Northampton Boulevard Corridor Strategic Growth Area

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landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan northampton boulevard corridor strategic area growth implementation plan Virginia Beach, Virginia december 2008 december urban designurban associates

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Northampton Boulevard Corridor Strategic Area Growth Implementation Plan The LandMark DesignGroup,The LandMark Inc. Basile BaumannProst Cole& Virginia BeachEconomic Virginia Urban DesignAssociates Department ofPlanning Department City of Virginia Beach of City Virginia City of Virginia Beach of City Virginia PREPARED FOR PREPARED BY Development Associates acknowledgements b

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Table of Contents The Conceptual Master Plan Plan Master Conceptual The The Site The Planning Process Process Planning The Little Creek Amphibious Little Base Park Industrial Airport Corridor Northampton –Diamond Springs Drive Golf North District: Course Golf Beach Virginia District: Course Golf Norfolk District: Course Golf Golf Course District Station Village Burton Design Frameworks Development Capacity Core Study Area STRATEGIC PLAN Economic Study Station Village: Burton Commercial Density High Three: Option Two:Option Residential Density High Residential Density Low One: Option STATIONBURTON VILLAGE DESIGN EXPLORATION: ANALYSIS DESIGN URBAN PUBLIC PROCESS OVERVIEW 3 1 15 17 5 14 21 2 18 16 28 4 22 29 7 9 23 10 11 24 13 12 26 ECONOMIC STUDY STUDY ECONOMIC INFRASTRUCTURE PHASING AND IMPLEMENTATION Commercial Design Guidelines Guidelines Design Commercial Guidelines Design Residential Subdivision Lot Residential Plan Action 32 36 39 33 34 35 table of contents of table 30 c

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Regional Locator roots. deep and history a long with a neighborhood define Road Station Burton along houses Existing Suffolk Great Dismal Swamp Hampton Chesapeake Norfolk Overview Boulevard Corridor Virginia Beach Strategic Growth Northampton Chesapeake Bay Area City of Virginia Beach, . Authority of City Virginia Norfolkandthe Airport owners, andpublicoffi the cials from multiple including jurisdictions residents,involved businessowners, interested citizens, property Thisstudy was prepared withapublicplanningprocess that have festered forgenerations. and thecity community with basicutilitiesandservices. community Tensions betweenthe land fortheirfamilies. For hasfailedtoprovide yearsthecity this residents are descendents oftwofreed slaveswho were giventhis munity, inthecenterofstudyarea. located Many ofthecurrent com- African-American isthenameofahistoric Station Burton as anarea forfuture economic development. Station are valuetoBurton nearby hugeeconomicenginesthatbring region, NorfolkInternational Airport. Port traffi tothe andadjacent toamajorportal convergence ofmajorhighways inthecenterofregion islocated andatthe Station Burton theborderbetweenbothcities.straddles theLake WrightNorfolk because GolfCoursewithinthestudyarea Interstate 64. of ofthestudyarea iswithintheCity The westernpart Airport, LittleCreek AmphibiousBase, Park, Industrial Airport and ofthecity, part northwestern adjacenttotheNorfolkInternational strategic growth areainthe Station TheBurton islocated civic amenities. uses, needs, infrastructure development, forprivate opportunities and growth. The strategicgrowth area land planswillidentifyappropriate ning studiesfortheseareas thatwillprovide visionsforfuture growth withinthecity. hasembarked ofplan- on aseries The City areas thathavethepotentialtobecomefuture areas ofeconomic the city of virginiabeachthe city has identifi ed strategicgrowth c and military bases c andmilitary improved publicamenitiesandgrowth ofthecity’s taxbase. forjobcreation,area great willyield opportunities residential living, Theprocess confi neighborhood. ofpublicimprovements oftheir series andstrategiesfordevelopment to illustratepotentialvisions forthefuture, ataclear andtoarrive torebuild community trust, Station with theresidents oftheBurton Amajorcomponent working ofthisplanningprocess involved VIRGINIA BEACH COMPREHENSIVE PLAN PLAN COMPREHENSIVE BEACH VIRGINIA rmed thatredevelopmentwithinthestudy The study area is one of twelve focus areas for strategic growth strategic for areas focus twelve of one is area study The overview 1 1

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan area. ofthesite conﬁ analysis the issuesthatneedtobeaddressed. This inputiscombinedwithan insights intothepublicperception ofthearea, aswellidentifying thoseﬁ summarizes ning ofthecharretteProcess andthePublic sectionofthis document Design Team continuedtogatherinformationthrough thebegin- asking people’s opinions, impressions, andvisionsofthearea. The street dimensions, mapping–UDA andcity data, alsogathered soft reconnaissance. Inaddition tothecollectionofharddata–photos, offtheproject withinitialstakeholdermeetingsandsite hood tokick when U phase ofthepublicprocess beganinMarch of2008 The analysis rban Design Associates visited the Burton Station neighbor- Station DesignAssociatesvisited theBurton rban The Planning Process The Planning ndings. provided Inputfrom participants valuable guration andexistingconditionswithinthe corridors, and the Norfolk airport. It straddles both Norfolk and Virginia Beach city boundaries. city Beach Virginia and Norfolk both straddles It airport. Norfolk the and corridors, BELOW ABOVE and in an area development, the with booming unused railways and high number of is vacancies a unique opportunity. area, they are extremely invested in the neighborhood. the in invested extremely are they area, hist long and homes their of Proud well. as akey are strength themselves residents The Institute. Tech’s Agricultural Virginia ga botanical and arboretum picturesque the at display on those as such flora native of array an include assets area’s study The The large amount of open and unused land parcels in the area provides a remarkable potential. Close to the airport, waterways, waterways, airport, tothe Close potential. aremarkable provides area the in parcels land unused and open of amount large The Burton Station Road is at the core of the study area. It links existing residential neighborhoods, commercial and transportatio and commercial neighborhoods, residential existing links It area. study the of core the at is Road Station Burton ory in the the in ory rden ofrden n ov erview: erview: the planning process 2

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan of Conditions Portrait Existing Area of the siteasdepictedatright. focuseson thesouthernpart Park. Industrial retailvice oriented andtheAirport The Core Study Station, Burton land, community agricultural ser- African-American theLake Wrightarea includes GolfCourse(Norfolk), historic along theN eastoftheNorfolkInternationalThe project Airport siteislocated The Site: Core Study Area orfolk and Virginia Beach city boundaries. Beachcity and orfolk Virginia The study CORE STUDY AREA

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© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Key Illustrative Plan uses.trial commercial offi village, Station Burton areas residential include new development, around areconfi identifiprinciples ed intheplanningprocess. The designisstructured identified inthestrengths andweaknessesexercise andtheplanning basedon thegoals was developed The ConceptualMasterPlan The Conceptual Master Plan: ce, mixed-usebuildings, hotel, andfl gured streets. golfcourseandnew Development Core Study Area ex/R&D/indus-

CORE STUDY AREA I-64

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© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Public Process constraints andpossibilitiesofthesite. depictedandprovidedin ordertocreate aplanthataccurately forthe encouraging residents theirknowledge tocontribute andtheirvisions helped inunderstandingtheneedsofcommunity, butalsoin boundary. notonly andfeedback participation community Strong through thestudyarea andthe different areas encompassedbyits Consultantsandresidents were alsoinvited onaguided bustour impetus fordesignthroughout theplanningprocess. plan shouldbecome. This information wascompiledandusedasthe asaguidetothecommunityandhelped todeﬁ served forchangeinthestudyarea.and areas ofhighestpriority Their input Associates, were askedtoidentifystrengths, participants weaknesses, sentation onthesiteresearch anddocumentation byUrbanDesign offtheplanningprocess.of publicmeetingstokick Following apre- Public Meeting residents andstakeholders participated ne whatthe in a series inaseries public process 5 5

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Public Input and surrounding area. surrounding and site the of assets and strengths the on dots green placed stakeholders and Residents » » » » » » » » » STUDY AREA STRENGTHS Attractive natural features, such asthelake, features, bay such and natural Attractive parks office and park industrial Successful thegreater community serves facility sports DHL New attraction local isagreat course Golf base job Strong Institute VA and Tech schools ofnearby Agricultural strength Academic ports and railroad, to airport, proximity with hub Transportation oriented family isvery neighborhood knit Close residents its and Road Station ofBurton legacy and history Strong surrounding area. surrounding and site the of qualities problematic and weaknesses the on placed were dots Red » » » » » » » » » STUDY AREA WEAKNESSES Spot zoning allows incompatible uses and blocks redevelopment blocks usesand incompatible zoning allows Spot theneighborhood within and Northampton along Vacancies devalue thesite dumping illegal and Deterioration site through and roads surrounding routes along truck and traffic High theairport and municipalities two with required Coordination thesite fragments ownership land Multiple distrust for causes thearea plans abandoned and ofinaction History properties residential valuefor underserviced land Low Road Station Burton along infrastructure ofproper Lack immediate initiatives. for ideal are that opportunities particular presenting areas the on placed were dots Blue » » » » » » » » » STUDY AREA OPPORTUNITIES Tie into regional network with pedestrian friendly paths and bike and paths trails friendly pedestrian with network into regional Tie initiatives green and connections rail light for thefuture with Prepare history and parks, office Institute, Agricultural course, golf complex, thesports including thestrengths, Showcase Beach into Boulevard agateway to Virginia Transform Northampton visitors and workers, for residents, ofusesproviding Mix Station ofBurton to legacy honoring Park services community and housing senior with village residential New to stay residents to current allow housing Affordable Station for improvements Burton infrastructure Implement public process 6 6

