Virginia Beach, Virginia u r b a n

d e s i g n

a s s o c i a t e s

may 2010 ADOPTED BY THE VIRGINIA BEACH CITY COUNCIL ON JULY 6, 2010

© 2010 u r b a n d e s i g n a s s o c i a t e s

n e w t o w n s t rat e g i c g r o w t h a re a m as t e r p l a n :

© 2010 u r b a n d e s i g n a s s o c i a t e s

Newtown Strategic Growth Area Master Plan P R E PA R E D F O R

City of Virginia Beach P R E PA R E D BY

Urban Design Associates The LandMark Design Group, Inc. URS Corporation The Miles Agency City of Virginia Beach Department of Planning Virginia Beach Economic Development

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OV ER V I E W

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D E V ELO P M EN T G U I D EL I N ES

The Planning Process 2 The Newtown SGA Site 3 The Master Plan 4 OV ER V I E W O F P U B L I C P R O C ES S U R B A N D ES I G N A N A LY S I S

Commercial and Mixed-Use Development 2 7 Office and Institutional Campus Development 2 8 Multi-Family Residential Development 2 9 Single-Family Residential Development 3 0 Parking Garages 3 1

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K E Y D E V ELO P M EN T I N I T I AT I V ES

Analysis: Transportation Improvements 9 Analysis: Stormwater Management 1 0 C O N C EP T UA L M A S T ER P L A N

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Chartway Redevelopment 33 Eastern Office Developments 3 4 ECPI Campus 3 5 Southern Boulevard and Arrowhead Shopping Center Greenwich Lake Park 3 9 Arrowhead North Neighborhood 4 1 Future Hotel Redevelopment 43 Public Initiatives 4 4 Private Initiatives 45

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Master Plan: Land Use 1 2 Development Program 1 3 Master Plan: Open Space 1 4 Trails and Open Space Opportunities 15 Master Plan: Bicycle Network 1 6 Master Plan: Street Network 1 7 Newtown Road 1 8 Princess Anne Road 1 9 Southern Boulevard Norfolk Southern R.O.W. Greenwich Road 2 1 Typical Internal Street Sections 2 2 Master Plan: Parking Strategy 2 3 Master Plan: Transit Options 2 4

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© 2010 u r b a n d e s i g n a s s o c i a t e s

Table of Contents

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ta bl e of conten ts

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the city of virginia beach has identified strategic growth

a series of public improvements and strategies for development that

areas that have the potential to become future areas of economic

capitalize on public investments in transit and highways. The process

growth within the city. The City has embarked on a series of plan-

confirmed that redevelopment within the study area will yield great

ning studies for these areas that will provide visions for future

opportunities for job creation, residential living, improved public

growth. The strategic growth area plans will identify appropriate land

amenities and growth of the city’s tax base.

© 2010 u r b a n d e s i g n a s s o c i a t e s

Overview

uses, infrastructure needs, opportunities for private development, and civic amenities. The Newtown strategic growth area is located along the I-264 corridor on the western edge of Virginia Beach adjacent to the City of Norfolk. The western side of Newtown Road in the study area is within the City of Norfolk and includes the eastern most transit stop on the new HRT Light Rail system that will serve Norfolk. This transit stop is convenient to much of the Newtown SGA and will enable the redevelopment of the study area as a transit-oriented district. The Newtown SGA is centered around a potential future transit corridor (left) that currently has primarily light industrial, office, and strip retail uses (right).

Newtown Road is located in the center of the region and at the convergence of major highways and future transit. This strategic growth area is attractive to businesses seeking easy access to regional highways and the interstate system and is a highly visible portal to

Chesapeake Bay

an area of future economic development at higher densities.

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the city. The addition of transit will increase the value of Newtown as

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This study was prepared with a public planning process that New town Strategic Grow th Area

involved residents, business owners, interested citizens, property owners, and public officials from multiple jurisdictions including the City of Virginia Beach, City of Norfolk, Virginia Department

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Virginia Beach

of Transportation (VDOT), and Hampton Roads Transit (HRT). A major component of this planning process involved working with

Great Dismal Swamp

Chesapeake

the residents and property owners in the Newtown area to arrive at

Regional Locator

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VIRGINIA BEACH COMPREHENSIVE PL AN The study area is one of eight focus areas for strategic growth

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© 2010 u r b a n d e s i g n a s s o c i a t e s

The Planning Process The analysis phase of the public process began in October of 2009 when the Urban Design Associates-led team visited the Newtown site to kick off the project with initial stakeholder meetings and site reconnaissance. In addition to the collection of hard data – photos, street dimensions, and city mapping – UDA also gathered soft data, asking people’s opinions, impressions, and visions of the area. The design

The study area has a wide range of site conditions ranging from single-family residential to corporate office buildings. The design team, in addition to documenting the site conditions, met with many focus groups and the general public in assessing the strengths, weaknesses, and visions for the Newtown of tomorrow.

team continued to gather information through the beginning of the charrette and the Public Process section of this document summarizes those findings. Input from participants provided valuable insights into the public perception of the area, as well as identifying the issues that need to be addressed. This input is combined with an analysis of the site configuration and existing conditions within the area.

ABOVE The site’s constraints are both natural and man-made. The substation (left) occupies the center of the site alongside the rail

corridor while streams course through the eastern edge of the site (right). BELOW Along a portion of the rail corridor, Southern Boulevard sits as little more than an access to track-side properties. Existing uses’ parking tend to spill into the street as well.

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The project site is located just east of the “crossroads” of I-264 and I-64, sandwiched between Newtown Road to the west and

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The Newtown SGA Site

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Witchduck Road to the east. Many parcels within the study area are accessed off Princess Anne Road to the south and centrally by Greenwich Road. The latter is the primary east-west spine for the Newtown Strategic Growth Area. The site is a gateway to Virginia Beach as Newtown Road is the boundary line between the cities of Norfolk and Virginia Beach.

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Initially, the study area was the area shown by the red boundary. ad

Through conversations with the city, property owners, and the public, Ro

the study area was expanded to include the Mayfair Apartments to

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Holiday Inn

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design of the area. These areas are shown outlined in blue.

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the study area as these changes have a transformative effect on the

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the south and to include the I-264 and Witchduck interchange into

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Cour tyard by Marriot t

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ECPI

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Green wich Road

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VEPCO Substation

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PA R K I N G L O T S OFFICE BUILDINGS

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Arrowhead Shopping Center

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Par May fair Apar tments

INSTITUTIONAL BUILDINGS

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HOTELS INDUSTRIAL BUILDINGS S I N G L E - FA M I LY R E S I D E N T I A L L A N D P U B L I C O P E N S PA C E

PORTRAIT OF EXISTING CONDITIONS

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The Master Plan was developed based on the design principles identified in the analysis phase of the public planning process. The

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The Master Plan

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design transforms underutilized commercial property into a series of mixed-use development opportunities and public infrastructure improvements. A new street framework and block structure provides the access and visibility necessary to consider redevelopment at higher densities. The old commercial properties will be transformed into a new mixed-use village center, state of the art business parks, an

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educational campus, new light industrial space, and new residential ad

neighborhoods. The value of the property will be enhanced with new Ro

parks and trails that will eventually connect to the larger city systems.

