Hilltop Strategic Growth Area Master Plan: Virginia Beach, Virginia | August 2012 | Urban Design Associates Analysis 5 Linkhorn Park Elem

hilltop plan master area strategic growth Virginia Beach, Virginia Beach, Virginia august 2012 august design associates urban Adopted by reference as an amendment to Beach Comprehensive Virginia 2012 August Plan 28,

© 2012 urban design associates Urban DesignAssociates City of Virginia Beach of City Virginia The Miles Agency The MilesAgency URS Corporation URS Corporation PREPARED FOR PREPARED BY Hilltop Strategic Area Growth RCLCO RCLCO WPL VHB VHB

Virginia Beach Development BeachDevelopment Virginia STEERING COMMITTEE US Navy- NAS Oceana Planning Commission Planning Commission Planning City Manager’sCity Office Virginia Beach Vision Virginia Potter andCompany Barry Frankenfield,Barry Dorothy L. Wood, Planning Director Planning Robert Thornton,Robert Deborah Kassir, James L. Wood, SGA Manager John E. Uhrin, Steve Herbert,Steve Jack Whitney,Jack Walter Potter, Jeff Hodgson, City Council City Council City Ray Firenze,Ray Authority

Master Plan Mayor’s Youth inAction, Leaders Oceana Gardens CoalitionCivic Gallup Surveyors andEngineers Gallup Surveyors Virginia BeachFriends School Virginia Resort Advisory Commission Advisory Resort Captain George’s Restaurant Ocean Lakes HighSchool Ocean Lakes Sentara Virginia Beach Virginia Sentara Nancy M.Nancy Riedemann, Saint Nicholas GreekSaint Potter andCompany Linlier CivicLeague Christopher Felton,Christopher Orthodox ChurchOrthodox Kristina Chastain,Kristina General Hospital Preston Midgett, June Robertson, Elizabeth Friss,Elizabeth Linda Serrette, Bruce Gallup,Bruce Brock Potter Sam Reid,Sam League

HILLTOP SUPPORT STAFF Planning, Project Manager Economic Development Parks andRecreation Peter Pommerenk Richard Lowman Richard Lowman Robert A.Robert Davis, Debbie Zywna, Mark Schaufer, Public Utilities Public Barbara Duke Duke Barbara Rob Hudome Public WorksPublic Public WorksPublic Jeryl Phillips,Jeryl Bill Johnston SGA Office Planning Planning acknowledgements 1

© 2012 urban design associates Table of Contents Transit Transit Plan Network Street NETWORK INFRASTRUCTURE ILLUSTRATIVE MASTER PLAN Challenge Design The Analysis Market Public Outreach APZ and AICUZ /CZ Restrictions X-Ray Exhibits Conditions ofPortrait Existing ANALYSIS EXECUTIVE SUMMARY INTRODUCTION Water Systems Systems Sewer Sanitary Management Stormwater Trail and Plan Network Bikeways Conceptual Plan SpaceNetworks Open and Parks 25 5 37 7 9 10 3 15 12 36 33 4 6 14 13 8 29 31 NEXT STEPS STEPS NEXT IMPLEMENTATION STRATEGIES Standards Development Studies Case Development Heights Plan Building Use Plan Land STUDIES CASE DEVELOPMENT AND USE LAND 59 39 40 50 41 table of contents 56 38 2

© 2012 urban design associates ilo taei rwhae atrpa:vrii ec,vrii | uut21 | august 2012 | beach, virginia virginia plan: master hilltop area strategic growth See more about SGAs in the Virginia Beach Comprehensive Plan: Comprehensive Beach intheVirginia SGAs about more See for the Vision Council’s to Achieve City Plan AStrategic Source: 5 4 3 2 1 5GOALS COUNCIL’S http://www.VBgov.com/compplan 2011Future, December for thefuture plan and Revitalize neighborhoods system Improve the transportation and tourists for businesses, residents, resort class ﬁrst acompetitive, Become Grow economy the local services Create City sustainable ﬁnancially Introduction

the city of virginia beach of virginia city the implementable MasterPlan. toensuremonths withmanypublicplanning events athorough and a publicplanningprocess thatunfoldedover thecourseofseveral deciding. Plan hasbeen Strategic Growth Area Master The Hilltop approach todesigninthree phases: understanding, exploring, and Thisstudywasprepared withina multi-disciplinary, process-based Boulevard. Oceana Boulevard, Road, inadditiontoLaskin Beach and Virginia by ColonialRoad anInterstate264interchange atFirst is served / between theLynnhaven Area SGA8. SGA6andtheResort Hilltop oftheCity intheeasternpart TheHilltopSGA7islocated needs, development, forprivate opportunities andcivicamenities. growth area planswillidentifyappropriatelanduses, infrastructure SGAs thatwillprovide visionsforfuture growth. The strategic ofplanningstudiesforthe hasembarked onaseries TheCity development. andlow-density auto-oriented ispredominantly ridor andsouth.to stableresidential neighborhoodstothenorth The cor- commercial spineofthecity, by road access, well served andadjacent andapotentialfuturecorridor transitalignment. isthe This corridor alongtheInterstate264 SGAs are located Beach Boulevard /Virginia withintheCity. anduniqueidentity nomic growth oftheeight Six Areas (SGAs) thathave thepotentialtobecomefuture areas ofeco- has identified Strategic Growth Strategic hasidentified urban designurban associates Strategic Growth Areas along the Virginia Beach Boulevard Corridor Mt. Trashmore 4 Independence B lvd. Park Lynnhaven River Western Branch Golf Course Bow Creek

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© 2012 urban design associates ALTERNATIVE ALIGNMENT FOR TRANSIT ALONG LASKIN ROAD LASKIN ALONG TRANSIT FOR ALIGNMENT ALTERNATIVE ilo taei rwhae atrpa:vrii ec,vrii | uut21 | august 2012 | beach, virginia virginia plan: master hilltop area strategic growth to Planning Commission and City Council to and Planning City Commission 9–11 July 2012 2012 May 21–22 Meeting Public Off Kick and meetings 2012 15 March 2012 14 March 2012 12–16 March Plan 2012 January 25–27 MILESTONES KEY PROCESS: PUBLIC SGA HILLTOP THE Recommendations Executive Summary Presentation of Master Plan Recommendations Recommendations Presentation of Plan Master Presentation Public 3– Final Phase of Master presentation of Public alternatives design Open House Charrette 2–Design Phase focus group and analysis 1–Initial Phase 10 9 8 7 6 5 4 3 2 1 in 2011, beach of virginia city the mentation oftheplan. process thatwillguide theproper frameworks andstrategiesforimple- outoftheplanning thatevolved ofdesignprinciples is asummary ommendations tothepublicinaMaymeeting. The following then refined theplan, working withtheCity, andpresentedrec- draft house, andapublicpresentation ofdesignconcepts. The UDA team focusgroup meetings, Thecharretteevents included apublicopen for theHilltopSGA. ofthecharrette wastopreparepurpose ofdesignalternatives aseries Annex inMarch of2012toprepare designideasinanopenstudio. The School’s Public Road BeachCity charrette Laskin atthe Virginia Hilltop SGA. ofanalysis, a period After theteamconductedadesign interested forredevelopment inthe withcitizens the opportunities Team Beachtocollectinformationanddiscuss gathered in Virginia ers andrepresentatives from andtheCity. thecommunity The UDA Committeeofstakehold- andwas guided by aSteering participation Area Growth (SGA).Strategic The process extensive involved public Design Associates(UDA) fortheHilltop toprepare aMasterPlan Incorporate anUrban Incorporate Tree Canopy Program andupdateoldplansfor roads Revisit andinfrastructure productive uses Reduce landareas toparking devoted andreplace withmore requirements withAICUZlandusezoning Comply Provide additionaltransit connectionstoHilltop memorablebuiltsetting businesses withequally oflocal Match quality assets Build onexistinghealthcare, food, andadjacent recreational Provide amixofretail, restaurants, andofficeuses Provide and cyclists forpedestrians trails andsidewalks Build anetwork ofstreets toimprove trafficflow urban designurban associates commissioned Urban commissionedUrban ILLUSTRATIVE MASTER PLAN executive summary executive STUDY AREA 4

© 2012 urban design associates Analysis the hilltop strategic growth area analysis process began in January 2012 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, members of the business community, residents of nearby neighborhoods, and stakeholders were invited to share their experience with the consultants. These 2012 urban design associates urban design 2012

meetings covered a range of topics including transportation, utilities © and infrastructure, environment and ecology, development, and leadership. The initial public meeting invited people to share their opin- ions about the area and their aspirations for the Hilltop area. In early 2011, the UDA Team met with the City and department experts in a special work session to explore planning issues common to Rosemont, Lynnhaven and Hilltop SGAs. These discussions were summarized in a memo for use during subsequent planning phases. This was reviewed to kick off the Hilltop SGA process in January 2012. PLANS AND STUDIES AFFECTING THE HILLTOP SGA Following the January meetings, the consultants continued their 1 2009 Comprehensive Plan efforts of gathering information and data. The team began to sift 2 APZ-1 /Clear Zone Master Plan through the analysis information, better understand the possibili- 3 Bikeways and Trails Plan ties of the Hilltop SGA, and explore options for implementation. 4 Virginia Beach Outdoors Plan UDA summarized the public input from the first round of commu- 5 Mixed-Use Development Guidelines nity meetings. UDA also prepared a series of analytical plans called 6 Retail Establishment & Shopping Centers Guidelines 7 Virginia Beach Transit Extension Study (HRT) X-Rays as well as a Portrait of Existing Conditions for the study 8 VDOT Arterial Roadway Improvement Plans area. The study area boundary shifted from the original boundary sev- 9 Virginia Beach Capital Improvement Plan eral times throughout the process to reflect public input and observed field conditions.

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates analysis 5 Linkhorn Park Elem. School First Colonial Road Wildwood Drive

Portrait of Southall Drive

Existing Conditions Linkhorn Bay The urban design analysis includes a base plan of the area that com-

Winwood Drive bines information from several sources to provide a base from which Wolfsnare Road Freedom Laurel Lane we can develop alternative concepts. It includes all of the elements Fellowship Church Mable Lane Hilltop Shopping of the area: streets, buildings, land use, vacant land, topography, and Center Hilltop Road Kroger 2012 urban design associates urban design 2012 Regency D Victor Road Republic Road Laskin Road First Colonial natural features. Marketplace F © at Hilltop remac Laskin Road Whole Annex Foods Good Shepherd D rive Lutheran Church Reynard Drive rive

Road Laskin Road Friend’s Wolfsnare Creek Regency Hilltop St. Nicholas Village Drive School Shopping Center Greek Orth. Church Trader Joe's Charles Barker Toyota I-264 Donna Drive oad Kmart Old Virginia Beach R Parish Day School Target e u n SINGLE-FAMILY RESIDENTIAL e Village Drive v BUILDING I-264 A

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RETAIL BUILDING ane

Boulevard OFFICE BUILDING Virginia Beach

North Oceana Boulevard

INDUSTRIAL BUILDING I-264

INSTITUTIONAL BUILDING

reek Upper Wolfsnare Oceana B C PUBLIC PARKS AND OPEN SPACE Plantation eck rive School N SEMI-PUBLIC OPEN SPACE Ego D oulevardBus Parking reat G COMMERCIAL AND INDUSTRIAL LAND

PARKING LOT Potters

Oceana Boulevard Road WATER

STUDY AREA

UTILITY CORRIDOR

POTENTIAL TRANSIT LINE

PORTRAIT OF EXISTING CONDITIONS

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates analysis 6 X-Ray Exhibits

Understanding the fabric of the site is a key part of the design process. This is accomplished through a series of diagrams called UDA X-Rays® which pull apart information so that the site can be more clearly understood. Each x-ray describes not only a physical 2012 urban design associates urban design 2012

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

STREETS X-RAY The Hilltop SGA is dominated by arterials and restricted PARKS AND OPEN SPACE X-RAY The open space system in the Hilltop SETTLEMENT PATTERNS X-RAY The Hilltop SGA is largely built access streets. The local network within the SGA is tattered compared to SGA is flanked by branches of the Lynnhaven River to the west and out of low-density, parking-lot intensive uses including retail shopping, the surrounding neighborhoods, limiting the number of choices drivers have Linkhorn Bay to the east. A series of small parks, fields, and institutions restaurants, and services. Some smaller multi-family development is for navigating the area. Large arterials break the SGA into isolated “silos” serve the SGA, but typically they are disconnected from the waterways present in and around the Hilltop SGA study area. that are difficult for drivers, pedestrians, and cyclists to cross safely. and from one another, lacking a system of trails and connected spaces. Few people are able to walk to local parks.

Other 8.3%

Streets Parking Buildings Open Space 19.7% 47.0% 13.5% 11.5%

LAND USE DISTRIBUTION RESIDENTIAL X-RAY Neighborhoods surround the shopping corridor EMPLOYMENT X-RAY A diverse mix of retail options is available PARKING X-RAY Virginia Beach was built to accommodate the within the Hilltop SGA. Some neighborhoods were added to the SGA to along Laskin Road, but some of the uses are under-utilized and past automobile. Parking lots consume an enormous amount of what could recognize the need to integrate them into the thinking. their design life. otherwise be productive land while diminishing the health and vitality of the environment and watershed.