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan of Conditions Portrait Existing Urban Design Analysis the urbandesignanalysis element ofthearea, butalsotheissuestoberesolved. understood. aphysical notonly EachX-raydescribes more clearly be UDA informationsothat thesitecan whichpullapart X-Rays® process. ofdiagramscalled This isaccomplishedthrough aseries ofthedesign ofthesiteisakeypart Understandingthefabric topography, andnaturalfeatures. of theelementsarea: streets, buildings, landuse, land, vacant base from develop whichwecan area sources whichcombinesinformationfrom several toprovide a alternative concepts. all Itincludes includes a plan portrait ofthe aplanportrait includes Boulevard is an important commercial corridor.Boulevard commercial is an important CONSTRAINTS X-RAY:CONSTRAINTS COMMERCIAL USES X-RAY: airport restrictions and areasairport of contamination. Constraints include Constraints Northampton residential areas are adjacent to the study area. study tothe adjacent are areas residential RESIDENTIAL BLOCKS X-RAY: park, airport and base are employment centers. employment are base and airport park, INDUSTRIAL USESINDUSTRIAL X-RAY: u rban designrban analysis The industrial Strong 7 7

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Analysis Design Urban FIGURE GROUND X-RAY: and small buildings and vast empty areas. empty vast and buildings small and OPEN SPACE X-RAY: golf course, VT Ag center, schools and waterways and schools center, Ag VT course, golf Major areas include the the include areas Major The site has large large has site The STREET HIERARCHY X-RAY: insufficient road infrastructure for development. LAND OWNERSHIP X-RAY: is shown in yellow, private in purple. in yellow, private in shown is Publicly owned land land owned Publicly The site has ZONING X-RAY: industrial, residential and commercial land uses. land commercial and residential industrial, OWNERSHIP KEY ZONING KEY ZONING AIRPORT CONTROLLED R-7.5 PRIVATE VIRGINIA BEACH CONTROLLED PUBLIC CONTROLLED UTILITY PD-H2 R-5D R-10 R-40 NORFOLK INTERNATIONAL AIRPORT I-2 I-1 OFL OTOLD NORFOLK CONTROLLED urban designurban analysis The areaThe has a predominanceof A-12 A-18 R-15 O-2 B-2 H-1 A-24 8

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan of Conditions Portrait Existing Burton Station Village Design Exploration:Design Thethirdalternativeproposes commercial andoffi intheplan. plex are included and offi hood. alsovalidates themarket Increasing forcommercial density creating higherlandvaluewhilemaintainingaresidential neighbor- landparcels, Station redevelopment ofBurton envisions alargerscale residential scheme. Thesecondalternativeisahigh-density This such asacornershopandcommunitycenterare provided. Roadisrespected, Station Burton andsmallneighborhoodservices this option keepsall31existinghomes. The current alignmentof residential. Providing fortheneedsanddesires ofcurrent residents, The fi ment ofthree neighborhood. different Station options fortheBurton thepublicprocess ledtotheexplorationanddevelop- sented during forimprovementlocation andredevelopment. Various visionspre- makeitakey publicservices asacommunitywhilelacking thriving defi legacy, wouldbekeycomponents. nity. improvements Park Street andaMemorial celebratingthearea’s andenhance theexistingcommu- to keeptheirheritage community The fi land use. accomplish thehighestland valueandwasexplored as analternative opment. residential usesare notdepicted,While thisoptiondoes burton station road ned thefocusofstudyarea. The site’s ofboth long history ce usesinthearea. unitsandaseniorlivingcom- Apartment rst alternative is a low-density scheme which is primarily schemewhichisprimarily rst alternativeisalow-density nal decisionrevealed apreference foroption1, allowing the andtheresidential areas accessedbyit ce redevel- design exploration: burton station village 9

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan dential street, reducing thetrafﬁ resi- asalocal Roadatthegolfcourseensures itsusesolely Station commemorated andcelebrated here. The discontinuation ofBurton Park.golf courseopensonto Memorial is legacy Station The Burton corner shoptowards theentrance, centeralong the andacommunity Road. Station Burton convenience retail isprovided Small inthe complete fabric. core iscenteredThe along theimprovedVillage theexpandednetwork, With theneighborhoodgainsamore towards thegolfcourse. Roadandoutwards facing bothinwards Station towards Burton creating network. asmallblock houseslinethe streets, Single-family connecting streetsdividedlotstobe accessed, allows thesenewly lots. asmultipleand developed single-family The additionofinter- deepdimensionsmay besubdivided withvery Existingproperties without losingany ofitscharacter. aspect. The goalistoimprove andbuildupontheneighborhood This proposal maintainstheclose-knit, residential low-density neighborhood, aplanrespecting allexistingbuildingswasexplored. Station andcommunitytiesintheBurton Given thestrong historical Low-Density Residential c ﬂ ow. Option One: Low density option for Burton Station Village, with surrounding context surrounding with Village, Station Burton for option density Low » » » » » RESIDENTIAL PROGRAM DENSITY LOW 1: OPTION Memorial Park Community Center Corner shop homes family new single 38 31 existing homes CONCEPTUAL PLAN CONCEPTUAL PLAN A single-family residential neighborhood with corner shop, community center, and improved infrastructure improved center, and community shop, corner with neighborhood residential A single-family design exploration: burton station village 10

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan vices withinwalkingdistance forallresidents. from Boulevard, Northampton entry providing retail andser- further additionalcommercial alongthe Some usesare also included center.and community center oftheneighborhood, withinaneasydistancefrom thepark course. intothe Aseniorassistedlivingbuildingisalsoincorporated andcreate adeﬁings look outover thefairways ned edgetothegolf the valueprovided bytheopen green. build- Three- andfour-story buildingsreplace thedetachedhousesandmaximize apartment Towards thegolf course, townhomes and andlargermultifamily centerforallresidentsis acommunity touse. Park. characterandframing a Memorial toric Attheheadofpark housessurround thecenterof family Village, reﬂ are redevelopedtoattainahighervalueanddensity. single- Some tial types. The neighborhoodismaintainedbutallresidential parcels foralargerrangeofresiden- Station Village withinBurton capacity forhigherdensity.creates anopportunity This option explored the tunities, combined withhighreal estatevaluealong thegolf course, andemployment oppor- Close proximity tomajortransitcorridors High-Density Residential High-Density Option Two: ecting thehis- High density option for Burton Station Village, with surrounding context surrounding with Village, Station Burton for option density High » » » » » RESIDENTIAL PROGRAM OPTION HIGH 2: DENSITY Memorial Park space commercial ft. Sq. 130,000 120 units living assisted units apartment 775 75 new homes uses near Northampton Boulevard uses near Northampton CONCEPTUAL PLAN CONCEPTUAL PLAN High density scheme composed primarily of townhouses, ap townhouses, of primarily composed scheme density High design exploration: burton station village artments, and assisted asartments, living, well as commercial 11

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan proximity. benefi would beaccommodated here hotelwould andtheaddition ofanew office andfl ex spaces. Employment opportunities, inhighdemand, there,munity thefocusofthisplanalternativewasoncreation of ParkMemorial tocontinue andcelebratethecom- isincorporated Thoughresidential unitsare alsoprovided, Station andaBurton development. forcorporate location madethisapotentialprime golf front property inthe areaprovidedsimilar developments andtheviews byextensive veloping thearea asanoffi ledtothe exploration ofathirdoption,vicinity whichproposes rede- concentrations ofcommercialusesinthe immediate andindustrial andunderthewing ofNorfolkInternational Airport.corridor High units, neighborhoodsbythebusyNorthampton cutofffrom nearby position forresidential standsinanunlikely Station Village Burton t from thegolfcourse, corridor, transportation andairport High-Density Commercial ce andcommercial center. The successof Option Three: Commercial density option for Burton Station Village, with surrounding context surrounding with Village, Station Burton for option density Commercial » » » » » COMMERCIAL PROGRAM OPTION HIGH 3: DENSITY Memorial Park garages Parking space commercial ft. Sq. 575,000 120 hotel room 40 new homes CONCEPTUAL PLAN CONCEPTUAL PLAN The neighborhood is reconceived as a commercial office district with some new townhouses and ahotel. and townhouses new some with district office acommercial as reconceived is neighborhood The design exploration: burton station village 12

