Chesterfield Towne Center
Placemaking Plan Virginia Commonwealth University Urban & Regional Planning Studio I Spring 2012
Chesterfield Towne Center Placemaking Plan
Acknowledgements The Spring, 2012 Studio I class would like to thank the following people: Ashley York, Ramond Birk, Tomas Jacobson, Patrick Morris, and Albert Meyer. Without their contributions, this plan would not have been possible.
This plan was designed under the instruction of James C. Smither, ASLA.
The students involved in the production and compilation of this plan are: Stephen Brown, Elisabeth Campbell, Curtis Cobert, Diane Faye Gapas, Kristi Hall, Benjamin Hubbard, Sophie Huemer, Lema Jaber, Shilpa Devi Kanumuri, Benjamin Leach, Matthew Ucci, Mario Wells, and David Wolfe
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Chesterfield Towne Center Placemaking Plan
Table of Contents I. INTRODUCTION
III. A VISION FOR TRANSFORMATION
1.1 Executive Summary
1.2 History of the Chesterfield Towne Center
1.3 Purpose
3.2 Goals and Objectives Goal 1: Placemaking Goal 2: Mixed Use Goal 3: Public Space Goal 4: Transportation
II. EXISTING CONDITIONS
2.1 Demographics
2.2 The Built Environment 2.2.1 Zoning 2.2.2 Figure Ground 2.2.3 Land Use 2.2.4 Building Inventory and Public Spaces 2.2.5 Transportation Network and Traffic Analysis
3.1 Vision Statement
IV. DESIGN PLAN AND IMPLEMENTATION IV. BIBLIOGRAPHY
IV. APPENDICES
2.3 Strengths, Weaknesses, Opportunities, and Threats Analysis
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Chesterfield Towne Center Placemaking Plan
Introduction Food Court Entrance at Chesterfield Towne Center
Source: Studio I Class
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Chesterfield Towne Center Placemaking Plan
Executive Summary
Aerial View of Chesterfield Towne Center
Chesterfield Towne Center has long been recognized as a
prosperous, family-friendly shopping destination. The mall currently serves, and is surrounded by, some of Chesterfield County’s most affluent neighborhoods. This plan seeks to improve the design of the mall in a manner that will enhance its appeal to the population surrounding the site, and place it in its rightful position as a major contender among large-scale retail centers throughout the region.
The purpose of this plan is to outline a set of goals that will
guide Chesterfield Towne Center in its transformation from a mall to a destination. Each objective has been crafted to enhance the design of the towne center and create a place that will not only serve local shoppers, but appeal to the entire region.
According to the Congress of the New Urbanism handbook
Source: Studio I Class (Bing Maps)
Proposed View of Mall
Malls into Main Streets, “the goal…is to aid in transforming malls from single, retail-only structures into urban neighborhood developments characterized by compact, pedestrianfriendly, mixed-use design.” To execute this goal, this plan seeks to preserve the mall’s core funtion, serving its shoppers, but also to create a destination for residents of the area. This will be achieved through the addition of residential units and the expansion of public spaces, including parks and plazas, as well as the creation of additional public uses, such as a museum, a library, an aquarium, and a performance space Page 4
Chesterfield Towne Center Placemaking Plan
History of Chesterfield Towne Center Chesterfield Towne Center has been a staple shopping destination for Richmond Southside community for more than three decades. The center began as a small strip mall in 1975 and has since morphed into the premier indoor-shopping outlet of the Richmond Area. The changing culture of shoppers and the emergence of supercenters, e.g. Walmart and Target, has forced malls all over the country to evolve and adapt in a way that will attract and retain customers.
Cloverleaf Mall: Before Demolition
An excellent example of a once-thriving mall falling into obsoles-
cence is Cloverleaf Mall, only a few miles east of Chesterfield Towne Center. Cloverleaf, once a distinguished regional mall and social center of the city, opened only three years before Chesterfield Towne Center. It quickly became the model after which all other area malls were modeled.
The demise of Cloverleaf Mall finds its roots in poor planning.
Traffic along Midlothian turnpike, poor accessibility, and competing developments, all led retailers to abandon the mall for locations that would ensure financial success. The mall was demolished in 2012. Chesterfield Towne Center: Food Court Entrance
Source: BonAirBuzz
Source: livemalls.blogspot.com
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Chesterfield Towne Center Placemaking Plan
Existing Conditions Aerial Photograph of Chesterfield Towne Center and the Surrounding Area
Source: Google Maps
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Chesterfield Towne Center Placemaking Plan
Demographics The primary trade area of Chesterfield Towne Center has a population of 295,157, and the extended trade area population is 535,832. It encompasses a large portion of Chesterfield and extends well into the City of Richmond. A 5-year projection shows a population increase of 4.8% in the primary trade area and a 4.6% increase for the total.
Aerial Photo of Chesterfield Towne Center and Downtown Richmond
The median income in the Towne Center’s extended
trade area is $60,492, significantly higher than the Greater Richmond Area’s median; $56,622. This level of income suggests that the population has disposable income; money that can be spent shopping at Chesterfield Towne Center. In addition, 58% of the trade area population has a household income of over $50,000 and 23.3% have a household income of over $100,000.
The average age of the trade area population is 37.6,
and 37.5% have at least a Bachelor’s Degree. Once again, the trade area demographic outshines that of the Greater Richmond MSA, in which only about 30% of the population holds a Bachelor’s Degree or Higher. The majority, 67.1%, of the region’s residents are White, 24.3% are African American, and the remaining 8.6% of the population is composed of people that identify themselves with other races or ethnicities.
Source: Studio I Class
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Chesterfield Towne Center Placemaking Plan
SWOT Analysis Weaknesses
Strengths
The Strrengths of Chesterfield Towne Center define it as a commercial hub for both Chesterfield and the Greater Richmond Area.
