Third Church Charrette Book

Tuckahoe Neighborhood Charrette

Hosted by:

Third Church 600 Forest Avenue Henrico,Virgina 23229 led by:

Michael Watkins Architect, llc Architecture and Town Planning 330 Firehouse Lane, Gaithersburg, Maryland 20878 with

Judson University and

Zanetta Illustration

Table of Contents This charrette book is organized into color-coded sections.

Context Pre-Charrette Introduction ��������������������� 3 What is a Charrette? ������������������������������� 4 Program: Community Input �������������������� 5 Sermon by Eric Jacobsen ������������������������ 6 Brief History of Henrico County ����������� 8 Brief History of Third Church ���������������� 9 Surrounding Context ���������������������������� 10 N’hood with Aerial Photo �������������������� 11 Study Area �������������������������������������������� 12 N’hood Ctr. with Aerial Photo ������������� 13 Neighborhood Center �������������������������� 14 Rite Aid Site Photos ����������������������������� 15 Tuckahoe Shopping Ctr. Photos ������������ 16 Commercial Property Photos ���������������� 17 School Site Photos �������������������������������� 18 Church Prop. with Aerial Photo ������������ 19 Church Property ����������������������������������� 20 Church Site Photos ������������������������������� 21 Henrico Co. Thoroughfare Plan ������������ 22 Topography Analysis ����������������������������� 23 Grey Diagram ��������������������������������������� 24 Green Diagram ������������������������������������� 25 Sidewalk Diagram ��������������������������������� 26 Parking Analysis ������������������������������������ 27 Local Retail Map ���������������������������������� 28 Existing School Parking ������������������������ 29

The context section introduces the background of the project and includes maps of the area and analytical diagrams of the existing conditions.

The Neighorhood Plan section contains the overall master plan and the long term vision for the project.

The following sections include detailed information about the four major property owners and are organized as follows: The Church Property section first, as the church was the initiator for this project.

The Thoroughfares section is next, represented by a public entity affecting the entire project.

Then the School section.

Then Commercial Properties section as private property owners also within the study area.

Finally, the Appendix section includes a selection of additional information that relates to the project as a whole.

Neighborhood Plan

Church Property

Thoroughfares

Commercial Property

Appendix

25-Year Master Plan ������������������������������ 31 25-Year Plan Annotated ������������������������ 32 Illustration: 25-Yr. Master Plan �������������� 33 Building Changes ��������������������������������� 34 A Lot Can Happen in 25 Years �������������� 35 Neighborhood Ctr. Entrance ���������������� 37 Scale Comparisons �������������������������������� 38 Proposed Grey Diagram ������������������������ 40 Proposed Green Diagram ���������������������� 41 Proposed Sidewalk Diagram ������������������ 42 Intermediate Steps �������������������������������� 43 Illustration of Phase I ���������������������������� 44 Illustration of Phase II ��������������������������� 45

25-Year Plan of Church Property ���������� 47 Annotated �������������������������������������� 48 Civic Space Scale Comparison �������������� 49 Church Green Plans ����������������������������� 50 Illustrations of Church Green ���������������� 52 Church Building Plans �������������������������� 53 Church Building Elevations ������������������ 54 Community Garden Plans ��������������������� 55 Crosswalk Precedents ���������������������������� 57 Church Office Garden Plan ������������������ 58 Church Office Garden Plan ������������������ 59

Forest Ave ��������������������������������������������� 62 Silverspring Dr & Lakewood Dr. ����������� 64 Ridge Rd ��������������������������������������������� 65 Proposed Traffic Circle �������������������������� 66

Existing Retail Center �������������������������� 75 Scale Comparison ��������������������������� 76 Commercial Site Plan ��������������������������� 77 Annotated �������������������������������������� 78 Civic Space Scale Comparison �������������� 79 Proposed Parking Lot ��������������������������� 80 Proposed Parking Lot Phase III ������������� 81 Illustration: Phase I �������������������������������� 82 Illustration: Phase II ������������������������������ 83 Illustration: Phase III ����������������������������� 84 Retail Center Proposal �������������������������� 85

Executive Summary ������������������������������ 87 Third Church Article ���������������������������� 88 New York Times Article ������������������������ 89 Previous Proposal ���������������������������������� 91 Other Existing Thoroughfares ��������������� 92 Charrette Participants ��������������������������� 94

Michael Watkins Architect, llc February 24, 2017

School Site School Site Plan ������������������������������������ 69 School Site Plan, Annotated ������������������ 70 School Parking Lot Proposal ����������������� 71 Detail Plan of School Court ������������������ 72 Illustration: School Court ���������������������� 73

A Tuckahoe Neighborhood Center Master Plan

Table of Contents 1

Context Pre-Charrette Introduction ����������3 What is a Charrette? ��������������������4 Program: Community Input ���������5 Sermon by Eric Jacobsen �������������6 Brief History of Henrico County 8 Brief History of Third Church �����9 Surrounding Context ����������������� 10 N’hood with Aerial Photo ��������� 11 Study Area ��������������������������������� 12 N’hood Ctr. with Aerial Photo �� 13 Neighborhood Center ��������������� 14 Rite Aid Site Photos ������������������ 15 Tuckahoe Shopping Ctr. Photos � 16 Commercial Property Photos ����� 17 School Site Photos ��������������������� 18 Church Prop. with Aerial Photo � 19 Church Property ������������������������ 20 Church Site Photos �������������������� 21 Henrico Co. Thoroughfare Plan � 22 Topography Analysis ������������������ 23 Grey Diagram ���������������������������� 24 Green Diagram �������������������������� 25 Sidewalk Diagram ���������������������� 26 Parking Analysis ������������������������� 27 Local Retail Map ����������������������� 28 Existing School Parking ������������� 29

Neighborhood Plan............... 30 Church Plan ......................... 46 Thoroughfares ...................... 61 School ................................. 68 Commercial ......................... 74 Appendix ............................. 86

Michael Watkins Architect, llc February 24, 2017

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Context: 2

Pre-Charrette Introduction

by Rob Lanphear What is Third Church doing?

Third Church has started looking at how to best address an aging facility and meet the changing needs of its congregation and community. We have engaged Mike Watkins with Michael Watkins Architect, LLC to help us explore options for our property as well as ways to improve the Forest Avenue corridor as a whole.

Why is Third Church doing this?

Third Church owns several parcels of land and buildings along Forest Avenue and Silverspring Drive. This location is unique because there is a mixture of commercial, residential, and office uses all within a few blocks of one another. Our desire is to contribute to and strengthen the things that make the Tuckahoe area such a fantastic place to live, shop, work, and worship.

What should I expect at the working sessions?

The working sessions will be held in a large room of 600 Forest Avenue, adjacent to the parking lot across from Tuckahoe Elementary School. There will be several different working stations where numerous designers, architects, illustrators and students will be constantly in conversation with participants, asking questions, listening to responses and translating the feedback into drawings. Our goal is to combine the valuable input from neighbors, Tuckahoe elementary school representatives, Henrico County representatives, Third Church members, commercial property owners, and local business owners into plans for the corridor. Please come and join the conversation!

Where are the secret plans Third Church has already developed?

To be clear - there are no “secret” plans that

Michael Watkins Architect, llc February 24, 2017

have been developed. Third Church is engaging in this process together with area stakeholders to understand the options available for the Tuckahoe area. As we consider future options for our property we desire to improve on the strengths of the Tuckahoe area while also addressing our aging facility and changing needs.

Is this really an open process?

Yes. The design team (we are currently expecting nearly 20 professionals and graduate students from across the country) will be setting up shop on Wednesday afternoon 1/18 and involved in a comprehensive listening and design process on site through Saturday afternoon 1/21. The doors are open and it is a public process open to all. Feel free to stop by any time (when the lights are on) and observe, or participate in the progress.

What will be the deliverable outcome at the end of the working sessions?

Mike’s team will prepare several community area plans showing not only Third Church property but also the surrounding area including Tuckahoe Elementary School, commercial properties in the Ridge/Forest intersection area, as well as the transportation and biking/pedestrian network serving surrounding neighborhoods. There will also be 3D renderings and color drawings created to illustrate what we work on together. The plans that are developed are intended to illustrate a common vision and road map for phased improvements (1yr, 3-5yr, 15-20yr) that could build on existing strengths and continue to make the Tuckahoe area around Forest and Ridge an even better, more livable environment.

goal is to listen well and provide options.

Their conceptual plans will help us think together about what is possible and beneficial for our neighborhood. Ideas will involve not only Third’s property but also other public and private property areas. Ultimately, every property owner has the ability to embrace or reject any part of the plans that are developed.

Our desire is to produce valuable plans that are worth embracing.

This all sounds nice but what’s a practical example of something that might happen?

One simple item we’ve noticed is that Third Church property and several of the commercial properties on the east side of Forest do not have convenient sidewalk or pedestrian access, especially near the painted crosswalk lines at the intersection of Forest and Silverspring Drive. This impacts all of us; folks participating in activities at Third, neighbors and students walking to Tuckahoe Elementary, community members walking over to Shore Dog or Back Yard Grill, and kids riding bikes to a friend’s house.

What if we were to work together to enhance the crosswalk area and sidewalk network? Taking it further, what creative and practical ideas are there to better manage traffic speeds and safely connect the many uses at Forest & Ridge for us all to enjoy and for our area to continue to thrive?

Website for Third Church: http://www.thirdrva.org/strategic-planning

Will all the items shown on the drawings be done?

Mike Watkins often uses a fun phrase “We propose, you dispose,” meaning that his team’s

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Context: Pre-Charrette Introduction 3

What is a Charrette?

by Mike Watkins The term “charrette” has been popularized largely by new urbanist planners and architects, and refers to the intense, inclusive planning process used to design many new urbanist communities. While with DPZ, Watkins led dozens of charrettes and participated in countless others. He has also received the National Charrette Institute’s Charrette System Certificate Training, and Management and Facilitation Certificate Training.

The process is a collaborative design event that lasts five to ten days depending on the complexity of the issues to be addressed and the level of stakeholder involvement; most run seven days. Allowing time for three feedback cycles between the stakeholders and the consultant design team is critical. Stakeholders include those who can influence the approval of the project as well as those affected by its design. They need not all be present for the entire charrette, but are asked to participate at key times to provide their feedback. Through their participation, consensus can be built around an excellent plan.

Gaining stakeholder support through building consensus becomes invaluable during the approval process. It also results in a place that the stakeholders love and cherish long after the developer and municipal leaders are gone.

Ideally a charrette is held on or near the site to make participation by stakeholders as easy as possible, and to allow constant verification of design decisions through frequent field checks. Typically a public meeting is held at the beginning of the charrette to share and establish common values and vision. Most of the design team will quickly begin to develop ideas, while a few will meet with stakeholders to draw out their thoughts and ideas, which are then shared with the design team in real time or during public “pin-up” reviews. These short feedback cycles build confidence that the process results in a plan

that actually does incorporate stakeholder input. As the designs are critiqued, the best ideas are synthesized into several schemes and ultimately a single scheme that is developed in greater detail and further tested for economic, design and political feasibility. At the end of the charrette, a summary of the week’s work and the results are shared in a public presentation.

Following the charrette, drawings are refined and completed, and an application prepared for submission to the governing municipality.