© 2008 urban design associates Village alternativeswere estimated Village The landvaluesonaperacre Station basisforthethree Burton landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan estimates valuation the governing Assumptions COMMERCIAL SALES LAND » » » acre valuation (approximatelybuilt structures $25,000)isnotfactored intoper Prep:Site costfordemolition andremoval ofhousesandother isavailable,ity orcommitted, atthetimeofsale. Infrastructure: andsufﬁ adequateinfrastructure Zoning: tosale. prior commercial willbeachieved zoning Burton Station Village: Economic Study for comparativepurposes. Option 3: High Density Office Density High 3: Option Residential Density High 2: Option Residential Family 1: Single Option PROPERTIES STATION BURTON FOR VALUATIONS LAND cient utility capac- cient utility Comparable Sales Comparable » » » » Average commercial sitesoldfor$300,000peracre to $455,000peracre Commercial sitesalesincomparableareas rangefrom $180,000 $200,000 peracre Residential sitesalesincomparableareas rangefrom $100,000to recent landtransactions identiﬁ commercial interviewed brokers anddevelopers Several $270,000 $200,000 $100,000 Low $390,000 $280,000 $200,000 High $330,000 $225,000 $150,000 Average ed d esign exploration: burton station village 13

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Key Illustrative Plan Strategic Plan Strategic the combination of publicinput and more connected neighborhood. sphere todefi andcompletingtheneighborhoodfabric preference,to community villageatmo- maintainingalow density according isdeveloped tothenorth. port Station Village Burton street connections andthe linkittosurrounding development more over time. intensebusinessdevelopment support Improved ties. remains park andisassumed to tothenorth The industrial atmosphereable pedestrian andincreased commercial opportuni- isimproved toprovideBoulevard anddeveloped amore comfort- and ampleoffi ured intoamore centralamenity, surrounded byresidential units direction inthisarea. fordevelopment The golfcourseisreconfi merged eachofthesegoalsinordertocreate acohesive visionand from thedesignexploration The strategicplanwhichevolved » » » » » » » Through thisinput, were of designprinciples defi aseries the planningprocess revealedthehopesandneedsofcommunity. Improve the quality oflife Improve thequality Create animage Encourage economic development Provide amixofuses sustainableinitiatives Develop andextendconnections Optimize Respect traditions andcontext ce andemployment opportunities. Northampton and analysis throughout andanalysis ne asafer ned: g- Boulevard, and Burton Station Road. Station Burton and Boulevard, ILLUSTRATIVE PLAN Strategic plan interventions throughout the study area are focused around the golf course, Northampton Northampton course, golf the around focused are area study the throughout interventions plan Strategic str ategic plan 14

Illustrative Plan I-64

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Lake Wright Golf Course Golf Wright Lake Wright Golf Course

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© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Development Capacity August 27,2008 lc lc ceg f.a.r. blockacreage block W M .0N eirlvn 90,000SFsenior(90du;2st.) seniorliving NA 1.90 H O G D Q A C U V Z K 40 .6fe 370,000SFflex flex 0.36 24.00 T X E 42.86 R Y B 25 .0office/commercial 0.40 12.50 L P .203 institutional12,000SF 0.30 instit 0.92 F S0 I J 110.68 10.50 30.00 20.70 12.33 15.15 10.15 22.18 20.00 29.00 14.50 37.22 49.40 1.29 3.50 6.32 5.20 4.07 2.93 5.89 .0office/comm/hotel 0.80 0.83 0.37 0.35 0.37 0.52 0.34 0.54 1.50 0.44 office/retail 0.82 0.65 0.39 .5office/comm/residential office/commercial 1.25 0.30 NA NA NA NA NA BURTON STATIONSTRATEGICGROWTHAREA . 6 2 residential/retail DLH Sports multifamily office/retail residential residential 10 residential flex/office office/flex office office office office office use flex flex flex PROGRAM ANALYSIS 145,000SF office;300dures(3st.) 400,000SF office;150rmhotel 467,000SF office(3,4st.) 4 newres;3,500SFretail 330,000SF office(3st.) 280,000SF office(3st.) 80,000SF office(3st). proposed units/mix 732,000SF off(3st.) 40,000SF restaurant 1,400,000SF office 1,000,000SF office 1,600,000SF office 112,500SF office 440,000SF (3st.) 100,000SF retail 140,000SF retail 112,500SF retail 160,000SF retail 107,000SFflex 93,000SF retail 70,000SF retail 750,000SF flex 650,000SF flex 162,000SF flex 100,000SF flex 135,000 office 360du (4st.) 12 newres 8 newres new NA res strategic plan: strategic plan: research &develo research &develo trailer park&openarea aeos/itiuin1,036,000 warehouse/distribution aeos/itiuin166,000 warehouse/distribution aeos/itiuin108,000 239,000 warehouse/distribution warehouse/distribution aeos/itiuin101,000 warehouse/distribution aeos/itiuin341,000 warehouse/distribution o p golf &openarea ih nutil286,000 light industrial ih nutil62,000 light industrial en area/carre xsigueexistingsf existing use vacant retai trailer park residentia residentia residentia residentia residentia restauran restauran o o flex s flex s flex s flex s storage p p fie10,000 office fie41,500 office fie10,500 office office retail eal43,500 retail eal7,500 retail hote eal40,000 12,000 retail retail en are en are gol gol gol gol N A p p p p f f f f ac ac ac ac l e e e e a a t t st l l l l l l p p p men men ai r udy area t t 120 rooms 190,500 255,500 122,500 90,000 37,000 33,000 18,000 20,000 2,600 9,000 NA N N N N N N N N N NA ? ? ? ? ? ? ? core A A A A A A A A A Y X Z strategic plan: strategic plan: E F A W V D G B C R U H development capacity development Q O M L I T K P S J 16

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan gardens andport. the botanical neighborhood, retail centers, andoffi residential trailsaccessthe village. andbicycle ofpedestrian Asystem natural vegetation. Park Memorial The new isatthecenterof ans, some oftheexisting linkingtothegolf courseandpreserving Parks asamenitiesforresidents andpedestri- andopenspacesserve SPACE FRAMEWORK OPEN Roadisreconfi Diamond Springs industry, andport. and Boulevard The intersectionofNorthampton linkingtheairport, offi corridor new ate atransportation development.for higherdensity connections cre- Newnorth-south points thelargerthoroughfares, openinguptheparcels theyaccess bypasses. Connections around thegolfcourseintersectatmultiple providing alternateroutes anddiscouragingtheuseofsmallroads as congestion.causes Additional street connections relievetheloadby Existing heavytraffi STREET FRAMEWORK existing networ Frameworks improvements across thestudyarea connectandextend ks for both vehicular and pedestrian traffi ks forbothvehicularandpedestrian c along all outer boundaries ofthestudyareac alongallouterboundaries Design FrameworksDesign gured toprovide asafercrossing. ce developments, andlinkinto ces, existing c. STREETS DIAGRAM OPEN SPACE AND TRAILS DIAGRAM TRAILS AND SPACE OPEN Golf Course Golf Course Wright Lake Wright strategic plan: strategic plan: design frameworks design Center Agriculture Tech Virginia Tech 17

© 2008 urban design associates Illustrative Plan landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan communal spaceforneighborstoconvene. gathering centertothewest.munity The park edgingthegolf courseprovides a with sidewalks, leading tothecornershopeastandcom- environment. pedestrian comfortable ofhomes are blocks lined Small alongNorthampton,gateway theatmosphere toprovide calms a and trafﬁ small streetsinsulatethehomes from airport containing the Village golf course. The expanseofopenspaceandthetightknit network of homessurrounded onthreea hamletofsinglefamily sidesbythe Station Village,The residential communitycomestogetheratBurton c activity nearby.c activity Uponentrancethrough thecommercial Burton Station Village Portrait of Conditions Portrait Existing » » » » » » DEVELOPMENT PROGRAM VILLAGE STATION BURTON Memorial Park Community center Assisted living home Corner shop homes family new single 38 31 existing homes CONCEPTUAL PLAN: Lake Wright Golf Course Golf Wright Lake Wright Golf Course Clubhouse Course Golf Course Illustrative plan of Burton Station Village Memorial Memorial Community Community Park Center strategic plan:

