Virginia Beach, Virginia u r b a n

Transcription

1 i n t e r fac i l i t y t ra f f i c a re a a n d v i c i n i t y m as t e r p l a n : Virginia Beach, Virginia u r b a n d e s i g n a s s o c i a t e s october 2010 Adopted by reference as part of the Virginia Beach Comprehensive Plan January 25, 2011

2 Interfacility Traffic Area and Vicinity Master Plan PREPARED FOR City of Virginia Beach CONSULTANT TEAM Urban Design Associates (UDA) VHB+LandMark Design Group (VHB + LDG) URS Corporation (URS) ITA STEERING COMMITTEE Barbara Henley City Council Don Horsley Planning Commission Steve Herbert City Manager s Office Jack Whitney Planning (Director) Warren Harris Economic Development (Director) David Trimmer Agriculture (Director) ITA SUPPORT STAFF Karen Prochilo Planning (Project Manager) Debbie Zywna Planning (Marketing) Max Bartholomew VB Development Authority Bobby Rountree US Navy Region Mid-Atlantic Rob Whitacre Virginia Beach Vision Barbara Duke Parks and Recreation interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs acknowledgements

3 Table of Contents INTRODUCTION 1 The Design Challenge 2 Interfacility Traffic Area Vision 3 Summary of Planning Work To-Date 4 ITA and the Comprehensive Plan: Character in Transition 5 ITA and the Green Line: Urban Boundaries 6 ITA and Strategic Growth: Intensity and Infrastructure 7 ITA and AICUZ: Appropriate Land Uses 8 PLACES WITHIN THE PLAN 35 Municipal Center 36 Historic/Cultural District 39 Princess Anne Commons 41 Princess Anne Corporate Park 43 Brown Farm Area 44 Sustainable Laboratory and Services 45 CONCLUSION AND NEXT STEPS 46 ANALYSIS 9 City Context 10 Site Analysis 12 Developable Land Analysis 14 Public Process 15 THREE ITA GROWTH SCENARIOS 16 Focus Growth Around Existing Infrastructure 17 Transition Area Low-Impact Development 18 Urban and Suburban Extension 19 Growth Scenario Summaries 20 PREFERRED GROWTH SCENARIO FOR THE ITA 21 Land Use Plan 22 Building Type Guidelines 23 ITA Green Space Network 24 Open Space Typologies 27 Infrastructure and Utilities 29 Transportation Plan 32 Mass Transit 34 interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs table of contents

4 Norfolk Introduction Chesapeake Bay NAS Oceana landmark design group (vhb+ldg), Urban Design Associates (UDA), and URS Corporation were asked in January of 2010 to participate in a design process for the future of the Interfacility Traffic Area (ITA). The ITA is the area between Naval Air Station Oceana (NAS Oceana) and Naval Auxiliary Landing Field Fentress (NALF Fentress) in Chesapeake that is subject to frequent overflight by jet aircraft. While the ITA is not a Strategic Growth Area, the City sees an opportunity for potential growth and recognizes the need for additional planning. The boundary of the Interfacility Traffic Area and Vicinity was defined by the City and refined throughout the process Independence Blvd. Blvd. Amphitheater Tidewater Community College Dam Neck Neck Road Road Princess Anne Road Colonial Grove Memorial Park Virginia Beach Sportsplex Southeastern Parkway and Greenbelt Alignment Holland Road Naval Air Station Oceana NALF Fentress Chesapeake ITA to include the appropriate lands for planning. The consultant team led a six-month process, which relied heavily upon widespread input from stakeholders, the public, land owners, the Navy, and the City s leadership. This participation has served to inform and guide the analysis, the design alternatives, and eventual decision for how to move forward. This document, above all, is a hard look at how the City plans to grow Salem Road Virginia Beach Municipal Center North Landing Road Regional Locator Map at its southern edge. Much of Virginia Beach s suburban growth has historically been directed around existing infrastructure and surface transportation Back Bay routes. As the City has rapidly expanded throughout the last fifty years, the City s suburban growth has created the need to assess how the City has grown in the past, and in what form it will continue to grow in the future. The ITA, is one of those study areas and the subject of this plan. Indian River Road The ITA Master Plan is organized into five sections. The first section summarizes the history of planning for this part of the City and the inherent design challenges, concluding with a summation of the Comprehensive Plan Transition Area Map plan s key recommendations. The second section walks through the analysis of the City and site, looking at development and natural patterns. The middle section outlines three choices for how to grow in the ITA with the fourth section identifying the preferred direction. The concluding section sets in place the next steps for moving forward. The Interfacility Traffic Area and Vicinity (outlined in red) portrait of existing conditions EXISTING RESIDENTIAL EXISTING INSTITUTIONS EXISTING COMMERCIAL EXISTING INDUSTRIAL EXISTING OPEN SPACE AND PARKS EXISTING AGRICULTURAL AND RESIDENTIAL LAND USE EXISTING NON-RESIDENTIAL LAND USE: OFFICE/RETAIL/ INDUSTRIAL interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs introduction 1

5 The Design Challenge The parameters of the ITA have largely been identified with what property owners and the City cannot do with the properties and land within its boundaries. The Design Challenge of the master plan, however, is in determining what should be done in the ITA. Understanding the future of the ITA is more than just a land use plan and involves studying more than what occurs solely in the ITA boundary. The path committed for the ITA establishes and reinforces the City s position on how and where it grows. Therefore, the plan set forth here is not a land use study. It is a position statement. Virginia Beach is the 42nd largest city in the United States by Virginia Beach Boulevard population, but is the 21st largest in terms of land area for cities over 100,000 in population. The conclusions reached in the ITA Master Plan will set the precedent for how the City will respond to emerging challenges for transportation, energy use, city services, infrastructure, and sustainability. The master plan analyzes three growth scenarios. The first explores using the existing assets already in place, focusing growth Princess Anne Road General Booth Boulevard around existing infrastructure, transportation routes, and uses. The second plays out the scenario set forth in the Comprehensive Plan, permitting fifty percent of the land to be developed. The final alternative explores extending urban infrastructure, roads, and permitted uses into the ITA as an expansion of growth areas. Each will be analyzed in terms of its traffic, utilities, open space, and development implications. RETAIL NODES IN VIRGINIA BEACH Retail growth in the southern half of Virginia Beach has clustered in nodes along Princess Anne Road, General Booth Boulevard, and Virginia Beach Boulevard. The municipal center marks the node furthest to the South. VIRGINIA BEACH GROWTH Virginia Beach has exploded in growth in the last 50 years, becoming Virginia s largest city in population, the country s 42nd largest, and the 21st largest in terms of land area. EXISTING DEVELOPMENT EXISTING OPEN SPACE AND PARKS interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs introduction 2

6 Interfacility Traffic Area Vision ITA MASTER PLAN DESIGN PRINCIPLES» Build an extensive and interconnected open space and trail network» Do not compete with SGAs for commercial and economic development» Let the ITA plan and uses drive infrastructure scale, types, phasing while considering the Master Transportation Plan.» Consider a variety of low-impact development models that are environmentally sound» Concentrate intensity of commercial, institutional, and residential growth around existing urbanized areas: Municipal Center and Princess Anne Commons» Preserve and enhance the historic, cultural, rural, and natural heritage of the area» Protect streams and waterways» Protect the operational viability of NAS Oceana/ NALF Fentress» Improve safety of existing road network in a way that is consistent with context and character» Build a center for education, research, and wellness Extensive public participation and input during the master planning process yielded a set of visions and principles to guide future development in the ITA. The consensus design principles developed are listed to the left. Several important themes emerged including: the desire for green, environmentally sensitive development, adjacent to previously developed areas, and connected through extensive open space and trail systems; infrastructure which is scaled and phased with needs created by development; and new centers for education, wellness, and research. In keeping with developing first along existing infrastructure, the ITA vision prioritizes strengthening development nodes along the Princess Anne Corridor. In areas where residential uses fall outside of restricted Air Installation Compatible Use Zone (AICUZ), vibrant mixed-use districts are envisioned where people can live, work, and recreate within walking distance to services and gathering spaces. Because much of the development focuses on concentrated uses, campus models can create a beautiful, interconnected character for the area. This tradition is already present in the current Municipal Center, Princess Anne Commons, Sportsplex, Sentara Hospital Complex, and College Campuses. The intent is to reinforce and infill these campuses, and to create new clusters and quadrangles for research and development, churches, and incubator and medical offices. There was strong support for integrating these centers for research and green technologies. Thoughtful implementation of this vision will position the ITA and Virginia Beach as a leader in sustainable urban edge development. Independence Blvd. Blvd. Southeastern Parkway and Greenbelt Alignment Amphitheater Salem Road Tidewater Community College Dam Neck Neck Road Road Princess Anne Road Colonial Grove Memorial Park Virginia Beach Sportsplex Fuel Line Transmission Virginia Dominion Dominion Power Easement/ Easement/ Nimmo Parkway North Landing Road Indian River Road Holland Road Virginia Beach Municipal Center Naval Air Station Oceana STUDY AREA The Illustrative Plan demonstrates the vision for the ITA area which aims to preserve the historic, cultural, and environmental assets of the land as it sits on the Virginia Beach s Transition Area. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs introduction 3

7 Summary of Planning Work To-Date Significant land use and transportation studies have been undertaken for this part of the City. Since the Air Installation Compatible Use Zone (AICUZ) Overlay Ordinance was adopted, however, a specific re-evaluation of the City s growth in this area has not been completed. The ITA Master Plan seeks to incorporate the relevant directives from these previous studies while coordinating them to create a unified policy for the future. Two are particularly noteworthy. Princess Anne Corridor Study, December 2009 Since the late 1960s, much of the City s growth has occurred along the Princess Anne corridor. The five mile stretch has played an important role in the City s early settlement as one of the first major transportation routes to the civic center and jail. Over time it has undergone continual widening in efforts to chase congestion. In early 2000, the City began studying design alternatives for the further widening and limiting of access onto Princess Anne Road. The City has now allocated funds to expand Princess Anne from Dam Neck Road to Nimmo Parkway. PLANS CONSULTED IN THE MASTER PLANNING PROCESS» Conservation Planning for the Management and Protection of Natural Areas in the City of Virginia Beach, Virginia, December 1994» Municipal Center Master Plan, April 1997» Conservation Plan for the Southern Watershed Area, February 2001» Strategic Plan for Agriculture in Chesapeake and Virginia Beach, March 2001» Southern Watershed Area Multiple Benefits Conservation Plan, July 2001» Southern Watershed Area Rural Area Preservation Program, September 2001» Design Guidelines for Princess Anne Commons, January 2002» Bikeways and Trails Plan, October 2004» City of Virginia Beach 2007 Economic Development Strategy Update, January 2008» APZ-1 / CZ Master Plan, April 2008» Virginia Beach Outdoors Plan, November 2008» Princess Anne Corridor Study, December 2009» Comprehensive Plan, December 2009 Adopted: December 8, CITY OF VIRGINIA BEACH Policy Document Comprehensive Plan, December 2009 The new Comprehensive Plan for Virginia Beach was adopted in December of The document establishes policies for transportation, environmental stewardship, and housing. Chapter Four specifically creates a series of initiatives, policies, and goals for the Princess Anne Commons and Transition Area that overlaps the ITA. This document serves as a useful guide for the ITA Master Planning process. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs introduction 4