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Chesterfield Towne Center is a defining commercial hub for both Chesterfield County and the Greater Richmond Area. The Towne Center, as well as the surrounding shopping centers are densely developed and diverse in retail. The mall is situated at the well known, well traveled intersection of Huguenot Road and Midlothian Turnpike. The area experiences a large volume of daily traffic, and is highly visible to passersby. The population surrounding the site is among the most affluent that the Richmond region has to offer.
The main weaknesses of the Towne
Center are rooted in the spatial dispersion of commerce. •
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Several spaces are vacant or underutilized and retail is not centered on a single conglomeration of stores. Movement, both through and around the area, is automobiledominated. There is a conspicuous lack of infrastructure that could support a multi-modal or pedestrian-oriented transportation system. The area has weak design regulations that do not contribute to creating walkable streets. There are no accessible, interactive green or public spaces, The vast majority of surface area is covered in pavement and does not lend itself to a cohesive green space or greenway plan. There is a lack of diversity among the non-retail sectors of the area’s economy.
Opportunities
In addition to the area’s strengths, there are many opportunities for growth at Chesterfield Town Center. •
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Chesterfield Towne Center has the opportunity to become a premier shopping destination; a regional hub of retail, business, culture, and residence. There is potential to expand the boundaries of the market area and profile, and to diversify the socioeconomic base. Several amenities and public uses, such as a performace space, athletic center, library, or museum, could be added to the area in order to make the site more appealing. Also, diversification in land use and adoption of “green” standards could increase allure. There are also opportunities for streetscape enhancement, improved urban design, and increased pedestrian mobility, such as: functional roadways, pedestrian bridges, a tram line, parks or greenways, or dog parks.
Threats
Threats are external factors that can hinder successful redevelopment of the Towne Center.
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One of the greatest threats is the potential failure to acknowledge the need for this mall’s evolution; the acceptance of present circumstances and belief that the Towne Center is not in danger of becoming unprofitable due to increased online shopping and the current economic climate. • Regulations by the county government and the RMA may present unforeseen obstacles before andduring the redevelopment process. • Reliance on automobiles as the primary mode of travel has led to reluctance among patrons and government officials to adopt multi-modal transportation systems. • Finally, the mall does not appeal to some of the region’s prominent demographic populations.
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Chesterfield Towne Center Placemaking Plan
A Vision for Transformation Belmar Mall Night Dining (Lakewood, Colorado)
Source: Open Ideo
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Chesterfield Towne Center Placemaking Plan
Vision Statement This plan’s vision for Chesterfield Towne Center is to
create a place in Chesterfield that will be a destination for residents to live, work, play, and shop. It will help guide the redevelopment process in creating a walkable, mixed-use community with residential, retail, office, and public spaces. Through design excellence, Chesterfield Towne Center will become a true center of town for the county; one that will add value to the land for today and for the future.
Kierland Commons at Night
Four goals have been developed for Chesterfield Towne
Center. Goal one outlines the transformation of the mall into a true destination or place. Goal two concerns the creation of a mixed use community. Goal three revolves around setting this new community in a beautiful natural environment, and goal four is about transportation and how people will move within, around, and into the Towne Center.
Source: Kierland Commons/Westcor
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Chesterfield Towne Center Placemaking Plan
Goal 1: Placemaking Today, Chesterfield Towne Center is a suburban mall
Belmar Mall in Lakewood, Colorado
with a great deal of underutilized open space. This plan seeks to create a place of convergence for a wealth of residents and workers, a range of ideas, opportunities and activities, high quality buildings, aesthetics, open spaces and connections with accessibility for all. The transformation is about placemaking. The first goal is to transform this mall into a central destination with a unique identity and culture that gives meaning to the space. Culture and identity are important elements when creating places, because unique spaces attract knowledge-intensive industries and creative workers. Chesterfield is a growing community but must continue to work in order to draw new generations of people; people who will appeal to and attract new businesses. Source: Continuum Partners, LLC
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Chesterfield Towne Center Placemaking Plan
Goal 2: Mixed Use The second goal in this plan is to redevelop Chesterfield
Towne Center into a mixed-use community where people can live, work, play, and shop. As the Towne Center occupies a large amount of land, it is important to diversify the ways in which that land is used. The diversification process should seek to create additional retail and dining options, but also residential units, open spaces, offices, and more. Combining land uses in an environment creates vibrancy. It focuses on people, and gives a place a feeling of greater permanence and stability.
Transforming Chesterfield Towne Center into a mixed-use development will add value over the years to come. There is an observable trend of young, creative people shunning the suburbs and choosing to move into walkable, mixeduse communities. Chesterfield also has an aging population that, as their ability to travel decreases, will appreciate the convenience of mixed-use developments.
in the next five years. Chesterfield County and Chesterfield Towne Center have the opportunity, through increasing density and diversity, to provide an option for people to age in place; to attract fresh talent and business; and to increase their economic vitality. This opportunity will come from providing high-quality, walkable access to everyday necessities.
An important aspect of a mixed use environment is walkability. Studies
have shown that more walkable sites command higher property values. On a 100 point scale, for every 10 point increase in walkability, property values increase from 1% to 9%. Walkability is also associated with lower cap rates, higher incomes, expectations of less risk, greater income growth, and slower depreciation. This design plan works to make the Towne Center more walkable by reducing block sizes and creating open spaces and connections within the mall property itself. Regis Homes in Emeryville, California
The National Association of Realtors found in their 2011
Community Preference Survey that 58% of respondents reported a preference for neighborhoods with a mix of houses, stores, and business within walking distance. In the survey, people both young and old, reported a preference for mixed-use communities. It is expected that renter-occupied households will increase by 9.1 million
Source: ColourStudio
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Chesterfield Towne Center Placemaking Plan
Goal 3: Public Space The third goal of this plan is to develop a community
Park in Savannah, Georgia
that is set in a beautiful, natural environment. Setting is about making environmentally and economically sound decisions. Abiding the suggestions in this plan will help Chesterfield Towne Center increase its environmental, economic, and cultural value by adding a park as a public space, complete with trees, restoring the site’s naturally occurring water systems, and adding green roofs to the existing structures, as well as new buildings.
