Williamsburg Road Commercial Corridor Enhancement Plan

Transcription

Rowena Fratarcangelo
URSP 762, Spring 2005
Dr. John Accordino, Virginia Commonwealth University
Dr. Mort Gulak, Virginia Commonwealth University
John Marlles, Henrico County Department of Community Revitalization
John Young, Henrico County Department of Community Revitalization
Acknowledgements
I would like to thank John Marlles for suggesting the study area and for his support and
guidance, John Young for his thorough review of the final draft of the enhancement plan,
Samantha Brown and Paul Stewart for their expertise with maps, and Scott Carter for
help compiling property owner information.
Many people helped in the information-gathering phase. In particular,
Robbie Prezioso, Virginia Department of Transportation
Tim Foster, Henrico County Department of Public Works
Todd Eure, Henrico County Department of Public Works
Scott Denny, Virginia Department of Aviation
John Rutledge, Capital Region Airport Commission
Troy Bell, Capital Region Airport Commission
Della Conti, Advantis Real Estate
Brett Womack and John Wingfield, Divaris Real Estate
Nathan Shor, Shor Real Estate
I would also like to thank business and property owners who took the time to answer my
survey questions and who contributed valuable insights into the area. Thank you to the
Sandston Rotary Club, in particular Ray Smith and Dave Baldwin, for lunch and helpful
input. And of course many thanks to Dr. John Accordino and Dr. Mort Gulak.
EXECUTIVE SUMMARY
The Williamsburg Road Commercial Corridor Enhancement Plan was prepared as a
guide for developing a comprehensive and coordinated strategy for maintaining and enhancing
the commercial corridor.
The Williamsburg Road commercial corridor is located in eastern Henrico County. The
four-mile-long corridor’s boundaries are Brittles Lane/Charles City Road to the west and Early
Avenue to the east. The western boundary is approximately one-half mile east of the City of
Richmond/Henrico County line. The eastern portion of the corridor ends in front of the Richmond
International Airport, before the entrance to Sandston.
The Williamsburg Road commercial corridor is one of Henrico County’s older corridors.
The corridor exhibits features common to many of the older commercial corridors in the County.
It has a mix of commercial activity – strip shopping centers, gas stations, automobile repair and
tire stores, fast food and small independent restaurants, hair and nail salons, and convenience
stores. Commercial uses are spread out and automobile oriented. There is no design consistency,
landscaping is minimal, and overall the area is not aesthetically pleasing.
Richmond International Airport, located in the eastern portion of the corridor, serves as a
gateway to the area and region. It attracts numerous hotels and travelers, and ongoing
improvements to the airport are likely to attract even more travelers. The presence of the airport
makes beautifying and enhancing the corridor a necessity.
The Williamsburg Road Commercial Corridor Enhancement Plan has been developed
after thorough analysis of existing conditions such as land use; building uses, occupancy status,
and conditions; zoning; infrastructure; demographics; traffic counts; and public safety. A survey
was conducted of property owners and business owners, and comments and suggestions gathered
from the survey are included in the analysis. The corridor does not require major changes in land
use or zoning. The function and look of the corridor – commercial ribbon development and retail
i
nodes – will simply be enhanced. Most changes involve the aesthetics of the corridor and
increasing support from Henrico County for existing and future businesses along the corridor.
Five primary goals are suggested for enhancement of the corridor:
Goal 1: The corridor’s role of “Gateway” to the area and region is maximized.
Goal 2: The corridor is attractive with a coordinated, cohesive look along the
entire corridor.
Goal 3: The corridor is business-friendly.
Goal 4: The corridor’s infrastructure is improved.
Goal 5: The corridor is safe and its image is improved.
Objectives for the five goals include adding landscaping and new signage at the intersection of
Airport Drive South and Williamsburg Road; adding landscaping and improving signage and
building façades along the entire corridor; creating a business association; improving the
stormwater drainage system; and decreasing crime. Each goal and objective has a number of
implementation strategies that, when carefully followed, will result in a comprehensive and
coordinated effort to maintain and enhance the Williamsburg Road commercial corridor.
ii
TABLE OF CONTENTS
Introduction……………………………………………………………………………
1
Existing Conditions
Land Use……………………………………………………………………...
Location of Retail…………………………………………………………….
Building Use………………………………………………………………….
Building Occupancy………………………………………………………….
Building Conditions………………………………………………………….
Zoning………………………………………………………………………..
Infrastructure…………………………………………………………………
Demographics….……………………………………………………………..
Traffic Counts…………………………………….…………………………..
Public Transportation…………………………………………………………
Public Safety………………………………………………………………….
Richmond International Airport………………………………………………
Hotels/Motels…………………………………………………………………
4
6
9
13
15
17
19
21
23
25
26
27
29
Stakeholder Attitudes
Property Owners Survey Results………………………………………………
Business Owners Survey Results……………………………………………...
30
32
Assets and Liabilities…………………………………………………………………..
35
The Plan
Vision…………………………………………………………………………..
Goals, Objectives, and Implementation Strategies…………………………….
Implementation Schedule………………………………………………………
36
37
54
Appendices
A. Business Inventory
B. Census Tracts
C. Henrico County Magisterial Districts
D. Property Owners Survey
E. Business Owners Survey
List of Tables
Table 1 – Shopping Centers
Table 2 – Business Categories
Table 3 – East Towne Plaza Tenant List
Table 4 – Former Hannaford’s Tenant List
Table 5 – Williamsburg Center Tenant List
Table 6 – Republic Plaza Tenant List
Table 7 – Laburnum Square Tenant List
Table 8 – Demographic Information
Table 9 – VDOT Traffic Counts
Table 10 – Henrico County Traffic Counts
Table 11 – Comparison of Total Crime Offenses
Table 12 – Comparison of Incident Crime Report Totals
Table 13 – Hotel/Motel Square Footage
List of Maps
Map 1 – Study Area
Map 2 – Land Use
Map 3 – Retail Nodes
Map 4 – Building Occupancy
Map 5 – Building Conditions
Map 6 – Zoning
Map 7 – Airport Gateway
Map 8 – Enterprise Zone – Existing and Proposed Extension
Introduction
The Williamsburg Road Commercial Corridor Enhancement Plan was prepared to meet
the requirements of URSP 762, Planning Studio II, at Virginia Commonwealth University, Spring
2005. The Plan is intended as a guide for developing a comprehensive and coordinated strategy
for maintaining and enhancing the commercial corridor. The Plan describes existing conditions
along the corridor, including a discussion of retail development patterns. The Plan also describes
stakeholder attitudes about the corridor and lists current assets and liabilities. The Plan then
suggests implementation strategies for attaining the vision, goals, and objectives detailed at the
end of the Plan.
The Study Area
The Williamsburg Road commercial corridor is located in eastern Henrico County. The
four-mile-long corridor’s boundaries are Brittles Lane/Charles City Road to the west and Early
Avenue to the east (See Map 1 on page 3). The western boundary is approximately one-half mile
east of the City of Richmond/Henrico County line. The eastern portion of the corridor ends in
front of the Richmond International Airport, before the entrance to Sandston.
The Williamsburg Road commercial corridor is one of Henrico County’s older corridors.
Until the completion of Interstate 64, Williamsburg Road (U.S. 60) was the primary route
between the City of Richmond, Williamsburg, and the Tidewater area. The majority (64 percent)
of the buildings in the commercial corridor study area were built before 1980. The corridor
exhibits features common to many of the older commercial corridors in the County. It has a mix
of commercial activity – strip shopping centers, gas stations, automobile repair and tire stores,
fast food and small independent restaurants, hair and nail salons, and convenience stores.
Commercial uses are spread out and automobile oriented. There is no design consistency,
landscaping is minimal, and overall the area is not aesthetically pleasing.
Williamsburg Road Commercial Corridor Enhancement Plan – Page 1
Unlike other commercial corridors, however, the eastern portion includes the Richmond
International Airport. The presence of the airport necessitates a certain amount of vacant land not
suitable for development. But the airport also serves as a key entry point to the area. It attracts
numerous hotels and travelers, and ongoing improvements to the airport are likely to attract even
more travelers. The presence of the airport makes beautifying and enhancing the corridor a
necessity.
Map 1 – Study Area
EXISTING CONDITIONS
Land Use
Land use along the corridor is primarily commercial-retail. Seventy-eight of the 124
parcels (63 percent) are designated as commercial-retail. There are 20 single-family residential
parcels that abut Williamsburg Road, 17 of which are west of Laburnum Avenue. Seven are
located at the northeast corner of Williamsburg Road and Brittles Lane; seven are on the north
side of Williamsburg Road between Cambrai Avenue and Eastover Avenue; one is on the
northeast corner of Eastover Avenue and Williamsburg Road, and two are located on the south
side of Williamsburg Road between Klockner Drive and Glen Alden Drive. The three singlefamily residential parcels east of Laburnum Avenue are on the south side of Williamsburg Road
between Raleigh Road and Coxson Road (See Map 2 on page 5).
There are three parcels that are classified light industrial and three parcels classified as
public. The western-most public parcel, across from the East Towne Plaza shopping center,
contains Montrose Elementary School. Another public parcel, east of Laburnum Avenue, contains
the Capital Area Training Consortium. The largest public parcel is the land abutting the south side
of Williamsburg Road between Lewis Road and Early Avenue, north of the Richmond
International Airport.
There are 20 vacant lots along the commercial corridor. However, one of those lots
contains power line towers, so development there would be significantly limited, given the
necessary easements.
Map 2 – Land Use
Location of Retail
The Williamsburg Road commercial corridor is a mix of neighborhood-level retail nodes
interspersed between ribbon development (See Map 3 on page 8). Neighborhood-level retail
nodes are characterized by businesses that “supply the major necessities to consumers living in
the vicinity. Grocery stores, supermarkets, delicatessens, barbers and beauty shops, taverns, and
perhaps small restaurants are the most usual business types represented” (Yeates 1998, p. 303).