8 ITA and the Comprehensive Plan: Character in Transition CHARACTERISTICS OF PRINCESS ANNE COMMONS AND THE TRANSITION AREA» Quality Development» Planned Mix of Public and Private Uses» Exceptional Open Spaces» Designs with Nature The 2009 Comprehensive Plan created a special policy for Princess Anne Commons and the Transition Area. This area is defined as centrally located in the City generally south of North Landing, Princess Anne, and Sandbridge Roads and north of Indian River Road. This area was planned for low density residential development at densities not to exceed one dwelling unit per acre. The ITA represents a specific subset of the Transition Area because of its restrictions on residential occupancy uses where AICUZ are at or greater than 65 db Day-Night Average Sound Level (DNL) (The DNL noise metric is based on the number of aircraft operations that occur on an average annual day or average busy day over a 24-hour period). By restricting the primary use suggested for the Transition Area, the uses and character of the area have been called into question. Furthermore, the Comprehensive Plan states that less than half of the 4,400 +/- acres in the ITA are developable because of ecological and development constraints. This proximity and access to natural Previous planning work suggests the consolidation of parcels to provide well-planned office, educational, institutional, and other compliant uses. Some of the Comprehensive Plan s guiding principles for the ITA include: 1 The ITA should not become part of the urbanized area to the north nor should densities be limited to the agricultural areas to the south. 2 The ITA should be thought of as a unique opportunity for education, entertainment, recreation, habitat preservation, and quality economic development. 3 Development proposals should strive to achieve the goal of attaining 50% open space. 4 Infrastructure must be adequate to support discretionary development. 5 Historic resources should be preserved. 6 A system of multipurpose trails should be incorporated into all public and private development. resources further defines the character. Development within the ITA, limited in coverage and intensity, has the opportunity to capitalize on 7 New development should be guided by LEED standards. natural assets through exceptional open space systems. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs introduction 5

9 ITA and the Green Line: Urban Boundaries The physical environment of the City is incredibly diverse. Much of the northern area of Virginia Beach is devoted to moderately urbanized areas, while the southern part of the City is defined by a much more rural context. Separating these two distinct environments is an urban growth boundary, the Green Line, established in 1979 to promote growth and urban activity north of the line, and protect the City s agricultural base and ecologically sensitive lands to the south. The 2009 Comprehensive Plan reaffirmed the Green Line policy and defined the line as the boundary that separates the more urban- The 2009 Comprehensive Plan identifies the ITA study area (red dashed area) as being within Princess Anne Commons and a portion of the Transition Area, which are south of the Green Line. The ITA is a critical piece to the future of this area and the greater implications for the City. The Comprehensive Plan clearly states that urban services should not be extended into the Transition Area to support residential development. However, residential development is prohibited in the majority of the ITA and little policy has been written about the support of extending services and infra- ized northern area of the City from the Princess Anne Commons, structure for other uses. The type and intensity of growth that is Transition Area, and the Rural Area. The extension of urban services permitted to occur in the ITA will determine how other places for the purpose of supporting suburban and urban density residen- within the Transition Area develop, and how development bound- tial development is not intended south of this line. The extension of aries throughout the City are treated. sewer and water utilities is not intended south of Indian River Road. Princess Anne Commons Princess Anne Commons Princess Anne Road Urbanized Area ITA and Vicinity Study Area North Landing Transition Area Indian River Road Rural Area TRANSITION AREA MAP GREEN LINE LOCATION, THE ITA STUDY AREA, AND THE TRANSITION AREA interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs introduction 6

10 ITA and Strategic Growth: Intensity and Infrastructure Strategic Growth Planning The 2009 Comprehensive Plan designated eight areas within the City for future growth. These Strategic Growth Areas (SGAs) are located along the primary east-west transportation corridor through the City and along previously developed edges. The intent of creating the dedicated growth areas and their subsequent plans was to:» provide opportunities for continued physical and economic growth» help prevent suburban sprawl into the southern portion of the City» protect established residential neighborhoods and rural neighborhoods from incompatible development due to growth pressures» maximize infrastructure efficiency» create unique and exciting urban destinations with a strong sense of place. The ITA should not compete for this primary economic development activity that is intended to constitute the program for the SGAs. However, the ITA may complement the SGAs by providing locations for uses less suitable to urban areas and more suitable to rural or campus-like development. Many of the desired characteristics of the Strategic Growth Areas may also be desires of the City and private developers and citizens for the ITA. People throughout the City have expressed a desire to see economic development, and more mixed-use development connected through green networks. The ITA is unique in its appropriate uses, transitional densities, and range and proximity to natural resources and recreation space. The ITA Master Planning Process is fundamental in identifying the development goals and design principles which will distinguish future growth in the ITA from other areas of 5 GUIDING PRINCIPLES FOR SGAS 1 Efficient use of land resources 2 Full use of urban services 3 Compatible mix of uses to live, work, play, learn, shop, exercise, and relax 4 Range of transportation options 5 Human scale with safe, attractive urban design The ITA s Role in Growth Planning growth in the City. The study of the ITA and vicinity area is intended to help determine the appropriate uses and opportunities for growth compatible with the AICUZ restrictions of the ITA, while being cognizant of the STRATEGIC GROWTH AREAS The City of Virginia Beach has designated Strategic Growth Areas along the I-264 and Virginia Beach Boulevard, and along existing urbanized edges. These areas are intended to incorporate the City s major economic development over the long range planning horizon. 1. Burton Station 2. Centerville/Regent 3. Newtown 4. Pembroke 5. Rosemont 6. Lynnhaven 7. Hilltop 8. Resort Area special environmental attributes of the area. It is important to couch this study in a thorough understanding of the relationship to the purpose of the Strategic Growth Areas. The SGAs were created to efficiently develop along existing infrastructure and in already urbanized areas of the City. Virginia Beach has tremendous opportunity for redevelopment and infill along existing and potential transportation and transit corridors. This focused development will reinforce the momentum the City has already begun building, reduce transportation time between homes and jobs for thousands of people, and efficiently leverage capital investments. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs introduction 7

11 ITA and AICUZ: Appropriate Land Uses The Interfacility Traffic Area (ITA) was identified by the Navy as a specific priority because of potential encroachment on NAS Oceana and NALF Fentress prior to the 2005 Hampton Roads Joint Land Use Study ( JLUS). Following the JLUS and the 2005 Defense Base Realignment and Closure (BRAC) Commission s report, the City enacted ordinances to limit further incompatible development and dedicated financial resources to acquire land from willing sellers in the ITA. The types and intensities of development in the ITA are now Independence Blvd. Blvd. Amphitheater Tidewater Community College Dam Neck Neck Road Road Princess Anne Road Colonial Grove Memorial Park Virginia Beach Sportsplex Holland Road Naval Air Station Oceana limited by the City s AICUZ Overlay Ordinance and the City s underlying zoning. These, in turn, are based on the noise contours depicted on the 2005 AICUZ Planning Map. Simply put, the greater the noise contour, the more restrictive the development options, which has a dramatic effect in the ITA. For the most part, residential Salem Road Virginia Beach Municipal Center ITA PRINCIPLES 1 Limit maximum residential density to that allowed byright under existing zoning 2 Promote business growth that aligns with the City s economic growth strategy and conforms to the Oceana Land Use Conformity Program 3 Promote acquisition of land from willing sellers along the corridor of the North Landing River and its tributaries to protect valued natural resources and increase participation in the Navy s Encroachment Partnering program. redevelopment above one unit per 15 acres is prohibited within the ITA. Therefore the true mixing of uses, a consistent attitude about job-housing balance, and other development typologies that rely on a significant residential component are not allowed in this location. While restrictive for this location in the City, the development of the ITA had proven to be a landmark for the Navy in ensuring their operations can continue in an unrestrictive manner. The cooperative relationship between the Navy and the City, and the initiatives that have resulted from that relationship, are now recognized as models for localities across the nation seeking to balance growth and development priorities with the buffering needs of defense installations. Tables describing all compatible land uses in AICUZ can be found in Article 18 of the Virginia Beach Zoning Code and in Section 26C of the 2005 Hampton Roads Joint Land Use Study ( JLUS). Diagram illustrating noise contours 75 DNL North Landing Road Indian River Road ITA BOUNDARY 70 DNL ITA VICINITY AREA 65 DNL interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs introduction 8

12 Analysis the city of virginia beach encompasses an extensive area of land stretching from the Atlantic Ocean to the bordering independent cities of Norfolk and Chesapeake. Following the building of a railroad system that connected Norfolk to the oceanfront, Virginia Beach began gaining a reputation as a vacation spot and tourist destination in the 19th century. Incorporated as a town in 1906 and then as a city in 1952, Virginia Beach began to stretch its boundaries eventually merging with Princess Anne County in 1963 as the population moderately grew. Suffolk Hampton Norfolk Virginia Beach Chesapeake Bay The physical environment of the City is incredibly diverse. Much of the northern area of Virginia Beach is devoted to moderately urbanized areas, while the southern part of the City is defined by a Great Dismal Swamp Chesapeake ITA Back Bay much more rural context. Separating these two distinct environments is an urban growth boundary, the Green Line, established in 1979 to promote growth and urban activity north of the line in accordance with the Comprehensive Plan. Just south of this line is an area desig- False Cape REGIONAL LOCATOR MAP The ITA study area (highlighted in purple) lies within the City s Princess Anne Commons/Transition Area between the dense urban developments to the north and the abundance of natural amenities and rural environment to the south. nated by the City as Princess Anne Commons/Transition Area. It is identified by the City as a sensitive area that should be appropriately designed as Virginia Beach transitions from a more developed setting in the north to a more agricultural and environmentally sensitive area to the south. The ITA study area is a critical piece to the future of this area and the greater implications for the City. As a result, it was imperative that the design team study the existing regional and local conditions and acquire public input to be able to accurately provide a direction for the City s long-term planning efforts. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs analysis 9