Parks have many benefits. They add economic value to
a site by increasing property values; they contribute to a more pleasant, cleaner environment; and they encourage social and personal health by providing areas for recreation and relaxation. Parks may also help attract and retain knowledge-sector workers, new businesses, and even corporate headquarters. Home buyers are willing to spend more money on a home that is near a park or open space than one that is not. This is reflected in higher property taxes collected by local governments. Parks contribute to community desirability by enhancing the experience of residents and visitors.
Source: Gluten Free Fitness
Parks attract people; and more people mean more sales. The proposed
park at Chesterfield Towne Center will be bordered by retail, office, and residential units. It will enhance the already well-known family mall, and create a great place for people of all ages.
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Chesterfield Towne Center Placemaking Plan
Goal 3: Public Space (Cont.)
Example of Green Roof in Burbank, California
Green roofs add to the “wow factor” of placemaking. This plan
suggests placing a restaurant on the top story of the Grand Arch, from which all other rooftops will be visible. Green roofs will not only add to the overall aesthetic quality of the mall, but they have environmental and economic benefits as well. They can reduce the “heat island” effect, as well as decreasing the costs of heating or cooling the building. They also channel and filter storm-water, reducing runoff by 60% to 100%. This is particularly exciting because Virginia offers tax credits for effective storm-water management.
Green roofs have also been shown to increase the life-span of a
rooftop, and reduce dust, smog, and noise levels. The green roofs proposed for residential units in this plan can also serve as yard space for tenants.
Source: AHBE Landscape Architects
Burbank Water and Power EcoCampus
Green Roof in Singapore
Source: Smart Landscape
Source: World Landscape Architecture
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Chesterfield Towne Center Placemaking Plan
Goal 4: Transportation Balance Creating balanced transportation means accommodating
the common modes of today’s transit, but being prepared for additional transit options in the future. Chesterfield Towne Center should be ready and able to handle the parking needs of current visitors but develop a built environment that can be seamlessly integrated into transportation systems that are yet to come. There is a steady trend, especially among young people and senior citizens, of moving away from cars as their primary mode of transit. This plan retains all vehicular entrances to the mall and even adds additional connectivity points that could potentially alleviate traffic congestion. The motive behind these changes is to create a “wow” factor. When visitors have reached an entrance point, they will know it.
Street Car in the Pearl District of Portland, Oregon
When you get to Chesterfield Towne Center you will
know that you’ve arrived at the center of town. This plan allocates enough space to accommodate existing parking demands, but also makes way for the transportation options that may arrive as time progresses.
Source: Portland Bridges Photography
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Chesterfield Towne Center Placemaking Plan
Goal 4: Transportation Balance (Cont.) The U.S. Public Interest Research Group reports that from 2001
to 2009, the number of vehicle miles traveled by young people has dropped 23%. It was found that young people increased bicycle trips by 24%. In addition, 16% of people polled reported driving less in an effort to help the environment.
The trend towards non-automobile transportation was more
pronounced among youths in higher-income households. Among those polled from households in which the annual income was greater than $70,000, it was found that public transit, bicycling, and walking increased significantly.
Transportation Balance is not simply about demarcation of place, but
also how people move throughout the development. Much of the interior mall structure is retained, which provides shelter from uncomfortable weather. However, several cuts in the primary structure will enhance the walkability of the environment by creating connectivity, reducing block-sizes, and engaging pedestrians. If this plan is followed, the Towne Center will be able to accommodate drivers, bikers, and pedestrians alike. Light Rail in Madrid, Spain
This plan suggests researching and advocating for a light-rail, as
alternative transportation is gaining traction among populations of similar socioeconomic status to that near Chesterfield Towne Center. If a light-rail is not feasible, the design proposed by this plan still creates a more walkable environment. It is also suggested that Chesterfield Towne Center embrace the growing bicycling culture, taking root in and around Richmond. The Towne Center should add bicycle lanes, bike racks, and showers in the workplace for those who wish to take advantage of this alternative means of transportation. In addition, advertising that the Towne Center is “Bicycle Friendly,� could increase its appeal to the younger generation. Source: BP Blogspot
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Design Plan and Implementation
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Chesterfield Towne Center Placemaking Plan
Placemaking
This plan seeks to make Chesterfield Towne Center a unique place and destination in the Greater Richmond Area. To do this, an identity was created through good urban design and the addition of unique placemaking elements. It is important to note that, despite these additions, the existing framework of the mall is still intact. The mall structure and indoor features remain largely the same, but have been creatively integrated into the larger design plan. Parking elements are important to the functionality of the mall, so much of the surface parking has been maintained, as have the main entrances on Huguenot Road, Midlothian Turnpike, and Mall Drive. The food court and anchor stores such as JC Penny, Macy’s and Barnes and Noble have remained in their existing structures.
Existing View from Midlothian to Chesterfield Towne Center
Over the course of 20 years, new, modern features will be added to those that have previously given the mall its character. This will be done to create a destination in Chesterfield, a true Town Center. The site on which the current mall is placed will be transformed into a mixed-use community consisting of new commercial space, residential units, civic uses, and exciting public spaces.
