plan discusses the creation of a bus stop at the Rockwood Square Shopping Center in the focus area prior to 2031.

The bus route would run between the Chesterfield County government complex (“Chesterfield County Complex”) and Crosspointe Shopping Center near the intersection of Hicks Road and Hull Street Road (Figure 82). This route will operate seven days a week with “30-minute headways on Monday through Saturday and 60-minute headways on Sunday” (GRTC Transit Development Plan, 2011, p. 4-50).

Figure 83. Closeup of bus stop design

Chesterfield County currently provides services for people with disabilities, those over 65 and people living below the poverty line through CARE/C-VAN programs. Residents in need can call to schedule rides (GRTC Transit Development Plan, 2011). Permanent routes through this service should be created to stop at the community center in the area.

Implementation – GRTC should work with Chesterfield County to ensure the bus route is implemented before the GRTC Transit Development Plan’s proposed establishment date of 2031. Ideally, the bus route should be established within the next five years to provide mobility for residents.

Within five years, comfortable and attractive bus shelters along with clear schedules of bus arrivals should be established (Figure 64, 83, 84). As for the CARE/C-VAN services, Chesterfield County should work with GRTC to establish permanent and reliable stops. This should be implemented with the creation of the community center and retirement living within the first five years of development.

Figure 82. Proposed local bus routes for Chesterfield County, VA Source: GRTC Transit Development Plan

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Figure 84. Proposed bus stop in Rockwood Shopping Center

Implementation Summary Chart Goal

Goal 1 – Create public spaces that encourage social interaction and gathering

Objective

1.1 Establish a community center that attracts residents and meets their social demands

1.2 Create outdoor spaces that bring community members together

Goal 2 – Establish 2.1 Provide a variety of a high quality living residence types, develenvironment opment densities and cost opportunities to meet the housing demands of residents

Recommendation

Actors

Timing

Chesterfield County Parks and Recreation

Formal conversion within five years. During this time, height and façade changes will occur Informal conversion within one year to create a plaza space for residents

Convert the vacant Costco buildChesterfield Senior Center ing into a community center to also serve as a senior center and assem- Chesterfield County bly location for a newly established neighborhood association

Convert the vacant Costco building parking lot into a plaza to serve as a location to socialize and gather for festivals and a weekly farmers’ market Add senior housing above the community center Create a park located in the center of the focus area

Formal conversion within five years Senior living developer Chesterfield County Parks and Recreation

Ensure at least ten percent of hous- Private developers ing units are designated as affordable housing Chesterfield County Social Services

Provide housing in mixed use, multi-family and single family developments

Informal conversion within one year by partitioning off spaces for recommended uses to begin and for the creation of a sense of community to commence

Within the first five years add height if demand for senior living in the area is observed Informal conversion should begin within the first year, which allows time to discuss and approve a design and move forward in the early steps of formation Formal conversion within five years with the addition of benches, gardens and a fountain Throughout the 20 year timeline of this plan, affordable housing should be developed

US Department of Housing and Urban Development Local subdivision and multi- Existing multifamily units should be expandfamily developers ed within the first five years Chesterfield County

Single family and mixed use developments should be built out over the remaining 15 years

Goal

Objective

Recommendation

2.2 Provide activities for Convert the vacant Kmart building daily living and new ex- into a satellite Virginia Museum of periences within walking Fine Arts (VMFA) exhibit distance Develop small shops along Hull Street Road to provide a location for non-chain businesses

Goal 3 – Design a walkable, pedestrian friendly development

3.1 Convert Hull Street Road into a boulevard

3.2 Provide pedestrian oriented infrastructure

Goal 4 – Maintain and enhance the focus area’s connectivity and carrying capacity to adjacent areas

Maintain the number of lanes on Hull Street Road, but add bicycle buffers, bike lanes, tree buffers and sidewalks by reducing building setbacks along Hull Street Road Create shared spaces that provide priority to pedestrians and vehicles over the automobile Build sidewalks along all roadways and develop bicycle infrastructure along the three main roads of Hull Street Road, Genito Road and Courthouse Road

4.1 Maintain and inAdd more streets to increase concrease the ease of access nectivity throughout the space from focus area streets to Hull Street Road

Actors VMFA

Local businesses and developers Chesterfield County Chesterfield County

Timing

Work with VMFA to establish an exhibit to test out the location within the first two years Within the following three years, create a finalized location for the satellite VMFA Construct small buildings within the first two years to enhance the streetscape of Hull Street Road

