Zion Crossroads Guidebook - Fluvanna County

DRAFT Zion Crossroads Guidebook August 2013TransectDevelopment density andlevel of activity along ruralto-urban continuum9T5: Town CenterT1T2T3T4T5T6

4 T5: Town CenterThe Zion Crossroads Town Center is the predominant center of employment and commercefor Fluvanna County. This area serves at the regional level, with the expectation thatworkers, customers, and residents will be traveling to and from Zion Crossroads fromthroughout the metropolitan area. The commerce, employment, and industry concentratedin this area will be a significant contributor to Fluvanna County’s job growth, culturalamenities, and tax base. Traditional Neighborhood Development will be employedthroughout, including:1. Human-scaled streetscapes sized for easy walking distances, with streettrees, benches, and other comfortable pedestrian amenities.2. Diversity of uses and activities in close proximity.3. Interconnected network or narrow streets, sidewalks, and paths, with safecrossings marked.4. Transit-oriented, and adaptable to increased service as demand grows.5. On-street and structured parking, with quantity and impact of surfaceparking minimized and relegated to spaces behind buildings.6. Higher-intensity office, research, technology, and light industry on peripherywith appropriate buffers, as necessary.7. Higher-density residential areas within close walking distance of the towncenter.Peninsula Town CenterHampton, VAShirlington VillageArlington, VADowntown Short PumpRichmond, VAma p.comT5: Town Center10

DRAFT Zion Crossroads Guidebook August 20134 Mix of UsesCommercial/Mixed UseUses by Land Area:The uses and activities featured in the ZionCrossroads Town Center maximize the benefitof proximity through reciprocal relationships.Office and industry workers have access tonearby restaurants . Residents benefit from anattractive and walkable area, while providingactivity and safety. Parking can be shared.Distributors have shorter supply chains. Insome cases multiple uses may occur on thesame lot, although in many other cases useswill be located nearby on separate sites.Tech SpaceCivic (library, religious,post office, etc)AnchorCommercialOffice and Research11 T5: Town CenterStorefrontCommercialCommercial/mixed use structuresare concentrated along the mainstreets with easy pedestrian access. Retail, restaurants and otheruses needing exposure occupyground floors, while offices andresidences are above. At leastone, and preferably two, anchorcommercial sites attract outsideshoppers, while locally-ownedand nationally-franchised smallersites offer variety and uniqueness. General civic uses areappropriate for these locations,although they should ideallybe located on the periphery orsecond floors.

4 T5: Town CenterOffice/ResearchOffices and research parks maybe of larger scale and set-backfrom the street, with appropriatelandscaping. Mixed use areasnearby allow shared parking,services for workers, and co-location with smaller firms. Ideally,the spaces would attract firmsthat draw from and build uponexisting regional network effectsfor innovation and efficiency.Office workers supply a built-inmarket for restaurants and convenience retail, and the nearbyservices create an attractiveenvironment for employers.One potential use is a satellitecampus for the Piedmont ValleyCommunity College or a newinstitution of higher education.Technology/Light IndustryTechnology and light industrybuildings may be located on theperiphery of the town center.Front offices/showrooms front acommercial street, while truck access is relegated to the back ofproperties.Such uses may include flexbuildings, distribution centers,laboratories, maintenance, andsmall-scale manufacturing. Someindustrial sites, as regionaldistributions centers, may havecommercial showrooms for frontoffices that could have frontagedirectly on main streets.Industrial uses with clear environmental impacts, such as noise orsmells, on surrounding properties are not appropriate for thisarea.High-Density ResidentialHigh-density apartments (rented)or condominiums (owner-occupied) should directly front streetswith minimal setback. Balconiesand terraces are encouraged,to provide 24-hour surveillanceto enhance security for the towncenter.Residences should be within easywalking distance of mixed usecenters and public spaces. Asmall amount of private greenspace is also appropriate. Homeswill cater to the niche market thatprioritizes maximum proximity tojobs, services, and entertainment.Public SpacePublic spaces include pocketparks or plazas. Plazas, whichare mostly hardscaped, shouldbe located in the very heart ofactivity to maximize their use.Small parks are landscaped withgreenery, and should be alongthe edges of activity, to allow asmall refuge from activity. Additionally, greenways along theperiphery of the center providetransportation and recreationoptions.Except for small buffers betweenindustrial uses, passive openspace is discouraged in the towncenter.ParkingPrimary parking is on-street,either parallel or slanted. Offstreet parking is structured oron surface lots behind buildings.When fronting a street, all parking structures include groundfloor commercial or civic usesfacing the street. Structures areplaced near a natural entranceto facilitate one-stop parking forthe whole town center.Surface lots are a lower-costalternative. They may be placedthroughout the center, but only onthe interiors of blocks. Surfacelots should not be easily visiblefrom streets. Signage is used fornavigation.T5: Town Center12