It is worth noting that the charrette is most often in addition to the required public review process, however, the consensus behind the plan frequently results in a much smoother municipal review and approval.

Image from The National Charrette Institute. http://charretteinstitute.org/

TUCKAHOE NEIGHBORHOOD CHARRETTE

Charrette Schedule.

Michael Watkins Architect, llc Architecture & Town Planning

Michael Watkins Architect, llc February 24, 2017

Schedule updated: January 17, 2017; 5:28 PM Third Church Working Session Schedule

Photos by Mark Sprinkle.

January 17, 2017 Page 2 of 2

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4

Community Idea Board At the charrette, any attendee including neighbors, church members, school employees and business owners had the opportunity to share their ideas on sticky notes and place them on a wall.

The designers regularly checked the wall for ideas to implement in the plan.

Shown on this page is a sample of those idea notes on the wall. Many of the ideas on the previous two pages came directly from this wall of suggestions.

Michael Watkins Architect, llc February 24, 2017

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Context: Program: Community Input 5

Sunday Sermon

specifically Jeremiah is commanding us to do.

by Eric Jacobsen Faithfulness in the Private Sphere Intentionality in Exile Is America a Christian nation? Some say that it was, but over the past 50 years or so it has lost its way. Others say it never was. How a Trump presidency is going to impact this question is a subject of fierce debate.

I’m not so much interested in the answer to this question as the reason that we ask it. It seems to be related to our willingness as Christians to engage with our culture. If America is a Christian nation, then we can happily join in and contribute to this noble project. But if America is not a Christian nation, then we need to withdraw and keep our head down while we wait for Christ to return.

It is for this reason, that I so appreciate the fact that Jeremiah writes this sage advice to a community of God’s people living in Babylon. Jerusalem was the more ideal spot for faithful living as a member of God’s covenant community. But Babylon was clearly enemy territory. And the Jews living in Babylon were clearly exiles living in enemy territory.

And yet, Jeremiah calls them to faithfulness – real ‘rubber meets the road’ faithfulness. In these 4 verses, Jeremiah includes no less than 12 imperative verbs. If it’s been a while since you’ve studied grammar, an imperative verb means a command. A command is not a suggestion, it is a command.

And just in case we forgot who is giving the command, Jeremiah makes sure that we don’t miss out. He pulls out the two major names for God in the Old Testament. It is YHWH and it is Elohim of Israel who is commanding you to do these things.

So, is America a Christian nation? I don’t know, but whether it is or isn’t we are not called to withdraw. We are called to active and engaged faithfulness even in the midst of exile. So let’s take a closer look and see what

Michael Watkins Architect, llc February 24, 2017

If we look at this section of Jeremiah’s letter, we can divide it into two parts. I find it helpful to imagine yourself standing at the threshold of your door as you listen to these instructions. For the first part, you’re facing inward towards the private realm of hour household. And for the second part, you’re facing outward toward the public realm outside of your door.

I actually like the fact that Jeremiah begins with our homes. The more famous part of this section comes later when he’ll tell us to seek the welfare of our city, but we need to first pay attention to our calling to home and family. I know that Corey talked about this at length last week, so I’ll just mention it here.

As Christians, our primary identity is rooted in Christ, but that doesn’t negate the fact that our human identity is grounded in body, place, and relationships. In the very beginning of the Bible, God forms us as bodily creatures, places us in a garden, and then establishes us in a relationship of love and trust.

The home is the setting at which we are grounded as bodily creatures in place. We have a desire to set up our home and prepare our food. This gives us a strong place to stand.

Build houses, settle down, plant gardens, eat.

The home is also where we cultivate deep relationships of trust and we can let our hair down with other people. Some of us are called to enter into marital covenants and have children. Others are called to singleness, but still use the home as a setting for building relationships of trust.

I want to be sure that we don’t miss the importance of home in our overall vocations.

This is especially important to those who are called to full time parenting, but also to those who work outside of the home.

I suspect that the exiles would have done some of this with or without the Lord’s com-

mand. They would have needed to sleep somewhere and to eat. And children would have come along eventually. But the Lord’s command urges them to do these things not grudgingly, but with a sense of purpose and mission. To do these things as an act of obedience asking the Lord to work through these things makes a big difference.

Seeking Shalom Having not neglected our vocation to settle down, Jeremiah, now turns our attention to the public realm outside of our doors. The NIV translation has it ‘seek the peace and prosperity of the city’. Peace and prosperity here is an English translation of the Hebrew word ‘shalom’.

And shalom is one of those wonderfully rich words in the Bible, for which it is very hard to find a single English equivalent. Our English word ‘peace’ usually means absence of conflict or it means inner serenity. But shalom means all this and more. It means human flourishing in a context of healthy human relationships. It means beauty and celebration.

Before exploring this further, I should pause here and mention that true shalom peace can only be achieved by being reconciled to God the Father through a relationship with Jesus Christ. However, God’s people are called here to be a witness God’s shalom by working towards shalom wherever they are called.

And here Jeremiah is telling them (and telling us) to seek shalom for the city.

It’s helpful to put this command into historical perspective. Shalom is a natural outgrowth of being in complete and obedient fellowship with God. Adam and Eve enjoyed shalom with God in the garden. And we see even here that shalom is grounded in body (God formed the man), in place (and placed him in a garden), and relationship (and out of Adam’s rib He formed woman).

And if we look forward we can see that we will experience shalom with God in the New Jerusalem. The shalom of the New Jerusalem

is also grounded in body, place, and relationship; but it provides a different context for shalom. It is a more developed environment with buildings and streets. And it involves more people so we can imagine some degree of a formal society in existence.

Description On Sunday, January 22, 2017, Eric Jacobsen, pastor and author of Sidewalks in the Kingdom and The Space Between preached this sermon on the importance of Christians’ relationship to the city, especially through the church.

We are not in the garden and we are not in the New Jerusalem, but we are on our way to the New Jerusalem. We are in exile waiting to be brought home. In exile, we are called to faithful obedience – or rather to be shalom people.

When humans fail to live up to this ideal, we vector off from shalom. And in doing so we bring unnecessary suffering, alienation, and ugliness upon ourselves. What Jeremiah is saying here, then is to do what we can to move this vector line back towards the shalom.

Settings for Human Connection

Books by Eric Jacobsen

Every culture has it’s own way of pulling away from shalom. Ours has to do with moving away from relationships with others by reducing the number and quality of face to face encounters we have with others. I’m going to try to illustrate this by talking about three pieces of glass.

The first piece of glass is the windshield of our cars. Your pastor mentioned last week how our houses were designed differently in the postwar era. They were set pretty far back and kind of faced towards the backyard instead of towards the street in front. They were in fact, designed to be easily accessed by car.

This was part of a comprehensive transporta-

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Context: Sermon by Eric Jacobsen 6

tion plan that was built on the assumption that you would drive a car to everywhere you wanted to go. There were a lot of reasons for this – some good and some bad. But the upshot was that most of the encounters we had with others was not face to face, but behind the wheel of a car and protected by that windshield. And we don’t generally treat people as fellow humans when we encounter them from behind our windshields. You probably can’t imagine flipping off another person while passing them on the sidewalk, but behind the wheel, maybe?

to face. So, do you know what we do? Of course, someone already came up with a solution–and here’s the third piece of glass. We can pull our smart phones out of our pocket and we can instantly be transported somewhere else and be entertained to our heart’s content.

Seeking the Shalom of the City

This car culture led to the house style that Corey described – more garage in front, no front porch. And no front porch meant no sitting on the front porch greeting your neighbors and watching the world go by.

This was also impacted by air conditioning by the way. So we ended up sitting inside our houses instead of the front porch. This leads to our second piece of glass. Can you guess what that is? Yes, it is our TV screen. We replaced real people watching and neighbor interaction with watching our favorite characters and newscasters on TV. So now, you’re starting to get the picture. We go from our place of work to a garage, get in our car, go home, park in the garage, greet the family, turn on the TV, and we haven’t encountered another person face to face.

Until….. we have to pick up a kid from school. Or we have to buy groceries and are waiting in line. In these situations, we do sometimes see other human beings face

Michael Watkins Architect, llc February 24, 2017

So if moving away from relationships with others by reducing the quality and quantity of human face to face encounters with others is one of the ways (not the only way) that we have vectored off of the shalom path, what might seeking the shalom of the city mean for us? Well perhaps we could think of ways that we could encourage and support human face to face encounters with others in our neighborhood and our city.

One problem that you’re likely to encounter if you try to do this just on your own initiative is that you may have a hard time connecting with people in your neighborhood because they are sequestered away in their homes or when they are outside they are staring at their screens. In order to really solve this problem we will need to work with others both inside the church and outside of it.

One of the great things about this project is that it has already begun in neighborhoods throughout the United States. Lots of people have begun to notice that being cut off from face to face encounter with other people is not very satisfying and have begun to look for ways to connect with others in a local setting. You may have heard people talk about

localist things like farmers markets and craft breweries, and walkable neighborhoods.

to stay engaged. Seek the welfare of the city to which I have carried you into exile.

The other great thing about this project is that ultimately it will benefit us as well as our neighbors. Jeremiah offers one final defense against our tendency to disengage from this kind of work. He says that if our city experiences shalom, we will experience shalom as well. To walk outside of the front door of your house of this church and encounter a pleasant neighborhood that is walkable and provides natural gathering places is much more delightful than going outside and encountering an environment designed for cars.

And the really great thing about this is that you all have already been given an incredible head start in this kind of work. For the past few days, we’ve had about a dozen architecture students and 10 design professionals here to help host and resource a conversation between you all and your neighbors (business, school, residents, and government). And they have come up with a master plan that could transform this neighborhood into a much more shalom like environment.

It’s pretty exciting and I can’t wait for you all to see it. But I will warn you that even if you are excited by what you see, you may be very tempted later in the process to throw up your hands and disengage. To pull of some or all of this plan will cost you financially and will take great effort. You will have to work with neighbors who may not appreciate your efforts.

Great books by others

But when you are tempted to disengage, I want you to remember the Lord’s command

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Context: Sermon by Eric Jacobsen 7

Henrico County History Presentation Made During the Charrette on Wednesday, January 27

by John Robertson Westham Westham was built as a transportation point on the James River. William Randolph and his son Beverly, who owned Westham Plantation, created the town of Westham in 1775 on their part of the plantation to facilitate trade. It was the location of a public foundry which eventually supplied iron to Revolutionary War troops until a British raid pushed it further west. In 1790, Westham was the entry point of the Kanawha canal, which allowed boats to circumvent western flat waters to travel east, serving as a primary eastwest trading route. The name Westham has since been attached to many local attractions such as Westham Bridge and Little Westham Creek.

such as the first black-owned bank. He was Grand Worthy Master of the Grand Foundation of the United Order of True Reformers, an African American fraternity. Locally, he made great strides towards change in the area when he bought the land currently known as Ziontown to transform into a safe haven for African Americans to live and grow old in.

While he purchased the land with this plan in mind in 1893, his death in 1897 prevented this vision from coming to light.

Description During the third day of the charrette, the design team asked a local church member and history buff to give a presentation to the design team on the rich historical context of the Tuckahoe area. John Robertson informed the design team of the history of the area previously known as Westham, local attractions such as Paradise Farm, and important historic figure William Washington Browne.

