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Contents
Acknowledgements . iv
DW Legacy Design
®
Method . v
SUMMARY................................................................................................................................................. 1
Project Background. 2
Critical Success Factors. 4
Implementation Strategies. 5
Aspirational Development Standards. 12
MARKET STUDY. ................................................................................................................................... 19
Market Study Summary. 20
Background and Objectives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
Key Findings – Economy and Demographics . 20
Dominion Boulevard Site Analysis. 26
Demand Analysis. 27
Regional Employment Center Scenario. 29
EXISTING CONDITIONS......................................................................................................................... 31
Existing Conditions. 32
Existing Hydrology and National Wetlands Inventory Map. 36
Existing Agricultural Land. 37
Rural Development Lots. 38
Industrial and Commercial Nodes . 39
Recent New Development . 40
Public and Community Uses . 41
Existing Streets and Major Intersections. 42
Regional Airport . 43
Public Input Process. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
Summary on the Public Process . 44
Public Charrette #1
.
44
Public Charrette #2
.
46
Public Open House . 46
PLANNING FRAMEWORKS................................................................................................................... 49
Area Planning. 51
Scenario Planning . 52
Master Land Use Plan. 54
Transportation Master Plan . 98
Utilities Master Plan. 110
Telecommunications Infrastructure Strategy . 125
APPENDICES........................................................................................................................................ 127
Public Charette 1. 128
Public Charette 2. 136
Public Open House . 143
Street Sections. 146
Market Study . 150
