Virginia Beach, Virginiaurban design associates · 2/13/2012 · 2012 urban design associates...

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

Adopted by reference as an amendment to Virginia Beach Comprehensive Plan MMMM DD, 2012

Virginia Beach, Virginia

ly n n h av e n s t r at e g i c g r o w t h a r e a m a s t e r p l a n

u r b a n d e s i g n a s s o c i a t e sf e b r u a r y 2 0 1 2

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

1

P R E PA R E D F O R

City of Virginia Beach

P R E PA R E D BY

Urban Design Associates

The Miles Agency

RCLCO

URS Corporation

VHB

WPL

ST E E R I N G C O M M I TT E E

John Uhrin, City Council

Glenn Davis, City Council

Jeff Hodgson, Planning Commission

Christopher Felton,Planning Commission

Steve Herbert,City Manager’s Office

Barry Frankenfield, SGA Office Manager

Jack Whitney,Planning Director

Dorothy Wood,City Development Authority

Ray Firenze,US Navy-NAS Oceana

Wayne and Cheryl McLeskey,McLeskey and Associates

Beno Rubin,Point O’Woods Civic League

Tom Barton,Beach Ford

Rev. Robert Paylor,London Bridge Baptist Church

Ellen Sneed, Eureka Park/ Pinewood Gardens

Civic League

Michael Barrett,Virginia Beach Vision

LY N N H AV E N S U P P O RT STA F F

Jeryl Phillips,Comprehensive Planning

Coordinator and Project Manager

Robert A. Davis,Comprehensive Planning and

Project Support

Mark Schnaufer, SGA Office, Transportation Planning

Richard Lowman, Public Works

Michelle Chapleau,Economic Development

Cheryl Smith,Housing and Neighborhood

Preservation

Barbara Duke, Parks and Recreation

Peter Pommerenk, Public Utilities

Bill Johnston,

Stormwater Management, Public

Works

Philip Roehrs, Public Works

Lynnhaven Strategic Growth Area Master Plan

acknowledgements

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

2

Table of Contents

table of contents

INTRODUCTION 3

EXECUTIVE SUMMARY 4

ANALYSIS 5

Portrait of Existing Conditions 6

X-Ray Exhibits 7

Constraints Analysis 8

Public Outreach 9

Market Analysis 10

The Design Challenge 12

ILLUSTRATIVE MASTER PL AN 13

INFRASTRUCTURE NET WORK 14

Street Network Plan 15

Transit 28

Parks and Open Space Networks Plan 30

Conceptual Bikeways and Trail Network Plan 33

Conceptual Bike Trail Types 34

Conceptual Waterfront Trail Types 35

Conceptual Pedestrian Bridge Types 36

Stormwater Management 37

Sanitary Sewer Systems 40

Water Systems 41

Landscape Elements 42

L AND USE AND CHARACTER AREAS 46

Land Use Plan 47

Building Heights Plan 48

Character Areas Plan 49

IMPLEMENTATION STRATEGIES 58

NEX T STEPS 62

APPENDIX 63

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

3 ly nnhaven str ategic grow th area master pl an: v irginia beach, v irginia | february 2012 | urban design associates introduction

Introduction

COUNCIL’S 5 GOALS

Create financially sustainable City services1

Grow the local economy2

Become a competitive, first class resort for residents, businesses, 3 and tourists

Improve the transportation system4

Revitalize neighborhoods and plan for the future5

Source: Strategic Plan to Achieve City Council’s Vision for the Future

See more about SGAs in the Virginia Beach Comprehensive Plan:http://www.ourfuturevb.com/specialareas/urban/Pages/default.aspx

Strategic Growth Areas along the Virginia Beach Boulevard Corridor

the city of virginia beach has identified Strategic Growth

Areas (SGAs) that have the potential to become future areas of eco-

nomic growth and unique identity within the City. Six of the eight

SGAs are located along the Interstate 264/Virginia Beach Boulevard

corridor and a future transit alignment. This corridor is the commer-

cial spine of the city, well served by road access, and adjacent to stable

residential neighborhoods to the north and south. The corridor is

predominantly auto-oriented and low-density development.

The City has embarked on a series of planning studies for the

SGAs that will provide visions for future growth. The strategic

growth area plans will identify appropriate land uses, infrastructure

needs, opportunities for private development, and civic amenities.

The Lynnhaven SGA 6 is located in the center of the City east of

Rosemont SGA 5 and is served by an Interstate 264 interchange and

three major crossing arterials. Lynnhaven has been designated as a

potential future transit stop. This strategic growth area is attractive to

businesses seeking easy access to transportation and serving the vast

residential neighborhoods that surround it. If built, the addition of

transit would increase the value of Lynnhaven as an area of future eco-

nomic development at higher, more efficient densities.

This study was prepared within a multi-disciplinary, process-

based approach to design in three phases: understanding, exploring,

and deciding. The Lynnhaven Strategic Growth Area Master Plan

has been a public planning process that unfolded over the course of

several months with many public planning events to ensure a well-

vetted Master Plan.

I-264

Gre

at

Ne

ck R

oa

d

I -264

LynnhavenBay

Western BranchLynnhaven River Broad

Bay

Ind

ep

en

de

nce

Blv

d.

4 5 6

7

8

Pembroke SGA 44

Rosemont SGA 55

Lynnhaven SGA 66

Hilltop SGA 77

Resort Area SGA 88

Naval Air Station OceanaLynnhaven

Mall

Bow Creek Golf Course

Mt. TrashmorePark

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

4 ly nnhaven str ategic grow th area master pl an: v irginia beach, v irginia | february 2012 | urban design associates executive summary

ILLUSTRATIVE MASTER PLAN

PERSPECTIVE OF TRANSIT STATION CONCEPT

Executive Summary in 2011, the city of virginia beach commissioned

Urban Design Associates (UDA) to prepare a Master Plan for the

Lynnhaven Strategic Growth Area. The process involved extensive

public participation and was guided by a Steering Committee of

stakeholders and representatives from the community and the City.

The UDA Team gathered in Virginia Beach to collect information and

discuss the opportunities for redevelopment with citizens interested in

the Lynnhaven SGA. After a period of analysis, the team conducted

a design charrette at the London Bridge Baptist Church in October

of 2011 to prepare design ideas in an open studio. The purpose of the

charrette was to prepare a series of design alternatives for Lynnhaven.

The charrette events included focus group meetings, a public open

house, and a public presentation of design concepts. The UDA team

then refined the plan, working with the City, and presented draft

recommendations to the public in a public meeting in December.

Members of the public focus groups and the Steering Committee con-

tributed to determine the areas which should be included in the study

and the final boundary line reflects this process. The following is a

summary of design principles that evolved out of the planning process

that will guide the proper frameworks and strategies for implementa-

tion of the plan.

Enable a clear and easy-to-access open space and recreation network;1

Capitalize on the value of the water and marshlands2 while improving

storm water runoff quality through stormwater management;

Meet the Chesapeake Bay3 Preservation Act (CBPA) mandates and

protect the Lynnhaven River and its tributaries;

Locate compatible uses that area consistent with Article 18 of 4

the Virginia Beach zoning ordinance, ‘Special Regulations in the

Air Installation Compatible Use Zones (AICUZ).’ Noise zones,

Accident Potential Zone 1 (APZ‐ 1), Accident Potential Zone

2 (APZ‐2) and Clear Zone (CZ) development restrictions are

addressed in Article 18.

LYNNHAVEN PUBLIC PROCESS: KEY MILESTONES

7-9 September 2011 Initial analysis and focus group meetings and Kick Off Public Meeting

3-7 October 2011 Design Charrette

5 October 2011 Open House

6 October 2011 Public presentation of design alternatives

13-14 December 2011 Presentation of Master Plan Recommendations to Planning Commission and City Council

14 December 2011 Final Public Presentation of Master Plan Recommendations

S T UDY A RE A

Protect and strengthen existing neighborhoods through providing 5

community services and convenient retail;

Improve multi-modal connections from the adjacent neighborhoods;6

Connect future transit to employment, recreational destinations, and 7

park-and-ride;

Enable flexible development sites and building types to respond to 8

ever-changing market needs and development programs;

Coordinate transportation planning and development; and9

Build on the existing balance between homes, jobs, and 10

services

analysis

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

5 ly nnhaven str ategic grow th area master pl an: v irginia beach, v irginia | february 2012 | urban design associates

Analysis the Lynnhaven strategic growth area analysis pro-

cess began in September 2011 with information-gathering by the

consultant team composed of The Miles Agency, URS Corporation,

VHB, WPL, and UDA. The team began by meeting with City staff

and the Steering Committee. A series of focus group sessions were

also held where technical experts, community leaders, high school

students, and stakeholders were invited to share their experience with

the consultants. These meetings covered a range of topics including

transportation, utilities and infrastructure, environment and ecology,

design and engineering, development, and leadership. The initial

public meeting invited people to share their opinions about the area

and their aspirations for the Master Plan.

Earlier in 2011, the UDA Team met with the City and depart-

ment experts in a special work session to explore planning issues

common to Rosemont, Hilltop and Lynnhaven SGAs. These discus-

sions were summarized in a memo for use during subsequent plan-

ning phases. This was reviewed to kick off the process in September.

Following the September meetings, the consultants continued

their efforts of gathering information and data. The team began to

sift through the analysis information, better understand the possibili-

ties of the Lynnhaven SGA, and explore options for implementation.

UDA summarized the public input from the first round of commu-

nity meetings. UDA also prepared a series of analytical plans called

X-Rays as well as a Portrait of Existing Conditions for the study area.

The study area boundary shifted from the original boundary several

times throughout the process to reflect public input and observed

field conditions.

analysis

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


East Branch Lynnhaven

River

Wolfsnare Creek

London Bridge Creek

Centura College

Plaza Middle School

Lynnhaven Presbyterian

Church

Grace Bible Church

New Hope Baptist Church

Foundry United Methodist Church

Lynnhaven Shopping

Center

London Bridge Plaza

Oceana NavalAir Station

Francis Land House

First Lynnhaven Baptist Church

Jehovah's Witnesses Hall

St. Aidan’s Episcopal Church

Prince of Peace Lutheran Church

London Bridge Baptist Church

S.

Lynnhaven Road

Virginia Beach Blvd

N. Lynnhaven Road

I-264

Potters Rd

Ch

eso

pe

ian

T

rail

Hutton Circle Canoe

and Kayak Launch

Open Door Chapel

Ansol Ln

Dean Dr

Silina Drive

Lo

nd

on

Bri

dg

e R

oa

d

Lyn

nh

av

en

Pa

rkw

ay

Ing

ram

Roa

d

Upper Wolfsnare House

PORTRAIT OF EXISTING CONDITIONS

The urban design analysis includes a base plan of the area that com-

bines information from several sources to provide a base from which

we can develop alternative concepts. It includes all of the elements

of the area: streets, buildings, land use, vacant land, topography, and

natural features.

SINGLE - FA MILY RESIDEN T IA L

MULT I - FA MILY RESIDEN T IA L

RE TA IL

OFFICE

INDUS TRIA L

INS T I T U T ION A L

COMMERCIA L A ND INDUS TRIA L L A ND

PUBLIC PA RKS A ND OPEN SPACE

SEMI - PUBLIC OPEN SPACE

PA RK ING LOT

WATER

Portrait of Existing Conditions

P OT EN T I A L T R A NSIT S TAT ION LOC AT ION

POTEN T IAL TR A NSIT L INE

NOISE ZONES

S T UDY A RE A

Nois

e Zone:

>75

Db

Nois

e Zone:

70-7

5 D

b

Noi

se Z

one:

65-7

0 D

b

Renaissance Place Shopping

Center

Sm

ith

Roa

d Gre

at

Ne

ck R

oa

d

analysis

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


STREETS X-RAY Relative to other locations in Virginia Beach, Lynnhaven is better connected north and south across the barriers of Virginia Beach Boulevard and Interstate 264. Still, the amount of land area concentrated in a few vehicular routes greatly inhibits safe, intuitive pedestrian circulation.

PARKS AND OPEN SPACE X-RAY Open space along the Lynnhaven River is the primary form giver of this SGA. Flood areas shown in gray increase the complexity of development but yields an opportunity for river access and stormwater management. .

SETTLEMENT PATTERNS X-RAY The Lynnhaven SGA is largely built out of low-density, parking-lot intensive uses such as auto dealerships and highway-oriented retail. The SGA is surrounded by low-density neighborhoods.

RESIDENTIAL X-RAY Neighborhoods surround the shopping and light industrial corridor within Lynnhaven.

EMPLOYMENT X-RAY A diverse and low-cost mix of retail options is available along Virginia Beach Boulevard, but some of the uses are under-utilized and available for redevelopment. Light industrial and auto dealerships are also a major presence here.

PARKING X-RAY Virginia Beach was built to accommodate the automobile and all its trappings. Parking lots consume an enormous amount of what could otherwise be productive land while diminishing the health and vitality of the environment and watershed.

X-Ray Exhibits

Understanding the fabric of the site is a key part of the design pro-

cess. This is accomplished through a series of diagrams called

UDA X-Rays® which pull apart information so that the site can be

more clearly understood. Each X-ray describes not only a physical

element of the area, but also the issues to be resolved.

analysis

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


CBPA X-RAY The Chesapeake Bay Preservation Area (CBPA) are regulations adopted to protect and improve the water quality of the Chesapeake Bay and its tributaries.

WETLANDS X-RAY Wetland “fingers” extend into the site from the Lynnhaven River and its tributaries requiring mitigation responses to allow further development or redevelopment.

FLOOD PLAIN X-RAY The 100-year flood plain covers much of the central portion of the site, requiring a built or natural response to meet flood protection standards.

AICUZ ANALYSIS X-RAY Lynnhaven has a very unique dynamic regarding land use. Redevelopment areas are layered with various land use restrictions imposed by AICUZ. The adopted APZ-1/CZ Master Plan identifies permitted uses in the most restricted areas and will be carried forth in this planning process.

Constraints Analysis

The types and intensities of development in the Lynnhaven SGA are

limited by the City’s AICUZ Overlay Ordinance. Generally speak-

ing, the greater the noise contour, the more restrictive the develop-

ment options, which has a dramatic effect in Lynnhaven. For the

most part, residential redevelopment is prohibited, therefore restrict-

ing a true mixing of uses or other development typologies that rely

on a significant residential use. 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).

The Lynnhaven SGA is also located within a web of natural sys-

tems that impact development. The Chesapeake Bay Preservation

Area (CBPA) are management regulations adopted to protect and

improve the water quality of the Chesapeake Bay. By minimizing

human access and restricting development, the Bay and its tributaries

are strictly monitored. This, in addition to the natural flood plain and

wetland conditions of the tributaries on site, creates major site con-

straints that had to be analyzed and considered.

RESOURCE MANAGEMENT A RE A (RMA)

VA RIABLE RESOURCE PROT EC TION A RE A (RPA)

10 0 ’ BUFFER FROM TOP OF BANK

50 ’ L ANDWA RD BUFFER

TOP OF BANK

50 ’ SE AWA RD BUFFER

RESOURCEP E R E N N I A L »F L O W W AT E R B O D YT I D A L »W E T L A N D SC O N T. »N O N -T I D A L W E T L A N D ST I D A L S H O R E »( W I T H O R W I T H O U T B U L K H E A D)

CBPA DELINEATION

analysis

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


Public Outreach

The first step in the Lynnhaven design process consisted of detailed

analysis of existing conditions, collection of statistical data, mapping,

development of analytical X-Ray diagrams, site documentation, and

site and precedent photography. In addition to this ‘hard’ analysis, the

‘soft’ analysis presented a picture of the perceptions and aspirations of

the community and the stakeholders. This part of the process included

meetings with the client group, Steering Committee, focus groups,

high schoolers, interviews, and a public meeting. At each of these

meetings, participants were asked the same three questions:

What are the Strengths of Lynnhaven?1

What are the Weaknesses of Lynnhaven?2

What are the Visions and Opportunities for Lynnhaven in the 3

future?

STUDY AREA WEAKNESSES

Few opportunities for public use of natural resources and recreation

Low retail quality and issues with existing property tenants

Traffic congestion, particularly on intersections along Virginia Beach Boulevard, which may not be solved with new interstate improvements

Unfriendly streetscapes bordered by too much paving and lacking visibility of natural resources

Speeding cause safety concerns in neighborhoods

Inadequate access points to existing neighborhoods

Noise and development restrictions related to NAS Oceana

Roadways dangerous for pedestrians and cyclists, espe-cially at Interstate 264 interchanges

Under-utilized residential, commercial and industrial prop-erties

Proposed transit station not in an ideal location

STUDY AREA OPPORTUNITIES

Improve access to natural waterways and marshlands and provide more places for passive recreation

Improved traffic circulation throughout the area

Improve streets for pedestrian and cyclist use, create necessary bike paths and improve connectivity across Interstate 264

Lynnhaven needs an identity and more destinations; tie identity to its historical and natural resources

New development opportunities for dining, retail and indus-trial use

Proposed transit can help connect Lynnhaven to other SGAs and the region

Red dots signifying what the residents and stakeholders indicated as the weaknesses in the Lynnhaven SGA centered around transportation, the inefficient network of streets, and lower-end or vacant properties.

Blue dots representing the priorities and visions of stakeholders appeared throughout the Lynnhaven SGA study boundary.

Green dots, representing the strengths of the Lynnhaven SGA, focused around the lakes and open spaces, the future location of light rail, and several of the shopping center areas.

STUDY AREA STRENGTHS

Bountiful natural resources including the waterways and marshland

Well located near workplaces (including NAS Oceana), retail and services, and between Norfolk and the beach

Strong residential neighborhoods with good housing at different price points, including affordable housing

Important historical sites, such as the Upper Wolfsnare House, Francis Land House and the N. Lynnhaven Road General Store

Strong presence of institutional uses, such as churches and schools

Proposed transit along City-owned rail right-of-way

Easy access, via car, along interstate and major thorough-fares

analysis

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


Market Analysis

LYNNHAVEN SGA POSITIONING

Stringent AICUZ restrictions and few available development parcels

will make Lynnhaven a difficult SGA to develop in the short term.

While other SGAs can utilize residential development as a “market

leader” to establish a premium environment that may be more attrac-

tive to future commercial development, Lynnhaven does not have

this option.

Though the Lynnhaven SGA lacks an immediate catalyst for new

development, the relocation of AICUZ-compatible uses from other

SGAs presents the strongest near-term development opportunity.

These uses are coincident with the Lynnhaven SGA’s proposed iden-

tity as a “production, distribution and repair” district, a market niche

which already partially populates the study area.

Several factors combine to make the Lynnhaven SGA an excel-

lent “receiving ground” for relocating businesses, specifically: easy

interstate access, high visibility to main thoroughfares, and proximity

to established residential and commercial areas immediately outside

the Lynnhaven SGA, especially NAS Oceana. A move to Lynnhaven

may, in fact, be an upgrade over an incoming business’ current

address. However, the cumulative effect of these relocations will be

almost entirely dependent on how proactively the city markets their

relocation incentives and seeks out ideal candidates for the program.

OFFICE EMPLOYMENT CAPTURE SCENARIOS

20%25%30%35%40%45%50%

Historic Capture Continuation of Trend Steady Optimistic Aggressive

Scenario 1: Aggressive Growth

Scenario 2:Optimistic Growth

Scenario 3:Steady State

Scenario 4:Decline

City of Virginia Beach’s Average Capture

35.7% 31.5% 28% 26%

Virginia Beach Office Employment

11,000 9,700 8,600 8,000

Realized Demand for New Office Space

2,310,000 SF

2,060,000 SF

1,830,000 SF

1,690,000 SF

Estimated Office Demand in the City of Virginia Beach, 2011 - 2030Competitive Regional Position is Key

• Small changes may have a large impact

• Returning the City to its previous share of regional office employment vs. allowing current trends to continue suggests a difference of nearly 500,000 SF over the next 20 years


SSS

31.5%

9,700

2,060,000 SF

Scenario 2 used to project individual SGA Captures. Redevelopment of the SGAs and addition of transit will enhance the City’s attractiveness for office Development

analysis

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


Though existing market conditions likely render the Lynnhaven

SGA a long-term market opportunity, certain catalysts could be

game-changers for the study area. These include:

An amendment to AICUZ restrictions or change in flight paths »

that results in residential development being allowed in the

Lynnhaven SGA.

Turnover at key opportunity sites within the transit-accessible »

mixed-use development zone (as identified in UDA’s future land

use plan) that allowed for an increased development intensity at

the site

Effective deployment of development and redevelopment incen- »

tives, as recommended by RCLCO in the Spring of 2011, in

order to enhance the climate for property investment and repo-

sitioning in Lynnhaven and throughout all of the Lynnhaven

SGAs

To protect for this potential, it is crucial that zoning and land use

recommendations be put in place during the SGA process that both

allow and encourage the proposed long-term vision.

The Lynnhaven SGA may just begin to develop market-driven

momentum within the specified study timeframe (2011-2030).

RCLCO forecasts Lynnhaven beginning to capture 5% of the city’s

total office demand beginning in 2020, with that capture growing

to 10% in 2025. Though this totals to approximately 90,000 SF of

market-driven new office development by 2030, the Lynnhaven SGA

faces many challenges to large-scale redevelopment in the near and

mid-term, including:

Small typical parcel size that will require assemblage to market to »

a commercial developer

Few available parcels today, and many established, profitable users »

that are unlikely to move from their current sites

AICUZ restrictions prohibiting residential development and cer- »

tain types of commercial

Poor connectivity and street network »

Stronger market potential for multi-tenant office in the exist- »

ing office submarket just to the south of the study area along

Lynnhaven Pkwy. Medical office would likely prefer the nearby

Hilltop SGA for its close proximity to Virginia Beach General

Hospital.

Market Analysis

Projected Capture of New Commercial Office Demand in the City of Virginia Beach

0%

10%

20%

30%

40%

50%

60%

Lynnhaven SGA Hilltop SGA Newtown SGA

Pembroke SGA Centerville

analysis

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


The Design Challenge

As we compiled the responses and data from the initial phase of the

design process, themes emerged that informed the design principles.

