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The County’s Comprehensive Plan is a countywide policy document that provides guidance on growth, development, transportation, and natural resource protection. For the County’s Development Areas, more detailed Master Plans were created to guide land use and development tailored to that area. For the 29 North area, this occurred in the Places29 Master Plan adopted in 2011.

The Places29 Master Plan included the area around the Rio Road/Route 29 Intersection as a Priority Area for public investment and redevelopment. The Master Plan called for using a Small Area Plan process to coordinate land uses with (then) recommended road improvements, most of which are under construction through the 29 Solutions projects. The time is right for the development of the Rio29 Small Area Plan.

The Small Area Plan will include:

  • Detailed future land use map
  • Neighborhood street network
  • Preliminary design of recommended transportation improvements
  • Measures to help minimize the impacts of the recommended transportation improvements
  • Opportunities for business development

The Small Area Plan process kicked off in April 2016 and will be completed in three phases. Phase I is funded through the Office of Intermodal Planning and Investment and was completed by March 2017. It included an analysis of existing conditions, a market assessment, and development of 2-3 future land use alternatives, culminating in a preferred land use alternative, the vision for which is organizes future redevelopment around the node concept, with centers of higher density development at key intersections that could support future transit improvements.

Phase II worked from the preferred land use alternative to develop a preliminary land use plan, urban design plan, transportation plan and implementation action plan for the Study Area, including a template project and the framework for a potential form-based zoning code pilot, and an organization of nodal development and their intensities. Phase II was completed in February 2018.

Phase III began in February 2018, and will include the drafting, engagement, and adoption of a Comprehensive Plan Amendment, development of a form-based code, and review process improvements. Community engagement on the draft Comprehensive Plan Amendment is expected to occur in August and September 2018 for eventual public hearings and adoption towards the end of 2018.