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Ocean, convention centers, medical centers, universities and military

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will provide direct access to two major downtowns, the Atlantic

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At the center of the redevelopment will be a new transit station that

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Southern Boulevard

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MIXED - USE

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OFFICE CAMPUS OFFICE / INSTITUTIONAL

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M U LT I - FA M I LY R E S I D E N T I A L A G E - R E S T R I C T E D M U LT I FA M I LY R E S I D E N T I A L S I N G L E - FA M I LY R E S I D E N T I A L P U B L I C O P E N S PA C E

ILLUSTRATIVE PL AN

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residents and stakeholders participated in a series

© 2010 u r b a n d e s i g n a s s o c i a t e s

Overview of Public Process

of public meetings to kick off the planning process. Following a presentation on the site research and documentation by Urban Design Associates, participants were asked to identify strengths, weaknesses, and areas of highest priority for change in the study area. Their input served as a guide to the community and helped to define what the plan should become. This information was compiled and used as the impetus for design throughout the planning process. During the charrette, the same stakeholders and residents were invited to give input as the design emerged. The design team pulled the input together and incorporated the synthesis into the master plan. At the conclusion of the charrette, the public was invited to a presentation of the design alternatives for the study area.

NEW TOWN PUBLIC PROCESS : KEY MILESTONES

1 – 2 October 2009 2 October 2009 23 October 2009 15 – 17 December 2009 17 December 2009 April 2010

Initial analysis and focus group meetings Kick Off Public Meeting Master Plan Workshop in Pittsburgh Design Charrette Public presentation of design alternatives Final master plan recommendations to the City

Public Meeting

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pu bl ic pro cess

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© © 22 00 01 08 u r b a n d e s i g n a s s o c i a t e s

Public Input

Green dots, representing the strengths of the Newtown SGA, focused around the lakes and open spaces, the future location of light rail, several of the businesses, and the neighborhoods to the south of the study area.

Red dots signifying what the residents and stakeholders indicated as the weaknesses in the SGA centered around the closing of Greenwich Road at Witchduck, the Arrowhead Shopping Plaza, the condition of Newtown Road, the Mayfair Apartments, and I-264.

Blue dots representing the priorities and visions of stakeholders appeared mostly around the spine of the transit corridor.

S T U DY A R E A S T R E N G T H S

S T U DY A R E A W E A K N E S S E S

S T U DY A R E A O P P O R T U N I T I E S

» Central location between Norfolk and the beach at the intersection of I-264 and I-64

» Lack of accessible park spaces

» Gateway to Virginia Beach

» Lack of good retail and restaurants

» Newtown needs an identity (most associate “Newtown” with the intersection of Newtown Road and Virginia Beach Boulevard and Greenwhich with the study area)

» Institutions in the area including the hospital, churches, and a variety of educational facilities

» Heavy traffic and congestion

» Natural amenities such as water bodies and green spaces

» Unsafe elements in areas within the neighborhoods

» Mixed-use neighborhood-serving center

» Long-established and substantially stable neighborhoods

» Lack of pedestrian infrastructure and connectivity

» New mixture of housing choices

» Future light-rail transit

» Above-ground utilities

» Efficient network of streets for cars and pedestrians

» The potential for new business growth and new retail opportunities

» Architectural mishmash

» Capitalize on light rail should it come

» Existing office parks, in particular that at Cleveland Street and Newtown Road

» Lack of integrated and mixed-uses

» Relocate current businesses

» Norfolk and Virginia Beach split of Newtown Road complicates street improvements

» Alleviate pressure off Newtown Road through expansion of street network and improvement of Newtown Road street and intersection design.

» Poor land utilization

» Existence of crime and prostitution

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» Maintaining and programming existing open spaces while providing new and accessible ones

pu bl ic pro cess

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the urban design analysis includes a plan portrait of the

© 2010 u r b a n d e s i g n a s s o c i a t e s

Urban Design Analysis

area which combines information from several sources to provide a base from which we can develop alternative concepts. It includes all of the elements of the area: streets, buildings, land use, vacant land, topography, and natural features. Understanding the fabric of the site is a key part of the design process. This is accomplished through a series of diagrams called UDA X-Rays® which pull apart information so that the site can be more clearly understood. Each X-ray describes not only a physical element of the area, but also the issues to be resolved.

REGIONAL X-RAY The Newtown Site indicated in the purple tone sits in between Norfolk to the west and Virginia Beach to the east.

REGIONAL PORTRAIT

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© 2010 u r b a n d e s i g n a s s o c i a t e s

Urban Design Analysis

STREETS X-RAY

A broken street network makes many parcels difficult to get to, increases loads on arterials, and hinders the value of most properties

OPEN SPACE X-RAY There is a clear lack of dedicated public open space within the study area

SET TLEMENT PAT TERNS X-RAY Development over time has primarily been either single-family residential neighborhoods and large-footprint office and light industrial uses along transportation corridors.

Strategically locating residential uses within the study area will help activate the public spaces and provide a wide range of living options adjacent to public transportation

COMMERCIAL X-RAY More diverse choices of retail destinations is necessary for the district to succeed

INDUSTRIAL X-RAY

RESIDENTIAL X-RAY

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Industrial uses are not the highest and best use adjacent

to public transit

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routed to the proposed Greenwich Road/Cleveland Street flyover – a

Virginia Beach, and its proximity to the busiest interchange in Hampton

4-lane bridge connecting Greenwich Road at the newspaper plant with

Roads (I-64 @ I-264) puts it in the path of improvements associated

Cleveland Street at Clearfield Avenue. Cleveland Street will be wid-

with the interchange. In contrast with many projects from which funds

ened to four lanes between Clearfield Avenue and Witchduck Road.

have been cut, these improvements have remained at least partially

on Newtown Road requires improvements, no widening projects are

related to development activity in Newtown, they will impact currently

currently planned due to funding constraints.

2020 – 2025

Southern Boulevard station opens

will connect Newtown to neighborhoods, the beach, and other des-

to ensure traffic moves once it merges into eastbound I-264. To

tinations. HRT is also studying the feasibility of a dedicated transit

ensure efficient flow of traffic, the improvements include the addition

corridor along the Norfolk Southern Line. This will connect to

of one eastbound lane to the Witchduck Road interchange. In addi-

the Norfolk LRT line, which will open its terminal station across

tion, to remove congested weave sections on the freeway, both the

Newtown Road in early 2011.

Newtown and Witchduck Road interchanges are to be modified. At Newtown Road, all access to eastbound I-264 is to be provided at a new on-ramp from Greenwich Road. The ramp will be located at the curve just east of the Holiday Inn, and Greenwich Road will

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Newtown Road. At Witchduck Road, all access to and from eastbound I-264 will be provided from ramps located on the west side of the interchange. Witchduck Road is to be widened to six lanes both north and south of I-264. Groundbreaking for the widening south of I-264 to Bonney Road occurred in March 2010. No date has been set for construction on the northern segment.

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be widened with a second eastbound lane between the ramp and

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2020 Virginia Beach dedicated transit corridor opens

VDOT and FHWA have determined that change must be included

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2014 – 2020 I-264 interchange improvements to Newtown and Witchduck Roads; I-264 widening

portation. The city is soon revising the Bikes and Trails Plan which

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2014 Greenwich Road/Cleveland Street Flyover; Greenwich Road/Witchduck intersection closing

In widening the ramp from westbound I-64 to eastbound I-264,

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May 2011 Norfolk LRT station opens

Improvements are also being made to alternative modes of trans-

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N E W T O W N W O R K I N P R O G R E S S : P R O J E C T E D C O M P L E T I O N DAT E S

Finally, although it is recognized that providing adequate service

funded for construction. Although these improvements are not directly established travel patterns by changing the roadway system.