In the case of Lynnhaven, design challenges center around several

paradoxes:

Many land uses within Lynnhaven compete in their primary pur-1

pose, such as the juxtaposition between large percentages of land

held for automobiles and the desire to promote economic devel-

opment. In addition, land-hungry speed ramps and street widths

are not conducive to local development and redevelopment. This

part of the city struggles by being locked into an infrastructure

that limits the flexibility of development types and the ability to

respond to market demands.

The area has conflicting identities: one as a “production, distribu-2

tion, and repair” district and the other as an area that boasts a tre-

mendous open space network that contains a number of various

waterways.

Planning for transit and the aim to encourage transit-oriented 3

development in the future may contradict the lower density uses

that are likely feasible in Lynnhaven.

The desire for transit-oriented development and growth is chal-4

lenged by the AICUZ restrictions on residential growth in the area.

Transit-oriented development usually consists of ground-floor retail

with residential units above. This type of development is limited,

because of the restrictions placed on residential development and

the limited accessibility for residents to support its location.

The planning process identifies the cohesive neighborhoods 5

surrounding the Lynnhaven SGA as a strength. How can the

“strength” of these neighborhoods be increased if no additional

residential can be added to further bolster neighborhoods?

Lynnhaven has a number of conflicting goals and realities that must be resolved in order to encourage redevelopment.

No new residential can be expected to expand residential choice in the otherwise low-density, single-family, detached neighborhoods that surround Lynnhaven

The Lynnhaven River is repeatedly identified as a potential major amenity in Lynnhaven yet very few access points exist and few can experience it.

Lack of development intensity and coherent public realm discourage transit use today. Lynnhaven is currently built to accommodate only the automobile.

The Hutton Circle River Access is a popular amenity in the community.

illustr ative master pl an

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


Illustrative Master Plan

SINGLE - FA MILY RESIDEN T IA L

MULT I - FA MILY RESIDEN T IA L

MIX ED - USE

INS T I T U T ION A LRE TA IL

OFFICE

FLE X


PA RK ING G A R AGE




PA RK ING LOT

WATER

S T UDY A RE A

The Master Plan is based on the design principles identified in the

analysis phase of the public planning process. The design transforms

under-utilized commercial property into a series of mixed-use and

flexible development opportunities along with targeted public infra-

structure improvements. The under-performing commercial proper-

ties will have the opportunity to transform themselves into higher

intensity uses to, in some cases, take advantage of the potential of

transit, and, in other cases, to preserve and provide access to the

Lynnhaven River. At the center of the redevelopment may be a new

transit station that can provide park-and-ride, connection to nearby

office uses, and transfer service to Lynnhaven Mall.

The development program that is shown in the plan presents the

consensus vision that falls within the allowances of what the recom-

mended land use designations provide (see Land Use).

MASTER PL AN DESIGN PRINCIPLES

Enable a clear and easy-to-access open space and recreation network; »

Capitalize on the value of the water and marshlands » while improving storm water runoff quality through stormwater management;

Meet the Chesapeake Bay » Preservation Act (CBPA) mandates and protect the Lynnhaven River and its tributaries;

Locate compatible uses that area consistent with Article 18 of the »Virginia Beach zoning ordinance, ‘Special Regulations in the Air Installation Compatible Use Zones (AICUZ).’

Protect and strengthen existing neighborhoods through providing »community services and convenient retail;

Improve multi-modal connections from the adjacent neighborhoods; »

Connect future transit to employment, recreational destinations, and »park-and-ride;

Enable flexible development sites and building types to respond to »ever-changing market needs and development programs;

Coordinate transportation planning and development; and »

Build on the existing balance between homes, jobs, and »services


River

Wolfsnare Creek

London Bridge Creek

Centura College

Plaza Middle School


Church




CenterLynnhaven Shopping

Center

London Bridge Plaza


Francis Land House


Jehovah's Witness Hall

St. Aidan’s Church



S.

Lynnhaven Road

Virginia Beach Blvd

N. Lynnhaven Road

I-264

Potters Rd

Ch

eso

pe

ian

T

rail

Hutton Circle Canoe

and Kayak Launch

Open Door Chapel

Ansol Ln

Dean Dr

Sm

ith

Roa

d

Lo

nd

on

Bri

dg

e R

oa

d

Lyn

nh

av

en

Pa

rkw

ay

Ingr

am R

oad


ILLUSTRATIVE MASTER PLAN

Nois

e Zone:

>75

Db

Nois

e Zone:

70-7

5 D

b

Noi

se Z

one:

65-7

0 D

b

Note: Future road alignments will be determined in further studies, property availability and feasibility.

Gre

at

Ne

ck R

oa

d

network improvements

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


Infrastructure Network

STREET NETWORK PLAN TRANSIT NETWORK PLAN

TRAIL NETWORK PLAN

SANITARY SEWER AND WATER SUPPLY PLAN

OPEN SPACE AND PARK NETWORK PLAN

STORMWATER MANAGEMENT PLAN

the redevelopment of Lynnhaven as a transit oriented,

mixed-use, pedestrian friendly center will not likely occur without

improvements to road, trail, stormwater and open space infrastructure.

Redevelopment will require the types of infrastructure that can sup-

port more urban, walkable environments; more balanced street designs;

livable and interconnected park spaces and riverfronts; and stormwa-

ter management facilities that can support development. The current

street network is geared toward highway standards rather than to

travel speeds and design characteristics typical of urban environments.

A series of incremental road improvements are recommended to cre-

ate a more balanced system of mobility for the district that can better

accommodate the needs of businesses, residents and visitors.

The Lynnhaven SGA is unique among the other SGAs for its

potential to connect to the natural legacy of the Tidewater area. The

Lynnhaven River can be transformed from a forgotten and invisible

state into the central and most active address in the district. The river

can organize development, create a focal point for recreational and

community activity, and serve as a natural facility for managing future

stormwater needs.

A series of infrastructure improvements are described in the

following section that will set the stage for redevelopment of the

Lynnhaven area as a more transit friendly, mixed-use district that bet-

ter serves surrounding neighborhoods and businesses.


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


PROPOSED STREET NETWORK

P OT TERS ROA D

DE A N DRIV E

LOC A L S TREE T

LONDON BRIDGE ROA D

NORT H LY NNH AV EN ROA D

LY NNH AV EN PA RK WAY

SOU T HERN BOULE VA RD

V IRGINIA BE ACH BOULE VA RD

GRE AT NECK ROA D

Street Network Plan

The configuration of streets and arterials in the Lynnhaven SGA is

especially challenging to improving public accessibility with a

neighborhood-based network of walkable streets. Many surrounding

neighborhoods have cul-de-sac-based street patterns. Virginia Beach

Boulevard, the rail line, and Interstate 264 create additional barriers

between neighborhoods.

The Lynnhaven SGA plan seeks to address the current infra-

structure network by adding streets to clarify a structure of develop-

ment blocks and reconnect the street network. The plan recommends

a series of improvements for major streets in the Lynnhaven SGA

that can support urban, walkable environments that are positioned to

service growth. These proposed street sections are described in detail

on the pages that follow.


River

Wolfsnare Creek

London Bridge Creek

Centura College

Plaza Middle School


Church





Center

London Bridge Plaza


Francis Land House




S.

Lynnhaven Road

Virginia Beach Blvd

N. Lynnhaven Road

I-264

Potters Rd

Ch

eso

pe

ian

T

rail

Hutton Circle Canoe

and Kayak Launch

Open Door Chapel

Ansol Ln

Dean Dr

Sm

ith

Roa

d

Lo

nd

on

Bri

dg

e R

oa

d

Lyn

nh

av

en

Pa

rkw

ay

Ing

ram

Roa

d


Nois

e Zone:

>75

Db

Nois

e Zone:

70-7

5 D

b

Noi

se Z

one:

65-7

0 D

b

Grace Bible Church



Gre

at

Ne

ck R

oa

d

Note: Future road alignments will be determined in further studies, property availability and feasibility.


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


VIRGINIA BEACH BOULEVARD: EXISTING STREET SECTION

VIRGINIA BEACH BOULEVARD: POTENTIAL SECTION (PENDING FURTHER STUDY)

VIRGINIA BEACH BOULEVARD

Lynnhaven is a crossroads of major arterials. Unlike Pembroke and

Rosemont, Virginia Beach Boulevard in this area may require an

8-lane section for the long term. To improve the performance of the

boulevard as a multi-modal arterial, space is needed for bicycles and

pedestrians. The preferred approach is to narrow the travel lanes to

create more useful space along the sides of the boulevard for bike

paths, walks, and landscaping. In addition to improvements along

Virginia Beach Boulevard, promoting safer and more efficient pedes-

trian access across Virginia Beach Boulevard will be implemented by

maintaining the median and placing crosswalks at the major intersec-

tions.

VIRGINIA BEACH BOULEVARD

DESIGN CRITERIA

Improve the Boulevard as a »multi-modal arterial

Narrow travel lanes and »central median to provide for on-street bike lanes and wider pedestrian accommo-dations on either side of the highway.

If further study shows that »8 lanes are no longer neces-sary or desirable, narrow to 6 lanes or less.

If moving the outside curb »is an option, consider an off-street bike path alternative.

AERIAL PERSPECTIVE OF PROPOSED VIRGINIA BEACH BOULEVARD

152' R.O.W.

152' R.O.W.


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


LYNNHAVEN PARKWAY: EXISTING STREET SECTION, FACING NORTH

LYNNHAVEN PARKWAY: PROPOSED STREET SECTION FACING NORTH, (PENDING FURTHER STUDY)

LYNNHAVEN PARK WAY

Lynnhaven Parkway will continue to act as an important north-south

arterial in the city, connecting secluded neighborhoods in the north

to the Lynnhaven Mall and to Interstate 264. With new develop-

ment along Lynnhaven Parkway, this main arterial will be required

to handle more traffic flow, especially between the Interstate and

Virginia Beach Boulevard. In order to provide for redevelopment,

pedestrian and bicycle facilities will have to play a larger role in the

Parkway's function.

90' R.O.W.

90' R.O.W.

LYNNHAVEN PARK WAY

DESIGN CRITERIA

Multi-use path »

Maintain 4 lanes »

Narrowed median to allow »for pedestrian functions on either side of the street

Allow on-street bicycle »accommodation through wide outside lane or bike lane

AERIAL PERSPECTIVE OF PROPOSED LYNNHAVEN PARKWAY


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


NORTH LYNNHAVEN ROAD: EXISTING STREET SECTION, FACING NORTHWEST

NORTH LYNNHAVEN ROAD: PROPOSED STREET SECTION FACING NORTHWEST, (PENDING FURTHER STUDY)

NORTH LYNNHAVEN ROAD

North Lynnhaven Road currently has a rural cross section with

open swales for stormwater drainage and no sidewalks. Residential

uses flank its western edge while suburban commercial uses set back

from the eastern right-of-way line. The street should be designed to

replace the swales with curbs, planting strips and sidewalks to give

the street an urban section more suitable for a mixed-use, transit-

oriented district. NORTH LYNNHAVEN ROAD

DESIGN CRITERIA

Cul-de-sac S. Lynnhaven »Parkway per the VDOT and Public Works Plan for Phase II of the Lynnhaven Interchange

Expand pedestrian accom- »modations

Mitigate in uses between »residential to the west and potentially larger develop-ment to the east

Relocate private stormwa- »ter mitigation to outside of right-of-way

Bike and Trails Plan call »for on-road bike accom-modations; however, if the dimension permits, consider installing a off-street path on the eastern side of the street

Reduce eastern edge build- »ing setback to a maximum of 15 feet

48' R.O.W.

48' R.O.W.AERIAL PERSPECTIVE OF PROPOSED NORTH LYNNHAVEN ROAD


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


SOUTHERN BOULEVARD: EXISTING STREET SECTION, FACING EAST

SOUTHERN BOULEVARD: PROPOSED STREET SECTION FACING EAST, (PENDING FURTHER STUDY)

SOUTHERN BOULEVARD

Southern Boulevard will become a more important street and the

address for a future potential transit station. Southern Boulevard will

require curbs, landscaping and sidewalks to provide access to the sta-

tion platforms.

66' R.O.W.

66' R.O.W.

25' R.O.W.

25' R.O.W.

SOUTHERN BOULEVARD

DESIGN CRITERIA

Add traffic signal at »Lynnhaven Parkway

Mandate setback to the »north to provide adequate sidewalk and planting strip space for the "front door" of redevelopment

Accommodate bus traffic »for potential transit station transfer functions

Provide pedestrian access »

Bike and Trails Plan calls for »a shared-use path along the rail corridor as a top-priority initiative. The path should be a minimum of 10 feet wide with 12 feet being the ideal dimension for such a facility.

AERIAL PERSPECTIVE OF PROPOSED SOUTHERN BOULEVARD


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


LONDON BRIDGE ROAD: EXISTING STREET SECTION, FACING NORTH

LONDON BRIDGE ROAD: PROPOSED STREET SECTION FACING NORTH, (PENDING FURTHER STUDY)

LONDON BRIDGE ROAD

The second north-south arterial road within the Lynnhaven SGA is

London Bridge Road. The new ramp and intersection at Interstate

264 and London Bridge Road will increase the volume of traf-

fic along this corridor. Therefore, the arterial is suggested to stay at

its current size with improvements made to eventually provide for

increased pedestrian and bicycle accommodation. Although develop-

ment along London Bridge Road is heavily constrained by AICUZ

restrictions, the accommodation of both bicycles and vehicles along

London Bridge Road is still a priority as a through connection.

120' R.O.W.

120' R.O.W.

LONDON BRIDGE ROAD

DESIGN CRITERIA

Maintain vehicular capacity »

Increase facilities for »pedestrians and bicycles on London Bridge Road

AERIAL PERSPECTIVE OF PROPOSED LONDON BRIDGE ROAD/ GREAT NECK

ROAD


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


GREAT NECK ROAD: EXISTING STREET SECTION, FACING NORTH

GREAT NECK ROAD: PROPOSED STREET SECTION FACING NORTH, (PENDING FURTHER STUDY)

GREAT NECK ROAD

When redevelopment occurs on Great Neck Road, increased accom-

modations for pedestrians must be created to allow for safe move-

ment alongside the arterial.

110' R.O.W.

110' R.O.W.

LONDON BRIDGE ROAD

DESIGN CRITERIA

Significant increase in the »accommodations of pedes-trians

AERIAL PERSPECTIVE OF PROPOSED LONDON BRIDGE ROAD/ GREAT NECK

ROAD


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


POTTERS ROAD: EXISTING STREET SECTION, FACING EAST

POTTERS ROAD OPTION A : PROPOSED STREET SECTION FACING EAST, (PENDING FURTHER STUDY)

POT TERS ROAD OPTION A

On-street bike lanes are recommended along Potters Road within

the right-of-way to connect to open space areas along the Lynnhaven

River. The potential transit corridor will provide an alternate east-

west route along a multi-purpose trail for casual users.

70' R.O.W.

70' R.O.W.

POT TERS ROAD

DESIGN CRITERIA

Due to the institutional »and residential uses along Potters Road, travel lanes should be narrowed to provide safe passage to bicycles and pedestrians

If relocating curbs is feasi- »ble, provide for multi-modal path along southern edge

Increased planting along the »north and south sides

If eliminating travel lanes is »an option, see Option B on the next page

AERIAL PERSPECTIVE OF PROPOSED POTTERS ROAD


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


POTTERS ROAD: EXISTING STREET SECTION, FACING EAST

POTTERS ROAD OPTION B : PROPOSED STREET SECTION FACING EAST, (PENDING FURTHER STUDY)

POT TERS ROAD OPTION B

If a "road diet" is supported along Potters Road, eliminate the two

outermost lanes and convert them into dedicated bike lanes.

70' R.O.W.

70' R.O.W.

POT TERS ROAD

DESIGN CRITERIA

Same criteria as Option A on »the previous page

Remove outermost lanes »and install dedicated on-street bike lanes

AERIAL PERSPECTIVE OF PROPOSED POTTERS ROAD


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


DEAN DRIVE: EXISTING STREET SECTION, FACING WEST

DEAN DRIVE: PROPOSED STREET SECTION FACING WEST, (PENDING FURTHER STUDY)

DEAN DRIVE

Dean Drive can perform as a river access road with a sidewalk on one

side of the street. Pedestrian connectivity will become increasingly

important when transit arrives and new development begins to occur.

As new buildings are built facing Dean Drive, the street will become

an active public space, connecting to the Lynnhaven River. The street

will benefit from additional sidewalks and landscaping.

Access to Lynnhaven Parkway should be maintained. However,

the median cut should be removed on Lynnhaven Parkway and a

right-in, right-out restriction placed on the access point at Dean

Drive. For full turning movements, a new northern connection to

Southern Boulevard should be provided as Southern Boulevard is

recommended to have a new full traffic signals at that intersection.

60' R.O.W.

60' R.O.W.

DEAN DRIVE

DESIGN CRITERIA

Restrict right-in and right- »out conditions at Lynnhaven Parkway

Provide alternate exit north »to Southern Boulevard

Provide pedestrian access »and connection to the river

AERIAL PERSPECTIVE OF PROPOSED DEAN DRIVE


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


TYPICAL PROPOSED LOCAL STREET B- 50' ROW (CONSTRAINED)

2 travel lanes »

No striped on-street parking »

25 MPH travel speed »

Planting strip and sidewalk »

TYPICAL PROPOSED LOCAL STREET A- 60' ROW (IDEAL)

Typical local streets in the plan Typical local streets in the plan without on-street parking

2 travel lanes »

On-street parking »

Wide planting strips for stormwater management »

25 MPH travel speed »

No parking between curb and building face »

PROPOSED LOCAL STREETS

The consultant team, along with individuals from the Public Works

Department designed a set of local, non-arterial street standards that

are permitted within Lynnhaven and all Virginia Beach SGAs. These

street sections should be considered for new streets designated in the

Lynnhaven SGA plan.


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


LYNNHAVEN PARKWAY AND INTERSTATE 264 INTERCHANGE

The Lynnhaven Interchange with Interstate 264 is the crucial trans-

portation cog in the Lynnhaven SGA. Currently this interchange

operates over capacity. An Interchange Modification Report (IMR)

was conducted in 2008. It was approved by VDOT and FHWA.

Work was recently completed on Phase I, the London Bridge Ramps,

which are new ramps located to the east of the current interchange

(See Figure 1). Phase I did not involve any geometric improvements

at the existing Lynnhaven interchange. Phase II involves major

reconstruction of the existing interchange. There is no funding for

Phase II construction identified in VDOT’s Six-Year Improvement

Program, however, Phase II is included in the Hampton Roads 2030

Long Range Transportation Plan (LRTP). With a total estimated

cost of 124 million dollars, the Six-Year Program through Fiscal

Year 2017 shows a funding shortfall of 116 million dollars. Phase

I improvements are anticipated to provide substantial relief to the

existing interchange and provide time to acquire the funds for Phase

II.

The approved interchange design provides for several new ramps

and substantial reconfiguration of the existing interchange. All exist-

ing weaving sections are removed. Two existing signalized intersec-

tions are removed from Lynnhaven Parkway. A new flyover ramp

is installed from northbound Lynnhaven Parkway to westbound

Interstate 264. A direct connection from Potters Road to eastbound

Interstate 264 is included. In most locations the approved inter-

change is forecast to generally provide for adequate traffic conditions

in the design year 2032. The major drawback with the approved

design, from the perspective of the Lynnhaven SGA committee,

is the size of the interchange footprint. Additionally, the approved

interchange is not a pedestrian friendly design.

When funding for construction becomes available and another

study is done, revisiting the VDOT‐approved design for the Phase 2

interchange improvements using updated forecasts will be required.

EXISTING CONDITIONS (FIGURE 1)

What Does Not Work WellFormidable for all motorized and non »motorized users

Consumes valuable land »

Multiple weaving points complicate »access movements

Signalized intersections at on and off »ramps slow traffic movements

What Works WellConvenient location for neighborhoods »and Lynnhaven Mall

Substandard ramps slow traffic coming »onto Lynnhaven Parkway

CURRENTLY APPROVED PHASE II PLAN- SUBURBAN (FIGURE 2)

What Works WellHas been approved by VDOT and Federal »Highway through the IMR process

IMR process has documented it will work »adequately in the design year

Meets AASHTO and VDOT design stan- »dards

Existing park land not impacted »

What Does Not Work WellFootprint is very large, even larger than »the existing interchange

Ramps are accessed off Potters Road, a »minor road

Not pedestrian friendly »

Cost »

EXAMPLE OF A CONCEPT URBAN CONFIGURATION CONCEPT (FIGURE 3)

What Works WellSmaller footprint »

More pedestrian friendly »

More intuitive access to and from inter- »state

Little additional impact to Lynnhaven River »

What Does Not Work WellHad not been reviewed by Virginia Beach, »VDOT, or Federal Highway

Has not been thoroughly analyzed; it has »only undergone cursory review

More traffic signals than the planned »design

May impact federal funding implications »for completed Great Neck ramps

IN TERS TATE 26 4

V IRGINIA BE ACH BOULE VA RD

CONNEC TOR ROA DS (LY NNH AV EN PA RK WAY A ND P OT TERS ROA D)

TR A NSIT CORRIDOR

SIGN A LIZED IN TERSEC T ION

G A IN IN USA BLE L A ND A RE A OR OPEN SPACE (DE V ELOPMEN T OR S TORM WATER)

If that time period is 10‐20 years in the future, or if a study associ-

ated impacts to the recreational area is required, we will consider

other design alternatives. For example, an urban interchange design

concept offers a configuration that would result in fewer impacts to

adjacent land.

Alternative designs and traffic analyses included in this report

have not gone through the rigorous IMR process that is necessary

for interstate improvements. If funding for Phase II does not become

available in the short-term or mid-term then alternative design

approaches, such as but not limited to the one showed here, may be

considered as candidates for future improvements to the Lynnhaven

Interchange in a new IMR.