Ribbon development is located along well-traveled routes. Highway-oriented ribbons contain
retail activity that serves “demands originating from traffic on the major highways,” which can be
both local and non-local. Examples include service stations, chain restaurants, and motels. Urbanarterial ribbons “serve the demands of the local area, and they are, in general, large consumers of
space or services that are needed only occasionally and involve special-purpose trips.” Examples
include appliance stores, garden supplies, and building and household supplies.
At the western end of the study area is a retail node – East Towne Plaza – that includes a
Food Lion, two small restaurants, a nail salon, a beauty supply store, and a video store among
other tenants. (Node 1 on Map 3; see Table 3 for a list of tenants.) East of the East Towne Plaza
retail node there are a number of freestanding businesses. These include a number of automotiverelated businesses typical of ribbon development, but also a marine and marine-supplies business,
a palm reader, an industrial crane company, a discount bakery, and a home-improvement store.
Next is a former retail node that now contains a Family Dollar store, a small restaurant, vacant
retail space, and a vacant, boarded-up grocery store (Node 2 on Map 3). There is an outparcel
containing a seafood store and across the street to the south is a seafood catering business. The
northern side of the next block, heading east, has a Chinese restaurant, a freestanding computer
repair business, and a small retail node – Williamsburg Center shopping center – that contains a
hair salon, laundromat, restaurant, and exercise facility (Node 3 on Map 3). It also contains an
appliance store and a Sherwin Williams paint store, both of which are typically ribbon
development. A barbershop and a self-storage facility are on the south side of the street. East of
the storage facility is a car wash, a marine and marine-supplies business, and a number of
automotive-related businesses. Two restaurants and a donut shop add to the mix. East of the
donut shop there is a bank, two more automotive-related businesses, and the next retail node –
Laburnum Square shopping center on the north side of the street and Republic Plaza on the south
side of the street (Node 4 on Map 3). Laburnum Square shopping center is the largest shopping
center along the corridor with 24 tenants. (See Table 7 for a list of tenants.) Republic Plaza
includes a Goodyear, an Advance America, a hair salon, two day care facilities (one for adults,
the other for children), and a number of offices. Laburnum Square shopping center is at the corner
of Williamsburg Road and Laburnum Avenue, another heavily traveled route, and is
approximately one and one-half miles south of an entrance/exit to Interstate 64. There are four
fast-food restaurants, two service stations, a convenience store, and a CVS at or near this
intersection.
East of the Williamsburg Road/Laburnum Avenue intersection the businesses are again
more highway-oriented. There are a few automotive-related businesses, a furniture store, a roller
skating rink, a bowling alley, and a workforce training center, but the rest of the businesses are
fast-food restaurants, sit-down restaurants, and hotels/motels. The hotels, in addition to being a
highway-oriented ribbon feature, also take advantage of the presence of the Richmond
International Airport at the eastern boundary of the commercial corridor. A service station, an
insurance office, two self-storage facilities, and an automotive-related business complete the
eastern part of the corridor.
Map 3 – Retail Nodes
Node 1
Node 2
Ribbon with Hotels/Motels
Node 3
Node 4
Node 1 – East Towne Plaza
Node 2 – Former Hannaford’s
Node 3 – Williamsburg Center
Node 4 – Laburnum Square (north of Williamsburg Road) and Republic Plaza (south of
Williamsburg Road)
Building Use
There are 130 commercial establishments currently operating along the corridor. These
include automotive-related, retail, personal services, and offices. There are five shopping centers
along the corridor: East Towne Plaza, the former Hannaford’s grocery store shopping center,
Williamsburg Center shopping center, Laburnum Square shopping center, and Republic Plaza.
East Towne Plaza and Laburnum Square shopping center are the largest in terms of occupied
square footage. (See Table 1.) Both of these shopping centers are anchored by a grocery store:
Food Lion at East Towne Plaza and Kroger at Laburnum Square. Each shopping center contains
goods that would be demanded by surrounding neighborhoods. (Shopping center tenant lists are
detailed in Tables 3 to 7.) As explained in the Location of Retail section (page 6), the shopping
centers function as retail nodes and the businesses located between the shopping centers are a mix
of mostly independent, freestanding buildings representing typical retail ribbon development.
Table 1
Shopping Centers included in the Williamsburg Road Commercial Corridor
Name
Total Square
Feet
# of
# of
Tenants Vacancies
Square Feet
Vacant
East Towne Plaza shopping center
64,774
14
1
1,198
Former Hannaford's shopping center
94,910
3
2
70,296
Williamsburg Center shopping center
35,360
6
0
0
109,405
24
2
9,792
28,945
10
3
4,009
333,394
57
8
13,801
Laburnum Square shopping center
Republic Plaza shopping center
TOTALS
Sources: Henrico County Shopping Center Directory, January 2003, Henrico County property records, and
conversations with real estate brokers.
The stretch of Williamsburg Road east of Laburnum Avenue, toward Richmond
International Airport, has 10 hotels/motels. Three of these hotels are located on Airport Square
Lane and do not front onto Williamsburg Road. They are included in the study area because of
their proximity to the other hotels and because they are visible from Williamsburg Road. (Hotels
located on Audubon Drive and a hotel on Airport Drive South across from the Richmond
International Airport terminal are not included.) Details of the hotels can be found in the
Hotels/Motels section (page 29). Map 3 shows the ribbon of hotels/motels.
The top five building use categories along the commercial corridor are automotive,
personal services (includes hair and nail salons, barber shops, dry cleaners and laundromats, tax
preparation, and insurance), sit-down restaurants, fast-food restaurants, and hotels/motels. The
following table shows the distribution of businesses by type:
Table 2
Business Categories
Automotive
Bank/Financial Services
Clothing – Men’s Formal
Clothing – Women’s
Convenience
Daycare
Drug Store
Entertainment
Fast Food
Food to Go/Catering
Food – Sit Down
Grocery Store
Home Appliances
Home Furnishings
Home Improvement
Hotel/Motel
Marine/Marine supplies
Office
Personal Services
Retail
Service Station
Storage
TOTAL
20
5
1
2
2
4
1
5
10
4
16
2
1
2
3
10
3
6
18
7
6
2
130
Tenant lists of the five shopping centers are provided in the tables below. An inventory of all
businesses along the commercial corridor can be found in Appendix A.
Table 3
East Towne Plaza (2901 Williamsburg Road)
Advance Auto Parts (outparcel)
Check n Go Cash Advance
It's Fashion!
Baby Learning Center 2
Video Magic Superstore
Gospel Book Store
Pizza Hut Delivery
Hong Kong restaurant
Food Lion
Tax Shop of Varina
Jackson Hewett Tax Service
Cleaners - Coin Laundry
Lady Nails
K-Beauty Supply
Vacant retail
Automotive
Clothing - Women's
Daycare
Entertainment
Entertainment
Fast Food
Food - Sit Down
Grocery Store
Personal Services
Personal Services
Personal Services
Personal Services
Retail
Vacant
Table 4
Former Hannaford's (3302 Williamsburg Road)
B&B Seafood (outparcel)
Sportsman Restaurant & Lounge
Family Dollar
Vacant grocery store
Vacant retail
Food to Go
Food - Sit Down
Retail
Vacant
Vacant
Table 5
Williamsburg Center (3716 Williamsburg Road)
Extreme Fitness
Carini's Italian Restaurant
Little Appliance
Sherwin Williams
Hair In Style Beauty & Barber
SuBee Coin Laundry
Entertainment
Food - Sit Down
Home Appliances
Home Improvement
Personal Services
Personal Services
Table 6
Republic Plaza (4501 Williamsburg Road)
Goodyear (outparcel)
Advance America
Tender Years Child Development Center
Viable Adult Daycare Center
T.P.W.
U.S. Realty
U.S. Customs Service
Relizon
Rising Sun Computer Service
SharDee's Hair Studio
Vacant retail/office
Automotive
Daycare
Daycare
Office
Office
Office
Office
Office
Personal Services
Vacant
Vacant
Vacant
Table 7
Laburnum Square (corner of Laburnum Avenue and Williamsburg Road)
Jiffy Lube (outparcel)
Check Into Cash
Wachovia (outparcel)
Fashion Cents
Ashley & Friends Day Care
McDonald's (outparcel)
Stuffy's Subs
Little Caesars
Dairy Queen (outparcel)
Western Sizzlin
Grand Dynasty Restaurant
Kroger's (outparcel)
Rent-a-Center
Pleasants Hardware/Ace
Nail Star
Insurance Doctor
H&R Block
Beneficial Insurance (outparcel)
Puritan Cleaners (outparcel)
Sally Beauty Supply
Cigarettes Unlimited
Dollar General
eTel Superstore
Exxon (outparcel)
Vacant retail
Vacant retail
Automotive
Clothing - Women's
Daycare
Fast Food
Fast Food
Fast Food
Fast Food
Food - Sit Down
Food - Sit Down
Grocery Store
Home Furnishings
Home Improvement
Personal Services
Personal Services
Personal Services
Personal Services
Personal Services
Retail
Retail
Retail
Retail
Service Station
Vacant
Vacant
Building Occupancy
There are 10 vacant commercial-retail spaces along the corridor. As the tables above
detail, there is one vacancy in East Towne Plaza, two vacancies in the former Hannaford’s
shopping center, two vacancies in the Laburnum Square shopping center, and three vacancies in
Republic Plaza. There are also two freestanding buildings that are vacant, both of which are east
of Laburnum Avenue. One building previously contained a small restaurant; the other building
was a Wachovia bank. (There are several vacant buildings on Laburnum Avenue north of the
Laburnum Avenue and Williamsburg Road intersection. Those vacancies and the issues
surrounding them are not included in this report.) (See Map 4 on page 14. Note: “SC” is an
abbreviation for shopping center.)