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates analysis 7 AICUZ and APZ /CZ Restrictions

> 70-75 DB Noise Zone Development in the Hilltop SGA is limited, because the area is > 75 DB Noise Zone located within the zones designated as greater than 75 db by the Air Installation Incompatibility Use Zones (AICUZ) as well as the Clear Zone (CZ) and Accident Potential Zones 1 and 2 (APZ-1 and 2012 urban design associates urban design 2012

APZ-2) in certain portions. Each designation has specific land use © restrictions, with Clear Zones being the most limited and the APZ-1 zone following in limitations. AICUZ zones are organized by accident potential zones and noise levels, with increasing restrictions in higher noise contours. These overlays dramatically impact in the Hilltop SGA. For the most part, new residential redevelopment is prohibited beyond what exists today, therefore precluding a true mixing of uses or other development typologies that rely on significant residential uses. Tables describing all compatible land uses in AICUZ can be found in Article 18 of the Virginia Beach Zoning Ordinance (Appendix A of the City Code). Limited permitted residential growth restricts the mix of uses that can locate in Hilltop. The fewer the number of uses, in particular residential, the greater the burden on the transportation network. Mixing of uses should be maximized to the greatest extent to minimize local trips.

CLEAR ZONE

APZ-1 ZONE

APZ-2 ZONE

NOISE ZONES

AICUZ ANALYSIS X-RAY The Hilltop SGA 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.

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates analysis 8 Public Outreach

The first step in the Hilltop SGA Master Plan design process con- sisted of detailed analysis of existing conditions, collection of statis- tical data, mapping, development of analytical x-ray diagrams, site documentation, and site and precedent photography. In addition to 2012 urban design associates urban design 2012

this ‘hard’ analysis, the ‘soft’ analysis presented a picture of the per- © ceptions and aspirations of the community and the stakeholders. This part of the process included meetings with the client group, Steering

Committee, focus groups, high school students, interviews, and a Green dots, representing the strengths of the Hilltop SGA, focused Red dots signifying what the residents and stakeholders indicated as Blue dots representing the priorities and visions of stakeholders public meeting. At each of these meetings, participants were asked around open space and several of the shopping center areas. the weaknesses in the Hilltop SGA centered around transportation, the appeared throughout the Hilltop SGA study boundary, but focused on key inefﬁcient network of streets, and lower-end or vacant properties. redevelopment sites. the same three questions:

1 What are the Strengths of the Hilltop SGA? STUDY AREA STRENGTHS STUDY AREA WEAKNESSES STUDY AREA OPPORTUNITIES

2 What are the Weaknesses of the Hilltop SGA? Proximity to amenities such as the hospital, beach, retail, Traffic volumes, intersections, and feeder roads for non- An authentic pedestrian-first, “park once” environment; 3 What are the Visions and Opportunities for the Hilltop SGA in schools, and churches; regulars; Development of a truly connected street network that Diverse mix of retail and nearby housing that is attainable No pedestrian and bicycle accommodation; takes pressure off arterials and breaks down divide the future? for a diverse demographic, including military families, Navy jet noise and AICUZ restrictions on real estate between the four corners; empty nesters, and young families; development; Provide for parks, open space, and stormwater facilities; Presence of food with Stoney’s Produce, six grocers, and Unremarkable physical environment (“placeless”); Plan for future potential transit corridor; many local restaurants; “Four Islands” of strip retail development divided by high- Make transit centrally accessible; Predominance of locally-owned small businesses and way barriers; Introduce a tree canopy program to mitigate stormwater retailers; Number, frequency, and response time of emergency and reduce parking lot impacts; High-end retail destination within city; vehicles headed to hospital; Improve efficiency and quality of land use with more com- Access from Virginia Beach Boulevard and Interstate 264; Flooding from insufficient stormwater and drainage pact development and less prominent parking facilities; Current transit service features two bus lines; facilities; Diversify the Hilltop Experience (“plenty of places to spend Feeder roads for bicyclists and local traffic; and Access to transit, including the proposed location of LRT money, need a reason to spend time”); Ability to attract spending from Oceanfront tourism. station; Move “back of house” uses to APZs; and Lack of usable public open space; and Capture more tourism spending. “Back of house” uses along Virginia Beach Boulevard and south of Interstate 264.

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates analysis 9 into the Hampton Roads market typically cite Hilltop as their top adapted to their unique needs. Available office space within the SGA Market Analysis choice for a first retail location. The reasons for as such are as follows: marketing specifically to medical users (though it is unclear if origi- 1 Established shopping destination with diverse retail base that nally intended as such) has asking rents of $20–$24/SF full service.

CURRENT MARKET DRIVERS enhances total sales potential rather than competing for a share of This is a premium of 20–25% over asking rents at other comparable office environments nearby. While the provision of new, medical-spe- The Hilltop SGA represents a unique opportunity to enhance an limited spending cific office space therefore presents a near-term opportunity, realiza- established market area with a distinct identity within the City of 2 Proximity to Oceanfront Resort and major tourist destinations tion of the total potential medical office demand through 2030 would Virginia Beach. However, Hilltop’s current success is its greatest 3 Ideal location at the intersection of major transportation routes likely require redevelopment of under-utilized sites for higher and challenge to future redevelopment. 4 Hilltop’s top retail properties achieve rents of $25–30/SF, con- better use. Today, Hilltop can be understood as a diverse commercial district sistent with the citywide top of market. These properties, located Finally, examination of property performance vis-à-vis physi- anchored by a strong collection and variety of retail developments, at the intersection of First Colonial Road and Laskin Road, have cal and location assets suggests that Hilltop’s successes have come with ancillary office and industrial /flex users. Key factors that have a collective vacancy rate at or below 5% for over 1 million SF associates urban design 2012

despite increasing transportation, access and planning constraints. © contributed to Hilltop’s current success include: of retail. Their enduring success can be attributed not only to its It in fact is likely under-performing relative to its true potential, as » Location at a key crossroads of three major East-West connectors base location and demographic factors, but also to the unique and an example of a place that can achieve the next level of performance (I-264, Virginia Beach Blvd, and Laskin Road) and one of the diverse tenant base that chooses to locate in Hilltop, despite its with thoughtful placemaking and physical planning improvements. few North-South connectors (First Colonial Road) within the dated building stock and configuration, rather than any particular Hence the recommendations below are founded on the following city. These key thoroughfares provide access to the region’s major quality of the retail centers themselves. concept: rather than an entire reinvention, the SGA process should economic drivers, including: Other users, especially medical office, have clustered in and allow the area to become a “better version of itself ” that addresses › Sentara Virginia Beach General Hospital nearby the Hilltop SGA because of its proximity to Sentara Virginia the constraints that currently may prevent the area from function- › Naval Air Station Oceana Beach General Hospital, which has historically been the primary ing at its maximum efficiency. Based on market trajectories visible › Resort area and tourist destinations hospital serving City residents and is currently the City’s only top- » Proximity to a high concentration of affluent households in the City. rated trauma center. While the recent opening of Sentara Princess Capture of Medical Office Demand by SGA Anne Health Campus to serve the southern half of the city — where City of Virginia Beach EXISTING MARKET CONDITIONS 2011-2030 most new household growth has located — may increase competition Hilltop’s retail properties have consistently outperformed the overall 60% for ancillary medical users and may prompt a re-shuffling of health Virginia Beach market. Though additional competitive market areas 50% services providers within the City, it does not pose a true threat to (such as Town Center) now offer newer environs at a similar cost to 40% the expansion of a health cluster in the Hilltop SGA. In fact, it may tenants, this has had little effect on Hilltop’s performance and its per- 30% promote the expansion of total medical and health services employ- ception as a premier retail and medical office location within Virginia 20% ment within the City. Beach. Hilltop commands a household audience and provides retail 10% City-wide, especially in the Hilltop SGA, many medical office options across all expenditure categories; Town Center retail primar- users have chosen to locate in building stock not constructed explic- 0% ily offers restaurant and dining options for adjacent office employees

itly for medical use. This indicates a market opening for true medical 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 and a nightlife crowd. New soft goods retailers looking to expand office space designed specifically for health care users rather than Hilltop SGA Newtown SGA Pembroke SGA

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates analysis 10 to date — specifically the strong performance of the assets but lim- issues that have hampered the evolution of the area and that allow it ment in high quality, pedestrian-friendly streetscape can result in ited room for upside potential that will drive private redevelopment to reach its full market potential. Despite its positioning at the top of a walkable street grid that may spur the existing market to assem- absent physical improvements — failing to reinvest will likely mean the market, the area is conceivably under-performing relative to the ble and redevelop the adjacent parcels. that Hilltop will likely endure in its current form — as a collection potential of its market drivers. These underlying strengths should: › This should occur at under-performing sites within or near the retail core surrounding the Laskin Road and First Colonial of auto-oriented strip retail centers with other commercial uses dis- » Enhance the SGAs attractiveness to an even broader array of Road intersection. persed throughout. regionally-attractive and destination retailers. › These areas are appropriate for this intervention because HILLTOP SGA POSITIONING » Attract a range of commercial developers who may be capable of under-performing core properties have the strongest upside for The area within the SGA boundaries should be considered as having executing land aggregation and complicated development deals enhanced marketability and value creation, and therefore could two primary market positions, each of which is mutually-reinforcing: as well as assume control or assist with the repositioning of exist- catalyze additional activity nearby.

Premier Retail Destination ing assets in order to introduce higher quality that can increase » Future development in this location should be a minimum of four to Hilltop’s draw from city /region-wide to supra-regional. five stories and include vertical parking structures where appropriate. » Top regional retail destination serving local and regional house- associates urban design 2012 › Structured parking can free up additional developable land © holds and attracting visitors from the Oceanfront. » Allow for the flexibility for medical offices to locate and expand within the retail core — a location currently development-con- within the Hilltop SGA. › Establish Hilltop as one of the luxury retail locations serving strained by its surface parking. the entire Hampton Roads market REAL ESTATE STRATEGIES › Encourage a “park once” paradigm › Create a pedestrian-friendly streetscape that provides an unpar- Of all of the SGAs, arguably, Hilltop requires the least direct level of › Prime the pump for future mixed-use or at least walkable alleled shopping and dining experience pure real estate intervention or aggressive market enhancement sim- development » Located north of I-264 and centered on the First Colonial and ply because existing market dynamics preclude such strategies; exist- » In order to jump start retail development, the SGA process must Laskin Road intersection, and extending along the Laskin Road ing properties are already desired locations for retailers and medical also address the challenge of creating an internal street network, corridor, that encompasses the primary commercial developments office, and the surrounding demographics and economics are superb. understanding the existing parcel boundaries and the land uses for which the Hilltop area is known Instead, this is an area where thoughtful planning, public realm, that are likely to endure in the long-term. This process can also › This area has distinct market opportunities and will experience investment, and transportation design could very well help the area identify potential locations for eventual parking structures to the majority of development forecasted within this SGA. reach additional velocity, putting the opportunity — and responsibil- serve commercial development. Production, Distribution and Repair District ity — squarely on planners and transportation officials to make the › Potential future vision — regional high-end shopping. » Branded service district that enhances the market dynamics of right calls regarding public improvements. › Benefit from beach /resort as well as household base existing businesses and lower intensity land uses Effective strategies should focus more on creating a walkable grid › Perfect complement to regional and supra-regional tourism strategy » Faces similar conditions to analogous districts within the previ- of local streets, identifying potential parcel assemblages and market- › Opportunity for department stores to upgrade overall retail ously studied Lynnhaven SGA ing these as prime redevelopment sites, and encouraging the forms and types of development identified as preferable in the SGA plan. › While many of these high-performing parcels may currently » Located south of I-264 primarily along Virginia Beach Blvd, part feel little pressure to reconfigure or add density, the SGA plan- These tenets can enhance the interaction between the SGA planning of a continuous belt of light industrial that stretches through mul- ning process should put in place these future access and park- process and real estate market dynamics: tiple SGAs ing plans for when market demands for denser development The planning goal for Hilltop SGA should be to resolve physical » The SGA plan should identify a location in which public invest- becomes clear.

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates analysis 11 Excessive surface parking and current The Design Challenge zoning regulations have resulted in single, separate uses. This creates neighborhoods and places that are not interconnected and walkable and lends to the feeling of being in isolated “silos.” From the responses and data gathered in the initial phase of the design process, several themes emerged that informed the design principles. The themes highlight several design challenges: 1 Break down the ‘silos’ created by Laskin Road and First Colonial Road 2 Create usable parks and open space 3 Develop easy-to-use transit

4 Bring back the tree canopy to deal with heat-island-effect and associates urban design 2012 stormwater issues © 5 Diversify the Hilltop experience to widen market appeal and accessibility Open space in the Hilltop SGA is limited and some existing open spaces are not Building on existing strengths in the retail 6 Expand the tourism market capture functionally usable as either active or passive recreational space. The plan should market will help to expand the tourism appropriately determine functional parks and land suitable for development. market in Hilltop.

Commercial areas in Hilltop are often lacking the tree canopy found in other parts of the Hilltop currently has an abundance of auto oriented retail. Many of these areas could be The design of the public realm around City. Street trees provide for comfort, stormwater management, and reduction of heat transformed to allow for a more diverse, pedestrian scaled experience. stops can give the perception that transit is impacts of such large paved areas. If street trees along street corridors are not possible, inaccessible and hard to use. tree planting should be increased on commercial parcels to compensate.