INTERCHANGE

DESIGN CRITERIA

( IF REDESIGNED)

Wait-and-see approach for »how Phase I improvements impact travel patterns to see if a re-evaluation of Phase II is necessary

Safety for all modes and »costs should be top priori-ties

Pedestrian and bicycle »accommodations at connec-tion points between inter-state and surface roads

Work in tandem with transit »ridership goals

Lynnhaven Parkway Trail »added on west side

Minimize impacts to exist- »ing and potential parks and open space

Any resource (including »open space) impacts will be addressed as part of the environmental document and permitting process to be initiated when the project is funded


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


LYNNHAVEN SGA VEHICULAR BRIDGES

A bridge inventory was conducted to determine when substantial

vehicular bridges in the Lynnhaven SGA would likely be overhauled

or replaced so that their design elements (bridge rail, etc.) may be

guided by the Lynnhaven SGA Plan. Within the SGA there are five

major sets of bridges for vehicular traffic: 1) Lynnhaven Parkway

twin bridges; 2) Potters Road bridge; 3) Interstate 264 bridge over

London Bridge Creek; 4) Virginia Beach Boulevard bridge over

London Bridge Creek; and, 5) Interstate 264 bridge over Lynnhaven

Parkway. The bridge inventory was collected to determine the year

the bridges were built and their sufficiency rating.

The sufficiency rating is the cumulative scoring for a bridges

overall structural integrity on a scale from 0-100. Sufficiency ratings

are made up of several ratings of individual elements of a bridge (i.e.

deck, substructure, and superstructure). For bridges to qualify for

federal replacement funds, they must have a rating of 50 or below. To

qualify for federal rehabilitation funding, a bridge must have a suffi-

ciency rating of 80 or below. Most highway bridges are designed with

a 50-year design life. The year of construction and current sufficiency

rating of each of the major bridges is listed below:

Lynnhaven Parkway Twin Bridges: 37 years of age; 80.8 rating1

Potters Road Bridge: 34 years of age; 75.3 rating2

Interstate 264 Bridge: 44 years of age (25 years since reconstruction); 3

85.0 rating

Virginia Beach Boulevard Bridge: 22 years of age; 95.0 rating4

Interstate 264 Bridge: 44 years of age (25 years since reconstruction); 5

49.0 rating

LYNNHAVEN SGA BRIDGE LOCATIONS

NEW WATER- CROSSING

BRIDGE

DESIGN CRITERIA

Allow visual access into »Lynnhaven River and its tributaries

Bridges should act as trail- »heads into the riverfront trail network

Provide for pedestrian »viewshed to river

Should be skeletal struc- »tures, minimizing their impact to views

When rebuilt, Virginia Beach »Boulevard Bridge should be lifted to allow access under-neath.

1

2

3

5

4


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


Lynnhaven is designated to receive a transit station as part of a new

transit system planned for Virginia Beach, according to the draft EIS

being conducted at the time of this document's adoption. The station

location is located at the northeast corner of the intersection of the

transit corridor and North Lynnhaven Road. The immediate vicinity

of the proposed station location is the Pinewood neighborhood to the

west and a commercial area adjacent to the station to the north and

south. Much of the northern commercial area is within a five minute

walking distance and the drawings on this page illustrate the extents

of the walking sheds from the proposed station location. These areas

would benefit most dramatically from the new transit station and will

likely change in use and character. Much of the rest of the Lynnhaven

SGA is within a reasonable walk of the proposed station and would

benefit as well. Providing pedestrian links to the proposed station with

street and trail improvements will be critical to transit-oriented eco-

nomic development.

The walking sheds vividly describe the areas that are most likely to

change over time with transit improvements. The surrounding neigh-

borhoods will benefit as well if bus routes and shuttles are created to

connect nearby residential areas to the proposed station. More infor-

mation about these potential routes can be found at www.gohrt.com/

about/development/vbtes.

Transit

Proposed transit station walking access

Proposed transit station walking access with bike connectionsPROPOSED TRANSIT NETWORK

Proposed transit station walking access with bike connections and urbanized Lynnhaven Parkway and Interstate 264 interchange

Transit and pedestrian ways can work well together and can be used to connect both sides of the transit corridor along Southern Boulevard.

Route 20 along the boulevard is among the system’s most used. Buses will also connect the proposed transit station to Lynnhaven Mall.

5 - MINU TE WA LK

10 - MINU TE WA LK

BIK ING ACCESS W IT H E X IS T ING OR A PPROV ED IN TERCH A NGE

BIK ING ACCESS W IT H URBA NIZED IN TERCH A NGE

P OTEN T IA L L IGH T R A ILBUS ROU TE 20 BUS ROU TE 32

P OTEN T IA L L IGH T R A IL S TAT ION

BUS ROU TE 29 BUS S TOP S


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


CONCEPTUAL TRANSIT STATION DESIGN

A proposed station along North Lynnhaven Road at the transit cor-

ridor will be well positioned to become a small commercial center

with retail and service offerings that will benefit transit riders, the

adjacent Pinewood neighborhood, and future transit-oriented devel-

opment. The proposed transit station will be at the convergence of

trails, streets and transit routes. This area will be a point of rest and

recuperation for cyclists, runners and other trail users. Consideration

should be given to providing a cycle storage area for commuters.

Across the street from the station is a historic building, once a

general store for the area, that can be preserved and reused with con-

venience shops, offices, or civic uses. Additional retail offerings, such

as a coffee shop, may be built along the trail or transit line and streets

to benefit commuters, residents, area employees and trail users. The

station may have a park and ride lot, a canopy and other amenities for

transit riders. Adequate space should be provided to accommodate

feeder buses and shuttles.

Potential Transit StationSouthern Boulevard

North Lynnhaven Road

Lyn

nh

aven

Par

kway


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


PROPOSED PARKS, INSTITUTIONS AND OPEN SPACE

There is a great opportunity for enhancing public mobility in the

open space system with connected walking paths, cycle networks,

and new access points to the Lynnhaven River and its estuaries. The

Open Space system of the Lynnhaven SGA could become the key-

stone for access to the city’s wider natural resources with trailheads

for regional bikeways, kayak launch points, and multi-use paths that

bring people from the streets into the natural systems.

INS T I T U T ION A L



PA RK ING LOT

WATER

Parks and Open Space Networks Plan



S T UDY A RE A


River

Wolfsnare Creek

London Bridge Creek

Centura College

Plaza Middle School


Church





Center

London Bridge Plaza


Francis Land House




Gre

at

Ne

ck

Ro

ad

S.

Lynnhaven Road

Virginia Beach Blvd

N. Lynnhaven Road

I-264

Potters Rd

Ch

eso

pe

ian

T

rail

Hutton Circle Canoe

and Kayak Launch

Open Door Chapel

Ansol Ln

Dean Dr

Sm

ith

Roa

d

Lo

nd

on

Bri

dg

e R

oa

d

Lyn

nh

av

en

Pa

rkw

ay

Ing

ram

Roa

d


Nois

e Zone:

>75

Db

Nois

e Zone:

70-7

5 D

b

Noi

se Z

one:

65-7

0 D

b

Grace Bible Church




© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


LYNNHAVEN RIVER

The Lynnhaven River is a beautiful waterway that leads north to

the Chesapeake Bay. It is a intercoastal route for small water craft

and is navigable by small boats through the study area. The City, in

collaboration with Pep Boys, created a landing at Hutton Circle for

small watercraft allowing accessibility for people to enjoy the river.

This landing is heavily used by local residents and is a destination

in Virginia Beach for public access and has use of nearby park-

ing. Unfortunately, the river has historically been largely ignored by

development and land use patterns in the area.

The Lynnhaven SGA plan recommends the creation of a trail

system with new access points to turn this forgotten asset into an

attractive open space amenity for the area. By creating additional

access for pedestrians and boaters, and orienting development to face

the river, this area can become a defining feature for Lynnhaven that

is unique in the city. To accomplish this will require the cooperation

of several property owners, the City, and the Corps of Engineers.

This is a conceptual plan that has agreement from the Army Corp

of Engineers. However, the entirety of the flood control channel No.

2 design, as built profile, and natural changes to the channel must be

studied in detail by segment to determine the feasibility of each pro-

posed public water access point that is shown in the plan.

In addition to trail improvements, the river's ecology can be

restored as a natural habitat and wetlands area, continuing efforts to

improve water quality and habitats in the Chesapeake Bay and its

tributaries. New wetland areas can be created for filtration beds and

storm water retention to improve storm water management in the

Lynnhaven SGA.

CONCEPTUAL PLAN OF LYNNHAVEN RIVERLy

nnha

ven

Park

way

Virginia Beach Boulevard

Interstate 264

Potters Road

South Lynnhaven Road


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


PERSPECTIVE LOOKING SOUTH AT LYNNHAVEN RIVER FROM THE TRANSIT CORRIDOR BRIDGE


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


BIKEWAYS AND TRAIL NETWORK DIAGRAM

EXISTING AND PROPOSED REGIONAL

KAYAK TRAILS

The City adopted a new Bikeways and Trails Plan in April 2011.

The Lynnhaven Master Plan plugs into this system and offers a

number of “feeder” routes to connect development to this emerging

regional asset. Bike lanes may be provided on street and, where able,

on off-street trails. Additionally, the Lynnhaven River is a major

organizing element, allowing kayak routes and additional bike and

pedestrian trails to run along it.

To implement trails along the waterways will require a joint effort

in concert with a coherent open space and stormwater strategy for

the Lynnhaven River. Multiple private property owners will need to

collaborate to create this potent value-creation engine for the area.

SH A RED ON - S TREE T BIK E FACIL IT Y

COMBINED FACIL IT Y (ON - A ND OFF -

S TREE T BIK E ACCOMMODATIONS)

K AYA K TR A ILS

Conceptual Bikeways and Trail Network Plan

S T UDY A RE A



TR AIL ACCESS POIN TS

OFF - S TREE T BIK E FACIL IT Y

BIKEWAYS AND TRAIL PL AN DESIGNATIONS

ON-STREET FACIL IT IES *

Shared roadways »

Signed shared roadways »

Wide outside lanes »

Paved shoulders »

Striped bike lanes »

OFF-STREET FACIL IT IES *

Shared-use paths »

Soft paths (unpaved shared- »use paths)

Wide sidewalks »

* For definitions of specific types of facilities, please reference the City of Virginia Beach’s Bikeways and Trails Plan, 2011

Chesapeake Bay


River

Wolfsnare Creek

London Bridge Creek

Centura College

Plaza Middle School


Church





Center

London Bridge Plaza


Francis Land House




Gre

at

Ne

ck

Ro

ad

S.

Lynnhaven Road

Virginia Beach Blvd

N. Lynnhaven Road

I-264

Potters Rd

Ch

eso

pe

ian

T

rail

Hutton Circle Canoe

and Kayak Launch

Open Door Chapel

Ansol Ln

Dean Dr

Sm

ith

Roa

d

Lo

nd

on

Bri

dg

e R

oa

d

Lyn

nh

av

en

Pa

rkw

ay

Ing

ram

Roa

d


Nois

e Zone:

>75

Db

Nois

e Zone:

70-7

5 D

b

Noi

se Z

one:

65-7

0 D

b

Grace Bible Church



Proposed

FOLLOW ING A DISCUSSION BY T HE MOU COMMIT T EE ON T HE ZONING IN T ERPRE TAT ION OF A “T R A IL” IN T HE C IT Y ’S A ICUZ ORDIN A NCE, T HE C IT Y AT TORNE Y A ND ZONING A DMINIS TR ATOR’S DE T ERMIN AT ION WAS T H AT A TR A IL C A N BE CONSIDERED “OT HER RECRE AT ION A L FACIL IT IES .” T HE N AV Y H AS CONCURRED W IT H T HIS DE TERMIN AT ION. IN TH AT REG A RD, A TR A IL IS NOT PERMIT T ED IN T HE CLE A R ZONE, BU T IS PERMIT T ED IN T HE A PZ-1, A PZ-2 A ND A LL NOISE ZONES.


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


SHARED ON-STREET BIKE FACILITY COMBINED FACILITY (ON- AND OFF-STREET BIKE ACCOMMODATIONS)OFF-STREET BIKE FACILITY

Conceptual Bike Trail Types

On-street bicycle facilities may include striped bike lanes, shared roadways, wide outside lanes, and paved shoulders. These accommodate sharing the road with cars and afford varying degrees of separation from the cars.

A few primary routes within the City have been designated as combined facilities. These routes have both on- and off-street facilities, providing maximum choice and capacity for all types of cyclists.

Off-street accommodations allow people on bikes to have greater separation from the roadways. These types of facilities, which include shared-use paths, soft unpaved paths, and wide sidewalks, are often shared between cyclists and pedestrians.


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


CONCRETE WALL OR SHEET PILE

WALLSIDEWALK RIVER TRAIL

DECK RAIL

RIP RAP

RIVER

PILES

SIGNAGEPIER WITHOUT HANDRAILS

HANDRAIL

MULCH PATHS

CONCRETE BLOCK SEATING

PILE SUPPORTED OVERLOOK

MARSH AREA

OFF-STREET BIFURCATED WALKS OFF-STREET PEDESTRIAN WALKS AND EXPLORATORY PIERS

Conceptual Waterfront Trail Types


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


Conceptual Pedestrian Bridge Types

PEDESTRIAN UNDERPASS (SUBJECT TO RAISING BRIDGE OR

ADEQUATE HEAD ROOM)

COMBINED CROSSING PEDESTRIAN WALKS RAISED PEDESTRIAN BRIDGE


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


Low impact design strategies are being implemented in Virginia

Beach to treat the pollution at the source as much as practical.

Reduction of impervious surface with localized storage and infiltra-

tion are important. While wide use of infiltration is challenging with

the local high water tables, use of native plants in bioretention and

wet marsh stormwater facilities assist with the uptake of pollutants

and settlement of sediment, helping to improve water quality. Use of

treatment trains should be implemented as practical. Treatment trains

include low impact development techniques upstream at the pollut-

ant source, which are anchored with regional stormwater management

facilities downstream. Treatment trains combine multiple stormwater

treatment devices in a series to increase pollutant removal. While the

treatment train approach is fairly new to stormwater management it

has been in place for decades to treat sanitary sewer effluent at treat-

ment plants.

REGIONAL AND SUB-WATERSHED STRATEGIES

A regional approach to stormwater management is beneficial for

property owners, stormwater network managers and the environ-

ment. It presents the opportunity to provide facilities in the best

locations within the sub-watershed area, reducing the need for each

property owner to provide major stormwater storage on each site.

It also allows the most appropriate means of addressing water qual-

ity treatment on each site; and allows for the increased efficiency of

regional storage facilities that can serve as an overall area amenity.

A sub-watershed approach served by a central wet pond was suc-

cessfully implemented at the Virginia Beach Town Center; however,

additional site-specific low impact development strategies were not

utilized. City development of regional facilities in each SGA can

provide much of the stormwater quantity management with the

redevelopment on individual parcels providing maximum water qual-

ity treatment as a part of their site design.

Stormwater Management

OPEN SPACE AND DRAINAGE INTEGRATION

STORMWATER TREATMENT TRAIN

Stormwater management strategies and policies are evolving in

Virginia Beach in response to upcoming changes in state and fed-

eral water quality requirements. The Lynnhaven SGA was originally

developed without the benefit of a stormwater management plan

and with minimal stormwater management facilities. The addition

of facilities for the control of both water quantity and water quality

consequently offers a challenge and an opportunity. Redevelopment

will require an overall district stormwater plan with improvements by

both the City and the property owners to mitigate the lack of exist-

ing controls and prevent additional negative impacts to the receiving

waters of the Lynnhaven River. Redevelopment will also provide the

opportunity to serve as a model and a testing ground for the use of a

combination of low impact development strategies along with shared

area-wide stormwater management systems and repair of natural

buffers along the open waterways.

CIT Y-WIDE POLICIES

The major strategy for stormwater management in Virginia Beach has

been the use of wet ponds to provide a control on the release of storm-

water (quantity control) and to allow for settlement of sediment for

water quality control. Approximately 80 percent of the impervious area

in the city is currently treated via the use of wet ponds.

Stormwater management is particularly challenging in the City due

to its location on the coastal plain adjacent to the Chesapeake Bay, the

Northwest River drainage to the south, and the Atlantic Ocean. This

flat terrain creates a reduced hydraulic head, while a high groundwater

table increases the migration of pollutants. Most of the city, including

the Lynnhaven SGA, has soils with poor infiltration capacity. Tidal

outfalls and storm surge cause flooding, no matter how well the drain-

age system is designed. With a full outfall system, additional surface

water from rainfall events builds up with nowhere to go.


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


LYNNHAVEN COMMUNIT Y STORMWATER FACILIT IES

The Lynnhaven SGA is a highly covered area with large expanses

of impervious surface. However, the Lynnhaven SGA is unique in

that it contains an abundance of open water conveyance systems.

The Lynnhaven River and its tributaries provide opportunities for

a rebirth of natural buffers and creation of new wetland marshes to

provide stormwater quality treatment as Mother Nature intended.

However, an overall strategy for redevelopment of the area must

include a general strategy of reducing impervious surface as well.

Stormwater management facilities can serve as a community

amenity in several ways. They can provide a green space network for

shade, visual relief from large expanses of pavement, and even recre-

ational use through adjacent trails and seating areas. They can also

be incorporated into pavements and public areas, providing variety,

interest, and even artistic treatments. They can help reduce pollutant

load by limiting the use of mowed turfgrass. A design strategy for

both public and private spaces will be important to creating an inter-

esting environment while comprehensively addressing the challeng-

ing City stormwater management criteria.

EXISTING AND PROPOSED STORMWATER MANAGEMENT INCLUDED IN THE LYNNHAVEN SGA


S T UDY A RE A



CO N S T RUC T ED W E T L A NDS / W E T L A NDS RES TOR AT ION

REGION A L P ONDS RECOMMENDED BY V HB

REGION A L P ONDS FROM CH A RRE T TE

S TRE A M RES TOR AT ION


River

Wolfsnare Creek

London Bridge Creek

Centura College

Plaza Middle School


Church





Center

London Bridge Plaza


Francis Land House




Gre

at

Ne

ck

Ro

ad

S.

Lynnhaven Road

Virginia Beach Blvd

N. Lynnhaven Road

I-264

Potters Rd

Ch

eso

pe

ian

T

rail

Hutton Circle Canoe

and Kayak Launch

Open Door Chapel

Ansol Ln

Dean Dr

Sm

ith

Roa

d

Lo

nd

on

Bri

dg

e R

oa

d

Lyn

nh

av

en

Pa

rkw

ay

Ing

ram

Roa

d


Nois

e Zone:

>75

Db

Nois

e Zone:

70-7

5 D

b

Noi

se Z

one:

65-7

0 D

b

Grace Bible Church




© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012



EXISTING AND PROPOSED STORMWATER MANAGEMENT INCLUDED IN THE LYNNHAVEN SGA

TREATMENT METHODS AND PERFORMANCE STANDARDS

FOR ON AND OFF-SITE DEVELOPMENT

A much wider range of stormwater management strategies will be nec-

essary to meet current and future stormwater treatment requirements.

General guidelines and strategies for addressing these requirements

should be provided as a part of the redevelopment standards, but it is

most important to allow flexibility in the design methods used for any

particular development. This will encourage creativity and to allow the

application of methods and devices developed in this emerging field.

Allowing landowners to work together to jointly provide stormwater

management for multiple sites will also be important. The most critical

standard is the requirement to incorporate stormwater management

strategies and design from the beginning, incorporating them in the

initial concepts for redevelopment and refining them throughout the

design and construction process. This will maximize the use of storm-

water management facilities as a public space amenity.

Redevelopment strategies that will contribute to stormwater manage-

ment include:

Reduced impervious surface through the use of pervious pave- »

ment, maximized landscaped area, and green roofs

Rainwater capture and water reclamation techniques, including »

the use of above-ground and underground storage, including their

potential use for irrigation, and constructed water features. These

include such elements as rain barrels and cisterns.

Maximum use of bioretention and vegetated surface water collection »

Disconnection of rooftop drainage from below ground piping »

systems

Appropriately restrict the maximum number of parking spaces »

allowed

Condition Lift of Site Replace WetlandsStormwater

Schedule/ Special Permits

No Action Taken

Quality Measures Volume Measures

FLOODPLAIN more stringent

(3-6 months)

no

development

CBPAmitigating on site to higher

standard (6-9 months)

no

development

WETLAND

3:1 replacement ratio

OR

mitigation bank

more stringent(6-12

months)

no

development

Remaining Land

20% reductionpre-development

levelsdevelopment

permitted

Based upon the local conditions, the primary types of on-site

stormwater facilities in the Lynnhaven SGA should be constructed

wetlands, restored natural buffers (Riparian Buffers), stream restora-

tion, shallow bioretention areas, and shallow swales with managed

meadow plantings. There is potential for the creation of both wetland

and stormwater mitigation banks along the open water conveyance

systems in the Lynnhaven SGA.

Other types of facilities will be of less utility in the Lynnhaven

area due to the poor soils, but may also be designed to function in

select locations. These secondary practices include the use of sand fil-

ters, small-scale infiltration facilities, and amended soils with underd-

rainage.

(Schedule time frames are approximate and based upon recent development trends; actual permitting time frames vary by project.)