William Washington Browne (1849-1897).

Paradise Farm There are many historic attractions in the area, including Paradise Farm, a home originally built between 1826 and 1830 by William Bosher. Bosher built many well known homes in the Virginia area, including the Governor’s Mansion and other state office buildings. Paradise Farm is an example of Bosher’s work in the classic Virginia federalist farm house style, although the Georgian revival front porch was added in the 1850’s.

Aside from the porch addition, the farm has been left nearly untouched since the early 1800’s and has received the Henrico County award for historic preservation, being used as a model of preservation for the county ever since.

William Washington Browne An important figure of Henrico county’s history is William Washington Browne, an ex-slave from Georgia who went on to be a Methodist minister who founded institutions

Michael Watkins Architect, llc February 24, 2017

Paradise Farm.

Westham 1864.

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Context: Brief History of Henrico County 8

Third Church History Presentation Made During the Charrette on Wednesday, January 27

Description During the third day of the charrette, the design team also asked that a local church member provide the design team with information on how the church itself has grown in the community since it was first built in the area. Malachi Mills explained how the church has expanded by adding buildings to the existing structure in years past, as displayed in his maps shown to the right.

by Malachi Mills Part of designing for the future of a facility is founded in seeing how the facility was designed in the past. In the case of Third Church, the ministry building has expanded in bits and pieces throughout the years to accommodate a growing congregation, as seen by the sections continuously added to the building itself from 1958 to the present.

Third Church facilities added 2008.

Third Church facilities 1958.

Michael Watkins Architect, llc February 27, 2017

Third Church facilities 1968.

Third Church facilities 1987.

Third Church facilities 1993.

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Context: Brief History of Third Church 9

Rite Aid Third Church 1/4-Mile Radius, 5-Minute Walk

Tuckahoe Elementary School Tuckahoe Shopping Center

University of Richmond

1/4-Mile Radius, 5-Minute Walk 1/2-Mile Radius, 10-Minute Walk N 0

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A Tuckahoe Neighborhood Center Master Plan

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Context: Surrounding Context: 1"=600' 10

Rite Aid

Third Church

1/4-Mile Radius, 5-Minute Walk

Tuckahoe Elementary School Tuckahoe Shopping Center 1/4-Mile Radius, 5-Minute Walk 1/2-Mile Radius, 10-Minute Walk N 0

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A Tuckahoe Neighborhood Center Master Plan

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Context: Neighborhood: 1"=300' with Aerial Photo 11

Tuckahoe Study Area Third Church asked the design team to look beyond the scope of the church’s individual properties to the neighborhood that surrounds them in order to form a more developed insight on how to grow within the Tuckahoe area in a neighborly way. The design team chose to work within the boundary indicated in yellow because it includes only non-residential properties and the civic spaces. This includes the local elementary school, the Tuckahoe Shopping Center and Rite Aid, the Mobil Gas Station, office centers, and the church properties. In hindsight, the design team would have included all non-residential properties, as there are some office buildings not included in the study area (northwest of the Third Church Office and southwest of Ridge Road, across from the Tuckahoe Shopping Center). However, developers in the future should consider how nonresidential buildings outside the study area will function with those inside the proposal boundary.

Study Area Boundary 1/4-Mile Radius, 5-Minute Walk Third Church Property Line

N 0

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Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

60

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Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

60

120

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Context: Neighborhood Center: 1"=60' 14

1. Rite Aid Building

2. Rite Aid Building

4 2

3 1

3. Rite Aid Building

Michael Watkins Architect, llc February 24, 2017

4. View From Rite Aid Site

A Tuckahoe Neighborhood Center Master Plan

Context: Rite Aid Site Photos 15

1 3

4

1. Shopping Center Buildings and Parking

2. Pleasants Hardware Store

3. Alley Behind Shopping Center

4. Shopping Center Sidewalk

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

2

Context: Tuckahoe Shopping Center Site Photos 16

3

2 1

1. Andres Day Spa and Unique Gifts

2. Sculpture in front of Andes Day Spa and Unique Gifts

4

3. Mobil Gas Station

Michael Watkins Architect, llc February 24, 2017

4. Kuba Kuba Dos, Chinese Chef, and Richmond Kettleball Club Building

A Tuckahoe Neighborhood Center Master Plan

Context: Commercial Properties 17

1

2

1. Tuckahoe Elementary School

2. Tuckahoe Elementary School

3. Tuckahoe Elementary School Rear Entrance

4. Tuckahoe Elementary School Parking Lot

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

3

4

Context: School Site Photos 18

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Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

30

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Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

30

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4 1

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1. Front Entrance to Third Church

2. Church Office Building

3. Third Church Worship Space

4. Third Church Facing Silverspring Drive

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

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It must be em phasized that the general or approximate location, character, and extent of each feature on the map, must be implemented unless the Plan is amended. This is a major difference between the Land Use Plan’s legal status and the Major Thoroughfare Plan. The Land Use Plan is a guide. Sometimes zoning cases are approved in conflict with the Land Use Plan. This action does not require and amendment to the Land Use Plan.

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While the Code of Virginia permits counties to prepare “The Official Map,” the Major Thoroughfare Plan is not an Official Map. Henrico County does not have an Official Map. To accomplish an Official Map, streets which are shown on the map must have center lines which are fixed or determined in relation to known, fixed and permanent monuments by a physical survey or aerial photographic survey.

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Any proposed change to the general of approximate location, character, and extent of each feature shown shall not be implemented unless the Board approves an amendment. (Code of Virginia, Section 15.2 -2232)

A review of the Plan is required every five years. (Code of Virginia, Section 15.2 -2230)

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(Code of Virginia, Section 15.2 -2223)

To amend the Plan, notice of intention must be given, the same as for original adoption of the Plan.

(Code of Virginia, Section 15. 2-2204)

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8010 Ridge Road

Third Church

Topographical Analysis This analysis delineates the different altitudes in the Tuckahoe area with different colors. While the design team usually focused exclusively within the boundary of the study area, the view of the topographical analyis was expanded to look into drainage issues in the residential areas, which neighbors often mentioned.

Study Area Buildings 248-252' 244-248' 240-244' 236-240' 232-236' 228-232' 224-228' 220-224' 216-220' 212-216'

N

Mobil Gas Station Tuckahoe Shopping Center

Michael Watkins Architect, llc February 24, 2017

Forest Professional Building

Tuckahoe Elementary School

A Tuckahoe Neighborhood Center Master Plan

Drawn by: Lacey Wells

0

90

180

360

Context: Topography Analysis 23

Rite Aid Shopping Center

8010 Ridge Road

Third Church

Existing Grey Diagram In this analysis, three members of the charrette team outlined all the grey space currently existing in non-residential lots within the neighborhood.

Study Area Boundary Grey Space Buildings

Mobil Gas Station Tuckahoe Shopping Center

Michael Watkins Architect, llc February 24, 2017

Forest Professional Building

N

Tuckahoe Elementary School

Drawn by: McKenna Kritsch, Renato Lopez, and Creighton North

A Tuckahoe Neighborhood Center Master Plan

Context: Grey Diagram 24

Rite Aid Shopping Center

8010 Ridge Road

Third Church

Existing Green Diagram In this analysis, three members of the charrette team outlined all the green space currently existing in non-residential lots within the neighborhood.

Noticing a lack in green space in areas asides from the school green, the design team knew they wanted to enhance the green space, especially along street facing corridors.

Study Area Boundary Grey Space and Buildings Buildings Green Space

Mobil Gas Station Tuckahoe Shopping Center

Michael Watkins Architect, llc February 24, 2017

Forest Professional Building

Tuckahoe Elementary School

Drawn by: McKenna Kritsch, Renato Lopez, and Creighton North

A Tuckahoe Neighborhood Center Master Plan

N

Context: Green Diagram 25

Rite Aid Shopping Center

8010 Ridge Road

Third Church

Existing Sidewalk Diagram In this analysis, three members of the charrette team outlined all of the existing sidewalks in the neighborhood which shows how incomplete the network is. Improving the connectivity of this network in the near-term is included in the phasing of most of the properties.

Study Area Boundary Sidewalks Buildings

Mobil Gas Station Tuckahoe Shopping Center

Michael Watkins Architect, llc February 24, 2017

Forest Professional Building

N

Tuckahoe Elementary School

Drawn by: Ian Burns and Elise Elliot

A Tuckahoe Neighborhood Center Master Plan

Context: Sidewalk Diagram 26

Rite Aid Shopping Center

8010 Ridge Road

Third Church

Existing Parking Analysis In this analysis, three members of the charrette counted every legal striped parking space, both on the street and in parking lots, to confirm the total number of parking spaces available within the neighborhood center (), as seen below. These field notes remained within the study area, excluding residential properties.

HBA Office Rite Aid Shopping Center Richmond’s Parents Monthly Church Tuckahoe Shopping Center Gas Station Office School

54 77 30 261 183 3 50 84

Total

742 Study Area Parking Areas Existing Parking Spots Buildings

Mobil Gas Station Tuckahoe Shopping Center

Michael Watkins Architect, llc February 24, 2017

Forest Professional Building

Tuckahoe Elementary School

Drawn by: McKenna Kristch, Renato Lopez, and Creighton North

A Tuckahoe Neighborhood Center Master Plan

N

Context: Parking Analysis 27

Retail Map During the charrette, two members of the design team did an analysis of the names of businesses located within the study area and created a diagram to display the information.

6

3

4

Westham Office Park 1. Home Building Association 2. Rent in Richmond

Third Church Offices

5

Rite Aid Shopping Center 3. Rustique 4. Indigo Avenue 5. Rite Aid

Third Church

6. Richmond’s Parent Monthly 7. Richmond Kettle Ball Club 8. Chinese Chef 9. Kuba Kuba Tuckahoe Shopping Center 10. Cocoanut Jewelry 11. Bubba’s 12. Mary Lou & Co. 13. Nimble Thimble 14. Bernie’s Pizza 15. Impulse 16. Tuckahoe Cleaners 17. Pleasants Hardware 18. Angelo’s Pizzeria 19. 7-Eleven 20.Yesterday’s Change 21. Sweetest Stitch 22. Private Stock Wine and Market 23. Shore Dog 24. Backyard Grill 25. Zing Fit 26. Instyle Nails

2

1

16 13 14 15 12 11 10

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18

27 26 23 24 25 22 21 19 20

28

29

9 8 7

27. Andres Day Spa and Unique Gifts 28. Mobil Gas Station 29. Forest Professional Building

Study Area Boundary N 0

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

30

60

120

Context: Local Retail Map 28

100

Thursday 1/19/17

School Traffic Field Notes On Thursday morning of the charrette, two student members of the design team observed the traffic patterns created as school began to get a sense of the current conditions. Shown also is a diagram of the existing parking conditions behind the school.

90

80

Observations of Thursday Morning Traffic Patterns

70

Occasional back-up on Forest turning right onto Lindsay because of parent drop-off

60

Less than ten children walking to school (from Forest, North of Lindsay) 50

No crosswalk (children running across Forest) Bus stacking backed-up onto Forest

40

Traffic back-up heading South on Forest (turning left onto Lindsay)

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“Invisible� third lane developed on Lindsay Greater Northbound traffic

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Northbound on Forest Ave. Southbound on Forest Ave.