© 2010 u r b a n d e s i g n a s s o c i a t e s

As previously noted, Newtown is centrally located between Norfolk and

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Analysis: Transportation Improvements

I-64/ I-264 Ramp Modification 2014-2020

Greenwich Road Flyover to Cleveland Street 2014

I-264 Widening

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Norfolk Transit Station Pri 2010 n

Newtown Transit Station 2020-2025 ce

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Greenwich Road Closing of Greenwich to Witchduck Road Southern Boulevard 2014

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Extension of Light Rail Eastward 2020

I-64/ I-264 Ramp Modification 2014-2020

To accommodate new eastbound I-264 interchange traffic pattern TRANSPORTATION IMPROVEMENTS In the near term, Norfolk’s LRT will be opening

in 2010 (left) and the Greenwhich Flyover will be constructed near the location shown on the right.

at a single 4-way intersection on Witchduck Road, Greenwich Road will be terminated to the west of the interchange, and traffic will be re-

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TRANSPORTATION IMPROVEMENTS Road improvements through 2020 include

interchange upgrades and the Greenwich Cleveland Flyover

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the newtown sga offers one of the best opportunity areas

highest levels of impervious area, and a development goal is to reduce

in Virginia Beach for development of a stormwater management

the impervious area and the quantity of stormwater runoff that exists

strategy utilizing “green” low impact development methods, imple-

in that drainage area.

menting “Green City” initiatives that are one of Virginia Beach’s

Currently, the major drainage consideration of areas draining to

goals. A large part of the area is served by open ditches, and this

Lake No. 2 is the high normal top of water elevation in the lake. This

report recommends that exposing stormwater flows (daylighting)

high water elevation limits allowable lake rise during storm events;

be utilized when consolidating parking, establishing new roads, and

consequently, this limits the allowable hydraulic grade line rise for

redeveloping sites. In addition, other on-site methods of managing

storm system drainage to the lake. A primary recommendation of

stormwater should be explored, including green roofs, rainwater har-

this plan is to lower the normal top of water elevation of Lake No.

vesting, porous pavements with below-surface storage, and bioreten-

2. This will allow the more distant areas from the lake to redevelop

tion. The creation of a grid pattern and consolidation of parking will

without extensive on-site usage of ponds since drainage could be

offer opportunities to create additional green areas within the com-

piped to the lake which serves in a regional capacity. If the lake level

munity to assist in the reduction of stormwater leaving the sites.

is not lowered, the hydraulic grade line will surface short of the more

The major infrastructure issue in the Newtown SGA is stormwater drainage. While water and sanitary sewer are readily available,

distant areas from the lake. Lake No. 2 drains via ditch to Lake No. 3. The ditch is in culverts

stormwater management and drainage has been problematic. The

only at Greenwich Road and the railroad tracks. Since Lake No. 3

Newtown SGA is served by two drainage areas, both of which ulti-

water surface elevation is approximately nine feet lower than Lake

mately drain into the Eastern Branch of the Elizabeth River located

No. 2, the lowering of the culverts and deepening of the outfall ditch

south of the area. The eastern portion of the Newtown SGA and

are the only actions necessary to lower Lake No. 2.

the area north of I-264 drain into three lakes that were created as

© 2010 u r b a n d e s i g n a s s o c i a t e s

Analysis: Stormwater Management

Consideration should be given to lowering this outfall with the

borrow pits during the construction of I-264. These will continue to

earliest improvements to the roadways, probably with the I-264

serve as the major receiving stormwater management ponds for the

flyover. In order to accomplish this, an overall drainage master plan

Newtown area as the land use changes and densifies according to

must be prepared.

the SGA plan. The construction on sites with currently undeveloped land will result in the greatest increase in impervious area. These sites are located in the eastern drainage area, and will drain to the existing lake system. The western portions of the SGA currently have the

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R E TA I L MIXED - USE

Conceptual Master Plan

© 2010 u r b a n d e s i g n a s s o c i a t e s

OFFICE CAMPUS OFFICE / INSTITUTIONAL M U LT I - FA M I LY R E S I D E N T I A L A G E - R E S T R I C T E D M U LT I FA M I LY R E S I D E N T I A L

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1 Reinforce the Newtown site as the “Gateway” into Virginia Beach 2 Create interconnected pedestrian and street frameworks

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3 Build parks and open spaces throughout the site 4 Build mixed-use, mixed-income, transit-oriented development 5 Strengthen education and training institutions in the district 6 Build at a compatible scale next to existing neighborhoods 7 Extend a bicycle and trail system through the site Lake 1

8 Celebrate light rail as a centerpiece in a gateway public space Ro

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11 Develop design guidelines for the district

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Newtown Road, the Greenwich/Cleveland flyover, and I-264

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10 Coordinate transportation improvements including Light Rail,

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Southern Boulevard

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ILLUSTRATIVE PL AN

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Land uses in the Newtown SGA will transition over time to reflect increased land values achieved by improved access and transit service.

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Master Plan: Land Use

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A new mixed-use district will emerge adjacent to a new transit station. Business and light industrial uses will tolerate noisy areas along I-264 and take advantage of high visibility from the interstate. The old Arrowhead Industrial park, an anomaly today, will be replaced by a new residential neighborhood, consistent with existing adjacent residential areas. Workforce housing will be integrated into these

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neighborhoods. Neighborhood retail will be located along Princess ad

Anne Road, adjacent to a future transit stop and residential neighRo

borhoods. A new campus will be developed for ECPI and new parks

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and trails will be created to take advantage of the existing lakes.

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Southern Boulevard

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OFFICE CAMPUS OFFICE / INSTITUTIONAL M U LT I - FA M I LY R E S I D E N T I A L

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(Kemp’s Lake)

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L AND USE PL AN

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Initiative

Development Program

Area (AC)

Commercial Office/Flex (SF)

8.8

269,000 543,000

1.

Chartway Redevelopment

2.

Eastern Office Development

34.5

3.

ECPI Campus

18.2

4.

Southern Boulevard and Arrowhead Shopping Center

20.2

5.

Greenwich Lake Park

42.5

6.

Arrowhead North Neighborhood

31.5

7.

Future Hotel Redevelopment

24.6

480,000

Total

160.1 AC

1,792,000 SF

Institutional Office (SF)

Retail (SF)

Civic (SF)

Multi-Family Residential (du)

Single-family Residential (du)

30 10,000 430,000 300,000

440

Parking (Structured)

Parking (On Lot)

1,000 cars

115 cars

1,175 cars

470 cars

1,320 cars

200 cars

1,975 cars

500,000

1,200 cars

430,000 SF

90,000

125

25,000

595 rooms

415,000 SF

10,000 SF

1,190 units

© 2010 u r b a n d e s i g n a s s o c i a t e s

Newtown SGA Preferred Program

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750 cars 360 cars

875 cars

140 units

7,545 cars

1,895 cars

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ILLUSTRATIVE MASTER PL AN

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L AND USE PL AN

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Newtown is devoid of sidewalks and park space. The new street network and block structure will provide sidewalks for easy pedestrian

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Master Plan: Open Space

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movement throughout the district. A series of new parks are planned for the area to provide amenities for residents, workers and visitors. 1 Newtown Road will be improved with a sidewalk to connect areas north of I-264 to the Newtown light rail station. 2 A triangular gateway park is planned at the corner of Newtown Road and Princess Anne Road.

Lake 1

3 A “town square” and “transit station park” is planned as part of Ro

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the transformation of Arrowhead Shopping Center into a mixedw Spring Hill Suites

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4 The new ECPI campus will feature attractive quads and yards Ke m

including a naturalized stream course.

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use village center.