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates analysis 12 Illustrative Master Plan First Colonial Linkhorn Bay

Road

Winwood Drive The Hilltop SGA Illustrative Master Plan is based on the design Wolfsnare Road Freedom principles identified in the analysis phase of the public planning Fellowship Laurel Lane Church Mable Lane process. The plan expands the developability of many of the local Hilltop Shopping Center Hilltop Road

Regency Republic Road Victor Road Laskin Road businesses by transforming land areas devoted to parking and under- First Colonial Marketplace F at Hilltop remac utilized commercial property into a mix of retail and office opportu- Laskin Road Whole

D Annex Foods Good Shepherd D nities. Targeted public infrastructure improvements and the potential rive Lutheran Church Reynard Drive rive

Road for enhanced transit service will help to evolve the Hilltop SGA as a Laskin Road Friend’s Wolfsnare Creek Regency Hilltop St. Nicholas Village Drive School Shopping Center Greek Orth. convenient, regional retail destination that’s within close proximity to Church Trader Joe's associates urban design 2012 the beach. Charles Barker © Toyota I-264 Donna Drive oad Kmart Old Virginia Beach R Parish Day School Target e u n e Village Drive v I-264 A

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West Lane West s

n o c Virginia Beach Boulevard is W

Virginia Beach Boulevard

North Oceana Boulevard I-264

reek Upper Wolfsnare Oceana B C Plantation eck DESIGN PRINCIPLES rive School N Ego D oulevard Bus Parking reat G » Build a network of streets to improve traffic flow; » Provide trails and sidewalks for pedestrians and cyclists; Potters Road » Provide a mix of retail, restaurants, and office uses; Oceana Boulevard » Build on existing health care, food, and adjacent recreational assets; » Match quality of local businesses with equally memorable built setting; » Improve multi-modal connections from the adjacent neighborhoods;

» Provide additional transit connections to Hilltop; ILLUSTRATIVE MASTER PLAN » Comply with AICUZ land use zoning requirements; SINGLE-FAMILY RESIDENTIAL OFFICE BUILDING PARKING GARAGE BUILDING Note: Future street alignments will be » Reduce land areas devoted to parking and replace with more produc- MULTI-FAMILY RESIDENTIAL FLEX BUILDING PARKING LOT determined in further studies, and will tive uses; and BUILDING NON-RESIDENTIAL MIXED- WATER STUDY AREA be based on property availability and » Revisit and update old plans for road and infrastructure improvements. USE BUILDING INSTITUTIONAL PUBLIC PARKS AND POTENTIAL TRANSIT LINE feasibility. BUILDING OPEN SPACE

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates framework plan and key development sites 13 Infrastructure Network the redevelopment of the Hilltop SGA as a well-connected, transit-oriented commercial center largely depends on the alignment and station location of the proposed LRT extension. As the last neighborhood stop on the LRT system between Norfolk and the ocean, the Hilltop SGA is uniquely poised to capture the retail and office growth that this system will allow. This infrastructure network plan proposes an updated street network that will better connect STREET NETWORK PLAN TRANSIT NETWORK PLAN

residents and guests to local and regional destinations and allow for associates urban design 2012 © a choice of travel modes. The street network plan is supplemented by the proposed trail network, which will better connect neighborhoods to each other and residents to the proposed open spaces. At the core of this is an updated stormwater management and water supply plan which supports future growth and development in the Hilltop SGA. Cumulatively, these proposed infrastructure improvements will act to catalyze a better connected, more mixed-use Hilltop that is able to capitalize on its connectivity to the beach and region.

PARKS AND OPEN SPACE NETWORK PLAN TRAIL NETWORK PLAN

STORMWATER MANAGEMENT PLAN SANITARY SEWER AND WATER SUPPLY PLAN

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 14 Street Network Plan Linkhorn Park Elem. School First Colonial Road Wildwood Drive

The configuration of streets and arterials in the Hilltop SGA is challenging for improving public accessibility with a neighborhood- Southall Drive based network of walkable streets. Many surrounding neighborhoods Linkhorn Bay have cul-de-sac based street patterns. Laskin Road, First Colonial

Winwood Drive Road, Virginia Beach Boulevard, the rail line, and Interstate 264 cre- Wolfsnare Road ate additional barriers between neighborhoods. Freedom Laurel Lane Fellowship Church The Hilltop SGA plan seeks to address the current infrastruc- Mable Lane Hilltop Shopping Center Hilltop Road 2012 urban design associates urban design 2012 ture network by defining a clear hierarchy of streets to establish a Regency D Republic Road Victor Road Laskin Road First Colonial Marketplace F © structure of development blocks and reconnect places. The plan at Hilltop remac Nevan Road Laskin Road Whole Annex Foods Good Shepherd D recommends improvements for major streets in the Hilltop SGA rive Lutheran Church Reynard Drive rive that can support urban, walkable environments that are positioned Road Friend’s Laskin Road Wolfsnare Creek Regency Hilltop St. Nicholas School Shopping Center Village Drive Greek Orth. to service growth. Landscaping has a major influence in creating an Church Trader Joe's environment that is safe and conducive to pedestrians and cyclists. It Charles Barker Toyota I-264 Donna Drive oad is important to increase tree canopy along every roadway corridor. If Kmart Old Virginia Beach R Parish Day this is not achievable, then there should be a need to compensate by School Target e u n e increasing the amount of trees within the surrounding commercial Village Drive v I-264 A

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Plantation reat G rive School Ego D oulevardBus Parking Note: The Street Network Plan components that are included in this Master I-264 Plan are concepts presented within the context of the overall vision that is Potters desired to be achieved for the Hilltop SGA area. However, actual roadway R oad alignments, cross sections (including number of lanes) and other geometric features can only be specifically determined during the design development process with the assistance of professional engineering analysis. These engineering analyses are required to evaluate and balance the full range of safety, technical, cost, environmental, and public input factors.

STREET HIERARCHY PROPOSED STREET NETWORK PRIMARY SECONDARY TERTIARY SITE BOUNDARY FIRST COLONIAL ROAD LASKIN ROAD VIRGINIA BEACH BOULEVARD DONNA DRIVE REPUBLIC ROAD NEVAN ROAD LOCAL STREETS

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 15 LASKIN ROAD: EXISTING CONDITION AND LASKIN ROAD: EXISTING STREET SECTION FACING EAST APPROVED VDOT DESIGN Laskin Road is a major arterial which serves as Hilltop’s main east / west street and as one of four primary entrances to the oceanfront resort area. Currently the roadway consists of a four-lane divided road with adjacent bidirectional service roads which are separated from the main thoroughfare by planted medians. The current configuration of Laskin Road impairs the crossing of pedestrians and motorists alike; the only striped pedestrian crosswalk is located at its intersection with First Colonial Road. 160' R.O.W. The approved VDOT design from 2000 removes the frontage roads and maintains the curb cuts, not eliminating or consolidat- associates urban design 2012 AERIAL PERSPECTIVE OF EXISTING LASKIN ROAD (LOOKING WEST) © ing them in this design. VDOT proposes to consolidate the existing LASKIN ROAD: APPROVED VDOT DESIGN FACING EAST number of travel lanes and to add lanes at intersections for turning movements. VDOT further proposes to add cross walk striping and pedestrian signalization. The existing condition and VDOT approved design for Laskin Road both treat the road primarily as a vehicular throughway and not as a pedestrian and transit-friendly corridor. While the VDOT proposal will add capacity, it will further exacerbate the perception of Laskin Road as a barrier to pedestrian movement. Continuous right turn lanes may provide opportunities for on-road bike lanes and 160' R.O.W. potential future transit. However, the “body language” of the design still privileges the car as the dominant user of the right-of-way.

Planned capacity improvements to both First Colonial Road AERIAL PERSPECTIVE OF APPROVED VDOT DESIGN FOR LASKIN ROAD and Laskin Road, particularly at the intersection of these roads, will (LOOKING WEST) provide more expedient transit of emergency vehicles to the hospital. Improvements will provide needed capacity at the intersection trans- lating into reduced queues and improved speeds. The City should maintain its emergency vehicle preemption system to provide the quickest response times for emergency responders.

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 16 HILLTOP SGA PROCESS PREFERRED LASKIN ROAD DESIGN LASKIN ROAD: EXISTING STREET SECTION FACING EAST ALTERNATIVE WITHOUT TRANSIT In order to meet anticipated future traffic demands in a way that benefits all users, Laskin Road will consolidate its service roads to create six total travel lanes plus additional turn lanes. This allows for the creation of a buffer along the road which will accommodate bike lanes, walks, and landscaping. In addition to improvements along the

proposed road, promoting safer and more efficient pedestrian access associates urban design 2012 across the arterial will be accomplished by maintaining the median, LASKIN ROAD WITHOUT © TRANSIT placing crosswalks at intersections, and shortening crossing distances. DESIGN CRITERIA 160' R.O.W. » Max 6 through lanes preferred » Create a multi-modal arterial » Consolidate service roads and narrow travel lanes to create pedestrian accommodations on either side » Provide on-street bike lanes » Provide a landscaped verge to create a buffer between PREFERRED ALTERNATIVE FOR LASKIN ROAD WITHOUT TRANSIT: POTENTIAL SECTION FACING EAST (PENDING FURTHER STUDY) the roadway and the shared- use path on either side » Limit dedicated right-turn lanes » Undergrounding of utilities

Note: Street designs are conceptual. Where possible, utilities should be under- grounded to provide room for pedestrian and cyclist accommodations. Street trees should be included in designs wherever possible. If conditions prohibit, tree cover should be compensated for on private development parcels.

160' R.O.W. AERIAL PERSPECTIVE OF HILLTOP SGA PROCESS PREFERRED LASKIN ROAD WITHOUT TRANSIT (LOOKING WEST)

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 17 HILLTOP SGA PROCESS PREFERRED LASKIN ROAD DESIGN LASKIN ROAD: EXISTING STREET SECTION FACING EAST LASKIN ROAD WITH TRANSIT ALTERNATIVE WITH TRANSIT DESIGN CRITERIA The illustrated Laskin Road with transit option is the preferred » Max 6 through lanes pre- design alternative resulting from the Hilltop SGA process. This ferred design differs from the previous in that it utilizes a portion of the » Create a multi-modal arterial » proposed buffer for the proposed LRT system. This option maintains Consolidate service roads and narrow travel lanes to the benefits of simplified lane configurations and increased pedestri- create pedestrian and transit accommodations

an and cyclist safety while bringing a significant new transit connec- associates urban design 2012 »

Provide on-street bike lanes © tion to the area. This further increases accessibility and modal choice » Planting strips, sidewalks, along the road. and crosswalks for a safe, 160' R.O.W. Access to businesses on the south side of Laskin Road will be urban transit-oriented district improved by the enhanced network of secondary streets. North-south » Limit dedicated right-turn cross streets would intersect Laskin Road at regular intervals, allow- lanes ing access points for entry into the blocks south of Laskin Road and » Consider reducing speed limit to max 35 mph supporting the City’s access management plans. The LRT would » Allow for full intersections bring additional shoppers, patrons, and visitors to the Hilltop area every 500 feet and limited adding vitality and viability to the existing businesses. intersections every 300 feet, including double left turn at First Colonial Road PREFERRED ALTERNATIVE FOR LASKIN ROAD WITH TRANSIT: POTENTIAL SECTION FACING EAST (PENDING FURTHER STUDY) » Undergrounding of utilities

160' R.O.W. AERIAL PERSPECTIVE OF HILLTOP SGA PROCESS PREFERRED LASKIN ROAD WITH TRANSIT (LOOKING WEST)

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 18 FIRST COLONIAL ROAD FIRST COLONIAL ROAD: EXISTING STREET SECTION FACING NORTH First Colonial Road is a primary north /south arterial consisting of variable conditions with four-lanes and a median or six lanes, depending on the location. Improvements should be made to eventu- ally provide increased pedestrian and bicycle accommodation. 2012 urban design associates urban design 2012

FIRST COLONIAL ROAD © 100' R.O.W. DESIGN CRITERIA

» Max 6 through lanes preferred » Consolidate turn lane and median » Provide on-street bike lanes FIRST COLONIAL ROAD: POTENTIAL SECTION FACING NORTH (PENDING FURTHER STUDY) » No dedicated right-turn lanes

158' R.O.W. Note: Street designs are conceptual. Where possible, utilities should be under- grounded to provide room for pedestrian and cyclist accommodations. Street trees should be included in designs wherever possible. If conditions prohibit, tree cover should be compensated for on private development parcels.

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 19 VIRGINIA BEACH BOULEVARD VIRGINIA BEACH BOULEVARD: EXISTING STREET SECTION FACING EAST Virginia Beach Boulevard is a primary east /west road consisting of four-lanes in the Hilltop SGA. Unlike the Rosemont and Lynnhaven SGAs, Virginia Beach Boulevard in this area is scaled to be more pedestrian-friendly at its current size. However, planting strips, sidewalks, and on-street bicycle accommodations are suggested to make the road a more suitable safe and walkable environment. 2012 urban design associates urban design 2012

VIRGINIA BEACH BOULEVARD © DESIGN CRITERIA

» Max 4 through lanes preferred » Significant increase accom- 66’ - 85' R.O.W. (Varies) modations for pedestrians and cyclists. » VIRGINIA BEACH BOULEVARD: POTENTIAL SECTION FACING EAST (PENDING FURTHER STUDY) Planting strips and landscaping for safe, urban pedestrian-friendly environment » No dedicated right-turn lanes

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 20 REPUBLIC ROAD REPUBLIC ROAD: EXISTING STREET SECTION FACING EAST Republic Road, in addition to Donna Drive, is the only portion of the Hilltop loop road system that was installed to alleviate congestion at First Colonial and Laskin Roads. It is a two-lane, secondary street with an alternating left-turn lane. This street should be consolidated to include two-lanes of traffic with parallel parking on the retail side (south). By narrowing the lanes, more useful space is

provided for bike lanes, walks, and landscaping. In some locations, it associates urban design 2012 may be possible to include a planted median in a wider section (see REPUBLIC ROAD © DESIGN CRITERIA Potential Section-Unconstrained). » 2 through lanes preferred 60' R.O.W. » Improve the accommodations of pedestrians and cyclists

REPUBLIC ROAD: POTENTIAL SECTION- CONSTRAINED FACING EAST (PENDING FURTHER STUDY) » On-street parking for retail uses

REPUBLIC ROAD: POTENTIAL SECTION- UNCONSTRAINED

60' R.O.W. 80' R.O.W.

