Henrico CountyClarion Associates

Dover, Kohl & PartnersRenaissance Planning

Greehan, Taves & Pandak

HENRICO COUNTY

VIRGINIA CENTERCOMMONS (VCC)CHARRETTE

HENRICO COUNTY CODE UPDATE

A major initiative to update and streamline the County’s zoning code.

HENRICO COUNTY CODE UPDATE

CHARRETTE WEEK SCHEDULE

2

1Kick-off & Hands-on Design SessionMonday, March 2 | 6 pm HERE!

Open Design StudioTuesday to Thursday, March 3 – 5 | 10 am to 5 pmHERE!

Work-in-Progress PresentationFriday, March 6 | 6 pm HERE!

3

METRO BUSINESS LIVE DISCUSSIONWHEN: TUESDAY, MARCH 24 | 7:15 AM TO 9 AMWHERE: RICHMOND TIMES-DISPATCH | 300 E. FRANKLIN ST.

VIRGINIA CENTER COMMONS (VCC)

I-95782

I-95US-1

782

VIRGINIA CENTER COMMONS (VCC)

VIRGINIA CENTER COMMONS (VCC) IN THE NEWS

VIRGINIA CENTER COMMONS (VCC) IN THE NEWS• T H E S I T E

– L O C A T E D R O U T E 1 N E A R T H E I N T E R S E C T I O N O F I N T E R S T A T E 2 9 5 – M A L L O P E N E D I N 1 0 / 1 9 9 1 , $ 6 0 M I N V E S T M E N T– A N C H O R S : J . C . P E N N E Y , B U R L I N G T O N C O A T F A C T O R Y , A M E R I C A N F A M I L Y F I T N E S S , W I T H

T W O V A C A N T A N C H O R S L A S T O C C U P I E D B Y S E A R S A N D M A C Y ’ S . – 6 0 S T O R E S & S E R V I C E S ; 7 7 5 K S F T O T A L R E T A I L F L O O R A R E A ( 9 6 6 K S F W / V A C A N T A N C H O R S )

• N E W O W N E R S H I P– R I C H M O N D - B A S E D T H E R E B K E E C O . A N D C H E S T E R - B A S E D S H A M I N H O T E L S A C Q U I R E D T H E

E N C L O S E D M A L L P L U S T H E F O R M E R M A C Y ’ S A N D S E A R S B U I L D I N G S I N J A N U A R Y O F 2 0 2 0– P R I O R T O T H A T S O L D O F T E N : S I M O N P R O P E R T Y G R O U P ( U N T I L 2 0 1 4 ) ; W A S H I N G T O N P R I M E

G R O U P ( U N T I L 2 0 1 7 ) ; K O H A N R E T A I L I N V E S T M E N T G R O U P ( $ 9 M , U N T I L 2 0 2 0 )– T H R E E L A W S U I T S , O N E W I T H C O U N T Y O V E R F I R E , Z O N I N G , B U I L D I N G C O D E S

• N E W S A L E S I N 2 0 2 0– S O L D 2 4 . 7 5 A C R E S T O H E N R I C O , W H I C H P L A N S T O P U T A N I N D O O R S P O R T S A R E N A O N T H E

S I T E – S O L D 6 . 2 5 A C R E S W A S S O L D T O A N O T H E R E N T I T Y T I E D T O S H A M I N H O T E L S F O R A N E W

H O T E L– T H E R E M A I N I N G 4 5 . 5 A C R E S W A S K E P T B Y T H E T W O C O M P A N I E S F O R R E D E V E L O P M E N T O F

T H E M A L L P R O P E R T Y .

• T O B E R E D E V E L O P E D W I T H A N I N D O O R S P O R T S F A C I L I T Y A N D C O N V E N T I O N F A C I L I T Y– H E N R I C O C O U N T Y V O T E D T O A U T H O R I Z E T H E U S E O F $ 5 0 M I L L I O N T O B U I L D A N I N D O O R

S P O R T S A R E N A – R E B K E E C O . W O U L D D E S I G N , B U I L D , O P E R A T E , B R I N G $ 3 3 M P E R Y E A R I N R E V E N U E

SPORTS COMPLEX

Major Sports Complex and Meeting Center

SPORTS COMPLEX& HOTEL

KEYPAD POLLING

HOW LONG HAVE YOU LIVED OR WORKED IN HENRICO COUNTY?