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Lindsay Drive onto Forest Ave. / Forest Ave. onto Lindsay Dr.

0 7:05-7:10 7:10-7:15 7:15-7:20 7:20-7:25 7:25-7:30 7:30-7:35 7:35-7:40 7:40-7:45 # of buses 1 bus 5 buses 3 buses

Time (morning) Existing parking conditions

Michael Watkins Architect, llc February 24, 2017

Drawn by: Cody Phalen

Existing traffic conditions

Prepared by: Ryan Faulkner and Christian Johnson

A Tuckahoe Neighborhood Center Master Plan

Context: Existing School Parking 29

Context................................ 02 Neighborhood Plan 25-Year Master Plan ������������������� 31 25-Year Plan Annotated ������������� 32 Illustration: 25-Yr. Master Plan ��� 33 Building Changes ���������������������� 34 A Lot Can Happen in 25 Years ��� 35 Neighborhood Ctr. Entrance ����� 37 Scale Comparisons ��������������������� 38 Proposed Grey Diagram ������������� 40 Proposed Green Diagram ����������� 41 Proposed Sidewalk Diagram ������� 42 Intermediate Steps ��������������������� 43 Illustration of Phase I ����������������� 44 Illustration of Phase II ���������������� 45

Church Plan ......................... 46 Thoroughfares ...................... 61 School ................................. 68 Commercial ......................... 74 Appendix ............................. 86

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

NeighborhoodPlan: Plan Neighborhood 30

Tuckahoe Neighborhood Center 25-Year Master Plan

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Neighborhood Plan: 25-Year Master Plan 31

Key Civic Office Mixed-use Multi-family

2 1

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3-Story mixed-use building

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3-Story mixed-use building and church offices

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Church green

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Third Church sanctuary

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Third Church facilities

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Neighborhood center entrance

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Traffic circle

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Multi-family

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Tuckahoe Shopping Center with residential or office above

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Restaurant

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Office Building

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Tuckahoe Elementary School

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N 0

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Tuckahoe Neighborhood Center 25-Year Master Plan with Annotations

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Neighborhood Plan: 25-Year Plan Annotated 32

Key 6

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3-Story mixed-use building

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3-Story mixed-use building and church offices

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Church office parking

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Church green

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Third Church

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Tuckahoe Elementary School

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Forest Professional Building

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Mobil Gas Station

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Tuckahoe Town Square

10 3-story mixed-use

9

11 Passage for outdoor dining and access to underground parking garage 12 Multi-family 13 Crosswalks

11 1

13

12

25-Year Master Plan

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Neighborhood Plan: Illustration: 25-Year Master Plan 33

Building Changes In the 25 year plan, there are some buildings that remain the same while others change or have building sections added on. These are further illustrated in the two Sketchup drawings created during the charrette by Andrew Witek.

Existing Proposed Civic Proposed Office Proposed Mixed-use Proposed Multi-family

Master Plan at approximate orientation of Sketchup drawings.

Michael Watkins Architect, llc February 24, 2017

Sketchup drawing of current buildings and pavement.

Drawn by: Andrew Witek

Sketchup drawing of proposed buildings and green spaces.

Drawn by: Andrew Witek

A Tuckahoe Neighborhood Center Master Plan

Neighborhood Plan: Building Changes 34

A Lot Can Happen In 25 Years At one point during the charrette, a member of the audience said “You all move buildings around like furniture.” But, a lot can happen in 25 years. Change is inevitable, and can often happen for the better. 25 years ago, as we checked out VCR tapes from Blockbuster, it would have been inconceivable that we could watch shows anytime from any device through the power of Netflix, or even on our iPhone, as we do today. 25 years ago, a whole team of students from Judson who helped us prepare this master plan.

This master plan includes proposals for both the short and the long term – for the next generation.

25 years ago, these things existed...

Walkman, watermelon with seeds, floppy disks, pager, Blockbuster Video, cassette tapes.

Michael Watkins Architect, llc February 24, 2017

25 years ago, these things didn’t...

Students from Judson University, the Washington Nationals, iPhone, seedless watermelon, Netflix.

A Tuckahoe Neighborhood Center Master Plan

Neighborhood Plan: A Lot Can Happen in 25 Years 35

Willow Lawn It is not just things and people that change over time. Places change too.

A major example exists less than 5 miles away from the Tuckahoe area at Willow Lawn in Richmond, where the shopping center was entirely torn down and transformed from an indoor mall to a proper shopping center with outdoor play space and unique building styles that make Willow Lawn stand out from the larger surrounding neighborhood.

Willow Lawn Circa 1956

Willow Lawn 1996

Michael Watkins Architect, llc February 24, 2017

Willow Lawn 2014

A Tuckahoe Neighborhood Center Master Plan

Neighborhood Plan: A Lot Can Happen in 25 Years 36

Neighborhood Entrance In addition to clear centers, clear edges have the ability to define a neighborhood and reinforce its unique character. Currently, when someone enters the Tuckahoe area from Forest Avenue they move from residential properties to the Tuckahoe Elementary School, Third Church, and the commercial core. However, there is nothing to announce this arrival into the neighborhood center.

Downtown Lafayette, Louisiana.

Short North, Columbus, Ohio.

There is an opportunity to clearly mark this transition. Consider these examples from Downtown Lafayette, Louisiana, the Short North District in Columbus, Ohio, or much closer to home, the entrance to Windsor Farm. A gateway structure such as the one shown would serve as free advertising for local events such as the Spring Fling as well as provide a nod to the local history.

Tuckahoe is a Native American term used to refer to edible root vegetables, such as beets and carrots. This entrance, located near a proposed community garden, would extend the symbolism by helping people grow roots in this flourishing community.

The physical design was also inspired by the origins of the neighborhood’s namesake. The roots at the bottom could have a classic appearance in stone work, such as those plants on the entrance piers to Windsor Farm.

Proposed Neighborhood Entrance Section

Designed by: Cody Phalen

Windsor Farm, Henrico,Virginia.

Neighborhood Center Entrance: 5-Year

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Neighborhood Plan: Neighborhood Center Entrance 37

Scale Comparison Conditions One of the main goals in developing a lively, walkable community is to expand on the existing pedestrian corridors. Currently, there is little green space lining the sidewalks and an excess of pavement. Compare the amount of pavement between the existing and proposed. The new master plan expands on the green zones along Forest Avenue and North Ridge Road.

Existing Grey Diagram

Existing Green Diagram

Proposed Grey Diagram

Proposed Green Diagram

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Neighborhood Plan: Scale Comparisons 38

Scale Comparison Conditions The existing sidewalk network is disjointed and makes for a less pedestrian-friendly area. The new master plan maintains a consistent sidewalk and crosswalk network, which will allow residents and community members to stroll throughout the neighborhood center with ease.

Existing Sidewalks “Network” Diagram

Proposed Sidewalks “Network” Diagram

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Neighborhood Plan: Scale Comparisons 39

Proposed Grey Diagram In this analysis, the grey diagram from page 24 has been updated over the master plan, exhibiting how much less open asphalt or “grey area� there is.

Study Area Boundary Grey Space Buildings

Existing Grey Diagram

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Neighborhood Plan: Proposed Grey Diagram 40

Proposed Green Diagram In this analysis, the green diagram from page 25 has been updated over the master plan, exhibiting how much more green space there is.

Study Area Boundary Grey Space Green Space Buildings

Existing Green Diagram

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Neighborhood Plan: Proposed Green Diagram 41

Proposed Sidewalks Diagram In this analysis, the sidewalk diagram from page 26 has been updated over the master plan, showing the increased number of sidewalks.

Study Area Boundary Sidewalks Buildings

Existing Sidewalks Diagram

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Neighborhood Plan: Proposed Sidewalk Diagram 42

Intermediate Steps If each of the major property owners were to simultaneously phase work on their properties, the phases might progress as shown. It is much more likely (and expected) the evolution of the neighborhood center will not be this straightforward.

Proposed Phase I Church: community garden, expand playground, replace parking lot and driveway with active green at the corner.

County: paint on-street parking lanes and crosswalks.

Commercial: Plant trees around parking lots, add green and pavilion to parking lot, add crosswalk to stores from corner.

Phase I

Phase II Proposed Phase II Church: build church green, enlarge sanctuary, build parking deck.

County: plant street trees, add sidewalks and street lights .

School: build bus drive and green.

Commercial: replace half of onestory shopping center with 2- or 3-story mixed-use building.

Proposed Phase III Church: replace office building on corner with new building and plaza.

School: reconfigure parent dropoff and parking lot.

Proposed Phase IV School: build school wings.

Commercial: complete construction of mixed-use buildings on other half of site, replace Rite Aid center with mixed-use buildings.

Phase III

Michael Watkins Architect, llc February 24, 2017

Phase IV

A Tuckahoe Neighborhood Center Master Plan

Neighborhood Plan: Intermediate Steps 43

Key 6

5

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2

9 10

1

Existing Rite Aid

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Existing Third Church office building

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Church Parking Lot

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Church green

5

Third Church

6

Tuckahoe Elementary School

7

Forest Professional Building

8

Existing Mobil Gas Station

9

Tuckahoe Town Square

10 Existing Tuckahoe Shopping Center 11 Crosswalks Proposed Phase I

11

Church: community garden, expand playground, replace parking lot and driveway with active green at the corner County: paint on-street parking lanes and crosswalks Commercial: Plant trees around parking lots, add green and pavilion to parking lot, add crosswalk to stores from corner

1

Phase I

Michael Watkins Architect, llc February 27, 2017

A Tuckahoe Neighborhood Center Master Plan

Neighborhood Plan: Illustration of Phase I 44

Key 6

5

7

1

Existing Rite Aid

2

Existing Church office building

3

Church Office parking

4

Church green

5

Third Church

6

Tuckahoe Elementary School

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Forest Professional Building

8

Existing Mobil Gas Station

9

Tuckahoe Town Square

8 4

10

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2

10 3-story mixed-use

9

11 Passage access to alley 12 Existing Tuckahoe Shopping Center, southern half

11

13

12

13 Crosswalks Proposed Phase II Church: build church green, enlarge sanctuary, build parking deck and perimeter building County: plant street trees, add sidewalks and street lights School: green

build bus drive and

Commercial: replace half of one-story shopping center with 2- or 3-story mixed-use building

1

Phase II

Michael Watkins Architect, llc February 27, 2017

A Tuckahoe Neighborhood Center Master Plan

Neighborhood Plan: Illustration of Phase II 45

Context................................ 02 Neighborhood Plan............... 30 Church Property 25-Year Plan of Church Property ��47 Annotated �������������������������������48 Civic Space Scale Comparison ������49 Church Green Plans ���������������������50 Illustrations of Church Green ��������52 Church Building Plans ������������������53 Church Building Elevations ����������54 Community Garden Plans �������������55 Crosswalk Precedents ��������������������57 Church Office Garden Plan ����������58 Church Office Garden Plan ����������59

Thoroughfares ...................... 61 School ................................. 68 Commercial ......................... 74 Appendix ............................. 86

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

ChurchProperty: Property Church 46

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Church Property: 25-Year Plan of Church Property 47

Key 7 1 Garden plaza in front of office 2 Mixed-use 3 Church green 6

4 Church green pavilion

9

5 Plaza with flush curb, pavers 10

6 Parking lot 7 Saved Crepe Myrtles

3

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8

8

8 Side additions to sanctuary

12

9 Playground 10 Additions to church building 1

2

4

11

13

10

11 Community garden with seating, drinking fountain, gazing ball and a firepit.

12 Parking Lot 13 Drive aisle to parking lot (under church addition)

N 0

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

45

90

180

Church Property: 25-Year Plan of Church Property, Annotated 48

Civic Space Scale Comparison In these scale comparisons, the proposed Church Street Green is shown at the same scale as the John’s Church Cemetery so they can be compared.