Burton Station Burton Station

Burton Station Rd Station Station Burton Burton

Village Rd burton station village Corner Corner Shop Center Senior Living 18

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Vision Village Station Burton corner shop on the left and right the on home living assisted depicting north, looking Village Station Burton into entry the of View Perspective retail neighborhood and residential with Square, Village Station Burton of View Perspective Aerial view of Burton Station improvements, from the southwest the from improvements, Station Burton of view Aerial Aerial view of Burton Station improvements, from the west the from improvements, Station Burton of view Aerial strategic plan: burton station village 19

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Vision Village Station Burton Aerial Perspective of the enhanced Burton Station Village with additional development along the Northampton corridor Northampton the along development additional with Village Station Burton enhanced the of Perspective Aerial strategic plan: strategic plan: burton station village 20

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan vicinity. provide arangeofuseswithinthe Station Village hood ofBurton tunities. commercial andtheresidential Anearby district neighbor- and proposed lake, andareofﬁ edgedbynew to theentire area.as anamenity stretch alonganexisting Fairways allows conﬁ anew guration forthegolfcourse, increasing itsimpact BeachandNorfolk Collaboration betweenthecitiesof Virginia Illustrative Plan Golf Course District ce development oppor- ce development

Portrait of Conditions Portrait Existing

Norfolk Norfolk

Virgini a Beach a CONCEPTUAL PLAN: - on all sides. all - on The redesigned golf course has a mix of new development - commercial office, hotel, mixed-use and residential residential and mixed-use hotel, office, -commercial development new of amix has course golf redesigned The strategic plan: strategic plan: golf course district 21

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan buildings protect itfrom landandairtraffi a pleasantenvironment. The golfcoursealsogainssincetheoffi efi create out over thefairways ts ofpeacefulopenspaceandviews offices. Proximity routes isanasset, totransportation whiletheben- of development. This golffront real for estateisadesirablelocation separates thegolf from theairport, layer openinguplandforanew street Road.addition ofnew accessoffMillerStore This further withthe ofthegolf courseisrevitalized The Norfolkboundary Golf Course District: c beyond. Norfolk ce CONCEPTUAL PLAN: New development commercial office is created by the re-alignment. course golf Aerial view of development Norfolk » » » » PROGRAM NORFOLK DEVELOPMENT Two points access frontage course Golf parking Surface space office 467,000 SF commercial strategic plan: strategic plan: golf course district 22

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan ing thecontextandatmosphere ofcommunity. andrespect-tie theneighborhoodtogether whilemaintainingviews arates thetownhomes from theexistinghouses, usinggreen space to and heightastheyapproach the sep- Village. A woodedpathfurther homes.small singlefamily These smallerbuildings descendinsize offi buildings mediatebetweenthethree- tofour-story Closertothe Village, andtownhouse apartment multi-family here. wide rangeofassetscreate agreat potentialforoffi taurant uptheblock, or abreak takenasastroll alongthecourse, a block. itsthewalktooffi Whether and residents throughout theregion makesthisavibrantandactive clubhouse, thewiderangeofusesandeasy accessforbothvisitors foroffi location situated betweentwohotelsandacommercial corridor, isaprime of offi Beachandterminatein aconsolidatedblock into Virginia Village around the At thesouthendofgolfcourse, wrap thefairways ce development. alongNorthampton Boulevard,This location ces. over Inaddition thegolfcourseand totheview Golf Course District: Virginia Beach ce, thelunchshared atares- ce development ces andthe CONCEPTUAL PLAN: New mixed-use development is created along Northampton Boulevard Northampton along created is development mixed-use New Aerial view of Beach Virigina development » » » » MENT PROGRAM VIRGINIA BEACH DEVELOP- Garage parking units apartment 250 new26 homes space commercial SF 440,000 strategic plan: strategic plan: golf course district 23

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan shelter it from the industrial parkshelter itfrom tothe north. theindustrial mercial districts, thegolfcourseand andthebuildingshelpenclose residentialvides themwitheasyaccesstotheneighboring andcom- GolfCourseDrive.use buildingslineNorth This scenicstreet pro- office development. ofoffi Aseries edgeofthegolf coursecreatesThe northern anotheraddress for North Golf Course Drive Golf Course District: ce, fl ex, commercial, andmixed- CONCEPTUAL PLAN: Commercial and mixed-use front the golf course along the northern edge northern the along course golf the front mixed-use and Commercial Aerial view of Golf North Course Drive » » » » OPMENT PROGRAM DEVEL- DRIVE GOLF NORTH Golf frontage parking garage and Surface space retail SF 155,000 space 680,000 SF commercial strategic plan: strategic plan: golf course district 24

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Vision and Improvements Course Golf Perspective along the edge of the new Golf course, lined by the new commercial office buildings office commercial new the by lined course, Golf new the of edge the along Perspective strategic plan: strategic plan: strategic plan: strategic plan: study area study st udy area core core strategic plan: strategic plan: golf course district 25

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan helps todispersethefl throughout thesitelessens load on onesingle intersectionand light. along BakerRoadandincreasedThe development connections iscalmed, Boulevard Northampton withasimplifi Roadand ThebusyintersectionatDiamondSprings open spaces. alongthecorridor,location ofusesand withproximity toavariety andleadtothe golf course.development hotelenjoys avisible Anew around andpathways thelakecreatelandscaping anaddress forthe andvehiculartraffi mercial andlinkbothpedestrians corridor apartments, complex, theDLHsports andthelaketie into thecom- Station Village,Connections toBurton residential multi-family ofthestudyarea. theinterior roads servicing secondary well asnew commercial andfl the street front tocreate amore environment. continuous urban New Roadare now consolidatedalong andDiamondSprings Boulevard Scattered commercial alongNorthampton currently properties Northampton–Diamond Northampton–Diamond exible use buildings face the two primary roads,exible usebuildingsfacethetwoprimary as ow of traffi Springs Corridor Springs c. ed 4-waystop- c. New Portrait of Conditions Portrait Existing » » » » » » » OPMENT PROGRAM DEVEL- CORRIDOR SPRINGS -DIAMOND NORTHAMPTON Reconfigured lake parking garage and Surface hotel 150 room units apartment 300 space restaurant SF 40,000 space retail SF 388,000 space office 1,356,000 SF commercial CONCEPTUAL PLAN: New development on the Northampton - Diamond Springs Corridor includes mixed- use, hotels, office, and retail retail and office, hotels, use, mixed- includes Corridor Springs -Diamond Northampton the on development New strategic plan: strategic plan: Apartments Development Mixed-use Development Mixed-use northampton–diamond springs corridor springs northampton–diamond Hotel Office Complex Sports DLH Sports Development Mixed-use 26

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Vision and Improvements Boulevard Northampton Aerial Perspective depicting the improved Northampton Boulevard street conditions and commercial development commercial and conditions street Boulevard Northampton improved the depicting Perspective Aerial strategic plan: strategic plan: northampton–diamond springs corridor springs northampton–diamond 27

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan more intenseusesover time. Park Industrial arterials, parcelsberedevelopedto withinAirport can Road.Springs improved road access andconnectionsWith tomajor andDiamond Boulevard the commercialatNorthampton corridor allows development theParkindustrial toexpandandconnect to to thenorth. beyond toaccesstheport new thetraintracks Some is extendedtoreachRoad, Bayside Avenue andAirRail isextended existing buildingsandincreaseaccess. connectivity BakerRoad Park Industrial Improvements totheexistingAirport maintain all Airport Industrial Park Industrial Airport Portrait of Conditions Portrait Existing RE-DEVELOPMENT PROGRAM: AIRPORT INDUSTRIAL PARK » » » 160,000 SF retail space space industrial 1,800,000 SF flex/R&D/ space office 4,000,000 SF commercial » » GRAM: PRO- DEVELOPMENT NEW AIRPORT INDUSTRIAL PARK trial space trial 370,000 SF flex/R&D/indus- space office 100,000 SF commercial CONCEPTUAL PLAN: the airport industrial park. the airport of properties existing on redevelopment spawn may system road enhanced an with along park

Miller Store Rd New development sites at the southern edge of the airport industrial industrial airport the of edge southern the at sites development New