Map 4 – Building Occupancy
Building Conditions
Buildings along the commercial corridor are generally in good condition. Buildings were
inventoried and ranked in either very good, good, good-to-fair, or fair condition. Categories are
subjective, but are defined as very good (like new), good (no major repairs needed), good-to-fair
(minor repairs needed to be in good condition), and fair (major cosmetic or structural repairs
needed). Businesses located in the five shopping centers were rated individually instead of as a
whole. Seven percent of the buildings are in very good condition. These include newer buildings
such as Southern States, NAPA Auto Parts, and the CVS. Eighty-six percent of the buildings
along the commercial corridor are in good condition. Three percent are in good-to-fair condition,
and 4 percent are in fair condition. Buildings ranked as fair condition include the Family Dollar,
Sportsman Restaurant & Lounge, and a former exercise studio. All three are in the shopping
center with the former Hannaford’s grocery store. The former grocery store is also in fair
condition. The front of the building is boarded up, the paint on the sides of the building is peeling
significantly, and the roof is reportedly in poor condition (See Map 5 on page 16).
Map 5 – Building Conditions
Zoning
Zoning along the commercial corridor is primarily B-3 (Business District – highest
maximum allowable square footage). Ninety-six of the 131 properties are zoned B-3 (73 percent).
(Total number of properties in terms of zoning is higher than the total for land use because some
properties have two zoning designations.) There are five B-2 properties (Business District –
second-highest maximum allowable square footage). Ten properties are zoned M-1 (Light
Industrial District), and one is zoned M-2 (General Industrial District – heavier allowable uses
than in light industrial). Four properties are zoned R-3 (One-Family Residential). Thirteen
properties are zoned R-4 (One-Family Residential – lower minimum lot area and width). One of
these properties includes Montrose Elementary School, which is an acceptable use under R-4
guidelines. The property abutting the south side of Williamsburg Road between Lewis Road and
Early Avenue, north of the Richmond International Airport, is zoned C-1 (Conservation District).
Conservation District uses are restricted to those that have “minimal environmental impacts and
which provide open space” (Chapter 24, Municipal Code of Virginia). One vacant lot is zoned A1 (Agricultural District) (See Map 6 on page 18).
Map 6 – Zoning
Infrastructure
Curbs and gutters:
The four-mile stretch of the Williamsburg Road commercial corridor has a mix of
existing infrastructure. Starting on the western boundary of the study area, the road is two lanes
wide with a center turn lane. East Towne Plaza, on the south side of the street, has curbs and
gutters but no sidewalks. Heading east, curbs and gutters end shortly after East Towne Plaza and
narrow shoulders with grassy ditches begin. (There are wider shoulders in front of some
businesses, however.) In many cases the drainage ditches are not adequate, and after it rains a fair
amount of water remains in a number of locations. Curbs and gutters are sporadic and are mainly
limited to newer development such as Southern States, Blue and Gray Self-Storage, and NAPA
Auto Parts.
Williamsburg Road becomes four lanes, divided by a narrow concrete median, beginning
at Glen Alden Drive (one block west of Laburnum Avenue) and continuing east of Laburnum
Avenue until Airport Square Lane. There are curbs and gutters on both sides of this stretch of
road. At Airport Square Lane a wider, grassy median with a number of trees begins. The grassy
median continues until Airport Drive South. East of Airport Drive South there is a concrete
median until the road narrows to two lanes as it enters Sandston. Curbs and gutters are limited to
the north side of Williamsburg Road between Airport Square Lane and Early Avenue.
Sidewalks:
Most stretches of Williamsburg Road west of Laburnum Avenue do not have sidewalks.
This is not unexpected given the automobile-oriented nature of the corridor. The exceptions are in
front of the Fas Mart (3050 Williamsburg Road), in front of Laburnum Square shopping center
(northwest corner of Laburnum and Williamsburg Road) and in front of Republic Plaza (4501
Williamsburg Road). Sidewalks are more prevalent on Williamsburg Road east of Laburnum
Avenue. There are sidewalks in front of all hotels, and on the north side of the street, sidewalks
continue in front of fast-food establishments, making this stretch somewhat pedestrian-friendly
for hotel guests who may not have a car or who prefer to walk. The stretch of Williamsburg Road
in front of Richmond International Airport does not have sidewalks on the south side of the street
even though there is a GRTC bus stop. There are also No Parking signs. Ironically, there is a
historic marker along this section. To reach the marker it is necessary to park on the opposite side
of the street and cross four lanes of traffic.
Curbs and gutters
Curbs and gutters
Sidewalks
Sidewalks
Streetscape:
Street furniture along the commercial corridor is nonexistent. There are no public trash
receptacles other than those included in the shopping centers. There is very little landscaping
along the corridor. The most notable exceptions are located in front of newer businesses. There
are trees on the northwest corner of the intersection of Williamsburg Road and Airport Drive
South and landscaping on both corners of the entrance to the airport.
Lighting:
Lighting along the commercial corridor is almost entirely limited to signs on buildings
and in shopping center parking lots. The are only a few places where there is street lighting, such
as the intersection of Williamsburg Road and Oakleys Lane in front of the Holiday Inn, where
lighting is used to illuminate street signage at the intersection. Even without street lighting, light
from signs and shopping centers is adequate for traveling through the corridor by vehicle. A
number of hotels have lighting at the edge of the hotel parking lot that casts enough light on
sidewalks along the street so as to be adequate for pedestrians.
Demographics
The Williamsburg Road commercial corridor runs through five different census tracts.
More specifically, these five census tracts at the block group level are 201102, BG1; 201401,
BG2; 201405, BG1; 201300, BG2; and 201501, BG1. (See Appendix B for a map of the census
tracts.)
Total population for these block groups is 7,821 according to the 2000 Census. Forty-six
percent are male and 54 percent are female. Sixty percent of the population is white, 36 percent is
Black or African American, and 4 percent are other races. Fifty-eight percent of the 3,337
households own their homes. The average per capita income for the five census tract block groups
is $19,322 as of 1999. The average median household income for the five census tract block
groups is $42,241 as of 1999.
Table 8
Williamsburg Road Commercial Corridor
Demographic Information
Census Tract by Block Group
1990
Total Population
% of
Total
7,319
2000
% of
Total
7,821
Change
%
Change
502
7%
Sex
Male
Female
3,504
3,815
48%
52%
3,627
4,194
46%
54%
123
379
4%
10%
White
Black or African American
Other
5,726
1,327
266
78%
18%
4%
4,691
2,836
294
60%
36%
4%
-1,035
1,509
28
-18%
114%
11%
Race
Median Household Income
32,325
42,241
9,916
31%
Per Capita Income (avg of all block groups)
14,218
19,322
5,104
36%
217,881
262,300
44,419
20%
Henrico County Total Population
Sex
Male
Female
101,050
116,831
46%
54%
122,944
139,356
47%
53%
21,894
22,525
22%
19%
White
Black or African American
Other
168,423
43,919
5,539
77%
20%
3%
180,474
64,419
17,407
69%
25%
7%
12,051
20,500
11,868
7%
47%
214%
Race
Median Household Income
35,604
49,185
13,581
38%
Per Capita Income
18,019
26,410
8,391
47%
Source: U.S. Census 1990 and 2000
As Table 8 shows, demographic data for the census tract block groups are comparable to
Henrico County as a whole in only one category, the percentage of each sex. Total population of
Henrico County in 2000 is 262,300. Forty-seven percent are male; 53 percent are female. The
racial mix varies at the County level, with 69 percent white, 25 percent Black or African
American, and 7 percent other races. The median and per capita incomes for the commercial
corridor’s census tract block groups are lower than at the County level. As of 2000 Henrico
County’s per capita income is $26,410 and the median household income is $49,185 – both about
$7,000 higher than in the study area.
Between the 1990 Census and the 2000 Census, the total population for the census tract
block groups along the corridor increased by 502 (7 percent). The number of white residents
decreased by 18 percent; Black or African American residents increased 114 percent, and other
races increased 11 percent. The average per capita income for the five census tract block groups
increased 36 percent between 1990 and 2000, and the average median household income for the
five census tract block groups increased 31 percent.
Traffic Counts
Virginia’s roadway system has three classifications: Interstate, Primary, and Secondary.
Henrico County is one of only two counties in Virginia that own, operate, and maintain its own
secondary road systems. Roads that are not owned and maintained by Henrico County include
Interstate routes, U.S. routes, and State routes. Williamsburg Road, also known as U.S. 60, is
maintained by the State through the Virginia Department of Transportation (VDOT). VDOT also
maintains Airport Drive South (SR 156) north of U.S. 60. VDOT average annual workday traffic
counts (AAWDT) for these two routes are included in the table below. (Totals for 2003 are the
latest numbers available.)
Table 9
VDOT Traffic Counts
2002
AAWDT
2003
AAWDT
Change
%
Change
17,000
18,000
+1,000
6%
21,000
22,000
+1,000
5%
16,000
16,000
no change
0
Airport Drive South (SR 156)
From U.S. 60 to I-64
From I-64 to Nine Mile Road
33,000
22,000
34,000
23,000
+1,000
+1,000
3%
5%
Airport Drive South (Rt. 7581;
Airport maintained)
Airport Entrance to U.S. 60
17,000
18,000
+1,000
6%
U.S. 60: Williamsburg Road
From Charles City Road
to Laburnum Avenue
From Laburnum Avenue
to Airport Drive South
From Airport Drive South
to Nine Mile Road
Source: Virginia Department of Transportation. AAWDT stands for average annual workday traffic.