Source: Studio I Class
Proposed View from Midlothian to Chesterfield Towne Center
By adhering to this plan, in 20 years Chesterfield Towne Center and the
surrounding area will be home to a 400-room hotel, 400 residential units, 100,000 square feet of public use, 800,000 square feet of office and work space, and 800,000 square feet of retail space. Along with those additions, the site will feature a park with a natural water system that is surrounded by street-front retail and residential units. Furthermore, a Grand Arch and Archway Plaza will be added to the main site. Sites along Mall Drive and Midlothian Turnpike will also be developed to include a mix of residences, retail spaces, workspace, and entertainment spaces that will complement the main site. This new, exciting mixed-use community will give Chesterfield Towne Center a unique identity in the area, and the cohesiveness, modernity, and strength of its design will make this mall a cultural and economic destination.
Source: Studio I Class
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Chesterfield Towne Center Placemaking Plan Plan View of Proposed Chesterfield Towne Center Site
Legend:
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Chesterfield Towne Center Placemaking Plan
Phasing The implementation timeline of this design plan is divided into
three unique phases; a five-year plan, a ten-year plan, and a twentyyear plan. These phases have been carefully constructed to ensure that at the conclusion of each phase, the Towne Center has introduced a mix of land uses and appears to be a cohesive, complete product; not a work in progress. All phases are also directed towards retaining the family-oriented nature of the mall, but also increasing its appeal for people of all ages.
As it stands, the mall is surrounded by a large sea of parking
and all functions take place inside the building. The five-year plan addresses this by dividing the mall into four separate structures; retaining all internal features but also adding external assets. Externally, additions include a stunning, 140-feet-tall glass Grand Arch, an aquarium, an art center, a 400-room hotel, and a small block designated for office use. The large parking lot on the north side of Macy’s will be transformed into a park, complete with a large lake and plenty of space for recreation or relaxation. A parking deck, located between Macy’s and the hotel will compensate for the spaces lost to the park.
Additions to the existing structure included in the five-year plan
are: 300 residential units, 1000 square feet each, placed on top of the mall; a plaza that spans the distance between Macy’s and the Grand Arch; and an increase in first-floor retail space – shopping options
on the ground-floor of the hotel, and a minor expansion of Macy’s floor-space to provide increased visibility. These ancillary structures will begin the diversification of uses and contribute to community development and the creation of a unique urban identity for Chesterfield Towne Center.
The 10-year phase will bring additional residential units atop the
mall, along with a new block of homes nearby. More office space will be constructed at the intersection of Midlothian Turnpike and Huguenot Road, as well as along Mall Drive, to complement the library and new homes that will be built there. Another parking deck will be placed beside the aquarium, as will an additional office block. The post office located near the mall will be expanded and will undergo structural improvements. More structures designated for retail space will be placed on the South side of Midlothian Turnpike, opposite the Grand Arch.
The final phase is expected to be completed in 20 years. Within
this phase there will be additional office space located beside Macy’s, as well as along Midlothian Turnpike. Another residential building with ground-floor retail will be constructed at the northwestern corner of the park. An entertainment district, placed at the intersection of Midlothian Turnpike and Mall Drive, will provide additional retail space, a bowling alley, and a performance center.
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Chesterfield Towne Center Placemaking Plan
Public Use The purpose of a public use is to give people some-
thing that they can enjoy, visit, and interact with. Public uses can be enjoyed alone, as a small group, or as a community. The design and program elements of this plan seek to bring the existing mall down to a more human scale, so that a person is not only a consumer of the products sold by vendors, but also a consumer of the public space he or she inhabits. Some examples of new public uses are the Grand Arch and the Arch Plaza, the Clock Tower, the park, and the greenway.
The Galleria in Milan
A hierarchy of public uses provides visitors with
aesthetically-pleasing sight lines via several visual axes. One of these axes begins at the main entrance and looks through the Grand Arch, and into the park, with the clock tower in the background. Another visual axis occurs at the other main entrance, looking into the park. This line of sight allows a visitor to see the Grand Arch to the right, the clock tower to the left, and the beginning of the greenway that extends beyond the mall.
Source: AllPosters
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Chesterfield Towne Center Placemaking Plan
Birds-eye View from Intersection of Huguenot and Midlothian
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Chesterfield Towne Center Placemaking Plan
Clock Tower Looking Towards Arch Plaza
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Chesterfield Towne Center Placemaking Plan
Residential/Mixed Use Mixed-use developments offer their residents the opportunity
to visually participate in the streetscape outside their apartment or condominium, while remaining audibly secluded from the noisy, bustling Main Street below. Planted balconies and green rooftops outside each dwelling will offer a view of street-level activity and colorful facades that line the festive shopping corridor, but simultaneously provide a visual and auditory buffer that offers privacy and refuge from the busy streets.
Grove in Los Angeles
In this mixed-use center, the first floor is occupied by high-end boutique shops while the upper floors host residential units with exposed balconies. To minimize the din of the shoppers on the street, the ground floor retail spaces are built at twice the height of the upper residential units. The combination of private residences and vivid streets satisfies the needs of those who enjoy engaging in the community while simultaneously maintaining their own private space. Residents can come together, spending time at restaurants, cafes, and shops, or relax in the privacy of their homes. Finally it provides easy access to entertainment for families, children, and senior citizens, people who either cannot or choose not to commute or walk long distances.
Source: Studio I Class
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Chesterfield Towne Center Placemaking Plan
Cross-Section of Arch Plaza
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Chesterfield Towne Center Placemaking Plan
Residential Units on Top of the Mall
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Chesterfield Towne Center Placemaking Plan
The Grand Arch A key element in placemaking is the creation of a focal point,
an identifiable feature that serves as a unique, enduring landmark. It will be a feature that will always be associated with the space, a transcending anchor within the development and a visual indication that one has reached a distinct destination.