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 21 DONNA DRIVE DONNA DRIVE: EXISTING STREET SECTION FACING EAST Donna Drive is a secondary street that runs parallel to Laskin Road, providing an alternate east/west route internal to the SGA. It is currently situated on the back side of many Hilltop SGA uses. If transit arrives and new development occurs, Donna Drive could become an active street with new buildings fronting onto it. As an active, urban, pedestrian-friendly street, Donna Drive may benefit from on-street

bike lanes, wider sidewalks, and additional landscaping. Providing associates urban design 2012 on-street parking, where permitted, is also DONNA DRIVE © DESIGN CRITERIA recommended. » 2 through lanes preferred » Provide on-street bike lanes 66' R.O.W. » Planting strips and landscaping between roadway and sidewalks for safety and DONNA DRIVE: POTENTIAL SECTION FACING EAST (PENDING FURTHER STUDY) improved appearance

66' R.O.W.

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 22 NEVAN ROAD NEVAN ROAD: EXISTING STREET SECTION FACING NORTH Nevan Road will provide an important north/south connection through the heart of the Hilltop SGA. A narrow median will provide safe access for pedestrians walking from various retail amenities on either side. As new buildings are built facing Nevan Road, the street will become an active public space, connecting local amenities with larger retailers moving to the Hilltop SGA. Nevan Road may also

serve as an important access to the preferred transit station location associates urban design 2012 at Laskin Road. NEVAN ROAD © DESIGN CRITERIA

» 4 through lanes preferred » Create median 90' R.O.W. » Provide on-street bike lanes » Planting strips, sidewalks, and crosswalks for safe and efficient access to retail NEVAN ROAD: POTENTIAL SECTION (PENDING FURTHER STUDY) FACING NORTH amenities » Off-peak on-street parking spaces

90' R.O.W.

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 23 PROPOSED LOCAL STREETS PROPOSED LOCAL STREET A — 60' ROW FACING NORTH (IDEAL) The consultant team, along with the Public Works Department, designed a set of local, non-arterial street standards that are permitted within Hilltop and all Virginia Beach SGAs. These street sections should be considered for new streets designated in the Hilltop SGA plan. 2012 urban design associates urban design 2012

LOCAL STREET © DESIGN CRITERIA

» 2 through lanes preferred » On-street parking in ideal conditions PROPOSED LOCAL STREET B — 50' ROW FACING NORTH (CONSTRAINED) » Planting strips, sidewalks, and crosswalks for safe and 25 MPH design speeds

Note: Where streets ROWs are on private property, improvements are to be made at the discretion of the property holder and should be performed in conjunction with redevelopment.

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 24 Transit

In coordination with Hampton Roads Transit, the City of Virginia Beach is considering options for extension of transit service from the terminus of the Norfolk LRT to the Oceanfront. The study, part of the development of an Environmental Impact Statement, is considering four alternatives — light rail, bus rapid transit, enhanced bus service, and a no build alternative. The City of Virginia Beach recently purchased the former Norfolk Southern right-of-way, which extends from Newtown Road to Birdneck Road on an alignment that is generally parallel to I-264. This study will also consider connections associates urban design 2012 from Birdneck Road to the Oceanfront. Current planning has antici- © pated a station in the Hilltop area that would be located off Potters Road roughly centered between London Bridge Road and First Colonial Road. Selection of the proposed location for the station was heavily influenced by Naval Air Station Oceana’s AICUZ restrictions. The only allowable location along the Norfolk Southern right- EXISTING BUS ROUTES AND WALKABILITY The area is currently relatively well- BUS ROUTE 20 CURRENTLY PLANNED LRT STATION - POTTERS ROAD 5-MINUTE WALK POTENTIAL LIGHT FROM RAIL RAIL ALIGNMENT LOCATION of-way was chosen as the Hilltop station location. Unfortunately, served by HRT bus service yet the ability to access the service is hampered through an BUS ROUTE 29 10-MINUTE WALK POTENTIAL LIGHT impoverished pedestrian experience. A change in street network and character will benefit FROM RAIL RAIL STATION BUS ROUTE 32 5-MINUTE WALK much of the Hilltop commercial area is not within walking distance. access to bus routes and shuttles, encouraging stronger connectivity to nearby residential FROM BUS 5-MINUTE WALK In addition, the proposed transit location on Potters Road does not areas, retail amenities, and the proposed station. Riders should be accommodated wherever feasible with bus shelters along the various bus routes. BUS STOPS add significant accessibility from a driving standpoint for park-and- STUDY AREA ride users. These analyses led to the decision to explore alternative station locations which can add better access for all types of riders. The plan recommends studying a station location situated at the core of Hilltop. Much of the Hilltop SGA will be within a reasonable The relocation of the station can be reinforced by coordination with walk of the proposed station making it easily accessible to neighboring major destinations and employers. A shuttle could run between NAS amenities. Providing pedestrian links to the proposed station with street Oceana and the LRT station provide daily access to the naval base for and trail improvements is critical to transit-oriented economic develop- military personnel and would bring a larger population through the ment. The walkability analysis shows the areas that are most likely to core of Hilltop to support the businesses and retail. Coordinated efforts change over time with transit improvements. The proposed location has between major employers, such as the Navy or Sentara Hospital and the potential to serve as a catalyst for growth in the retail market, which HRT, are a crucial component to successfully building the light rail rid- will further build the character and quality of place over time. ership.

PROPOSED LRT STATION LOCATION - LASKIN ROAD 5-MINUTE WALK POTENTIAL LIGHT FROM RAIL RAIL ALIGNMENT 10-MINUTE WALK POTENTIAL LIGHT FROM RAIL RAIL STATION 5-MINUTE WALK FROM BUS

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 25 TRANSIT ALTERNATIVES With little benefit coming from the currently planned station site, the Master Plan explores four possible realignments to be studied in further detail in HRT’s analysis. For the purposes of this planning exercise, only alignments within or near Hilltop were considered, HILLTOP HILLTOP although other conceivable terminal alignments are plausible east 19TH 19TH of the study area. Alternative alignments may also exist to the west, 17TH CON CTR 17TH CON CTR

providing opportunities to serve additional development and exist- LYNNHAVEN LYNNHAVEN associates urban design 2012 ing neighborhoods and businesses. The following alternatives explore © alignments within the Hilltop SGA. In the following alternatives, where the transit route is proposed outside of the existing rail line right-of-way, there are opportunities STUDY AREA CURRENT ALIGNMENT ALTERNATIVE ALIGNMENT ALTERNATIVE ALIGNMENT STUDY AREA CURRENT ALIGNMENT ALTERNATIVE ALIGNMENT ALTERNATIVE ALIGNMENT for providing linear parks within this space. Such a linear park may (LYNNHAVEN PARKWAY) (LONDON BRIDGE ROAD) (LYNNHAVEN PARKWAY) (LONDON BRIDGE ROAD) TRANSIT ALTERNATIVE 1 TRANSIT ALTERNATIVE 2 also link to various neighboring properties where the City has begun Routing back to rail corridor. Alternative 1 begins rerouting the transit line (to the east) Routing down Virginia Beach Boulevard. Alternative 2 follows the same route as to purchase land as part of the AICUZ program. Open space oppor- from the Norfolk Southern right-of-way onto Lynnhaven Parkway or London Bridge Alternative 1 — Lynnhaven Parkway or London Bridge Road to Virginia Beach tunities like these can provide important neighborhood connections Road traveling to Virginia Beach Boulevard. From Virginia Beach Boulevard, the route Boulevard to Laskin Road to First Colonial Road down to Virginia Beach Boulevard. and trail linkages throughout the Strategic Growth Area and its sur- would transition to Laskin Road and extend to First Colonial Road. From Laskin The route extends eastward along Virginia Beach Boulevard from First Colonial Road rounding communities. Road the route would move south on First Colonial Road to Oceana Boulevard until it to Birdneck Road then jogs north to a station at the Convention Center then it travels reaches the Norfolk Southern right-of-way where it would continue toward Birdneck along 19th Street to Arctic Avenue, its terminal station. This alternative route may open Road. The route would then extend along Birdneck Road to a planned station at 17th up an opportunity for another station in the vicinity of the Hilltop SGA in the residen- Street. It then continues to a station at the Convention Center on 19th Street. From tial areas provided it is located outside of the AICUZ restrictions. This route may offer

19TH the Convention Center this alternative route continues east along 19th Street to Arctic slightly faster operation from Hilltop to the Convention Center by traversing a shorter

17TH CON CTR Avenue, its terminal station. This alternative may be able to make use of existing roads route. LYNNHAVEN and bridges to reduce the cost of bringing the alignment to the core of the commercial HILLTOP area in Hilltop. However, the added delay of introducing transit to these corridors may bring forward the need for exclusive lanes for the transit vehicles.

CURRENT TRANSIT ALIGNMENT UNDER STUDY BY HRT FOR VIRGINIA BEACH TRANSIT EXTENSION STUDY

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 26 LASKIN EAST

HILLTOP HILLTOP 19TH 19TH

17TH CON CTR 17TH CON CTR

LYNNHAVEN LYNNHAVEN associates urban design 2012 ©

WALK AND TRANSIT ACCESS TO PROPOSED HILLTOP STATION LOCATION

STUDY AREA CURRENT ALIGNMENT ALTERNATIVE ALIGNMENT ALTERNATIVE ALIGNMENT STUDY AREA CURRENT ALIGNMENT ALTERNATIVE ALIGNMENT ALTERNATIVE ALIGNMENT (LYNNHAVEN PARKWAY) (LONDON BRIDGE ROAD) (LYNNHAVEN PARKWAY) (LONDON BRIDGE ROAD) TRANSIT ALTERNATIVE 3 TRANSIT ALTERNATIVE 4 Routing parallel to I-264. Alternative 3 follows the same route from London Bridge Routing down Birdneck Road. Alternative 4 takes the same route as Alternatives 1, 2, Road to the core of the Hilltop SGA — Lynnhaven Parkway or London Bridge Road and 3 from Lynnhaven Parkway or London Bridge Road to the core commercial area to Virginia Beach Boulevard to Laskin Road to First Colonial Road. It deviates from of Hilltop Road — London Bridge Road to Virginia Beach Boulevard to Laskin Road. Alternatives 1 and 2 by coming off First Colonial Road onto I-264 where it travels From the Laskin Road station Alternative 4 deviates from the other alternatives by down to Birdneck Road. From Birdneck Road the route travels to 17th Street where traveling down Laskin Road from First Colonial Road to Birdneck Road. Alternative 4 there are stops just east of Birdneck Road and then one at the Convention Center. offers a station at Laskin East on Birdneck Road. Alternative 4 travels down Birdneck Similar to Alternatives 1 and 2 there is a terminal station along 19th Street at Arctic Road to 17th Street where it has a station then there are stations at the Convention Avenue. Alternative 3 offers the shortest and most likely the most expedient route Center and at Arctic Avenue. Alternative 4 takes advantage of a long section of Laskin DRIVE ACCESS TO PROPOSED HILLTOP STATION LOCATION between the proposed Hilltop station in the commercial area and the proposed station Road that offers a wide existing right-of-way which may accommodate the transit line on 17th Street just east of Birdneck Road. Alternative 3 will require some substantial without causing severe traffic congestion. bridging to get from First Colonial Road to I-264 which is elevated over First Colonial Road. The section of I-264 that Alternative 3 traverses is a six-lane facility. There is a possibility that the transit route could use one of the lanes of I-264 without causing substantial delay on I-264. This alternative will minimize the interruptions on the arterial street network in comparison to the other alternatives.

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 27 LASKIN ROAD 2012 urban design associates urban design 2012 ©

AERIAL PERSPECTIVE OF HILLTOP SGA PREFERRED LASKIN ROAD ALTERNATIVE WITH TRANSIT (LOOKING WEST)

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 28 Parks and Open Space

First Colonial Road Networks Plan Wildwood Drive The Open Space Network in the Hilltop SGA seeks to build upon the existing natural resources of Hilltop in order to expand access Southall Drive to public open space through an interconnected system of parks and Linkhorn Bay trails. This will be accomplished through the creation of several new

Winwood Drive parks as well as the addition of bicycle and pedestrian pathways both Wolfsnare Road along and in addition to the existing street network. New and exist- Laurel Lane ing parks could include the following park types: Mable Lane

Hilltop Road 2012 urban design associates urban design 2012 Regency D Republic Road 1 Victory Garden Victor Road Laskin Road First Colonial

F © 3 remac

2 Stormwater Outfall Nevan Road

D rive Reynard Drive 3 Pocket Parks 3 rive 3 2 Road Laskin Road Wolfsnare Creek Regency Hilltop Shopping Center Village Drive

3 Donna Drive I-264 oad Kmart Note: Future road alignments will be determined in further studies, and will be Old Virginia Beach R Parish Day 3 School based on property availability and feasibility. e u n e Village Drive v I-264 A

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EXISTING ACCESS TO OPEN SPACE (10 MINUTE WALK) PROPOSED PARKS, INSTITUTIONS AND OPEN SPACE PUBLIC PARKS AND OPEN SPACE DEVELOPMENT BLOCK WATER STUDY AREA

