Village Growth Project

Discussion Session #4 (3/15/06) – Summary

Focus Areas: Mechanicsville Road

Discussion Questions

1) Do you think new neighborhoods in this area should be primarily along Mechanicsville Road or also include side streets to the upper slopes to the east of the road (south of cemetery)?

2) Should Patrick Brook be allowed to “re-naturalize” by getting rid of the upper portion of the canal (north of Commerce Park)? See map for new neighborhood possibilities.

3) Do you want the Town to control the pace of new growth in this and other “expansion” areas (like south of Ballard’s Corner) – e.g., via an annual cap on new dwellings/development, via phasing tied to improved municipal infrastructure (streets, sidewalks, police/fire service, etc.), or other methods?

4) Do you think the area north of Commerce Street should continue to have a residential focus, or should other uses (e.g., commercial) be considered?

5) Should there be a neighborhood green in this area to serve as a focal point? How should this green or common area differ from others proposed in the existing village core or south of Ballard’s Corner?

Major Themes (see meeting minutes for details from each discussion group)

· New residential development and neighborhoods in this area should be focused toward Mechanicsville Road, and clustered to: 1) create a neighborhood feel; 2) ensure this area is pedestrian friendly; 3) be respectful of views along corridor; 4) better manage additional traffic flow; 5) help retain open space areas, and access to them, especially on the upper hillside east of the road.

· Some felt this corridor could support dense neighborhood development with affordable and senior housing opportunities, thanks in part to the topography that creates visual interest and opportunities to work with the landscape. Others felt residential development was appropriate, but should reflect the smaller community.

· More information is needed before decisions can be made about maintenance of or changes to the existing natural and man-made water ways related to Patrick Brook and the Canal. There’s quite a history of water diversion, dredging, etc. in this area, and these issues need to be sorted out before wholesale changes are considered. Any new development on the west side of the road needs to be sensitive to the watershed of the brook.

· Phasing of development and/or annual caps on the amount of development are options worth exploring, but may be tricky to implement. However, it’s probably in the Town’s interest to have these mechanisms ready if intense development begins to be an issue. Caps should not necessarily be exclusive to the village area of town, because this would simply create incentive for development in the rural parts of town – i.e., reverse of village growth center objective.

· Impact fees are definitely worth exploring, and could be used to offset the cost of necessary increases in community and municipal services. Such fees could also be tied to improvements necessitated by increased development in the village – e.g., traffic control, sidewalks, etc. As noted above, need to be careful that such fees don’t make village area development less attractive than rural area development.

· The Mechanicsville Road area north of Commerce Street should retain its residential focus. Some expressed opposition to commercial uses in this area, and others simply had concerns that it would not be viable. Commercial uses should be concentrated on the southern portion of Mechanicsville Road and in Commerce Park. If any non-residential uses are allowed, they should be small scale and blend with the residential surroundings.

· The Town needs to figure out a strategy for a Town Green and other open space throughout the village area. The charette plans show large Town Greens in each focus area, and we should consider creating a central green with smaller neighborhood parks elsewhere, and more extensive open space in the outlying areas. Also need to devise a strategy to ensure the active and effective use of these public areas – e.g., types of usage, handicap and easily accessible, pedestrian connectivity.

· Traffic calming along Mechanicsville Road is key, especially if additional vehicles and pedestrians are added to this area by new development. If this area is to be part of the village, it must have a pedestrian/bicycle focus. It must be walkable.