That key element for Chesterfield Towne Center is the Grand
Arch. The arch will serve as an aesthetic structural piece along Midlothian that will also be functional, as all its floors will be available for office, restaurant or retail use. The primary material for the archway is glass. It suggests modernity and its clean lines make it stand out on its own, while also complementing the structures that surround it. The transparency of glass gives it a pleasing appearance, both during the day and at night. It also provides a backdrop for lighting projections that can make the structure more playful and inviting. The shape of the Grand Arch frames the vista of Chesterfield Towne Center’s grand entrance, by integrating a view of the archway plaza and the park that terminates at the clock tower.
The best use for the top (thirteenth) floor would be a restaurant that could utilize a portion of the top deck for “al fresco” dining. The top floor will also serve as a viewing deck, allowing visitors and restaurant clients to overlook the park and the roof gardens on top of the mall. Elevators in the Grand Arch should overlook the Archway Plaza, so that the transparent glass can allow people inside the elevator to see activities in the plaza, so that people on the ground can watch the elevator’s ascent.
The Grand Arch is a central feature that will also connect other structures in and around the mall, especially public uses, such as the aquarium, art gallery, and library. A view of the Apple Store in New York City
The archway’s ground floor should be retail spaces with ceil-
ing heights double those of other floors. This extra height will provide large window displays, showcasing the products of the stores that occupy it. The second through sixth floors should house administrative offices. The seventh to twelfth floors will have larger floor areas and can also be leased as office spaces. Source: Apple
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Arch Plaza at Midlothian Turnpike
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The Grand Arch
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Cafe Atop the Arch
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Chesterfield Towne Center Placemaking Plan
Park/Social Area In an environment where retail thrives, people come to shop and
Existing View Looking North from Arch Plaza Into Park
spend money, families come for a day out with friends, and they gather to browse through stores, stopping to get their favorite drink and chatting away. This design plan proposes the creation of a unique and visually pleasing open space in which shoppers, friends and families can interact.
The park is designed to be a centerpiece of the site by creating
a serene setting within an active, urban complex. It is scaled to fit residential units, as well as retailers, giving the complex a true mixed-use environment. The creation of this park will not only add value to the surrounding buildings and land, but also increase the flow of revenue for retailers.
Visitors will be able to enjoy the park, which celebrates the
Existing View of Park from Huguenot Looking Towards Macy’s
natural storm-water system through a system of fountains. The park will be accompanied by wildlife, including birds and fish, and convey a welcoming feeling; the feeling that visitors can relax, roam, and play. It will contain an abundance of open space filled with natural features, allowing people to experience something completely unique within the mall arena. The park also reduces impervious surface area by minimizing concrete cover, recharging the groundwater supply, and beautifying the site through the addition of green space.
Both Photos by Studio I Class Page 36
Chesterfield Towne Center Placemaking Plan
Proposed View Looking North from Arch Plaza Into Park
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Chesterfield Towne Center Placemaking Plan
Proposed of Park from Huguenot Looking Towards Macy’s
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Surrounding Area/Mall Drive
Day Care Plan for Fenton Mill
Development of the areas surrounding Huguenot Road, Midlothian
Turnpike, and Mall Drive is essential to the creation of a cohesive environment. Visitors to the area will be more likely to explore outside of the central mall area if the surrounding sites are familiar and strong in design. By condensing retail spaces along Midlothian Turnpike and Huguenot Road, and bringing them to abut the street, the design of all retail structures will be consistent.
The Mall Drive area will undergo the greatest amount of develop-
ment. In addition to new workplace and residential space, the area will also witness the addition of a library, a daycare, senior centers, and an entertainment space. The daycare and senior centers address the family-oriented image that the mall has already created. This one site will provide young families with childcare, and as the surrounding area’s population ages, there will also be care for the elderly. In this community, all of the family’s residential needs are met.
Source: FentonMills.com
Proposed Senior Center Expansion in Fort Collins, Colorado
The entertainment center, with the performance space, will be
another important element of the Mall Drive site. The performance space can be used for anything, from Off-Broadway shows to Regional High School band competitions. The bowling alley or movie theatre will provide entertainment for families and visitors. This center can also be developed to include restaurants that provide night-time activities for visitors and younger residents. The proposed entertainment center has the potential to provide a substantial profits the Chesterfield Towne Center.
Source: Russell Mills Studios
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Chesterfield Towne Center Placemaking Plan Clocktower and Dome of Library
Looking South from Koger Center Boulevard, along Mall Drive
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Streetscape Streetscape is a term that refers to the design and conditions
of the roadway and its impact on users and nearby residents. Streetscapes encompass the view of the whole picture, including the spaces between structures, the majority of which are typically roads or streets. Roadways and streets should not be limited to vehicular traffic; they can also be an opportunity for activities that engage people. They are one part of the public realm in which people interact. These are easily seen and commonly used, and therefore define the aesthetic quality and identity of a place. Streetscape improvements include road enhancements, traffic management, landscaping, street furniture and elements, building fronts, material specifications, and signage.
Chesterfield Towne Center is bounded by major thoroughfares,
namely Midlothian Turnpike and Huguenot Road. Improving the streetscapes of these roads will provide a feeling of anticipating arrival at a destination through a transition in the appearance of the street. Midlothian streetscape schemes aim to frame a traveler’s perception of the street by making it feel more intimate, especially as Midlothian is a such a wide road. The proposed awning features shown in schemes 1 and 2 frame or border the road but still allow storefronts and window displays to be showcased. Scheme 3, on the other hand, proposes a transit station in the median. Streets, in these proposed designs, are intended to be transit ready if and when public transportation becomes available.
Lighting fixtures, the pylon, for example, can act as gateways.