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 29 PARK TYPES VICTORY GARDEN STORMWATER PARK POCKET PARKS As part of the public open space networks plan, several suggested park types have been developed. These types range from passive, such as pocket parks, to productive, such as the student farm and victory garden. In addition to these, the stormwater outfall park will capitalize on existing, under-utilized open space in order to educate the public about and help to preserve the delicate and unique wet-

land ecology of the region. All of these types will provide new and associates urban design 2012 © enhanced opportunity for residents and visitors to both connect with Victory gardens were originally The Hilltop Victory Garden also has Through the coordinated design of Pocket parks provide a place for and more fully utilize the city’s natural ecology. created to provide self-sufficiency the opportunity to provide for infor- a park system and a stormwater people to sit outdoors and socialize during war-times and to support mal recreation off of a regional trail management program as green or relax in urbanized areas. They the nation’s war efforts. Today, vic- system that runs east-west through infrastructure, the Hilltop SGA will are accessible to the general public tory gardens are associated with the site. have to reclaim more of its natu- and facilitate connections to adja- ral flood control system. Instead urban sustainability and are used to cent uses. They provide street or In order to ensure a Victory Garden of relying solely on the existing capture the military culture of the block definition and they are often is successful, strong private-public network of storm sewers and past and build upon the success- placed around a monument or are partnerships should be established paved ditches, green infrastructure ful programs of WWI and WWII. in relation to public art. They are with neighboring organizations would supplement this system by People may grow food at home or providing major outfall areas and typically created on available small for implementation and long term in shared public spaces in order stormwater treatment for broad parcels or irregular pieces of land. maintenance. to provide local food supplies to sections of Hilltop’s development. Functions include spaces for relax- families and charities. The gardens This would minimize the burden on ation, meeting friends, taking lunch Note: The proposed uses are subject to could be educational opportunities individual sites that are more con- breaks, reading a book, or play for students, young and old. refinement when the planning process strained. areas for children. They typically for implementation of the plan is put provide seating, shade, lighting, Victory gardens may include infor- By making a stormwater park a in motion due to restrictions associ- public amenity, residents and visi- planting, focal features, and articu- mational kiosks for the general pub- ated with their location in the Accident tors could learn about stormwater lated pavement patterns. lic, instructional kiosks for garden- Potential Zone - 1 (APZ-1). treatment trains, water quality, pol- ers, and places to sit and observe lutant removal, and better manage- These types of parks can occur on activities. They are a good alterna- ment practices. A stormwater park either public or private property tive to otherwise development- would serve not only as a utilitarian and could be managed by a variety restrictive parcels or where land is facility, but also as a public open of organizations, such as public, currently unproductive. They could space. private, partnership, and even non- provide a much needed staple for profit organizations. This type of park would serve the community and pay tribute to primarily as a regional stormwater the military legacy of the area. management facility but with an added emphasis on public access and design composition. These types of spaces would need to be championed by private businesses within the local watershed and potentially initiated by public-private ventures. Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 30 Conceptual Bikeways and Linkhorn Park Elem. School First Colonial Road Trail Network Plan Wildwood Drive The Conceptual Bikeways and Trail Network Plan advances the adopted Virginia Beach Bikeways and Trails Plan of 2011 by provid- Southall Drive ing a comprehensive trail system which will further increase connec- Linkhorn Bay tivity between neighborhoods and destinations. This will be accom-

Winwood Drive plished through a combination of on and off-street bicycle facilities. Wolfsnare Road

This plan prioritizes bicycle routes of regional importance mentioned Freedom Laurel Lane Fellowship Laurel Lane Church in the Virginia Beach Bikeways and Trails Plan with the inclusion Mable Lane Hilltop Shopping Center Hilltop Road 2012 urban design associates urban design 2012 of on-road bike lanes along Virginia Beach Boulevard, Laskin Road, Regency D Republic Road Victor Road Laskin Road First Colonial Marketplace F © and First Colonial Road. This plan also provides significant connec- at Hilltop remac Nevan Road Laskin Road Whole Annex Foods Good Shepherd D tions between existing and proposed open and green spaces as well as rive Lutheran Church Reynard Drive rive proposed residential and commercial development. Road Friend’s Laskin Road Wolfsnare Creek Regency Hilltop St. Nicholas School Shopping Center Village Drive Greek Orth. Church Trader Joe's Charles Barker Toyota I-264 BIKEWAYS AND TRAIL Donna Drive oad Kmart PLAN DESIGNATIONS Old Virginia Beach R Parish Day School Target e u n ON-STREET FACILITIES * e Village Drive v I-264 A » Shared roadways n i

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North Oceana Boulevard » Striped bike lanes I-264

OFF-STREET FACILITIES * reek Upper Wolfsnare Oceana B C » Shared-use paths Plantation eck » rive School N Soft paths (unpaved shared- Ego D oulevard Bus Parking reat use paths) G

» Wide sidewalks SHARED-USE PATH Potters ON-ROAD BIKE LANE R Oceana Boulevard * For definitions of specific oad types of facilities, please SIGNED SHARED ROADWAY reference the City of ON-ROAD BIKE LANE WITH Virginia Beach’s Bikeways SHARED USE PATH ON-ROAD BIKE LANE WITH and Trails Plan, 2011 WIDENED SIDEWALKS

STUDY AREA BIKEWAYS AND TRAIL NETWORK DIAGRAM

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 31 BIKEWAY AND TRAIL TYPES By ordinance, Virginia Beach allows bicycles on all sidewalks except in Town Center and the Resort Area. In the Hilltop SGA, facilities should be large enough to accommodate both pedestrians and cyclists at the same time. A mix of both on-road and off-road bicycle facilities should be considered throughout the Hilltop SGA. The on-road facili-

ties should include signed shared roadways, wide outside lanes, and associates urban design 2012 marked bike lanes. The off-road facilities should include shared-use © paths and wide sidewalks. See the City of Virginia Beach’s Bikeways and Trails Plan for detailed descriptions of each. VEHICULAR TRAVEL LANE BIKE CURB BUFFER SHARED USE PATH SHARED OUTSIDE TRAVEL LANE CURB BUFFER WIDE SIDEWALK LANE AND ZONE AND AND ZONE AND GUTTER PLANTED GUTTER PLANTED VERGE VERGE 11' min 4'-5' min 2' 5' 8'-10' min 14' min 2' 4' min 6'-8' min

BICYCLE LANES SHARED-USE PATHS SIGNED SHARED ROADWAYS WIDE SIDEWALKS (WIDE OUTSIDE LANES) » Striped and signed for exclusive » Minimal street crossings » Typically concrete, but may » Bike route signs or use by cyclists » Two-way travel for cyclists be pavers “Share the Road” signs » One-way and pedestrians » For pedestrian use although » Provide continuity /connect to » Segregate motorists from » 4' min. buffer between street bicycles are allowed roadways with designated bike cyclists and path » Positive drainage lanes » Bike-safe drainage inlets » Typically asphalt » 4' min. buffer between street » Bike-safe drainage inlets » Pavement markings (solid » Positive drainage and sidewalk recommended » 14' min. wide outside travel lanes » white stripe, arrow, and » 8'–10' wide path In spatially constrained areas, helmeted cyclist) sidewalk may abut street » 4'–5' min. width bike lanes in » 6'–8' min. width addition to 11'–12' min. width motor vehicle travel lanes

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 32 CITY-WIDE POLICIES Stormwater Management The major strategy for stormwater management in Virginia Beach has been the use of wet ponds to provide a control on the release of stormwater (quantity control) and to allow for settlement of sediment The City has identified several areas in which it will be focusing rede- for water quality control. Approximately 80 percent of the impervi- velopment efforts and future urban growth, and has classified these ous area in the City is currently treated via the use of wet ponds. areas as Strategic Growth Areas (SGAs). The patterns of land use Stormwater management is particularly challenging in the City envisioned in the SGAs are intended to concentrate development ver- due to its location on the coastal plain adjacent to the Chesapeake tically more than horizontally, and thereby have the potential to reduce Bay, the North Landing River, Back Bay systems to the south, and impervious surfaces to promote infiltration and percolation of runoff the Atlantic Ocean. This flat terrain creates a reduced hydraulic head, stormwater. There is a significant potential to reduce impervious sur- while a high groundwater table increases the migration of pollut- OPEN SPACE AND DRAINAGE INTEGRATION face cover during redevelopment. Based on the land use and land cover associates urban design 2012 ants. Fortunately in the Hilltop SGA, due the presence of the ‘Pungo data for the SGA plans completed and adopted to date, the ability to © Ridge’ geologic formation, groundwater is relatively low and infiltra- convert large areas of impervious lands to pervious lands is feasible. tion capacity is generally high. This SGA area lends itself well to This represents a major reduction of the impervious area within the more progressive techniques in stormwater management. However, SGAs over the course of TMDL implementation. tidal outfalls and storm surge will cause flooding, no matter how well Stormwater management strategies and policies are evolving in the drainage system is designed. With a full outfall system, additional Virginia Beach in accordance with upcoming changes in state and surface water from rainfall events build up with nowhere to go. federal water quality requirements. The Hilltop SGA area was devel- Low impact design strategies are being implemented in Virginia oped without the benefit of a stormwater management plan and with Beach to treat the pollution at the source as much as practical. a minimum of stormwater management facilities. The addition of Reduction of impervious surface with localized storage and infiltra- facilities for the control of both water quantity and water quality con- tion are important. A combination of infiltration and wet marsh STORMWATER TREATMENT TRAIN sequently offers a challenge and an opportunity. Redevelopment will stormwater facilities will assist with the uptake of pollutants and require an overall district stormwater plan with improvements by both filtration of sediment in the Hilltop SGA, helping to improve water the City and the property owners to mitigate the lack of existing con- quality. Use of treatment trains should be implemented as practi- trols and prevent additional negative impacts to the receiving waters cal. Treatment trains include low impact development techniques of the Eastern Branch of the Lynnhaven River and Linkhorn Bay. upstream at the pollutant source, which are anchored with regional Redevelopment will also provide the opportunity to serve as a model stormwater management facilities downstream. Treatment trains and a testing ground for the use of a combination of low impact devel- combine multiple stormwater treatment devices in a series to increase opment strategies along with shared area-wide stormwater manage- pollutant removal. While the treatment train approach is fairly new ment systems and repair of natural buffers along the open waterways. to stormwater management it has been in place for decades to treat sanitary sewer effluent at treatment plants.

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 33 REGIONAL AND SUB-WATERSHED STRATEGIES HILLTOP SGA COMMUNITY STORMWATER FACILITIES Reduction in Impervious Area Pervious Pavement in Surface Reduction in Impervious Area A regional approach to stormwater management is beneficial for The Hilltop SGA is a highly developed area with large expanses of Bioretention in Landscape Areas Parking Areas Floodplain Management property owners, stormwater network managers, and the environ- impervious surface by way of roadways, parking lots, buildings and Stream Restoration Stormwater Storage ment. It presents the opportunity to provide facilities in the best walkways. There is approximately 80% impervious cover with little Retention Basin Enhancement Wetlands Restoration locations within the sub-watershed area, reducing the need for each stormwater management or water quality controls in the Hilltop Retention Basin Enhancement Pervious Pavement property owner to provide major stormwater storage on each site. SGA. However, the Hilltop SGA is unique in that it generally con- It also allows the most appropriate means of addressing water qual- tains subgrade soils with the high infiltration capacity. Subgrade soils

ity treatment on each site; and allows for the increased efficiency of consisting of primarily sand provide opportunities for a wealth of associates urban design 2012 regional storage facilities that, if properly designed, can serve as an infiltration facilities using the earth as filter and reducing runoff at © overall area amenity. A sub-watershed approach served by a central the source. However, an overall strategy for implementation of rede- Reduction in Impervious Area Pervious Pavement Bioretention in Landscape Areas wet pond was successfully implemented at the Virginia Beach Town velopment of the area should include a general strategy of reducing Stream/Wetlands Restoration Center; however, additional site-specific low impact development impervious surfaces as well. strategies were not utilized. City development of regional facilities Stormwater management facilities can serve as organizing com- Stream/ Wetlands in each SGA can provide much of the stormwater quantity manage- munity amenities in several ways. They can provide a green space Restoration ment with the redevelopment on individual parcels providing maxi- network for shade, visual relief from large expanses of pavement, and mum water quality treatment as a part of their site design. even recreational use through adjacent trails and seating areas. They can also be incorporated into hardscapes and public areas, providing variety, interest, and even artistic treatments. They can help reduce

PROPOSED STORMWATER MANAGEMENT INCLUDED IN THE HILLTOP SGA FUTURE pollutant load by limiting the use of high-maintenance turfgrass. STORMWATER A design strategy for both public and private spaces will be important to creating an interesting environment while comprehensively addressing the challenging State stormwater management criteria.