1. Less than 5 years

2. 5 to 10 years

3. 11 to 20 years

4. 21 to 30 years

5. 31 to 40 years

6. 41 to 50 years

7. 51 to 60 years

8. More than 60 years

9. I don’t live or work here Less

than

5 years

5 to 10

year

s

11 to

20 ye

ars

21 to

30 ye

ars

31 to

40 ye

ars

41 to

50 ye

ars

51 to

60 ye

ars

More

than

60 ye

ars

I don’t l

ive or w

ork he

re

11%13%

27%

22%

5%

2%4%4%

13%

DID YOUR ATTEND A PREVIOUS PUBLIC EVENT FOR THE CODE?

1. Yes

2. No

Yes

No

80%

20%

HOW OFTEN DO YOU GO TO VIRGINIA COMMONS?

1. Very often: Every day

2. Often: Just about every week

3. Sometimes

4. Rarely

5. Never

Very ofte

n: Ev

ery da

y

Often:

Just

about

ever

y wee

k

Som

etim

es

Rarely

Never

10% 12%

28%

38%

12%

WHAT ARE YOUR 2 BIGGEST CONCERNS WITH NEW DEVELOPMENT?

1. Traffic

2. Density

3. Noise

4. School Size

5. Parking

6. Green Space

7. Walkability

8. Increased crimeTr

affic

Densit

yNois

e

Schoo

l Size

Parking

Green

Spac

e

Walk

abilit

y

Increas

ed cr

ime

32%

12%

9%

14%

9%10%

6%

9%

IN YOUR OPINION, WHAT ARE THE 2 MOST IMPORTANT PUBLIC BENEFITS NEW INVESTMENT COULD ADD?1. New places to shop & eat

2. Affordable housing: for retirees and young people

3. Improvements to community character

4. Places for recreation

5. Adding to the tax base

6. Walkabiliy, Bikeability & Pedestrian Safety

7. Jobs New plac

es to

shop &

eat

Afford

able

housin

g: fo

r reti

re..

Impro

vem

ents

to co

mm

unit...

Places

for r

ecrea

tion

Adding

to th

e tax b

ase

Walk

abiliy

, Bike

abilit

y & Pe..

.Jo

bs

29%

6%

19%

9%10%

16%

11%

GREAT NEW NEIGHBORHOODS ARE

POSSIBLE

GLENWOOD PARK, ATLANTA, GA

WHEELER DISTRICT, OKLAHOMA CITY, OK

HOW DO DYING MALLS

CHANGE?

1. LIPSTICK– I N T E R I O R R E M O D E L A N D

R E B R A N D I N G

2. FACELIFT– F L I P “ I N S I D E O U T ” T O C R E A T E

F R A M E D O U T D O O R S P A C E S W I T H A D J A C E N T D I N I N G O R E V E N T S P A C E

3. EXPANSION – A D D A P A R K I N G G A R A G E A N D

R E C L A I M S U R F A C E P A R K I N G . A D D R E S I D E N T I A L . A D D N E W P L A Z A S

4. TOTAL TRANSFORMATION– R E U S E W H A T Y O U C A N , T E A R D O W N

T H E R E S T . F I N D A N A N C H O R ( O F T E N A P U B L I C F A C I L I T Y ) T O J U M P - S T A R T R E D E V E L O P M E N T . W I L L O W L A W N .