1. Proposed Church Street Green

Michael Watkins Architect, llc February 24, 2017

1

Proposed Church Green is 240 feet x 200 feet.

2

St. John’s Church Cemetery in Richmond is 390 feet x 420 feet.

2. St. John’s Church Cemetery

A Tuckahoe Neighborhood Center Master Plan

Church Property: Civic Space Scale Comparison 49

Church Green Plans

Proposal 1

Michael Watkins Architect, llc February 24, 2017

Designed by: Vana Chupp

Proposal 2

Designed by: Tyler Wade

Proposal 3

Designed by: Tyler Wade

Proposal 4

Designed by: Tyler Wade

A Tuckahoe Neighborhood Center Master Plan

Shown here are some examples of detail drawings of what the Church green might look like. It includes a pavilion, which can be used for formal gatherings organized by the church and informal gatherings of neighbors or children waiting for the bus. The green should include some portion of lawn which could host activities such as movies on the lawn, a community garden, charging stations, outdoor concerts, a nativity scene and farmer’s markets. Building the green on the church’s property can be an asset to the church as a source of income for pavilion rental, but more importantly, it provides a place for neighbors to gather that is directly adjacent to the church and promotes interaction between Third Church members and neighbors using the green.

Above is an image of the Piazza del Campo in Siena, Tuscany. This piazza is a gathering place for the people of Siena’s nine neighborhoods, with each pie-shaped section of pavement representing one neighborhood. The church green should be a similar place for the gathering of the Church’s Tuckahoe neighbors and Third Church’s sister churches in the Richmond area.

Church Property: Church Green Plans 50

Church Green Alternate Plan The first scheme for a gathering area that was proposed at the charrette was to transform a portion of Silverspring Drive into a plaza and limit vehicular access across it during church events.

Limiting access on Silverspring Drive would also greatly reduce the use of the road by church goers during those times. This proposal also replaced a portion of the parking lot along Silverspring Drive with two houses to better face the existing houses across the street.

However, the community members mentioned during a meeting that they had fond memories of using the parking lot to learn to roller skate, hit tennis balls against the church and other activities, and would actually prefer that it remain a parking lot. The final master plan was changed to incorporate the requests of the residents and keep the parking lot as it is.

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Church Property: Church Green Plans 51

Church Green Pavilion Shown here are some illustrations of the proposed pavilion in the church green. The structure will likely be open air and could host a farmer’s market, neighbor gatherings and church functions. At Christmas time, it could be the setting for a nativity scene.

Hall of Philosophy, Chatauqua, NY

Shown also are some examples of pavilions that describe the proposed character of the church green pavilion.

The Hall of Philosophy in Chatauqua and the pavilion in Habersham, South Carolina are examples of an open air pavilions that are often used for formal gatherings such as weddings and parties, but are also informally used as sitting and picnic places.

Habersham, Beaufort, SC

Drawn by: JJ Zanetta

Church Green Plan

Proposed Church Green

Michael Watkins Architect, llc February 24, 2017

Drawn by: Dr. Christopher Miller

A Tuckahoe Neighborhood Center Master Plan

Church Property: Illustrations of Church Green 52

Ground Floor Plan

Second Floor Balcony

Designed by: Andrew Moore

188 additional seats = 568 total seats Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Church Property: Church Building Plans, One Proposal 53

Forest Avenue Elevation

Michael Watkins Architect, llc February 24, 2017

Silverspring Drive Elevation

A Tuckahoe Neighborhood Center Master Plan

Building Section

Designed by: Andrew Moore

Church Property: Church Building Elevations, One Proposal 54

Community Garden Many of the members wrote on the idea board that they would like to have a community garden in the Tuckahoe area. Shown is one proposal for a garden in the front yard of the church. In this location, the garden would activate the life of the street by bringing people to the space. The garden could include a tool shed, a fire pit, picnic tables, benches, a gazing ball and a drinking fountain. Vegetation planted here will more than likely have to be shade tolerant, as this scheme saves some existing trees in the yard. The community garden should facilitate the hosting of gardening clubs and use by Westminster Academy co-op, the local gardening club and Tuckahoe Elementary School children and teachers.

1

See the following page for images that describe the character of this space.

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Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

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Church Property: Community Garden Plans 55

1. Water fountain

3. Picnic tables and bistro lights

5. Benches

6. Fire pit with Adirondack chairs

8. Raised planting beds

7. Gazing ball

8. Raised planting beds

4. Picnic Tables

2. Garden shed

Michael Watkins Architect, llc February 24, 2017

4. Picnic tables that convert to benches

A Tuckahoe Neighborhood Center Master Plan

Church Property: Community Garden Plans 56

pedestrians safely across the street.

In most cases, marked crosswalks are best used in combination with other treatments (e.g., curb extensions, raised crossing islands, traffic signals, roadway narrowing, enhanced overhead lighting, traffic calming measures). Marked crosswalks should be one option in a progression of design treatments. If one treatment does not accomplish the task adequately, then move on to the next one. Failure of one particular treatment is not a license to give up and do nothing. In all cases, the final design must accomplish the goal of getting pedestrians across the road safely.

Each property that currently receives se need to be “rewired” to accept service f This is a cost that would not be burden owner. The current cost estimate is $15,0 Crosswalks electrical service. The other communicati PedestriansAll these estimated should be given at costs would, of cour least equal to increase. consideration to cars when designing a street and in more mixed-use, walkable neighborhoods, greater consideration.

Planners Areeven these estimates reasonable? and engineers have a professional responsibility to plan, design, and install safe and conveAt DDOT oversight hearings at the nient sidewalks and crosswalks.

time, residents and council staff

Thefound patterncomparable of the crosswalk should be clearly cost estimates defined. The most clear, especially on black from other jurisdictions that asphalt, is the “Continental” pattern, which wereparallel putting lines underground. has wide stripes.

Scenic America said that burying

Vinyl striping is often more affective than the wires costs $500,000 to $3 white paint it because it is opaque and does per mile. not million fade, it wears well,Since and itthe is aproject reflective covered mile ofinstreet, surface, whichone is activated the darkthat with means headlights, the estimate differ by visa automobile making it more ible factor than paint. of 20 to 120.

Providing proper crosswalks can help prevent situations like shown above, a photo taken in Tuckahoe.

This page shows a variety of crosswalk patInformation terns, with the standard from design at thean top.

Below, are some creative crosswalk patterns undergrounding project in San that Francisco might be considered for occasional put the cost to move use. a Still more could be developed that might be property’s connection at $1,500 fun for school children crossing the street or to on $2,000 property, parents their wayper to pick them up -not foot$15,000. prints in the pattern of the dance steps for a Waltz, for example. There are a number of designs that include advertising should you wish to find sponsors to pay for them.

Flashing overhead crosswalk indicators in Burnaby, British Columbia, Canada.

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

An alternative solution could be to use cross- A tree sp ing flags, which are especially useful with children in teaching safe crosswalk practices.

Church Property: Crosswalk Precedents 57

Church Office Building Gardens Shown here are some examples of how a garden plaza might look in front of the existing church office building at the corner of Forest Avenue and Ridge Road. The ultimate goal for this space is to pull the building up to the street (see the 25 year plan, page 32), but in the short-term, a solution could be something as shown here and illustrated below.

Early Proposal

Designed by: Shannon Dowling

Rid

ge R

oad

The Existing Condition

This space should be extremely active, as its role is to liven up the corner Forest and Ridge. Therefore, the more activities, the better. The garden plaza may include such things as areas to eat lunch with picnic tables and benches, lawn games, bistro lights, food truck parking, fountains and landscaping which will enable the hosting of activities such as graduation parties, local office lunch breaks and a weekly international food truck night. See page 60 for some details of the potential character of this space.

Forest Avenue Early Proposal

Michael Watkins Architect, llc February 24, 2017

Designed by: Shannon Dowling

Additional Proposal

A Tuckahoe Neighborhood Center Master Plan

Church Property: Church Office Garden Plan 58

Church Office Garden Plan Shown to the left is an annotated version of a proposal for the space in front of the church office. It is an intermediate scheme that is intended to be completed within a few years; some elements may even be complete within a year, such as the bistro lights, picnic tables, lawn and spaces for food trucks.

This scheme does rely, however, on the tear-down of the large hedge that is currently in place along both streets.

This proposal includes a fountain on the corner of Ridge Road and Forest Avenue that is in the same location as the fountain in the 25-year master plan.

There is no net loss of parking spaces, but with parallel parking added along Forest and Ridge, the site would gain 13 spaces. The game lawn shown in this scheme (note 3) can be used for one of the specified games shown on the next page or any other lawn game suggested by community or church members. The important part is that the game lawn activates the space along Ridge Road, allowing passers by to use the space as well as people to rent the equipment for formal use of it. The more often the space is occupied by people, the better.

Third Church Office

1

See the following page for some details of the potential character of this space.

Pavilion

N

2

3

Michael Watkins Architect, llc February 24, 2017

4

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9

A Tuckahoe Neighborhood Center Master Plan

0

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Church Property: Church Office Garden Plan 59

1. Hedge with fence behind for easy trimming

2. Fountain on the corner of the plaza

7. Picnic tables that convert to benches

4. Bistro lights

3. Lawn games (concrete ping-pong table, croquet, putting green, cornhole, bocce, etc.)

Michael Watkins Architect, llc February 24, 2017

5. Permeable concrete pavers

8. Lion sculptures

6. Street lights

A Tuckahoe Neighborhood Center Master Plan

9. Occasional food trucks

Church Property: Church Office Garden Plan 60

Context................................ 02 Neighborhood Plan............... 30 Church Plan ......................... 46 Thoroughfares Forest Ave ���������������������������������� 62 Silverspring Dr & Lakewood Dr. 64 Ridge Rd ���������������������������������� 65 Proposed Traffic Circle ��������������� 66

School ................................. 68 Commercial ......................... 74 Appendix ............................. 86

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Thoroughfares Thoroughfares: 61

2

Lak ew oo d

Dr .

1

Forest Ave.

Lindsay Dr.

eR d.

Rid g

Silverspring Dr.

