Table of Contents <br />1. Introduction................................................................................................................. 6 <br />BACKGROUND <br />Integration of Land Use & Transportation Planning <br />C•l <br />C•l <br />ABOUTTHE PROJECT................................................................................................................... 9 <br />PUBLIC ENGAGEMENT PROCESS.............................................................................................1 <br />2 <br />StakeholdersInvolved............................................................................................................ <br />12 <br />Stakeholder Engagement Process........................................................................................1 <br />3 <br />2. Existing Conditions................................................................................................... <br />16 <br />ZONING& LAND USE................................................................................................................ <br />16 <br />DEMOGRAPHICS & HOUSING PROFILE.................................................................................1 <br />9 <br />Population Characteristics.....................................................................................................1 <br />9 <br />Household and Tenure Characteristics.................................................................................1 <br />9 <br />HousingMix..............................................................................................................................20 <br />MARKETCONDITIONS............................................................................................................... <br />20 <br />Owned Single -Family Residential........................................................................................20 <br />Multi -family Residential Vacancy Rates & Rents...............................................................20 <br />Retail Vacancy Rates & Rents <br />20 <br />TRANSPORTATION CHARACTERISTICS...................................................................................21 <br />Roadway <br />Transit...... <br />Bicycle & Pedestrian <br />Commute Patterns <br />3. Goals & Objectives................................................................................................... 24 <br />STAKEHOLDER FEEDBACK..........................................................................................................24 <br />GOALS& OBJECTIVES...............................................................................................................24 <br />Livability................................................................................................................................... 24 <br />Prosperity................................................................................................................................. 24 <br />MultimodalTransportation....................................................................................................24 <br />4. Concept Development & Evaluation......................................................................... 25 <br />NEIGHBORHOODCENTERS......................................................................................................25 <br />LAND USE CONCEPTS, DESIGN PRINCIPLES & DEVELOPMENT TYPOLOGY..................25 <br />River Road Corridor Land Use Concepts............................................................................ 25 <br />RIVER ROAD CORRIDOR STUDY <br />63 <br />