RESOURCE M A N AGEMEN T A RE A (RM A )

VA RIA BLE RESOURCE PROTEC T ION A RE A (RPA )

10 0 ’ BUFFER FROM TOP OF BA NK

TOP OF BA NK

1 1/ 2 X ME A N T IDE R A NGE

5 0 ’ SE AWA RD BUFFER

ME AN HIGH WAT ERME AN LOW WAT ER

E N V I R O N M E N T A N D »S U S TA I N A B I L I T Y O F F I C EA R M Y C O R P S O F »E N G I N E E R SVA I N S T I T U T E O F »M A R I N E S C I E N C EVA D. E .Q . »O T H E R »

RESOURCE

SHORELINE DELINEATION

5 0 ’ L A NDWA RD BUFFER

V MRC JPARE V IE W

A DMINIS TR AT IV E CBPA RE V IE W

CBPA BOA RD RE V IE W

STANDARD DEVELOPMENT REVIEW

USAGE & WETL ANDS

BOARD REVIEW

W E T L A ND

CBPA

FLOODPL A IN


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


There are two issues to be considered when evaluating the exist-

ing sanitary sewer system serving the Lynnhaven SGA relative to

improvements needed to serve increased development in the area –

the conveyance system and the pump station capacities.

Whereas the SGA is mostly served by sanitary sewer systems

and the receiving HRSD mains and treatment plant have capacity

to accept additional flows, the collection and pumping systems have

capacity limitations. Due to the age of the infrastructure, ground-

water and rainwater can infiltrate through the cracks and gaps in the

piping and into manholes, leading to reduced capacity for conveying

sewage. Even though the system functions adequately during dry

weather, problems arise during rain storms. Excessive infiltration

and inflow (I&I) can cause pump stations throughout the inter-

connected and pressurized system to exceed capacities and lead to

Sanitary Sewer Overflows (SSO’s). As required by the Special Order

by Consent issued by the Virginia Department of Environmental

Quality, the Department of Public Utilities will rehabilitate deficient

collection systems over the coming years. During the rehabilitation

effort, appropriate allowances will be made for future growth pro-

jected in this plan.

Eight sanitary sewer pump stations serve the Lynnhaven

Strategic Growth area. Of these, five are located directly within the

SGA, while the others are located outside the SGA boundaries, but

include areas of the SGA in their service areas. The locations of the

eight service areas and of the five pump stations within the SGA

are shown on the Sanitary Sewer Exhibit. The pump stations were

designed and constructed to serve the assigned development based

on build out projections at the time without consideration of rezon-

ing or major redevelopment. Most of the stations are scheduled to

be replaced by 2040 according to available records. Replacement

of existing pump stations may be required where redevelopment

in this SGA results in significant increases in sanitary sewer flows.

Following the adoption of the SGA, the City Department of Public

Utilities will update the Sanitary Sewer Master Plan based on the

projected future densities. The revised Sanitary Sewer Master Plan

will identify the upgrades that are required to adequately serve the

redeveloped SGA.

There are a few areas within the SGA not currently connected to

the municipal collection and pumping system. This could be because

of private collection, pumping and treatment systems being used in

these locations. They are:

Parcels southeast of the Lynnhaven Interchange with I-264 (off 1

Wesley Drive)

Parcels west of London Bridge Road and south of I-2642

Parcels east of London Bridge Road and South of I-2643

Parcels at the north end of current pump station #253 service area4

Parcels at the north end of current pump station #520 service area5

These areas are also indicted on the Sanitary Sewer Exhibit.

Sanitary Sewer Systems

PUMP STATION SERVICE AREAS INCLUDED IN THE

LYNNHAVEN SGA

P S LOC AT IONP S SERV ICE A RE AUNSERV ED A RE AS


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


Public water exists throughout most of the Lynnhaven SGA within

existing rights-of-way. Three parallel arterial water mains run along

Virginia Beach Boulevard, which, along with a large ground stor-

age tank and pumping station, provide ample capacity for increased

development in the SGA. Some realignment of smaller water mains

may be required to conform to the future road grid system. The

redirecting of several major-mains to the new grid system will pro-

vide a looped system that will not only help to meet the demands of

the increased domestic and fire suppression needs, but also provide

redundancy in the system. According to available records, the only

areas within the SGA outside of the limits of public water service are

the parcels southeast of the Lynnhaven Interchange with I-264 (off

Wesley Drive).

Water Systems

WATER LINES INCLUDED IN THE

LYNNHAVEN SGA

E X IS T ING WAT ER L INE PROP OSED WATER L INEUNSERV ED A RE AS


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


Landscape Elements

FRONTAGE L ANDSCAPE

Defining standards for treating frontage landscape for a mix of uses

can provide for a clear public and private delineation, maximizing of

a building’s exposure to the street, and articulation on how one is to

enter and use a building. The physical elements of a streetscape (pav-

ing, trees, street furniture, lighting and signs) along with the comfort

and convenience of people have a major importance in the design of

the frontage landscape and creating a quality environment.

Retail addresses within the Lynnhaven SGA should be lined with

shopfronts, outdoor cafe seating, and other commercial uses. These

addresses typically carry a higher volume of traffic so it is encouraged

that wide sidewalks are placed to accommodate this variety of activity.

Wider sidewalks also allow for shopfront building elements such as

commercial awnings and signage to reinforce retail and entertainment

nodes and interest pedestrians along the street. These addresses have

minimal setbacks so that the buildings’ doors are placed up-front and

directly next to pedestrian activity.

Riverfront addresses will be sensitive to the natural habitat by pro-

viding large setbacks along the various waterways and wetlands. By

enhancing the viewshed, development should take advantage of the

natural amenities with terraces, increased public access, and enhanced

landscaping that promotes passive recreation.

STANDARDSPrioritize the street experience1

Provide shaded circulation2

Provide small setbacks3

Create large sidewalks for pedes-4 trian walkability and outdoor seating.

Provide lighting, signage, and 5 landscaping that is reflective of the addresses.

STANDARDSPrioritize the natural environment1

Provide large setbacks along the 2 various waterfronts

Create walkways for pedestrian 3 walkability and bikers

Develop permitted pedestrian 4 and vehicular bridge access across waterways.

Provide lighting, signage, and 5 landscaping that is reflective of the addresses.

COMMERCIAL

RIVERFRONT


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


STREET FURNISHINGS

Street furnishings are an essential component of the Lynnhaven

Strategic Growth Area. Items such as benches, bike racks, trash

receptacles, pet waste stations, and bollards will distinguish the

human scale of the large outdoor environment. Combined with site

lighting, planting, and signage, these components help to define the

nature and character of the pedestrian experience while providing

convenience, safety and comfort. These are the details that will help

create a sense of place and to establish the Lynnhaven aesthetic for

Virginia Beach.

Street lighting, benches, trash receptacles, and bike rack amenities 1

should be coordinated within the overall Strategic Growth Area

for coherent character. Sub-areas, such as business and residential

neighborhoods within the growth area may have slightly differing

themes, but these themes should strongly resemble each other in

their materials, colors, and forms throughout.

Benches, trash receptacles, and bike racks shall be located regu-2

larly, and they should be sturdy designs intended for heavy use

and be affixed to the ground surface.

Iron or concrete bollards may be used to protect and define 3

important pedestrian-oriented areas.

Trash Receptacles should reside in an area convenient for trash 4

pick up, but should be discrete to the view of vehicular and pedes-

trian traffic. They should be located at street intersections, near

retail storefronts, and in community and neighborhood parks.

However, the receptacles should be coordinated with plant mate-

rial and strategically positioned behind walks or near entrance

planting.

Benches should be located in pairs and should be positioned 5

for conversation and good viewing. When on streets, benches

should face the storefronts or away from the streets in urban envi-

ronments. They should be located so that they do not impede

pedestrian flow, and they should be coordinated with shade when

exposed to southern aspects. Benches should be located on level

concrete pads for comfortable seating and easy maintenance

underneath them. Whenever possible, benches should be located

at bus stops.

Bike racks should be located at every park and commercial area. 6

They should be carefully situated near the street access points but

behind the entrance planting and walkways. Clusters of “Inverted

U” racks or equivalent should be used (photos show equivalents).

GENERAL CRITERIALocated appropriately within the 1 public realm of streets

Proper frequency and affixed to 2 the ground

Help to define the pedestrian 3 realm and provide amenity for alternative forms of transportation

STREET FURNITURE


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


EX TERIOR SIGNAGE

Signage for the Lynnhaven Strategic Growth Area is critical for

establishing a themed identity to the entire community or to sub-

communities of the overall strategic growth area. They are also nec-

essary for completing the extension of the buildings to the street.

It may be difficult for a pedestrian to see the name of a store if the

building sign is the only means of identification and the entrance to

that store is too high above the pedestrian areas. Pulling additional

identification signs out and toward the pedestrian areas is an essential

ingredient to creating a sense of place. Additionally, signs that repeat

font types and styles for a particular business help to orientate the

pedestrian by defining one business space from another.

While building signage deals primarily with identification, other

sign systems in the strategic growth area will play a critical role in

defining the environment and creating legibility and identity to the

planned community. Directional and way-finding signs for themed

developments provide support for a community’s daily activities as

well as special events, and operational or regulatory signs provide

important parameters for conducting these activities.

Site signs should be incorporated with the planting, paving, and 1

lighting designs as much as practical, except for incidental signs

such as temporary advertisements or sandwich board signs.

Light poles and building columns may be used for mounting 2

way-finding and regulatory signs as appropriate.

Materials such as select grade painted wood or sheet aluminum 3

are encouraged for site sign faces as well as graffiti and tamper-

resistant materials. Other highly durable sign materials such as

ceramics, aluminum, steel, acrylic, or fiberglass should also be

considered for use.

SIGNAGE

GENERAL CRITERIAAppropriately located to be read-1 able and accessible to pedestri-ans

Well designed and graphically 2 clean

May be mounted on light poles 3 and suspended from buildings

Encouraged materials include 4 painted wood and sheet aluminum

Natural Areas should have well defined sign posts for trail 4

lengths, destinations, and place names as relevant.

Educational sign markers are critical to identifying and interpret-5

ing history and natural systems for trails and open space. These

should be strategically sited as trail systems are developed.

Interpretive signs along pedestrian linkages should be used to 6

point towards and announce culturally significant sites, such as

the Upper Wolfsnare House or the Francis Land House, well

before a pedestrian arrives to these destinations.

Map-type graphics panels are critical to point out destinations 7

and nodes along trail systems so that pedestrians and casual

bicyclists can make important decisions before venturing on new

paths.

Sign graphics should be capable of rendering high-resolution full 8

color images, photographs, colorful diagrams, and bold text in all

weather conditions. They should have UV coatings that are long

lasting and resistant to graffiti, fingerprints, dirt, oil, and other

substances, and they should be strong and durable if not virtually

unbreakable. They should comprise one solid continuous piece or

several interlocking tiled pieces for larger signs.

Sign frames and bases should not be prone to peel, fade, crack, or 9

rust.


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


LIGHTING

Lighting along in the Lynnhaven Strategic Growth Area is some-

what variable. Most street lights are high pressure sodium lamps

in cobrahead fixtures while private business lighting is a mixture of

metal halide, mercury vapor, and high pressure sodium on a variety of

fixture styles and pole heights, building mounted lighting notwith-

standing.

Light fixtures otherwise provide for the safety and accessibility of

the outdoor spaces at night. Fixtures should be selected for lighting

capacity as well as for architectural detailing that will lend a sense of

quality and articulation to the Strategic Growth Area. To the maxi-

mum extent possible, light fixtures should be consistent throughout

this area, if not themed. They should be designed as cutoff fixtures

to refrain from light pollution and glare, and they should offer a more

true color rendition than traditional “yellow” (high pressure sodium)

street lights. If desirable, some lights could be timer controlled to

shut off at certain hours in order to discourage late night access to

parks and trail systems should this be in the public’s best interest.

LED lighting is recommended for this Strategic Growth Area.

These types of street lights should have the following specifications:

4100 Kelvin (color), 80-100 CRI »

Bulb Life: 100,000 to 150,000 hours »

Wattage: 80 to 100 (max) »

Lumens: 6800 to 8500 (determines brightness) »

Max Min: 10 FC or less. (less equals more uniform lighting) »

LIGHTING

GENERAL CRITERIAArchitectural design which adds 1 to character and sense of place

LED, dark-sky lighting2

Tool-less entry fixtures for easy 3 maintenance

Tool-less entry fixtures are recommended for easy maintenance.

The City has used the Cooper-type fixture for their lighting style in

other areas of development, as this is one of the more modern lights

offered by Dominion Virginia Power. This fixture would lend itself

well to the Lynnhaven Strategic Growth Area. Any similar light

fixture recommended would be well suited to resemble this style;

however, selections are often limited to the power company’s catalog.

Any special lighting fixture that deviates from power company inven-

tory would require a special lighting agreement with the power com-

pany if the intention is that they would maintain these lights.

ly nnhaven str ategic grow th area master pl an: v irginia beach, v irginia | february 2012 | urban design associates l and use and development initiatives

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

46

Land Use and Character Areas

Lynnhaven is challenged from a land use perspective.

AICUZ restrictions on permitted land uses uniquely bracket possible

uses for the Lynnhaven SGA. The land use strategy for the planning

process focused on providing the greatest reasonable flexibility within

this restricted framework.

Land uses in the Master Plan are geared toward maximizing the

orientation of developable and redevelopable land toward adjacent

assets. With several healthy neighborhoods within or immediately

proximate to the Lynnhaven SGA, land uses are tailored to bolster-

ing the neighborhood value with uses and employment opportunities

that afford amenities and a strong local economy.

The Lynnhaven River also lends an opportunity to serve as the

major value creator (second only to the potential for transit service)

for the Lynnhaven SGA. As its central spine, the river can organize

employment, recreation, and strategically placed retail uses along a

jointly developed and maintained open space amenity.

Retail uses have long been a mainstay of the Lynnhaven area,

historically growing out of their location at or near the Interstate 264

interchange. Should transit be realized, incremental degrees of retail

can be expected to serve increased foot and vehicle traffic. Some

retail can evolve over time into a "Lifestyle Center" format while

others, at the behest of Virginia Beach Boulevard, will likely be rede-

veloped in newer versions of their existing highway-oriented format.

Most retail will continue to be convenience-related, leaving destina-

tion retail to Lynnhaven Mall, just south of the study area.

Within the recommended land uses, the Master Plan explored

character areas and redevelopment schemes based on the input

received throughout the process. While certainly not the only future

possible for the area, the character areas are important design consid-

erations to incorporate into redevelopment and provide a common

vision guided by those who participated in the planning process.

LAND USE

CHARACTER AREAS

HEIGHTS


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

47

The Lynnhaven SGA seeks to capitalize on existing adjacent assets

such as the Lynnhaven River and healthy neighborhoods. Land Uses

are oriented to maintaining the potential for a district that provides

these neighborhoods with a place to work, learn and play, all within

an easy walk or short drive. The uses that are proposed within the

Lynnhaven SGA are as follows:

Non-Residential Mixed-use: a new mixed-use area is created »

close to a potential future transit station that will allow a mixture

of retail and office uses.

Office: office areas are largely based on existing land uses and are »

planned to continue as desirable office locations.

Retail: areas along Virginia Beach Boulevard will continue to be »

desirable highway-oriented retail destinations.

Residential: existing residential areas will remain with some rede- »

velopment. AICUZ restrictions restrict expansion of residential

uses beyond current designated areas.

Institutional: existing institutions are designated for this land use. »

Open Space: major new open space opportunities are designated »

in low lying areas along the Lynnhaven River and tributaries.

Flex: a new designation that permits an interchangeable combina- »

tion of light industrial, office, and retail.

Light Industrial: areas that are contained, light manufacturing »

businesses that are non-polluting and produce high-value, local

goods. They will provide a wide range of manufacturing spaces to

allow existing and start-up enterprises to flourish.

Transitional: this use was inherited from the adopted APZ-1/CZ »

Master Plan

Land Use Plan

MIX ED - USE

OFFICE

RE TA IL

RESIDEN T IA L

TR A NSIT ION A LINS T I T U T ION A L

FLE X

OPEN SPACE



INDUS TRIA L

WATER

S T UDY A RE A

LAND USE PLAN


River

Wolfsnare Creek

London Bridge Creek

Centura College

Plaza Middle School


Church





Center

London Bridge Plaza


Francis Land House






Gre

at

Ne

ck

Ro

ad

S.

Lynnhaven Road

Virginia Beach Blvd

N. Lynnhaven Road

I-264

Potters Rd

Ch

eso

pe

ian

T

rail

Hutton Circle Canoe

and Kayak Launch

Open Door Chapel

Ansol Ln

Dean Dr

Lo

nd

on

Bri

dg

e R

oa

d

Lyn

nh

av

en

Pa

rkw

ay

Ing

ram

Roa

d


Nois

e Zone:

>75

Db

Nois

e Zone:

70-7

5 D

b

Noi

se Z

one:

65-7

0 D

b

Lynnhaven SGA Land Use Plan Areas

Use (% of Total)

Area (ac.) Projected FAR

Total Buildable SF

Residential Units/ ac

Mixed-Use 13% 66.1 1.5 4,322,127 –

Office 9% 44.9 1.0 1,951,754 –

Retail 25% 124.1 0.5 2,703,427 –

Residential 26% 125.1 – - 10,12 & 18

Institutional 11% 53.2 0.5 1,158,621 –

Flex 7% 34.4 0.5 748,228 –

Industrial 7% 34.9 0.5 760,081 –

Transitional 2% 9.3 – – –Total 100% 492.0 Acres – 11,644,238 sf –

101.4 Acres of Open Space and Lynnhaven River

Grace Bible Church

Sm

ith

Roa

d


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

48

BUILDING HEIGHTS PLAN

Permitted maximum building heights are shown in the plan on this

page. Building heights in residential areas remain unchanged from

current zoning at 2 to 3 stories. Permitted heights increase close to

the potential transit station and intersection of Lynnhaven Parkway

and Virginia Beach Boulevard. These greater heights correspond

to office, mixed-use and flex districts that will be within walking

distance of the potential transit station. Greater building heights

will allow developers to consider mixed-use development that can

combine ground floor retail and entertainment uses with upper

floor office uses.

Building Heights Plan

4 - S TORY M A X HEIGH T

2- 3 S TORY M A X HEIGH T

5 - S TORY M A X HEIGH T

S T UDY A RE A



FLEXIBIL IT Y OF BUILDING

HEIGHTS

Some flexibility in building heights should be permit-ted to respond to market demands

The City may accommodate this flexibility through zon-ing overlays or development incentives


River

Wolfsnare Creek

London Bridge Creek

Centura College

Plaza Middle School


Church





Center

London Bridge Plaza


Francis Land House






Gre

at

Ne

ck

Ro

ad

S.

Lynnhaven Road

Virginia Beach Blvd

N. Lynnhaven Road

I-264

Potters Rd

Ch

eso

pe

ian

T

rail

Hutton Circle Canoe

and Kayak Launch

Open Door Chapel

Ansol Ln

Dean Dr

Silina Drive

Lo

nd

on

Bri

dg

e R

oa

d

Lyn

nh

av

en

Pa

rkw

ay

Ing

ram

Roa

d


Nois

e Zone:

>75

Db

Nois

e Zone:

70-7

5 D

b

Noi

se Z

one:

65-7

0 D

b

Grace Bible Church

Sm

ith

Roa

d


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

49

CHARACTER AREAS PLAN

The planning process, site analysis, and master planning of the

Lynnhaven SGA yielded design concepts that are defined by vari-

ous character areas. The character areas provide an overview of

the quality and character of development that is envisioned to be

represented in the designated area. The six character areas that are

defined within the Lynnhaven SGA Master Plan are:

Non-Residential Mixed-use Development: »

Innovation Zone »

Riverfront Development »

Residential Development »

Lifestyle Center »

Highway-oriented Retail »

Character Areas Plan

L IFES T Y LE CEN TER

RESIDEN T IA L DE V ELOPMEN T

RIV ERFRON T DE V ELOPMEN T

INNOVAT ION ZONE

NON - RESIDEN T IA L MIX ED - USE DE V ELOPMEN T

HIGH WAY- ORIEN TED RE TA IL



S T UDY A RE A


River

Wolfsnare Creek

London Bridge Creek

Centura College

Plaza Middle School


Church





Center

London Bridge Plaza


Francis Land House






Gre

at

Ne

ck

Ro

ad

S.

Lynnhaven Road

Virginia Beach Blvd

N. Lynnhaven Road

I-264

Potters Rd

Ch

eso

pe

ian

T

rail

Hutton Circle Canoe

and Kayak Launch

Open Door Chapel

Ansol Ln

Dean Dr

Silina Drive

Lo

nd

on

Bri

dg

e R

oa

d

Lyn

nh

av

en

Pa

rkw

ay

Ing

ram

Roa

d


Nois

e Zone:

>75

Db

Nois

e Zone:

70-7

5 D

b

Noi

se Z

one:

65-7

0 D

b

Grace Bible Church

Sm

ith

Roa

d


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

50

MIXED -USE DEVELOPMENT

Located between Virginia Beach Boulevard and a proposed transit

line, this area is a prime location for redevelopment as it is within

easy walking distance of a future transit station. New development

blocks are created to accommodate new office development in an

urban, pedestrian friendly “neighborhood center.” With supporting

retail to build on the existing strength of the area as a major employ-

ment center, this district is well positioned as a transit-oriented

development.

DETAIL OF THE LYNNHAVEN MIXED-USE CHARACTER AREAPROPOSED INTERIM REDEVELOPMENT OF LYNNHAVEN

MIXED-USE CHARACTER AREA

Virginia Beach Blvd

Southern Boulevard

North Lynnhaven R

oad

Lyn

nh

av

en

Pa

rkw

ay


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

51

MIXED -USE DEVELOPMENT

AERIAL PERSPECTIVE LOOKING NORTH OVER THE TRANSIT STATION AND MIXED -USE CHARACTER AREA


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

52

INNOVATION ZONE

The innovation zone provides development opportunities for small

start-up businesses and technology innovation. It is a small complex

of restored industrial and new buildings that accommodate a flexible

range of working spaces. Amenities such as outdoor gathering, seat-

ing, and dining spaces provide places for visitors and tenants to enjoy

along the riverfront. The current site's proximity to the river adds to

the uniqueness of the address and sets a standard for development

that is sensitive to the natural environment. The City may elect to

acquire property in the Innovation Zone as a public parking resource

available to employees and visitors to the district as well as for river

and trail users.

