Attachment C

Places29 Draft Master Plan Outline


This outline has been prepared by staff and the consultant team. It has been reviewed by the Planning Commission. It is provided to give reviewers an understanding of what will be covered in each chapter of the Master Plan.


Master Plan Chapter

Executive Summary

·         Introduction, including the relationship of the master plan to the Comp Plan and to the US 29 North Corridor Transportation Study

·         Context/major issues

·         Vision & Guiding Principles

·         Future Land Use Framework Map

·         Plan Organization (“How to Use this Document”)

·         Summary Implementation Matrix

Title Page


Table of Contents

Chapter 1.  Introduction

·         Area included in the master plan

·         Purpose of the plan

·         Project background (existing comp plan/last update, land use policy, other studies, relationship to other county policy documents)

·         Planning process and public involvement program, including a brief list of public meetings

Chapter 2. Vision Statement & Guiding Principles

·         Introduction

·         Comp Plan goals (including Neighborhood Model)—reference relevant sections of the Comp Plan and relate to the Vision & Guiding Principles

·         Vision Statement & Guiding Principles

Chapter 3. Existing Conditions & Future Trends

·         Introduction

·         Geographic description of existing conditions (snapshot of environmental and built conditions)

·         Demographics and trends (current and projected)

·         Economic Framework and Market Assessment

·         Existing Land Use Patterns (“neighborhood today”)

o        Land Use Patterns (including entrance corridors)

o        Existing and Planned Utilities Infrastructure (New utilities will be described in Chapter 6)

o        Open Space and Other Natural Resources

o        Community Facilities – schools, libraries, police and fire/rescue services

o        Historic and Archaeological Resources

·         Existing Transportation Network

o        Existing and Planned Transportation Network

§      Street Designations and Cross Sections

§      Transit Network

§      Bicycle Network

§      Existing Pedestrian Conditions

o        Existing Traffic Conditions (including current and projected traffic)

·         Existing and currently planned infrastructure

o        Retail and residential market assessment

·         Future Trends

o        Potential build-out under current policy/ regulations (population, units, commercial and industrial SF)

o        Traffic projections

Chapter 4. Place & Center Types

·         Introduction

·         Elements of the Neighborhood Model

o        Place Types (Neighborhoods, Uptown, and Centers)

o        Center Types

o        Transect concept [how used here]

o        Open Space Types (including green infrastructure ones-- environmental, parks, greenways, preservation areas)

Chapter 5.  Future Land Use & Transportation Framework

·         Introduction

·         Areas/sub-areas (e.g., development areas, corridors, fringe areas, discussion of major centers)

·         Future Land Use Framework (land use designations and standards regarding uses, densities, etc.)

o        What is a Framework plan and why do we have one?

·         Future Transportation Network

o        Transportation Network (including regional, Development Area, and neighborhood/local improvements)

§         Street Designations and Cross Sections

§         Transit Network

§         Bicycle Network

§         Existing Pedestrian Conditions

o        Traffic Projections

·         Green Infrastructure: parks, open space, and greenways

·         Historical and Cultural Resources

·         Opportunities for the Future

o  Opportunities and issues

o  Opportunity sites (both discussion of criteria for identifying Opportunity Sites and mapping of specific sites)

o  Areas for further study

o  Potential Transportation Improvements (description of the elements that were studied in the transportation network alternatives – both roadway and transit elements)

·         Illustrative opportunity site development studies

·         Future Land Use Framework Map

Chapter 6. Community Facilities & Services

·         Introduction

·         Public facilities

o        Location of regional community facilities

o        School siting

·         Business development/support

·         Community Life (e.g., local events, tourism, social opportunities, etc.)

Chapter 7.  Design Principles

·         Introduction

·         Neighborhood (form and structure of neighborhoods – block size/local street network, lotting, focus density around core, open space layout, working with topography, etc.)

·         Streetscape (street cross sections and streetscape elements)

·         Site Planning (building placement, massing, scale; street frontage, parking location, site circulation, working with topography)

·         Architecture/massing/scale

·         Landscape

·         Signs

Chapter 8.  Implementation

·         Introduction (e.g., timeframes, realistic expectations...)

·         Estimated capital, program, and service costs

·         Funding strategies

·         Role of Agencies

o        County

o        Citizens Advisory Committees

o        School District

o        Transit Agency

o        TJPDC

o        VDOT

·         Role of business sector

·         Role of development community

·         Role of neighborhood residents

·         Role of community institutions

·         Implementation matrix—a compilation of recommendations and strategies arranged according to first five years, second five years, remaining projects.


·         Assets, Needs & Opportunities Report

·         Glossary

·         Public Participation Program documentation

·         Transportation Technical Memos

·         Transportation Study Report

·         Others, as necessary





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