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5 Lakes 2 and 3 will be enhanced with pavilions and picnic areas

6 New neighborhood parks will create pleasant addresses for new residential development on the old Arrowhead Industrial Park site.

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trail network.

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and connected together with trails that link into the larger city

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ECPI Campus

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P U B L I C O P E N S PA C E

OPEN SPACE PL AN

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The Newtown SGA is planned with a series of green spaces and

In addition to the bicycle and pedestrian routes developed in

small parks that will also be part of the stormwater drainage dis-

association with the roadway system, a greenways trail should be pro-

cussed in that section. The green area will help to offset the addi-

vided along the northern lake edge to connect to the historic Kemp’s

tional impervious surfaces and will provide shade, outdoor use area,

Landing site. As future greenways and trails develop, plans should

and visual relief for the community. Most new development should

include a connection along this waterway to ultimately connect to

include green area to contribute to this overall system.

the Thalia Creek Greenway Trail and other greenways in the City.

The light rail corridor and the light rail station that is under

At least one additional light rail station will be added in the

construction in the City of Norfolk at Newtown Road will be a

Newtown area, and accommodations for bicycle storage will be

focus of a bicycle and pedestrian network for the Newtown SGA.

needed at the stations. In some cities this is provided by private busi-

The Newtown SGA is also planned to provide a continuation of the

ness, often combined with bicycle sales, repair and rentals. Such uses

bicycle and pedestrian routes that were developed for the Pembroke

should be considered in the development around the stations.

© 2010 u r b a n d e s i g n a s s o c i a t e s

Trails and Open Space Opportunities

Strategic Growth Area, and the new connector roads will include bicycle and pedestrian routes. The combination of the rail right-of -way and the adjacent rightof-way offers an exceptional opportunity for a true multi-modal corridor through the area. Either a shared bike and pedestrian path or separate paths should be located along the rail corridor, and all other walks should connect to it. Ideally, this will allow for future connectivity near the light rail corridor all the way from Newtown Road to the Oceanfront. A trail tunnel beneath I-264 may be difficult dimensionally, but the Greenwich Road flyover will have a bicycle and pedestrian path that can connect to the main system. It will also be important to provide a pedestrian and bicycle trail linkage to the Newtown SGA located on the north side of I-264.

Kemp's Landing

S T U DY A R E A PA R K S TRAILS

This may require an elevated path along the sloped abutment of the I-264 bridge over Newtown and/or a bridge walkway along the edge of Lake #1 to connect into the rest of the Newtown and

OPEN SPACE Open Space in the Newtown SGA will connect to regional drainageways, trails, and park spaces

Pembroke systems.

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The Newtown SGA is proposed to plug into the City’s Bikeways and Trails Plan as well as the trail network proposed in the Pembroke

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© 2010 u r b a n d e s i g n a s s o c i a t e s

Master Plan: Bicycle Network

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SGA. The trail network within the Newtown SGA itself is built upon an interconnected system of 10-foot off-street multi-modal paths and streets that slow auto traffic to a speed that is comfortable for bikes to co-exist with vehicles. This allows easy, safe, and intuitive access to destinations within the neighborhood and to the transit station.

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M U LT I - M O D A L PAT H ( O F F - S T R E E T ) BIKE- SAFE STREETS

BICYCLE NET WORK PL AN

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The Newtown SGA has inadequate street infrastructure. The plan proposes a series of new streets and improvements to existing arteri-

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Master Plan: Street Network

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als to accommodate future development. 1 Newtown Road and Princess Anne Road will be improved with sidewalks and lane adjustments. 2 Greenwich Road will be redirected to a new flyover to connect to Cleveland Street north of I-264. The remainder of the road will cul-de-sac at Lake 3.

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5 New residential streets will be built in the old Arrowhead

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area. The streets will be designed for retail and commercial use.

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4 A new street network will be created to form the village center

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T YPICAL RESIDENTIAL STREET T YPICAL INTERNAL SGA STREET BIKE SAFE STREET

STREET NET WORK PL AN

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© 2010 u r b a n d e s i g n a s s o c i a t e s

Newtown Road NEW TOWN ROAD : EXISTING STREET SECTION

4'

4' 3'

22'

Varies

22'

3' 4'

4'

Varies

NEW TOWN ROAD : PROPOSED STREET SECTION

» Sidewalks and planting strips on both sides » Improved lighting » Parking not permitted between building and sidewalk » No on-street parking » 6 travel lanes with central median » 35 MPH speed limit

VARIES

10' 10'

36'

20'

36'

10' 5'

VARIES

Multi-purpose 127'

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© 2010 u r b a n d e s i g n a s s o c i a t e s

Princess Anne Road PRINCESS ANNE ROAD : EXISTING STREET SECTION

Setback Varies

5'

2'

22’

16'

22'

2'

5'

Setback Varies

74'

PRINCESS ANNE ROAD : PROPOSED STREET SECTION

» 8-foot sidewalks and planting strips on both sides » Improved lighting » Parking not permitted between building and sidewalk » No on street parking » 4 travel lanes with central median » 10- to 20-foot setback » 35 MPH speed limit

10'-20'

8'

9.5'

25'

20'

25'

9.5'

8'

10'-20'

105'

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© 2010 u r b a n d e s i g n a s s o c i a t e s

Southern Boulevard Norfolk Southern R.O.W. SOUTHERN BOULEVARD : EXISTING STREET SECTION

66' Norfolk Southern R.O.W.

45'

1'

4'

Setback Varies

50' R.O.W.

SOUTHERN BOULEVARD : PROPOSED STREET SECTION

» Retail “main-street” with potential LRT station in center along current Norfolk Southern R.O.W. » In retail area, Southern Boulevard will occupy both sides of Norfolk Southern R.O.W. » As a retail street, buildings will front sidewalks with grated planting boxes. Parallel parking and a single travel lane will be accommodated. » 25 MPH speed limit » Dedicated 10-foot bike trails in center median » Elevated transit line not recommended » 66' section east of the transit station features both the transit corridor and a 10-foot multi-use path 10'

4'

9'

12'

5'

10'

1'

12'

25'

12'

1'

10'

5'

12'

9'

4'

10'

145' 66' (Current Norfolk Southern R.O.W.)

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GREENWICH ROAD : EXISTING STREET SECTION

30'

4'

6"

48'

6" 4'

© 2010 u r b a n d e s i g n a s s o c i a t e s

Greenwich Road

30'

58'

GREENWICH ROAD : PROPOSED FLYOVER SECTION

» Greenwich Road will be closed short of the expanded Witchduck

17'

26'

4'

26'

12'

85'

Interchange with I-264 » New “flyover” to be constructed to connect with Cleveland Street on the north side of I-264

GREENWICH ROAD : PROPOSED STREET SECTION

» 4 travel lanes with central turning lane » Shared-use path » 35 MPH speed limit

10' Shared-use Path

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9'

50'

6'

5'

VARIES

80'

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PROPOSED T YPICAL RESIDENTIAL STREET SECTION

10'

5'

6'

9'

22'

9'

PROPOSED T YPICAL MIXED -USE STREET SECTION

6'

5'

10'

10'

5'

6'

9'

62' R.O.W.

22'

© 2010 u r b a n d e s i g n a s s o c i a t e s

Typical Internal Street Sections BIKE SAFE STREET SECTION

9'

6'

5'

10'

4.5'

10'

62' R.O.W.

16.5'

16.5'

10'

4.5'

62' R.O.W.