FOUR APPROACHES TO UPDATE MALLS

R E G E N C Y S Q U A R E : E X P A N S I O N

W I L L O W L A W N : T R A N S F O R M A T I O N

S H O R T P U M P : F A C E L I F T

EXPANSION: BAYSHORE MALL GLENDALE WI1954

NEAR MILWAUKEE

EXPANSION: BAYSHORE TOWN CENTER, GLENDALE WI

NEAR MILWAUKEE

EXPANSION: BAYSHORE TOWN CENTER, GLENDALE WI

OLD

OLD

NEW

GARAGE

NEAR MILWAUKEE

EXPANSION: BAYSHORE TOWN CENTER, GLENDALE WI

TRANSFORMATION: NORTHGATE MALL, EL PASO TX2011

TRANSFORMATION: NORTHGATE MALL, EL PASO TX

TODAY IT’S A BUS TRANSIT CENTER WITH A PLAN FOR ADJACENT WALKABL E URBANISM

2011 TODAY

TOMORROW

TRANSFORMATION: TWIN CITIES MALL, LAKE PARK, FL

TODAY IT’S A GROCERY STORE & SHOPPING WITH A PLAN FOR WALKABLE URBANISM

1997 TODAY

TOMORROW

TRANSFORMATION: BELMAR, LAKEWOOD CO1999

FORMER VILLIA ITALIA MALL (500,000 SF ) . LAKEWOOD’S LARGEST TAX GENERATORLARGEST SUBURB OUTSIDE DENVER

2002

TRANSFORMATION: BELMAR, LAKEWOOD CO

MALL DEMOLISHED EXCEPT ONE JC PENNY WHICH IS REPURPOSED

2011

TRANSFORMATION: BELMAR, LAKEWOOD CO

RE-ESTABLISHED STREET GRID

2015

TRANSFORMATION: BELMAR, LAKEWOOD CO

RE-ESTABLISHED STREET GRID

TRANSFORMATION: BELMAR, LAKEWOOD CO

80 SHOPS, 20 RESTAURANTS, 300,000SF OF OFFICE SPACE 1,200+ RESIDENCES

THE FIRST US SHOPPING CENTER … was part of a planned community

Roland Park Shopping Center, Baltimore 1907

1913

Today

NEXT SHOPPING CENTERS Mixed-Use with Residential

1925 Today

1916 Today

Market Square, Lake Forest, Illinois

Country Club Plaza Shopping Center, Kansas City, Missouri

NEXT SHOPPING CENTERS Mixed-Use with Residential by Addison Mizner

Everglades ClubWorth Avenue, Palm Beach, FL 1925

Today

KEYPAD POLLING

Do you like this?

A. LOVE IT

B. NO OPINION

C. HATE IT

LOVE I

T

NO OPI

NION

HATE IT

25%

32%

42%

Do you like this?

A. LOVE IT

B. NO OPINION

C. HATE IT

LOVE I

T

NO OPI

NION

HATE IT

0%

97%

3%

Do you like this?

A. LOVE IT

B. NO OPINION

C. HATE IT

LOVE I

T

NO OPI

NION

HATE IT

69%

14%18%

Do you like this?

A. LOVE IT

B. NO OPINION

C. HATE IT

LOVE I

T

NO OPI

NION

HATE IT

0%

96%

4%

Do you like this?

A. LOVE IT

B. NO OPINION

C. HATE IT

LOVE I

T

NO OPI

NION

HATE IT

37%

30%33%

Do you like this?

A. LOVE IT

B. NO OPINION

C. HATE ITLO

VE IT

NO OPI

NION

HATE IT

10%

78%

12%

COMPARING RESULTSCommercial Streets

COMPARING RESULTSSidewalks

COMPARING RESULTSCommercial Buildings

the exercise

INTRO TO EXERCISES

one word card

INTRO TO EXERCISES - basemap

Tell Us…

Should the mall remain as a

shopping center?

Should the site have a combination of

offices and apaartments?

What happens to the area around the

mall site both in Henrico & Hanover

Counties?

What uses are missing?

What should the public spaces be

like?

What character should the area

have?

What types of streets should the

area have?

When I say

Go…

10 min

5 min

1 min

Pick a

presenter!

PRESENT!

HENRICO COUNTYVIRGINIA COMMONSCHARRETTE

EXTRA SLIDES

FOOD FOR THOUGHT

WINTER SPRINGS TOWN CENTER

WINTER SPRINGS TOWN CENTER

1. LIPSTICK– I N T E R I O R R E M O D E L A N D R E B R A N D I N G–

2. FACELIFT– F L I P “ I N S I D E O U T ” T O C R E A T E F R A M E D

O U T D O O R S P A C E S W I T H A D J A C E N T D I N I N G O R E V E N T S P A C E

3. EXPANSION – T H E R E M A I N I N G 4 5 . 5 A C R E S W A S K E P T

B Y T H E T W O C O M P A N I E S F O R R E D E V E L O P M E N T O F T H E M A L L P R O P E R T Y .