Distinction in place is not merely seen, but felt through a change in paving materials. Instead of traditional asphalt roads, asphalt pavers and other permeable surface material can delineate or define functions or zones, such as sidewalks differentiated from drive lanes. A difference in paving materials can also slow traffic and promote safety, especially since the area will be advocating walkability and pedestrianization.
The hierarchy of the street in terms of traffic volume and uses
could also be reflected by the use of specific lighting fixtures and street elements. The streetscape design proposed for Koger Center Boulevard could feature lighting fixtures similar to those along other major mall roads, but lower in height and smaller in width.
Proposed roundabouts are located on the east and west entrances of the mall complex. Roundabouts are proven to be safe and effective in alleviating traffic congestion. As a traffic mitigating tool, approaching vehicles must slow down. In addition, a roundabout will provide a wider vista of the mall complex as it is circumnavigated. Strategically locating roundabouts can also create a trafficvolume ripple effect among cars passing through the busy intersection of Midlothian Turnpike and Huguenot Road.
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Chesterfield Towne Center Placemaking Plan
Looking East on Midlothian from Huguenot
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Chesterfield Towne Center Placemaking Plan
Implementation of Design Plan The implementation of this design plan will require the co-
operation of several different entities, as well as funding from many different sources. The phases of the plan, as described in the Phasing section, will have to be closely monitored so that the plan is implemented according to a carefully designed timeline. The fundamental stages of implementation, such as securing finances and recruiting developers, should begin as soon as possible. The growth prospect or trend for the Chesterfield Towne Center in the next 20 to 30 years could not be guaranteed, but with improvements and a detailed timeline for implementation, the economic and cultural profits and benefits of the mall will remain flowing. With a detailed timeline for implementation, the economic and cultural profits of the mall will keep income flowing.
Funding can come from many sources. A few of these are lo-
cal, state or federal governments, MaceRich, private stakeholders or various grants. he political process will likely be the largest obstacle to overcome. Land owners, County Staff and Board Members, along with the Planning Commission will have to work together to see that the plan is implemented in full. To make sure that the design elements are in line with Chesterfield County’s rules,
T
rezoning, special and conditional use permits, and other regulations will have to be considered. The Planning Commission must make sure that the design elements this plan proposes are consistent with the Chesterfield County’s most recent Comprehensive Plan. Public outreach will also be important to strengthen stakeholder relationships. As the public begins to understand the benefits of a mixed-use community and the lifestyle that accompanies it, execution of the plan will gain support and facilitate this transition. Public outreach, in conjunction with the Planning Commission, should be sufficient in generating funding and partnerships that will cover the costs of development.
Identifying stakeholders that will influence the fulfillment of this
plan will be important in the implementation process. Developers are needed to see through the actual construction of the site. MaceRich itself will be a major stakeholder because they stand to gain the most from the development of this mixed-use community. Chesterfield County is the remaining stakeholder, and will also experience significant gains, including property taxes, aesthetic improvement for the Towne Center, and the potential to make Chesterfield County an even more important place within Central Virginia. In order to ensure the success of this redevelopment, periodic updates and reports need to be generated to ensure that the vision of the plan is in accordance with Chesterfield County.
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Implementation of Design Plan (Cont.)
Assessing the profitability of the newly redeveloped Chesterfield Towne Center is the most
important aspect. There must be a return on the investments made by stakeholders, so this several streams of income have been identified. The first, and most obvious are the rentpayments and profits earned the stores located inside the mall. A second major income stream will flow from the rents and leases of new residential and office/workplace units that will be added on-site and developed in surrounding areas. Rental payments will compensate developers for their work, and property taxes from these units will provide an increased stream of revenue for the county. Other sources of income will be the new entertainment center, the museums, and the hotel.
There are several preliminary stages of implementation that must be resolved before any new
construction can be undertaken. The first involves gathering all of the information needed to move ahead in development. Rezoning applications, special and conditional use permits need to be acquired if necessary. An environmental impact assessment and traffic analysis also need to be performed. Agreements between Chesterfield County and VDOT need to be arranged for compliance with urban street standards. Once the plan moves into development, periodic updates and reports need to be generated to ensure that the vision of the plan is in accordance with Chesterfield County.
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Appendix I. Traffic Analysis for Chesterfield Towne Center (Midlothian and Huguenot) II. Tysons Corner (Precedent Plan for Placemaking) III. Light Rail Precedent IV. Charts Showing Auto-Dependancy V. Trade Area Map VI. Existing Conditions Maps for Chesterfield Towne Center (3 mile Radius) A. Zoning Map B. Figure Ground Map C. Land Use Plan Map D. Green Space Map
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Traffic Analysis and Plan for Chesterfield Area Strategically reinventing residential and commercial cen-
ters throughout nearby municipalities into denser, more livable communities can create the foundation for a new transportation network. The creation of a transit-ready community in Chesterfield is only the beginning. In the future, a bus or trolley service that was previously limited to only one jurisdiction can be redeveloped into a light-rail system that will connect Chesterfield to Richmond and Henrico.
A sustainably developed regional light-rail has numerous
benefits, to both the citizens and to the environment. It can improve air quality by reducing pollution from automobiles, and also speed up transportation for its riders; cutting out time formerly spent waiting in traffic jams or enduring endless stoplights. Those who do choose to drive will notice a reduction in traffic congestion, expediting their travels significantly.
Appendix I
Finally, streetscapes currently designed to accommodate
automobiles can be redeveloped into more pleasant thoroughfares. Main Streets, open spaces, and greenways are only a few of the options for improving streets that will no longer be dominated by endless parking lots, bland signage, and distant storefronts. They can become exciting boulevards, lined with sidewalks, shops and homes, illuminated by window displays, and filled with life; or peaceful avenues, along which pedestrians, bicyclists, and automobiles can travel simultaneously.