Typical residential streets in the plan

Typical mixed-use streets in the plan

Typical bike safe streets in the plan

» On-street parking

» On-street parking

» Widened lanes for bicycle accommodation

» Planting strip and sidewalk

» Planting strip and sidewalk

» No on-street parking

» 25 MPH travel speed

» 25 MPH travel speed

» 25 MPH travel speed

» No parking between curb and building face

» Broad sidewalk in building setback

» Wide planting strips for stormwater management

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© 2010 u r b a n d e s i g n a s s o c i a t e s

Master Plan: Parking Strategy The Newtown SGA will employ a centralized parking strategy that integrates structured, surface, and on-street parking. Rather than looking at parking requirements site by site, a district-wide parking system will be developed through a partnership of public and private investments. General parking requirements for the districts should take into consideration proximity to the light rail transit stations to encourage alternate modes of transportation including rail, cycling, and walking. Furthermore, synergies between retail, office, and residential uses present opportunities for shared parking arrangements. Structured garages are distributed evenly throughout the plan, providing access and amenity for multiple developments. Development should wrap garages where possible with active ground floor uses and private uses above. This will help to screen the parking, keeping public frontages on the streets. Surface lots satisfy a portion of the parking need. Several existing lots will be retained, but may be converted to development sites in the future. Surface lots should employ pervious and porous paving materials where possible, and vegetation for shade. On-street parking will be an essential element in the parking strategy. On-street parking helps calm traffic and provides teaser parking adjacent to buildings. Bike parking will be accommodated in convenient racks and within parking structures. G A R A G E PA R K I N G S U R FA C E L O T PA R K I N G O N - S T R E E T PA R K I N G

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© 2010 u r b a n d e s i g n a s s o c i a t e s

Master Plan: Transit Options

Transit service currently is provided in the Newtown area through two fixed bus routes: 1 #20 Route connects downtown Norfolk with the Oceanfront via Virginia Beach Boulevard – headways are 10-20 minutes during peak hours and 30 minutes during off-peak periods; and 2 #25 Route connects Military Circle with Princess Anne Road – headways are 30 minutes. Both routes serve Newtown Road. Norfolk LRT

With the opening of the Norfolk Light Rail Transit (LRT) system in 2011, Hampton Roads Transit will begin providing much needed service improvements in the Newtown area. The marquee improvement will be the LRT station at the intersection of Newtown Road and Princess Anne Road. With 266 surface parking spaces, the station will serve the eastern terminus of the LRT system, which will extend through downtown Norfolk to the western terminus at the Medical Center on Brambleton Avenue. LRT service frequencies will be 7.5 minutes during peak hours, 15 minutes during off peak periods and 30 minutes during late evening hours. In addition to opening LRT service, HRT will modify bus service by providing added fixed-routes to act as feeder service to the LRT station. When opened to service, travelers between the Newtown area and points west on the LRT line will have the option of using frequent, fast and reliable transit service in addition to the currently available options of automobile and slower bus transit.

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Transit Options (continued)

LRT Extension in Virginia Beach

At the request of Virginia Beach, HRT is currently evaluating extending the Norfolk LRT service from the Newtown station east © 2010 u r b a n d e s i g n a s s o c i a t e s

to the Oceanfront. The evaluation process is required for the LRT extension to be eligible for federal funding, and it addresses a range of system characteristics including the location of stations. Station Location Options

As a general guide in designing LRT systems, suburban stations wa n. mi 10

of Witchduck Road at a distance from the Newtown Road station that could accommodate another station southeast of the Greenwich Road intersection with Business Park Drive. A second LRT station option would promote moving the existing

.w alk

in 2011 (left) and the Greenwhich Flyover will be constructed near the location shown on the right.

concepts for the LRT extension indicate a station located to the east

5m in

TRANSPORTATION IMPROVEMENTS In the near term, Norfolk’s LRT will be opening

lk

should be spaced at approximate intervals of 1 mile. Preliminary

Newtown Station in Norfolk to the east where it becomes a centerpiece for the redevelopment to mixed-use of the area generally centered on the intersection Southern Boulevard and Freight Lane. The choices for the station location option may depend upon the timing of plan implementation. If the extension of LRT service is approved, construction may not start for 8-10 years. If planned lodging and office development adjacent to the Greenwich Road

PEDESTRIAN TRANSIT SHEDS The Newtown SGA site sits in an opportune location for an interim light rail station associated with ECPI, mixed-use, and economic development opportunities

flyover is completed before LRT construction begins, relocating the Newtown Road station (option 2) would provide a greater return on investment since it would accommodate and encourage extensive mixed-use redevelopment of currently under-utilized sites.

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the newtown master plan is composed of a number of

© 2010 u r b a n d e s i g n a s s o c i a t e s

Development Guidelines

building types. Each building type has with it general design and performance criteria that each development should meet or exceed. This section illustrates the palette of prototypical building types to choose from when making decisions about site layout, building mass, and building articulation. Precedent photos are also shown as built examples where the standards are employed well. The public process underscored the importance of building complete environments. While development trends evolve, these standards will permit the incremental development that occurs over time to yield a place that is dynamic and memorable. Furthermore, public feedback mandated that a minimum of 10 to 15 percent of the housing should workforce housing, affordable to Virginia Beach teachers, firemen, and policemen. Mixed-use, multi-family, and single-family

MIXED -USE AND

OFFICE AND INSTITUTIONAL

MULTI-FAMILY RESIDENTIAL BUILDINGS

COMMERCIAL BUILDINGS

CAMPUS BUILDINGS

These buildings are focused around Princess Anne Road and Southern Boulevard, proximate to the transit corridor. They are pulled close to the street to promote a pedestrian friendly environment and range from 2 to 5 stories in height.

The Newtown SGA’s location and access make it a premier office and institutional address. The office and institutional buildings that locate here will set a new standard in environmental quality, both in building technology and the indoor and outdoor spaces they create. In many cases, these buildings are located along water or other open spaces.

With the planned improvements to both vehicular and mass transit options, multifamily housing will continue to be an important component to the spectrum of housing offered in the area. Apartments and condominiums will largely be 3 and four stories in height.

SINGLE-FAMILY RESIDENCES

PARKING GARAGES

Newtown is proximate to many residential neighborhoods. Part of the Newtown Master Plan is to stitch these neighborhoods together with additional single-family detached and attached housing.

The increased land values coming from the envisioned transit corridor and improvements to I-264 will make structured parking a viable and necessary component to development. These structures should be easy to access but screened architecturally with facade treatments and buildings where ever possible.

residences are ideal for these housing options. Additional targets not presented in these pages but recommended by the design team are LEED certification [Leadership in Energy and Environmental Design (usgbc.org)] and the meeting of ASLA (American Society of Landscape Architects) sustainable sites initiative. The City of Virginia Beach is also pursuing its Green Ribbon program and these initiatives should be incorporated as development occurs.

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Proper ty Line

GENER AL LOT CRITERIA

6

1. Minimum Lot Area: 6,500 SF 2. Front Setback: 0 – 5 Feet 4

3

3. Side Street Setback: 0 – 5 Feet 4. Side Setback: 0 Feet

1

5. Facade Zone: 10 Feet 6. Alley Setback: 5 Feet 7. Parking Setback: 30 Feet 7 5 Proper ty Line

2

Typical Lot Plan

Perspective view of the new Southern Boulevard lined with commercial and mixed-use development.

Typical Massing. The main massing (yellow) should be simple geometries with additive elements (blue) to add to the livability of each unit.