Forest Avenue Thoroughfare Type AD Access Drive BL Bike Lane CA Commercial Alley CS Commercial Street MT Multi-Purpose Trail PS Passage PT Path RA Rear Alley RL Rear Lane ST Street YR Yield Road YS Yield Street 74' ST-74-55

1

Forest Avenue Existing at Ridge Road Street T5 74' ROW 55' Pavement Free 35 mph Two Way Traffic None Varies Curb & Gutter 2' lawn 5' Concrete

1

74'

78'

ST-74-46

ST-78-50

Forest Avenue Proposed at Ridge Road Street T5 74' ROW 46' Pavement Free 25 mph Two Way Traffic Parallel, both sides 15' Curb Radius Curb & Gutter 5' tree grates, none 15' concrete, 8' concrete

2

Forest Avenue Existing at School

Street T5 78' ROW 64' Pavement Free 35 mph (25 mph during school hours) Two Way Traffic None Varies Curb & Gutter None 5' Concrete

67' ST-67-36

2

Forest Avenue Proposed at School

Street T5 67' ROW 36' Pavement Free 25 mph (15 mph during school hours) Two-Way Traffic Parallel 12' Curb & Gutter 8.5', 7.5' Tree Lawn 10', 5.5' Concrete

Right-of-Way Pavement Width XX-##-## Thoroughfare Name Section Location Thoroughfare Type Transect Zone Right-of-way or Easement Width Pavement Width Movement Posted/Designed Speed Traffic Lanes Parking Lanes Curb Radius Curb Type Planter Type (incl. 6'' curb width, if any) Walkway Type Prepared by: Ryan Faulkner & Christian Johnson

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Thoroughfares: Forest Avenue 62

Forest Ave.

Spottswood Rd.

2

3

Lindsay Dr.

eR d.

Rid g

Silverspring Dr.

Forest Avenue

3

2

2

11’

Forest Avenue North of Lindsey, Existing

Forest Avenue South of Lindsey, Existing

Forest Avenue South of Lindsey, Proposed

Michael Watkins Architect, llc February 24, 2017

3

Forest Avenue (just north of Spottswood Road) is a wooded shoulder & ditch road section which provides a sense of enclosure before arriving in the neighborhood. No changes proposed to this section.

2

Forest Avenue, just past Lindsay Drive, widens to more than twice the necessary width for it’s posted speed limit, accommodating lanes of 26.5 and 22.5 feet and a bus lane, but no sidewalks.

In comparison, consider an interstate highway lane, which accommodates vehicles traveling at 70 miles-per-hour and is 12 feet wide.

11’ 22’

15’

22.5’

26.5’ 64’

10’

7’

7’

2

11’

11’ 64’

7’

5.5’

A proposal for Forest Avenue, in the same location, narrowing the lanes to 11 feet and adding parallel parking, street trees and a proper sidewalk. The existing crown remains in this proposal.

7’ Drawn by: Ryan Faulkner and Christian Johnson

A Tuckahoe Neighborhood Center Master Plan

Thoroughfares: Forest Avenue 63

Rd. Rid La ge ke Rd wo . od Dr .

Ri dg e

Rd .

town

Silverspring Dr.

5

4

Forest Ave.

Lindsay Dr.

Zion

Silverspring Dr. & Lakewood Dr. Thoroughfare Type AD Access Drive BL Bike Lane CA Commercial Alley CS Commercial Street MT Multi-Purpose Trail PS Passage PT Path RA Rear Alley RL Rear Lane ST Street YR Yield Road YS Yield Street 43'

43' ST-43-36

4

Silverspring Drive Existing Street T4 43' ROW 36' Pavement Free 25 mph Two Way Traffic Parallel Varies Curb & Gutter None None

Michael Watkins Architect, llc February 24, 2017

51'

ST-43-36

4

ST-51-28

Silverspring Drive Proposed Street T5 43' ROW 36' Pavement Free 25 mph Two Way Traffic Parallel 12' Curb Radius Curb & Gutter None Adjacent plaza, adjacent sidewalk

5

Lakewood Drive Extended Street T5 51' ROW 28' Pavement Free 25 mph One Way Traffic None 12' Curb Radius Curb & Gutter 5' Tree Lawn 10', 8' Concrete

A Tuckahoe Neighborhood Center Master Plan

Right-of-Way Pavement Width XX-##-## Thoroughfare Name Section Location Thoroughfare Type Transect Zone Right-of-way or Easement Width Pavement Width Movement Posted/Designed Speed Traffic Lanes Parking Lanes Curb Radius Curb Type Planter Type (incl. 6'' curb width, if any) Walkway Type

Thoroughfares: Silverspring Drive & Lakewood Drive 64

r.

Lak ew ood D

Ri dg e

Rd .

6 7

Silverspring Dr.

Forest Ave.

Lindsay Dr.

Rd.

eR d.

town

Rid g

Zion

Ridge Road Thoroughfare Type AD Access Drive BL Bike Lane CA Commercial Alley CS Commercial Street MT Multi-Purpose Trail PS Passage PT Path RA Rear Alley RL Rear Lane ST Street YR Yield Road YS Yield Street

6

66'

66'

80'

80'

ST-66-52

ST-66-46

ST-80-66

ST-80-46

Ridge Road Existing at Pharmacy Street T5 66' ROW 52' Pavement Free 35 mph Two Way Traffic None Varies Curb & Gutter None None

6

Ridge Road Proposed at Pharmacy Street T5 66' ROW 46' Pavement Free 25 mph Two Way Traffic Parallel both side 15' Curb Radius Curb & Gutter 5' tree grates 5' concrete

7

Ridge Road Existing at Forest Ave Street T5 80' ROW 66' Pavement Free 35 mph Two Way Traffic None N/A Curb & Gutter N/A None

7

Ridge Road Proposed at Forest Ave Street T5 80' ROW 46' Pavement Free 35 mph Traffic Parallel N/A Curb & Gutter 7' Tree Lawn 10' Concrete

Right-of-Way Pavement Width XX-##-## Thoroughfare Name Section Location Thoroughfare Type Transect Zone Right-of-way or Easement Width Pavement Width Movement Posted/Designed Speed Traffic Lanes Parking Lanes Curb Radius Curb Type Planter Type (incl. 6'' curb width, if any) Walkway Type Prepared by: Ryan Faulkner & Christian Johnson

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Thoroughfares: Ridge Road 65

eR d.

Lak ew ood D

Rd .

Ri dg e

r.

Forest Ave.

8

Lindsay Dr.

Rid g

Ziontown Rd.

Proposed Traffic Circle

Thoroughfare Type AD Access Drive BL Bike Lane CA Commercial Alley CS Commercial Street MT Multi-Purpose Trail PS Passage PT Path RA Rear Alley RL Rear Lane ST Street YR Yield Road YS Yield Street Right-of-Way Width

74' ST-92-74

8

Ridge Road Existing at Crest Road Street T3 92’ ROW 74' Pavement Free 35 mph Two Way Traffic None N/A Curb & Gutter 2' Lawn Concrete

8

Pavement Width

ST-74-36

XX-##-##

Ridge Road Proposed at Pharmacy

Thoroughfare Name Section Location

Street T3 74' ROW 36' Pavement Free 25 mph Two Way Traffic Parallel both sides 15' Curb Radius Curb & Gutter 10' tree lawn 9' concrete

Thoroughfare Type Transect Zone Right-of-way or Easement Width Pavement Width Movement Posted/Designed Speed Traffic Lanes Parking Lanes Curb Radius Curb Type Planter Type (includes 6'' curb width if any) Walkway Type

Drawn by: Ryan Faulkner & Christian Johnson

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Thoroughfares: Proposed Traffic Circle 66

Existing condition

Michael Watkins Architect, llc February 24, 2017

Lindsay Dr.

Forest Ave.

Proposed Traffic Circle

Crest Road

Holmes Avenue

Rid g

eR d.

Holmes Avenue

Crest Road

Ri dg

eR d.

Forest Avenue

Forest Avenue

8

The proposed traffic circle on Ridge Road between Crest Road and Holmes Avenue, will serve as an entrance into the neighborhood center. At the same time, it will remove the dangerous left turns at the misaligned Crest Road and Holmes Avenue. It will also slow the traffic as it enters the more mixed-use pedestrian friendly center of the neighborhood. The use of the circle as an introduction to the neighborhood center could be even more significant if it had a monument, perhaps memorializing some aspect of the area’s history in the center of the ellipse.

Shown here is the minimum required (by ASHTO) size of a traffic circle, however, to accomplish this circle, it may be necessary to acquire some of the adjacent property. Admittedly, some private property would be required to make this possible. These areas are outlined in red.

Proposed traffic circle

A Tuckahoe Neighborhood Center Master Plan

Thoroughfares: Proposed Traffic Circle 67

Context................................ 02 Neighborhood Plan............... 30 Church Plan ......................... 46 Thoroughfares ...................... 61 School Site School Site Plan ������������������������� 69 School Site Plan, Annotated ������� 70 School Parking Lot Proposal ������ 71 Detail Plan of School Court ������� 72 Illustration: School Court ����������� 73

Commercial ......................... 74 Appendix ............................. 86

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

SchoolProperty: Property School 68

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

School Property: School Site Plan 69

Key 1 Addition to school building 2 Brick drive with flush curb (closed to all traffic except busses) 3 School Green 1

3

4 Parking lot

1

5 Parent drop off circulation

2

6 Parking lot 4

5

6

N 0

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

45

90

180

School Property: School Site Plan, Annotated 70

Parking Proposal

1 21 Spaces

In the 25-year plan, an addition to the school is proposed on the north side of the existing building. This addition will require the relocation of the existing teacher parking lot. Shown is a scheme for moving this parking lot as well as an alternate layout for the second lot and a new drop-off lane. The drop-off lane follow a portion of the existing loop to maximize use of existing pavement. The proposal provides as many parking spaces as the existing parking lots.

2 21 Spaces

4 Spaces

1 Addition to school building 2 Teacher parking lot 3 Proposed drop-off lane, two lanes 4 Second parking lot 3

4

50 Spaces

46 Spaces

Existing parking lot and drop-off lane

Michael Watkins Architect, llc February 24, 2017

Proposed parking lot and drop-off lane

A Tuckahoe Neighborhood Center Master Plan

Drawn by: Cody Phalen

Charrette sketch of alternative parking and drop-off plan, drawn by Cody Phalen.

School Property: School Parking Lot Proposal 71

Detail Plan of School Court A concern shared by the school during a pre-charrette meeting in December was the limited amount of bus stacking available. This causes traffic issues along Ridge Road and Forest Avenue. A solution that could make the neighborhood more beautiful and create a safer environment for students by dropping them off closer to the school building would be to create a bus loop, as shown, around a large square. This location of the square and surrounding bus lane maintains the beautiful existing trees on the school lawn and allows 10 buses to stack in the loop at the same time.

If the bus loop is made of a material other than asphalt, such as brick pavers, it will make the space look less like a street or parking lot and more like a wide sidewalk (on which busses drive twice per day).

N 0

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

15

30

60

School Property: Detail Plan of School Court 72

Key 1 Addition to school building 2 Brick drive with flush curb (closed to all traffic except buses) 3 School Green

1

2

3

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

School Property: Illustration: School Court 73

Context................................ 02 Neighborhood Plan............... 30 Church Plan ......................... 46 Thoroughfares ...................... 61 School ................................. 68 Commercial Property Existing Retail Center ��������������� 75 Scale Comparison ���������������� 76 Commercial Site Plan ���������������� 77 Annotated ���������������������������� 78 Civic Space Scale Comparison ��� 79 Proposed Parking Lot ���������������� 80 Proposed Parking Lot Phase III �� 81 Illustration: Phase I ��������������������� 82 Illustration: Phase II ������������������� 83 Illustration: Phase III ������������������ 84 Retail Center Proposal ��������������� 85

Appendix ............................. 86

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

CommercialProperties: Properties Commercial 74

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Commercial Properties: Existing Retail Center 75

Scale Comparison Libbie and Grove, a charming retail center often referenced by residents and community members of the Tuckahoe area, is a local example of a retail center similar to that which neighbors desire having near them. When the Libbie and Grove area is compared to Forest Ave in the same scale (left) it becomes apparent the amount of space available to create a desirable retail center.