Virginia Department of Transportation

Transform Hull Street Road into a boulevard within the first two years of development to create an attractive space for pedestrians and future development

Local developers

Develop within the first ten years

Chesterfield County Virginia Department of Transportation Chesterfield County

Virginia Department of Transportation

Pedestrian and bicycle infrastructure should be added to the three main roads first within the first two years of development Sidewalks on new streets should be added when the streets are laid down As development through the site progresses, streets should be added accordingly

Chesterfield County

63

Implementation Summary Chart Goal

Goal 4 – Maintain and enhance the focus area’s connectivity and carrying capacity to adjacent areas

Objective

4.2 Provide driveway consolidation and reciprocal access between commercial developments 4.3 Provide public transit opportunities

Recommendation

Create alleys behind new residential developments to replace driveways and create a new street network that allows focus area visitors to move between spaces without driving along the arterial road (Hull Street Road) Add additional bus routes in Chesterfield County

Actors

Chesterfield County Virginia Department of Transportation

Greater Richmond Transit Company (GRTC) Chesterfield County

Create permanent CARE/C-VAN stops Table 4. A summary of the implementation strategies mentioned throughout the document

64

Chesterfield County

Timing

Driveways and area streets should be laid down when corresponding developments are built

Create stops proposed in the GRTC Transit Development Plan within the first five years of development Upon the creation of a community center, create a regular C-VAN stop in the vicinity

Conclusion

This plan has the ability to ensure that the vacant and aging strip malls along Hull Street Road remain relevant as the desires of millennials and senior citizens move from a demand for spatially segregated developments to mixed use, walkable environments. The proposed retrofit will allow county senior citizens to age in place and attract others interested in living in a blended urban and suburban environment.

The application of urban design principles in this plan is intended to create a framework for living that encourages social interaction and community. Community interactions will create additional support systems for aging residents, while the walkability of the space and incorporation of traditional design will promote eyes on the streets that will ensure a safer neighborhood for everyone.

To move forward in this retrofit, some changes can occur immediately. An immediate conversion of the vacant Costco building and empty parking lot to an informal community center and plaza should occur, so the community building process can begin early.

65

Works Cited Bass, S. (2013). "Searching for the Center." Chesterfield Monthly.

Bohl, C. (2010) “New Urbanism and the City: Potential Applications and Implications for Distressed Inner-City Neighborhoods.” 761-801.

Brooks, M. (2002). “Planning Theory for Practitioners.” Chicago: Planners Press.

Calthorpe, P. (1993). “The Next American Metropolis: Ecology, Community, and the American Dream.” New York: Princeton Architectural Press.

Chesterfield County. (2010). Chesterfield County Mission and Guiding Principles and Values.

Chesterfield County. (2010). Social Services – Housing Program.

Chesterfield County Planning Department (2013). 2013 Chesterfield County Income and Poverty Report.

Chesterfield County Planning Department. (2012). Moving Forward… The Comprehensive Plan for Chesterfield County.

Collarte, N. (2012). “The Woonerf Concept: Rethinking a Residential Street in Somerville.” Retrieved from http://nacto.org/docs/usdg/woonerf_concept_coll- arte.pdf.

Congress for the New Urbanism. (2001). Charter of the New Urbanism.

Duany, A., Plater-Zyberk, E., and Speck, J. (2000) “Suburban Nation: The Rise of Sprawl and the Decline of the American Dream.” New York: North Point Press.

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Dunham-Jones & E., Williamson, J. (2011). Retrofitting suburbia. Hoboken, New Jersey: John Wiley and Sons, Inc. Etzioni, E. (1967). “Mixed Scanning: A ‘Third’ Approach to Decision Making.” Public Administration Review 27 (5): 385-92.

Howard, E. (1902). Garden cities of to-morrow.

Letchworth Garden City Heritage Foundation. (N.D.). Welcome to the world’s first garden city. Retrieved from: http://www.letchworthgc.com/first_garden_city Lexington-Fayette Urban County Government. (2009). East End Lexington Small Area Plan.

Llovio, L. (2013). “Chesterfield plans for age wave.” Richmond Times Dispatch.

National Association of City Transportation Officials (NACTO). (2013). Urban Street Design Guide.

North Hertfordshire District Council. (N.D.). Letchworth Garden City – history and further information. Retrieved from http://www.north-herts.gov.uk/index/ leisure_and_culture/tourism_and_travel/towns_and_villages/letchworth/letchworth_history_and_further_information.htm.