13 City Context During the course of the analysis phase, team members investigated the site and its surrounding context to understand its location within the region, to explore regional development patterns, and to extract precedent that will provide insight to the DNA of the area. Site Location and Extents The Interfacility Traffic Area (ITA) is situated between NAS Oceana and NALF Fentress. It is located between the urbanized area of Virginia Beach to the north and the rural area to the south. The area Eagle Haven Golf Course Bayville Golf Course Chesapeake Bay Lynnhaven Bay Broad Bay Point Green Country Club First Landing State Park is defined by Princess Anne Road to the north, North Landing Road to the east and Indian River Road to the southwest. The ITA has few internal streets. Natural Context The study area is characterized by significant open space areas and a patchwork of small, undeveloped agricultural properties. Within Mt. Trashmore Park I-264 Bow Creek Country Club Virginia Beach Boulevard Naval Air Station Oceana close proximity to the headwaters of Back Bay and the National Wildlife Refuge, the ITA is adjacent to the City s West Neck Creek Aero Pines Golf Course Redwing Lake Golf Course District Park corridor, a major natural corridor that defines the area with an expansive natural features network and provides numerous amenities for those in and around the area. The ITA itself offers a unique environment with exceptional open spaces in a pristine agricultural landscape with close proximity to the City s conveniences. Stumpy Lake Glenwood Honeybee Country Club Virginia Beach National Golf Virginia Beach Municipal Center Lake Tecumseh Hells Point Golf Course Back Bay National Wildlife Refuge Coastline in Back Bay National Wildlife Refuge is one of the City s important natural features and assets. STUDY AREA The aerial identifies the boundary of the study area and the regional context interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs analysis 10

14 City Context continued The UDA X-Ray analysis at a regional scale helps understand the relationship of the area to its surrounding context. The physical constraints of an area can extend beyond the boundaries of a area or its general vicinity. Zooming out and viewing the area at a regional scale divulges important information that explains conditions within the area. Having this information ultimately provides a greater understanding of the area and helps to influence the framework from which the design concepts are defined. Chesapeake Bay Lynnhaven Bay First Landing State Park Chesapeake Bay First Landing State Park Lynnhaven Bay I-264 Virginia Beach Blvd. Naval Air Station Oceana Naval Air Station Oceana Stumpy Lake Lake Tecumseh Stumpy Lake Lake Tecumseh INTERSTATES MAJOR ARTERIALS MINOR ARTERIALS Back Bay National Wildlife Refuge Back Bay National Wildlife Refuge LOCAL STREETS GREEN NETWORK WATER TRANSPORTATION CONNECTIVITY An inefficient network of streets exists within the study area boundary. The interstate is marked in red, while the major and minor arterials are highlighted in orange and yellow. OPEN SPACE NETWORK Marshes, wetlands, and designated parks contribute to the abundance of environmental amenities that cover a large portion of the area s shorelines and stretch many miles along the inland waterways. These natural amenities are highlighted as the green network in the diagram. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs analysis 11

15 Site Analysis The site analysis phase of the process is completed through comprehensive mapping and on-site documentation of the key areas in the study area and its local surroundings. The image and character of the study area and context are analyzed to identify precedents that will influence the vision for development. Portrait of Existing Conditions The portrait of existing conditions illustrates the current uses and building locations within the ITA and the surrounding areas, includ- Independence Blvd. Blvd. Amphitheater Tidewater Community College Dam Neck Neck Road Road Princess Anne Road Colonial Grove Memorial Park Virginia Beach Sportsplex Holland Road Naval Air Station Oceana ing public open spaces, natural amenities, existing residential development, and agricultural lands. Southeastern Parkway and Greenbelt Alignment Salem Road Virginia Beach Municipal Center Former Brown Farm North Landing Road Indian River Road Former Nursery Tree Site Municipal Center Sentara Medical Campus STUDY AREA The Portrait drawing presents a map of the study area with buildings and parcels color coded to designate their current use. By isolating uses and physical features from this map, x-ray patterns are revealed and can define the constraints and opportunities within and around the study area. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs analysis 12

16 Site Analysis continued UDA X-Rays X-Rays at the site scale assess numerous levels of information about the area and are presented as clear diagrams. Pulling apart layers of physical planning information makes it possible to view and discern site structures one attribute at a time. These include street and settlement patterns, residential land use, commercial areas, and natural features. LOCAL STREET PATTERN A limited street network exists within the study area boundary. BUILDING COVERAGE The site is surrounded by institutional and residential buildings. Limited development has occurred within the study area. RESIDENTIAL SETTLEMENT PATTERNS A mix of rural and suburban living exist within and around the study area boundary. EXISTING TRAILS PARKS & OPEN SPACE WETLANDS SWAMP FLOOD PLAIN WATER COMMERCIAL USES Commercial and retail uses have developed along the Princess Anne and General Booth corridors. CITY PROPERTY Land acquired by the City (in tan) some in a coordinated effort with the BRAC to ensure compatible land uses within the AICUZ. NATURAL FEATURES The site is located within various natural systems, open spaces, and parks. A trail network is also beginning to form. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs analysis 13

17 Developable Land Analysis Site analysis information was used to understand the study area s development potential. By a process of subtraction, the design team layered the existing network of waterways, wetlands, forested areas, and parks that must be protected from impact and removed from development consideration. Existing developed land was also overlaid with the ecological constraints to further define what is developable. This developable land yield analysis was used in establishing alternative land uses. WETLANDS The wetlands are expansive and include swamps, marshes, and bogs that are located in low areas adjacent to many of the area s waterways. They are natural assets that should remain untouched. WETLANDS AND FORESTED AREAS Wetlands account for a great percentage of forested areas or shrubland vegetation. Forested areas that do not overlap wetland designations still are most likely soils that are undevelopable due to their moisture content. DEVELOPABLE LAND Combining the ecological attributes with land already developed yields land that is developable. Some of the land that is already developed will be considered for a gradual densifying over time. WETLANDS, FORESTED AREAS, AND PARKS The designated parks include recreational fields, golf courses, and parks that range from large community spaces to neighborhood greens. All of these spaces remain active and are to be preserved and not developed. GREEN NETWORK The green network consists of identified waterways, wetlands, forested areas, parks and preserved open spaces. This represents the lands within the ITA site boundary that is not developable. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs analysis 14

18 Public Process UDA s design process engages the broad public in a hands-on approach to analysis and design. The City, residents, stakeholders, and the public participated in a series of focus groups and public meetings. By asking participants the same three questions, the team was able to construct a clear picture of the existing strengths, weaknesses, and the goals for the future to help guide the team s preparation for the design charrette. During the charrette, the same individuals were invited to give their opinions as the design emerged. The design team compiled the information given by the public to help develop design alternatives for the ITA study area. At the conclusion of the charrette, the public was invited to view the work and discuss choices for the study area s future. STRENGTHS / GOOD THINGS» Adjacent natural amenities with a variety of waterways, wetlands, parks, and open spaces with multi-use trail systems» Low-impact development opportunities» Convenient retail and commercial uses nearby» Close proximity to amenities: hospitals, schools, civic uses, amphitheater, and Farmers Market.» Charming historic buildings and residences» Blend of suburban and rural living: close to the assets of the City in a quiet, rural setting» Rural and agricultural landscape PUBLIC ASSESSMENT OF SITE WEAKNESSES / BAD THINGS» Misplaced and out-of-context residential and commercial development» Unsatisfactory traffic conditions along North Landing Road, Princess Anne Road, Indian River Road, and Salem Road» Inefficient street network and dangerous design of streets with lack of sidewalks, lighting, and quality drainage systems» Disruptive noise from the military jets and the local amphitheater» AICUZ development restrictions» Limited and inefficient transportation choices» Inadequate infrastructure and minimal City utilities VISIONS FOR THE FUTURE» Maintain or restore the natural and recreational amenities» Link major amenities through the use of multi-use paths and trails» Enforce and build upon the historic district adjacent to the Municipal Center» Restore the Main Street feel of Princess Anne Road at the Municipal Center» Encourage low-impact development» Improve the street network» Design streets to improve safety and walkability» Create a green destination» Provide alternative transportation options» Minimize industrial and strip mall development in rural areas. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs analysis 15

19 Three ITA Growth Scenarios as virginia beach faces growth pressures, important decisions must be made and enforced that will communicate the City s position on public infrastructure, residential patterns, and protection of ecologically sensitive lands. These decisions will shape the built environment and open space in the Princess Anne Commons/ Transition Area. Scenario 1: Focus Growth Around Existing Infrastructure The lowest impact growth pattern for the Princess Anne Commons/ Transition Area results from enforcing the Green Line in its current alignment. Existing infrastructure would be upgraded, not to increase capacity, but to improve safety conditions. Restrained growth would be allowed to occur along these corridors under existing zoning and allowable uses. This growth pattern protects the rural character of the ITA; however, it represents less development than is envisioned in the Comprehensive Plan. Scenario 2: Transition Area Campus Development The areas bordering the urbanized places in Virginia Beach can truly be developed as transition areas, consistent with the patterns of development which have already begun to emerge. Low-impact campus developments and extensions of suburban infrastructure would allow the most sensitive land to be preserved, with limited uses Edge of Development Focus Growth Around Existing Infrastructure» Uses existing street and utility infrastructure» Enforces the Green Line» By-right development» Densifies existing development» Protects rural character of ITA» Protects and restores most sensitive land» 5% maximum development area for most of ITA Transition Area» Low-impact development» Low-impact campus development» Expansion of suburban infrastructure» Implements Comprehensive Plan policy» Protection of most sensitive land» Strive to achieve 50% open space in development proposals Urban and Suburban Expansion» Expansion of city suburban street and utility infrastructure developed on approximately 50% of remaining lands.» Protection of most sensitive land DEVELOPED AREAS TRANSITION AREA AGRICULTURAL WATER GREEN LINE EXISTING GROWTH PATTERN A limited street network exists within the transition area. Scenario 3: Urban and Suburban Expansion The highest intensity of development possible in Princess Anne Commons/Transition Area would allow urban and suburban infrastructure and growth patterns to extend. Streets and utilities would require both public and private investment to serve this development. While the most sensitive lands can still be preserved in the pattern of development, it would require revisions to the City s Comprehensive Plan to permit greater intensity of development including urban»»» Revision to Comprehensive Plan to permit greater development intensity Loss of majority of agricultural land 75% maximum development area for most of ITA parking solutions. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs growth scenarios 16