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 34 TREATMENT METHODS AND PERFORMANCE STANDARDS Based upon the local conditions, the primary types of non-region- FOR ON AND OFF-SITE DEVELOPMENT al stormwater facilities in the Hilltop SGA should be rain gardens, A much wider range of stormwater management strategies will be shallow bioretention areas, and shallow swales with managed mead- necessary to meet current and future stormwater treatment require- ow plantings, constructed wetlands, restored natural buffers (Riparian ments. General guidelines and strategies for addressing these require- Buffers), and stream restoration. Some other types of stormwater ments should be provided as a part of the redevelopment standards, facilities that could be of use in the Hilltop SGA area, due to the well but it is most important to allow flexibility in the design methods draining soils, include the use of sand filters, small-scale infiltration

used for any particular development. This will encourage creativity facilities, and amended soils with underdrainage. associates urban design 2012 and allow the application of methods and devices developed in this © emerging field. Allowing landowners to work together jointly to provide regional 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 begin- ning, incorporating them in the initial concepts for redevelopment and refining them throughout the design and construction process. This will maximize the use of stormwater management facilities as a public space amenity. Redevelopment strategies that will contribute to good stormwater management include: » Reduced impervious surface through the use of structured parking, SOIL GRADES IN THE HILLTOP SGA GRADE A SOILS pervious pavement, maximized managed turf area, and green roofs Grade A soils are characterized by soils with high infiltration and transmission while Grade B soils are characterized by moderate infiltration and transmission rates. Both Grade A and B soils lend themselves well to infiltration GRADE B SOILS » Rainwater capture and water reclamation techniques, including based stormwater management. Grade C and D soils are characterized by lower infiltration rates. Infiltration based GRADE C SOILS the use of above-ground and underground storage, including their stormwater management can still be utilized, but actual infiltration will be much more difficult to achieve. 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

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 35 Sanitary Sewer Systems

There are two issues to be considered when evaluating the existing Eight sanitary sewer pump stations serve the Hilltop SGA, all sanitary sewer system serving the Hilltop SGA relative to improve- of which are located directly within the SGA planning area bound- ments needed to serve increased development in the area — the con- ary. The pump stations were designed and constructed to serve the veyance system and the pump station capacities. assigned development based on build out projections at the time Whereas the Hilltop SGA is mostly served by sanitary sewer without consideration of rezoning or major redevelopment. Most of systems, and the receiving HRSD mains and treatment plant have the stations are scheduled to be replaced by 2040 according to avail- capacity to accept additional flows, the collection and pumping sys- able records. Replacement of existing pump stations may be required

tems have capacity limitations. Due to the age of the infrastructure, where redevelopment results in significant increases in sanitary sewer associates urban design 2012 groundwater and rainwater can infiltrate through the piping and flows. Following the adoption of the Hilltop SGA Master Plan, the © into manholes, leading to reduced capacity for conveying sewage. City Department of Public Utilities will update the Sanitary Sewer Even though the system functions adequately during dry weather, Master Plan based on the projected future densities. The revised problems arise during rain storms. Excessive infiltration and inflow Sanitary Sewer Master Plan will identify the upgrades that are (I&I) can cause pump stations throughout the interconnected and required to adequately serve the redeveloped Hilltop SGA. pressurized system to exceed capacities and lead to Sanitary Sewer Overflows (SSO). 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, SEWER LINES INCLUDED IN THE HILLTOP SGA appropriate allowances will be made for future growth projected in PS LOCATION EXISTING SEWER this plan. PS SERVICE AREA FUTURE SEWER

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 36 Water Systems

Public water service exists throughout most of the Hilltop SGA within existing rights-of-way. Three parallel arterial water mains run along Laskin Road, which, along with a large ground storage tank and pumping station west of the boundary, provide ample capacity for increased development in the Hilltop SGA. There are also several large mains within First Colonial Road and Virginia Beach Boulevard. Some realignment of smaller water mains may be required

to conform to the future road grid system, which will not only help associates urban design 2012 to meet the demands of the increased domestic and fire suppression © needs for the development, but also provide redundancy in the system.

WATER LINES INCLUDED IN THE HILLTOP SGA EXISTING WATER MAIN PROPOSED WATER MAIN

Hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates Infrastructure Network 37 Land Use and the Hilltop sga is widely recognized as the premium shopping destination in Virginia Beach. Customers from affluent neighbor- Development Case Studies hoods to the north, the resort district to the east, and the broader city via I-264 and Laskin Road are attracted by Hilltop's unique blend of national brands and locally owned shops and restaurants. Hilltop’s prestige is inconsistent with its environment, a strip center, suburban environment with heavily congested roadways. To reinforce its “top of market” status, Hilltop must address several challenges. These include

traffic congestion, an environment hostile to pedestrians and cyclists, associates urban design 2012 a landscape dominated by parking lots, and buildings that have long © surpassed their design life. Improvements to Laskin Road and First Colonial Road will LAND USE HEIGHTS introduce new possibilities for incrementally building a network of local streets. These new streets will improve access and visibility to property along Laskin Road and First Colonial Road and greatly relieve congestion by distributing traffic onto the new streets. Coming with the streets will be sidewalks, crosswalks, landscaping and lighting that will transform Hilltop into a walkable district. Over time, existing retail buildings will be replaced with new retail buildings built facing the new streets. The suburban pattern of highways lined with parking lots and strip centers will gradually give way to a new pedestrian friendly mixed-use district. With the new block structure, developers should introduce plazas and small parks as focal points for shopping and dining. As the market permits, structured CASE STUDIES parking will free up land currently used for surface parking, allowing increased density and revenue from redevelopment. The potential for locating a transit station in the center of this vibrant district has been illustrated in this study. The introduction of transit could accelerate redevelopment and investment.

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 38 Land Use Plan Linkhorn Bay

First Colonial Road

Winwood Drive The Hilltop SGA is home to a wealth of local businesses with a vari- Wolfsnare Road

Freedom Laurel Lane ety of retail, restaurant, office, health, and recreational uses. To build Fellowship Church Mable Lane on its role as a unique, regional destination while reinforcing land use Hilltop Shopping Center Hilltop Road

Regency D Republic Road Victor Road Laskin Road compatibility with the AICUZ restrictions, the below land uses are First Colonial Marketplace F at Hilltop remac proposed for the Hilltop SGA: Nevan Road Laskin Road Whole Annex Foods Good Shepherd D rive Lutheran Church Reynard Drive » Non-Residential Mixed-use: a mixture of retail, office, and other rive

Road non-residential uses. Laskin Road Friend’s Wolfsnare Creek Regency Hilltop St. Nicholas School Shopping Center Village Drive Greek Orth. » Residential: existing residential areas will remain with limited Church Trader Joe's associates urban design 2012

redevelopment. AICUZ restrictions restrict expansion or densifi- Charles Barker © Toyota I-264 cation of residential uses beyond what is currently zoned for such. Donna Drive Kmart each Road Old Virginia B Should the existing residential be redeveloped into new residen- Parish Day School Target e tial, at an equal or lesser density than currently exists, the new u n Drive e Village v I-264 A residential shall contain housing at different price points, includ-

n i

West Lane West s ing affordable housing. n o c Virginia Beach Boulevard is » Institutional: existing institutions are designated for this land use. W » Open Space: new open space opportunities. Virginia Beach Boulevard

North Oceana Boulevard » Industrial /Flex: Production, distribution, and repair uses. I-264

reek Upper Wolfsnare Oceana B C Plantation eck School N go Drive E oulevardBus Parking reat G

Potters Road

Hilltop SGA Permitted Land Use Plan Areas Use (% of Area (ac.) Projected Total Buildable Residential Total) FAR SF Units / ac

LAND USE PLAN Mixed-Use 36% 265.5 1.5 17,349,259 –

NON-RESIDENTIAL Residential 16% 120.2 – – 10,12 & 18 INSTITUTIONAL INDUSTRIAL MIXED-USE Institutional 4% 31.7 0.5 1,380,137 – RESIDENTIAL OPEN SPACE AND STUDY AREA STORMWATER MANAGEMENT Industrial 7% 51.2 0.5 668,882 – Open Space 14% 106.7 Infrastructure 23% 174.1 Total 100% 749.4 Acres – 19,398,278 sf – hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 39 Building Heights Plan Linkhorn Park Elem. School First Colonial Road Wildwood Drive

Permitted maximum building heights are shown in the following diagram. Most building heights in the SGA area remain unchanged Southall Drive from current zoning at 3 stories. Permitted heights increase along Linkhorn Bay Laskin Road and First Colonial Road, with a maximum of 5 sto-

Winwood Drive ries. These greater heights correspond to non-residential mixed-use Wolfsnare Road areas that will be within walking distance of the potential transit Freedom Laurel Lane Fellowship Church station. Greater building heights will allow developers to consider Mable Lane Hilltop Shopping Center Hilltop Road 2012 urban design associates urban design 2012 mixed-use development that can combine ground floor retail and Regency D Republic Road Victor Road Laskin Road First Colonial Marketplace F © entertainment uses with upper floor office uses. at Hilltop remac Nevan Road Laskin Road Whole Annex Foods Good Shepherd D rive Lutheran Church Reynard Drive rive

Road Friend’s Laskin Road Wolfsnare Creek Regency Hilltop St. Nicholas School Shopping Center Village Drive Greek Orth. Church Trader Joe's Charles Barker Toyota I-264 Donna Drive oad Kmart Old Virginia Beach R Parish Day School Target e u n e Village Drive v I-264 A

n i

West L West s

n o c Virginia Beach Boulevard is W

ane

Virginia Beach Boulevard

North Oceana Boulevard I-264

FLEXIBILITY OF BUILDING HEIGHTS reek Upper Wolfsnare Oceana B C Plantation eck rive School N Some flexibility in building Ego D oulevardBus Parking reat heights should be permit- G ted to respond to market

demands. Potters

Oceana Boulevard The City may accommodate Road this flexibility through zon-

ing overlays or development 3 MAX incentives. 5 MAX

STUDY AREA

BUILDING HEIGHTS PLAN hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 40 Development Case Studies Linkhorn Park Elem. School First Colonial Road Wildwood Drive

The planning process, site analysis, and master planning of the Hilltop SGA yielded detailed design concepts that may be used as Southall Drive case studies to show how prototypical sites might redevelop over Linkhorn Bay a number of years. The case studies provide an overview of the

Winwood Drive quality and character of development that is envisioned in the des- Wolfsnare Road ignated area. In all of the case studies, there is an emphasis on pro- Freedom Laurel Lane Fellowship Church viding small open spaces and landscaping in parking lots and along Mable Lane Hilltop Shopping Center Hilltop Road 2012 urban design associates urban design 2012 streets, which can enhance the value of the private development by Regency D Republic Road Victor Road Laskin Road First Colonial Marketplace F © providing memorable, usable gathering spaces and help contribute at Hilltop remac Nevan Road Laskin Road Whole Annex Foods Good Shepherd D to the public realm. The six case studies that are defined within the rive Lutheran Church Reynard Drive rive

Hilltop SGA Master Plan are: Road Friend’s Laskin Road Wolfsnare Creek Regency Hilltop St. Nicholas School Shopping Center Village Drive Greek Orth. » Southern Greenway and Innovation Zone Church Trader Joe's Charles Barker » Regency Hilltop Shopping Center Toyota I-264 Donna Drive oad Kmart » Kmart Block Old Virginia Beach R Parish Day School Target e u » Hilltop Shopping Center n e Village Drive v I-264 A

n i » Marketplace and Kroger L West s

n o c Virginia Beach Boulevard is » Target Block W

ane

Virginia Beach Boulevard

North Oceana Boulevard I-264

reek Upper Wolfsnare Oceana B C Plantation eck rive School N Ego D oulevardBus Parking reat SOUTHERN GREENWAY AND INNOVATION ZONE G

Southern Boulevard REGENCY HILLTOP SHOPPING CENTER

"KMART BLOCK" oad Oceana Boulevard Potters R

HILLTOP SHOPPING CENTER

MARKETPLACE AND KROGER

"TARGET BLOCK"

STUDY AREA CHARACTER AREAS PLAN hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 41 "KMART BLOCK" Hilltop Square Shopping Center block includes a Kmart, US

Post Office, Cash Converters, Wendy’s, Taco Bell, a car wash, an Laskin Road Laskin Road Laskin Road auto parts retailer and other restaurants and retail establishments. Storefronts are set back around a large surface parking lot, which is

typical of suburban, drive-to retail. Only a portion of the parking lot First Colonial Road First Colonial Road First Colonial in front of Kmart is used, the rest of this vast land sits empty. Hilltop

rive residents love shopping at Kmart, several residents walk from close Donna Drive Donna Drive Donna D Jack

R by residential neighborhoods. This block has the potential to become oad

R a vibrant and walkable shopping center. abbit

I-264 I-264 I-264

PHASE 1 PHASE 2 PHASE 3 The vacant parking lot along Donna Drive is reconfigured to accommodate Retail buildings are added around the center green to create a public A new street connecting the First Colonial Road to Jack Rabbit Road a center green, sidewalks, and a drive with parallel parking around the space. The new shops and restaurants will benefit from the high traffic is introduced. This new connection will improve the circulation in KEY PRINCIPLES median. The tree-lined green surrounded by small retail footprints will volume of the remaining anchor. The parking lot is redeveloped with the shopping center. New retail buildings addressing the streets are

EXISTING DEVELOPMENT: 410,000 SF create a formal entrance to the shopping center. The street trees and buildings addressing Donna Drive. A parking garage is built to serve the added with parking located within the new blocks. Hilltop Square DEVELOPMENT AS SHOWN: 1,480,000 SF proper sidewalks along this new street will create a desirable address for new uses. The garage is located in mid-block, behind retail, screened Shopping Center is fully transformed into a vibrant shopping center and » Enable the buildings to retail and enhance the pedestrian environment. from public right of way. However, it is visually and physically accessible incorporated to the rest of Hilltop shopping district as infill redevelopment come to the street to Kmart shoppers through an access drive. continues on incremental parcels on the north Donna Drive. The site is developed with new retail buildings fronting Donna Drive and Laskin Road » Incorporate parking into and parking is accommodated on-street and in mid-block. on-street spaces, surfaces lots and decks, both hidden away from the street » Provide safe access from both sidewalk and parking areas. » Set up potential LRT station location

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 42 KMART BLOCK 2012 urban design associates urban design 2012 ©

AERIAL SHOWING EXISTING CONDITIONS OF KMART SITE

AERIAL SHOWING PHASE 2 OF KMART REDEVELOPMENT

AERIAL PERSPECTIVE LOOKING SOUTH OVER POTENTIAL KMART REDEVELOPMENT CASE STUDY AREA WITH COMPLETED REDEVELOPMENT

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 43 HILLTOP SHOPPING CENTER The Hilltop Shopping Center is best positioned for redevelopment as there is a current demand for its existing retail and it is within close proximity to surrounding neighborhoods. The plan calls for Laurel Lane Winwood Drive Laurel Lane Winwood incremental changes to produce an interconnected street network.

D These streets will define a clear block system for a mix of uses. The rive

F First Colonial Road focal point of the redevelopment will be a sequence of unique and irst Colonial accessible spaces that are surrounded by a variety of shop fronts.

