Phoebus Master Plan

phoebus master plan:

Hampton, Virginia urban design associates

adopted by city council on august 15, 2007 amended by city council on march 13, 2013 heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master Phoebus Master Plan Zimmerman/Volk Associates, Inc. Associates, Zimmerman/Volk urban design associatesurban Dutton & Associates, LLC &Associates, Dutton City of Hampton, Virginia of Hampton, City Virginia of Hampton, City Urban Design Associates Design Urban Sasaki Associates, Inc. Associates, Sasaki HR&A Advisors, Inc. Advisors, HR&A CONSULTANT TEAM PREPARED FOR FUNDED BYFUNDED Keachia Witherspoon Keachia Viars Terrie Lowe John Lazorchak Sally Jacobson Chris Ed Elzarian Regatta Lisa Adkins Security Alison Schmidt Membership Colleen Walker Marketing Laura Sandford Economic Development Anne Donovan Treasurer Dennis Smith Secretary Trudy Kearney Vice-President Ronnie Staton President Jones Faith NEW PHOEBUS A FOR PARTNERSHIP Donnie Tuck R. G.Stuart Christopher Snead Osby Chris J.Moffett Will Jr. Hobbs, W. “Billy” H. Vice-Mayor Wallace E. George Mayor Ward Joseph Molly CITY COUNCIL Commissioner Young A. James Member/Commissioner Council Snead Osby Chris Commissioner McCloud Andre Commissioner Sr. Campbell, M. Carlton City Manager/Commissioner B.Bunting Mary Vice-Chairman LaRue Gaynette Chairman Williams Gregory COMMISSION PLANNING to this effort. to this energy and input, time, their gave who neighborhood Phoebus of the residents tothe thanks A special acknowledgements

© 2013 urban design associates heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master Table of Contents urban design associatesurban Railroad Right-Of-Way Street Mallory Properties for Commercial Principles Design Street Mellen Phoebus Waterfront AREAS INITIATIVE DESIGN PRINCIPLES MONROE FORT ‘NEW’ THE OF IMPACT STUDY MARKET COMMERCIAL STUDYRESIDENTIAL MARKET &ANALYSIS PROCESS SUMMARY EXECUTIVE IMPLEMENTATION Phoebus Housing North Strategies: PhoebusHousing South Strategies: Housing Strategies Gateways Enhanced 23 30 40 19 37 47 18 16 34 7 1 12 41 13 44 15 27 table of contents

© 2013 urban design associates heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master Executive Summary Plan began in the spring of 2012 and was completed in early 2013. of2012andwascompletedinearly beganinthespring Plan Th theseemergingassetsforitsownfutureleverage success. “new” Fort tobothcomplimentand Monroe willallowPhoebus munity” National Monument. tothenew Th layer assets andvisio itsownintrinsic to isthatofpositioningPhoebus opportunity most fundamentalnew conditions thatrepresent bothchallengesandopportunities. Th Th adoptedin2007. MasterPlan fresh lookatthePhoebus in thelocal, regional andnational National Park Service. Th Fort Monroe asaNational Monumenttobemanagedby the November 2011, President designatedsignifi Obama nest to transform this historic andstrategic nest totransformthishistoric of Defenseinstallationandthetransitionbeganinear- Department of2011, InSeptember Fort Monroe offi implemented over time. ofinitiatives basedonmarket aseries potentialtobe developed explored themarket and potentialforfuture inPhoebus growth indiscussionsanddesignexploration.active participants Th residents, businessowners, institutions, leaders, City staff andCity Th guide andcoordinate future andinvestment. growth 2006 and2007, to forPhoebus prepared theCity aMaster Plan of Hampton, adjacenttoHamptonUniv phoebus isadistinct e process of reviewing and updating the 2007 Phoebus Master eprocessandupdating the2007Phoebus ofreviewing thesenew andupdateistorecognize ofthisreview epurpose e Plan wasprepared inanopenpublicprocess ePlan thatinvolved urban design associatesurban eseevents, coupledwithsignifi and unique community within the City withintheCity anduniquecommunity economic conditions, warranta n withthoseofa “gateway com- ersity andFortersity Monroe. In cially closed asanactive closed cially erelationship withthe location to its new life. toitsnew location In cant portions of portions cant cant cant changes e process e as PORTRAIT OFPORTRAIT EXISTING CONDITIONS outlined inoutlined red UNIVERSITY HAMPTON VA HOSPITAL VA The Woodlands Golf Course