4. TOTAL TRANSFORMATION– H E N R I C O C O U N T Y V O T E D T O

A U T H O R I Z E T H E U S E O F $ 5 0 M I L L I O N T O B U I L D A N I N D O O R S P O R T S A R E N A

FOUR APPROACHES TO DEAD (OR DYING) MALLS

E X P A N S I O N : D A D E L A N D M A L L , M I A M I F LN E W E N T R Y A N D O U T D O O R D I N I N G

H I G H L A N D M A L L , A U S T I N T X A C C H I G H L A N D C A M P U S , L O C A T E D I N T H E F O R M E R J C P E N N E Y S P A C E

E X P A N S I O N : D A D E L A N D M A L L , M I A M I F LN E W E N T R Y A N D O U T D O O R D I N I N G

Established 1987 | 30+ Years of Experience in Urban Design + Town PlanningDOVER, KOHL & PARTNERS SERVICES

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MALLS ARE EVOLVING

1900 1910 1920 1930 1940 1950

1960 1970 1980 1990 2000 2010

25,000 shopping centers built;every seven hours one opened

HISTORY OF THE MALL

2020

THE FIRST US SHOPPING CENTER … was part of a planned community

Roland Park Shopping Center, Baltimore 1907

1913

Today

NEXT SHOPPING CENTERS Mixed-Use with Residential

1925 Today

1916 Today

Market Square, Lake Forest, Illinois

Country Club Plaza Shopping Center, Kansas City, Missouri

NEXT SHOPPING CENTERS Mixed-Use with Residential by Addison Mizner

Everglades ClubWorth Avenue, Palm Beach, FL 1925

Today

Worth Avenue, Palm Beach, FL Today

NEXT SHOPPING CENTERS Mixed-Use with Residential … with outdoor life

Everglades ClubWorth Avenue, Palm Beach, FL

Today “Some authors,” wrote Alva Johnston in The New Yorker in 1952, “have classified his

Everglades Club, in Palm Beach… among the most beautiful buildings in America.”

Home (2011), Bill Bryson

FIRST REGIONAL SHOPPING MALL

Northgate Mall, Seattle, 1950

NORTHGATE ADDS OPEN-AIR COMPONENT

Northgate Mall, Seattle, 2010

LARGEST REGIONAL SHOPPING MALL 4.2M SF

Today: 40,000+ shopping centers & 2,000+ Regional Malls (National Research Bureau)

Mall of America, Bloomington, Minnesota 1992

20% OF THE LARGEST 2,000 MALLS ARE FAILING

Newsweek, November 12, 2008

DEADMALLS.COM

TODAY’S “MALLS” OFTEN ARE MIXED-USE W/ RESIDENTIAL

Mizner Park, Boca Raton, Florida City Place, West Palm Beach, Florida

WHAT WILL THE MARKET SUPPORT?

S E C O N D A R Y T R A D E A R E A : S O M E T H I N G U N I Q U E C O U L D D R A W A L L O F R I C H M O N D ( 1 5 M I L E S A W A Y )

VCC PRIMARY TRADE AREA (ROUGHLY 5 MILES)

WHAT WILL THE MARKET SUPPORT?

Conclusion: The center is no longer viable as a shopping mall because it overlaps with existing malls in the area. However, in the next 5 years the site can support a modest mix of stores and restaurants (127K leasable SF).This projection takes into consideration the Sports Complex (6K+ daily trips) but does not (yet) factor in new houses. Rooftops would help.

Source: ARCGIS Biz Analyst

Clothing & Shoes

Electronics & Appliances

Furniture Stores

General Merchandize

Hardware

Pharmacy

Restaurants

Restaurants (2024)

5 new venues, 13K SF

Clothing & Shoes (2024)

1 new small store, 5K SF

Furniture & Home (2024)

1 new small store, 4K SF

Hardware (2024)

1 new small store, 13.5K SF

1900 1910 1920 1930 1940 1950

1960 1970 1980 1990 2000 2010

25,000 shopping centers built;every seven hours one opened

HISTORY OF THE MALL

2020

20% OF THE LARGEST 2,000 MALLS ARE FAILING

Newsweek, November 12, 2008