BUILDING CRITERIA 1. District Parking Max Ratio: 3 per 1,000 SF for retail; 1 per unit for residential or hotel 2. Number of floors (Min.): 2 2/5

1/5

2/5

3. Number of floors (Max): 5 1/3

1/3

4. Ground Floor FFE (Min.): 0"

1/3

5. Ground Floor Height (min.): 12' 6. % of facade in facade zone: 70 7. Permitted Ground Floor Uses: Retail, Commercial, Hotel Lobby, Civic Regular facade rhythm and pitched roofs work well for residential uses above retail.

Occupiable green roofs, towers, and entry statements help punctuate views and announce entry into buildings.

The facade composition of mixed-use and commercial buildings should have a base, a middle, and a top with a regular bay spacing. Roofs can either be pitched or parapet.

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Typical Buildings on a Lot

8. Permitted Upper Floor Uses: Residential, Office, Institutional, Hotel

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© 2010 u r b a n d e s i g n a s s o c i a t e s

Commercial and Mixed-Use Development

Proper ty Line

6 3

GENER AL LOT CRITERIA 1. Minimum Lot Area: 12,000 SF 2. Front Setback: 5 – 20 Feet

4

3. Side Street Setback: 5 – 10 Feet

1

4. Side Setback: 5 Feet 5

5. Facade Zone: 15 Feet 6. Alley Setback: 5 Feet

Proper ty Line

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Typical Lot Plan

Perspective of the Newtown Lakefront, lined with varying scales of office buildings. The lake offers a premium for quality of setting and visibility from I-264.

Typical Massing. The main massing (yellow) should be simple geometries with additive elements (blue) to add visual variety to the facades and massing.

BUILDING CRITERIA 1. District Parking Max Ratio: 4 per 1,000 SF 2. Number of floors (Min.): 1 3. Number of floors (Max): 6 4. Minimum FFE: 0"

1/5

1/5

1/5

1/5

1/5

5. % of facade in facade zone: 70

1/4 1/4 1/4 1/4

6. Typical Building Floorplates: 10,000 sf – 30,000 sf 7. Permitted Ground Floor Uses: Office and Institutional, Commercial Newtown office buildings have an interplay between regular bays and expressive entryways and atriums where views into and from warrant them.

Office building glazing is oriented toward the views of open spaces.

The facade composition of office buildings alternates between regular bay spacing and expressive elements that orient toward views or terminate vistas.

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Typical Buildings on a Lot

8. Permitted Upper Floor Uses: Office and Institutional

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© 2010 u r b a n d e s i g n a s s o c i a t e s

Office and Institutional Campus Development

Proper ty Line

6

GENER AL LOT CRITERIA 1. Minimum Lot Area: 10,000 SF 2. Front Setback: 10 – 15 Feet 3

1

3. Side Street Setback: 10 – 15 Feet 4. Side Setback: 10 Feet

4

5. Facade Zone: 10 Feet 6. Alley Setback: 5 Feet 7

7. Parking Setback: 40 Feet 5

Proper ty Line

2

Typical Lot Plan

Multi-family buildings can either take the form of a large house (above) or of traditional apartment and condominium buildings (left). Both express outdoor living space in form of porches and shading devices such as operable shutters.

Typical Massing. The main massing (yellow) should be simple geometries with additive elements (blue) to add to the livability of each unit.

BUILDING CRITERIA 1. District Parking Max Ratio: 1 per unit 2. Number of floors (Min.): 2 3. Number of floors (Max): 5 4. Ground Floor FFE (Min.): 18" 1/4

1/2

1/4

1/3

1/3

1/3

1/3

1/3

5. % of facade in facade zone: 60

1/3

6. Permitted Ground Floor Uses: Residential 7. Permitted Upper Floor Uses: Residential

Multi-family structures follow many of the same proportioning rules as single-family residences.

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Typical Buildings on a Lot

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© 2010 u r b a n d e s i g n a s s o c i a t e s

Multi-Family Residential Development

Proper ty Line

6

GENER AL LOT CRITERIA 1. Minimum Lot Area: 1,350 SF 2. Front Setback: 5 – 15 Feet 3

4

3. Side Street Setback: 5 – 10 Feet 4. Side Setback: 5 Feet

1

5. Facade Zone: 10 Feet 6. Alley Setback: 5 Feet

5 Proper ty Line

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Typical Lot Plan

The redevelopment of the arrowhead industrial park will complete the residential neighborhoods south of Princess Anne Road.

Typical Massing. The main massing (yellow) should be simple geometries with additive elements (blue) to add to the livability of each unit.

BUILDING CRITERIA 1. Parking: 2 per unit 2. Number of floors (Min.): 1½ 3. Number of floors (Max): 3 4. Ground Floor FFE (Min.): 18" 5. % of facade in facade zone: 65 2/3

1/3

6. Permitted Ground Floor Uses: Residential

1/3 2/3

7. Permitted Upper Floor Uses: Residential

Landscaped yards, front porches, and simple massing.

Attached single-family houses can be two or three stories and can sit elevated from the street 2 – 4 feet to provide privacy.

Single-family residential buildings sit above grade a minimum of 18 inches, are either narrowside or broadside to the street, and have proportioning systems of either 1/2-1/2 or 2/3-1/3.

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Typical Buildings on a Lot

dev el opmen t gu idel ines

30

© 2010 u r b a n d e s i g n a s s o c i a t e s

Single-Family Residential Development

Proper ty Line 3

GENER AL LOT CRITERIA 1. Minimum Garage Setback (engaged structure): 30'

1

2. Minimum Garage Setback (free standing structure): 50'

2

3. Encroachment into setbacks permitted with ground floor uses (in addition to garage entrances) in the garage, facing the street.

Proper ty Line

Typical Lot Plan

2

Parking garages are best done when they are out of public view but still easy to access. When exposed to the street, they must have an architectural treatment to the facade and should never be exposed to the main street beyond access points. Ground floor uses on street-adjacent garages are required.

Typical Massing. Garage structures can either be engaged (shown on the right of the block) or free standing and naturally ventilated. They should be screened by buildings or architectural composition where ever possible.

5 4

G A R AG E C R I T E R I A 1. Maximum garage exposed to primary street: 30 Feet

3

2. Maximum garage exposed to secondary street: 75% of garage length 3. Shared garage pedestrian entry must address street 4. Garages must either have buildings as a liner or

1

5. Architectural treatment of the facade when exposed to street

Example of garage with liner structures.

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© 2010 u r b a n d e s i g n a s s o c i a t e s

Parking Garages

1. Chartway Redevelopment

Vir

2. Eastern Office Developments 3. ECPI Campus

gin

ia

Sentara Leigh Hospital

Be

ac

hB ou

lev

© 2010 u r b a n d e s i g n a s s o c i a t e s

Key Development Initiatives ard

4. Southern Boulevard and Arrowhead Shopping Center Redevelopment 5. Greenwich Lake Park 6. Arrowhead North Neighborhood 7. Future Hotel Redevelopment

w

to

w

n

Ro

ad

Lake 1

Ne

4 5

Spring Hill Suites

I -26

4

Lake 2

K em

7

ps

Cle

vi lle

ve l a

nd

R oa

Gr ee nw ich Ro ad

Str

eet

d 1

Nor folk LRT Station

Prin

6

ces

3

VEPCO Substation

2 Virginian-Pilot

4 sA nne

Roa

d

Par

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liam

Lake 3 (Kemp’s Lake)

ent

Dri

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K E Y I N I T I AT I V E 1 :

Potential redevelopment of the Chartway Federal Credit Union on

P R O G R A M ( 8 . 8 AC )