Libbie and Grove retail center site at the intersection of Libbie Avenue and Grove Avenue Richmond,Virginia.

Libbie and Grove retail center overlaid on top of Tuckahoe Shopping Center to compare scale.

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan Commercial Properties: Scale Comparison of Existing Retail Center 76

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Commercial Properties: Commercial Site Plan 77

Key

2

1

1

4

1

3

8

1

3-story mixed-use building

2

Mixed-use parking lot

3

Church office building

4

Church office parking

5

Proposed traffic circle

6

Multi-family housing

7

Multi-family housing parking

8

Tuckahoe Town Square

9

3-story mixed-use building

10 Restaurant 10

9 7 6

5

N 0

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

45

90

180

Commercial Properties: Commercial Site Plan, Annotated 78

Civic Space Scale Comparison

1. Proposed Tuckahoe Town Square

Michael Watkins Architect, llc February 24, 2017

1

Proposed Tuckahoe Town Square is 330 feet x 180 feet.

2

Meadow Park in Richmond is 400 feet x 215 feet.

2. Meadow Park

A Tuckahoe Neighborhood Center Master Plan

Commercial Properties: Civic Space Scale Comparison 79

Parking Lot Phasing Shown is a phased progression of how the Tuckahoe Town Square could come to be. It is possible that within a few months, the outline of the square could be painted in and the parking moved to create usable space (not shown). Using paint, cones and lawn furniture, the area could be tested for usability, hosting farmer’s markets and food trucks on occasion. Following would be phase I permanent development, which places pavers, grass and a fountain in the square and plants street trees. Phase II shows the street trees growing up and Phase III shows the completed construction of the pavilion at the far end of the square.

Existing Condition

Phase I

Phase II

Phase III

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Commercial Properties: Proposed Parking Lot Comparison 80

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Commercial Properties: Proposed Parking Lot Phase III 81

Phase I 1

Crosswalks

2

Tuckahoe town square

3

Pavilion

4

Street trees and sidewalks

Some possible changes that can be made in the first phase of development, as illustrated to the left, would be to...

Plant trees around parking lots Add green and pavilion to parking lot

1

Add crosswalk to stores from corner 2 3

4

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Commercial Properties: Illustration: Phase I 82

Phase II 2-story parking garage

2

Crosswalks

3

Tuckahoe Town Square

4

Pavilion

5

3-story mixed-use

6

Passage access to alley

Recommended changes that can be made in the second phase of development,as illustrated to the left, would be to...

5 1

1

2

Replace half of one-story shopping center with 2- or 3-story mixed-use building Church construct 2-story parking structure by offices in current parking lot space

3 4

6

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Commercial Properties: Illustration: Phase II 83

Phase III

7 2

4

1

3-story mixed-use building

2

3-story mixed-use building and church offices

3

Church office parking

4

Crosswalks

5

Tuckahoe Town Square

6

Pavilion

7

3-story mixed-use

8

Passage for outdoor dining and access to underground parking garage

9

Multi-family housing

3 5

Some final changes that to be made in the fourth phase of development,as illustrated to the left, would be to...

6

Complete construction of mixeduse buildings on other half of site Replace Rite Aid center with mixed-use buildings

8 1

9

Replace existing Third Church Offices with 2-story mixed-use building

1

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Commercial Properties: Illustration: Phase III 84

Libbie and Grove With the knowledge that Libbie and Grove is a well-liked retail center in the area, the design team knew they wanted to emulate some of it’s elements in the proposal for a future retail center.

At right are some examples of retail facades designed by Judson students from the charrette.

Retail Precedent at Libbie and Grove in Richmond,Virginia

Existing Tuckahoe Retail Center

Michael Watkins Architect, llc February 24, 2017

Pleasants Hardware Existing

Pleasants Hardware Proposed

Mobil Gas Station Existing

Gas Station Proposed 1

Gas Station Proposed 2

Gas Station Proposed 3

A Tuckahoe Neighborhood Center Master Plan

Pleasants Hardware Proposal Designed by: Kay Havlicek Mobil Gas Station Proposal Designed by: Ajay Ninan

Commercial Properties: Retail Center Proposal 85

Context................................ 02 Neighborhood Plan............... 30 Church Plan ......................... 46 Thoroughfares ...................... 61 School ................................. 68 Commercial ......................... 74 Appendix Executive Summary ������������������� 87 Third Church Article ����������������� 88 New York Times Article ������������� 89 Previous Proposal ����������������������� 91 Other Existing Thoroughfares ���� 92 Charrette Participants ���������������� 94

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Appendix Appendix: 86

Executive Summary The purpose of the design effort lies in the intent of the church to be a better neighbor and to better the neighborhood. As they explore opportunities to expand their facilities, they want to do so in a manner that enables the community around them to flourish.

The Third Church design charrette was held January 18-21, 2017. The charrette was led

by Michael Watkins Architect, LLC and with significant contributions from Judson University, Waldon Studios, BCWH Studios, Glave & Holmes and a number of individuals. The charrette consisted of several topical meetings held simultaneously with dynamic design work.

In addition to the meetings, an effective feature of this charrette was the idea wall, where an attendee could write his or her idea on a sticky note and place it on the wall. The design team was constantly checking the wall for ideas and embedding them in the master plan. This allowed members of the community to have a voice that directly influenced the plan even if they didn’t want to speak up during a meeting or presentation.

The design team prepared a long-term vision for the neighborhood and a series of intermediate steps that each major property owner could take to realize the vision. It is worth noting that at no point are these designs binding on anyone. Rather, they are suggestions intended to improve the quality of life of the people living, working, shopping and worshipping in Tuckahoe. This approach manifested itself in a 25-year plan which proposes significant changes to the neighborhood: moving buildings, adding streets, repurposing county rights-of-way, etc. During the charrette, one neighbor described the designers of the long-term plan as “moving buildings about as if they were furniture.”

Daniel Burnham, the architect and planner of the fabulous 1893 World’s Fair in Chicago, and many other wonderful buildings and places, famously said “Make no small plans for

Michael Watkins Architect, llc February 24, 2017

they have not the power to stir men’s minds.”

Recognizing the challenges associated with such changes of this magnitude, however, the design team also prepared a series of intermediate steps that each major property owner might take to improve the neighborhood center incrementally which would culminate in the realization of the long-term vision.

Some specific problems that the design team observed in the Tuckahoe neighborhood center and how the final master plan addresses them follow.

Tuckahoe lacks a sufficient sidewalk and crosswalk network (see page 26). The master plan (page 29) connects the dots, providing safe places for people to cross the street and walk to their daily needs. The master plan changes pavement widths and adds sidewalks to existing streets. An intermediate solution to improve walkability could be to paint crosswalks and put buckets of bright flags near them to alert motorists of the presence of a pedestrian (page 68).

Tuckahoe has a vast amount of asphalt. Most of it is completely unnecessary (see page 24).

The master plan repurposes the asphalt to create narrower and slower travel lanes and on-street parking. Street trees, proper lighting and sidewalks make the streets much more habitable for pedestrians.

An intermediate solution to make Tuckahoe greener would be to reduce the asphalt in the parking lot in front of the shopping center (but not reduce the number of spaces) to more typical parking lot dimensions and use the leftover space as a lawn for community gathering. Within a year, the parking lot could be repainted, a lawn could be laid out and plants could be placed to mark the boundary of this new town square; picnic tables and chairs could be added (see page 79 for a progression of this process) and in no time things would be looking better already.

A parking space reserved for a food truck and a pavilion that could be used for selling pumpkins and Christmas trees or a food kiosk could even generate some additional in-

come, as well provide places for activities in the space.

The neighborhood lacks a proper center.

Many of the sticky notes mentioned adding a place for gatherings. The master plan introduces several new civic spaces: from the green adjacent to the church to the town square in front of the shopping center (see page 35) and even a couple of plazas, one on the Rite Aid property and another at the corner of Forest and Ridge next to the new church office building.

The church office building on the corner of Forest Avenue and Ridge Road is hidden behind a large hedge and the front door is neither accessible nor visible to the neighborhood. The master plan proposes the eventual replacing of this building with a new one that defines the street edge and a great new plaza. One proposed intermediate solution is to take down the hedge and reclaim the front yard (currently a parking lot) as a park with benches, tables, a fountain, public art, charging stations and food trucks (see page 55).

One of the special things about this project is that it has been initiated and spearheaded by a church—a church that wants to “love thy neighbor-hood.” The congregation hopes to enhance the strong community bonds that already exist in the neighborhood by working to shape a built environment that makes it easier for the community to flourish and by providing places where people can more easily get to know each other, interact with each other, and simply enjoy a walk to meet their daily needs.

The charrette included a lot of discussion about the church’s role in the physical environment, especially under the teaching and influence of Eric Jacobsen, pastor and author from Takoma, Washington.

Jacobsen led discussions and a preached sermon that challenged the design team and the congregation to seek the welfare of the place in which they live and to engage with their neighbors and surroundings.

Seek the shalom of the city.

Many of the streets in Tuckahoe are far wider than they need to be for the amount of traffic they handle. Ironically, the extra lane width allows cars to go faster which makes the Tuckahoe Neighborhood Center an easy cut-through option. The master plan proposes narrowing the streets and the introduction of sidewalks and street trees to slow the traffic and reinforce the sense of place (see pages 55-60 for a detail of the thoroughfare proposals).

Many of the retail businesses in Tuckahoe could use a face lift to offer something more inviting to shoppers and diners. The master plan proposes completely replacing the current shopping center buildings eventually, but the intermediate solution proposes storefront makeovers to increase visibility and beauty (see pages 75-78). Within a matter of months, improvements could be made just by cleaning windows, removing tacky decals and decluttering display space.

A Tuckahoe Neighborhood Center Master Plan

Appendix: Executive Summary 87

Property Design Sessions with Strategic Planning Sent Wed. Jan 18, 2017 6:00 pm and Sat. Jan 21, 2017 5:00 pm As you know, Third is in a Strategic Planning process designed to think carefully and creatively about the idea of place and more specifically the physical place and property where we all gather weekly on Forest Avenue; the Tuckahoe area of Henrico. We’re engaging the idea that every individual property contributes to an area. For example, think of a bustling neighborhood bakery. Think of the smell of warm, fresh baked bread wafting down the street and immersing pedestrians as they go about their day. What kind of aroma are we generating to the Tuckahoe community as members of Third Church?

Our next critical steps in developing a plan that guides the use of our land and facilities are scheduled for January 18-21st. Mike Watkins and an experienced group of other nationally known land planners are coming to Third to help guide us and the surrounding community through a process of articulating what we all value about the Tuckahoe area, and help us think creatively about how we can all continue to build on those things.

We invite your participation in this process in several ways: Pray that this process would bear spiritual fruit in relationships and practical guidance as we update our facility and grounds.

Participate in working sessions led

by Mike Watkins on January 18-21st, 2017.