DRAFT Zion Crossroads Guidebook August 20134 CirculationAs a regional destination, the Zion Crossroads Town Center must be easily accessible fromother areas of the Charlottesville metropolitan area. At the same time, travel to various usesand activilities within the center must be safe and convenient. These two objectives may becharacterized as external and internal circulation.Greenway path offersbicycle and pedestriantransportation andrecreational options.Truck accessoff of backservice streetCluster of parkingstructures forconvenient pointof entry formotoristsTransit stop atconveninentpoint of entryWalkable blockwidth approx.400 ftSightline ofanchorcommercialat entrance5 ft bikelanes onselectedstreetsRoundaboutfunctionsas primarygateway25013 T5: Town CenterMain Street Right of WaySidewalks: approx. 10 ft x 2Parking: approx. 8 ft x 2Travel Lanes: approx 11 ft x 2Total: Approx. 60 ftOr15Transit accessto Pantops andCharlottesvillePrimary roadway widenedto 4-lane boulevard, neededto handle increased traffic

4 T5: Town CenterExternal CirculationInternal CirculationThe proximity to I-64 is a great advantage to ZionCrossroads. Convenient highway access facilitates increasedcommerce and industry. A main entrance to anchor retailand other high intensity uses is established near the gatewayto the town center. To avoid negative impacts, parking onceat this location and walking to all uses should be facilitated.An alternative route for trucks serving industry should beprovided to enhance safety and minimize noise.The entire area can be easily traversed by foot within minutes. Walking should naturally become the dominant formof transportation within the center and into immediately surrounding neighborhoods. Many features of internal streetsare designed to privilege pedestrians for local access. Thisincludes sidewalks and off-street paths, as well as narrowstreets connected in a fine-grained grid.Transit access to Pantops and Charlottesville could start witha JAUNT van, and increase in capacity as demand allows.The town center could function as a transit stop if futuretransit connections are made between Charlottesville andRichmond metropolitan areas. All design should account forpotential adaptations to accommodate future transit service.Bicycles provide a broader range to the outer areas. Allareas of the Zion Crossroads Community Planning Area arewithin a twenty minute ride, which is acceptable for commuting and daily trips. Off-street paths provider a safe alternative means for traveling throughout the area, and selectedstreets may include bike paths.Cars will also be used to travel within the area, especiallyby people with disabilities. Narrower streets and on-streetparking create a natural traffic calming effect.Arterial BoulevardEither US 250 or US 15 may need tobe widened to function as a boulevardalong the periphery of the Town Center.T5: Town Center14

DRAFT Zion Crossroads Guidebook August 2013TransectDevelopment density andlevel of activity along ruralto-urban continuum15 T4: Mixed Use VillageT1T2T3T4T5T6

4 T4: Mixed Use VillageThe Zion Crossroads Mixed Use Villages are vibrant places to live and work within the Zion CrossroadsUrban Development Area, as designated by the Comprehensive Plan. The intensity of commercial andcultural activity is less than that of the Town Center, but the neighborhood remains closely tied to thecenter:1. A variety of housing types integrated with each other, including multifamily structures, townhomes,duplexes, and single-family homes.2. Spacious and well-designed public spaces for recreation, aesthetic appeal, and stormwater management.3. Smaller scale commercial and industrial uses near major roadway corridors, connected to butsomewhat removed from residential areas.4. Complete streets throughout, including sidewalks, landscaping, narrower vehicle lanes, and onstreet parking.5. Residential gross densities of between 8 and 12 dwelling units per acre (as pictured).6. Neighborhood-serving retail and restaurants within closer proximity to residential areas.Market Street CondosReston, VAReston-Condos.comNew TownWilliamsburg, VAWilliamsburg Real EstateT4: Mixed Use Village16

DRAFT Zion Crossroads Guidebook August 20134 Mix of UsesCivic (School)Commercial/mixed use structuresare concentrated along the mainstreets with easy pedestrian access. Retail, restaurants and otheruses needing exposure occupyground floors, while offices andresidences are above. Generalcivic uses are appropriate forthese locations as well.Uses by Land Area:The uses and activities featured in the ZionCrossroads Mixed Use Village both supportand benefit from the higher intensities activity that occurs in the Town Center. As the titlemakes clear, there is an integration of varioususes, but this must be careful planned andtailored to the appropriate transportationinfrastructure. With correct proportions, thearea can provide a very high quality of lifefor those who prefer a walkable and greenneighborhood, while still supporting the economic engine of the Zion Crossroads area.Tech and sResidentialSingle FamilyMixed Use Storefront CommercialPublicSpaceLarge Commercial (Hotel)RestaurantCivic (Elementary School)17 T4: Mixed Use Village