Newtown Road presents a unique opportunity for a catalyst proj-

USE

LABEL

F L O O R P L AT E

STORIES

T O TA L

PA R K I N G

est in participating in a joint venture. The development might

A

20,000 sf

4

80,000 sf

4/1000 sf

include other property owners extending from the intersection of

B

20,000 sf

4

80,000 sf

4/1000 sf

Newtown Road and Princess Anne Road to the existing alignment

C

20,000 sf

3

60,000 sf

4/1000 sf

of Arrowhead Drive. Incentives for a large parking garage provide

D

20,000 sf

3

60,000 sf

4/1000 sf

opportunity for more intense development with three- and four-story

G

16,000 sf

1

16,000 sf

4/1000 sf

296,000 sf

1,076 cars

30 units

1.25/unit

30 units

38 cars

–

ect in a highly visible location. The owners have expressed inter-

Office

Total

buildings and possibly some residential loft units. The feasibility of

A

this early project is aided by its proximity to the Norfolk light rail

Residential

station. New streetscape improvements along Newtown Road will

Multi-Family Residential

make the corridor more pedestrian friendly and enhance crossings

G

15 units/floor

2

Total

B

from the station. Parking E F

Garage

E

200 cars/floor

5

1,000 cars

Surface Lots

F

100 cars

–

115 cars

Total

C

1,115 cars

G

D

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© 2010 u r b a n d e s i g n a s s o c i a t e s

Chartway Redevelopment

K E Y I N I T I AT I V E 2 :

Ro

© 2010 u r b a n d e s i g n a s s o c i a t e s

ad

Eastern Office Developments ich

Property along Greenwich Road is uniquely situated for office and

I -2

ee

nw

business tenants seeking high visibility and attractive open space

F

Gr

amenities. With the construction of the Greenwich Road overpass

64

G

and improvements to the adjacent ponds and trail system, this area

J E

will be an ideal setting for new office buildings or flex light indus-

I K

H

trial uses. With the construction of a parking garage, substantial densities can be achieved for business uses in multi-story buildings

A

B L

highly visible from Interstate 264. This property on the north side of Greenwich Road is a “gateway site” and ideal for signature architecC

ture. The property on the southern side of Greenwich Road is ideal

D N

M

for flex type space that is either office or light industrial. These types

O R P

of uses are favored by the adjacent residential neighborhoods south of

Q

the light rail alignment. Public access can be provided by a new trail system that connects to Lakes 2 and 3 and the larger city trail system.

P R O G R A M ( 3 4 . 5 AC ) USE

Office

Total

F L O O R P L AT E

STORIES

T O TA L

I

40 cars

–

40 cars

4/1000 sf

J

200 cars/floor

5

1,000 cars

480 cars

K

30 cars

–

30 cars

F L O O R P L AT E

STORIES

T O TA L

PA R K I N G

A

20,000 sf

3

60,000 sf

4/1000 sf

B

20,000 sf

3

60,000 sf 120,000 sf

USE

Parking

PA R K I N G

C

180 cars

–

180 cars

Total

D

175 cars

2

350 cars

Office

L

18,000 sf

1

18,000 sf

4/1000 sf

530 cars

Office/Flex

M

75,000 sf

1

75,000 sf

–

Total Office

LABEL

LABEL

Total Parking

PROGRAM

1,070 cars

E

30,000 sf

3

90,000 sf

4/1000 sf

Parking

N

50 cars

–

50 cars

F

30,000 sf

3

90,000 sf

4/1000 sf

Office

O

30,000 sf

1

30,000 sf

G

20,000 sf

3

60,000 sf

4/1000 sf

Parking

P

100 cars

1

100 cars

H

20,000 sf

3

60,000 sf

4/1000 sf

Civic Building

Q

10,000 sf

1

10,000 sf

300,000 sf

1,200 cars

Parking

R

70 cars

–

70 cars

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4/1000 sf

k e y dev el opmen t ini t i at i v es

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K E Y I N I T I AT I V E 3 :

ECPI College of Technology offers degree programs for commuter

© 2010 u r b a n d e s i g n a s s o c i a t e s

ECPI Campus P R O G R A M (18 . 2 AC )

students seeking careers in high technology fields. The programs are

USE

currently housed in two office buildings and students park in surface

Institutional Office

lots and adjacent streets. With the construction of a light rail station at Newtown Road, students will have the ability to commute by light rail from Norfolk and in the future, areas in Virginia Beach.

Gre

I

With their current land holdings, ECPI has the ability to expand their facilities and offer space to other business related tenants. New

ich

Ro

ad

B

A

parking garages are recommended to free up land and transition from

enw

F

surface parking lots to an attractive campus environment with new

LABEL

F L O O R P L AT E

STORIES

T O TA L

PA R K I N G

A

17,000 sf

2

34,000 sf

3.5/1000 sf

B

30,000 sf

3

90,000 sf

3.5/1000 sf

C

11,000 sf

3

33,000 sf

3.5/1000 sf

D

22,000 sf

3

66,000 sf

3.5/1000 sf

E

15,000 sf

3

45,000 sf

3.5/1000 sf

F

12,000 sf

3

36,000 sf

3.5/1000 sf

G

12,000 sf

3

36,000 sf

3.5/1000 sf

H

30,000 sf

3

90,000 sf

3.5/1000 sf

430,000 sf

1,505 cars

G

buildings, quads, and garden areas.

Total H

D

C

J

E

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K

Parking

Total

I

200 cars

–

200 cars

J

180 cars

4

720 cars

K

150 cars

4

600 cars 1,520 cars

k e y dev el opmen t ini t i at i v es

35

© 2010 u r b a n d e s i g n a s s o c i a t e s

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K E Y I N I T I AT I V E 4 :

The existing Arrowhead Shopping Center is centrally located in the

© 2010 u r b a n d e s i g n a s s o c i a t e s

Southern Boulevard and Arrowhead Shopping Center P R O G R A M ( 2 0 . 2 AC )

Newtown SGA area and with the construction of a new light rail

USE

LABEL

F L O O R P L AT E

STORIES

T O TA L

PA R K I N G

A

48,000 sf

1

48,000 sf

4/1000 sf

B

20,000 sf

1

20,000 sf

4/1000 sf

C

46,000 sf

1

46,000 sf

4/1000 sf

D

14,000 sf

1

14,000 sf

4/1000 sf

E

36,000 sf

1

36,000 sf

4/1000 sf

F

10,000 sf

1

10,000 sf

4/1000 sf

G

30,000 sf

1

30,000 sf

4/1000 sf

story buildings with ground floor retail and apartments above can

H

22,000 sf

1

22,000 sf

4/1000 sf

be developed in multiple blocks. Four story apartment buildings are

I

20,000 sf

1

20,000 sf

4/1000 sf

J

30,000 sf

1

30,000 sf

4/1000 sf

K

24,000 sf

1

24,000 sf

4/1000 sf

300,000 sf

1,200 cars

station, an ideal location for a new transit oriented mixed-use village

Mixed-Use

center development of substantial density. By diverting Parliament Drive and building new streets that connect to Greenwich Road, B

new development blocks will be created for mixed-use buildings

D

O

and structured parking. A cluster of retail and restaurants will form

F

C

the nucleus of a vibrant new village center that will serve nearby neighborhoods and new business and academic campuses. Five

A

E

shown on side streets. Both are eligible to contain a portion of work-

G

force housing options. Each block is designed to be self parked with central garages and multiple points of access.