Park, Yvonne. South Lakes Village Center Urban Design Plan, 2012.

Partnership for Smarter Growth. (2013). Ten Principles of Smart Growth.

Peterman, W. (2004). “Advocacy vs. Collaboration: Comparing Inclusionary Community Planning Models.” Community Development Journal 39 (3): 266-276.

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Appendices

Appendix A

Existing Businesses Business

Address

A Beautiful Beginning Child 3610 Courthouse Road Care & Learning Center AAMCO 10231 Hull Street Road Advanced Care Chiropractic and Wellness Center Alarm Systems of Richmond All About Appliances & More Anna’s Pizza Applebee’s Ashley Furniture Auto Body Beauty Systems Beauty Zone Big Lots Blackberry Enterprises Brooklyn Pizzeria Buddy South Auto Parts & Service Burchett’s Small Engine Service Burger King Cabinet Kingdom

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Zip Code 23112 23112

11037 Hull Street Road

23112

3693 Speeks Drive

23112

10301 Hull Street Road

23112

11027 Hull Street Road 10823 Hull Street Road 10921 Hull Street Road 10305 Hull Street Road 10917 Hull Street Road 11019 Hull Street Road 10161 Hull Street Road 3633 Speeks Drive 10613 Hull Street Road 10131 Hull Street Road

23112 23112 23112 23112 23112 23112 23112 23112 23112 23112

3620 Hendricks Road

23112

11111 Hull Street Road 10625 Hull Street Road

23112 23112

Business

Address

Zip Code

Coffee Cup Cafe Curves Diligence Hair Studio Dollar Tree Dye’namic Hair Empire Beauty School Erika Mason, DDS Faithworks Solar Genito Glen Apartments Georgette’s Braid and Weave Global Biohazard Technologies Green’s Auto Service Giuseppe’s Pizza H & R Block Hair and Nail Selex Hampton Inn Hy-Tech Property Services

10811 Hull Street Road 10839 Hull Street Road 10609 Hull Street Road 10901 Hull Street Road 10165 Hull Street Road 10807 Hull Street Road 11061 Hull Street Road 4310 Courthouse Road 4041 Hailey Crescent Drive 10833 Hull Street Road 3657 Speeks Drive

23112 23112 23112 23112 23112 23112 23112 23832 23112 23112 23112

3807 Hendricks Road 10173 Hull Street Road 10939 Hull Street Road 10911 Hull Street Road 3620 Price Club Boulevard 3939 Hendricks Road

23112 23112 23112 23112 23112 23112

Call Federal Credit Union Capitol Communications Castle Rock Clearwater Pools & Spas Cocina Grande Mexican Restaurant

3640 Call Federal Drive 10605 Hull Street Road 11065 Hull Street Road 3600 Courthouse Road 10827 Hull Street Road

23112 23112 23112 23236 23112

Appendix A

Existing Businesses Business

Address

Zip Code

KFC

10151 Hull Street Road

23112

Kulture Lucky Chinese Restaurant Mallard Cove Apartments Mary Cleaners Nationwide Insurance Option Won P & E Distributors Pizza Hut Priority 1 Ambulence Services Proflex Realty Real Time Staffing Services Richmond Aquarium River Ridge Transmission & Automotive Rockwood Golf Park Rockwood Village Apartments Ruby Tuesday RVA Hobbies Simon Corporation Southern Nails

10621 Hull Street Road 10841 Hull Street Road 4123 Mallard Landing Circle 11059 Hull Street Road 11021 Hull Street Road 11057 Hull Street Road 3813 Hendricks Road 10141 Hull Street Road 3819 Hendricks Road

23112 23112 23112 23112 23112 23112 23112 23112 23112

10633 Hull Street Road 10169 Hull Street Road 3645 Speeks Drive 10531 Hull Street Road

23112 23112 23112 23112

10239 Hull Street Road 3901 Price Club Boulevard

23112 23112

10419 Hull Street Road 10179 Hull Street Road 3675 Speeks Drive 10167 Hull Street Road

23112 23112 23112 23112

J & T Coins

10637 Hull Street Road

23112

Business

State Farm Stewart’s Automotive Sunny Day Landscaping & Lawncare Superior Gutter Taco Bell Tactical Response Unleased Tammy’s Nails The New Barbershop The Sommerville Showroom The Tire Depot Virginia Solar Tinting Wasabi WaWa Way Back When Old Timey Wendy’s Wing Command