As the table shows, between 2002 and 2003 traffic volume increased on five of the six segments
shown above. Traffic volumes typically increase about 2 percent per year, so these increases are
higher than the expected range. VDOT does not conduct origin or destination studies unless
specifically requested to do so. Therefore, it is not possible to say where the drivers are coming
from or heading to. Even without that information, it is evident that Williamsburg Road is a
heavily traveled route, particularly between Laburnum Avenue and Airport Drive South.
However, since the roads are physically handling the amount of traffic and there have been no
major safety issues, VDOT has no plans for improvements at this time.
Secondary routes that impact the Williamsburg Road commercial corridor include
Brittles Lane, Charles City Road, and Laburnum Avenue. Traffic counts for these roads are
collected by Henrico County. Brittles Lane/Charles City Road is the western boundary of the
study area. Laburnum Avenue is the major intersection of the corridor. Table 10 details these
traffic counts.
Table 10
Henrico County Traffic Counts
Brittles Lane (200 feet north of U.S. 60)
Charles City Road (300 feet east of U.S. 60)
Laburnum Avenue (400 feet north of U.S.
60)
2003
2004
10,356
4,879
30,399
11,785
5,190
28,092
Change % Change
1,429
311
-2,307
14%
6%
-8%
Source: Traffic Engineering, Henrico County Department of Public Works
Since traffic volume on Laburnum Avenue decreased slightly between 2003 and 2004, and traffic
on Williamsburg Road increased slightly between 2002 and 2003, it could indicate that
Williamsburg Road was used for more than just as a means to get to Laburnum Avenue. This
could have implications for retail uses on Williamsburg Road.
Public Transportation
Two GRTC Transit System routes serve parts of the commercial corridor. Route 7 (Seven
Pines) serves parts of Williamsburg Road and Laburnum Avenue. Route 56 (South Laburnum)
serves part of Airport Drive South and the Richmond International Airport. In addition, Route 28
(Fair Oaks Express) offers express service to downtown from the Fair Oaks Park N Ride located
at the corner of Audubon Drive (one street north of Williamsburg Road) and Airport Drive South.
GRTC Park N Ride lots are located along Express service routes and offer free parking to
commuters. The Fair Oaks Park N Ride lot has approximately 400 parking spaces. Henrico
County’s Traffic Engineering office estimates that 30 to 50 vehicles use the lot each day. The Fair
Oaks Park N Ride is the County’s “least utilized lot” at this time.
Public Safety
There is a perception of crime in the area of the Williamsburg Road commercial corridor.
Crime statistics from the Henrico County Division of Police show that total offenses in the area
are only slightly higher than the County average. The Division of Police uses the five magisterial
districts – Varina, Fairfield, Brookland, Three Chopt, and Tuckahoe – to break out crime totals.
(See Appendix C for a map of the magisterial districts.) The Williamsburg Road commercial
corridor is located entirely in the Varina magisterial district. In 2003, there were 12,587 total
offenses in the five districts. Varina ranks second in total offenses with 2,776. Fairfield, the
magisterial district directly northwest of Varina, had 3,956. Brookland, west of Fairfield, had
2,626. Calculating the number of offenses per 100 residents is a common method of comparison.
Table 11 below shows the total offenses per 100 residents using 2000 Census totals for census
tract block groups in the respective magisterial districts.
Table 11
Comparison of Three Magisterial Districts with Highest Total Offenses in 2003
Total Offenses per 100 Residents
Total
Offenses
Population
Offenses
per 100
Fairfield
3,956
49,125
8.05
Varina
2,776
50,612
5.48
Brookland
2,626
52,924
4.96
12,590
262,300
4.80
Henrico County
Source: Henrico County Division of Police; Census 2000
Varina has 5.48 offenses per 100 residents, 2.57 fewer than Fairfield and 0.68 more than Henrico
County as a whole. Furthermore, a search of incident crime reports for the month of March 2005
for Williamsburg Road and other roads that intersect it shows that two area roads, Laburnum
Avenue and Nine Mile Road, registered more criminal offenses than Williamsburg Road. If these
statistics are any indication, then the Williamsburg Road commercial corridor is only slightly
more likely to experience criminal offenses than surrounding areas. Perception of crime may be
stronger than the actual crime rate.
Table 12
Comparison of Incident Crime Report Totals
on Routes that Intersect Williamsburg Road
During the Month of March 2005
Route
Number of Offenses
Williamsburg Road
Brittles Lane
Charles City Road
Airport Drive
Laburnum Road
Nine Mile Road
27
1
5
14
76
78
Source: Henrico County Division of Police
Richmond International Airport
Richmond International Airport is located south of Williamsburg Road on the eastern end
of the commercial corridor. The airport plays an important role in the success of the corridor, both
as a gateway to the region and as a generator of economic activity. Last year 2.4 million
passengers used the airport, the highest post-September 11 total. February 2005 marked the third
consecutive month of all-time record passenger growth. The airport anticipates “continued strong
growth” in the future (Capital Region Airport Commission, March 2005).
The airport is undergoing a major expansion and has already increased the number of
gates in the terminal from 15 to 22. The airport has a new air traffic control tower and an
additional 3,000 parking spaces. Eighteen passenger airlines serve the airport and there are
nonstop flights to 23 destinations (Capital Region Airport Commission, June 2004). Long-term
efforts to attract a low-cost airline to the airport have proven successful, and AirTran will begin
flying in and out of Richmond beginning in June 2005. Passenger traffic is expected to increase
20 to 25 percent with the arrival of AirTran. This increase represents both a recapture of
passengers that have been using other airports in search of better fares and new travelers
stimulated by new lower fares (Bell 2005). With the number of passengers using Richmond
International Airport, whether they are first-time visitors or long-time residents, it is easy to see
why the airport serves as a gateway to Richmond and to Central Virginia.
While the airport’s role as a gateway is important, the airport also has a significant
economic impact on the area and region. A study conducted by the Virginia Department of
Aviation lists a number of quantitative benefits in the form of on-airport impacts, off-airport
impacts, spin-off impacts, and air-dependent business impacts. The Williamsburg Road
commercial corridor receives all of these benefits.
On-airport impacts are economic activities that would not occur without the airport.
These include “payroll, operating, and capital expenditures made by the airport, airlines, Fixed
Base Operators, maintenance facilities, and ground transportation.”
Off-airport impacts are “financial transactions that occur primarily off-airport and are
associated with visitor spending. These expenditures may include items such as lodging, food,
entertainment, and retail purchases.”
Spin-off impacts are “calculated using impact multipliers, which are used to reflect the
recycling of dollars through the economy.”
Air-dependent business impacts “represent area businesses that are dependent on the
airport for just-in-time shipping, a high degree of corporate travel, or specialized airport facilities
and services such as free trade zones, U.S. Customs, and U.S. Immigration and Naturalization
Services. These businesses would relocate or suffer substantial loss if the airport were not
available” (Virginia Airport System Economic Impact Study 2004).
Certain land use restrictions are necessary because of the presence of the airport. Federal
Aviation Administration regulations require airports to have a runway protection zone.
Development in these zones is either prohibited entirely or is limited by height and density
restrictions.
Hotels/Motels
The Williamsburg Road commercial corridor has 10 hotels/motels, all of which are located within
one mile of the Richmond International Airport. (Hotels that are not visible or quickly accessible
from Williamsburg Road are not included in these totals.) These hotels are an example of the offairport impacts referred to in the Department of Aviation report. Table 13 details each hotel by
total square footage, number of rooms, and year built. The largest is the Holiday Inn, with
216,941 square feet and 230 rooms. The smallest is the Econo Lodge Airport with 17,044 square
feet and 53 rooms (two more rooms than the Super 8 Motel, but using less square footage). Of the
10 motels, four were built in the 1970s, four were built in the 1980s, and two were built in the
1990s.
Table 13
Hotel/Motel Square Footage
Name
Square
Feet
# of
Rooms
Year
Built
Super 8 Motel
Holiday Inn
Comfort Inn
Legacy Inn
Hampton Inn
Courtyard Marriott
Econo Lodge Airport
Day's Inn
Airport Inn
Motel 6
18,371
216,941
25,484
39,168
50,090
74,710
17,044
30,225
53,796
32,832
51
230
60
125
125
142
53
100
121
121
1988
1973
1997
1988
1987
1998
1973
1974
1973
1984
TOTAL
558,661
1,128
Source: Henrico County Hotel/Motel Directory, August 2000
STAKEHOLDERS’ ATTITUDES
Stakeholders along the Williamsburg Road commercial corridor include property owners,
business owners, and residents. Stakeholder involvement is important to the success of the
commercial corridor. In order to get an idea of attitudes among stakeholders, both a property
owners survey and a business owners survey were administered. The number of completed
surveys is not statistically significant (eight property owners and 13 business owners), but it did
reveal some common opinions about the commercial corridor.
Property Owners Survey
Eighty-seven property owners own 105 commercial properties along the Williamsburg
Road commercial corridor. Fifteen owners have two or more properties; three owners have three
or more properties. Eight of the 87 property owners (9 percent) were surveyed. Additional
property owners were surveyed as business owners, since they owned a business on the property
as well as the property itself. The property owners survey asks questions about the number of
commercial properties owned along the corridor, the length of time properties have been owned,
future plans for buying or selling property in the area, and plans regarding improvements to the
property. The survey also asks each participant to name three advantages and three disadvantages
of the Williamsburg Road commercial corridor, as well as suggestions for ways business owners,
property owners, and Henrico County could improve the area. (A copy of the property owners
survey is attached as Appendix D.)
The eight property owners surveyed own 13 commercial properties along the corridor.
Tenure as property owners ranges from eight months to 50 years, with an average of 22 years.