This plan does not intend to replace Chesterfield’s calm,
suburban lifestyle with a busy, urban flurry. The ambition, rather, is to direct future growth in a way that will enrich and preserve the county’s priceless natural assets, increase connectivity throughout the region, and enhance opportunities for social and economic diversity both within and around this vibrant corridor.
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Transportation Suggestions for Chesterfield Towne Center Area The region should develop a series of local public transit systems based in areas that are dense in commercial and residential development.
Transit stops should be placed at entrances to neighborhoods, shopping districts, and office parks to encourage maximum use by all who utilize the district.
Proposed transit stops are placed about every mile and half for maximum transportation impact. Transportation lines should be designed in a way that, in the future, they can easily be integrated into a system that connects important nodes in Chesterfield County, Richmond City, and Henrico County.
Busy roads should be redeveloped into thoroughfares that can accommodate multiple modes of transit. Streets should remain friendly to automobile traffic, but should also supply bicycle lanes and sidewalks to carry those who wish to use them.
To aid in reducing traffic congestion, large intersections should be redeveloped to replace stoplights with traffic roundabouts.
New roads and sidewalks should be designed so that intersections occur every 250 to 500 feet. This will encourage pedestrian activity and facilitate access to destinations.
Appendix I
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Chesterfield Towne Center Placemaking Plan Proposed locations for Transit-Oriented Developments and public transit stops in the region surrounding Chesterfield Towne Center.
ArcGIS Map
Appendix I
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Traffic Plan and Analysis for Chesterfield Area (Cont.) Regional: Transportation Plan (Cont.)
Option 1: Commuter Rail
The County should pursue the advice of the 2003 Richmond Rail Transit Feasibility Study and implement a Com-
muter Rail line running from Downtown Richmond to the Village of Midlothian. This line would follow an existing Norfolk Southern Railway line which is currently being limitedly used for freight. The total stretch of this line will run 13.7 miles and will end at Salisbury Drive near Midlothian. Along this route, there is suggested that the County in partnership with the City of Richmond build seven new rail stations. The stations will be on average spread out over 1.7 mile intervals. The table below shows the locations of the proposed commuter rail stations.
This option could offer a quick feasible method to provide long-distance transit service for Chesterfield County. It
should be suggested that this Commuter Rail only run during peak weekday commuter hours of 6AM -10 AM and 2PM – 6 PM. By doing this the operational costs of running the Commuter Rail could be kept down. Typically, commuter rails suffer from lower ridership in comparison to other transportation options. This is due to longer average stations spacing, which leads to lower number of passenger boarding per mile.
Appendix I
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Proposed Commuter Rail Stations (2003 Study)
Riverside Riverside
Robious
Appendix I
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Traffic Plan and Analysis for Chesterfield Area (Cont.) Regional: Transportation Plan (Cont.)
Option 2: Light Rail Transit Implementation
Along with Commuter Rail, the County should also yet again take the advice of the 2003 Richmond
Rail Transit Feasibility Study and implement a Light Rail Transit system that would run from Downtown Richmond to the Chesterfield Towne Center Mall. The Light Rail is ideal if implemented down the center of Hull Street and Midlothian Turnpike. The total stretch of this line will run 11.3 miles and will end at Chesterfield Town Center Mall. Along this route, there is suggested that the County in partnership with the City of Richmond build nineteen new Light Rail stations. The stations will be, on average, spread out over .6 mile intervals. The map on page 52 shows the locations of the proposed Light Rail Transit stations
Light Rail Transit will take many years to start implementation as a feasible option for alleviating traffic
for Chesterfield County. Though when implemented, it should be suggested that this option run every day of the week during the hours of 6:00 AM to 11:00 PM. This option will receive a high ridership and can offer a strong solution to alleviating East/West traffic congestion.
Appendix I
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Chesterfield Towne Center Placemaking Plan Light Rail Stops Between Richmond and Chesterfield Towne Center
Appendix I
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Traffic Plan and Analysis for Chesterfield Area (Cont.) Regional: Transportation Plan (Cont.)
Roundabouts
Option 3: Roundabouts
The County should also consider implementation of Round-
abouts along these key East/West traffic corridors. Roundabouts are a safe and efficient form of traffic control, which can be implemented at current traffic signal or stop control locations. According to the US Department of Transportation roundabouts can decrease the overall frequency of fatal and injury oriented traffic collisions. Because of this safety bonus, it allows the County to benefit from a healthy and safe workforce. It should be noted that Roundabouts are to be used at an intersection ideally with less than a traffic count of fifty thousand vehicles per day.
This option also acts as a key speed deterrent requiring the
individual vehicle to slow down while allowing for increased mobility of vehicles due to the lack of stop lights and other stop control options. The design of the roundabout intersections can be seen in the Figure on the right. Roundabouts, in the end, create a health, safe and aesthetically pleasing environment for the citizens of Chesterfield County.
Appendix I
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Traffic Plan and Analysis for Chesterfield Area (Cont.) Regional: Transportation Plan (Cont.) Option 4: Gradient Intersections
The County should also create three key gradient intersections along Midlothian Turnpike. These intersections were chosen based off
VDOT’s 2010 Annual Average Daily Volume Estimates averaging more than fifty thousand vehicles a day at these intersections. The proposed gradient intersections will occur at Huguenot, Robious and Providence Roads. It is advised that the roads pass under Midlothian Turnpike to allow for future implementation of Light Rail Transit along this corridor.
Option 5: Limited Cross Traffic Access: Midlothian Turnpike
By creating limited cross traffic access for Midlothian Turnpike the overall flow of the roadway will increase. This is due to the removal of multiple stoplights and roadway median crossings throughout the corridor. This will aide in the decrease average trip time for individual vehicles utilizing this corridor.