Address

Zip Code

3603 Speeks Drive 10221 Hull Street Road

23112 23112

3701 Hendricks Road 10601 Hull Street Road 10533 Hull Street Road 3703 Price Club Boulevard

23112 23112 23112 23112

10511 Hull Street Road 10519 Hull Street Road 10915 Hull Street Road 10135 Hull Street Road 10813 Hull Street Road 3601 Price Club Boulevard 10825 Hull Street Road

23112 23112 23112 23112 23112 23112 23112

11051 Hull Street Road 3700 Hendricks Road 4000 Grey Hound Court

23112 23112 23112

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Appendices Hull Street Road Urban Design Survey (PARK Analysis) What do you believe creates a desirable place to live?

Preserve: What does this area have that is positive (It can be tangible/physical or intangible like an experience or memory)?

Add: What does this area not have that is positive?

Remove: What does this area have that is negative?

Keep out: What does this area not have that you would like to keep out?

What aspects of the location could be enhanced, added or removed to encourage social interaction among residents?

In what public locations do you observe people congregating and socializing regularly?

70

Appendix B

Appendix B

Hull Street Road Urban Design Plan Visual Preference Survey On a scale of 1-5, with 5 being strongly like, rate the below images based on visual preference for what you would like or not like to see in the area.

Circle the number that best represents your opinion, then, in the lines provided, explain the reason for your selection.

1) Strongly Dislike 2) Dislike 3) Neutral 4) Like 5) Strongly Like Why?

1) Strongly Dislike 2) Dislike 3) Neutral 4) Like 5) Strongly Like Why?

1) Strongly Dislike 2) Dislike 3) Neutral 4) Like 5) Strongly Like Why?

1) Strongly Dislike 2) Dislike 3) Neutral 4) Like 5) Strongly Like Why?

1) Strongly Dislike 2) Dislike 3) Neutral 4) Like 5) Strongly Like Why?

71

Appendices

A Appendix ppendix B B

Hull Street Road Urban Design Plan Visual Preference Survey 1) Strongly Dislike 2) Dislike 3) Neutral 4) Like 5) Strongly Like Why?

1) Strongly Dislike 2) Dislike 3) Neutral 4) Like 5) Strongly Like Why?

1) Strongly Dislike 2) Dislike 3) Neutral 4) Like 5) Strongly Like Why?

1) Strongly Dislike 2) Dislike 3) Neutral 4) Like 5) Strongly Like Why?

1) Strongly Dislike 2) Dislike 3) Neutral 4) Like 5) Strongly Like Why?

72

1) Strongly Dislike 2) Dislike 3) Neutral 4) Like 5) Strongly Like Why?

1) Strongly Dislike 2) Dislike 3) Neutral 4) Like 5) Strongly Like Why?

Appendix C

Ownership and Rent Burden in Chesterfield County, Housing and Education in Chesterfield County, VA VA and within 1,000 feet of the Focus Area (Percent- and within 1,00 Feet of the Focus Area age) Subdivision C H Horner Plan Genito Forest Genito Towns Gleason Estates Great Oaks Hunters Landing Mayfair Estates Morningside Woods Rockwood Terrace Sunnybrook Acres Twin Oaks West Average in Study Area County Difference

Ownership Burden

Rent Burden

16.20 9.10 9.10 16.20 26.20 26.20 16.20 26.20

34.90 56.10 56.10 34.90 44.70 44.70 34.90 44.70

26.20

44.70

Ownership & Rent Burden

23.36 32.22 32.22 23.36 28.29 28.29 23.36 28.29 28.29

26.20

44.70

28.29

26.20

44.70

28.29

20.36 17.97 2.40

44.10 49.29 -5.19

27.66 28.35 -0.69

Subdivision C H Horner Plan Genito Forest Genito Towns Gleason Estates Great Oaks Hunters Landing Mayfair Estates Morningside Woods Rockwood Terrace Sunnybrook Acres Twin Oaks West Average in Study Area County Difference

Total Housing Average AsUnits sessment (2012)

Test Average

15 94 12 4 217 235 179 67

$ 157,873 $ 157,776 $ 179,825 $ 132,075 $ 152,243 $ 149,565 $ 218,368 $ 145,675

84.00 88.50 88.50 84.00 79.00 79.00 87.00 79.00

88

$ 141,536

84.00

2

$ 117,350

79.00

18

$ 145,867

79.00

85

$ 154,377

82.82

73 16 %

$ 220,730 -30 %

85.95 -4 %

73