20 SCENARIO 1: Focus Growth Around Existing Infrastructure KEY CHARACTERISTICS» Uses existing street and utility infrastructure» Enforces the Green Line» By-right development» Densifies existing development» Protects rural character of ITA» Protects and restores most sensitive land» 5% maximum development area for most of ITA The City of Virginia Beach has proactively planned for major infrastructure improvements through the Master Transportation Plan (Chapter 6, City of Virginia Beach Comprehensive Plan, 2009) and funded capital improvement projects. Princess Anne Road is undergoing improvements which will increase its right-ofway to include on-street bike lanes, shared-use paths on both sides, and a landscaped median. The first development scenario builds on this existing and funded infrastructure and development framework to limit the impact of the built environment in an ecologically sensitive area of the City. Many of the design principles developed by the City, Steering Committee, residents, and focus groups aim to protect the rural character and focus nodal development around existing infrastructure while creating an extensive open space network of trails, parks, and wetlands. This development scenario is able to address these open space concerns with the greatest capacity. Development would only be permitted to occur under existing Independence Blvd. Blvd. Southeastern Parkway and Greenbelt Alignment Amphitheater Salem Road Tidewater Community College Dam Neck Neck Road Road Princess Anne Road Colonial Grove Memorial Park Virginia Beach Sportsplex North Landing Road Virginia Beach Municipal Center Holland Road Naval Air Station Oceana zoning and use categories. This would allow small farmette-scale residential developments at densities no greater than 1 unit per 15 acres on agriculturally zoned lands. Limiting the development is complementary to the goals of AICUZ and prevents the greatest number of conflicts created by Indian River Road active uses in the noise contours. STUDY AREA BOUNDARY INSTITUTIONAL OPEN SPACE BUSINESS (LOW INTENSITY) WILDLIFE REHABILITATION MIXED-USE SUSTAINABLE INDUSTRY RESIDENTIAL NODAL DEVELOPMENT ALONG THE GREEN LINE LAND USE MAP: SCENARIO 1 interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs growth scenarios 17

21 SCENARIO 2: Transition Area Low-Impact Development KEY CHARACTERISTICS» Low-impact campus development» Expansion of suburban infrastructure» Implements Comprehensive Plan policy» Protection of most sensitive land» Development remains limited along existing, unimproved infrastructure» Strive to achieve 50% open space in development proposals The second development scenario features campus-like development, accessed by improved and new infrastructure. It follows development patterns which are already present in the area and depends on suburban infrastructure. This pattern most closely follows the development policy envisioned in the Virginia Beach Comprehensive Plan. Approximately 50% of a development proposal would be preserved in open space, protecting the most sensitive lands on the property. Ideally, the development would be low-impact with naturalized and sustainable development practices. Rezoning would be necessary to permit new uses on lands in the ITA that are currently zoned for rural residential densities. No parcels would be able to be rezoned for residential uses that are prohibited under the AICUZ Overlay Ordinance; however, light industrial, office, institutional, and open space would be potential uses. This development scenario envisions new development and additional intensity occurring along new and improved infrastructure, namely Nimmo Parkway and West Neck Parkway. Development Independence Blvd. Blvd. Southeastern Parkway and Greenbelt Alignment Amphitheater Salem Road Tidewater Community College Dam Neck Neck Road Road Princess Anne Road Colonial Grove Memorial Park Virginia Beach Sportsplex North Landing Road Virginia Beach Municipal Center Holland Road Naval Air Station Oceana is not encouraged along parcels that only have access from North Landing Road. The intent is to prevent additional traffic from overloading these rural roads making them unsafe. STUDY AREA BOUNDARY Indian River Road OPEN SPACE WILDLIFE REHABILITATION AGRICULTURAL/ RURAL RESIDENTIAL SUSTAINABLE INDUSTRY INSTITUTIONAL BUSINESS (LOW INTENSITY) MIXED-USE RESIDENTIAL LAND USE MAP: SCENARIO 2 interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs growth scenarios 18

22 SCENARIO 3: Urban and Suburban Extension KEY CHARACTERISTICS» Expansion of city suburban street and utility infrastructure» Protection of most sensitive land» Revision to Comprehensive Plan to permit greater development intensity» Loss of majority of agricultural land» 75% maximum development area for most of ITA The third development scenario permits more intense, village-like development within the ITA. Clustering uses in villages and denser development models would mean that the most sensitive lands would still be preserved, but that the majority of agricultural land would be developed. This scenario requires the highest level of infrastructure improvements, requiring additional lanes along Nimmo Parkway and West Neck Parkway, as well as the realignment of several existing roads. These infrastructure projects would require both public and private funding. Ecologically, the third development scenario would allow development on non-jurisdictional and indicated wetlands, continuing the tradition in low-lying lands of continually managing the landscape. An interconnected trail and open space system would have more of an urban character as it passed through developed areas than the campus-like character in the second scenario. This development scenario requires revisions to the City s Independence Blvd. Blvd. Southeastern Parkway and Greenbelt Alignment Amphitheater Salem Road Tidewater Community College Dam Neck Neck Road Road Princess Anne Road Colonial Grove Memorial Park Virginia Beach Sportsplex North Landing Road Virginia Beach Municipal Center Holland Road Naval Air Station Oceana Comprehensive Plan to permit greater intensity of development including urban parking solutions. STUDY AREA BOUNDARY OPEN SPACE Indian River Road WILDLIFE REHABILITATION AGRICULTURAL/ RURAL RESIDENTIAL SUSTAINABLE INDUSTRY INSTITUTIONAL BUSINESS (LOW INTENSITY) MIXED-USE RESIDENTIAL LAND USE MAP: SCENARIO 3 interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs growth scenarios 19

23 Land Use Pattern Development Implications Open Space Implications Utility Implications Traffic Implications Growth Scenario Summaries SCENARIO 1 1 Envisions a reduction in development from the Comprehensive Plan s vision 2 Lowest impact development 3 Nodal development along Princess Anne Road and rural building patterns to the south 4 Development under existing byright zoning and permitted uses 5 Minimizes conflicts with AICUZ Overlay Ordinance 6 Limited development potential 1 Preservation of the greatest amount of open space 2 Preservation of rural character 3 Minimizes impervious surfaces and can improve natural hydric systems 4 Allows vegetation to return to native landscapes, eventually increasing the size of wetlands and swamp areas 5 Creates an interconnected system of trails and parks 1 No public extension of utilities required 2 Individual property owners responsible for extending existing infrastructure or providing community utility systems for any by-right development 3 Minimal public cost 1 Limited revenue for potential street infrastructure upgrade 2 Streets would remain along current alignments 3 Safety upgrades to existing streets would occur when public funding becomes available 4 Requires a two-lane extension of West Neck Parkway between Dam Neck and North Landing Road SCENARIO 2 1 Complies with the Comprehensive Plan s vision for the Transition Area 2 Suburban and urban building patterns place a greater impact on the land 3 Development pattern most closely matches market demand 4 Development proposals strive to achieve 50% open space and high surface parking requirements 1 Preserves the most ecologically sensitive lands in the open space system 2 Allows development on nonjurisdictional wetlands and continues the history of managed, as opposed to natural, landscapes 3 Higher percentage of impervious surface 4 Creates an interconnected system of trails and parks 1 Requires public and private investment to extend utilities to development areas 1 Development can help fund new and improved road infrastructure 2 New street alignments required to handle the traffic from and to new developments 3 Requires a four-lane extension of West Neck Parkway between Dam Neck Road and North Landing Road 4 Requires a two-lane extension of Nimmo Parkway 1 Intensity exceeds that envisioned by the Comprehensive Plan 2 More compact building patterns create clear edges between built areas and open space 3 Increased intensity of development requires structured parking and other urban solutions 1 Preserves the most ecologically sensitive lands in the open space system 2 Allows development on nonjurisdictional wetlands and continues the history of managed, as opposed to natural, landscapes 3 Highest percentage of impervious surface 1 Requires public and private investment to extend utilities to development areas 2 Maximum utility costs 1 Development can help fund new and improved road infrastructure 2 New street alignments required to handle the traffic from and to new developments 3 Requires a four-lane extension of West Neck Parkway between Dam Neck Road and North Landing Road 4 Creates an interconnected system of trails and parks 4 Requires a four-lane extension of Nimmo Parkway SCENARIO 3 interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs growth scenarios 20

24 Preferred Growth Scenario for the ITA future growth in the ita is presently limited by land use restrictions, access restrictions, park space, waterways, and wetlands. The ITA is located between the urbanized area of Virginia Beach and agricultural grounds to the south. This unique geographic location requires an approach to land use that is not business as usual for future land development and urban growth. The Comprehensive Plan recommends a middle ground when it comes to density and intensity of development, recognizing the restrictions to growth and transitional nature of the landscape, The ITA should not become part of the urbanized area to the north nor should densities be limited to the agricultural areas to the south. Future development should strive to achieve a ratio of open space of 50% to lower the intensity of land use and to create a unique character for the ITA. The Preferred Growth Scenario strikes a balance between development and open space. Residential development is recommended in those portions of the ITA where it is permitted. Most of this growth will occur in and around the existing Municipal Center and the historic courthouse area, eventually creating a more sustainable Independence Blvd. Blvd. Dam Neck Road Southeastern Parkway and Greenbelt Alignment Wildlife Rehabilitation Center Amphitheater Salem Road Tidewater Community College Princess Anne Road Colonial Grove Memorial Park Virginia Beach Sportsplex Fuel Line Virginia Dominion Dominion Power Easement/ Easement/ Nimmo Parkway North Landing Road Holland Road Virginia Beach Municipal Center Naval Air Station Oceana OPEN SPACE AND PARKS mixed-use town center. For the remainder of the ITA, the dominant Transmission AGRICULTURAL / RURAL RESIDENTIAL approach to development will be based on attitudes about open space WILDLIFE REHABILITATION CENTER SUSTAINABLE LABORATORY AND SERVICES OFFICE AND CORPORATE PARK INSTITUTIONAL RETAIL MIXED-USE preservation and utilization. Because use is limited, the town model for development makes less sense here. The dominant model for development should be the creation of campuses for work, education, research, recreation, and worship. At build out, this area of Virginia Beach will have evolved into a continuous open space experience, Indian River Road PARKING tied together by trails and waterways, and landscaped as a continuous INDUSTRIAL RESIDENTIAL garden within which activities are accommodated. ILLUSTRATIVE INTERFACILITY TRAFFIC AREA AND VICINITY MASTER PLAN The plan illustrates the most appropriate land uses for each of the parcels within the ITA. The process considered stakeholders positions and the preferred land use plan communicates the consensus direction for the City to pursue. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs preferred growth scenario for the ita 21