Air Rail

Ave

Thurst

on Ave Bayside Road Bayside

strategic plan: strategic plan: Baker Rd Baker

Ward Ave

Amp

airport industrial park hib

Shore Dr Shore

Ara Diamond Springs Rd Springs Diamond

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gon Dr gon s Dr s 28

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan when N in WorldLittle Creek early Amphibious Basewasstarted War II an economic catalyst fortheredevelopmentofNorthampton an economiccatalyst Not bemeton provide theBaseandthisgrowth allneedscan can Creek witha2millionsquare footdeficit ofoffi bemet.expansion needscan Navy Little realignments haveleft range planninganddesign charrette process todetermine how base LittleCreek Amphibious conductingalong- Baseiscurrently boats. units(LCUs) landing craft andothersmaller ventional waterborne Little Creek, AirCushion (LCACs) Crafts 35Landing and34con- fundemployees.non-appropriated There are at 18shipshome ported andcivilianspersonnel, civilservice, contractorsand tary including annual payroll of$821million, andemploys more than14,400mili- on base.located LittleCreek AmphibiousBasehasanestimated to themore than14,400personnelofthe132resident commands support Itsmissionistoprovide outstandingcustomer service War on Terrorism andisthefastestgrowing baseinHampton Roads. ed command. tomeettheneedsofGlobal Itcontinuestoevolve orient- grown intoastrategic expeditionary over theyearsdeveloping troops tolandon foreignAmerican shores underfi avy Planners realized the needtotrainlargenumbersof realized avy Planners Amphibious Base Little CreekLittle ce space. re. The basehas Portrait of Conditions Portrait Existing NAVFAC andMIDLANT staffrepresentatives. from NAB support Base Commanderandtechnical LittleCreek, Area havebeenbuiltintothisplanthrough briefi Growth Corridor Boulevard between theBaseandNorthampton must beaddressed. security cerns regarding port links Stronger andtheNavy’s con- needsandstandardsofthemilitary security Growth Area. Corridor Boulevard must Development meetthe strategic plan: ngs withthe ind ustrial park ustrial airport CONCEPTUAL PLAN: amphibious base increases access to the base and the docks. the and base to the access increases base amphibious A newly reinstated an enhanced connection from the study area to the tothe area study the from connection enhanced an reinstated Anewly strategic plan: strategic plan: little creeklittle amphibious base 29

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Illustrative Plan Implementation Phasing and strategic recommendations plan tional initiatives to be tackled in Phase 3. inPhase tional initiativestobetackled ments and potential expansion to the Industrial Parkments andpotentialexpansion totheIndustrial deﬁ 2. followsCorridor asthenextstepinPhase improve- Infrastructure Road -DiamondSprings ment alongtheNorthampton Boulevard will spurthedemandforlaterdevelopment. Commercial develop- 1.tives forPhase Current demand andinterest inthese initiatives Norfolk forthegolfcoursereconﬁ Road, Station around of Burton andlandexchangeswiththeCity three stagesofimplementation. The core ofthestudyarea, focused guration, initia- are theprimary maybesubdividedinto ne addi- PHASE 1: Infrastructure, Use, Land and Implementation phasing implementation and KEY » » » » » » » PHASE 1 development and flex/R&D/industrial usedevelopment, mixed- office, commercial New homes family single New New golf course drive network road New Burton Station Village Road Station Burton Improved sion exten- Wesleyan Drive New course golf Redesigned Lake Wright IMPROVED ROAD EXISTING ROAD MIXED-USE INSTITUTIONAL FLEX/R&D/INDUSTRIAL SINGLE-FAMILY RESIDENTIAL MULTI-FAMILY RESIDENTIAL OPEN SPACE COMMERCIAL RETAIL COMMERCIAL OFFICE NEW ROAD 30

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan PHASING AND IMPLEMENTATION PHASE 2: Infrastructure, Use, Land and Implementation KEY » » » » » » » PHASE 2 Reconfigured lake ment flex and develop- office, cial commer- mixed-use, New units apartment New tion intersec- Springs Diamond Northampton- Improved property port to extension Road Barr New Road Baker Improved area commercial incore network road New NEW ROAD IMPROVED ROAD EXISTING ROAD MIXED-USE INSTITUTIONAL FLEX/R&D/INDUSTRIAL SINGLE-FAMILY RESIDENTIAL MULTI-FAMILY RESIDENTIAL OPEN SPACE COMMERCIAL RETAIL COMMERCIAL OFFICE PHASE 3: Infrastructure, Use, Land and Implementation p hasing implementation and KEY » » » PHASE 3 port property port of redevelopment Potential ment of uses industrial future redevelop- Potential AIP inexisting network improved for roads New IMPROVED ROAD EXISTING ROAD MIXED-USE INSTITUTIONAL FLEX/R&D/INDUSTRIAL SINGLE-FAMILY RESIDENTIAL MULTI-FAMILY RESIDENTIAL OPEN SPACE COMMERCIAL RETAIL COMMERCIAL OFFICE NEW ROAD 31

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan LONG II TERM & (PHASE III) SHORT TERM I) (PHASE Action Plan Action cation for rezoning or zoning overlay should becreated. overlay or zoning forrezoning cation In ordertofacilitate implementationof the proposed plan, anappli- Area Growth of Strategic Application Rezoning Beach atNorthampton-Wesleyan intersection. A RequestFor Proposals for20acresin ofdevelopment Virginia Parcels Mixed-use of Development Facilitate developers). and redevelopment)coordination (connecting landowners and area through (workshops education forrezoning Station Village inthe Burton Beachtofacilitatedevelopment of The City Virginia Village Station inBurton Development Facilitate developer. ofNorfolk andprivate City Beach, of shouldbeestablished betweenCity Virginia development of theLake Wright Golf Course. for An agreement andstrategy istherelocationandredesign ofmostthedevelopment A catalyst Plan Relocation Course Golf course development. agreementofgolf withdeveloper foracostparticipation structured for The CapitalImprovementWesleyan Plan shouldbe Drive Drive Wesleyan for CIP Modified andgutter, curb including andsidewalks. Improvements shouldinclude: sewer, water, city lighting, roadway to way improvements Road(north toexistingBurton Road).Tim and road- shouldbesoughtforutility A CapitalImprovement Plan Improvements Road Burton for CIP I) (PHASE TERM SHORT stantial development. forsub- willprovide greater property opportunity intotheport Drive uses totheBasedevelopment. ExtendingBarrsRoadunderShore Park Industrial Airport shouldbeestablishedtoprovide supporting forgrowth.opportunities forfuture redevelopmentofthe Astrategy Potential ontheAmphibiousBasewillcreate development new Development Base Amphibious with Alignment agreement oftheroad shouldbesought.lic-private fordevelopment have beenproposed withintheAIPtoincrease connectivity. Apub- and willallow more direct accesstotheairport. Additional roads Ave) hasbeenreconceived intheAIP asafront doortodevelopment An improved BarrsRoad(usingthecurrent alignmentofAirRail Improvements Road AIP cutsintocommercialcurb properties. andincreased curbs turnlaneandnew right tion toinclude: shorter Roadsouthbound)oftheintersec- western side(DiamondSprings shouldbesoughtfortheredesign of A CapitalImprovement Plan Improvements Intersection Springs Northampton/Diamonds for CIP &III) II (PHASES TERM LONG phasing implementation: and action plan action 32

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan if desired. the golffront ofﬁ to cent tothelargerbuildingsincommercial andclose district Asaguideline, cornersandedgelocations, block suchaslotsadja- ment withinalot. buildingsmayallbepotentialforsubdivision and redevelop- family lots, family Single townhouses andattachedunits, andsmallmulti- and uses. ofoptionsforlotandbuildingtypes still remain avariety of thesurrounding neighborhoodrespected. thatinmind, With there buildings shouldremain low, relatively andcharacter andthedensity residential alow-density scheme, Within andheightof size lots forsaleorrent. tolandowners tosubdividetheirlandintomultiple an opportunity ways. These lots, much longer thanthemodernconvention, present of may respond tothestrategicplanrecommendations inavariety Residential lots Residential Lot Subdivision within ces, are bestsuitedtolargerunitsandhigherdensity the existing Burton Station neighborhood Station theexistingBurton POTENTIAL SUBDIVISION: POTENTIAL SUBDIVISION: POTENTIAL SUBDIVISION: alley through the block the through alley anew by serviced and created are lots small two and side opposite the on street the facing created is lot additional and approximately 300 Feet deep Feet 300 approximately EXISTING LOT CONFIGURATION: Existing house remains,Existing house remains,Existing Example of a lot alot of Example EXISTING LOT CONFIGURATION: POTENTIAL SUBDIVISION: POTENTIAL SUBDIVISION: POTENTIAL SUBDIVISION: Feet deep building caps the corner. the caps building multi-family alarger and block, the fill townhomes Six added. are units streets opposite and side the facing created are Existing house remains,Existing and higher density lots new three and remains, house Existing phasing implementation: and Example of a lot approximately 500 500 approximately alot of Example residential subdivision lot 33