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© 2013 urban design associates ed andtookthenamePhoebus, sunover water. asarising symbolized fi anchorforthegrowing andaprominent community resort important Phoebus,honor ofHarrison theownerofHygeia Hotel, an Th rail linewasextendedtothe townin1882, itsfuture ensuring success. and adoptedthenameChesapeake City. Th Hospital) foundedin1870, establishedtowngrewquickly thenewly home fordisabledveterans (laterthe Veteran's Administration Hampton Normal Institute, andAgricultural foundedin1868, anda lished. Fueled by institutions, itsneighboring Fort Monroe, the was disbanded, and in1871streets andbuilding siteswere estab- thereby preventing theirreturn toslavery. In1865, theUnioncamp toUnionlinesascontraband, slaves whoescaped Butler todeclare freed men, theresult ofadecisionby MajorGeneralBenjaminF. today tohouseanarmyoftroops aswell asagrowing populationof Union hands. is CampHamiltonwasestablishedwhere Phoebus the Civil War. From thebeginningofwarFort Monroe wasin Fortboring Monroe. Present begantotakeshapeafter dayPhoebus tiedtoneigh- closely hasaninterestinghistory andvaried Phoebus FORM HISTORY, URBAN CULTURE, AND heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master new environment inwhichitfi new forfuture successgivencepts andideasthatpositionPhoebus the which remain validwhilealsooff of eff Th gure theC&Orailtotown. inbringing In1900thetown incorporat- e name Phoebus wasgiven totherailstationand postoffi enamePhoebus is edition of the Phoebus Master Plan represents theculmination MasterPlan iseditionofthePhoebus orts toretain thevision,orts andframeworks from principles 2007 nds itself. ering updatesandadditionalcon- ering eChesapeakeandOhio ce in makes it a unique and valued part ofHampton. makes itauniqueandvaluedpart town, characterthat andhistoric retains adistinctidentity Phoebus ofHampton.with theCity Despitenolongerbeinganindependent inconsolidating County City joinedElizabeth In1952Phoebus tial neighborhoodsandthecommercial mainstreet MellenStreet. residents drew ban development away from Phoebus’s residen- historic quieteddown.Phoebus Atthesametime, automobile-oriented, subur- thesamepopulationoftroops passingthrough town,Without World War II, themissionof Fort Monroe changed, asdidPhoebus. nightlife. knownforitsexcitingandscandalous town became After forthemanytroops atForting abaseforentertainment Monroe. Th Th 44,000 and55,000square feet. commercialmarket for new usesintheneighborhoodisbetween its inherent character andestablishedbusinesses. The anticipated stores andrestaurants, along MellenStreet, specifically buildingon district. This would onspecialty focustenantingand development andcultural by driven theestablishmentofanarts could belargely and therest would berental units. The commercial drawforPhoebus Approximately 2/3oftheseunitswould behomeownershipunits residentialtial toattract500new unitsover thenextfive years. reevaluated by theUDA team. hasthemarket poten- Phoebus The potentialforresidential andcommercial was development DEVELOPMENT POTENTIAL rough the World Wars, town, amilitary became Phoebus provid- urban design associatesurban e stronghold that developed in part due to its relationship to Fort Monroe PHOEBUS IN ITS EARLY DAYS EARLY ITS IN PHOEBUS Phoebus was an independent town and Union Union and town independent an was Phoebus executive summary 2

© 2013 urban design associates and supports theirplanninggoalsandobjectives. and supports refl informationandideastohelpensuresharing theMasterPlan inthiseff participated have graciously Fort andtheNational Monroe Park Authority Service. Bothagencies planning process, working relationships close were formedwiththe with the “new” Fort Monroe. Th the needtobeginprocess tore-establish relationship asupportive and inadjacenthousingareas. Ina through realistic neartermactionstepsinboththecore commercial on buildingmomentum inputplacedemphasisandpriority munity vision andframeworks from the2007MasterPlan. Th fortheoverall generalsupport indicated from clearly thecommunity toaff conditions likely inputrefl withnew MasterPlan the 2007Phoebus sents acombinationofthegroundwork, andideasfrom keyprinciples As referenced earlier, repre- MasterPlan thisversion ofthePhoebus MASTERTHE PLAN heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master A G F E D C B Phased redevelopment of properties along Mallory Street Mallory along of redevelopment properties Phased New residential development in the heart of thecommunity intheheart development residential New A public waterfront with coordinated private development private coordinated with waterfront A public new existing uses and to support strategy parking A coordinated Additional community recreation space and open space connections space open and space recreation community Additional Enhanced Place-based strategies for neighborhood development strategies for neighborhood Place-based along Mellen and Mallory Streets Mallory and Mellen along KEY ELEMENTS IN THE MASTER PLAN MASTER THE IN ELEMENTS KEY

gateways into theneighborhood ect the community in2013andbeyond.ect thecommunity Input erefore, thecourseofthis during ddition, stressed thecommunity ort andhave beenopento ort ecting changing issamecom- ects Illustrative Master Plan University Hampton Hospital VA VA