DETAIL OF AN INNOVATION ZONE CHARACTER AREA ALONG DEAN DRIVE

DETAIL OF AN INNOVATION ZONE CHARACTER AREA OFF OF LONDON BRIDGE ROAD

Dean Drive

Lyn

nh

av

en

Pa

rkw

ay


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

53

INNOVATION ZONE

PERSPECTIVE OF THE LYNNHAVEN INNOVATION ZONE CHARACTER AREA


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

54

RIVERFRONT DEVELOPMENT

The Lynnhaven River is a major natural amenity that can create

addresses for office space with spectacular views and allow commer-

cial uses to capitalize on outdoor space. The Riverfront Development

provides the opportunity to integrate public access with new “front

doors” to development sites from the open space system. Turning

development sites towards the river and the open space allows exist-

ing sites along the river to better capitalize on the amenity, create

new development opportunities, and organize the way redevelopment

evolves. Several key retail redevelopment sites have access points to

the natural systems which are either invisible or publicly inaccessible.

Redevelopment is encouraged to open up these access points and

allow shared access to this inherently public good.

DETAIL OF THE LYNNHAVEN RIVERFRONT CHARACTER AREA

Virginia Beach Blvd

Interstate 264

Potters Road


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

55

RESIDENTIAL DEVELOPMENT

Residential development is not permitted to increase in density from

approved zoning due to the AICUZ restrictions. However, there are

small pockets of existing residential zoning that emerged as potential

redevelopment sites with equal or lesser residential density than what

currently exists on site. This new residential development may be

lined with a mix of townhouses and smaller multi-family buildings at

a scale appropriate to adjacent residential. The residential should also

contain housing at different price points, including affordable hous-

ing. Narrower sidewalks with a verge for plantings and deeper set-

backs are important in providing suitable and functional streetscapes

for walkable and pedestrian-friendly neighborhoods. By providing a

deeper setback for the front or side yard the private and public zones

are more clearly defined. Additionally, new residential units will have

the advantage of incorporating sound attenuating requirements called

for in the AICUZ program.

DETAIL OF THE LYNNHAVEN LIFESTYLE CENTER CHARACTER AREA

Oconee Avenue

Hu

tton

Ro

ad


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

56

LIFEST YLE CENTER

The Lifestyle Center orients buildings to face along a secondary road

network and central green space to better provide a safe, accessible

retail address. The central green space is the ideal place for passive

recreation, outdoor cafe seating, and for visitors to congregate while

shopping. Streets with wide sidewalks encourage pedestrian traffic

along the street to hop from various retail and entertainment nodes.

This design can be phased over time. Old retail buildings can be

replaced with new modern buildings on an incremental basis. A new

urban format grocery store can be built with parking on the roof and

store space oriented to the new street at ground level. This type is

being developed in many urban markets in the US. This will free up

space for additional retail development and will increase the density

and utilization of this property.

DETAIL OF THE LYNNHAVEN LIFESTYLE CENTER CHARACTER AREA

Gre

at

Ne

ck R

oa

d

Virginia Beach Blvd


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

57

HIGHWAY- ORIENTED DEVELOPMENT

Currently, Interstate 264's access is free, but there is discussion

of future tolls being implemented. Tolls would invariably place

increased travel demand on Virginia Beach Boulevard. Therefore

making the boulevard less conducive to human-scaled development

within Lynnhaven with the exception of key nodes, close to transit.

Many of the existing retail buildings and adjacent uses along Virginia

Beach Boulevard are nearing the end of their life-spans. As they are

redeveloped, they are recommended to do so as small retail buildings

or office buildings with parking in the rear of the lots. This will pro-

vide a more reasonably-scaled street frontage, while remaining easily

accessible and visible to traffic along the boulevard. Adequate, natu-

ralized stormwater facilities are also encouraged with any Highway-

Oriented Development.

EXAMPLE OF HIGHWAY-ORIENTED DEVELOPMENT ALONG VIRGINIA BEACH BOULEVARD

DETAIL OF HIGHWAY-ORIENTED DEVELOPMENT ALONG LONDON BRIDGE ROAD

Virginia Beach Blvd

Interstate 264

Gre

at

Ne

ck R

oa

d

ly nnhaven str ategic grow th area master pl an: v irginia beach, v irginia | february 2012 | urban design associates

© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

58 implementation str ategies

Implementation Strategies the Lynnhaven SGA Plan illustrates how, with public

improvements in transit, local street networks, and open space, pri-

vate property owners have an increased range of opportunities for

development and utilization of their land to create new mixed-use

districts that are appealing to the market place. Lynnhaven is well

positioned in the city to profit from easy access and a central location.

Recent modifications to the Interstate 264 interchange and planned

road improvements will increase mobility and access to property

located near Virginia Beach Boulevard and Lynnhaven Parkway. The

possible addition of a transit station will make possible and increase

redevelopment activity.

Other SGAs are likely in a better position to receive early year

public and private investment due to availability of land, relatively

less development constraints, and access to transit. However, the

Lynnhaven Master Plan is designed as a “transit ready” framework

that permits adequate scale and density near transit while not over-

burdening the road network that currently serves the area. Each

successive phase of public investment is positioned in such a way to

unlock a corresponding return on investment. Public projects such as

repairing the disjointed street network or establishing a sub-water-

shed stormwater utility can catalyze development sites that currently

lack the prerequisite infrastructure to reasonably attract quality devel-

opment.

Early development initiatives should include targeting a compat-

ible segment of light industrial and office uses (either new or relocat-

ed from other SGAs) while focusing on creating a regional amenity

on the Lynnhaven River. Phasing should be revisited should changes

to Naval air traffic patterns allow for more land uses to locate in the

Lynnhaven SGA.

PUBLIC AND PRIVATE INITIATIVES

Lynnhaven is a complex assembly of public streets and subdivided property that will rely on incremental improvements over time. To better understand how public and private initiatives are interwoven and can strategically play out, the master plan is packaged into three phases consisting of public investments that provide the structure for private redevelopment to occur.

IMPLEMENTATION STRATEGIES

ZONING

Consider: District-level flexible zoning tied to SGA programs; overlay »zones, including transit-ready, transit-oriented development; retrofitting some SGAs with new zoning, tying list of permitted/prohibited uses to physical forms.

SPECIAL ASSESSMENT DISTRICTS (SAD)/

SPECIAL SERVICE DISTRICTS (SSD)

Outline costs of necessary physical improvements by phase, and »model SSD contributions against improvement costs.

Explore legality of FAR-based SAD. »

Run financial modeling of SSD by each SGA. »

TA X- INCREMENT F INANCING (T IF )

Analyze fiscal impact of proposed development at the SGA level. »

Model the contributions of a TIF, with contingency, in conjunction with »SSD for multiple phases of infrastructure investment.

Structure infrastructure investment to lessen % public contribution »over time while increasing % private contribution.

BUSINESS IMPROVEMENT DISTRICT (B ID)

Embrace BIDs as a way to advance the goals of the SGA effort. »

Cultivate leadership in Lynnhaven to become a BID, preferably in con- »junction with plan adoption.

PARKING MANAGEMENT

Model funding of parking via stacks of TIF, SSD, fees and compare »results of fiscal impact study against cost of parking delivery and potential sources of revenue.

TIERED INCENTIVE PROGR AM

Explore proper incentive structure as well as terms for compliance/par- »ticipation; test market program with developers and property owners.

Incorporate incentive program into SGA implementation/roll-out. »

Reconcile any tax-driven incentives with TIF and SSD. »

PUBLIC - LED IN IT IAT IV E

PRIVATE - LED IN IT IAT IVE


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


2

1

3

Phase 1 builds on the new traffic patterns of the London Bridge

Road on and off ramps, driving development to likely occur at the

intersection of London Bridge Road and Virginia Beach Boulevard.

Improvements to quality and access of Lynnhaven River also

becomes important as a regional amenity and draw to the Lynnhaven

area, creating value and reinvestment incentive.

Phase 1

PHASE 1 PLAN


River

London Bridge Creek

Plaza Middle School

Lynnhaven Shopping

Center


Francis Land House


Virginia Beach Blvd

Potters Rd

Hutton Circle Canoe

and Kayak Launch

Ansol Ln

Dean Dr

Lo

nd

on

Bri

dg

e R

oa

d

Lyn

nh

av

en

Pa

rkw

ay

Nois

e Zone:

>75

Db

Nois

e Zone:

70-7

5 D

b

Noi

se Z

one:

65-7

0 D

b

Grace Bible Church

Opening of Lynnhaven Phase 1 1 interchange improvements

Industrial park redevelopment2

London Bridge Plaza redevelop-3 ment

Property acquisition4

Norfolk-Southern Trail5

Lynnhaven River access and 6 trails

Historic General Store reuse7

Potter's Road bridge restoration8

5

6

7

8

4




© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


1

3

Phase 2 is focused on improving the Lynnhaven Parkway inter-

change. If a dedicated transit route has been extended to Lynnhaven,

this will act as an additional catalyst to redevelopment of the

Lynnhaven Shopping Center and other nearby properties. Phase 1

investments in the Lynnhaven River development will be attracted to

the Innovation Zone on Dean Drive as well as redeveloping the east

riverfront.

Phase 2

PHASE 2 PLAN


River

London Bridge Creek

Plaza Middle School

Lynnhaven Shopping

Center


Francis Land House


Virginia Beach Blvd

Potters Rd

Hutton Circle Canoe

and Kayak Launch

Ansol Ln

Dean Dr

Lo

nd

on

Bri

dg

e R

oa

d

Lyn

nh

av

en

Pa

rkw

ay

Nois

e Zone:

>75

Db

Nois

e Zone:

70-7

5 D

b

Noi

se Z

one:

65-7

0 D

b

Grace Bible Church

Opening of Lynnhaven Phase 2 1 interchange improvements

Innovation Zone2

East Lynnhaven Riverfront devel-3 opment

Transit station and park-and-ride 4

Lynnhaven Shopping Center 5 redevelopment

4

5



2


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012


1

3

Phase 3 comes into play once other SGAs have achieved a large

percentage of total build-out and office and other non-residential

demand may be met by available properties in the Lynnhaven SGA.

Its potential is derived from previous investments in transit and city

street infrastructure as well has the value created by the Lynnhaven

River as a regional destination. Smaller properties will, by this time,

likely undergo significant adaptation and reinvestment.

Phase 3

PHASE 3 PLAN


River

London Bridge Creek

Plaza Middle School

Lynnhaven Shopping

Center


Francis Land House


Virginia Beach Blvd

Potters Rd

Hutton Circle Canoe

and Kayak Launch

Ansol Ln

Dean Dr

Lo

nd

on

Bri

dg

e R

oa

d

Lyn

nh

av

en

Pa

rkw

ay

Nois

e Zone:

>75

Db

Nois

e Zone:

70-7

5 D

b

Noi

se Z

one:

65-7

0 D

b

Grace Bible Church

Reinvestment in strip center1

Potential redevelopment of auto 2 dealership

Virginia Beach Boulevard office3



2


© 2

01

2 u

rb

an

de

si

gn

as

so

ci

at

es

DRAFT10 FEB 2012

62 next steps

Next Steps

SUMMARY OF NEXT STEPS

Adopt the Lynnhaven SGA plan »

Revisit zoning and subdivision regulations to permit redevelopment of »property in the Lynnhaven SGA

Establish implementation and positioning strategy for all SGAs and »develop segmentation approach for each.

Create necessary development mechanisms/ location and transit »extension options and impacts process entities to encourage public and private investment

Conclude due diligence on transit station »

Conclude the analysis of Interstate 264 tolling alternatives »

Study feasibility and build public improvements into CIP »

Incorporate recommendations from the Lynnhaven SGA Plan in future »Interstate 264 interchange planning

Develop an implementation strategy for access improvements and »open space restoration along the Lynnhaven River and its tributaries

Develop a comprehensive stormwater management strategy for the »Lynnhaven SGA

LYNNHAVEN SGA MASTER PLAN

the gradual redevelopment of the Lynnhaven SGA

consists of immediate and long-term steps. Road improvements

including the new Interstate 264 ramps for London Bridge Road

are already completed. Additional road improvements are identi-

fied for City implementation. Adoption of the Master Plan and

modifications to the zoning ordinance will position property for new

private development. Concurrent to the adoption process, the City

should be actively pursuing a strategic growth strategy that posi-

tions Lynnhaven to target growth appropriately, relative to the other

SGAs.

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s

ly nnhaven str ategic grow th area master pl an: v irginia beach, v irginia | february 2012 | urban design associates appendix 63

Appendix

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


Market Analysis

�� !�� "!!��#�$%�&��'(�)*+)

DRAFT E4-11689.01 Virginia Beach SGA+

"��,-.�

��"&��/��0��1��/��0��0��0�2��0��1��/��

��0�� 3��0��

DRAFT

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA

."�� ".�2��- ��"."1-��$"2�� -.�

)

�1��0�4��!��!��0��5.��!��/5.��.��1 ��%��0��&%��%��&��6��&��)*++��0��&�0��6��&��)*+)�0&��

� ��!��0��0��0��%��(��5��0(��0��&��

�-��6��&��)*++��0��/��%��7��)*+*��0��8��)*++(��!��0��&�0��0��%��!��0��&��0��0��0��!��%��)*++9

�-��)*++(�1��0�4��!��0��00��!�+'+(:**��8�%��0�';(:**��!!��8�%��4��%��)*'*9�

�-��)*+)(��!��&��0�0��0��+*<(=**��0�'*(>**(��9�

DRAFT E4-11689.01 Virginia Beach SGA

)*+)�1""�?4 �6"��2"@�C�$"2�� C"@ �2��"��2?�$2"1�)*+'5)*+;�� 9�)*++5)*+=

'

E;(+

<>G

E)(H

:'G E>>)

G

;(=)

;�

+>(;

'*�

+:(=

==�

+'(*

);�

<()=

;�

'('H

+�

H(*=

<�

H(<<

)�

H(=<

*�

H(H+

H�

H(++

)�

'(>'

;�

'(++

<�

)(=+

)�

)(<<

>�

)()<

<�

)(H)

:�

)(;+

+�

E+*(***G

E<(***G

5

<(***�

+*(***�

+<(***�

)*(***�

)<(***�

)*++�!�� )*+)�!��

�&��1��0�4�

Comparison of Net New Annual Employment Growth Forecasts��5.��!��/5.��.��1 �)*+*5)*'*

DRAFT

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



"$$-��5� -.��1�,"?1�.��- �C- �"2-��,,?�I)*J�"$��"��,�-.��C��1 �K� -1-,�2��2$"21�.��2"6��

H

YearTotal

Employment CAGR+::* =*;(H+;+::< =H<(;*> +9)'J)*** ;)*(''' )9)+J)**< ;=*(;*> +9+*J)*+* ;''(<<* 5*9;)J)*+< ;;=(+:> +9+HJ)*)* >*=(H<+ *9;;J)*'* >':(+HH *9H*J

Avg. Annual Growth

+::*�5 )*** ++():))***�5 )*+* +(')))*+*�5 )*)* ;():*)*)*�5 )*'* =():<

YearTotal Office Employment CAGR

+::* +**(';)+::< +)+(*+< '9>+J)*** +<+(:;= H9==J)**< +<=(<+< *9<:J)*+* +H=(<;' 5+9'*J)*+< +<=(H+: +9'+J)*)* +=<(=;< +9+=J)*'* +;;('>* *9=>J

Avg. Annual Growth

Avg. % Office of Total

+::*�5 )*** <(+=* +:J)***�5 )*+* 5<H* )+J)*+*�5 )*)* +(:+* )*J)*)*�5 )*'* +(+;* )+J

*J

<J

+*J

+<J

)*J

)<J

5'*(***

5)*(***

5+*(***

*

+*(***

)*(***

'*(***

"!!�� J�"!!��!�� &��1��0�L�


"$$-��1�2M�� - �-�

<

MSA Southside Virginia Beach2011

�"��,� $ )=(>=+(;<= +:(=H*(+;H =(;<>(<'<�� J +<9HJ +=9)J +<9+J.�� 5+:>(*)H 5);)(::; 5;:(:H)�� M-.��2�.� N+>9:= N+:9H< N+>9<>

2010�"��,� $ )=(>+=(+*= +:(<;'(H); =(;+)(<;;�� J +H9=J +<9+J +'9=J.�� )<<(<<; )'>(;;= +H(H)>�� M-.��2�.� N+>9:+ N+>9:: N+;9:>

��.�?�2�� M-.��,�� 2��

*9*J

<9*J

+*9*J

+<9*J

)*9*J

1 � �&��0 ��

)*+* )*++

N+<9**

N+=9**

N+;9**

N+>9**

N+:9**

N)*9**

1 � �&��0 ��

�&��6��,��,� ��(�OH�)*+*5OH)*++

DRAFT

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



"$$-��1�,"?1�.��2�� .�2-"

=

)*J)<J'*J'<JH*JH<J<*J

C��&� ��&��!��0 ��0� "��

Scenario 1: Aggressive Growth


Scenario 3:Steady State

Scenario 4:Decline

�� !��4��&�

'<9;J '+9<J )>J )=J

�� "!!��

++(*** :(;** >(=** >(***

2��70��0�!��.��"!!��

)('+*(***� $

)(*=*(***� $

+(>'*(***� $

+(=:*(***� $

Estimated Office Demand in the City of Virginia Beach, 2011 - 2030Competitive Regional Position is Key

P ��

P 2�&��&��!��!!��9��&��0��&��&��0�!!��!��<**(***� $��3��)*��


SSS

'+9<J

:(;**

)(*=*(***� $

Scenario 2 used to project individual SGA Captures. Redevelopment of the SGAs and addition of transit will enhance the City’s attractiveness for office Development


)9*�1-,,-".�$��"$�"$$-��,-��2-� ��1�.��C2"��C�)*'*

;

�&��6��,��,� ��(�1��0�4�(�2�,�"

Summary 2011 - 2015 2016 - 2020 2021 - 2025 2026 - 2030 TotalDeliveries 368,000 719,000 458,000 514,000 2,059,000Absorption 651,000 632,000 417,000 469,481 2,169,481

Avg. Annual Deliveries 73,600 143,800 91,600 102,800Avg. Annual Absorption 130,200 126,400 83,400 93,896

*9*J

)9*J

H9*J

=9*J

>9*J

+*9*J

+)9*J

+H9*J

+=9*J

*

<*(***

+**(***

+<*(***

)**(***

)<*(***

'**(***

'<*(***

H**(***

)*++ )*+) )*+' )*+H )*+< )*+= )*+; )*+> )*+: )*)* )*)+ )*)) )*)' )*)H )*)< )*)= )*); )*)> )*): )*'*

��8��0�� 2��

Projected Office Deliveries and Office Vacancy Rate��(��)*++5)*'*

DRAFT

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



+9)�1-,,-".� O��2��$��"$�1��-��,�"$$-��1�.��C2"��C�)*'*�

>

2011-2030

MSA Education and Health Services Job

Growth1

Virginia Beach Education and Health Services Job Growth2

Virginia Beach Capture of Growth

Virginia Beach Medical Office Employment

Growth3

Virginia Beach Medical Office Share of Health and Services

Jobs

Square Feet Demand per Employee4

Medical Office

DemandAverage 1,369 526 38.4% 280 53.2% 215 60,172

Total 27,374 10,516 5,597 1,203,443

*

)*(***

H*(***

=*(***

>*(***

+**(***

+)*(***

+H*(***

+=*(***

)*++ )*+) )*+' )*+H )*+< )*+= )*+; )*+> )*+: )*)* )*)+ )*)) )*)' )*)H )*)< )*)= )*); )*)> )*): )*'*

10��"!!�� 0

�&��1��0�4�(�, (�2�,�"


2��-,�1�2M��2�1�-. �$,��

:

*9**J

)9**J

H9**J

=9**J

>9**J

+*9**J

+)9**J

1 � �&��0 ,��2��0

)*+* )*++

N+<9**

N+=9**

N+;9**

N+>9**

N+:9**

N)*9**

1 � �&��0 ,��2��0

MSA Southside Lynnhaven Road2011

�,��E $G <)(<=;(:=) 'H(*+:(<<< +(>))(H<+.�1�2�"$��2"��2�-� H+) );H >J��.� >9:HJ ;9H)J :9<+J��-.5,-.�� M-.��2�� N+=9** N+=9+= N+>9>*

2010�,��E $G <+(=:=()H' ''(<'<()>* +(>))(H<+.�1�2�"$��2"��2�-� H*: );' >J��.� :9>>J >9*:J :9:+J��-.5,-.�� M-.��2�� N+=9+= N+=9') N+>9H*

��.�?�2�� M-.��,�� 2��

�&��"��2��

Overall, a Saturated Retail Market P.��0��%��&��&��0��0��&%��/��P��%��!��&��0��!�&�0��!��&�0��0��(��!�� $9

DRAFT

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA+*

"��,-.�

��"&��/��0��1��/��0��0��0�2��0��1��/��

��0�� 3��0��


1 ��C"� �C",��2"@�C��2"6��"��".�-.��"�� -1-,�2��"�)***�

++

*

)(***

H(***

=(***

>(***

+*(***

+)(***

+H(***

+=(***

+>(***

+:>*

+:>)

+:>H

+:>=

+:>>

+::*

+::)

+::H

+::=

+::>

)***

)**)

)**H

)**=

)**>

)*+*

)*+)

)*+H

)*+=

)*+>

)*)*

)*))

)*)H

)*)=

)*)>

)*'*

��&��C�&��0��

Avg. Annual Growth+:>*�5 +::* ++(+;*+::*�5 )*** =(=)<)***�5 )*+* <()+;)*+*�5 )*)* <(<*')*)*�5 )*'* <(+>+