Option 6: Bus/Local Shuttle Network A non-regional connectivity based Bus/Local shuttle network should be implemented for this corridor. The system would have a hub based out of Chesterfield Town Center. This option would create an affective, efficient and affordable option for the aging population of this region. It will aid in furthering the interconnectivity of the region with the community center, commercial properties, offices, and retail outlets.
Conclusion: It is advised that all of these options be considered and that further modeling and feasibility research be pursued before implementation of these options. Appendix I
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Tysons Corner: Precedent Plan A Cross-Section of the New Proposed Tysons Corner
Source: City Data
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Tysons Corner: Precendent Plan For multiple decades, there has been a transition
Aerial Shot of Tysons Corner
within suburban counties across the United States from being an area of housing to one of high rise buildings, shopping areas, and many other uses. The suburbs had lost their original form and purpose as an antidote to the city (Lang, et.al, 2007). An area such as McLean, Virginia was an exact representation of what a so called edge city entailed. The area of Tyson’s Corner located within McLean, is an area that is dominated by the automobile, multiple office buildings, a regional mall (Tyson’s Corner I & II), and most importantly the lack of a vibrant living population.
Current statistics show that there is a living population of 18,000 residents living within the area. However, the working population far exceeds those numbers by tenfold. There are 112,000 jobs located within the Tyson’s Corner area.
Appendix II
Source: treevis
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Tysons Corner: Solution To combat the problems of sprawl in the Tyson’s Corner area, the Board of Supervisors of Fairfax County approved a measure to trans-
form the area into a place that people will utilize their surroundings. The plan will incorporate a mix use of clusters of high density urban villages, parks and space, and retail and office spaces. All of this will be fueled by ending the dependency of the automobile and replacing it with four Metrorail lines that will have either of the previous mentioned uses at each four designated stops. The extensive development will establish itself of being a true place of living, working, and enjoyment for residents and travelers abroad. The Future of the Tysons Area
Appendix II
Source: Urban Neighborhoods Page 60
Chesterfield Towne Center Placemaking Plan
Tysons Corner: Vision
Vision will include long term goals of: • 75% of all development to be located within an easy walk (1/2 mile) of Metro; • An urban center that could include 200,000 jobs and 100,000 residents; • A jobs/housing balance of approximately 4.0 jobs per household; • A sustainable Tysons with restored streams, a green network of public parks, open space and trails, and green buildings; • A redesigned transportation system with circulator routes, community shuttles, feeder bus service, and vastly improved pedestrian and bicycle routes and connections.
Appendix II
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Tysons Corner: Visions (Cont.) The visions established by officials are accompanied by eight guiding planning principles. The plan will include: 1. Move Tysons forward within its existing boundaries as the employment and commercial economic engine of the region and an expanding contributor to the tax base of Fairfax County. 2. Retain compatible transitions at the edges to adjacent neighborhoods through a combination of use, intensity, scale and/or building heights. 3. Transform Tysons from a suburban office park and activity center into a 24/7 urban center marked by the diversity of residents and workers, a wide range of ideas, opportunities, and activities, the quality of buildings, aesthetics, and open spaces, and connections and accessibility for all. 4. Reduce the time, cost, and inconvenience of accessing and moving within Tysons by promoting a functional and accessible system of pedestrian walkways, trails, shuttles, bike routes, a grid of streets, transit connections, and standard principles of trip reduction.
5. Reduce the suburban focus on isolated buildings, surface parking and moving vehicles through Tysons to somewhere else and connect new buildings, urban parks, structured parking, and pedestrian and bicycle accommodations to form engaging streetscapes and connected neighborhoods. 6. Attract mixed use transit-oriented development and private investment to Metrorail station areas and transit connection locations throughout Tysons, including increased housing supply, choices, and price points, service opportunities, and office space. 7. Engage people, communities, institutions, and the private sector with government to include in Tysons the distinctive architecture, civic focal points, cultural and educational institutions, places of worship, medical facilities, entertainment and recreation, libraries, and public safety facilities that mark environmentally sound, safe and inclusive urban communities. 8. Respect the unique natural features and topography of Tysons in all plans, expand useable and publicly accessible open space and improve the existing natural environment.
Appendix II
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The TIDE: Precedent for Light Rail Grand Opening of the TIDE at the MacArthur Square Stop
Source: D. Allen Covey, VDOT
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About the TIDE • 7.4 miles of light rail in Norfolk, VA • Launched August 19th, 2011 • Several businesses and education institutions allow free passes. • 70,000 ride free, $700,000 collection for Hampton Roads Transit • Surpassed 1,000,000 trips as of Mid-April 2012 • Projected 20-year daily rides: 7,200 • Expected to be made within three years. Actual Light Rail path along the Norfolk Waterside
Appendix III
Source: Light Rail Now
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Charts describing Auto Dependancy in Chesterfield Those who Commute to work by Car, Alone Number of Vehicles Available per Household in Chesterfield, VA
Source: US Census Source: US Census
Appendix IV
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Chesterfield Towne Center Placemaking Plan Chesterfield Towne Center’s Trade Areas
Source: Macerich Market Profiles Appendix V
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Chesterfield Towne Center Placemaking Plan Zoning Map (3 mile Radius of Chesterfield Towne Center)
Appendix VI
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Chesterfield Towne Center Placemaking Plan Figure Ground Map for Chesterfield Towne Center (3 mile Radius)
Appendix VI
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Chesterfield Towne Center Placemaking Plan Existing Land Use Map of Chesterfield Towne Center
Appendix VI
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Chesterfield Towne Center Placemaking Plan Map Showing Existing Green Space in the Chesterfield Towne Center Area
Appendix VI
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