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan conditions. typical standards andguidelinesas appliedtoseveral toallresidential lots.will apply depictthe The diagrams to theright andplacementmay differslightly,setbacks allotherdesignguidelines (120-200 feet)andshallow lots(80-120feetdeep). Though building may vary. Typical lotsmay bedividedintotwocategories: deeplots anddepths ofexistinglotsandtheresulting subdivisions Sizes buildings. yards andseparating space, publicandprivate aslandscaped serving a keyelementtoconsider. shouldretain apercentage ofopen Lots shouldbenomore than2to Village Anexampleofthisisinlimitingheight. Buildingswithinthe when allbuildingsare inharmony. ontheirneighbors.or intrude Acomplete neighborhoodiscreated soasnottoovershadow neighborhood shouldbesized low-density buildingserectednew onsubdividedlots. Newbuildings placedina Respect forthecontext alsodeﬁnes guidelinesforthemassingof Residential Design Design Residential 1 /2

stories. Openspacealso is Guidelines from the street. the from 10’ back set are Buildings from the street. the from 20’ back set are Buildings within a 10’ Facade Zone Facade a10’ within situated are fronts Building within a 10’ Facade Zone Facade a10’ within situated are fronts Building may have a larger setback. alarger have may and dimension deeper the towards lotsCorner are oriented primarily Corner lots address both adjacent streets. Single family houses are limited to2stories. limited are houses family Single detached. or attached be may Garages main body of the house. main body the behind situated are Garages street and create a friendly environment. the address porches or stoops Individual phasing implementation: and create a friendly environment. and street the address Porches rear of townhouses. Parking should be handled in the Townhouses may be 2-2 be may Townhouses Alleys may service parking needs. parking service may Alleys Multi-family buildings may be 2-2 be may buildings Multi-family Parking is placed behind buildings. Prominent may corners have larger massing. sites for potential multi-family buildings. multi-family potential for sites are and yards larger have homes, existing the for typical 120 feet, than deeper Lots DEEP LOT DESIGN GUIDELINES: townhomes. such as and smaller unit typologies suited to subdivision into narrower lots well 120 are feet than shallower Lots GUIDELINES: LOT DESIGN SHALLOW 1 / 2 stories residential design guidelines design residential 1 / 2 stories 34

© 2008 urban design associates rather thanaparking lot. andtheopenspacebecomes areapark amenity views maximized more openspace.may incorporate greens, bylandscaped Surrounded withstorefronts. atthislevel should bearticulated Offi Mixed usebuildingswillhaveretail usesontheground fl ofcommercial use. dependingonthetype Thesettingmayvary andleadtothebuildings beyond.block thatdrawpeopleintothe spaces createseating andgathering courts environment and pushingparking totherear.friendly Outdoor tothestreet, commercialbringing usescloser creating apedestrian siting andmassing. anddefi The street edgeisurbanized There are asetofconsistent designguidelinesforthe building views. order tomaximize commercial uses, dependingonin location andheightsmay vary commercial componentswithintheplan. addresses include Several landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan A multitude ofretail

and ofﬁ are providedce opportunities invarious Commercial Design Guidelines ce buildings oor, and ned by depict two typical possibilities. depict two typical above examples the vary; may layout and Scale environment. pedestrian comfortable and edge street acontinuous tocreate as so another, toone relation in and lot the COMMERCIAL DESIGN GUIDELINES: Buildings are placed and sited, both within within both sited, and placed are Buildings parking Landscaped zone separates street from Buildings address the street the address Buildings courts Pedestrian typical) (18 feet floor Taller ground Entrances along streets and courts Parking recedes behind building space. floor commercial potential increase significantly can garage A parking frontage floor ground along storefronts Use: Mixed amenities pedestrian with setback hardscaped Use: Mixed setback landscaped Office: floors. two yeilds parking surface Here, space. floor commercial potential tothe directly relate but vary may options Parking paths and create paseos sideLandscaped lots allow pedestrian phasing implementation: and commercial design guidelines » » » » » » MIXED USE sides andpaseo alongcourt cially elements,Lighting espe- pedestrians engage windows) shop large (i.e., transparency High seating Outdoor cate retail indi- signage and Awnings entries Multiple floor theground along Storefronts » » » » OFFICE agement are beneficial water retention man- and for elements Sustainable tures Side greens and park fea- significant be may front Landscaped lobby or court Entrance 35

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan commercial development and conditions street Boulevard Northampton improved the depicting Perspective Aerial Improved Burton Station Road section Infrastructure location. to improve appearanceandcharacterofthisimportant thegateway areto thestreetscapealongNorthampton Boulevard recommended access. Inaddition tointernalroadway improvements, improvements areas ofthesite, suffi cient lanewidthisrecommended toallow truck lighting andforroadway landscaping. For theroutes inthebusiness route. forstreet sections identifylocations andpedestrian The typical bicycle ofacity-wide Beach goals for the development of Virginia pathsconsistent withtheCity multi-purpose major roads include in thearea. theprovision walks, Allemphasize ofpedestrian andthe roadways, roadway thenew extensionsandtheimproved roadways tation system. Typical sectionsare created provided forthenewly provision forfutureincluding improvement tothepublictranspor- of multi-modal circulation throughout thestrategicgrowth area, An emphasisoftheplanwillbetoprovide anintegratedsystem TRANSPORTATION the basic infrastructure system partnership. development beaccomplishedthrough apublic/private most likely inaphased implementationplanandwill ments willbedeveloped thearea. toserve and stormwater drainagesystems These improve- and theimprovement andextensionofpublicwater, sewer, sanitary publicvehicular,of theplanincludes linkages andbicycle pedestrian fortheimplementation ments of Norfolk and Virginia Beach to jointly serve thearea. serve Beachtojointly ments ofNorfolkand Virginia depart- coordinationbetweenthepublicutility wouldinclude system in thefuture. The mosteffi sewer cient improvements tothesanitary thedensifi areas tosupport service pump stations andupgradestoexistingpumpstationswithinthe willalsorequire development of at leasttwonew theconstruction area. oftheservice portions undeveloped thecurrently The service to willneedtobedeveloped collectionsystem sewer sanitary A new SANITARY SYSTEM SEWER quate fi network thatprovides suffi willneedtofollowsystems theproposed toallow road grid fora areas intotheundeveloped ofstudyarea.the system These Park, Industrial throughout Airport toextend allowing thecapability aswell waterisavailablealong Boulevard Northampton Public SYSTEM WATER ponds and roadways tothemajorlakes. ponds androadways the golfcourse. Anopen swaleandpipecollectionwillconnectthe within ofthewater hazards ponds are plannedtobedesignedaspart controls. toprovide andquantity waterquality be necessary These ofstormwater managementpondsa series orotherfacilitieswill west ofandadjacenttothe trailerpark. Priorthissystem toentering Lake Wright andtheexisting lakecreated bythe formerborrow pit fl area willultimately Station forthe Burton Drainage DRAINAGE AND STORMWATER MANAGEMENT re re fl ow fortheproposed commercial areas. andindustrial cient fl ow fordomesticuseaswellade- cation of Airport Industrial Park Industrial ofAirport cation ow intoboth infr astructure 36

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Infrastructure NORTHAMPTON BOULEVARD 5' 0" 8' 0" 48' 0" WESLEYAN DRIVE EXTENSION 8' 0" 7' 5" 7' 0" 8' 20' 0" 41' 0" 41' 48' 0" '0 15' 5" 4' 0" '0 5' 0" 8' 0" infrastructure 37

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Infrastructure BURTON STATION ROAD NORTH GOLFNORTH COURSE DRIVE 8' 0" 4' 0" 8' 0" 7' 6" 39' 0" 27' 0" 27' '0 4' 0" 8' 0" '6 4'0" 6" 7' infrastructure 38