Five of the eight owners expressed no plans to buy more property in the area, one expressed plans
to buy more property, one said he would not be against buying more, and one chose not to
answer. When asked about plans to sell their property within the next five years, four answered
no, two answered yes, one answered that he was not planning to, but if the price were right he
would, and one chose not to answer. Answers to the question asking them to name three
advantages of the Williamsburg Road commercial corridor revealed similarities. For example,
three listed traffic as an advantage, three listed proximity to Richmond International Airport as an
advantage, and two listed easy access to Interstates 64, 295, and 895 as an advantage. Proximity
to the City of Richmond, the County’s relationship with the City of Richmond, “hub” activity at
the intersection of Laburnum Avenue and Williamsburg Road, and general business growth were
also listed as advantages. Two respondents said they did not have an answer.
Answers to the question asking for three disadvantages of the Williamsburg Road
commercial corridor in some cases seemed contradictory to answers rating advantages. For
example, Richmond International Airport was listed as a disadvantage by one property owner
because of the restrictions on density of development near the airport. Traffic was also listed as
both an advantage and a disadvantage. One property owner stated that traffic is a problem
because it can only grow so much since parts of Williamsburg Road are only two lanes, with no
plans for widening it. Where one owner listed the relationship with the City of Richmond as an
advantage, another listed it as a disadvantage, citing the challenge of working with the City.
Stormwater drainage was listed as a serious disadvantage by one property owner (numerous
business owners list drainage as a major problem as well). Other disadvantages listed are the
corridor’s proximity to poor areas in East Richmond and a perception of crime. A lack of County
enforcement of regulations limiting old junked cars, an unsightly flea market, and a nearby
landfill were also mentioned. Three participants answered that they do not know of any
disadvantages.
Suggestions of ways that business owners and other property owners could improve the
commercial corridor center mainly on physical improvements to the businesses and properties to
enhance the look of the area. When asked what Henrico County could do to improve the corridor,
several property owners made lengthy comments. In general, property owners suggested that the
County needs to do what it can to support businesses in the area. Several owners mentioned the
need for the County to bear more of the financial burden of improvements and expansions by
offering grants or other financial incentives. Several mentioned the Enterprise Zone program in
particular as a way for the County to help the corridor; one said that he has been impressed with
the County’s efforts with Enterprise Zones elsewhere in the County. The County also needs to
find ways to make it easier for new development to occur. One owner commented that he knows
of a developer who tried to start a number of projects in the area but became so fed up with his
dealings with the County that he decided not to go ahead with the projects. The County also needs
to stop raising real property assessment rates, because it takes money that owners might otherwise
have used for improvements. Two property owners mentioned that the County needs to address
the major drainage issues in the area. The County needs to develop and enforce ordinances
regarding upkeep of properties. The County needs to do something about public perception of the
area – the “East End is like saying the Dead End” – and stop treating the East End like a
“stepchild.” And the County needs to avoid a meals tax. Two property owners answered that they
do not know what the County could do to enhance the corridor. One answered that he has had no
real problems with the County.
Business Owners Survey
There are 130 businesses currently operating along the Williamsburg Road commercial
corridor. Thirteen business owners (10 percent) were surveyed. Businesses surveyed include
automotive-related, food-related establishments, marine and marine supplies, home improvement,
home appliances, self-storage, and physical fitness businesses. The business owners survey asks
questions such as whether the business owner leases or owns the property, how long the business
has been located on the corridor, the approximate size in square feet of the business, number of
employees, plans for improvement, number of customers, location of customers, business hours,
methods of business promotion, and plans to remain in the area. It also asks about the existence
of, and the respondent’s potential involvement in, a business association. Like the property
owners survey, the business owners survey asks participants to list three advantages and
disadvantages of the Williamsburg Road commercial corridor, list ways that business and
property owners could improve the corridor, and list ways that Henrico County could enhance the
corridor. (See Appendix E for a copy of the business owners survey.)
Four of the 13 business owners surveyed own the property where their business is
located; nine of the 13 lease the property. (None of these business owners were included in the
property owners survey discussed above.) They are all satisfied with the property owners’
maintenance and upkeep of their buildings, although one business owner mentioned that it would
be better if the facility were not so old. The number of employees per business ranges from one to
30; not all owners made a distinction between full-time and part-time employees, however.
Tenure of businesses ranges from seven years to 45 years, with an average of 21 years. Ten have
no plans to improve the building or lot in the next year; three said they plan on making
improvements. Planned improvements include interior work, painting, roof repairs, and
landscaping. Seven indicated that profits increased in the past three years, five indicated that
profits stayed the same, and one stated that he does not know. No one stated that profits
decreased. Reasons given for increases in profits include quality of products and services,
positive word of mouth, effective management, high traffic volume, and location. Reasons for
profits staying the same include lack of traffic, no “fresh” traffic, and general slowness of the
area. All 13 plan to stay and do business in the area. Eight businesses answered that their
customers are a mix of residents of the Williamsburg Road area (1 to 1.5 mile radius) and other
areas. Three attract customers from other areas only, one attracts some residents but more from
other areas, and one attracts mostly residents from the Williamsburg Road area. Only one
answered that the majority of their business is commuter business; most said that commuter
business constitutes a minority of sales, and four said they do not know.
Business owners listed many of the same advantages and disadvantages as the property
owners. As with the property owners, some of the advantages and disadvantages listed by
business owners are contradictory. Advantages include traffic, visibility, easy access to Interstates
64, 295, 95, and 895, location on a main thoroughfare, and proximity to Richmond International
Airport. One answered that there aren’t any advantages, one answered that there used to be
advantages but not any more, and one answered that the only reason they stay is because they
own the property.
Disadvantages listed by business owners are similar to property owners’ responses as
well. Two business owners complained that the volume of traffic makes it difficult for customers
to enter and exit their parking lots, one listed the quality of traffic (“you gotta want to come here
to be here”), two responded that crime, or the perception of crime, is a problem. Three mentioned
the lower incomes of residents in surrounding neighborhoods as a disadvantage. Four mentioned
the appearance of the area as a disadvantage, two mentioned the general decline of the area, three
said there are no disadvantages, and one said the only disadvantage is noise from the airport.
All 13 business owners responded that there is no business association for the area. Five
said they would become involved if there were a business association; one said he would
probably join, one said it would depend on what it was and what it had to offer, one said possibly,
one said he doesn’t know, and two did not answer.
When asked what new businesses they would like to see along the Williamsburg Road
commercial corridor, seven responded that they would like so see more restaurants, particularly
“quality” restaurants. Two mentioned wanting a building supply or home improvement store. One
mentioned department or clothing stores, one responded “anything that would attract more
traffic,” one suggested a packing supply store, and two did not have any new businesses in mind.
Responses to the question asking what Henrico County could do to help improve the
commercial corridor are similar to property owners’ responses. Two people mentioned the
drainage problem, four suggested widening the road, and two said the County needs to do more to
encourage people to build and to do business here, perhaps offering a tax break for business
owners staying in the East End. Four responded that the County needs to clean up the area,
including enforcing removal of junked cars and demolishing abandoned houses. The County
should add landscaping, making the area more cohesive, and improve the overall quality of the
area. The County also needs to develop and enforce ordinances regulating exterior building
appearance in order to prevent more bright yellow buildings like the one on Laburnum Avenue
and purple doors on hotels like the Airport Inn. Two responded that they do not know what the
County could do; one responded that he thinks the County does a “real good job.” Other
comments included “an Enterprise Zone is great if it’s bringing in quality businesses” and rental
property can attract a lower class of people – there needs to be an increase in single-family
housing to bring in better clientele.
ASSETS AND LIABILITIES
The Williamsburg Road commercial corridor has a number of assets and liabilities that
must be considered as part of an enhancement plan. Based on conversations with survey
participants and analysis of the corridor, assets appear to outnumber liabilities. A few of the
liabilities are substantial, however, and will require a great deal of effort to overcome.
Assets:
Proximity to Richmond International Airport
Proximity to Interstates 64, 295, 95, and 895
Proximity to downtown Richmond
High traffic volume
High amounts of activity at Laburnum Road intersection
Two grocery stores
Variety of automotive-related businesses
Vacant land on which to plan new development
New residential development in the area
Liabilities:
Drainage problems
Aging and incomplete infrastructure
Low incomes of surrounding residents
Age of some of the buildings
Narrow width of road
The following Plan section details efforts to make the most of the commercial corridor’s assets
while minimizing its liabilities.
THE PLAN
The Williamsburg Road Commercial Corridor Enhancement Plan has been developed
after thorough analysis of existing conditions along the corridor and consideration of comments
and suggestions from business and property owners. The corridor does not require major changes
in land use or zoning. The function of the corridor – commercial ribbon development and retail
nodes – will simply be enhanced. Most changes involve the aesthetics of the corridor and
increased support of existing and future businesses along the corridor. In order to implement the
Plan, it is important to have a vision of what the commercial corridor will become.
VISION: The Williamsburg Road commercial corridor is a vibrant, attractive commercial
corridor with a cohesive look along the entire corridor. The eastern section of the corridor
capitalizes on its proximity to Richmond International Airport and its role as a Gateway to the
region. The corridor has a mix of businesses and an active business association. The corridor is
safe, clean, and inviting to residents in the surrounding areas.
To achieve this vision, five primary goals are suggested. Goals are listed in order of
priority:
1.
The corridor’s role of “Gateway” to the area and region is maximized.
2.
The corridor is attractive with a coordinated, cohesive look along the entire
corridor.
3.
The corridor is business-friendly.
4.
The corridor’s infrastructure is improved.
5.
The corridor is safe and its image is improved.
Details of these goals, as well as a list of objectives and implementation strategies for each goal,
follow.
Goals, Objectives, and Implementation Strategies:
Goal 1:
The corridor’s role of “Gateway” to the area and region is maximized,
particularly at the intersection of Airport Drive South and Williamsburg Road
near the Richmond International Airport.