These special places will create a vibrant environment that entices Road local residents and visitors to come together as one community. Laskin Road Laskin Road 2012 urban design associates urban design 2012

PHASE 1 PHASE 3 © The large block of parking with retail buildings interspersed is divided to create a better network of secondary The final build-out of the Hilltop Shopping Center is a redevelopment that is legible and accessible. Public spaces streets. The focal point of the first phase of redevelopment is the linear green that creates an entrance into the interrupt the blocks to create special nodes throughout the plan that are anchored by the existing YMCA, new new development. big box retail, and smaller, local businesses. To accommodate the new development, the plan proposed three parking garages to serve the new district in addition to street parking. With an improved street network and buildings that front on all sides of the block, the Hilltop Shopping Center has transitioned itself from surface parking lots and big box retail uses to a more urban retail district at the center of the Hilltop SGA. Laurel Lane should be reconfigured to separate neighborhood traffic from commercial traffic. However, pedestrian connections and sidewalks should align with blocks to provide access to the new retail amenities for residents.

Laurel Lane Winwood Drive

First Colonial Road

KEY PRINCIPLES

EXISTING DEVELOPMENT: 470,000 SF DEVELOPMENT AS SHOWN: 510,000 SF

» Interconnect street grid » Create a formal entrance Laskin Road » Provide a variety of public spaces » Orient= buildings to the PHASE 2 street The larger retail blocks are transitioned to a more urban block types through the placement of local roads to » Replace surface parking better accommodate access to retail amenities. This newly defined framework encourages a more walkable with parking garages environment for pedestrians, encouraging shoppers to park-once and not "depend on the car as a shopping cart." » Place surface parking mid- To lessen the impact of the redevelopment, a landscaped median is added to Laurel Lane to create a buffer between the front yards of the adjacent residential and the parking lot side of the retail properties. block behind buildings

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 44 HILLTOP SHOPPING CENTER 2012 urban design associates urban design 2012 ©

PERSPECTIVE OF THE REDEVELOPMENT OF THE HILLTOP SHOPPING CENTER PHOTO SHOWING EXISTING CONDITIONS

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 45 MARKETPLACE AND KROGER Located at the corner of Laskin and First Colonial Roads and within close proximity to a proposed transit line, this area is a prime location for a range of non-residential uses. This design can be phased over time to be better organized and support a more urban character that is walkable and accessible for all users. With a mix of office, res-

First Colonial Road First Colonial Road oad F taurants, local retail shops, and major anchors such as Whole Foods irst Colonial Republic Road Republic Road Republic R Market, Michaels, and Total Wine, this area is an emerging employment center and transit-ready development. R

Laskin Road Laskin Road Laskin Road

PHASE 1 PHASE 2 PHASE 3 To provide a better network of streets and alternative routes for local New retail is built along the formalized water feature and the edge of the A mid-block promenade between Laskin Road and Republic Road is KEY PRINCIPLES traffic, a road is designed to run north, connecting Laskin Road to blocks to create a more urban streetscape and begin to conceal surface designed to create a distinct retail address that is ideal for outdoor EXISTING DEVELOPMENT: 302,000 SF Republic Road. The existing stormwater pond is formalized to capitalize parking. A parking garage is placed next to the Kroger and within close seating and visitors to congregate. A redesigned water feature and DEVELOPMENT AS SHOWN: 462,000 SF on the opportunity of a new pedestrian thru-way and development proximity to Whole Food's to allow development of excess surface passive greens add to the uniqueness of this space, connecting the » Interconnect street grid frontage. A new street also is built to connect to the neighborhood to the parking. shopping district to a new office development north of Republic Road. An north to the assisted living center and Republic Road. added parking garage will free up space for additional retail development » Situate buildings close to and will increase the density and utilization of this property. the street » Link office and retail uses » Create a mid-block pedestrian connection » Replace surface parking with parking garages over time » Place surface parking mid- block behind buildings » Connect to surrounding uses » Create central open space and dining terrace hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 46 “TARGET® BLOCK” Located across from one of the proposed LRT stations, this address

First Colonial R First Colonial R is a prominent corner within the Hilltop SGA. The proposed redevelopment orients buildings to face along First Colonial Road and Donna Drive to better provide a safe and accessible retail address

oad oad for an increase in vehicular and pedestrian traffic that will come as a result of the potential transit station. Drive Drive Donna Donna 2012 urban design associates urban design 2012 ©

I-264 I-264

PHASE 1 PHASE 2 A new street is introduced to better connect the street grid, distribute The final build-out of the Target Block includes new retail buildings along traffic, and minimize the volume on surrounding local roads. The new the edges of First Colonial Road and Donna Drive. To provide greater KEY PRINCIPLES street terminates at the front entrance of the Target and is anchored with visibility for Target and the new retail uses, a road is extended through EXISTING DEVELOPMENT: 150,000 SF new retail buildings at either end. The new retail buildings minimize the the northern block of the site to Laskin Road. Parking is located mid-block DEVELOPMENT AS SHOWN: 330,000 SF view of surface parking and conceal a new parking garage that will serve and hidden behind the buildings. Trees and landscaped areas soften the » Interconnect street grid Target shoppers. redevelopment and help to reduce surface runoff around the paved lots. » Line buildings along major roads » Replace surface parking with parking garage » Place surface parking mid- block behind buildings » Provide landscaped areas for water runoff » Connect to Laskin Road

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 47 REGENCY HILLTOP SHOPPING CENTER Located north of Laskin Road at the western edge of the SGA,

The Regency Hilltop Shopping Center provides a key opportunity Regency Drive Regency Drive both for the creation of a neighborhood and regional destination for retail shopping, high-quality office space, and beautiful passive park space. The redevelopment of this shopping center can occur in stages, allowing viable businesses to remain while a public realm is created around them. The Recency Hilltop redevelopment represents one of the high potential areas for mixed-use and walkable redevelopment. 2012 urban design associates urban design 2012 ©

Road Road

askin Laskin L

PHASE 1 PHASE 2 KEY PRINCIPLES The first phase of development creates of a new street grid and a central The second phase of development creates a complete retail environment

EXISTING DEVELOPMENT: 268,100 SF space from the existing layout of parking drives and lots. Once this new and a new publicly accessible open space amenity. Once the core of DEVELOPMENT AS SHOWN: 415,760 SF framework is in place, the northern and southern strip buildings can be the site has been established as a viable retail site, the out parcels can » Use layout of existing redeveloped into a new anchor, flanking retail buildings, and a structured be redeveloped with street-facing perimeter blocks. This will reinforce parking deck. This would allow all of the out parcels and the anchor the street grid and creates a true destination for neighborhood and parking drives and lots to at the west of the property to remain. The small park space creates a destination shopping. Finally, the existing anchor can be redeveloped into transform into a network of gathering area for outdoor seating and other types of activities. In this an ideal corporate office site with an attached structured parking deck. streets and a central green first phase, the large green area at the rear of the property can be used The large green area in the rear of the site can be developed into an open space for gathering for stormwater collection for the development with minimal upgrades. space that functions both as a publicly accessible park and a functional » Replace some surface park- sustainable stormwater treatment and management facility. This could ing with decks that service be achieved through public and private cooperation and would take full advantage of the opportunities of the site. retail and office uses » Phase development to allow for viable redevelopment over time » Create a publicly accessible storm water park at the rear of the site, overlooked by a highly desirable office site

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 48 SOUTHERN GREENWAY AND INNOVATION ZONE Virginia Beach Boulevard Potential realignment of the light rail alignment north into the

Hilltop SGA would create opportunities for reclamation of City- Virginia Beach Boulevard owned former rail right-of-way for a strong east-west greenway. To strengthen this greenway, the existing ball fields west of First Colonial Road may be moved to a new park south of the greenway, which could also incorporate victory gardens and other types of passive recreation. The land currently occupied by the ball fields can be made available for development with uses complementary to NAS Oceana.

Oceana Boulevard

Potters Road

PHASING KEY PRINCIPLES The phasing of the greenway and development opportunities in this case

EXISTING DEVELOPMENT: 191,950 SF study would be dependent on studies. Public initiatives to relocate the DEVELOPMENT AS SHOWN: 541,150 SF ball fields and create this large park connected to a critical greenway » Create greenway along the would then catalyze private development in the blocks north of the City-owned right-of-way former rail right-of-way. This development may create an innovation zone where offices or businesses needing flex or light industrial space with multi-use paths. can locate with easy access, proximity to retail uses, and linkages to a » Create a large park that greenway system. connects to the greenway with relocated ball fields, a victory garden, and passive recreation uses. » Capture valuable land west of First Colonial Road for office or flex development » Locate uses that are compatible with the APZ-1 and CZ Master Plan and AICUZ

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 49 Development Standards

FRONTAGE LANDSCAPE COMMERCIAL

Defining standards for treating frontage landscape for a mix of uses STANDARDS can provide a clear public and private delineation, maximizing of a 1 Prioritize the street experience 2 Provide shaded circulation building’s exposure to the street, and articulation on how one is to 3 Provide small setbacks enter and use a building. The physical elements of a streetscape (pav- 4 Create large sidewalks for pedes- ing, trees, street furniture, lighting, and signs) along with the comfort trian walkability, outdoor seating, and landscaping. and convenience of people have a major importance in the design of 5 Provide lighting, signage, and the frontage landscape and creating a quality environment. landscaping that is reflective of associates urban design 2012 Retail addresses within the Hilltop SGA should be lined with the addresses. © 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.

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 50 STREET FURNISHINGS 5 Benches should be located in pairs and should be positioned for STREET FURNITURE Street furnishings are an essential component of the Hilltop SGA. conversation and good views. When curb side, benches should GENERAL CRITERIA Items such as benches, bike racks, trash receptacles, pet waste sta- 1 Located appropriately within the face the storefronts and away from the streets in urban environ- public realm of streets tions, and bollards will establish the human scale within the larger ments. They should be located to not impede pedestrian flow and 2 Proper frequency and affixed to setting. Combined with site lighting, planting, and signage, these be coordinated with shade when exposed to a southern aspect. the ground components help to define the nature and character of the pedestrian Benches should be located on level concrete pads for stable seat- 3 Help to define the pedestrian realm and provide amenity for experience while providing convenience, safety and comfort. These ing and ease of maintenance beneath. All transit stops should alternative forms of transportation are the details that will help create a sense of place and to establish include at least one bench in addition to trash receptacles. associates urban design 2012 © the Hilltop aesthetic for Virginia Beach. 6 Bike racks should be located at every park and commercial area. 1 Street lighting, benches, trash receptacles, and bike rack ameni- They should be carefully situated near the street but behind the ties should be coordinated for coherent character. Sub-areas, such entrance planting and walkways. Clusters of “Inverted U” racks or as business and residential neighborhoods, may have differing the equivalent should be used. themes, but these themes should strongly reflect each other in 7 Transit shelters are street furnishings that should be designed to their materials, colors, and forms throughout. infuse public art into the streetscape. 2 Benches, trash receptacles, and bike racks should be located regu- 8 Public art should be incorporated in pedestrian and bicycle ame- larly, be sturdy designs intended for heavy use and be affixed to nities as elements that can create a comfortable, safe and attractive the ground surface. public realm. 3 Iron or concrete bollards should be used to protect and define important pedestrian-oriented areas. 4 Trash receptacles should reside in an area convenient for trash pick up and be discrete as viewed from vehicular and pedestrian traffic. They should be located at street intersections, near retail storefronts, and in community and neighborhood parks. The receptacles should also be coordinated with plant material and strategically positioned behind walks or near entrance planting.

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 51 EXTERIOR SIGNAGE 4 To encourage ease of usage, natural areas should have well defined SIGNAGE Signage for the Hilltop SGA is critical for establishing a themed sign posts for trail lengths, destinations, and place names as rel- GENERAL CRITERIA identity to the entire community or to sub-communities of the over- 1 Appropriately located to be read- evant. able and accessible to all SGA. They are also necessary for completing the extension of the 5 Educational sign markers are critical to identifying and interpret- pedestrians 2 Well designed and graphically buildings to the street. It may be difficult for a pedestrian to see the ing history and natural systems for trails and open space. These clean name of a store if the building sign is the only means of identifica- should be strategically sited as trail systems are developed. 3 May be mounted on light poles tion and the entrance to that store is too high above the pedestrian 6 Interpretive signs along pedestrian linkages should be used to and suspended from buildings 4 Encouraged materials include areas. Pulling additional identification signs out and toward the associates urban design 2012 point toward and announce culturally significant sites, such as the painted wood and sheet © pedestrian areas is an essential ingredient to creating a sense of place. Upper Wolfsnare Plantation, well before a pedestrian arrives at aluminum Additionally, signs that repeat font types and styles for a particular these destinations. business help to orientate the pedestrian by defining one business 7 Map-type graphics panels are critical to point out destinations space from another. and nodes along trail systems so that pedestrians and casual While building signage deals primarily with identification, other bicyclists can make important decisions before venturing on new sign systems in the SGA will play a critical role in defining the paths. environment and creating legibility and identity in the planned community. Directional and way-finding signs for themed developments 8 Sign graphics should be capable of rendering high-resolution full provide support for a community’s daily activities as well as special color images, photographs, colorful diagrams, and bold text in all events, and operational or regulatory signs provide important param- weather conditions. They should have UV coatings that are long eters for conducting these activities. lasting and resistant to graffiti, fingerprints, dirt, oil, and other substances, and they should be strong and durable if not virtually 1 Site signs should be incorporated with the planting, paving, and unbreakable. They should comprise one solid continuous piece or lighting designs as much as practical, except for incidental signs several interlocking tiled pieces for larger signs. such as temporary advertisements or sandwich board signs. 9 Sign frames and bases should not be prone to peel, fade, crack, or 2 Light poles and building columns may be used for mounting rust. Way-finding and Regulatory signs as appropriate. 3 Materials such as select grade painted wood or sheet aluminum 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. hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 52 LIGHTING Tool-less entry fixtures are recommended for ease of mainte- LIGHTING Lighting in the Hilltop SGA is variable. Most street lights are high nance. The City has used the Cooper-type fixture for their lighting pressure sodium lamps in cobrahead fixtures, while private business style on various developments. This is one of the more modern lights lighting is a mixture of metal halide, mercury vapor, and high pres- offered by Dominion Virginia Power (DVP). This fixture would lend sure sodium on a variety of fixture styles and pole heights, building- itself well to the Hilltop area. Any similar light fixture recommended mounted lighting notwithstanding. would be well suited to reflect this style; however, selections are often Light fixtures otherwise provide for the safety and accessibility limited to DVP standards. Any special lighting fixture in a public

of outdoor spaces at night. Fixtures should be selected for lighting right-of-way that deviates from their inventory will require a special associates urban design 2012 capacity as well as for architectural quality that will lend a sense of lighting agreement with DVP if they are to maintain these lights. © place and articulation to the SGA. To the maximum extent possible, light fixtures should be selected for consistency throughout Hilltop. They should be designed as cutoff fixtures to minimize light pollution and glare. They should also offer a true color rendition in lieu of GENERAL CRITERIA yellow (high pressure sodium) street lights. If desirable, some lights 1 Architectural design which adds to character and sense of place may be timer controlled to discourage late night access to parks and 2 LED, dark-sky lighting trail systems as well as to conserve energy. 3 Tool-less entry fixtures for easy LED lighting is recommended for this SGA. These types of maintenance street lights should have the following specifications: » 4100 Kelvin (color), 80 to 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)