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Economic Study Economic opment. Beach. of increase isintheCity Virginia The primary eachphaseofthedevel- BeachandNorfolkduring Cities of Virginia andthe that willbegeneratedtotheCommonwealth of Virginia economic impact willdeterminethenetnew proposed development fi I, forPhases development proposed new II, andIII. The increase in I, forPhases changed development II, andIIIwascompared tothe plan, Station the implementationofBurton theexistingto-be- Inordertodeterminethenetfi project were quantifi ofthe andatthebuild-out(operating)period period construction consumer expenditures, purchases) the andmaterial generatedduring tax, businesslicensetax)andtheeconomicbenefi incometax,sonal andcorporate salestax, real andpersonal property plan wasprepared. thefi included The analysis impact(e.g.scal per- A fi ANALYSIS IMPACT ECONOMIC AND FISCAL *Rental Apartments and Condo Multifamily arecurrently projected tobe 1,200 SF per unit.Single units Family are currently pro 2,000 SFperunit. Single FamilySingle Residential Restaurant General Retail Office Uses Project Rental Apartment Rental Condo Multifamily Flex Warehouse Research and Development Hotel Senior Housing scal and economic impacts from the existing development tothe andeconomicimpacts from theexistingdevelopment scal scal and economic impact analysis of the phased development ofthe phased development andeconomicimpactanalysis scal ` Total (36 units) Phase 1 Phase 2 Phase 3 Phase 2 Phase 1 Phase 72,000 2004810290003401015250354005,930,000 3,564,000 1,512,500 3,470,100 2,960,000 438,100 72,000 Existing (To-be-replaced) De (To-be-replaced) Existing ed. 6,0 2,173,000 166,000 116,000 75095,500 46,000 72,000 97,500 10,000 ,0 479,000 2,600 Burton Station Strategic Growth Area Growth StationStrategic Burton 140,500 Development Schemes (to-be-changed) eomn Proposed Development velopment Total Existing Existing Total 2,339,000 scal andeconomicimpact of scal 193,000 481,600 140,500 116,000 46,000 82,000 72,000 (150 units) (100 units) (60 units) (90 units) 180,000 120,000 120,000 hs hs Phase 3 Phase 2 Phase 1 9,0 ,3,0 4,000,000 2,134,500 999,000 90,000 ,0 1,0 160,000 515,500 3,500 ts (e.g. jobs, payroll, (180 units) (120 units) 216,000 144,000 6,0 1,770,000 369,000 145,000 40,000 jected to be be to jected 11,006,500 Proposed 7,133,500 2,139,000 679,000 120,000 396,000 145,000 264,000 40,000 90,000 Total Total rect impacts. $612.5 millioninconsumerexpenditures, direct andindi- including payroll, purchases madeintheregion, $357.8millioninmaterial and three phases isprojected togenerate22,495 jobs, $746.2millionin ofall period theconstruction during Theproposed development Beach. of in taxrevenuetotheCommonwealth andtotheCity Virginia purchases,rial andconsumer purchases intheregion thatwillresult ties willbecreated. willgeneratejobs, period The construction mate- Growth Area, Strategic opportuni- Station ofnew Burton avariety foreachphase oftheproposed period theconstruction During IMPACTS FISCAL AND ECONOMIC PERIOD CONSTRUCTION Indirect Sales Tax (Off Site) (Off Indirect Sales Tax Site)Indirect Sales (Off Tax Personal Property Tax Tax Property Personal Tax Property Personal Permit Fees Fees Permit Permit Fees Fees Permit Income Tax Tax Income Income Tax Tax Income Sales Tax Tax Sales Sales Tax Tax Sales TOTAL TOTAL 10099$48037$58136$,8,3 2,9,9 $30,277,536 $28,195,899 $2,081,638 $15,871,376 $14,800,377 $1,070,999 CityVA of CityVA of $117,612 3993$,5,1 15761$4,3 25562$3,202,527 $8,164,794 $2,555,692 $7,620,474 $646,834 $544,320 $1,577,631 $4,025,309 $9,900,063 $1,257,719 $1,096,605 $9,201,630 $3,756,955 $319,913 $872,012 $698,433 $268,354 $224,593 $482,732 $4,506,098 $528,291 $4,193,891 $425,962 $312,206 $102,329 9,6 12177$,8,7 1371$,7,1 $2,755,514 $2,571,813 $183,701 $1,383,971 $1,291,707 $92,265 Beach Beach $0 $0 - - Burton Station Strategic Growth Area Growth Strategic Station Burton Fiscal Impacts (Construction Period) Commonwealth Commonwealth Commonwealth Commonwealth 24623$,7,2 - $2,476,223 $2,476,223 97573$,8,0 1,1,3 $18,019,732 $18,019,732 - $9,785,703 $9,785,703 Phase III Phase I Phase of VA of of VA of $0 $0 - - 1762$290,140 $117,612 4272$890,484 $482,732 Total Total $0 $0 City of VA City VA of Beach Beach $0 $0 Commonwealth Commonwealth Commonwealth Commonwealth 57785$5,757,805 $5,757,805 Combined Phase II Phase of VA of of VA of $0 $0 - - $290,140 $890,484 Total Total $0 $0 eco nomic study 39

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Economic Study $1,000 $1,200 10000 12000 $200 $400 $600 $800 2000 4000 6000 8000 $0 $10.0 $15.0 $20.0 $25.0 $30.0 $35.0 $0.0 $5.0 0 $100 $150 $200 $250 $300 $350 $400 $450 $50 $0 Construction Period Annual Impact at Construction Annual Fiscal Impact at Construction $161 1,600 Phase I Phase I Phase Phase I Phase Commonwealth of VA Commonwealth Phase I Phase Burton Station StrategicGrowth Program $4.5 $4.2 AnnualConstruction Impactat BurtonStation Strategic Growth Program $0.3 $56 Burton Station StrategicGrowth Program Burton StationStrategic Growth Program Proposed Development hs II Phase 3,718 Construction ValueConstruction Proposed Development Proposed hs IPhase III II Phase $375 hs II Phase hs II Phase $131 $9.9 $9.2 $0.7 (millions) Exhibit 3: Exhibit 4: Exhibit 2: Exhibit ‐ Exhibit 1: Exhibit Construction Value (millions) Value Construction Phase III Phase 6,316 $223 Phase III Phase Phase III Phase $15.9 $637 $14.8 $1.1 City of Virginia BeachCity ofVirginia ‐ Direct PayrollDirect ‐ ‐ millions Direct Jobs Direct $411 11,634 Total $28.2 1,173 $30.3 Total Total Total $2.1 million) and Phase I($161million).million) andPhase cost($637million),largest construction II($375 followed byPhase to be$1.2billion. program hasthe IIIofthedevelopment Phase costoftheproposedThe totalhardconstruction project isestimated » » » » » » following taxrevenues: ofallthree period phases isprojected togeneratethe construction Based ontheseprojections, the during theproposed development $2.6 millioninindirect off-sitesalestaxtotheCommonwealth Beach of $647,000 inindirect off-sitesalestaxtotheCity Virginia $7.6 millioninon-sitesalestaxtotheCommonwealth Beach of $544,000 inon-sitesalestaxtotheCity Virginia Beach of $891,000 inpermitfeestotheCity Virginia $18.0 millioninincometaxtotheCommonwealth ﬁ continue onasustainedannualbasis. The atbuildout(operation) Growth Area Strategic project operationswill Station to theBurton iscompleteandmarket absorbed,Once construction impactsrelated OPERATION PERIOD ECONOMIC IMPACTS generate on-site householdsorhousehold earnings. and $41.8millioninretail saleson-site. IIIisnotprojected to Phase jobs, $1.6billioninpayroll, $2.4billioninconsumer expenditures, economicimpact,to generateanetnew direct andindirect, of46,498 Atbuildout, isprojected IIIoftheprojected development Phase aggregatenet new householdearningsof$17.1million. 300on-site households,generate anetnew whichinturnresult ina and $148.2millioninretail saleson-site. IIisalsoexpectedto Phase jobs, $883.8millioninpayroll, $1.1billioninconsumerexpenditures, economic impact,to generateanetnew direct and indirect, of23,066 Atbuildout, isprojected IIoftheprojected development Phase aggregatenet new householdearningsof$19.0million. 366on-site households,generate anetnew whichinturnresult ina tures, and$914,000inretail saleson-site. Iisalsoexpectedto Phase jobs, $395.0millioninpayroll, $472.8millioninconsumerexpendi- economic impact,to generateanetnew direct and indirect, of9,015 Atbuildout, isprojected Ioftheprojected development Phase project. economy associatedwiththedevelopment jurisdiction’seconomic impactontheCommonwealthandlocal scal andeconomicimpactsmeasurescal theannualpermanentﬁ scal scal and eco nomic study 40