Historical and Projected Household Growth��5.��!��/5.��.��1 �+:>*5)*'*

�&��1��0�4�

YearTotal

Households CAGR+:>* H*H()*:+:>< H<+(>>' )9)<J+::* <+<(:*< )9=:J+::< <<<(:)+ +9<+J)*** <>)(+<' *9:'J)**< =+'(=:: +9*=J)*+* ='H(')H *9==J)*)* =>:('<> *9>HJ)*'* ;H+(+=: *9;'J

DRAFT

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



<*J�"$�)*+*��-�?�"$��-2�-.-��C�C"� �C",� ��2.�N<*(***�5 N+**(***��2�?��2

+)

5.7% 5.2% 7.0%

16.0%

27.3% 22.2%

11.5%

3.1% 1.1% 0.8% 0.1%

,��N+<(***

N+<(***5

N)H(:::

N)<(***5

N'H(:::

N'<(***5

NH:(:::

N<*(***5

N;H(:::

N;<(***5

N::(:::

N+**(***5

N+H:(:::

N+<*(***5

N+::(:::

N)**(***5

N)<*(***

N)<*(***5

NH::(:::

N<**(***��1��

Income Ranges

HOUSEHOLD INCOME DISTRIBUTION

5.6%

18.9% 19.2%21.9%

16.7% 17.8%

Age of Householder

DISTRIBUTION BY AGE OF HOUSEHOLDER

�&�� 2-

15-24 25-34 35-44 45-54 55-64 65 Plus TOTALINCOME RANGE # % # % # % # % # % # % # %

,�� N+<(*** +(+;' +)9;J +(==* <9'J :>H '9+J +()'* '9HJ +(H'+ <9)J )(:** :9:J :(';> <9;JN+<(*** 5 N)H(::: =;= ;9'J +(:'+ =9)J +(+:) '9>J +(+*: '9+J +(*)> '9;J )(<>) >9>J >(<+: <9)JN)<(*** 5 N'H(::: +():' +H9*J '(++H +*9*J +(::; =9'J +(<') H9)J +(HH< <9)J )())= ;9=J ++(=*= ;9*JN'<(*** 5 NH:(::: )(;>= '*9'J =(>+H )+9>J <(+*' +=9+J H():* ++9:J '(*); ++9*J H(H<: +<9)J )=(H>* +=9*JN<*(*** 5 N;H(::: )();; )H9;J +*(++< ')9HJ +*(+H; ')9+J :(<<+ )=9HJ =(H); )'9'J =(<;= ))9HJ H<(*:H );9'JN;<(*** 5 N::(::: 'H+ '9;J <(H+* +;9'J >(+<) )<9>J +*(+*+ );9:J =(::+ )<9HJ <(=;< +:9HJ '=(=;* ))9)J

N+**(*** 5 N+H:(::: )=* )9>J +(='= <9)J '(*** :9<J =(*<: +=9;J H(:>> +>9+J '(+*H +*9=J +:(*H; ++9<JN+<*(*** 5 N+::(::: ')> '9=J H<) +9HJ <:< +9:J +(')< '9;J +();* H9=J +(+** '9>J <(*;+ '9+JN)**(*** 5 N)<*(*** =H *9;J :< *9'J )HH *9>J <== +9=J <*: +9>J H+> +9HJ +(>:= �� +9+JN)<*(*** 5 NH::(::: : *9+J )> *9+J )** *9=J ';H +9*J ':* +9HJ )<H *9:J +()<< *9>J

* *9*J H *9*J )' *J H: *9+J H) *9)J ): *J +H; *9+J

TOTAL 9,207 100% 31,259 100% 31,638 100% 36,186 100% 27,548 100% 29,324 100% 165,162 100%��!�� =J +:J +:J ))J +;J +>J +**J

N<**(***��


)***��"�)*+*�C"� �C",� �-.�2�� ?�+*(='H�@-�C��-. �-.�� H<Q��.��,-.� �-.�� +<5HH

+'

�&�� &�

5')*

5)('*)

5:(<)H

<(HH<

:(;*;

'()=+ H('=;

5+<(***

5+*(***

5<(***

*

<(***

+*(***

+<(***

5H<(***

5'<(***

5)<(***

5+<(***

5<(***

<(***

+<(***

)<(***

'<(***

H<(***

+<�5 )H� )<�5 'H� '<�5 HH� H<�5 <H� <<�5 =H� =<�5 ;H� ;<Q

)*** )*+* ��

Total Households and Household Growth by Age Cohort��!��)***�5 )*+*

DRAFT

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s

ly nnhaven str ategic grow th area master pl an: v irginia beach, v irginia | february 2012 | urban design associates appendix 7 1


�-�?�"$��-2�-.-��C�C"� C",� ��2��2"6��"��-.��,��

+H

State Forecasts2000 Age 15 - 24 Age 25 - 34 Age 35 - 44 Age 45 - 54 Age 55 - 64 Age 65+ Total For Comparison

1 ��C�&��0� '=(<+> +*=();: +H)(*<: +++(<:= ;'('=> +*H(;'' <;H(<<'��!��C�&��0� :(H<H ''(<=+ H+(+=) '*(;H+ +;(>H+ )+(=:= +<H(H<<

��!��&� )<9:J '+9=J ):9*J );9<J )H9'J )*9;J )=9:J

20101 ��C�&��0� 'H(<== ++*(:;: ++<(*;= +'>(:'' +*;(<)< ++>(:>* =)=(*<>

��!��C�&��0� :(+'H '+()<: '+(='> '=(+>= );(<H> ):(')H +=<(>*: +=<(>=<��!��&� )=9HJ )>9)J );9<J )=9*J )<9=J )H9=J )=9<J )=9<J

<9<J +>9:J +:9+J )+9>J +=9=J +;9;J +2020

1 ��C�&��0� '<(+:) +)>(>=: ++=('>* +)*(**) +)+()=> +=;(=H= =>:('<>��!��C�&��0� :():: ';('>; ')(:<= ')(+:' '+(*=: H+('+> +>H())' +;H(+>*

��!��&� )=9HJ ):9*J )>9'J )=9>J )<9=J )H9=J )=9<J )<9'J<9*J )*9'J +;9:J +;9<J +=9:J ))9HJ

20301 ��C�&��0� '>(H+; +'*(*=* +'+(')< ++:(H)' +*>('<; )+'(<>> ;H+(+=:

��!��C�&��0� +*(+<) '>(>=H '>('*H ')(::: );(;=+ <)(=H+ )**(;)+ +>)(='*��!��&� )=9HJ ):9:J ):9)J );9=J )<9=J )H9=J )=9;J )H9=J

<9+J +:9HJ +:9+J +=9HJ +'9>J )=9)JCity of Virginia Beach

Total Household Growth 2010 - 2030 1,018 7,605 6,666 -3,187 213 23,317 34,912 16,765

<9<J

+>9:J +:9+J)+9>J

+=9=J +;9;J

<9+J

+:9HJ +:9+J+=9HJ

+'9>J

)=9)J

*J<J

+*J+<J)*J)<J'*J

��+<�5 )H ��)<�5 'H ��'<�5 HH ��H<�5 <H ��<<�5 =H ��=<Q

)*+* )*'*


1 ��-,�-.��21-� ��,,��S��"��2��"�;(<**�@-�C�+HJ�1�,�-$�1-,?

+<

*J

<J

+*J

+<J

)*J

)<J

'*J

'<J

H*J

H<J

<*J

*

)(***

H(***

=(***

>(***

+*(***

+)(***

+H(***

+=(***

+>(***

)*(***

��5$�� 1&��!�� J�1&��!�� &��1��0�4�

DRAFT

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



�-�?��2-.��I)*J�"$�1 ��21-��-.�1�,�-$�1-,?��.�-.�2�� -.�� C�2�

+=

MSA

Year

Avg. Annual Permits SF % MF %

+:>=�5 +::* +H(<:+ +*()*+ ;*J H(':* '*J+::+�5 +::< >(>=) ;(++H >*J +(;H> )*J+::=�5 )*** >()+) =(>+: >'J +(':' +;J)**+�5 )**< +*(+;< ;(<)= ;HJ )(=H> )=J)**=�5 )*+* <(=>< H(*)< ;+J +(==* ):J)*++�5 )*+< ;(H>) <(:*< ;:J +(<;; )+J)*+=�5 )*)* >(<H> ;(':= >;J +(+<+ +'J)*)+�5 )*)< =(;H) <(>>> >;J ><H +'J)*)=�5 )*'* =(++= <('>' >>J ;'H +)J


Year


+:>=�5 +::* H(<<< '(=H: >*J :*= )*J+::+�5 +::< )(*<< +(<=) ;=J H:' )HJ+::=�5 )*** +(:>H +(H)> ;)J <<= )>J)**+�5 )**< )(+); +(<=: ;HJ <<> )=J)**=�5 )*++ +(+>: =:> <:J H:+ H+J

Capture of MSA

Year

Avg. Annual Permits SF MF

+:>=�5 +::* '+J '=J )+J+::+�5 +::< )'J ))J )>J+::=�5 )*** )HJ )+J H*J)**+�5 )**< )+J )+J )+J)**=�5 )*++ )+J +;J '*J

*J

+*J

)*J

'*J

H*J

<*J

=*J

*

+(***

)(***

'(***

H(***

<(***

=(***

;(***

>(***

:(***

+*(***

��5$�� 1&��!�� &��!�1 � �&��1��0�4�(� "��


$"25 �,��1�.��"$�<(><*��"�;('<*�C"� �C",� ��..��,,?��C2"��C�)*'*

+;

2011 - 2015 2016 - 2020 2021 - 2025 2026 - 2030

Income Range Price Range Demand % NewDemand for

New Demand % NewDemand for New Demand % New

Demand for New Demand % New

Demand for New

N'<(***� 5 N<*(***� N+H<(***� 5 N+:)(***� <(:<H <J ):> <(>+> <J ):+ =(*<+ <J '*' =(')+ <J '+=N<*(***� 5 N;<(***� N+:)(***� 5 N)>>(***� +'(H>* +<J )(*)) ++(*>) +<J +==) ++(<+H +<J +(;); +)(*;* +<J +(>+*N;<(***� 5 N+**(***� N)>>(***� 5 N'>H(***� :(:H' +>J +(;:* >(<*< +>J +<'+ >(>>< +>J +(<:: :()>) +>J +(=;+

N+**(***� 5 N+<*(***� N'>H(***� 5 N<;=(***� <()*= )*J +(*H+ :(*=H )*J +>+' :(<)* )*J +(:*H :(:+* )*J +(:>)N+<*(***� 5 �.��"��2 N<;=(***� 5 �.��"��2 '(H:+ )*J =:> ;()'> )*J +HH> ;(<)' )*J +(<*< ;(>;: )*J +(<;=

Total 38,074 15% 5,849 41,707 16% 6,745 43,493 16% 7,038 45,461 16% 7,355

New Housing Demand Distribution by Product Type2011 - 2015 2016 - 2020 2021 - 2025 2026 - 2030

Income Range Price Range % SFD % TH % MF % SFD % TH % MF % SFD % TH % MF % SFD % TH % MFN'<(***� 5 N<*(***� N+H<(***� 5 N+:)(***� +*J <<J '<J +*J <<J '<J +*J <<J '<J +*J <<J '<JN<*(***� 5 N;<(***� N+:)(***� 5 N)>>(***� =*J )<J +<J =*J )<J +<J =*J )<J +<J =*J )<J +<JN;<(***� 5 N+**(***� N)>>(***� 5 N'>H(***� =<J )<J +*J =<J )<J +*J =<J )<J +*J =<J )<J +*J

N+**(***� 5 N+<*(***� N'>H(***� 5 N<;=(***� ;<J )*J <J ;<J )*J <J ;<J )*J <J ;<J )*J <JN+<*(***� 5 �.��"��2 N<;=(***� 5 �.��"��2 ><J +<J *J ><J +<J *J ><J +<J *J ><J +<J *J

Total

New Housing by Product Type2011 - 2015 2016 - 2020 2021 - 2025 2026 - 2030

Income Range Price Range SFD TH MF SFD TH MF SFD TH MF SFD TH MFN'<(***� 5 N<*(***� N+H<(***� 5 N+:)(***� '* +=H +*H ): +=* +*) '* +== +*= ') +;H +++N<*(***� 5 N;<(***� N+:)(***� 5 N)>>(***� +)+' <*< '*' ::; H+= )H: +*'= H') )<: +*>= H<' );)N;<(***� 5 N+**(***� N)>>(***� 5 N'>H(***� ++=' HH; +;: ::< '>' +<' +*H* H** +=* +*>= H+> +=;

N+**(***� 5 N+<*(***� N'>H(***� 5 N<;=(***� ;>+ )*> <) +'=* '=' :+ +H)> '>+ :< +H>= ':= ::N+<*(***� 5 �.��"��2 N<;=(***� 5 �.��"��2 <:' +*< * +)'* )+; * +);: ))= * +'': )'= *

Total 3,781 1,430 639 4,612 1,538 595 4,813 1,605 620 5,030 1,677 648

�&�� &�(�� 2-(�2�,�"

DRAFT

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



��2��..��,�2�.��,��1�.��"$�+<*5+=*��.-�

+>

2011 - 2015 2016 - 2020

Income Range Price Range Demand %MF % NewDemand for

New Demand %MF % NewDemand for

NewN'<(***� 5 N<*(***� N>+;� 5 N+(+=;� ))(+H= =*J 'J ':: )+(:H; =*J 'J ':<N<*(***� 5 N;<(***� N+(+=;� 5 N+(;<*� )*(>H* <*J ++J +(+H= +;(<:' <*J ++J :=>N;<(***� 5 N+**(***� N+(;<*� 5 N)('''� >(';: H*J ++J '=: ;():H H*J ++J ')+

N+**(***� 5 N+<*(***� N)('''� 5 N'(<**� )(H)+ '<J ++J :' '(:)< '<J ++J +<+N+<*(***� 5 �.��"��2 N'(<**� 5 �.��"��2 :<; '*J ++J ') +(*>' '*J ++J '=

Total 54,743 4% 2,038 51,843 4% 1,870H*> ';H

SGA Capture H*J H*J;(>;+

SGA Rental Multifamily Demand Potential 815 748Avg. Annual 163 150

2021 - 2025 2026 - 2030

Income Range Price Range Demand %MF % NewDemand for

New Demand %MF % NewDemand for

NewN'<(***� 5 N<*(***� N>+;� 5 N+(+=;� ))(=H< =*J 'J H*> )'(=;) =*J 'J H)=N<*(***� 5 N;<(***� N+(+=;� 5 N+(;<*� +>(+:< <*J ++J +(**+ +:(*H= <*J ++J +(*H>N;<(***� 5 N+**(***� N+(;<*� 5 N)('''� ;(=H) H*J ++J ''= ;(:H; H*J ++J '<*

N+**(***� 5 N+<*(***� N)('''� 5 N'(<**� H(*=: '<J ++J +<; H()<' '<J ++J +=HN+<*(***� 5 �.��"��2 N'(<**� 5 �.��"��2 +(*>H '*J ++J '= +(+H' '*J ++J '>

Total 53,635 4% 1,937 56,061 4% 2,025'>; H*<

SGA Capture H*J H*J

SGA Rental Multifamily Demand Potential 775 810Avg. Annual 155 162

�&�� &�(�� 2-(�2�,�"

DRAFT E4-11689.01 Virginia Beach SGA+:

"��,-.�

��"&��/��0��1��/��0��0��0�2��0��1��/��

��0�� 3��0��

DRAFT

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA)*

�� 1"��,�U ,-M�,?� ��",��-".��12"M��@� �$-2 ��-.(�@-,,��$-2 ��"�2� ��2�

Projected Capture of New Multifamily and Townhouse Residential Demand in the City of Virginia Beach� ��%��/��/��!��

0��!��W&�%��X�0��

� .��0��

� ��5��0��%�

� ��%��/�0��(��!��0��0��0&��(��0��&��0��0��0��

� $��0��0��(�2��%��/�5��%��0��0��

� "!!��0��0�%��(�&��(��(��0�!��0��0��&��&��&�� 9

*J

+*J

)*J

'*J

H*J

<*J

=*J

;*J

>*J

2�� %��/� �� &��

DRAFT E4-11689.01 Virginia Beach SGA)+

�� 1"��,�U ,-M�,?� ��",��-".��12"M��@� �$-2 ��-.(�@-,,��$-2 ��"�2� ��2�

Projected Capture of New Commercial Office Demand in the City of Virginia Beach� ��%��/��/��!��

0��!��W&�%��X�0��

� .��5��0��0��!��!!��9

� 2��0��&�0�%�!��&�0��%&��05�&��!�3��!!��/�.��(��0��0��0��0��0&��-��Y��9

� "!!��0��0�%��(�&��(��(��0�!��0��0��&��&��&�� 9

*J

+*J

)*J

'*J

H*J

<*J

=*J

,�� C�� .��

��%��/� ��

DRAFT

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



M�?�� 1��-".

))

AssumptionsP��0��09��$��&��&��!�1 ��(��!��&��0��!�&�0�&��70��9��:*J��!��!!��0��0��0��0�E3��&0�� $�G��&�0�%��&�0�� %�&�0��9P-��0&��!��&��!��E�G0�� 9��&0��0��(��)*J��&��&��!��"��%��0��2,��0��0��!��%��!��!��0��0&��9P��!��CC��0�8�%��&��!��0��%��9P��%��!��&��8��&��!�1 ��%��)*'*9P��%&��!�0��%�� -��Y��0��0��!��!��0��9P��&��0��%&�0��!��&0��!��0��9��C��(��&�0��0��%��&��0��&��0�0��0(��L��&��/��9��$��0��0��0��&��&��0��0�� 9P�� %&��0��&�(��&��&��&��0��&��0��(��/��0��!��%�� /��/��0��0��&��0��9�P��0� $��!�0��3��&��!��!�3��9�� $�� &��)*'*9P��!��(��&0��8��0��/��0��(��%��&�0��0��!��6��&��)*+)�0��9��.��!��!��&��/��8�%��0�0��0��%��0��8�%��0�CC��!��0�0��9

DRAFT E4-11689.01 Virginia Beach SGA)'

"��,-.�

��"&��/��0��1��/��0��0��0�2��0��1��/��

��0�� 3��0��

DRAFT

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA)H

�". -��2��-".

-��!�!�30��0��05��0��!�� U ��!��!��0��U ��%��09

��/��&��(��&�0��0�0��!��(��0��%��!��&%��0��/��0��!�� %��0��&��9

��!��%��5��(�%&��0��&�0��0��%��0��0��9

,��5��!��&��!&��3�&��!��%��(��&��0��0�8�%�0��0��8��9

��!� ��&��%��0��!��W0��X��&��&��0��0��Z��0��&��0��9

DRAFT E4-11689.01 Virginia Beach SGA)<

��&��0��0��0��%��0��&��!��!��%��&��!��&��&��0�!��!��0��!��9��@��&��!��(��(��0��%�9

"&��&��0��0��%��0��&��%�&��!&�&��!��!��%��(��(��0Z��0��/�(��0��!��&��0��&��!��9�@��70��0��0��!��%��&��0��&��0��/��0��9��C��(��!�&�0��0�0��&��!��0��/��(��0��/��&�&��0��!��0��&��0��0��0��&��0��!��9

@��&��(��!&�&�(��0��/��%��0��0��9��C��(��&��%��0��0��&��%��3��00��0��!��9��-�00(��!��0��0��/��%&��9��"&��0��/��&��!��8��[��/�[��0Z��0�0��&��!��%�!��!��8��[%��9[�� (��0��!��0&��/��0��!��&��/��%��9��!&�&��0�!!��&��0��(��&��&��0��/��9��!��(��0��!��0��/��9��8��0��&�0�%�W��0X��&��!�&��&��0��/��0��&��!��&�9

-��00��(��&��(��(��0��&��0��&��0��&��3��(��!��!��0��0�0��0��9��(��/��&��8��!��!��&��!�0��K��!�0��0��&��K��3��E�99(��0��3��(�00&��%��!��(��0��!��GK��%��0Z��!��0��!��!��0��(��(��0�%&��9�� &�0��!��%��(��&�0��%�%��%�&�0��0(��&��0��0��&��70��0��0��E��0��%��0G9

@��&��8��%�0��0��0�E��0�!&�&�G��0��%��!��&��!!��!��0��09��$��(��&��8��&%��/��8��&��0��0��09

�2-�-��,�� 1��-".

DRAFT

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA)=

2��%��!!��%��0��&��0��0��&0��!��&��0��!��0��%��0��%��%�9��&0��%��0��(��&��(��0��!��0��0�%��2�,�"�!��0��0��!!��(��/��0��!��0&��(��0��&��0��9��.��%��&�0�!��&��%��(��(��0��0��&��&�0��&0�9��%��0��!��&��/��0��&��!��0��!��(��0�2�,�"��&�0��/��&�0��!��!!��&��0��9

"&��!��!��(��(��&��!��%��3��&��(�%&��&��!��(��(��!!�0��0��&��&��!��!��%��0(��&��&�(��&��%��!!�0��09��&��&��0�0&��0��0�%��&��!��!��0��%0��&��(��0��%��9��!��(��0�%��2�,�"��!��8��0��&��&��0��&0��%��09

��!��&0��0��!��&%��!��&��!�[2�%��,��\��9[��[2�,�"[��&��!��%��!�2�,�"9��.��%��(�3��(��&��7��!��&0��%��0��&��!��%��!�2�,�"9��%�&�0��8&��&%��!!��!��&��&��%��0�&��0��%��&��!��%��!�2�,�"9��&0��%�&�0�!��&��!��0��!��!��%��%��0�!��2�,�"9

��.�2�,�,-1-�-.��".�-�-".