25 Land Use Plan The preferred land use plan follows the pattern of the second development scenario, with campus-like development, accessed by improved and new infrastructure. Mixed-uses are located along the Princess Anne Corridor and development extends into the ITA site with green energy, research, incubator business, institutional, and agricultural campuses. Moderate development will bring revenue to the City, provide jobs, and fund new infrastructure, while striving to achieve 50% of the development proposal s land area in preserved open space. New development parcels are all accessed by new or improved roadway such as Nimmo Parkway and West Neck Parkway. Parcels along existing roads, such as North Landing Road, are not encouraged to develop beyond what is allowable under current zoning. Low density residential and agricultural farmettes will transition between the Transition Area and the area south of Indian River Road. Independence Blvd. Blvd. Dam Neck Road Southeastern Parkway and Greenbelt Alignment Wildlife Rehabilitation Center Amphitheater Salem Road Tidewater Community College Princess Anne Road Colonial Grove Memorial Park Virginia Beach Sportsplex Nimmo Parkway North Landing Road Holland Road Virginia Beach Municipal Center Naval Air Station Oceana OPEN SPACE AND PARKS WILDLIFE REHABILITATION CENTER Indian River Road AGRICULTURAL/RURAL RESIDENTIAL SUSTAINABLE LABORATORY AND SERVICES OFFICE AND CORPORATE PARK INSTITUTIONAL MIXED-USE RETAIL RESIDENTIAL PREFERRED LAND USE PLAN interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs preferred growth scenario for the ita 22

26 Building Type Guidelines The guidelines and illustrative examples presented in this report are intended to provide the foundation for ensuring the character and quality of the built environment within the ITA study area. Traditional architectural vocabularies that communicate the history of Princess Anne County, farming lands, and a strong network of natural amenities are all patterns that reinforce the sense of place. The patterns and elements presented as part of the development criteria are important to building and designing new buildings and sites in ways that are consistent with the good traditions that are found within this study area. Each building type has general design guidelines to ensure appropriate quality and character of the building and the blocks within which it is located. This section illustrates the variety of prototypical building types and the many choices that are necessary when developing site layout, building mass, and building articulation. MIXED-USE AND COMMERCIAL BUILDINGS The street edge is urbanized and defined by bringing commercial uses closer to the street. Parking is placed at the rear of the buildings to create a pedestrian-friendly environment. Outdoor seating and gathering spaces create courts that draw people into the block. OFFICE AND INSTITUTIONAL CAMPUS BUILDINGS Office and institutional buildings should engage the environment to create indoor and outdoor spaces and promote public interaction. In many cases, these buildings are located along water or other open spaces. MULTI-FAMILY RESIDENTIAL BUILDINGS With limited land available for residential development, multi-family housing will be an important component to the spectrum of housing offered in the area. Apartments and condominiums will largely be three and four stories in height. SINGLE-FAMILY RESIDENCES The density and character of a singlefamily residential neighborhood should be respected and sized appropriately. This is done by limiting heights, retaining a percentage of open space for public and private yards, and varying sizes and depths of the lots. PARKING GARAGES Parking is placed at the rear of buildings to maintain the architectural context of the street while providing a safe and pleasant walking experience. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs preferred growth scenario for the ita 23

27 ITA Green Space Network The North Landing River and its tributaries as well as Back Bay National Wildlife Refuge provide an outstanding open space resource for Virginia Beach and the region. The green space present in the southern portion of the ITA study area serves as a valuable link between natural resources located to the east and west of the ITA, including Back Bay to the east and Stumpy Lake to the west. As a result, the protection and recreational use of this area in the ITA is a fundamental element of an implementation plan. The mapping of a green space network was a focus of the analysis of the ITA resources. The green space resource includes waterways, wetlands, and mature forested areas as well as parks and developed recreational areas, including the golf course located along Princess Anne Road. In order to maintain the diverse natural heritage of the ITA study area, these resource areas are not included in the development area. Existing farmland south of North Landing Road and south and west of Salem Road should be developed only to the extent allowed under existing agricultural zoning to further protect the natural resource and historic rural character of the area. Independence Blvd. Blvd. Southeastern Parkway and Greenbelt Alignment To Stumpy Lake Dam Neck Road Amphitheater Wildlife Rehabilitation Center Tidewater Community College Colonial Grove Memorial Park Virginia Beach Sportsplex Princess Anne Road Nimmo Parkway North Landing Road Holland Road Naval Air Station Oceana Virginia Beach Municipal Center Indian River Road To Back Bay National Wildlife Refuge interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs preferred growth scenario for the ita 24

28 GREENWAY AND BLUEWAY TRAIL NETWORK The green space network offers the opportunity for an extensive network of pedestrian, bicycle, and equestrian trails as well as interconnected blueways for canoeing and kayaking. Bicycle fitness facilities such as criteriums would be a suitable addition to these trail networks. In addition to developing an overall plan for trails within the ITA, trail connections beyond the boundaries of the ITA were identified in order to connect the Stumpy Lake trail system west of the ITA to the Back Bay National Wildlife Refuge visitor center and trail system to the east. The trails can also connect to planned trail systems in the City of Chesapeake to the south and west of the ITA, including on the south side of the North Landing River. While there are ownership and easement agreements that will need to take place for the development of some of the interconnected system, there are many connections that can be made utilizing public land and existing easements. Other connections should be included as a component of the planning and rezoning for development of areas as shown on the Illustrative Plan. The locations of trails that could also accommodate equestrian users or separate equestrian trails will need to be considered as details of the trail system are developed. In addition, separate mountain bike trails may be designated to avoid user conflicts. In accordance with current Virginia Beach policy, pedestrian walks and bicycle accommodations are being provided on new major roads and appropriate connecting roads to create a continuous system for recreational use and for commuters. Wherever possible, the trails are constructed as multi-use trails located within the right-of-way. Trails of this type will be constructed along Princess Anne Road during the widening that is beginning in 2010 and will be included in design for Nimmo Parkway in the ITA. Sidewalks and on-road bicycle accommodations of various types will be required on other new roads as appropriate to their location and use level. These primary routes are shown on the Trails Plan. Virginia Beach has also reached agreement with Dominion Virginia Power to utilize the transmission line easements for construction of multi-use trails. These lines are significant in the ITA, as they include connections between Princess Anne Road and parks as well as between Princess Anne Road and the wetland system adjacent to the North Landing River and West Neck Creek. The primary flood-plain of the North Landing River is at the edge of the wetlands, and a potential pedestrian trail route is shown along this edge on the Trails Plan. Some of the trail is located on land purchased by the City under the City s multi-year encroachment partnering agreement with the Department of Defense. Easements may be required across some private land to construct a continuous trail system. Blueways are an essential component of the Trails Plan, providing miles of continuous access reaching from Dam Neck Road to the North Landing River and extending along the river to the north and south. The blueway also stretches north from the river all the way to Lynnhaven Parkway. These routes provide access to unique and The routes shown on the Trails Plan, located on the following page, are of several types: varied habitats. Several canoe launches already exist along the ITA waterways, and others are planned for the future, as shown on the plan. Good access and, as appropriate, parking should be provided»»»» Combination or parallel pedestrian and bicycle trails located adjacent to a road, usually in the right-of-way Combination or parallel pedestrian and bicycle trails located off-road Pedestrian trails off-road Water trails for canoes and kayaks and maintained for the use of these launches. In addition to farming on the adjacent lands in this southern area of the ITA, appropriate uses would be wildlife rehabilitation facilities, interpretation sites and ecotourism related facilities, including bicycle and canoe rental with parking, guide services, and small retail stores for recreational supplies. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs preferred growth scenario for the ita 25

29 1 P 10 P Stumpy Lake 2 P 9 P Harpers Creek 8 E Brinsons Inlet Lake TO SANDBRIDGE 3 P 11 E 12 P Albemarle Chesapeake Canal (Intracoastal Waterway) 7 P 4 P North Bay Water Access Sites 13 E Proposed Water Access P Existing Water Access E Potential Ecotourism Center Salem Woods Launch Ware Neck Road Launch Indian River Road Launch Rock Church Launch West Landing Marina West Neck Marina Potential Launch Dozier Bridge Unnamed Potential Launch Lotus Garden Launch Unnamed Horn Point Launch North Landing River 5 E West Neck Creek 6 E Interfacility Traffic Area and Interfacility Traffic Area and Vicinity Trails Plan Vicinity Virginia Beach, Trails Virginia Plan Virginia Beach, Virginia interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs preferred growth scenario for the ita 26

30 Open Space Typologies Respecting the natural amenities is critical in maintaining the identity of the ITA. Existing woodland and wetland environments should be preserved and enhanced in keeping with the existing character. Pathways for pedestrians and bicyclists should run along and through the conservation corridors, linking them to the built environment and amenities of the ITA. These development sites should demonstrate landscape designs that respond to the site type and respect the history of the ITA by incorporating native and traditional plants. This plan recommends striving to achieve 50% open space on each proposed development. There are many pre-existing features in the study area and creative ways of enhancing and creating access to these natural amenities. The following are a range of open space uses which qualify for this requirement: 1 Wetlands 2 Stormwater ponds 3 Forests 4 Passive parks 5 Active parks and recreation areas 6 Campus Quadrangles 7 Utility corridors 8 Agriculture, pastures, and gardens 9 Cemeteries and memorial parks 10 Trails THE RANGE OF OPEN SPACES THAT ARE EXISTING AND PROPOSED IN THE DESIGN OF THE ITA STUDY AREA interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs preferred growth scenario for the ita 27

31 2010 u r b a n d e s i g n a s s o c i a t e s View of proposed waterways trails, part of a continuous open space experience. in t er facil i t y tr a ff ic a r e a a nd v icin i t y m a s t er pl a n : v irgini a be ach, v irgini a o c t ober u da v hb + l d g ur s pl aces w ithin the pl a n 28