H P

Pri

nc

es

sA nn

Total L

eR o

ad

Residential

I J

E

28 units/floor

4

112 units

2/unit

G

24 units/floor

4

96 units

2/unit

J

24 units/floor

3

72 units

2/unit

K

18 units/floor

3

54 units

2/unit

L

12 units/floor

4

48 units

2/unit

M

10 units/floor

4

40 units

2/unit

N

6 units/floor

3

18 units

2/unit

440 units

880 cars

Q M

K N

Total Parking

Total

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O

105 cars

5

525 cars

P

140 cars

5

700 cars

Q

150 cars

5

750 cars 1,975 cars

k e y dev el opmen t ini t i at i v es

37

© 2010 u r b a n d e s i g n a s s o c i a t e s

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K E Y I N I T I AT I V E 5 :

Business Park Drive, currently a small business park organized along

P R O G R A M ( 4 2 . 5 AC )

a cul-de-sac, will become more prominent and visible with the con-

USE

I-2 64

struction of the Greenwich flyover. Some buildings located adjacent

Office

to I-264 will likely be demolished to accommodate the widening of

M

the interstate. The master plan recommends extending Business Park Drive around to connect back to Greenwich Road, forming a loop

D

C

E

that will greatly improve access. Combined with landscaping of Lake 2, adjacent hotels, and adjacent redevelopment, this area is an ideal

F L O O R P L AT E

STORIES

T O TA L

PA R K I N G

A

5,000 sf

2

10,000 sf

4/1000 sf

B

12,500 sf

2

25,000 sf

4/1000 sf

C

12,500 sf

2

25,000 sf

4/1000 sf

D

12,500 sf

1

12,500 sf

4/1000 sf

E

20,000 sf

2

40,000 sf

4/1000 sf

F

10,000 sf

2

20,000 sf

4/1000 sf

G

20,000 sf

5

100,000 sf

4/1000 sf

H

20,000 sf

5

100,000 sf

4/1000 sf

I

15,000 sf

3

45,000 sf

4/1000 sf

F

A new parking garage is recommended to accommodate five new

G

mid-rise office buildings that front Lake 2. New buildings along the

O

N

J

15,000 sf

1

15,000 sf

4/1000 sf

K

10,000 sf

1

10,000 sf

4/1000 sf

L

20,000 sf

5

100,000 sf

4/1000 sf

500,000 sf

2,000 cars

A

entire development can be re-branded as Greenwich Lake Park, an attractive new business address.

LABEL

B

location for substantial office redevelopment at greater densities.

interstate can replace the buildings demolished by the widening. The

© 2010 u r b a n d e s i g n a s s o c i a t e s

Greenwich Lake Park

P

I

Q

H

Total J

Parking L Gree

nwic h Ro a

K

M

250 cars

–

250 cars

N

50 cars

–

50 cars

O

400 cars

–

400 cars

P

240 cars

5

1,200 cars

Q

50 cars

–

50 cars

d

Total

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1,950 cars

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39

© 2010 u r b a n d e s i g n a s s o c i a t e s

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K E Y I N I T I AT I V E 6 :

© 2010 u r b a n d e s i g n a s s o c i a t e s

Arrowhead North Neighborhood Arrowhead Industrial Park is a small concentration of one story industrial buildings surrounded by residential uses on three sides. The current use is an anomaly and will be even more so after the opening of

Prin

the adjacent Newtown light rail station. These industrial uses should d

be relocated to more suitable areas of Virginia Beach to enable the

sA nne

Roa

d

oa

B A

w

n

R

transformation of this area into new residential blocks and new neigh-

ces

to

C

N

ew

borhood serving retail. The plan recommends the extension of adjacent residential streets to form new residential blocks and the construction of a mix of single family attached and detached units (with a minimum 10 percent workforce housing). The new residential blocks will have alleys to provide parking for each lot. New parks will be created at the

D

intersection of Princess Anne Road and Newtown Road and within the residential development. The parks will be fronted with townhouses and apartment buildings. Given close proximity to light rail, the multi-family sites may be suitable for age restricted housing. The eastern end of the redevelopment area should be considered for a new grocery store with additional complementary retail space.

P R O G R A M ( 31. 5 AC ) USE

LABEL

F L O O R P L AT E

STORIES

T O TA L

PA R K I N G

Residential Single Family

–

2

140 units

2 cars/unit

Multi-Family

–

3

125 units

2 cars/unit

265 units

230 cars 4/1000 sf

Total Retail Parking

A, B, C, D

90,000 sf

1

90,000 sf

360 cars

–

360 cars

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© 2010 u r b a n d e s i g n a s s o c i a t e s

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K E Y I N I T I AT I V E 8 :

© 2010 u r b a n d e s i g n a s s o c i a t e s

Future Hotel Redevelopment The existing hotels adjacent to the Newtown Road interchange will be important partners for the future of the SGA site. Following the interchange improvements, light rail extension, and higher density development along Greenwich Road and the ad

redirected Southern Boulevard, land values may rise, incentivizing w

n

Ro

redevelopment. The operators have expressed long term interest Ne

w

to

in the area and will explore development models which respond to the evolving context. Guidelines for structured parking and street fronting buildings can help manage the redevelopment.

P R O G R A M ( 2 4 . 6 AC ) USE

LABEL

F L O O R P L AT E

STORIES

T O TA L

PA R K I N G

Hotel

–

–

–

600 rooms

720 cars

Office/Flex

–

25,000 sf

–

–

100 cars

875 cars

–

–

Parking

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43

© 2010 u r b a n d e s i g n a s s o c i a t e s

Public Initiatives

Phase 1 Infrastructure and Development Opportunities

Phase 2 Infrastructure and Development Opportunities

Phase 3 Infrastructure and Development Opportunities

Phase 4 Infrastructure and Development Opportunities

District Preparation

Eastern Office Development

Southern Boulevard and Arrowhead Shopping Center

Future Hotel Redevelopment

» Adoption of the master plan » Revised zoning code to regulate building form and update permitted uses.

Chartway Redevelopment

» New city streets » Incentives for structured parking

» City develops park and community facility at the northern end of Kemp’s Lake

» City extends the new connector road south from Parliament to Princess Anne Road

» City extends final segments of public streets through existing hotel sites

» City creates a public space around the rail right of way as a village center Arrowhead North Neighborhood

» New city streets create a grid on the site

Greenwich Lake Park

» City completes the road network by extending Business Park Drive through to Greenwich

» City investment to create triangular park at the intersection of Newtown Road and Princess Anne Road

» City develops public park around Lake #2 with trails and public frontage for office buildings

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© 2010 u r b a n d e s i g n a s s o c i a t e s

Private Initiatives

Phase 1 Infrastructure and Development Opportunities

Phase 2 Infrastructure and Development Opportunities

Phase 3 Infrastructure and Development Opportunities

Phase 4 Infrastructure and Development Opportunities

Chartway Redevelopment

Eastern Office Development

Southern Boulevard and Arrowhead Shopping Center

» Redevelopment of the shopping center into a mixed-use development with retail, multi-family residential, and structured parking

Future Hotel Redevelopment

Greenwich Lake Park

» Private office development transitions into a more park-like setting with greenways and structured parking hidden behind buildings

» Chartway redevelops site with multi-story buildings and structured parking

» Development of two sites » Properties north and south of I-264 develop » Redevelopment of Hoffman Beverage site

Arrowhead North Neighborhood

» New residential development including elderly housing, single family houses, and townhouses » Grocery developed along Princess Anne Road

ECPI Campus

» Hotel operators redevelop sites to better respond to urban environment

» ECPI develops campus-like environment with education, office, and research partnerships » Private office, mixed-use, and retail development around Southern Boulevard

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45