DRAFT

�� !�� "!!��#�1��+H(�)*++�

APPENDIX A

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA +�

��.��

�$�&�0��U��"&��/��9 9��1��0��2�,�"�1��,��!�"!!��0��!�C�&��0�� 3��$��%��0��0��


�C��.��-".4 ��"."1?� ,"@]��2?� ,"@(�� ?�2��"��2?�

)�

�3�� 2�� 2��/� -��2��

�&��1��0�4��0��-�03�

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



�-2�-.-��C�."��?�� 2".�� 2�1�-.��2�"$� ��

'�

1��0�4��9��K�6��)*++��

�3�� 2�� 2��/� -��2��

Virginia Beach-Norfolk-Newport

STILL AT RISK�� Q+9+<J�

�

��$��

Q<9+=J�

C�&�� Z��

-�0&��0&��

Q+9=>J�


�C��," ��6"��2"@�C��2-�� C��2��,�� "."1?�

H�

� ��!��&��/��0��&��&��0��

� +Q��(��&��&��

� ��

� 2��0��&�%��!�!��&��!��0��0��

� ��&��%�&��W��%��X�

� ��0��0��0��/��0�!!��&��%��!��!��%&��

� 2�&��&��

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA <�

NORMAL

PEAK

TROUGHRECOVERY

)**=

)**: )*+*)*+)

)**+

)*++

�� 1�0��8�%��)*++�

�� C�&��%��)*+)�

�� ,�0��0��0��0��&��&��

��)*+)��

� W.��/��0��X��)*+'��

� ��0��?��/��)*+<Q��

)*+'�U��C��.�S��W."21�,X�?��2� ,"@��"�1"��2��2"@�C��C2"��C�2��"��2?�

E4-11689.01 Virginia Beach SGA =�

��.��

�$�&�0��U��"&��/��9 9��1��0��2�,�"�1��,��!�"!!��0��!�C�&��0�� 3��$��%��0��0��

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA ;�

$2"1�1��2"�",-��.��"�1��",-��.�+**�11�.�@��-.��9 9�?�)*H*�U�=*�11�-.�)*�1M� �

� +**��%��)*H*K�=*��)*��/��+�

� 2��&�0��&��50��W��X�

� ��(�0&��(��(��0��%��4��&��0��

+�1��-��&�(��)�6��!��C�&�� &0��(�C��0��

E4-11689.01 Virginia Beach SGA >�

�C2��2-1�2?��"1�".�.� �"$��2"@�C�""1'�

�%��

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA :�

Year Student Housing

Single & Roommate

Rental

Rent as Couple /

1stHome

Young Family Own

MatureFamily Own

Empty Nester

Downsize Own

RetireeSenior

Housing

2008 Gen Y Gen Y Gen X Gen X Baby B Baby B Eisen Baby B

2010 Gen Y Gen Y Gen Y Gen X Gen Y

Baby B Gen X Baby B Eisen

Baby B

2015 Gen Y Gen Y Gen Y Gen Y Gen X Baby B Gen X

Eisen Baby B

2020 Gen Z Gen Y Gen Y Gen Y Gen X Gen Y

Gen X Baby B Baby B

��.�?��"1-.��"$��@-,,� "".�"��.�1�2(�"�� .��""1�2 ��


'(***(***�

'()**(***�

'(H**(***�

'(=**(***�

'(>**(***�

H(***(***�

H()**(***�

H(H**(***�

��=)� ��=<�

+*�+*�

""1�2 �-.�2��-2�1�.��1-�5��,�.�-�� 2��C��W.�@�$,"2-��X�Baby Boomers Estimated Rate of Retirement )**>��)*'*�

� "�2�� .��!��C�� (�."��0��!�=)��0��9 9��&�(��=<�%��0��1��!�1�00�� &��

��/��!��%�0��0�!��)*+:��)*))(�0��0��%��0�0��

��0��(��

��%��!��%�0��0��!��!��%�%��%��&��!�

��0��&��9��

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



'(H**(***

'(<**(***

'(=**(***

'(;**(***

'(>**(***

'(:**(***

H(***(***

H(+**(***

H()**(***

)***

)**+

)**)

)**'

)**H

)**<

)**=

)**;

)**>

)**:

)*+*

)*++

)*+)

)*+'

)*+H

)*+<

)*+=

)*+;

)*+>

)*+:

)*)*

.&�%��!�))�?��"�0� ��))�?��"�0��&��)<

��.�?�1�M-.��-� �1�2M��"��?�;<J�1"�-.��$"2��)*+<�U��"��2�.��.�-2". �

."��.&�%��!�))5��0��%��0�&��%��0�0��!��0��0��9� � "�2�� 9 9��!��0��

,��&��%��0&��)**:�U��0��0�!��&��0��

-!��&��!��(��%��!��5��%&��/��)*+'5)*+>��%!��

2��'*�� @��!��(��305&��&�%��(��8�%�� (��&��!��

E4-11689.01 Virginia Beach SGA +)�

^�><J��2"@�C�-.�C"� �C",� �@-�C"��C-,�2�.��-$$�2�.��C"� �C",��,�.� ��?�)*)<�

��!��0��(�H(=>*(:+' "��$��(�

+(;<>(';;

.��!��(�'(H+=()H=

1��0��0��(�+(';=(;>>

One-person households, 11,825,702

1��0(��0��(�<(H;=(:;:

��0��(�)(+=<(:':

Absolute Change in Households, United States +:>*U)**<�

"�2�� &��

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA +'�

):J

+'J +)J

>J ;J >J+*J

+)J

''J

+<J +HJ

:J >J :J++J

+HJ

*J

<J

+*J

+<J

)*J

)<J

'*J

'<J

+5�� )5�� '5�� H5�� <5�� =5�� ;5��

)**<��C�&�� &�� 2�,�"��&��2��

�C�.�-.��". �1�2��2�$�2�.�� -.�2�� -.��2�$�2�.��$"2��. ��2"�� Existing and Preferred Housing Type by Household Type

"�2��2�,�"��&��2��


-.$2� �2��2��.��"1��-�-��.� �$-S��52�-,��2�. -��2�,��"� �2".��2��1��

+H�

� Average GMP Per Capita Average GMP Growth ‘00 - '10 Average Population Growth 00 - 10

Metro Areas with Transit� NH=(*<=� )+9'J� +H9)J�Metro Areas without Transit� NH)(+*=� )*9+J� +)9HJ�% Difference� :J� =J� +<J�

�

Average GMP Per Capita Average GMP Growth 00 - 10 Average Population Growth 00 - 10Seattle� N<;(;=<� ))9*J� +'9+J�Portland� NH;(:*)� H)9HJ� +;9:J�% Difference� )<J� =*J� )<J�

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA +<�

��.��

�$�&�0��U��"&��/��9 9��1��0��2�,�"�1��,��!�"!!��0��!�C�&��0�� 3��$��%��0��0��

RCLCO +=�

2�,�"�1��2","�-��,�-.��C��,?�-��-1��"$��,-��-.�� 1�.��

C��&�0��Z8&��0��_��@��&��!��_��-�0��(��(��7��_��@��!��/��8��_��@��&�0��&%��2"-�%_��@��_�

2�,�"�1��,��

�29� -1�

2��

1��/��

��0 ��

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


RCLCO +;�

��,�-.��,-��2��2.�".�-.�� 1�.��.��2"��C��C��,�� ,?�-��-1��

2�,�"�1��,��

�29� -1�

2��

1��/��

��0��

RCLCO +>�

2�,�"�1�2M��.�,?�-� �@C�2��.�,?�-��,�1�� ",-�-��,�

2�,�"�1��,��

�29� -1�

2��

1��/��

��0��

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


RCLCO +:�

��,"�1�.�� ",��-". ��C��.�-,�$"2�?�?��2 �"$��2-�� "2��S��2-�.��

2�,�"�1��,��

�29� -1�

2��

1��/��

��0��

HYPOTHETICAL DEVELOPMENT PROGRAM

��0&��

.��E+�U�<��G�

10�&��

E<�U�+<��G�

,��

E+<�U�'*�?��G�

Conservation Lots.15 du/acre

Small-Lot SFD5 du/acre

Townhomes12-14 du/acre

MultifamilyFor-Sale 30 – 50 du/acre

Multifamily For-Rent30-50 du/acre

Office1.0-1.5 FAR

Retail.3 - .8 FAR

.Hotel15 Keys/Acre

RCLCO )*�

��,�-.��,-��2��2.�".�-.�� 1�.��@C��- ��C��,-��2��2.�".�-.�� 1�.�_�

2�,�"�1��,��

�29� -1�

2��

1��/��

��0��

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


RCLCO )+�

��.��

�$�&�0��U��"&��/��9 9��1��0��2�,�"�1��,��!�"!!��0��!�C�&��0�� 3��$��%��0��0��

E4-11689.01 Virginia Beach SGA ))�

�11�2?�"$�M�?�$-.�-.� ��Moody’s is projecting a strong recovery in the metropolitan area job market

through 2015 ��0��&�0�`&��/��&��!!��/��(��&��

��0��0��0�� %��70�8�%��!�=(***��!��)*+<��&%��

��!��+::*�U�)**;��"��3��(��8��0��00��3��>9'1�

$��Professional and Business Services sector will be the main driver of future office

employment growth �The key question is: how much of the metro area demand can the City of Virginia

Beach capture? ��&�0�')J��!��!!��)**+9��)*+*��

��0�!��)>J9��2�&��&��&�0��0��0�!��)9H1� $�%��)*'*(��

��&0�0��&�0��0��0�!��+9:1� $��

�

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA )'�

�2".��6"�2��"��2?��2"6��$"2�)*+)�U�)*+<� ��,��2"@�C�"$�I=(***�6" ��2�?��2��$��2�)*+<�

5'*(***

5)*(***

5+*(***

*

+*(***

)*(***

'*(***

"!!��

Total Employment and Office Employment Growth in the Virginia Beach MSA 1990 – 2030 (Post 2010 Projection by Moody’s Analytics)

Total Employment Average Annual Growth

+::*�5�)***� ++():+�)***�5�)*+*� +(>)H�)*+*�5�)*)*� :(+):�)*)*�5�)*'*� <(:><�

Office EmploymentAverage Annual Growth

+::*�5�)***� <(+=+�)***�5�)*+*� 5'**�)*+*�5�)*)*� )('+>�)*)*�5�)*'*� +(H;+�

E4-11689.01 Virginia Beach SGA )H�

�2�-�� "2 ��2-��2"@�C��2"$9��.�� -.� � �2�-�� M�?�$"2�"$$-��9�

5)*(***

5+<(***

5+*(***

5<(***

*

<(***

+*(***

+<(***

)*(***

)<(***

.��9�2��&��0�

1��

��&�� 1��&!��&�� 0(��

\��

-�!�� $��

��!��0�&��

��

�0&��0�C��

��

,��&��0�C��

"��

)**+�5 )*+* )*++�5 )*)* )*)+�5 )*'*

Employment Growth by Sector in the Virginia Beach MSA 2000 – 2030 (Post 2010 Projection by Moody’s Analytics)

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA )<�

�-2�-.-��C�C� � ,"@,?�," �� C�2��"$�2��-".�,�"$$-��1�,"?1�.�� -.��)**+��2"$9��.�� -.� � �2�-�� M�?�$"2�"$$-��9�Annual Office Employment Growth in the Virginia Beach of MSA and the City of Virginia Beach

2002 - 2010

)<J�

)=J�

);J�

)>J�

):J�

'*J�

'+J�

')J�

''J�

5+)(***�

5+*(***�

5>(***�

5=(***�

5H(***�

5)(***�

*�

)(***�

H(***�

=(***�

>(***�

+*(***�

+::<� +::=� +::;� +::>� +:::� )***� )**+� )**)� )**'� )**H� )**<� )**=� )**;� )**>� )**:� )*+*�

1 ��"!!��!��"!!��!�� !��1 ��"!!��

E4-11689.01 Virginia Beach SGA )=�

��.�-.��".�$��2�� C�2��"$��2"@�C(�+9:1��"�)9H1� $�"$�.�@�"$$-��1�.��2"6��

Scenario 1:Growth

Scenario 2:Stable State

Scenario 3:Decline

1 ��"!!��)*++�5�)*'*�

'>(***� '>(***��

'>(***��

��!��4��&��

'+9<J� )>J� )=J�

��"!!��

+)(***� +*(=**� :(:**�

��0�"!!��0�

)(=:*(***� $� )(H**(***� $� )())'(***� $�

�&��3��"!!��

'**(***� $� '**(***� $� '**(***� $�

��0�!��.��"!!��

)(':*(***� $� )(+**(***� $� +(:)'(***� $�

Estimated Office Demand in the City of Virginia Beach, 2011 - 2030 Competitive Regional Position is Key

P ��

�P 2�&��&��

��!��!!��9��&��0��&��&��0�!!��!��<**(***� $��3��)*��

��

Redevelopment of the SGAs and addition of transit will enhance the City’s attractiveness for office Development

��

�

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA );�

��-�-".�,��"��.�-�,�$"2�+9+;1� $�"$�1��-��,�"$$-��,"�1�.��?�)*'*�

Year

MSA Education and Health Services Job

Growth1

Virginia Beach Education and Health Services Job Growth2

Virginia Beach Capture of Growth

Virginia Beach Medical Office Employment

Growth3

Virginia Beach Medical Office Share of Health and Services

Jobs

Square Feet Demand per Employee4

Medical Office

Demand)*** +(><*)**+ +(':*)**) )(;;* '>: +H9*J 5+:+ 5H:9+J)**' +(+;* >'> ;+9=J 'H< H+9)J)**H '(>H* >') )+9;J ):< '<9<J)**< )(;)* <=) )*9;J )H' H'9)J)**= )(<'* +(<>' =)9=J +')) >'9<J)**; )(=>* >;' ')9=J =*: =:9>J)**> +())* +(*;= >>9)J =+> <;9HJ)**: +(;H* =): '=9+J '=: <>9;J)*+* +(<:* +<> :9:J

Average 2,136 771 36.1% 451 53.2%

)*++ H=* +== '=9+J >> <'9)J )+< +:(**+)*+) )(+:* ;:* '=9+J H)+ <'9)J )+< :*(H=H)*+' )(=)* :H= '=9+J <*' <'9)J )+< +*>())=)*+H '(*** +(*>' '=9+J <;= <'9)J )+< +)'(:)')*+< )(+'* ;=: '=9+J H*: <'9)J )+< >;(:><)*+= +(':* <*) '=9+J )=; <'9)J )+< <;(H+>)*+; +(+>* H)= '=9+J )); <'9)J )+< H>(;H')*+> +(+=* H+: '=9+J ))' <'9)J )+< H;(:+;)*+: +()** H'' '=9+J )'+ <'9)J )+< H:(<=:)*)* +(+:* H'* '=9+J )): <'9)J )+< H:(+<=)*)+ +(+=* H+: '=9+J ))' <'9)J )+< H;(:+;)*)) +(+;* H)) '=9+J ))< <'9)J )+< H>(''*)*)' +(+;* H)) '=9+J ))< <'9)J )+< H>(''*)*)H +()** H'' '=9+J )'+ <'9)J )+< H:(<=:)*)< +(+:* H'* '=9+J )): <'9)J )+< H:(+<=)*)= +(+<* H+< '=9+J ))+ <'9)J )+< H;(<*H)*); +()** H'' '=9+J )'+ <'9)J )+< H:(<=:)*)> +(+:* H'* '=9+J )): <'9)J )+< H:(+<=)*): +(+=* H+: '=9+J ))' <'9)J )+< H;(:+;)*'* +(+=* H+: '=9+J ))' <'9)J )+< H;(:+;

Average 1,414 510 272 58,388

Total 28,270 10,204 5,431 1,167,765

Medical Office Demand Forecast for the City of Virginia Beach, 2011 - 2030

E4-11689.01 Virginia Beach SGA )>�

��.��

�$�&�0��U��"&��/��9 9��1��0��2�,�"�1��,��!�"!!��0��!�C�&��0�� 3��$��%��0��0��

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA ):�

�11�2?�"$�M�?�$-.�-.� ��In the next five years, household growth is projected to return to pre-recession

levels but the pace of growth will slow thereafter �Moody’s projects that the region will add approximately 100,000 households by

2030�Estimates for household growth for the City of Virginia Beach range from 17,000

(State) to 30,000 (RCLCO) �2�,�"�!��&��0��!� ��(��305&��

��%��0��0��&��!��(��/��

��&��&��0��0��!�+(<**�&��8��0�%��2�,�"��%��!��%�&��)(***�&��!��+::+�5�)**<�

�Though single-family detached homes will remain the dominant preference for new product, multifamily housing has become an increasingly large component of new housing construction in Virginia Beach

��!�+��0�)��&��0��&�0�0��0��0�!��&��!��0&��0��

�Home prices from $200,000 - $290,000 in 2011 dollars have the greatest market support but prices up to $380,000 will also find substantial demand �


5<(***

*

<(***

+*(***

+<(***

)*(***

)<(***

'*(***

��&��C�&��0��

'*�

.�@�C"� -.��1�.��1�?�,��-.�.��2��21��"��.�-�,�"��2 ��,?�"$�)*(***Q��.-� �2�1�-. �

Permits per New Household +:>*�U�+:>:��+9):�+::*�U�+:::��+9)=�)***�U�)*+*��+9:+�

Annual Permits and Household Growth, 1980 – 2010Virginia Beach Metropolitan Area

"�2��1��0�4��

Overall Vacancy Rate 2000: 6.7% Overall Vacancy Rate 2009: 9.3%

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA '+�

1�,�-$�1-,?�-.�2�� -.�,?�-1�"2��.��"�.�@�C"� -.��". �2��-".�-.��C��-�?�

"�2��1��0�4��


Year


+:>=�5�+::*� H(<<<� '(=H:� >*J� :*=� )*J�+::+�5�+::<� )(*<<� +(<=)� ;=J� H:'� )HJ�+::=�5�)***� +(:>H� +(H)>� ;)J� <<=� )>J�)**+�5�)**<� )(+);� +(<=:� ;HJ� <<>� )=J�)**=�5�)*+*� +(*HH� =H*� =+J� H*H� ':J�

*�

+(***�

)(***�

'(***�

H(***�

<(***�

=(***�

;(***�

>(***�

:(***�

+*(***�

��5$�� 1&��!��

E4-11689.01 Virginia Beach SGA ')�

2��-".��"��+*;(***�.�@�C"� �C",� �?�)*'*��"$��2"@�C��2"6��"� ,"@,?��,-.��

Historical and Projected Household Growth Virginia Beach MSA, 1980 - 2030

*�

)*(***�

H*(***�

=*(***�

>*(***�

+**(***�

+)*(***�

+:>*�5�+::*�

+::*�5�)***�

)***�5�)*+*�

)*+*�5�)*)*�

)*)*�5)*'*�

Year Total Households CAGR+:>* H*H()*:+:>< H<+(>>' )9)<J+::* <+<(:*< )9=:J+::< <<<(:)+ +9<+J)*** <>+(>+* *9:+J)**< =*>(;H+ *9:+J)*+* ='H(')H *9>'J)*)* =>:('<> *9>HJ)*'* ;H+(+=: *9;'J

Avg. Annual Growth+:>*�5�+::* ++(+;*+::*�5�)*** =(<:*)***�5�)*+* <()<+)*+*�5�)*)* <(<*')*)*�5�)*'* <(+>+

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA ''�

+��.��)��2 ".�C"� �C",� �$��,��2"@�C�-1�,-� ��"��.�-�,�$"2�1"2��1�,�-$�1-,?�C"� -.��

Distribution of Households by Household Size

>('))�

:(+:;�

;(')*�

<('=;�

'(*;;�

5=(<)>�

5+*(***� *� +*(***�

+::*�5�)***�

)***�5�)**:�

'Q�� )�5��+�5��

17%20%

25%

31% 32% 34%

52%47%

41%

*J

+*J

)*J

'*J

H*J

<*J

=*J

+::* )*** )**:

+�5 �� )�5 �� 'Q��

Household Growth by Household Size

City of Virginia Beach, Virginia

E4-11689.01 Virginia Beach SGA 'H�

�"��,��-".�"��2�=<��"��"�.��$"2��.�-.�2�� -.�� C�2��"$��-�?4 ��"��,�

Distribution of Households by Age of Householder City of Virginia Beach, 2010 and 2030

"�2��1��0�4��K�2�,�"K�� 2-�

=9)J

+:9<J

)+9*J

))9<J

+<9=J +<9'J

<9;J

+:9:J)+9*J

+;9;J

+'9'J

))9HJ

*J

<J

+*J

+<J

)*J

)<J

��+<�5 )H ��)<�5 'H ��'<�5 HH ��H<�5 <H ��<<�5 =H ��=<Q

)*+* )*'*

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



'(H**(***

'(<**(***

'(=**(***

'(;**(***

'(>**(***

'(:**(***

H(***(***

H(+**(***

H()**(***

)***

)**+

)**)

)**'

)**H

)**<

)**=

)**;

)**>

)**:

)*+*

)*++

)*+)

)*+'

)*+H

)*+<

)*+=

)*+;

)*+>

)*+:

)*)*

.&�%��!�))�?��"�0� ��))�?��"�0��&��)<

��.�?�1�M-.��-� �1�2M��"��?�;<J�1"�-.��$"2��)*+<�U��"��2�.��.�-2". �

."��.&�%��!�))5��0��%��0�&��%��0�0��!��0��0��9� � "�2�� 9 9��!��0��

,��&��%��0&��)**:�U��0��0�!��&��0��

-!��&��!��(��%��!��5��%&��/��)*+'5)*+>��%!��

2��'*�� @��!��(��305&��&�%��(��8�%�� (��&��!��

E4-11689.01 Virginia Beach SGA '=�

1-��,��-.�"1� ��"1-.��-.��-2�-.-��C��2�� $"25 �,��"��.�-�,�$2"1�N)**(***�5�N<**(***�

Household Income Distribution City of Virginia Beach, 2010

"�2��1��0�4��

4.1% 4.0% 5.3%

9.9%

28.5%

23.6%

17.2%

4.5% 1.5% 1.3% 0.1%

,��

N+<(***

N+<(***5

N)H(:::

N)<(***5

N'H(:::

N'<(***5

NH:(:::

N<*(***5

N;H(:::

N;<(***5

N::(:::

N+**(***5

N+H:(:::

N+<*(***5

N+::(:::

N)**(***5

N)<*(***

N)<*(***5

NH::(:::

N<**(***��1��

Income Ranges

HOUSEHOLD INCOME DISTRIBUTION

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



State Forecasts2000 Age 15 - 24 Age 25 - 34 Age 35 - 44 Age 45 - 54 Age 55 - 64 Age 65+ Total For Comparison

1 ��C�&��0� '=(<+> +*=();: +H)(*<: +++(<:= ;'('=> +*H(;'' <;H(<<'��!��C�&��0� :(H<H ''(<=+ H+(+=) '*(;H+ +;(>H+ )+(=:= +<H(H<<

��!��&� )<9:J '+9=J ):9*J );9<J )H9'J )*9;J )=9:J

20101 ��C�&��0� '<('<* ++H()== ++>(++* +'=('++ +*=(:*' +)'('>H ='H(')H

��!��C�&��0� :(:>< '+(H;+ ''(:*H '=(''; )<(+'H )H(=:H +=+(<)< +=<(>=<��!��&� )>9)J );9<J )>9;J )=9;J )'9<J )*9*J )<9<J )=9+J

=9)J +:9<J )+9*J ))9<J +<9=J +<9'J +2020

1 ��C�&��0� '<(+:) +)>(>=: ++=('>* +)*(**) +)+()=> +=;(=H= =>:('<>��!��C�&��0� :(:H* '=(<<> 'H(H+* ')(:H: )>(<++ ''(<<' +;<(:)+ +;H(+>*

��!��&� )>9)J )>9HJ ):9=J );9<J )'9<J )*9*J )<9<J )<9'J<9;J )*9>J +:9=J +>9;J +=9)J +:9+J

20301 ��C�&��0� '>(H+; +'*(*=* +'+(')< ++:(H)' +*>('<; )+'(<>> ;H+(+=:

��!��C�&��0� +*(><+ '>(**) ':(::' ''(;;H )<(H;= H)(;H; +:*(>HH +>)(='*��!��&� )>9)J ):9)J '*9<J )>9'J )'9<J )*9*J )<9;J )H9=J

<9;J +:9:J )+9*J +;9;J +'9'J ))9HJCity of Virginia Beach

Total Household Growth 2010 - 2030 866 6,531 6,089 -2,563 342 18,053 29,319 16,765

';�

�2��2�,��1�.��$"2�'*(***�.�@�C"� �C",� �-.��C��-�?�?�)*'*��.� �".�� MSA and City of Virginia Beach Household Growth

Forecast By Age Group, 2010 - 2030

Redevelopment of SGAs and transit enable the City to slightly increase its share of the region’s households in the 25 – 54 age groups, resulting in increased total household growth relative to the State forecast.