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Economic Study household earningsof$36.1million. 666 on-sitehouseholds, whichinturnresult aggregate innetnew isalsoexpectedtogenerateanetnew The projected development in consumerexpenditures, and$190.9billioninretail saleson-site. direct andindirect, of78,579jobs, $2.9billioninpayroll, $4.0billion all three phases are economicimpact, projected togenerateanetnew Inall, of thebuildoutperiod during theproposed development income tax, incometax, corporate tax, real property businesslicense include Beach.theat-buildoutperiod impactsduring Virginia Fiscal of andtheCity of taxrevenuetotheCommonwealth of Virginia are theat-buildoutperiod measured impactsduring interms Fiscal OPERATION PERIOD FISCAL IMPACTS Indirect Sales Tax (Off-Site) Indirect Sales Tax (Off-Site) Hotel Room Tax (City of of (City Tax Room Hotel Hotel Room Tax (City of of (City Tax Room Hotel Corporate Income Tax Tax Income Corporate Corporate Income Tax Tax Income Corporate Personal Property Tax Tax Property Personal Personal Property Tax Tax Property Personal Business License Business Tax Business License Business Tax Real Property Tax Tax Property Real Real Property Tax Tax Property Real Virgnia Beach) Virgnia Virgnia Beach) Virgnia Income Tax Income Tax Sales Tax Sales Tax TOTAL TOTAL Net New Fiscal Impacts (OperationsPeriod at Buildout) 2,0,3 2,0,3 3,6,2 $34,361,625 - $34,361,625 $20,501,038 - $20,501,038 3,8,3 4,6,1 8,4,4 6,6,4 8,8,9 $156,752,235 $87,086,092 $69,666,143 $87,745,348 $49,062,117 $38,683,230 $2,464,533 19098$3,5 24629$,9,6 13616$6,032,360 $1,336,196 $4,696,164 $2,496,279 $535,351 $1,960,928 $3,976,464 90681$02617$93298$19612$77788$49,663,920 $27,747,808 $21,916,112 $19,342,968 $10,276,167 $9,066,801 $6,818,531 93096$,2,6 1,0,3 1,3,5 44863$20,536,671 $4,498,613 $16,038,058 $12,008,032 $2,627,066 $9,380,966 $1,814,189 City of VA of City City of VA of City $655,732 1856$3,9 6931$,5,8 39031$5,148,753 $3,990,371 $1,158,383 $699,301 $530,795 $168,506 914$883$797$8,3 34073$4,411,506 $3,430,773 $980,733 $37,947 $28,803 $9,144 Beach Beach $0 $0 - - 4,6,5 4,6,5 7,4,0 $74,943,404 $74,943,404 - $43,769,753 $43,769,753 - - Burton Station Strategic Growth Area Growth Strategic Station Burton Commonwealth Commonwealth Commonwealth Commonwealth 92990$,9,1 2,7,4 $21,873,741 $21,873,741 - $9,299,910 $9,299,910 21455$,3,0 36375$3,653,705 $3,653,705 - $2,134,505 $2,134,505 4212$412,102 $412,102 Phase III Phase Phase I of VA of of VA of ------24453$4,951,746 $2,464,533 39644$9,884,123 $3,976,464 68851$42480-$14,234,810 - $14,234,810 $6,818,531 18419$3,787,419 $1,814,189 6572$1,317,498 $655,732 Total Total 0$85,848 $0 0$85,848 $0 City of VA City of VA Beach Beach 11708$1,107,098 $1,107,098 - Commonwealth Commonwealth Combined Phase II of VA of VA ------$4,951,746 $9,884,123 $1,317,498 $3,787,419 $85,848 $85,848 Total Total » » » » » » » » » the City, $10.3 milliontotheCommonwealth), asfollows: total fi taxrevenue ofacombinedtotal$19.3million generate netnew isexpected to Idevelopment ofthePhase Theoperation period $87.8 millioninfi III isprojected togenerate$92.1millionannually, anetincrease of increase of$49.7millioninfi impact.scal The fi impactforPhase scal IIisprojected togenerate$54.1millionannually,for Phase anet ally, anetincrease of$19.3millioninfi fi million oftotalfi impact,scal anetincrease of$156.7million. The isprojected Thetotalproposed togenerate$166.0 development taxes. tax, salestax, indirect salestax, hotelroom tax, andpersonalproperty scal impact for Phase Iisprojected togenerate$19.7millionannu- impactforPhase scal $656,000 in personal property taxtotheCities $656,000 inpersonal property $535,000 inindirect off-sitesalestaxtotheCommonwealth $2.0 millioninindirect off-sitesalestaxtotheCities $28,803 insalestaxtothe Commonwealth $9,144 insalestaxtotheCities $4.0 millioninbusinesslicensetaxtotheCities and Norfolk Beach taxtotheCities of $2.5 millioninrealVirginia property incometaxtotheCommonwealth $412,000 incorporate $9.3 millioninincometaxtotheCommonwealth scal impact to the City andCommonwealth($9.0millionto impacttotheCity scal scal scal impact. scal impact.scal The fi scal scal impact eco nomic study 41

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Economic Study 10,000 15,000 20,000 25,000 30,000 35,000 5,000 Existing (to 0 0 ‐ be 3,624 Phase I ‐ changed) Development changed) Burton Station Strategic Growth Program Growth Strategic Station Burton Annual ImpactBuildoutat 3,624 625 10,307 hs II Phase Exhibit 6: 9,682 Proposed Development Proposed 517 19,257 Phase III ‐ Direct Jobs Direct 18,740 1,142 Net New Development NewNet 33,189 Total 32,046 » » » » » the City, $49.1milliontotheCommonwealth), as follows: total fi tax revenueof$87.7million generate acombined totalofnetnew isexpectedto IIIdevelopment ofthe Phase The atbuildoutperiod » » » » » » » » » » » the City, $27.7milliontotheCommonwealth), asfollows: total fi taxrevenueofacombined totalof$50million generate netnew isexpected to IIdevelopment ofthePhase The atbuildoutperiod $169,000 insalestaxtothe City $20.5 millioninbusinesslicense taxtotheCity Beach of taxtotheCity Virginia $6.8 millioninreal property incometaxtothe Commonwealth $2.1 millionincorporate $43.8 millioninincometax totheCommonwealth taxtotheCity $1.3 millioninpersonalproperty $86,000 inhotelroom taxtotheCity $1.3 millioninindirect off-sitesalestaxtotheCommonwealth $4.7 millioninindirect off-sitesalestaxtotheCity $3.4 millioninsalestaxtotheCommonwealth $981,000 insalestaxtotheCity $4.0 millioninbusinesslicensetaxtotheCity Beach of taxtotheCity Virginia $9.9 millioninreal property incometaxtotheCommonwealth $1.1 millionincorporate $21.9 millioninincometaxtotheCommonwealth scal impact to the City andCommonwealth ($38.6millionto impacttotheCity scal andCommonwealth ($21.9millionto impacttotheCity scal » » » » » » » » » » City, $87.1million totheCommonwealth), asfollows: andCommonwealth($69.7milliontothe $156.8 milliontotheCity three phases totalfi isprojected togenerateanetnew In all, ofall theatbuildout period during theproposed development » » » » » $9.4 millioninindir $531,000 insalestaxtotheCommonwealth $3.8 million in personal property taxtotheCities $3.8 millioninpersonalproperty $86,000 inhotelroom taxtothe City $535,000 inindirect off-sitesalestaxtotheCommonwealth $16.0 millioninindirect off-sitesalestaxtotheCity $4.0 millioninsalestaxtotheCommonwealth $1.2 millioninsalestaxtotheCity $34.4 millioninbusinesslicensetaxtotheCity Beach of taxtotheCity Virginia $14.2 millioninreal property incometaxtotheCommonwealth $3.7 millionincorporate $74.9 millioninincometaxtotheCommonwealth taxtotheCity $1.8 millioninpersonalproperty $86,000 inhotelroom taxtotheCity $2.6 millioninindirect off-sitesalestaxtotheCommonwealth ect off-site sales tax to the City ect off-sitesalestaxtotheCity scal impactof scal eco nomic study 42

© 2008 urban design associates landmark design group | urban design urban associates | designlandmark group december 2008 northampton boulevard | corridor strategic implementation growth area plan Economic Study and alsoitslarger office component, whoseemployees havearela- refl likely development increase of$2.8billion. The largerpayroll relative totheexisting of $2.9billioninaggregate annualpayroll, whichrepresents anet site. isprojectedThe totalproposed togenerateatotal development direct andindirect asaresult annual payroll ofthejobscreated on- isalsoprojected Theproposed to generate netnew development represent theoperationsperiod during anetincrease of46,498jobs. net increase of23,066jobs. The 47,537jobscreated III from Phase represent theoperations period jobs created IIduring a from Phase arejobs. theoperationsperiod allnew Iduring Phase The 24,006 senting anetincrease of78,579jobs. The 9,015jobscreated from to generateatotalof33,189direct jobsand47,370indirect, repre- the operations period. isprojectedThe totalproposed development directnew jobson-site andindirect, orspin-off, jobsoff-site during At build-out, isprojected theproposed togeneratenet development PAYROLL AND GENERATION CREATION JOB million total, $277millionnet). II($603milliontotal,Phase I($293 $556millionnet)andPhase market value($928milliontotal, $766millionnet), followed by project hasthelargesttotalandnet IIIofthedevelopment Phase approximately 72%of themarket valueoftheproposed project. project,component intheproposed development whichcomprises ing development. tothelargeoffi attributed belargely This can $1.6 billionincrease over the$223millionmarket valueoftheexist- The totalmarket is$1.8billion, valueoftheproposed development a MARKET VALUE ects bothits increased overall development ce $1.6 billioninpayroll. represents theoperations period IIIduring anetincreasePhase of of $884millioninpayroll. generatedby The $1,593millionpayroll represents theoperation period IIduring anetincreaseby Phase payroll. isallnew tion period opera- Iduring generatedbyPhase The$394millionpayroll highmultiplier effect. tively generated The $920millionpayroll eco nomic study 43