Wednesday, January 18th, 6:30 7:30pm in the Fellowship Hall

Thursday, January 19th, 9:30-10:30am in the Fellowship Hall Opportunity to contribute feedback and ideas to the design team.

Friday, January 20th, 9:00-10:30am in the Fellowship Hall Working session to present initial drawings and receive feedback on initial concepts generated from ongoing conversations.

Saturday, January 21st, 2:30-4:30pm in the Fellowship Hall

E-mail Invitation In an e-mail sent to members of the Third Church congregation, church staff informed members about the purpose of the charrette, as well as details regarding time and place of events so they could have the opportunity to come and have their voices heard about what they want to see in their community.

Presentation of updated drawings capturing ideas, discussions and feedback received.

Your participation is encouraged and welcomed. The richness and value of the January working sessions are enhanced through broad participation. We’re excited to hear from you!

The result of the working sessions will be a community area plan showing Third’s property as well as the surrounding area. This plan will serve as a guide as we consider specifics of how to use our land, update our facility and improve or expand our internal space.

The plan will serve as a gift to the community as we help the Tuckahoe area stakeholders think together about what makes this area uniquely valuable and how we can collectively take steps towards making it even better. The process will generate healthy conversations and strengthen relationships with those whom Third shares the Tuckahoe area.

If you have any questions or would like to be more involved, please feel free to contact Rob Lanphear (804-641-4947) or Andrew Moore (283-6819).

Opening discussion and framework, opportunity to express values, con tribute ideas, imagine opportunities and get more involved.

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Appendix: Third Church Article 88

A Housing Crisis for Seniors

by Allison Arieff Last fall, I had to take the car keys away from an elderly relative who lives alone. This intervention should have happened much earlier, but when the day came it was one of the more emotionally wrenching things I’ve ever done. “Don’t take my car away,” he pleaded.

“Without my car I don’t have a life.”

The fear he expressed is one shared by many older Americans, who, overwhelmingly, live in places where car travel is a necessity. And that number is skyrocketing: The population aged 65 and over is expected to grow to 79 million from 48 million in the next 20 years, and by 2035, one in three American households will be headed by someone 65 or older (and 9.3 million of those will be one-person households like my relative’s). A report just out from the Joint Center for Housing Studies at Harvard, “Projects and Implications for a Growing Population: Older Households 2015-2035 Housing,” reveals that this demographic shift will increase the need for affordable, safe housing that is well connected to services way beyond what current supply can meet.

My now-car-free relative is not the sort to sign up for one of those 55-plus communities promising sunshine, gardens and golf. Retirement was an eventuality that inspired in him not relief but dread. Fiercely independent, an old-school intellectual and, frankly, a bit of a loner, he insists on remaining in his suburban home (“I will die in this house” typically ends any conversation in which I suggest a move) — even if that home is slowly becoming a dangerous place for him to be in.

A new study from the Urban Land Institute’s Terwilliger Center for Housing, a nonprofit research group, shows that suburban areas surrounding the 50 largest metropolitan areas in the United States make up 79 percent of the population of those areas but accounted for 91 percent of population growth over the past 15 years (and three-quarters of people

Michael Watkins Architect, llc February 24, 2017

age 25 to 34 in these metro areas live in suburbs).

doorstep amenities — and that only cities can provide it.

But suburban homes were originally designed, and for the most part still are, for young families — and for drivers. They are typically surrounded by other single-family houses. Lacking a fitter partner or a network of helpful neighbors and caring family members, older residents can end up feeling isolated, unable to do basic errands or keep up their property. Further, most suburbs are zoned to prevent any non-single-family housing from being built, whether multiunit projects or the seemingly benign granny flat.

But what if these offerings weren’t exclusively urban? What if suburban communities could provide some of them? And what if more communities weren’t so keyed into specific demographics, maybe even aiming instead to serve multiple generations? Professionals are starting to pay attention, with some suggesting that the housing industry ditch the term “senior” altogether.

We’ve got to change this paradigm.

Before she died, way too young, of breast cancer at 60, my mother used to say to me, only half-joking, “You promise you’re not going to put your mother in a home, are you?” She had vivid memories of her grandmother’s generally miserable experience at an old-age home.

Decades later, some progress has been made in rethinking these facilities (and they tend to be called “communities” now rather than “the home”), yet the unease about where one will end up as one ages is not at all unfounded.

Better housing for older people exists at the lowest and the highest ends of the economic spectrum — for those who can afford luxury options and those who qualify for aid.

Really good options are limited, particularly for the middle class. A colleague of mine, bemoaning the lack of attention and care at his father’s pricey assisted-living center, put it this way: “It’s not like they’re worrying about cultivating repeat customers.”

Thoughtfully designed housing for older adults is not being created on a scale commensurate with the growing need. It’s not a market many architects or developers have embraced. Conversely, a disproportionate amount of attention has been focused on the presumed desires of millennials. We hear all the time that it’s that group that craves walkability, good transit and everything-at-their-

NORCs — naturally occurring retirement communities — are found most often in dense and vibrant cities like New York, and demonstrate how well cities can work for older people. But less than a quarter of older adults live in high-density areas, so demand is likely to increase for new housing options within existing suburbs and rural communities. While it wouldn’t be impossible for suburbs to morph into NORCs, it wouldn’t be easy. Zoning precludes a lot of the mixeduse (stores, restaurants, multifamily housing) that is required, as does Nimbyism (the “not in my backyard” syndrome). But we already have many of the tools for incremental transformation.

Description In a New York Times article published on January 28, 2017 during the charrette, Allison Arieff wrote about the major issue that arises when there is a lack of diversity in forms of housing types in neighborhoods. People can no longer grow old in the community they grew up in, or the area does not appeal to their younger family members.

While this does not seem to be an issue for residents currently in the Tuckahoe area, it could become one. This is why the design team proposed multi-family housing units for consideration as a component of the master plan. Housing, located near the shopping centers and offices, is ideal for an aging population as it provides a majority of daily needs within walking distance.

The social safety net that helped provide so much of what we’re talking about here has evaporated; it has to re-emerge in new ways.

As I’ve observed over the years when writing about topics from communes to urban agriculture, much of this is so old-fashioned as to seem innovative.

New York University recently announced an initiative that matches students in need of housing with older people who have rooms to spare. Programs like Marin Villages, in Northern California, put together networks of volunteers to organize activities, cultivate community and supply rides and other services to seniors, though it does not offer housing.

Co-housing, if it can shed its 1960s hippie commune associations, which doesn’t square with how these communities operate today,

A Tuckahoe Neighborhood Center Master Plan

Appendix: New York Times Article 89

is another path toward providing community and care for all ages. The homebuilder Lennar is offering houses with a range of floor plans to accommodate varied family stages and needs. De-stigmatizing housing for older people through good design, as architects like David Baker and Anne Fougeron are doing in California, is also heartening, as is Perkins Eastman’s recently released report on biophilic design in senior housing (in nonarchitect-speak, integrating nature into architecture).

scrambling to exploit this market is not only unfortunate for their bottom line, but almost certainly treacherous, eventually, for all of us.

Technology can be part of the solution, though not without some tweaks. I’ve been engaged in a slow-moving campaign to convince my newly nondriving relative of the safety, convenience and economic savings of using the car services Lyft and Uber, but the transition isn’t an easy one. Summoning these cars is a no-brainer for heavy users of smartphones, but for older people with declining vision and motor skills, it’s a puzzle. (Why is it nearly impossible to telephone one of these services? It shouldn’t be.)

On-demand delivery services (meals, groceries, medicine) can also help bridge the gap, with the caveat that receiving everything at your doorstep can increase isolation (that goes for all ages). Expect a slew of “smart” products to hit the marketplace soon, some actually smart (some probably really stupid) that include “time to take your medication” notification systems, wearables that deploy airbags in case of a fall or aid in walking and sitting.

The difficulties inside the home are significant, and homes themselves must evolve and adapt as their residents age. And again, there are existing fixes: universal design elements such as step-free entrances, single-floor living, under-counter appliances, and halls and doorways that accommodate wheelchairs.

Many of these could be standard, yet, typically, they’re renovations done after the need for them arises.

Every day for the next 19 years, 10,000 people will reach age 65. That companies aren’t

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Appendix: New York Times Article 90

Previous Proposal

RUMMEL KLEPPER & KAHL, LLP

BUILDING ADDITION 2007

THIRD PRESBYTERIAN CHURCH

In 2008, Third Church considered a possible expansion to the existing church building to accommodate its growing congregation.

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Appendix: Previous Proposal 91

ST-39-26

ST-43-28

Ridge Road A. Existing at Westham Green

Forest Avenue B. Existing at Lindsay Dr.

Silverspring Drive C. Existing at Church Parking

Street T5 62’ ROW 45’ Pavement Free 35 mph Two Way Traffic None N/A Curb & Gutter, Shoulder & Ditch N/A None

Street T5 39’ ROW 26' Pavement Free 35 mph Two Way Traffic None N/A Shoulder & Ditch N/A 4’ Self-Made Gravel Sidewalk

ST-62-45

Michael Watkins Architect, llc February 24, 2017

Street T5 43’ ROW 28' Pavement Free 25 mph Two Way Traffic Off-road Gravel Parallel N/A Curb & Gutter N/A None

ST-35-22 Spottswood Road D. Existing at Silverspring Dr. Street T5 35’ ROW 22' Pavement Yield Traffic 25 mph Two Way Traffic Parallel N/A Curb & Gutter N/A None

A Tuckahoe Neighborhood Center Master Plan

ST-49-33 Lindsay Drive E. Existing at School Parking Street T5 49’ ROW 33’ Pavement Free 25 mph Two Way Traffic None N/A C&G N/A None

Appendix: Other Existing Thoroughfares 92

ST-49-34 Lindsay Drive F. Existing at Forest Avenue Street T5 49’ ROW 34' Pavement Free 25 mph Two Way Traffic None 27' Curb Radius at school corner Curb & Gutter N/A 4’ Concrete

Michael Watkins Architect, llc February 24, 2017

ST-55-38 Ridge Road G. Existing at Ziontown Rd. Street T5 17’ ROW 38' Pavement Free 35 mph Two Way Traffic None N/A Curb & Gutter N/A None

A Tuckahoe Neighborhood Center Master Plan

Appendix: Other Existing Thoroughfares 93

Michael Watkins Architect, llc

Judson University

Third Church

Patrick Brunner Catherine Clarke Scott Layton Michael Watkins Ruthzaly Weich

Christopher Miller, Professor Ian Burns Elise Elliot Ryan Faulkner Kay Havlicek Christian Johnson McKenna Kritsch Renato Lopez Ajay Ninan Creighton North Cody Phalen Tyler Wade Lacy Wells Andrew Witek

Corey Widmer, Head Pastor Andi Redmond, Exec. Assistant to the Pastor Becca Payne, Communications Director Mark Sprinkle, Director of Arts & Cultural Engagement

Zanetta Illustration JJ Zanetta

Michael Watkins Architect, llc February 24, 2017

A Tuckahoe Neighborhood Center Master Plan

Strategic Planning Team Infrastructure Working Group Rob Lanphear Malachi Mills Andrew Moore Malachi Mills John Robertson Kathy White Alan Ware

Appendix: Charrette Participants 94