E4-11689.01 Virginia Beach SGA '>�

��1�.��$"2�)+('=*�.�@�$"25 �,��.-� �?�)*'*��"��+Z'�"$��1�.��$"2��"@.C"1� ��.��1�,�-$�1-,?�

"�2��2�,�"K� ��0�3�!��0��

3,470 3,440 3,510 3,490

1,150 1,190 1,330 1,480

370 500600

830

*�

+(***�

)(***�

'(***�

H(***�

<(***�

=(***�

;(***�

)*++�5�)*+<� )*+=�5�)*)*� )*)+�5�)*)<� )*)=�5�)*'*�

$�� C� 1$�

Projected New For-Sale Housing Demand by Unit Type City of Virginia Beach

Product Type

Total New Demand2011 -2030

��5$��0�

+'(:+*�

��&�� <(+<*�

1&��!�� )('**�

�� )+('=*�

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA ':�

��1�.��$"2�>()<*�.�@��2�1�.� �-.��C��-�?�"$��-2�-.-��C�?�)*'*�

"�2��2�,�"K� ��0�3�!��0��

Projected New Multifamily For-Rent Housing Demand City of Virginia Beach, 2011 - 2030

+(>;*� +(:=*�)(+H*�

)()>*�

*�

<**�

+(***�

+(<**�

)(***�

)(<**�

)*++�5�)*+<� )*+=�5�)*)*� )*)+�5�)*)<� )*)=�5�)*'*�

E4-11689.01 Virginia Beach SGA H*�

N)**(***�5�N):*(***�- � @�� "��(� � ��.�-�,��"��.�-�,�-.�C-�C�2�2�.��

"�2��2�,�"K� ��0�3�!��0��

*J�<J�

+*J�+<J�)*J�)<J�'*J�'<J�H*J�H<J�<*J�

N+<*(***�5�N+:*(***�

N)**(***�5�N):*(***�

N):*(***�5�N'>*(***�

N'>*(***�5�N<>*(***�

"��N<>*(***�

$�� C� 1$�

Theoretical Price Distribution of Projected New For-Sale Housing Demand

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA H+�

��.��

�$�&�0��U��"&��/��9 9��1��0��2�,�"�1��,��!�"!!��0��!�C�&��0�� 3��$��%��0��0��


��-,�5"��".,?�++J��-,�,��,�.��2�1�-.-.��S- �-.��-,��2��, �."�� -,?�2��2�" ��

SGA ROSEMONT LYNNHAVEN HILLTOPBuildable Acres )<;�� '*;�� )>=��

Available Land +)9<�� =<�� +H��

AICUZ Impact .".�� C-�C��1�8��!��%��0��Y�+��

��Y��

,"@�� &��Z@��0��Y�Y��+�

ExistingConditions

��K�,��5!��K��&��

0��K��&��5��!!��K��1$�

��&��

,��0&��Z��2K��&��0��K��!!��K�

��0��K�2��&��&��

,�!��(��5��(��0��5!��K��0&��K��0��

�!!��K��0&��0��&��&��

��&�0��

�Y

��Y+

��,��0

1&��!��2��0��

��

-�0&��

-��&��

"!!��

�&%��/��0�"��

��$��2��0��

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



2" �1".�� ".,?�<J��-,�,��,�.��2�1�-.-.��S- �-.��2��, �."�� -,?�2��2�" ��

��&�0��

��,��0

1&��!��2��0��

��

-�0&��

-��&��

"!!��

�&%��/��0�"��

��C)

��$��2��0��

2��


2� -��.�-�,��"1��2�,��1�2M�� .�� C"�� 11�2?�"$��"�5"$51�2M��2"6��

GARDEN APARTMENTS

N+(*;)�5�N+(=;=�Z��

=>=�U�+('H+� $�

N+9)<�5�N+9<<�Z� $�

HH�

MID/HIGH-RISE APARTMENTS

N+(+==�5�N)(+:>�Z��

=:'�U�+(<''� $�

N+9H'�5�N+9=:�Z� $�

FOR-SALETOWNHOMES

N)::(***�5�N');(***�

+(:;*�U�)('**� $�

N+H+�U�+<+�Z� $�

��0��Bonaventure Realty ��Drucker & Falk

��Chesapeake Homes

MULTIPLEX CONDO

N+<)(:**�U�+>:(:**�

+('**� $�

N++>�5�N+H=�Z� $�

�&��2�0��1��Dragas

."��0��7��!��!��Z��!��0��&��!!��!�0��0&��9�

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



2��-,��"1��2�,��1�2M�� .�� C"�� 11�2?�"$��"�5"$51�2M��2"6��

ANCHOREDNEIGHBORHOOD

N)+�5�N)<�Z� $�

H<�

DESTINATION/ LIFESTYLE

N)>�Z� $�

LARGE-FORMAT RETAIL

N+*�5�N++�Z� $�

."��2��!��/��!��%��!�0��0&��9�

UNANCHOREDNEIGHBORHOOD

N+>�5�N)+�Z� $�


"$$-��"1��2�,��1�2M�� .�� C"�� 11�2?�"$��"�5"$51�2M��2"6��

URBAN / ABOVERETAIL

N+:�Z� $�

H=�

MEDICAL OFFICE

N)H�Z� $�

MID-RISE (SPEC)

N))�Z� $�

."��2��!��/��!��%��!�0��0&��9�

HIGHRISE

N)<�Z� $�

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



M�?�- ��5�$�� --,-�?��C2� CC",� �."��,,�� -2��2"��?�� 2��$�� -,��"��?�

H;�

EN=(***(***G

EN<(***(***G

ENH(***(***G

EN'(***(***G

EN)(***(***G

EN+(***(***G

N*�

N+(***(***�

N)(***(***�

��

�0��

0�

$�

1�0

52��

1�0

52��

��

%��

�2�

��

)*L��

��

��

��

0�

1�0

52��

1�0

52��

��

%��

�2�

��

��

��

�0

��

��

0

��

��

��Z

,�!

��

�2

��

�

�

��"

!!��

10

��

�"!!

��

1�0

��

��

��$

\

$��5 ��2��0�� $��52��2��0�� 2�� "! ! �� C��

Estimated Residual Land Values per Acre City of Virginia Beach

E4-11689.01 Virginia Beach SGA H>�

Estimated Residual Land Values per Acre Assuming No Parking Construction CostsCity of Virginia Beach

EN=(***(***G

EN<(***(***G

ENH(***(***G

EN'(***(***G

EN)(***(***G

EN+(***(***G

N*�

N+(***(***�

N)(***(***�

��

�0��

0�

$�

1�0

52��

1�0

52��

��

%��

�2�

��

)*L��

��

��

��

0�

1�0

52��

1�0

52��

��

%��

�2�

��

��

��

�0

��

��

0

��

��

��Z

,�!

��

�2

��

�

�

��"

!!��

10

��

�"!!

��

1�0

��

��

��$

\

$��5 ��2��0�� $��52��2��0�� 2�� "! ! �� C��

M�?�- ��5�$�� --,-�?��C2� CC",� �."��,,�� -2��2"��?�� 2��$�� -,��"��?�

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



W1� ��2��,"��2X� ",��-".��C�,,�.�-.��,".�5��21�2��,"�1�.��,��M ��."��C�� -��

5H9**J�

5)9**J�

*9**J�

)9**J�

H9**J�

=9**J�

>9**J�

+*9**J�

+)9**J�

*�

+**�

)**�

'**�

H**�

<**�

=**�

;**�

>**�

��&�� 0�� 2��

�`&��-��EN1G� -22�E��0G�

H:�

"��&�0�%��&��W��0��X�!�� 0��&��!��-22��&��&�0��/��0��/��9��&��0��&��0��-22��&�0�%�8&��!�+*J��0��&�0��`&��&�0�0��!��!�0��&�!��`&��9��0��0��0�`&��`&��0�-22�3��!��0��0&��0�&��(�!&��&��W��X(��/��(��0��9�


-1��"$��2�� -�.Z�,�..-.��.�5��1�.��$"2�@�,M�,��,�� 0��!��0��&��!��/�%��!��0��09��"��&��!��&��!��0�0��&��!��3��9��&��0��!��%��%��%��&��0��/��0��&%��!��!��!��305&�(��/�%�(��5��0��8��9�

<*�

+*9;J�

''9;J�

+*9<J�

+>9>J�

*9*J�

<9*J�

+*9*J�

+<9*J�

)*9*J�

)<9*J�

'*9*J�

'<9*J�

H*9*J�

N*9**�

N<*9**�

N+**9**�

N+<*9**�

N)**9**�

N)<*9**�

2��ENZ $G�

$��5 ��C�&�� "!!�� 2��

��0��0� @��/�%�Z1�305�� !!��

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



,-1-�� ,?��"��2��.�5��1�.��2�-�,,?��S�,�-. �," �"$�M�?��1"�2��C-��

C��0�!&�&��!��&��&��(��&��&��0��%��)<��0�'<��!��9��/��0��0��W��!��X(��&0��/�%�(��30�&��%��0��0��0��9��M��U��0��0��U��0��0��!��!�9��"��+*��(��0��!��(��0��0��!��&��%��0��9��"��(��%��5��0��!��&��!��&��0��0��5&��0��0(��0��%�!��!��9�

<+� E4-11689.01 Virginia Beach SGA <)�

��.��

�$�&�0��U��"&��/��9 9��1��0��2�,�"�1��,��!�"!!��0��!�C�&��0�� 3��$��%��0��0��

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



EN=(***(***G�

EN<(***(***G�

ENH(***(***G�

EN'(***(***G�

EN)(***(***G�

EN+(***(***G�

N*��

N+(***(***��

N)(***(***��

��

�0��

0� $

��

1�0

52��

�

1�0

52��

��%

��

2�

��

)*L��

��

��

��

0��

1�0

52��

�

1�0

52��

��%

��

2�

��

��

��

�0�

��

��0

�

��

��

��Z

,�!

��

�2

��

��

��

�"!!�

��

10

��

�"!!�

��

1�0

��

��

��$

\

�

$��5 ��2��0�� $��52��2��0�� 2�� "!!�� C��

<'�

��C-��-.��,"�1�.��$�� --,-�?�.��"��2-��2��.��2�1-�1�"$�)*J�E"2�1"2�G�

E4-11689.01 Virginia Beach SGA <H�

��C-��-.��,"�1�.��$�� --,-�?�.��"��2-��2��.��2�1-�1�"$�)*J�"2�1"2��As seen in the results, office space in a mixed-use development can command a statistically significant, positive premium in select markets. From these results, one concludes that mixed-use is still an emerging market niche with strong potential as our culture continues to evolve from sprawl-oriented to smarter development. With depleting amounts of developable land in viable locations, mixing uses to increase investor returns and user satisfaction will become more predominant.

- ��&0��!��.��!�"!!��0�-�0&��E.�-"�G(�)**:

+*9;J�

''9;J�

+*9<J�

+>9>J�

*9*J�

<9*J�

+*9*J�

+<9*J�

)*9*J�

)<9*J�

'*9*J�

'<9*J�

H*9*J�

N*9**�

N<*9**�

N+**9**�

N+<*9**�

N)**9**�

N)<*9**�

2��ENZ $G� $��5 ��C�&�� "!!�� 2��

��0��0� @��/�%�Z1�305�� !!��

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



-20%

0%

20%

40%

60%

80%

100%

,��2��

2�� ,��2��0��

2��0��2�,�"��5�1$Z��0��

��&��

,��2��"!!��

��&��2��"!!��

2��"!!�� 2�,�"��5�"!!��

��&��

Summary of National Case Study Data – Transit Premiums on Land Values

�� 0�� "!!��

��C-��-.��,"�1�.��$�� --,-�?�.��"��2-��2��.��2�1-�1�"$�)*J�"2�1"2��

E4-11689.01 Virginia Beach SGA <=�

��C-��-.��,"�1�.��$�� --,-�?�.��"��2-��2��.��2�1-�1�"$�)*J�"2�1"2��

1��/�50��0��5!��%��0��0��!��+9 "��/��0��&��>J��+<J��!��)9 -��0&��!�� 0&��50��'9 Y��(��(��/��30�&��Wdefault”

��!��(��0��%��!��&%��0��/�0��5��0��!��%�9��3��&��0��0��!��&%��0��0��0��0�&�(��&��&�(��0��00��&��(��0�2�,�"��!��&��!��&%��0��0�9�

�1��(��&��/��E��%��/�G(��&��!��&%��0��

�`&��0��%8��!�� 9�

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA <;�

��C-��-.��,"�1�.��$�� --,-�?�.��"��2-��2��.��2�1-�1�"$�)*J�"2�1"2��

2�� !�2�,�"��+9 ��!!��3��!��Z!&�0��)9 �3��!��!��%��'9 25��!��5!��0��&��%��0��%��

E4-11689.01 Virginia Beach SGA <>�

��.��

�$�&�0��U��"&��/��9 9��1��0��2�,�"�1��,��!�"!!��0��!�C�&��0�� 3��$��%��0��0��

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA <:�

�� 1"��,�U�,-M�,?� ��",��-".��12"M��@� �$-2 ��-.(�@-,,��$-2 ��"�2� ��2��

*J�

+*J�

)*J�

'*J�

H*J�

<*J�

=*J�

;*J�

>*J�

.�� %��/� 2��,�� C�� &��

Projected Capture of New Multifamily and Townhouse Residential Demand in the City of Virginia Beach

� ��%��/��/��!��0��!��W&�%��X�0��

� .��0��

� ��5��0��%��

� ��%��/�0��(��!��0��0��0&��(��0��&��0��0��0��

� $��0��0��(�2��%��/�5��%��0��0��

� "!!��0��0�%��(�&��(��(��0�!��0��0��&��&��&�� 9�

��

� E4-11689.01 Virginia Beach SGA =*�

��,"�1�.��2"�2�1�5�2" �1".��2�. -�5"2-�.��2� -��.�-�,��-,,��

Product Density/FAR 2011 - 2015 2016 - 2020 2021 - 2025 2026 - 2030 Total Land Area

��&�� +)�U�+H�� )+*� HH*� <'*� <<<� +(;'<� +)H�U�+H<��

1�052��0��&��

'<� +**� )**� )H*� )<*� ;:*� )'��

1�052��

'<� '**� =)*� ;H<� ;>*� )(HH<� ;*��

2�� 9)� )*(***� H+(***� <*(***� <)(***� +='(***� +:��

"!!�� 9<� *� *� *� *� *� *�

10��"!!�� 9<� *� *� *� *� *� *�

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s



�"1��2- ".��"��"1�2�C�. -��,�.�

=+�

SGA Comp Plan RCLCO Difference

2�� Transit-oriented development with balancedmix of residential and commercial uses

��5��0��(��/��!��0�&�50��0��

P�C��5��0��/�5!��%��&��!��P�,��5��!!��/��%��

,�� Higher intensity of compact and mixed uses consistent with AICUZ��

P��0&��(��%&��(��0�2��C&%��

PW ��0��X�!��E�&%��and��G�

1��/��%�0��5��(�%&��0��!��&��/��

C�� … high quality retail, office, institutional, and open spaces in a pedestrian-friendly environment

��&��0��0��%��5��&��1��/��!��&0�3��!��&��(��5��&�9�

"!!��0��5��%��0��0��0��0�%��9��"��&��!��0��5��0��Z��&��(�%&��&��(��!��&��Z�0��&��9�

E4-11689.01 Virginia Beach SGA =)�

��.��

�$�&�0��U��"&��/��9 9��1��0��2�,�"�1��,��!�"!!��0��!�C�&��0�� 3��$��%��0��0��

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA ='�

�". -��2��-". ��

��

�

-��!�!�30��0��05��0��!�� U��!��!��0��U��%��09��/��&��(��&�0��0�0��!��(��0��%��!��&%��0��/��0��!�� %��0��&��9��!��%��5��(�%&��0��&�0��0��%��0��0��9��,��5��!��&��!&��3�&��!��%��(��&��0��0�8�%�0��0��8��9��!� ��&��%��0��!��W0��X��&��&��0��0��Z��0��&��0��9�

E4-11689.01 Virginia Beach SGA =H�

��&��0��0��0��%��0��&��!��!��%��&��!��&��&��0�!��!��0��!��9��@��&��!��(��(��0��%�9�

"&��&��0��0��%��0��&��%�&��!&�&��!��!��%��(��(��0Z��0��/�(��0��!��&��0��&��!��9�@��70��0��0��!��%��&��0��&��0��/��0��9��C��(��!�&�0��0�0��&��!��0��/��(��0��/��&�&��0��!��0��&��0��0��0��&��0��!��9�

@��&��(��!&�&�(��0��/��%��0��0��9��C��(��&��%��0��0��&��%��3��00��0��!��9��-�00(��!��0��0��/��%&��9��"&��0��/��&��!��8��[��/�[��0Z��0�0��&��!��%�!��!��8��[%��9[�� (��0��!��0&��/��0��!��&��/��%��9��!&�&��0�!!��&��0��(��&��&��0��/��9��!��(��0��!��0��/��9��8��0��&�0�%�W��0X��&��!�&��&��0��/��0��&��!��&�9�

-��00��(��&��(��(��0��&��0��&��0��&��3��(��!��!��0��0�0��0��9��(��/��&��8��!��!��&��!�0��K��!�0��0��&��K��3��E�99(��0��3��(�00&��%��!��(��0��!��GK��%��0Z��!��0��!��!��0��(��(��0�%&��9�� &�0��!��%��(��&�0��%�%��%�&�0��0(��&��0��0��&��70��0��0��E��0��%��0G9�

@��&��8��%�0��0��0�E��0�!&�&�G��0��%��!��&��!!��!��0��09��$��(��&��8��&%��/��8��&��0��0��09�

�2-�-��,�� 1��-". �

© 2

012

ur

ba

n d

es

ign

as

so

cia

te

s


E4-11689.01 Virginia Beach SGA =<�

2��%��!!��%��0��&��0��0��&0��!��&��0��!��0��%��0��%��%�9��&0��%��0��(��&��(��0��!��0��0�%��2�,�"�!��0��0��!!��(��/��0��!��0&��(��0��&��0��9��.��%��&�0�!��&��%��(��(��0��0��&��&�0��&0�9��%��0��!��&��/��0��&��!��0��!��(��0�2�,�"��&�0��/��&�0��!��!!��&��0��9�

"&��!��!��(��(��&��!��%��3��&��(�%&��&��!��(��(��!!�0��0��&��&��!��!��%��0(��&��&�(��&��%��!!�0��09��&��&��0�0&��0��0�%��&��!��!��0��%0��&��(��0��%��9��!��(��0�%��2�,�"��!��8��0��&��&��0��&0��%��09�

��!��&0��0��!��&%��!��&��!�[2�%��,��\��9[��[2�,�"[��&��!��%��!�2�,�"9��.��%��(�3��(��&��7��!��&0��%��0��&��!��%��!�2�,�"9��%�&�0��8&��&%��!!��!��&��&��%��0�&��0��%��&��!��%��!�2�,�"9��&0��%�&�0�!��&��!��0��!��!��%��%��0�!��2�,�"9�

�

��.�2�,�,-1-�-.��".�-�-". �

Virginia Beach, Virginiaurban design associates · 2/13/2012 · 2012 urban design associates...

Documents

Transcript of Virginia Beach, Virginiaurban design associates · 2/13/2012 · 2012 urban design associates...