Entry points of a commercial corridor can become visual gateways to the area. A gateway can
create a sense of arrival or discovery, a sense of place, and can leave a positive, lasting
impression on visitors and other travelers who pass through the area. The area around the
intersection of Airport Drive South and Williamsburg Road needs to be enhanced to offer an
attractive welcome to both long-time residents and first-time visitors flying into Richmond
International Airport (See Map 7 on page 38).
Map 7 – Airport Gateway
Signage currently greeting visitors is limited to a small “Welcome to Virginia” sign. A
large billboard located on the same side of the street detracts from the welcome sign.
Billboard greeting travelers on Airport Drive South heading toward I-64. Blue “Welcome to Virginia”
sign is barely visible in the distance.
Increasing the amount of landscaping in the medians on Williamsburg Road will further
beautify and enhance the look of the area.
Existing airport signage and landscaping will be used as a guide for new gateway design.
Existing landscaping in the median near the airport.
Example of additions to median landscaping.
Objective 1.1: Replace small “Welcome to Virginia” sign currently on Airport Drive South with
a larger, more attractive sign (Welcome to Richmond, the Gateway to Central
Virginia or other appropriate greeting).
Objective 1.2: Negotiate the removal of billboards at the Gateway.
Objective 1.3: Increase landscaping on the northern corners of the intersection of Airport Drive
South and Williamsburg Road, similar to existing landscaping on the southern
corners of the intersection.
Objective 1.4: Increase landscaping in the medians on Williamsburg Road, west of the
intersection of Airport Drive South and Williamsburg Road.
Implementation of Goal 1:
Henrico County works with the Virginia Department of Transportation to remove the
existing welcome sign. Billboard removal is currently voluntary. Henrico County negotiates with
the Capital Region Airport Commission, the owner of the property, to remove the billboard.
Henrico County receives permission from the Capital Region Airport Commission to add
gateway landscaping. Henrico County and the Capital Region Airport Commission work together
to design, install, and maintain the new landscaping. The two groups will decide on new signage
and whether to incorporate it into the new landscaping or place it in the location of the old sign.
Volunteers from the business community assist with maintenance of the new gateway
landscaping.
Henrico County applies for and receives permission from the Virginia Department of
Transportation to add landscaping to the median. Median landscaping will use similar plantings
as the new gateway landscaping and existing airport landscaping for a coordinated, cohesive look.
Time Frame:
Implementation of Goal 1 can begin immediately. New signage and landscaping should
be completed within one year. Maintenance of the signage and landscaping will be ongoing.
Goal 2:
The commercial corridor is attractive with a coordinated, cohesive look along the
entire corridor.
Two common complaints of survey participants are the lack of a cohesive look to the corridor and
the overall look of the corridor. Adding landscaping along the entire Williamsburg Road corridor
will help tie the different sections of the corridor together, giving it a more cohesive look.
Developing and enforcing signage guidelines and cleaning up building façades will also help with
the look of the corridor. There are currently a number of obsolete signs that are detracting from
the overall look of the corridor. In addition, many of the buildings could benefit from façade
improvements to give them a more up-to-date look. While most of the buildings are in good
condition, the majority of the buildings were built before 1980. Developing design guidelines for
façade improvements will insure that improvements have a coordinated look.
Regular “neighborhood” clean ups will help keep the corridor looking its best.
Design guidelines should be established and followed to ensure that infill development is
attractive and appropriate to the area. Although there is no predominant style of building along
the corridor, it is still important that new development be compatible in terms of height and
density.
The automobile-oriented nature of the corridor means sidewalks are not necessary in all
areas. Lighting along the corridor is currently adequate.
Example of possible landscaping for the corridor.
Old billboards and obsolete signs should be removed.
Many business and property owners consider the flea market to be an eyesore.
Objective 2.1: Landscaping is increased and a maintenance schedule is established and followed
so all segments of the corridor, though different in look, feel, and combination of
business types, are connected by common landscaping features.
Objective 2.2: Signage guidelines are established and enforced, starting with the removal of
obsolete business signage. Property owners are encouraged to remove billboards.
Objective 2.3: Façades are cleaned up and modernized.
Objective 2.4: Regular “neighborhood” clean ups are scheduled to prevent litter accumulation.
Objective 2.5: Community maintenance codes are enforced.
Objective 2.6: Design guidelines for new and existing buildings are established and followed.
Objective 2.7: Infill development is attractive and appropriate to the corridor.
Objective 2.8: Sidewalks are added if appropriate.
Objective 2.9: Lighting is improved where needed.
Henrico County works with business and property owners to decide on the types and
locations of plantings and determine a maintenance schedule. Volunteers from the community
will help the County with maintenance of the new landscaping. If proposed landscaping falls
within a Virginia Department of Transportation right of way, Henrico County will seek
permission for planting.
Henrico County works with business and property owners to determine appropriate
signage guidelines and styles. Property owners remove obsolete signage and billboards.
Henrico County works with business and property owners to develop design guidelines
for façade improvements.
Henrico County works with business owners, property owners, and community
volunteers to schedule regular area clean ups.
Henrico County works with business and property owners to ensure that maintenance
codes are respected. Henrico County revisits its policy for appropriate uses to determine the
future of the flea market in the 4000 block of Williamsburg Road.
Henrico County works with business and property owners to establish design guidelines
for new and existing buildings.
In the future, if interest and demand for sidewalks becomes evident, Henrico County
works with the Virginia Department of Transportation and property owners to install them. In the
future, if lighting in the corridor is no longer considered adequate, Henrico County will install it.
Time Frame:
Implementation of most of the objectives for Goal 2 can begin immediately, especially
the landscaping, signage, and façade improvements and regular neighborhood cleanups.
Maintenance will be ongoing. Attention to community maintenance codes and the development
of design guidelines for new and existing buildings can begin within one year and will be
ongoing. Sidewalk and lighting additions or improvements will be on an as-needed basis. It will
likely be one to two years before these issues will need to be addressed.
Goal 3:
The Williamsburg Road commercial corridor is business-friendly.
The majority of business owners surveyed stated that business along the corridor was good. The
opportunity exists, however, to make it better. A first step is the formation of a business
association to bring business and property owners together in an organized fashion to address
business concerns.
Several business owners expressed a desire for some sort of incentive for long-term
businesses. Other owners expressed the need for the recruitment of new businesses that would
bring high-quality, well-paying jobs to the area. These retention and recruitment efforts can both
be aided by designating the corridor a Special Strategy Area and expanding the existing
Enterprise Zone. A Special Strategy Area designation focuses attention on the area and on
appropriate design considerations for development and redevelopment of property. Nine Mile
Road, not far from the study area, has already been designated a Special Strategy Area. The
Enterprise Zone program offers accelerated development review, rehabilitation real estate tax
exemptions, various grants, employment and training assistance, permit fee waivers, architectural
assistance, fire safety seminars, crime prevention through environmental design (CPTED)
analysis, technical assistance, and training seminars.
The Special Strategy Area and Enterprise Zone designations will be beneficial by making
technical and financial resources available when underutilized property is redeveloped and vacant
property is developed. For example, the designations will be helpful in redeveloping the site of
the former Hannaford’s. The store has been vacant for a number of years and is an eyesore and a
dumping spot for trash.
The former Hannaford’s grocery store (in the distance, to the right of the Family Dollar) is a dumping site for trash.
The presence of Richmond International Airport is a positive influence on the corridor
and surrounding area. As detailed in the section on the airport (page 27), there are a variety of
economic impacts related to the airport.
Objective 3.1: A Business Association is formed that will include all business and property
owners along the corridor. The association works with Henrico County to reach
consensus on the best strategies for the area. The association acts as a conduit for
information about County assistance programs.
Objective 3.2: Existing businesses along the corridor are retained.
Objective 3.3: New, quality businesses are recruited to fill existing vacancies and take
advantage of infill opportunities.
Objective 3.4: The commercial corridor is designated a Special Strategy Area and added to the
existing Nine Mile Road Enterprise Zone.
Objective 3.5: Priority is given to underutilized sites in need of attention, such as the former
Hannaford grocery store (3302 Williamsburg Road).
Objective 3.6: Vacant commercial properties between East End Towing and G&L Auto Sales
(3125 and 3201 Williamsburg Road), across from the Williamsburg Center
shopping center (3800 Williamsburg Road), and between the CVS and 7-11
(4615 Williamsburg Road) are developed for uses appropriate to the corridor and
in keeping with infill guidelines.
Objective 3.7: The corridor takes full advantage of the presence of the Richmond International
Airport, especially given its ongoing expansion and projected passenger
increases, as a selling point to attract quality businesses.
Henrico County schedules and advertises a meeting for the purpose of gathering together
business owners and property owners along the corridor to discuss formation of a business
association. Owners will nominate an association leader. Henrico County works with the elected
leader to get the association up and running.
Henrico County works with the business association to retain businesses along the
corridor and attract new, quality businesses to fill existing vacancies or future infill development.
Henrico County amends the County’s Comprehensive Plan so it can designate the
Williamsburg Road commercial corridor a Special Strategy Area. Henrico County applies for and
receives approval from the Virginia Department of Housing and Community Development to
extend the Nine Mile Road Enterprise Zone to include the Williamsburg Road commercial
corridor (See Map 8 on page 49).
Map 8 – Enterprise Zone – Existing and Proposed Extension
Henrico County determines if the property containing the former Hannaford’s meets the
criteria for Spot Blight Abatement. If it does, the building could then be demolished and the entire
parcel reconfigured. The grocery store is set on the northern-most end of the parcel, far from
Williamsburg Road. Reconfiguring the parcel for a smaller strip of retail stores located closer to
Williamsburg Road should be explored. New housing recently developed in the neighborhood to
the north of the parcel could mean increased patronage for the right use. If retail uses are deemed
infeasible, however, then it might be worthwhile to consider rezoning a portion of the parcel for
residential use.
.