32 Infrastructure and Utilities The Interfacility Traffic Area and Vicinity is a transition area in terms of public utility service. Water trunk lines and sanitary sewer collection systems have been constructed to serve the Princess Anne Commons and the higher education area, and services have also been extended to serve the government center. The City water and sewer plans include extensions to serve the northern part of the ITA. This plan recommends that water and sewer service should be provided for the development areas included in the plan, but that utilities should not be extended to serve the southern part of the ITA, below Indian River Road. Detailed water and sewer studies will be necessary for the development shown on the ITA plan. The extension of water trunk lines and sanitary collection lines may involve City capital improvement funding, while the internal service systems will be constructed by the developer of any given project. Should projects develop prior to the time that necessary public improvements are scheduled to take place, the developer will need to provide off-site utility improvements or to participate with the City in accelerating these improvements. For the purposes of this plan, an overall preliminary evaluation of STORMWATER MANAGEMENT The majority of the ITA area has no existing stormwater management system. The Municipal Center, Princess Anne Commons and existing roadways within ITA area currently drain through a system of storm pipes, open ditches and channels with little treatment for water quality and minimum storage capacity. Implementation of new improvements will require the design and installation of storm sewers and stormwater management facilities to provide adequate storage and water quality protection. Each development area will require a stormwater management plan identifying the location and approximate capacity of stormwater management facilities. Smaller site development projects may be included in adjacent systems if the developers can work together to construct these. Low impact development techniques for managing stormwater are encouraged throughout the ITA, including such measures as pervious pavement, on-site collection and reuse, infiltration, bioretention, constructed wetlands, and green roofs. Outfalls will generally need to be to existing drainageways constructed according to City and state standards. sanitary sewer, water, and stormwater systems was utilized in order to project the improvements required to provide water and sanitary service to implement the proposed Master Plan. The requirements of the Master Plan have been reviewed and compared to existing systems in an effort to determine what new infrastructure will be necessary to fulfill future requirements and which existing systems can still be utilized for additional development. No study of available capacity in the existing lines or pump stations was undertaken at this time. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs preferred growth scenario for the ita 29

33 tion lines to this force main will be required to serve the new development to verify the capacity of the existing sewer system and determine the areas. The sanitary sewer plan shows the location of this force main as improvements needed to receive this increase in flow. pump stations will be required to support most of the development indicated in the Master Plan, and the approximate locations of the new sta- collection system to provide sanitary sewer service. It is anticipated that the existing sewer system will require upgrades and rehabilitation and an expansion of the existing collection system to serve The service area for the Brown Farm will require the installation of may be necessary if and when the projected potential development a new sanitary sewer system and one to three new pump stations, takes place. Investigations of the existing sanitary sewer capacity and depending on the development option undertaken. The preferred suitability for rehabilitation or upgrading to handle an increase will option included in the Master Plan will require two new pump sta- need to be performed. These pump stations will need to be designed and constructed to serve the Brown Farm and the developer will need to provide an internal collection system. The Brown Farm pump stations could potentially also serve the eco-village area development to the west and north of the Brown Farm, resulting in potential cost sharing. Princess Anne Corporate Park An ne Ro ad Ho ck Roa n ya wa nt k r e m Pa rn lign ste lt A a e he ut enb So Gre d d Sustainable Laboratory and Services lla nd Ro ad ay increased development in this study area. An additional pump station Ne ss Park w Brown Farm Area tions that will connect to the existing 42-inch HRSD Force Main. Dam ce Neck ments required to serve each of the places discussed on Page 35. The Municipal Center is currently served by a pump station and a in We s t tions are also shown on the plan. The following summarizes the improve- Pr Municipal Center and Historical/Cultural Center Sa lem Ro ad well as the locations of existing pump stations and their service areas. New 2010 u r b a n d e s i g n a s s o c i a t e s the implementation plan. Additional investigations will be required. along Landstown Road and extends across the Brown farm. New connec- vd tional retail, office, research, and educational space as projected in Bl ing sanitary sewer collection lines, a 42-inch HRSD force main is located ce The existing system may require upgrading to serve projected addi- en existing facilities and the installation of new facilities. In addition to exist- nd Princess Anne Commons is currently served by public sanitary sewer. pe Implementation of the Master Plan will require both the upgrading of de Princess Anne Commons In S A N I TA RY S E W ER Nim A new sanitary sewer collection system for the eco-village to the west and north of the Brown Farm will need to be constructed. There is potential for this area to be included in adjacent pump station service N Lan or th ding Roa Pa mo rk w ay d areas depending on the timing of development and the ability to develop a cost share agreement for construction. Phase One development of the Waste Management Facility west The development of Princess Anne Corporate Park will require the of the Brown Farm will require a connection to the existing 42-inch installation of two new pump stations to connect to the 42-inch HRSD Force Main located along Landstown Road. A single user HRSD force main as well as a new collection system. This new system pump station could connect this facility to the HRSD force main will provide service to approximately two million SF of new office and until greater development of the ITA requires construction of a research and development space proposed within the Princess Anne pump station that would include this site in the service area. Ind ian Riv er R oad PROPOSED SE WER LINE E XISTING SE WER LINE Corporate Park area. The construction of this infrastructure in phases P R O P O S E D P U M P S TAT I O N will require public funding if the corporate park development is undertaken as an economic development initiative of the City. E X I S T I N G P U M P S TAT I O N # E X I S T I N G P U M P S TAT I O N SERVICE ARE A PROPOSED SEWER INFRASTRUCTURE in t er facil i t y tr a ff ic a r e a a nd v icin i t y m a s t er pl a n : v irgini a be ach, v irgini a o c t ober u da v hb + l d g ur s pr efer r ed grow t h scena r io f or t he i ta 30

34 . vd Bl ce en nd The majority of the additional development in the ITA will require Water service for Princess Anne Corporate Park will be available the installation of new water systems since no existing facilities are from the new water main being installed along Princess Anne Road. currently in place. The Virginia Beach master water plan includes the A looped system will need to be installed as a component of the construction of a new water main across the Brown Farm. The loca- infrastructure development in order to prepare sites to respond to tion of this proposed line is shown on the ITA water service exhibit. economic development opportunities. to serve increased development. A water model prepared for develop- Brown Farm Area ment of the area should be reviewed to determine expansion capacity The developers of the Brown Farm will need to work with the City in the existing system. to determine the best way to provide water service for development if the City-planned water main is not constructed when extensive development on the Brown Farm takes place. A new water line will be installed in Nimmo Parkway as it is extended. If Nimmo Parkway will be constructed in full or by two lanes for access to the Brown Farm, a water main to serve the development should be constructed in the roadway to serve the development and to provide a looped system. A complete water model for projected development should be In Roa n ya wa nt k r e m Pa rn lign ste lt A a e he ut enb So Gre Municipal Center and Historical/Cultural Center An ne Ro ad Ho d lla nd Ro ad d ay part of the development expense along the new rights-of-way. ck tem. The existing system will require study to determine the system s capacity and what improvements to water service may be necessary ss Park w tems with adequate fire flow capacity will need to be constructed as a Princess Anne Commons is currently served by a public water sys- Ne ce Sa lem Ro ad Princess Anne Road widening project. New water distribution sys- Princess Anne Commons Dam in Neck immediately, a new 16-inch water line is being constructed with the Pr We s t No funding is in place for the City to construct this line. More 2010 u r b a n d e s i g n a s s o c i a t e s pe Princess Anne Corporate Park de WAT ER D I S T R I BU T I O N A N D F I R E P R OT EC T I O N The current Municipal Center area water system is not anticipated to Nim Pa mo rk w ay have enough capacity to meet future fire flow needs for the proposed new development potential. Detailed water modeling needs to be N performed in order to determine which existing systems need to be Lan or th ding Roa d upgraded or new loops installed to provide the fire flow necessary to implement the elements described in the plan. prepared in order to plan phased improvements for service to the site. Ind ian Riv er R oad P R O P O S E D W AT E R L I N E E X I S T I N G 12 " W AT E R L I N E F U T U R E W AT E R M A I N PROPOSED WATER INFRASTRUCTURE in t er facil i t y tr a ff ic a r e a a nd v icin i t y m a s t er pl a n : v irgini a be ach, v irgini a o c t ober u da v hb + l d g ur s pr efer r ed grow t h scena r io f or t he i ta 31

35 Transportation Plan The Hampton Roads 2030 Long Range Transportation Plan (LRTP) contains many significant surface transportation improvements with the ITA study area. This plan provided for a robust transportation framework that could support much of the preferred land use plan. The 2030 LRTP was published in December of 2007 and it is scheduled to be updated to the year 2034 in Considering recent economic and fiscal conditions, it is likely that the year 2034 update will forecast lower funding levels for improvements than those incorporated in the current Year 2030 Plan. The Southeastern Parkway and Greenbelt (SEPG) is a key component of the Year 2030 Plan that crosses the ITA boundaries. Connecting I-264 north of NAS Oceana with the Oak Grove Connector and I-64 in Chesapeake, the SEPG is a 4-6 lane limited access facility that is anticipated to be at least partially financed through toll funding. Implementation of the SEPG is confronted by funding and wetland impact challenges. In recognition of these challenges, the SEPG was removed from Independence Blvd. Blvd. Dam Neck Road Southeastern Parkway and Greenbelt Alignment Salem Road West Neck Neck Parkway Parkway Princess Anne Road Nimmo Parkway North Landing Road Holland Road consideration in conducting the analysis of the ITA transportation INDIAN RIVER ROAD PRINCESS ANNE ROAD impacts. The purpose of this approach was to conduct conservative evaluation traffic impacts on the planned local roadway system in the vicinity NIMMO PARKWAY of the ITA. To be sure, removal of the SEPG would impact forecasted DAM NECK ROAD traffic service to areas well beyond the ITA boundaries, and the ultimate Indian River Road HOLLAND ROAD disposition of the SEPG should only be decided upon after a detailed WEST NECK PARKWAY and systematic analysis of those impacts has been completed. NORTH LANDING ROAD The highest priority projects in the vicinity of the ITA are widen- WEST NECK ROAD SALEM ROAD LOCAL ROAD ing Princess Anne Road south of Dam Neck Road (which is under construction) and the extension of Nimmo Parkway east of the PROPOSED TRANSPORTATION NETWORK interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs preferred growth scenario for the ita 32