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 53 PARKING LOT AND STREET TREE CANOPIES EXISTING ASPHALT DRIVE AISLE 12” CONCRETE BAND In an urban environment, soils under paved areas are highly compact- PROPOSED PERMEABLE PAVERS PROPOSED TREE ISLAND WITH 6” CURB ed. This limits the amount of water, oxygen, and nutrients available to plant material including trees. This also limits tree root growth causing trees to be stunted or to die prematurely. There are some options that are available for use in areas with highly compacted soils that will allow adequate moisture, oxygen, and nutrients to reach the root

zone of trees. associates urban design 2012

One option is the use of structural soils. Structural soils under © pavement support the pavement load, but also provide an ideal soil environment for tree root establishment. The additional root space encourages deep root growth away from the pavement surface, eliminating problems associated with pavement displacement. Existing parking lots could be retrofitted by using a combination of structural soils and permeable pavement without displacing any parking spaces. Small, diamond-shaped tree pits could be installed in the upper corners of parking spaces allowing only a small diago- nal portion of the parking space to be removed. Placing structural soil and permeable pavement within the parking spaces directly

surrounding the trees will allow tree roots to grow as required for MULCH CONCRETE CURB healthy trees. This will help support an urban tree canopy, especially TOPSOIL PERMEABLE PAVERS in Hilltop which has a high percentage of paved area. OPEN GRADED BEDDING COURSE #57 OPEN GRADED BASE AGGREGATE #2 OPEN GRADED SUB-BASE AGGREGATE 50/50 TOPSOIL STRUCTURAL SOIL MIX STRUCTURAL SOIL EXISTING SOIL

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 54 PARKING STANDARDS

REET Y ST Primary addresses throughout the Hilltop SGA are environmentally DAR SECONDAR impacted and aesthetically limited by the presence of many large SECON Y STREET parking lots. Redevelopment of these parking lots with the use of standards will ensure a better potential for future development and GARAGE create an environment that is not a hindrance to pedestrians or the GARAGE PRIMARY STREET high quality character of the Hilltop community.

EET 2012 urban design associates urban design 2012 Y STR © DAR CONDITIONED SPACE ARCHITECTURALLY TREATED SECON FACADE FUTURE DEVELOPMENT SITE

FUTURE DEVELOPMENT SITE SURFACE LOT STANDARDS WRAPPED GARAGE STANDARDS STAND ALONE GARAGE STANDARDS

ORIGINAL » Generally located at the rear or to the side of buildings » Located generally in the middle of the block » Free-standing BUILDING » FUTURE Buildings provide screening along primary streets; shade » Liner buildings provide screening along public right-of-way » Architectural treatment of garage's facade should be DEVELOPMENT SITE trees, landscaping, and low walls provide screening along » Minimal visibility should occur along primary streets. screened from public right-of-way secondary and tertiary streets. FUTURE » » Pedestrian entry articulated in the facade's composition DEVELOPMENT SITE Pedestrian entry articulated in the facade’s composition » Minimal visibility should occur along primary streets. » » Naturally ventilated Naturally ventilated » Wayfinding methods should be clear for access of pedestri-

FUTURE ans and vehicles. DEVELOPMENT SITE (1)

(2) (3)

Large parking lots can be divided into future development blocks to permit maximum flexibility for denser development to take place. Parking should be designed to correspond with service requirements of the block, leaving land for building pads that can be accommodated incrementally over time. As development occurs, tree-lined streets and buffered landscape edges will create a protected environment for pedestrians. Parking lots and garages should be placed out of public view but still easy to access.

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates land use and development case studies 55 Implementation Strategies the Hilltop SGA Plan includes a series of implementation concepts that will involve both the city and private property owners. Improvements will evolve over several years and occur incrementally. The following strategies will assist the community in a coordinated approach to redevelopment: IMPLEMENTATION STRATEGIES » Update zoning regulations based on the SGA plan ZONING recommendations » Consider: District-level flexible zoning tied to SGA programs; overlay zones, including transit-ready, transit-oriented development; retrofitting » Consider tools for redevelopment including Special Assessment associates urban design 2012 © some SGAs with new zoning, tying list of permitted /prohibited uses to physical forms. Districts, Special Service Districts, Tax Increment Financing,

SPECIAL ASSESSMENT DISTRICTS (SAD)/ Business Improvement District, and Parking Management SPECIAL SERVICE DISTRICTS (SSD) » Outline costs of necessary physical improvements by phase, and » Create a BID or similar organization to allow property owners model SSD contributions against improvement costs. and tenants to work together to manage community events, main- » Explore legality of Floor Area Ratio (FAR)-based SAD. tain the district, and plan for the future. » Run financial modeling of SSD by each SGA. » Revisit design assumptions for scheduled improvements to major TAX-INCREMENT FINANCING (TIF) » Analyze fiscal impact of proposed development at the SGA level. arteries including Virginia Beach Boulevard, First Colonial, and » Model the contributions of a TIF, with contingency, in conjunction with Laskin Road. SSD for multiple phases of infrastructure investment. » Shape infrastructure investment to lessen percentage of public contri- » The VDOT design for Laskin Road is old and outdated and bution over time while increasing percentage of private contribution. should be redesigned with consideration to the recommendations BUSINESS IMPROVEMENT DISTRICT (BID) » in this study. Embrace BIDs as a way to advance the goals of the SGA effort. PUBLIC AND PRIVATE INITIATIVES PUBLIC INITIATIVE » Cultivate leadership in the Hilltop SGA to become a BID, preferably in » Continue to explore alternative transit alignments to better serve The Hilltop SGA will require a coordinated effort of public and private investment PRIVATE STREET INITIATIVE conjunction with plan adoption. to achieve full potential. The public investment in open space and transportation Hilltop’s prime commercial area. infrastructure not only create an improved public realm but will allow for full return on the PRIVATE DEVELOPMENT INITIATIVE PARKING MANAGEMENT accompanying private investment. » Model funding of parking via stacks of TIF, SSD, fees and compare » As improvements to Laskin Road are implemented and redevel- results of fiscal impact study against cost of parking delivery and opment of commercial property evolves, build a new secondary potential sources of revenue. and tertiary street network to improve mobility and access in TIERED INCENTIVE PROGRAM Note: Where shown initiatives are » Explore proper incentive structure as well as terms for compliance par- Hilltop. ticipation; test market program with developers and property owners. on private property, improvements are to be made at the discretion » Incorporate incentive program into SGA implementation /roll-out. » Implement the city wide trail system as roads and streets are of the property holder and should » Reconcile any tax-driven incentives with TIF and SSD. rebuilt to new standards. be performed in conjunction with redevelopment.

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates implementation strategies 56 Public Investments Linkhorn Park Elem. School First Colonial Road Wildwood Drive

The city will be responsible for key infrastructure improvements including transportation management and street design, improve- Southall Drive ments to pedestrian and bicycle infrastructure, utilities, and transit Linkhorn Bay initiatives:

Winwood Drive 1 Laskin Road Redesign and Implementation to eliminate frontage Wolfsnare Road 2 roads and improve traffic flow and safety. Improvements to First Freedom Laurel Lane Fellowship Church Mable Lane Colonial Road at the intersection of Laskin Road are included in Hilltop Shopping Center Hilltop Road

1 associates urban design 2012 Regency D Republic Road this project to help improve flow. Victor Road Laskin Road First Colonial Marketplace F © at Hilltop remac

2 Streetscaping improvements to include landscaping, trees, light- Nevan Road Laskin Road Whole Annex Foods Good Shepherd D rive 3 Lutheran Church Reynard Drive ing, trails, sidewalks, crosswalks, and wayfinding signage 4 rive

Road Friend’s Laskin Road 3 Introduce a transit station and transit park in Hilltop as part of a Wolfsnare Creek Regency Hilltop St. Nicholas School Shopping Center Village Drive Greek Orth. 1 Church new city wide transit system and open space network Trader Joe's Charles Barker 2 Toyota I-264 4 Develop a parking strategy for Hilltop and introduce structured Donna Drive oad Kmart Old Virginia Beach R parking in public /private ventures in order to increase open space Parish Day School Target e u and tree canopy throughout the SGA n e Village Drive v I-264 A

n i

West L West s

n o c Virginia Beach Boulevard is W 2 ane Virginia Beach Boulevard 2

North Oceana Boulevard I-264

reek Upper Wolfsnare Oceana B C Plantation eck rive School N Ego D oulevardBus Parking reat G

Potters

Oceana Boulevard Road

PUBLIC ROAD INITIATIVE

PUBLIC INVESTMENTS DIAGRAM hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates implementation strategies 57 Private Redevelopment Linkhorn Park Elem. School First Colonial Road Wildwood Drive

Private property owners are encouraged to participate in the redevelopment and improvements to Hilltop by creating a new street Southall Drive framework to improve mobility and accessibility. With this improved Linkhorn Bay access, land owners will have the ability to redevelop their properties to create a more pedestrian friendly centers at higher densities. Winwood Drive Wolfsnare Road 1 Work with the City to plan and build new streets to create a sec- Freedom Laurel Lane Fellowship Church ondary and tertiary street network. Tertiary streets that are shown Mable Lane Hilltop Shopping Center in this plan, which require the relocation of structures or parking Hilltop Road 2012 urban design associates urban design 2012 Regency D Republic Road Victor Road Laskin Road First Colonial Marketplace F © capacity, will be planned and built at the discretion of the prop- remac at Hilltop

Nevan Road Laskin Road erty owner. Whole Annex Foods Good Shepherd D rive Lutheran Church Reynard Drive 2 Build complete public or private streets with accommodations for rive Road Friend’s Laskin Road Wolfsnare Creek Regency Hilltop St. Nicholas School vehicles, pedestrians, bicycles, furnishings and landscaping. Shopping Center Village Drive Greek Orth. Church Trader Joe's 3 Redevelopment of commercial property: replacement of obsolete Charles Barker Toyota I-264 commercial structures with new buildings placed according to Donna Drive oad Kmart Old Virginia Beach R new planning standards for the district. Parish Day School Target e u n 4 Provide publicly accessible open spaces and landscaping within e Village Drive v I-264 A

n i

redevelopment projects that enhance value of retail and mixed-use L West s

n o c developments and enhance the open space network of the SGA. Virginia Beach Boulevard is W

ane

5 Work with the city to develop a district parking strategy. Virginia Beach Boulevard

North Oceana Boulevard I-264

reek Upper Wolfsnare Oceana B C Plantation eck rive School N Ego D oulevardBus Parking reat G

Potters

Oceana Boulevard Road

PRIVATE ROAD INITIATIVE

PRIVATE DEVELOPMENT INITIATIVE

PRIVATE REDEVELOPMENT DIAGRAM hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates implementation strategies 58 Next Steps the redevelopment of the Hilltop SGA will consist of several key moves which will allow for the gradual redevelopment of individual blocks and neighborhoods. Chief among these are the reconfiguration of Laskin Road, the potential transit station location, and the alignment of the LRT. Each of these will shape the type of private development possible and ultimately the character of the Hilltop SGA. The recommendations for the street network will fur-

ther allow for increased connectivity throughout the site. Concurrent associates urban design 2012 © to the adoption process, the City should be actively pursing a strategic growth strategy that positions the Hilltop SGA to target growth appropriately, relative to the other SGAs.

SUMMARY OF NEXT STEPS

» Adopt the Hilltop SGA plan » Revisit zoning regulations to permit redevelopment of property in the Hilltop SGA » Develop a comprehensive stormwater management strategy for the Hilltop SGA » Establish implementation and positioning strategy for all SGAs and develop segmentation approach for each » Create necessary development mechanisms to encourage public and private investment ILLUSTRATIVE MASTER PLAN » Establish strategies for reconnecting street network throughout entire SGA » Conclude analysis of transit stop location and rail alignment alternatives » Conclude the analysis of Laskin Road alternatives » Develop a parking management strategy for Hilltop » Develop corridor master plan that coordinates, sequences, and prioritizes public investments between Newtown and the resort area » Update the Sanitary Sewer Master Plan based on projected future densities to adequately serve the redeveloped Hilltop SGA.

hilltop strategic growth area master plan: virginia beach, virginia | august 2012 | urban design associates next steps 59