Site of the former Hannaford’s grocery store
Henrico County and the business association market the corridor to companies who need
quick, convenient access to the airport. These can include companies that rely on frequent
corporate travel to conduct business as well as manufacturing or light industrial companies that
require a range of shipping capabilities.
Time Frame:
The first step in implementation of Goal 3 is the formation of the business association.
This process can begin immediately. Once established, the business association works with the
County to address the other objectives, all of which can begin within the first year. Efforts will be
ongoing.
Goal 4:
The corridor’s infrastructure is improved.
Several survey participants complained about the drainage system along Williamsburg Road. The
inadequate or nonexistent stormwater collection system along the corridor presents both an
inconvenience to business and property owners and a barrier to future business expansion.
Stormwater overflowing onto the roadway presents a hazard to drivers and standing water in
ditches is unsightly.
Standing water at 3114 Williamsburg Road.
Objective 4.1: The stormwater collection system is upgraded and drainage is improved.
Objective 4.2: Curbs and gutters are improved where needed.
Henrico County works with the Virginia Department of Transportation and property
owners to make the necessary improvements to the stormwater collection system. Henrico
County works with the Virginia Department of Transportation and property owners to add or
improve curbs and gutters.
Time Frame:
Implementation of Goal 4 will take time. Initial discussions and planning sessions should
begin as soon as possible, with a target for completion of five years.
Goal 5:
The corridor is safe and its image is improved
Although crime statistics from the Henrico County Police Department indicate that criminal
activity in the area of the commercial corridor is not significantly higher than other areas in
eastern Henrico, there are still improvements that can be made to decrease crime and the
perception of crime. Visible improvements to the corridor resulting from implementation of
previously mentioned goals will offer tangible proof that the area is receiving attention from
Henrico County and business and property owners. Improvements to the area can be
communicated to the public through advertisements, marketing brochures, and special events.
Objective 5.1: The number of crime incidents decreases as a result of the collaboration between
Henrico County police, business and property owners, and residents to eliminate
potential targets.
Objective 5.2: The decrease in crime incidents and the improved safety of the area is
communicated to the public through a series of marketing campaigns.
Objective 5.3: Enhancements to the area and other visual improvements are publicized to
improve public perception of the area.
Henrico County police work with business owners, property owners, and residents to
identify and eliminate problem areas. Business and property owners benefit from crime
prevention through environmental design training offered as part of the Enterprise Zone program.
Henrico County and the business association work together on determining the most effective
ways to market the area.
Time Frame:
Attention to crime prevention techniques can begin immediately and efforts will be
ongoing. Discussion of marketing strategies can begin immediately; actual marketing activities
can begin as soon as improvements to the corridor are well underway. Marketing efforts will be
ongoing.
Implementation Schedule
Agency abbreviations
Henrico County (HC)
Capital Region Airport Commission (CRAC)
Virginia Department of Transportation (VDOT)
Henrico County Police Department (HCPD)
Business Association (BA)
Community Volunteers (CV)
Business Owners (BO)
Property Owners (PO)
Virginia Department of Housing and Community Development (VDHCD)
Objective #
1.1
1.2
1.3
1.4
2.1
Responsible
Parties
HC, CRAC,
VDOT
HC, CRAC, PO
Completion
Start Year
Year
1
1
1
ongoing
HC, CRAC,
VDOT, CV
HC, VDOT, CV
1
1
1
1
HC, BA, CV
1
1
HC, BA, PO
1
ongoing
HC, BA
1
ongoing
HC, BA, CV
1
ongoing
Community maintenance
codes
Design guidelines for
buildings
Appropriate infill
development
Sidewalks
HC
1
ongoing
HC, BA
1
ongoing
HC, BA
1
ongoing
HC, VDOT
2
ongoing
Lighting
HC
2
ongoing
Form business association
HC, BO, PO, CV
1
ongoing
Retain existing businesses
HC, BA
1
ongoing
Recruit quality businesses
HC, BA
1
ongoing
Special Strategy Area and
Enterprise Zone
designation
Improve underutilized
sites
Develop vacant land
appropriately
Capitalize on presence of
airport
Upgrade stormwater
collection system
Improve curbs and gutters
HC, VDHCD
1
ongoing
HC, BA
1
ongoing
HC, BA
1
ongoing
HC, CRAC, BA
1
ongoing
HC, VDOT, PO
1
5
HC, VDOT
1
3
HC, BA, CV,
HCPD
HC, BA
1
ongoing
1
ongoing
HC, BA
1
ongoing
Strategy
Replace current welcome
sign
Negotiate removal of
billboards
Increase landscaping at
airport intersection
Increase landscaping in
median near airport
Increase landscaping to
connect corridor segments
Signage guidelines
2.2
2.3
Façade design guidelines
and clean up
Neighborhood clean up
2.4
2.5
2.6
2.7
2.8
2.9
3.1
3.2
3.3
3.4
3.5
3.6
3.7
4.1
4.2
Decrease crime
5.1
5.2
Communicate safety
improvements
Market new image
5.3
Although goals are listed in order of priority, many of the goals actually overlap and
implementation will be concurrent. Attention to the aforementioned goals, objectives, and
implementation strategies will result in a comprehensive and coordinated effort to maintain and
enhance the Williamsburg Road commercial corridor.
APPENDICES
Name
Advance Auto Parts
NV Styles & Cuts
Richmond Marine
Tax Shop of Varina
Pizza Hut Delivery
Vacant retail
Hong Kong
Cleaners - Coin Laundry
Lady Nails
Check n Go Cash Advance
It's Fashion!
Baby Learning Center 2
Gospel Book Store
K-Beauty Supply
Jackson Hewett Tax Service
Video Magic Superstore
Food Lion
Cranemasters
Palm Reading
Carolyn's Auto Glass & Uphlstry
Fas Mart/Valero/Deb's Catering
Sunoco
East End Auto Sales
Flowers Discount Bakery Store
Southern States
East End Towing
G&L Auto Sales
Wilders Auto Repair
Address
2821 Williamsburg Rd
Office/Industrial
Services
Automotive
Service Station
Conv
Service Station
Automotive
Food to Go
Home Improvement
Automotive
Automotive
Automotive
Services
Fast Food
Vacant
Sit Down
Services
Services
Women's Clothing
Daycare
Entertainment
Retail
Services
Entertainment
Grocery Store
Services
Marine
Automotive
Business
Category
Business Inventory by Address -- Williamsburg Road Commercial Corridor
4,000
2,898
2,106
4,288
1,300
1,334
2,340
8,087
1,134
1,280
1,479
1,198
714
1,212
1,200
1,920
840
1,440
4,200
2,536
1,400
1,400
1,400
4,200
35,864
2,500
2,960
5,250
Square
Footage
1993
1937
1948
1997
1985
1960
1951
1961
1953
1952
1956
1991
1991
1991
1991
1991
1991
1991
1991
1991
1991
1991
1991
1991
1991
1957
1966
1991
Year
Built
64,774
4/15/2005
Mitchell's/After Hours Formal
Danco
Vacant grocery
Sportsmen Restaurant & Lounge
Vacant retail
Family Dollar
B&B Seafood
B&B Seafood/Janice's Kitchen
Moon Garden Chinese
Hair In Style Beauty & Barber
SuBee Coin Laundry
Little Appliance
Extreme Fitness
Carini's
Sherwin Williams
Balacke's Barber Shop
Blue & Gray Self Storage
Blue & Gray Car Wash
Reliable Service Co.
Southeastern Marine
NAPA Auto Parts
Bubba's Dine & Dance
Car Mart
Hanover Tire (East)
Gammon Service & Repair
East End Glass Shop
Central Virginia Auto Sales
Checkered Flag
Country Style Donuts
SunTrust
3310 A Williamsburg Rd
406 W. Williamsburg Rd
Storage
Automotive
Marine supplies
Marine
Automotive
Sit Down
Automotive
Automotive
Automotive
Automotive
Automotive
Sit Down
Sit Down
Services
Services
Services
Home Appliances
Entertainment/Fitness
Sit Down
Home Improvement
Sit Down
Services
Food to Go
Food to Go
Vacant
Sit Down
Vacant
Retail
Men's Formal Wear
Service Station
)
)
)
4,000
5,200
7,920
5,684
1,796
7,968
3,900
3,600
489
2,969
1,304
3,255
61,660
1,608
2,000
2,240
8,000
10,000
8,500
4,620
1,832
3,200
1,269
2,400
70,296
5,000
7,614
12000
33,000
720
n/a
est
est
survey
survey
est
survey
1989
1989
1977
1978
1999
1956
1951
1984
1974
1974
1962
1950
1947
1973
1957
1961
1961
1961
1961
1961
1961
1962
1959
1956
1977
1964
1962
1991
1958
35,360
24,614
70,296
Firestone
CarQuest of Sandston
T.P.W.