36 Municipal Center (parts of which are under construction). Both are major improvements that add capacity to the system. Additional improvements intended to address operational and safety issues are improvement to West Neck Road in the area of the proposed new Kellam High School, intersection improvements, and a traffic signal at the intersection of West Neck Road and Indian River Road. In addition to West Neck Parkway and West Neck Road, the Master Transportation Plan includes the extension of Salem Road from Nimmo Parkway to Indian River Road as a third north-south facility. As with the other two, the Plan provides for a four-lane divided roadway for this segment of Salem Road. With the changes in the planned land use patterns in the ITA, forecasted demand is not sufficient for a four-lane facility. As a result, it has not been included in the ITA Transportation Plan. However, a collector street along this corridor would be sufficient both to accommodate forecasted traffic and to avoid over-reliance on major street intersections. Removal of this segment from the Master Transportation Plan should be thoroughly evaluated at the time the appropriate Plan amendment is considered. Priority for intermediate term (5-10 years) needs include Nimmo Parkway (west of West Neck Road), West Neck Parkway (North Landing Road to Dam Neck Road.), and Elbow Road (Dam Neck Road) also needs to be widened to a four-lane section from Salem Road to its existing four-lane section near Princess Anne Road. Longer term needs (10-20 years) include the widening of West Neck Road (from Nimmo Parkway to Indian River Road). Indian River Road will need to be widened to a four-lane section from West Neck Road to North Landing Road, and Salem Road will be widened to four from two lanes between Elbow Road and Nimmo Parkway. In the longer term the intersection of Dam Neck Road and Princess Anne Road will need significant improvements. Design of all proposed roadway improvements should consider the inclusion of bicycle and pedestrian facilities. Of particular importance in the area of the Municipal Center and nearby schools, the ITA Plan presents the opportunity to reduce auto dependence by accommodating and encouraging non-motorized travel between places of work, school and shopping. In addition, both roadway improvement design and site development plans should be coordinated with existing and proposed transit service to provide for bus stops that are safe for rides while not disrupting through traffic. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs preferred growth scenario for the ita 33

37 Mass Transit When implemented, the preferred plan for the ITA may have an appropriate mix and uses and sufficient density to support the extensions of fixed guideway transit service. The City of Virginia Beach and Hampton Roads Transit are conducting a planning study for extending mass transit from the Norfolk LRT at Newtown Road east to the Virginia Beach oceanfront. While no additional routes are included in this planning study, it is recognized that future extensions will likely be evaluated, just as Norfolk is evaluating several extension of its LRT system. The ITA planning process identifies the proposed uses and densities both within and adjacent to the ITA, and the process recognizes a future potential for extension of the mass transit service to the Municipal Center. The transit corridor would be located generally along Princess Anne Road and would serve the Municipal Center, the medical complex, Landstown Commons and TCC (in the vicinity of Dam Neck Road and Princess Anne Road). From there, the appropriate route for connecting to the mass transit trunk line would Independence Blvd. Blvd. Dam Neck Road Southeastern Parkway and Greenbelt Alignment Salem Road West Neck Neck Parkway Parkway Princess Anne Road Nimmo Parkway North Landing Road Holland Road be determined by further study. The proposed transit alignment (dashed line) is illustrated in the graphic. Two stops are proposed (illustrated with circles), one at Princess Anne Commons and the other at the Municipal Center. Indian River Road POTENTIAL FIXED GUIDEWAY TRANSIT LINE POTENTIAL TRANSIT STOPS PROPOSED TRANSIT ALIGNMENT AND STOPS interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs preferred growth scenario for the ita 34

38 Places within the Plan most development in the ita will be clustered along the Princess Anne Corridor, concentrated in two areas: the Municipal Center and Princess Anne Commons. The Municipal Center will transform into a mixed-use district and visually merge with the historic core of Princess Anne. Princess Anne Commons will evolve as a campus for several growing educational and research institutions. Additional employment centers will emerge in Princess Anne Corporate Park adjacent to the Virginia Beach National Golf Course and located along Princess Anne Road. Lands to the south, includ- 1. MUNICIPAL CENTER 2. HISTORIC/CULTURAL DISTRICT 3 ing the Brown Farm, will likely evolve into more diverse campuses for worship, education and research with a higher percentage of open space, natural areas, agriculture and wetlands. Special uses may be integrated into this landscape including a Farm Park, Wildlife Rehabilitation Center, and municipal waste management center PRINCESS ANNE COMMONS 4. PRINCESS ANNE CORPORATE PARK PLACES 1 Municipal Center 2 Historic/Cultural District 3 Princess Anne Commons 4 Princess Anne Corporate Park 5 Brown Farm Area 6 Sustainable Laboratory and Services 5. BROWN FARM AREA 6. SUSTAINABLE LABORATORY AND SERVICES interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs places within the plan 35

39 Municipal Center DESIGN DIRECTIVES» Capitalize on historic character and buildings in the Municipal Center» Create structured parking decks to free land for development» Line streets and spaces with new mixed-use buildings to create a consistent pedestrian network» Introduce a mix of residential units into the district to enliven the complex around the clock and provide attainable housing for City workers» Cumulative infrastructure impacts must be studied and the Capital Improvement Program amended for more intense development than what is considered in the Program Capacity. Prior to the consolidation of Virginia Beach and Princess Anne County in 1963, the Princess Anne Courthouse area and surrounding community served as the county seat. Since then, the area has been established as a Municipal Center and historic/cultural district that has maintained numerous homes and the historic courthouse. As a major employment center in the region, the Municipal Center brings thousands of employees to its campus daily. While the existing building stock has been sufficient in meeting the current operational needs, the many agencies that work on the campus are beginning to reach maximum capacity. Along with the demand for additional municipal building space, recommendations for residential development in the district have been voiced to satisfy the lack of residential development options for employers in the area. The Municipal Center provides the opportunity for development that is not affected by the AICUZ restrictions. By capitalizing on this opportunity and introducing the potential for infill development in place of the surface parking, a variety of options is created. Introducing new mixed-use development along George Mason Drive and single-family residential off of North Landing Road will provide an assortment of housing options and create a more active AICUZ AICUZ DNL DNL LINE LINE PROGRAM CAPACITY» *300,000 square feet of new office space for mixed-use or flexible government space * This square foot figure is intended as a reasonable estimate of the amount of development that can be accommodated in this area based on existing and planned infrastructure. street environment within the district. The creation of a true mixed-use campus is a long-term vision for the City of Virginia Beach. Emerging trends nationally show land becoming more valuable as development pressures increase, so the infill development will occur as land values and market demands allow. New municipal buildings, private offices, and potentially a hotel can add economic diversity and help support the vitality of the existing retail and potentially support additional small shops. Parking decks, concealed by buildings, will have capacity for existing and ILLUSTRATIVE PLAN The Illustrative Plan depicts the integration of residential infill (yellow and orange) along with the development of new municipal buildings. The historic value of the district is enhanced by the restoration of the campus gardens and the commercial node. Structured parking will allow some of the existing lots to receive this new development, enhancing the campus-like environment. EXISTING MUNICIPAL BUILDINGS NEW MUNICIPAL INFILL BUILDINGS EXISTING COMMERCIAL BUILDINGS NEW COMMERCIAL INFILL BUILDINGS NEW MULTI-FAMILY RESIDENTIAL NEW SINGLE-FAMILY RESIDENTIAL PARKING GARAGES AICUZ 65 DNL LINE future development. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs places within the plan 36

40 2010 u r b a n d e s i g n a s s o c i a t e s Photograph of existing condition at George Mason Drive. View of George Mason Drive with infill development. in t er facil i t y tr a ff ic a r e a a nd v icin i t y m a s t er pl a n : v irgini a be ach, v irgini a o c t ober u da v hb + l d g ur s pl aces w ithin the pl a n 37

41 2010 u r b a n d e s i g n a s s o c i a t e s Photograph of existing condition in the Municipal Center area. View of new development with cafe and residential infill buildings. in t er facil i t y tr a ff ic a r e a a nd v icin i t y m a s t er pl a n : v irgini a be ach, v irgini a o c t ober u da v hb + l d g ur s pl aces w ithin the pl a n 38

42 Historic/Cultural District DESIGN DIRECTIVES» Capitalize on historic character and buildings on North Landing Road» Focus parking behind buildings» Line streets and spaces with low-rise mixed-use buildings of two and three stories» Focus attention on appropriate streetscaping elements to enforce the historic character including street lamps, planters, benches, and other elements» Develop consistent architectural character using Virginia precedents such as Williamsburg» Restore and reuse the Buffington House as a public or private community amenity» Courthouse building preserved The Princess Anne and North Landing area holds great significance in the history of Princess Anne County and the City of Virginia Beach. This area sits at the geographic center of the City. The county seat moved here in , with the construction of Princess Anne Courthouse. A jail building also sat adjacent to the courthouse. The crossroads of Princess Anne and North Landing Roads became an important center as civilians, lawyers, judges, and others traveled to the courthouse to tend to civic matters. The rail line terminated near the courthouse, making it possible for people to reach this location from the region. There is a strong desire to restore and reinforce the district s historic character. Buildings should be evaluated to determine whether renovation and reuse is feasible, and efforts should be made to keep historic buildings when possible. Some buildings may have historical, but not architectural importance. In this case, replacing a few key buildings with new development that fits into the historic character may help to revive and strengthen the area. The design of the public space can also help establish Virginia Beach as a green city. Preservation, adaptive reuse, sensitive infill, and emerging stormwater management trends will improve performance, and enhance character. Small streetscaping details such as increased sidewalk widths, appropriate lighting, street furniture, small pedestrian spaces that link back to Princess Anne Courthouse and the AICUZ AICUZ DNL DNL LINE LINE Princess Anne Road Preserved Courthouse North Landing Road Kellam and Eaton Redevelopment EXISTING MUNICIPAL BUILDINGS Municipal Center will bring life back to the historic courthouse area. NEW MUNICIPAL INFILL BUILDINGS PROGRAM CAPACITY» Small footprint infill buildings along Princess Anne Road and North Landing Road By restoring the commercial intersection at Princess Anne and North Landing Roads and maintaining the historic character of both the landscape and the built environment, a dynamic node and gateway will be reinforced. Buffington House PRINCESS ANNE HISTORIC DISTRICT The intersection of Princess Anne Road and North Landing Road functioned as a center for those traveling to the courthouse. EXISTING COMMERCIAL BUILDINGS NEW MIXED-USE INFILL BUILDINGS PARKING GARAGES AICUZ 65 DNL LINE interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs places within the plan 39

43 2010 u r b a n d e s i g n a s s o c i a t e s View down Princess Anne Road in Historic/Cultural District. in t er facil i t y tr a ff ic a r e a a nd v icin i t y m a s t er pl a n : v irgini a be ach, v irgini a o c t ober u da v hb + l d g ur s pl aces w ithin the pl a n 40

