Resolving the growing problem of peak traffic congestion is a key long-term goal. There are dramatic transformations towards more walkable density already underway around the country as well as our region. Innsbrook will to look to these changes and the proven principles they embody. For example, in Richmond, the redevelopment of Broad Street involves removing two lanes of traffic from regular service to accommodate the Pulse bus line. Along Broad Street and in the adjacent Scott’s Addition area, the city is encouraging much higher density mixed-use development while eliminating the requirement for additional parking.

There are many features that contribute to fostering a more efficient, walkable urban environment that Innsbrook needs to embrace to create a viable city center. For example, narrower grid street patterns that encourage slower car speeds, offer multiple routes, and accommodate bikes and pedestrians are far better for supporting higher densities. The preference for dealing with peak traffic by building wider roads for high-speed travel is actually what fosters a sprawling, congested environment, and undermines the ability to create walkability.

Another goal is to establish a process for more efficiently advancing the creation of UMU projects within the Innsbrook Urban Development Area (UDA) as well as throughout the county.

A great employment hub encompasses far more than just office buildings and amenities; there is an art to defining “a sense of place” that uplifts and connects to peoples’ values. Innsbrook was built on the premise of creating an environment where employees could be more productive and enjoy a higher quality of life. By densifying and integrating uses, the City Center will offer walkability and social activities that take Innsbrook to the next level of lifestyle options and opportunities for collaboration.

Additionally, by defining an Innsbrook-wide “innovation center” focused on infrastructure, the City Center can employ the most advanced and resilient infrastructure technologies, and serve as an open platform for infrastructure research by technology companies locating within Innsbrook. One goal is to reduce peak traffic by spreading trips across a wider range of the day and through greater walkability and mixture of uses. Other goals include achieving major reductions in downstream utilities (waste water and stormwater), greater energy efficiency, microgrids, sensors and data collection, traffic management and alternative forms of transport, and reduced irrigation fertilizer inputs through permaculture. Soliciting and incorporating infrastructure technologies that enhance sustainability and resilience will further Innsbrook’s distinctive character. Ultimately, these goals and qualities contribute to achieving an integrated city form, rather than merely a collection of separate projects.

A city or county needs to evolve to meet the needs of its community. Innsbrook has been the top regional corporate center for over 30 years, but it needs to transform to respond to the market.

Our culture is changing, and more people, both young and old, are seeking different lifestyle choices – neither classic urban, nor suburban – but a form of walkable urban-style community embedded in the suburban metropolitan area.

This type of walkable community can offer the best of both environments: proximity to great schools, libraries, parks, and retail – but also the option to live and work in an efficient, convenient, socially vibrant setting where a restaurant or café and transit is just out the front door.

• Establishing the City Center at Innsbrook leverages the location’s existing strengths – and also addresses issues of peak congestion, longer commutes, and higher infrastructure costs.
• An environment that integrates offices, residential, retail, and recreation allows people to live where they work, or to park once for multiple activities. This reduces the number of car trips and the quantity of parking spaces required. It also spreads out and reduces peak traffic, as people who live elsewhere often choose to shop or socialize after work.

The choice to create a denser (more vertical) development as the launching point of the City Center arises because of the need to create a ‘critical mass’ of social activity to trigger a ‘city effect’. The density creates a much more efficient environment and fosters collaborative professional relationships. The City Center setting creates the lifestyle options that business needs to attract employees. A City Center offers a long-term solution to the challenges posed by low density, separated uses development which results in high peak traffic demands.

There are only three basic choices for employment-based development:

• Stop growing and accept the fact that business opportunities go elsewhere
• Continue growing in the suburban model of separated uses and more congestion
• Adopt proven forms of mixed-use, integrated growth that use density, walkability to reduce total trips and peak traffic.

An urban mixed-use project tries to bring together jobs, retail, residential and recreation all in one place and provide an opportunity for growth. This integrated combination is critical to achieve a true, long-term “city effect”. Historically, the following points have been important:

• By far the biggest challenge is bringing in new jobs to a development. Innsbrook has already achieved a critical mass of over 20,000+ jobs to create a ‘city effect’. (The largest concentration of jobs outside of downtown.)
• Creating new amenities such as lakes, trails, and parks is difficult. Innsbrook already has 35 acres of lakes and nearly three miles of trails
• Often serious constraints due to highway access and utilities exist. Innsbrook is adjacent to three primary interchanges and has long-term utility capacity growth, and is master planned for future grid roads.
• When a development is in a populous area, the scale is often tightly limited by surrounding developments. Surface parking conversion to parking decks offers ideal opportunities for office, residential and retail infill/adaptive reuse
• In most cases, developers face master planning barriers to rezoning to sufficient density to create a viable urban community. However, Innsbrook is already a designated UDA, is the subject of a county “Special Study Area” report and guidelines, and public input sessions were already conducted. (Online at http://innbrook.com/innsbrook-next)

Companies need to have confidence to move to and invest in a jobs-oriented City Center. Innsbrook has a proven track record of upholding high quality standards and consistent aesthetics, while offering the efficiency and professional judgement of an engaged and self-interested owners’ association. The comprehensive covenant governance system provides an essential balance between strong projections and the flexibility to embrace creative solutions, and the ability to respond to market changes quickly.

The Innsbrook City Center’s first phase will be a ten acre site on the northwest corner of Broad Street and Cox Road. The existing shopping center will be redeveloped into pedestrian streets with first level retail and restaurants, a mix of residential and live-work-residential, flexible office spaces, public parking decks and local transit. Redevelopment of this site will take place incrementally over 10± years. Farther into the future, the County’s 2010 Innsbrook Area Study envisions additional projects encompassing higher density development through the center of Innsbrook, with decreasing density towards adjacent residential areas.

No. Shared-use public parking decks can be established under a Tax Increment Financing (TIF) structure. This means that financing of the parking decks will be paid back using the increase in property taxes resulting from the new development. The parking decks facilitate a reduction in overall parking requirements, and help achieve the county’s goal of attracting corporate growth.

A Technology Zone designation will foster investments in ultra-efficient systems, fixtures, and stormwater management. This change is an essential part of promoting the project’s long term goals as an infrastructure innovation center. The project may also seek a Green Development zone designation which provides for additional flexibility or incentives for buildings that meet high standards for energy efficiency, or for companies that produce products that reduce negative impacts on the environment.

The governance will continue to be covenant-based, under the oversight of the Owners’ Association, its Architectural Review process, and its UMU Design Guidelines. Some enhancements will be made to better reflect the needs of overseeing the urban areas.

The key areas include:

• Pedestrian friendly, urban mixed-use community design that offers convenience and diverse lifestyle options, such as live-work and collaboration-oriented designs
• Integration to trails, lakes, and greenways
• Innovative infrastructure that addresses environmental concerns and community resilience and transportation features that reduce the need for cars
• An “open platform” for monitoring the infrastructure to facilitate research and innovation
• A covenant governance system that is market driven and will allow companies to quickly adapt to ever-changing requirements

These goals build on the many years of planning undertaken by Innsbrook in collaboration with the county, through efforts such as the Innsbrook Study Area report. The Innsbrook City Center will not just provide a convenient mix of uses, but also serve as a platform for the adoption of technological improvements and enhanced community features. The integration of these features will increase areas such as building efficiency, but more importantly will foster higher productivity and resonate with employees’ values. The project will also look to capitalize on programs such as Green Zone and Tech Zone designations which embody many of the same overarching goals for high quality, sustainable economic development.