U.S. Realty
U.S. Customs Service
Relizon
Tender Years Child Development
SharDee's Hair Studio
Viable Adult Daycare Center
Advance America
Goodyear
Wendy's
7/11
Jiffy Lube
McDonald's
Exxon
Western Sizzlin
Vacant retail
Cigarettes Unlimited
Grand Dynasty Restaurant
Nail Star
Check Into Cash
Vacant retail
Fashion Cents
Insurance Doctor
Rent-a-Center
Dollar General
eTel Superstore
4501 A Williamsburg Rd
4501 B Williamsburg Rd
4501 D Williamsburg Rd
4501 E Williamsburg Rd
4501 F Williamsburg Rd
4501 G Williamsburg Rd
4501 H Williamsburg Rd
4501 J Williamsburg Rd
4501 K Williamsburg Rd
4501 O Williamsburg Rd
4501 P Williamsburg Rd
4501 T Williamsburg Rd
4720 Finlay St
4722 Finlay St
4724 Finlay St
4734 Finlay St
4736 Finlay St
4738 Finlay St
4742 Finlay St
4744 Finlay St
4748 Finlay St
4750 Finlay St
4750 Finlay St
4752 Finlay St
Sit Down
Vacant
Retail
Sit Down
Services
Vacant
Women's Clothing
Services
Home Furnishings
Retail
Retail
Automotive
Fast Food
Service Station
Fast Food
Convenience
Services
Office
Office
Vacant
Vacant
Office
Vacant
Office
Daycare
Services
Daycare
Automotive
Automotive
Automotive
5,144
5,792
1,008
3,440
900
960
4,000
2,700
1,260
3,780
9,960
2,000
2,070
4,003
1,104
3,020
2,400
2,056
2,000
1,300
1643
665
2300
1701
1,200
3,000
1,000
3,000
3,000
6080
5,184
11,196
est
est
est
est
est
est
est
est
est
1980
1980
1980
1980
1980
1980
1980
1980
1980
1980
1980
1980
1980
1977
1990
1982
1975
1987
1987
1987
1987
1987
1987
1987
1987
1987
1987
1987
1987
1987
1982
1960
28,945
Sally Beauty Supply
Pleasants Hardware/Ace
Stuffy's Subs
Little Caesars
Ashley & Friends Day Care
H&R Block
Kroger's
Beneficial Insurance
Puritan Cleaners
Dairy Queen
Wachovia
CVS
BP
Woodfin Unattended Fuel Station
Captain D's
Classics Sandwiches & Subs
KFC
Henrico Furniture Company
Cavalier Family Skating
Dixie Trading Co. Pawn Shop
Economy Transmission
Reliance Motorcar
Bowl America
Motor Mile Auto Sales
Pizza Hut
Waffle House
Super 8 Motel
7/11
4754 Finlay St
4756 Finlay St
4758 Finlay St
4760 Finlay St
4766 Finlay St, Suite 1
4766 Finlay St, Suite 2
4816 S. Laburnum Ave
4842 A S Laburnum Ave
4842 B S. Laburnum Ave
Corner Laburnum/Wmsbrg
5101 Robins Road
Automotive
Sit Down
Sit Down
Hotel/Motel
Convenience
Retail
Automotive
Automotive
Service Station
Service Station
Fast Food
Sit Down
Fast Food
Home Furnishings
Drug Store
Services
Services
Fast Food
Grocery Store
Daycare
Services
Retail
Home Improvement
Fast Food
Fast Food
)
)
)
28,554
1,232
2,592
1,718
18,371
2,490
8,800
1,100 est
0
2,933
2,166
3,014
12,699
22,580
10,107
3,956
2,019
800
1,287
45,157
1,446
2,518
2,000
10,080
1,638
1,516
1960
1957
1978
1998
1988
1980
1970
1983
1981
1990
1959
1965
1999
1977
1980
1980
1980
1980
1980
1980
1980
1980
1980
1980
n/a
109,405
Comfort Inn
Legacy Inn
Hampton Inn
Courtyard Marriott
Vacant restaurant
Econo Lodge Airport
Capital Area Work Force Center
Waffle House
Day's Inn
Aunt Sarah's
Ma & Pa's Country Diner
Airport Inn
Motel 6
East Coast
Progressive Insurance
Extra Attic
Extra Attic
5240 Airport Square Lane
TOTAL SQUARE FEET
TOTAL VACANT SQUARE FEET
TOTAL SQUARE FEET IN USE
Holiday Inn
Mexico
Vacant bank
Burger King
Arby's
Services
Storage
Storage
Hotel/Motel
Hotel/Motel
Service Station
Hotel/Motel
Sit Down
Sit Down
Hotel/Motel
Vacant
Hotel/Motel
Office
Sit Down
Hotel/Motel
Hotel/Motel
Hotel/Motel
Hotel/Motel
Sit Down
Vacant
Fast Food
Fast Food
)
)
1,295,215
92,579
1,202,636
15,710
38,150
53,796
32,832
1,355
30,225
3,000 est
1,936
74,710
1,465
17,044
3,510
1,795
25,484
39,168
50,090
216,941
3,891
2,200
3,812
3,938
1979
1985
1973
1984
1956
1980
1974
1973
1973
2003
1998
1997
1988
1987
1973
1971
1968
1975
1988
)
)
333,394 shpg cntrs
53,860
I-64
PO
UN
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RD
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20
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4
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06
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03
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8000 Feet
LA
BU
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Prepared by the Henrico County Planning Office, August, 2003
U. S. Census Bureau -2000 Census
4000
200407- Census Tract Number in BLUE
1 - Census Block Group Number in RED
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1 2 0
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Telephone Survey of Property Owners
Hello. My name is Rowena Fratarcangelo. I’m a graduate student in Urban and Regional Planning at
VCU. I’m working on a project for Henrico County’s Department of Community Revitalization that
involves the Williamsburg Road Commercial Corridor between Charles City Road/Brittles Lane to the
west and Early Avenue to the east. I’m conducting a confidential survey of property owners in the
Commercial Corridor to find out how the area is working and what improvements are needed. I’d like to
ask you a few questions to get your thoughts on the corridor. Your answers will be kept in the strictest
confidence and will not be associated with your name.
Name of Property Owner_____________________________________
Primary Residence____________________________________
1) What property or properties do you currently own in the Williamsburg Road commercial corridor?
2) How long have you owned the property in the Williamsburg Road commercial corridor?
3) Why did you purchase this property?
4) Are you planning to buy more property here within the next 5 years? Yes___ No___
If yes, which areas?
5) Are you planning to sell any of your property here in the next 5 years? Yes___ No___
If yes, which one(s) and why?
6) What improvements have you made to the property in the last 5 years? Why or why not?
1
7) Are you planning to make any improvements in the next 2 to 3 years? Why or why not?
8) What are the top three advantages to the Williamsburg Road commercial corridor?
9)
What are the top three disadvantages to the Williamsburg Road commercial corridor?
10) How would you describe the commercial market in this area? How do you see it changing in the
next 2 to 5 years, if at all? (For example: retail, office, small business, and light industrial)
11) What could business owners do to enhance the Williamsburg Road commercial corridor?
12) What could other property owners do to enhance the corridor? Any specific areas?
13) What could Henrico County do to enhance the corridor?
2
In-person Survey of Business Owners
Hello my name is Rowena Fratarcangelo. I’m a graduate student in Urban and Regional Planning
at VCU. I’m working on a project for Henrico County’s Department of Community
Revitalization that involves the Williamsburg Road Commercial Corridor between Charles City
Road/Brittles Lane to the west and Early Avenue to the east. I’m conducting a confidential survey
of businesses in the Commercial Corridor to find out how the area is working and what
improvements are needed. I’d like to ask you a few questions. Your name and the name of your
business will not be used in the report.
1.
2.
3.
4.
Business name _____________________________________________________
Street address ______________________________________________________
Name and title _____________________________________________________
Type of business ___________________________________________________
5. Do you own or lease at this location?
A. Own
B. Lease
6. How many years has your business been in the Williamsburg Road Commercial
Corridor?
7. What is the approximate size of your store in square feet?
8. How many employees do you have?
9. Are you satisfied with the property owner’s maintenance and upkeep of the building?
C. Yes
D. No*
*If No, please explain
10. Do you have plans to improve the building or lot in the next year?
E. Yes
F. No
11. If yes, what?
G. Signage
H. Lighting
I. Roof
J. Awnings
K. Parking lot
L. Other (specify) ______________________________________
M. Landscaping
12. During the past 3 years have your profits (increased / stayed the same / decreased)?
N. Increased
O. Stayed the same
P. Decreased
13. What do you think accounts for this?
14. Are you planning to stay and do business in the area?
Q. Yes
R. No
15. Why or why not?
16. On an average weekday, how many customers come into your store/place of business?
17. On an average weekend, how many customers come into your store/place of business?
18. What are the most popular items you sell/services you offer?
19. Are more of your customers residents of the Williamsburg Road area (1 to 1.5 mile
radius) or are they mostly from other areas?
S. Residents of Williamsburg Road area
T. From Other Areas
U. Don’t know
20. How much commuter business do you do?
V. Majority
W. Minority
X. Don’t know
21. What items do commuters buy?
22. What are your business hours on weekdays?
2
23. What are your business hours on weekends?
24. What are the three biggest advantages of being located in the Williamsburg Road
Commercial Corridor?
25. What are the three biggest disadvantages of being located in the Williamsburg Road
26. What makes the Williamsburg Road Commercial Corridor unique?
27. Is there a Business Owners Association for the commercial corridor?
Y. Yes
Z. No
28. If so, are you involved?
AA. Yes
AB. No
29. If there isn’t one, would you participate if one were started?
30. What new businesses would you like to see in the Williamsburg Road Commercial
Corridor?
3
31. How do you promote your business?
AC. Sign
AD. Newspaper
AE. Television
AF. Radio
AG. Yellow Pages
AH. Internet
AI. Word of mouth
AJ. Other (specify below)
32. What do you think Henrico County could do to help improve the Williamsburg Road
33. What could property owners do to help improve the area?
34. Are there any barriers for you to improve your business?
35. Is there anything else that you would like to tell me?
4
Bibliography
Capital Region Airport Commission. “February Makes It ‘Three Months in a Row’ for All-Time
RIC Traffic Records: Richmond International Airport passenger growth continues with
third consecutive record month,” News Release, March 29, 2005.
Capital Region Airport Commission. Richmond International Airport, Comprehensive Annual
Financial Report, Year Ended June 20, 2004.
Virginia Department of Aviation. Virginia Airport System Economic Impact Study, 2004.
Yeates, Maurice. The North American City, 5th edition. New York: Addison Wesley Longman,
1998.

Williamsburg Road Commercial Corridor Enhancement Plan

Transcription

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