44 Princess Anne Commons DESIGN DIRECTIVES» Complete the existing development into a health, education, and research campus» Use landscaping and building placement to create quad-like spaces» Encourage incubator space for biotechnology, biomedical, and research companies» Plan buildings to allow for structured parking to be phased as density increases» Cumulative infrastructure impacts must be studied and the Capital Improvement Program amended for more intense development than what is considered in the Program Capacity. Princess Anne Commons will be the City of Virginia Beach s center for integrated education, research, health care, and wellness facilities. Sentara Hospital, LifeNet Health, Old Dominion University (ODU), Tidewater Community College (TCC), Norfolk State University, and a number of smaller operations already form the early stages of such an environment. The ITA master planning process confirmed this direction for the Commons. Over time, the district is well situated along existing infrastructure to densify and create a campus setting of three to five story buildings around landscaped quadrangles. Institutions already in place cite the quality of lifestyle and proximity to residential areas as primary reasons to locate here. As the ITA continues to progress as a node in the City of active and passive recreation opportunities, the lifestyle choices will grow exponentially. Current trends in biomedical research and cross-disciplinary research and development point to the collocation of activities in walkable environments close to housing to attract growth in this area. Princess Anne Commons will capitalize on these assets. Buckner Boulevard Princess Anne Road Tidewater Community College S Rosemont Rosemont Road Road PROGRAM CAPACITY» *100,000 square feet of retail Concert Drive Drive Dam Neck Road» 1.7 million square feet of office, research, and education space Recreation Drive Joint Use Library TCC Health Buildings Life Net Sentara Princess Anne Hospital Princess Anne Road * This square foot figure is intended as a reasonable estimate of the amount of development that can be accommodated in this area based on existing and planned infrastructure. Colonial Grove Memorial Park interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs places within the plan 41

45 Virginia Beach Higher Tidewater Anne Hospital Education Building Community College Prin Ann cess a e Ro 2010 u r b a n d e s i g n a s s o c i a t e s Sentara Princess d Co nc er riv td Fa ci lit y e Bo ul ev ar d LifeNet Health Joint Use Library Tidewater Ro o sem nt R Community College oad Health Buildings Future site of Operation Smile Aerial view of Princess Anne Commons in t er facil i t y tr a ff ic a r e a a nd v icin i t y m a s t er pl a n : v irgini a be ach, v irgini a o c t ober u da v hb + l d g ur s pl aces w ithin the pl a n 42

46 Princess Anne Corporate Park DESIGN DIRECTIVES» Provide office and commercial development potential for the City of Virginia Beach» Group buildings along streets and place parking behind to improve the quality of the pedestrian experience» Employ landscaping and sustainable stormwater management techniques to green the development and link it to the trail and open space framework» Cumulative infrastructure impacts must be studied and the Capital Improvement Program amended for more intense development than what is considered in the Program Capacity. The Princess Anne Corporate Park was originally intended to take advantage of the Southeastern Expressway and Greenbelt. While the future of the Southeastern Expressway is uncertain, significant land is available along Princess Anne Road that can support ancillary uses to the medical and research institutions nearby in Princess Anne Commons. Proximity to the Athletic Complex also provides an opportunity for health and wellness related business to locate in this corporate park. The actual density of the development will be largely marketdriven given the limited visibility from Princess Anne Road. Offices that locate here will, however, incorporate the regional trail network that will wind through the site. This complex will also enjoy proximity and views into Virginia Beach National Golf Club to the southeast. Development standards for this corporate park must incorporate stormwater best management practices, have minimum thresholds for energy performance, and incorporate low-impact development principles. In this area, the intended alignment of the Southeastern Expressway and Greenbelt is maintained should this route be constructed. Landstown Landstown Road Road Virginia Beach Sportsplex Southeastern Parkway and Greenbelt Alignment Princess Anne Corporate Park Princess Anne Road PROGRAM CAPACITY» *City-led development of 2 million square feet of office, research and light industrial space» Striving to achieve 50% Open Space» Multidisciplinary focus * This square foot figure is intended as a reasonable estimate of the amount of development that can be accommodated in this area based on existing and planned infrastructure. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs places within the plan 43

47 Brown Farm Area DESIGN DIRECTIVES» Determine the appropriate level of development within the Transition Area of the City» Allow for development of the new church and accompanying school and recreation fields» Tailor development patterns to types of users which fit market demand for this piece of land» Cumulative infrastructure impacts must be studied and the Capital Improvement Program amended for more intense development than what is considered in the Program Capacity. PROGRAM CAPACITY» Office and Research Campuses» Town Square for church, retail, and office space» Extension of West Neck Pkwy and Nimmo Pkwy» Striving to achieve 50% open space» 75 acres: Church, schools, and athletic fields» *200 acres: Campus development (2 million square feet)» 244 acres: Open space, roads * This square foot figure is intended as a reasonable estimate of the amount of development that can be accommodated in this area based on existing and planned infrastructure. The farm formerly owned by the Brown family is proposed to be developed with a new church and school for Kempsville Presbyterian Church (KPC). The church has also explored a mixed-use village concept. Several factors influence the character of development on the Brown Farm. The AICUZ Overlay Ordinance prohibits any new residential development above the by-right zoning (one unit per 15 acres). This strictly limits the use of the district, since residential components account for much of the life and built-in security in a mixed-use district. The Brown Farm does not have the potential to be developed as a true mixed-use village for this reason. The nature of uses suggested by KPC combined with open space requirements suggests another development model for this site, the creation of a series of campuses. KPC plans to build a town square that will serve as the heart of their mission and activities. The church, schools, retail, and office uses will use the square as a hub of activity that will foster communication and sharing of ideas and resources. Moving away from the square, new buildings should be organized around campus lawns, gardens and quads, and served by a network of roads and carefully landscaped parking areas. While the mix of uses and activities is flexible, development should strive to achieve 50% open space. A rural character to the area adjacent to North Landing Road should be maintained. Development on the Brown Farm and adjacent properties will require the extension of roads and utilities and ultimately, the extension of Nimmo Parkway, to properly accommodate the anticipated uses and intensity of development proposed for this area. The Nimmo Parkway extension will provide access to parcels west of the Municipal Center where office and flex development can occur. Fuel Line Kempsville Presbyterian Church Virginia Dominion Power Easement/Transmission Nimmo Parkway interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs places within the plan 44

48 Sustainable Laboratory and Services DESIGN DIRECTIVES» New location for City Waste Management facility on Dam Neck Road» Create a green village with leasable space for green technology providers» Encourage sustainable education and research» Cumulative infrastructure impacts must be studied and the Capital Improvement Program amended for more intense development than what is considered in the Program Capacity. The City of Virginia Beach is interested in creating a special location within the ITA for sustainable laboratories and services. Users could range from private companies, to City services, to education providers and civic groups. Together this area of the City would be recognized as a Green Village. The City Waste Management would have the option of moving to the ITA from its current location on Dam Neck Road. Many residents and constituents see value in starting a citywide composting program, which would be co-located with the Waste Management facility. Trends in municipal composting programs show promising results in collecting yard waste, and even food scraps, to create rich, local compost which can then be sold back to residents of the City at a reasonable price. The use of high quality compost for plantings then improves drainage and reduces stormwater runoff, therefore reducing strain on other City systems. Often schools and educational providers will partner with the City in these efforts, helping educate students and the community about the processes and benefits of green technology in cities. Virginia Beach has a great opportunity to become a leader in this Landstown Road Southeastern Parkway and Greenbelt Alignment Sustainable Laboratory and Services Landstown Road Road PROGRAM CAPACITY» *100 acres for transfer station, storm debris, and biofuel facility regard and many eager citizens and groups already working to organize sustainability efforts. Additional office and flex space could be developed in campuslike environments off of Dam Neck Road for sustainable research in areas such as algae, biofuels, and central power. This leasable space Sustainable Laboratory and Services Kempsville Presbyterian Church * This square foot figure is intended as a reasonable estimate of the amount of development that can be accommodated in this area based on existing and planned infrastructure. would bring high profile research jobs and presence to the ITA and the City, helping create the image of a green city. interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs places within the plan 45

49 Conclusion and Next Steps NEXT STEPS: LAND USE» Establish a steering committee to coordinate the implementation of this plan» Establish overlay districts for the special places within the Interfacility Traffic Area» Develop design guidelines for each of the special places» Develop form based codes for special places as appropriate» Properties that are not compatible with the AICUZ have the option to participate in the City s Interfacility Traffic Area Program» Encourage each special place within the area to create a sustainable environment (prioritize pedestrian activities, environmentally friendly landscapes, LEED certified buildings)» Develop a greenway network to preserve environmentally sensitive areas and provide public access as appropriate NEXT STEPS: INFRASTRUCTURE» Review street standard policies and adapt standards to the special places» Coordinate with the Comprehensive Plan / Master Transportation» Prioritize roadways and/or roadway improvements» Employ low impact development techniques» Provide for alternative modes of transportation (biking, walking, and driving)» Review the framework for development of the utilities and coordinate» Review way-finding system throughout the Interfacility Traffic Area and Vicinity» Develop parking strategy / structured parking As the City of Virginia Beach has changed, so are the decisions that must be made for the City. After the Green Line inception in 1979, the need for a transitional land use pattern from the suburban/urban areas north to the rural areas south became evident. From that need, the Transition Area was established. An integral part of the Princess Anne Commons/Transition Area, the Interfacility Traffic Area is affected by the City s Air Installation Compatible Use Zones (AICUZ) Overlay Ordinance and the zoning. Adopted land use patterns have now made this area more compatible with the operations of the airfields in the region but had left holes in the vision of one of the Comprehensive Plan s Special Areas. As one of the Comprehensive Plan Special Areas, Princess Anne Commons /Transition Area is identified with the North Princess Anne Commons villages of work, learn and play and the Municipal Center. Remaining portions of this Special Area were left without much guidance. This master plan provides the framework to continue forward in a direction that reflects the area s history, is sensitive to the environment and acknowledges existing assets already in place. This master plan also sets the standard for how the City will respond to the challenges of transportation and infrastructure issues along with creating an area of sustainability, vitality, and unique sense of place. VIEWS SHOWING IMPLEMENTABLE PROJECTS IN THE ITA interfacility traffic area and vicinity master plan: virginia beach, virginia october 2010 uda vhb + ldg urs conclusions and next steps 46