4 T4: Mixed Use VillagePublic SpaceThe primary public spaces in theMixed Use Village are parksthat serve the local residents andother uses such as schools. Publicspaces are especially importantfor higher-density residentialresidents, who do not otherwisehave private lawns.Parks could provide such amenities as playgrounds, picnicshelters, dog park fencing,benches, and playing fields.Parks should be connected witha pathway system. Generally,unprogrammed and informalopen space is also discouragedin these areas.Technology/Light IndustryTechnology and light industrybuildings may be located in theMixed Use Village in areas thatare removed, to some degree,from residential streets.The uses and forms of technologyand light industry are much thesame as described for the TownCenter.High-Density ResidentialHigh-density apartments (rented)or condominiums (owner-occupied) should directly front streetswith minimal setbacks. In this illustration, the multifamily buildingsare arranged around a commongreenspace encircled by a narrow one-way street.All parking for multifamily residential buildings should be provided behind the building with afew on-street spaces availablefor guests.Medium DensityResidentialMedium-density residential areastake the form of the traditionalneighborhood commonly builtthroughout the United Statesprior to World War II.Streets are tree-lined with sidewalks. Single-family detacheddwellings are integrated withtownhomes and duplexes. Thereare a variety of home styles, withfront porches as a dominant feature and front-loaded garagesdiscouraged. Lot sizes are relatively narrow and rectilinear, withprivate backyard space for eachunit. An appropriate density isbetween 8 and 12 dwelling unitsper gross acre. Homes are setback a small distance from thestreets. Streets are narrow andformed generally into a grid.Mixed-Use CommercialCommercial and mixed use usesmay take a similar form to thosein the Town Center, although themerchandise should ideally caterto more local clientele in thesurrounding area. This includescafes, small grocers, florists, andretail offer convenience goods.Office space or residences areappropriate for above floors.These uses should be located onthe periphery of residential areas so customers from outside theneighborhood need not travel onresidential streets. More intenseuses may be appropriate nearthe gateway from an arterial intothe neighborhood.All parking should be providedbehind the building with a fewon-street spaces available forguests.T4: Mixed Use Village18

DRAFT Zion Crossroads Guidebook August 20134 CirculationThe Mixed Use Village must have transportation infrastructure that balances the provisionof access to those uses that require it with protection of predominantly residential areasand parks from excessive traffic and associated safety and environmental impacts. This isthe essential transportation challenge of this area, and it can only be met with careful streetdesign and layout.250OrOrSidewalks of at least5 ft. throughout withvegetative buffer betweensidewalk and street.One-way route aroundcentral green allowsconnected streets whilereducing through-trafficWalkable residentialblock width approx.250 ft15Higher-volumeconnection to Town Center.Predominently vehicletraffic.Walking connectionsbetween residential areasand civic or commercialareas.Greenway path offersbicycle and pedestriantransportation andrecreational options.19 T4: Mixed Use VillageNeighborhood trafficcircles at intersectionsfor speed reductionLower-volumeconnection to Town Center.Predominently cyclingand walking traffic.

4 T4: Mixed Use VillageBalance between Mobility and AccessCirculation for Multiple ModesRoads and streets are organized into what is known as a functional hierarchy between roads that are suited for high and lower volumes. Thisform of organization is especially important to the success of the MixedUse Village, as uses with a wide variety of transportation needs andacceptable impacts are intentionally located within close proximity. Thebroad spectrum of classifications are depicted from left to right in thecirculation image. They are as follows:Although the function of the Mixed Use Village is quite different than the Town Center, safe access for pedestriansand cyclists is equally important. Students may walk fromnearby residential areas to school. Workers are within convenient commuting distance to the Town Center. Small-scalecommercial will be within easy walking distance. Finally,many residents will simply wish to walk their dog or take astroll around the neighborhood.1. Arterial Roadways are designed to carry high volumes of traffic, and access to individual sites along the roadway is limited. ForZion Crossroads, this would be US Route 250 or US Route 15. Pointsof entry from arterials to the area are important gateways to theneighborhood. Although it is important to maintain aesthetics withbuffers along arterials, no buildings directly front these roadways.Pedestrian or bike access should only be on completely separatedpathways.2. Collector Streets allow access to most commercial and industrialuses. Ideal traffic volumes would be high enough to support suchactivity, but speeds are generally much lower due to the greaternumber of access points and intersections. The collector street is alsothe predominant vehicular access point between the Town Centerand Mixed Use Village.3. Residential Streets are designed to be much lower volume andprovide access only to local residents and visitors. Mitigation ofthrough-traffic can be achieved proactively though design, ratherthan retroactively through traffic calming measures. A differentorientation of the street grid can signal entrance into a residentialarea. One-way streets around a central green and neighborhoodtraffic circles are pleasant features that deter through-traffic.Sidewalks of a standard 5-foot width are provided on allstreets (with the potential exception of arterials), and theseare separated from the roadway with a vegetative buffer.Streets with storefront commercial are equipped with sidewalks of at least 10-foot width for the segments directlyadjacent to the buildings.A primary feature of these areas is off-street paths. Theseallow direct connections between residential areas and theTown Center. These are integrated into a park system, allowing paths to provide a dual recreational and transportation function.Transit service to these areas should be a longer-termobjective. This would occur along collector streets withreasonably close stop distances. All transit access would beconnected directly into the central hub at the Town Center,where transfers to regional service c

recommends new public water and sewer service for the Zion Crossroads Area, and imple-mentation of this recommendation functions as an underlying assumption of this guidebook. The Return on Investment Study created several growth scenarios for Zion Crossroads and weighed the return on investment of this infrastructure for Fluvanna County.