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© 2013 urban design associates ground fl recommends sensitive infi shops thatfocusonantiques,of specialty art, anddesign. Th intoaregionalpotential todevelop andhasthe main street isthehistoric forPhoebus Mellen Street 2. MELLEN STREET make thepark amore active destination. such asbikeandkayakrentals andasmallfoodvendor, which would fi Monroe, forsmallboats, adock watertaxis, kayaksandaplacefor trailconnectiontoFort of thepedestrian aspart way thatcouldserve events,public lawnforcommunity visitorparking, walk- awaterfront iswarranted,the community a possiblepark amenitiescouldinclude toForttive gateway Monroe. more detaileddiscussionwith While aswell ascreate corridor southern endoftheMellenStreet anattrac- toFortbridge Monroe. Th asitbendsaroundowned landattheendofMellenStreet tothe Th withpublicaccesstoMillCreek andHamptonRoads.in Phoebus andFort toPhoebus gateway locations Monroe andisoneofthefew Th 1. PHOEBUS WATERFRONT heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master well asbeingthe “front door” toFort Monroe andtheNational represent Street the andMallory Street “public face” as ofPhoebus its charmandcharacter. Th overall healthofthesmalluniquebusinesses thatgive MellenStreet the these goalsistoidentifya set oftoolsandstrategiestosupport southward toward theproposed park. waterfront Afi retail usesandattractionssuchasthe American Th redevelopment ofFort Monroe, itisanticipatedthatexpansionof shing. Inaddition, suggestions e Plan recommends the creation of a waterfront park on publicly recommends thecreation park ofawaterfront ePlan onpublicly isanimportant waterfrontattheendofMellenStreet ePhoebus oor retail andupperfl is new public space will serve toanchorthe publicspacewillserve isnew ll development ofmixed-usebuildingswith ll development ecorealongMellen business district oor residential oroffi have been made to include services services have beenmadetoinclude attraction withitsconcentration eatreextend can ce uses. the With rst steptowards e Plan of the corners on Mallory Street. of thecornersonMallory commercial/retail forsmallsupport atoneormore some opportunity residential beamultifamily withperhaps development primarily way” project. Current thissiteshould market information indicates alsorepresents Street asignifi Mallory was demolished. Th Fullerrecreate formoftheOld theurban Hotel, centerthat ahistoric can Streets andMallory atthecornerofCounty use development buildings maybeoccupiedby offi small, mixed-usedowntown retail and foundin regularly ofcommercial services /or othertypes should beinfi desired. activity andpedestrian development Numerous lots vacant thenew inorder Street tosupport remaining segmentsofMallory improvements andlandscaping alongthe tinue thesesidewalk already ofthecorridor. occurred toparts tocon- Itwillbeimportant as aneighborhoodshoppingstreet. Upgradestothestreetscape have andisemerging tothecommunity isabusygateway Street Mallory 3. MALLORY STREET shopping streets. and creatinglotspassagesthatconnect tothetwo landscaped Streets. Th parking lots, areas, inmid-block located alongMellenandMallory resources. Th Future ofretail growth andattractionswillrequire increased parking Strategy Parking overall success. componentto itself asavibrantandattractive placewillbe acritical Monument. Movingforward, thesuccessofthisarea inpresenting urban design associatesurban eseareas willbecreated by removing blightedproperties e Plan recommends extensionofthepattern ofoff ePlan lled with new mixed-usebuildingswithgroundlled withnew fl e now vacant Maida industrial property along property Maidaindustrial enowvacant environments. Upperfl ce orresidential uses. mixed- Anew cant opportunity asa opportunity “gate-cant oors ofthese -street oor PHOEBUS WATERFRONT MALLORY STREET View of the redevelopment opportunities to bring in a greater mix of uses along Mallory along ofuses mix agreater in tobring opportunities redevelopment of the View View of the Phoebus Waterfront at the foot of the Mugler Bridge looking northwest looking Bridge Mugler ofthe foot the at Waterfront Phoebus ofthe View executive summary 4

© 2013 urban design associates enhance further thesenseofplaceatthisgateway.enhance further accommodate future whichcan development whichcan Authority andHousing andHamptonRedevelopment land ownedby theCity this gateway. Even with thesetwo developments, theirremains vacant Together thesetwo projects willsignifi housingproject hasbeenapprovedly forthesoutherncorner. eastern cornerofthisintersection whileanagerestrictedmulti-fami- thattime,Since onthe hasbeenconstructed CVS Pharmacy anew identifi In 2007, theintersectionof Woodland RoadandE. was Mercury 5. ENHANCED GATEWAYS baseball fi Avenue, on Willard property School the Sea nexttotheAssociation’s Additional athleticfi Recreation Associationfi mannerforthePhoebus formalized community. Parking beaccommodatedinamore attractive can and tion, beaddedtoprovide parks acenterforthe andopenspacecan andcreate sitesforredevelopment. blocks the development Inaddi- housing.demand fornew New streets toshorten shouldbelocated character oftheresidential neighborhoodandmeetthemarket shouldtransitiontoresidential properties usestostrengthenlized the Streets. ofMellenandMallory and withinablock Th vacant. Th buildings, of industrial activitiesinaseries trial manyofwhichare Former railroad yards are nowusedforstorage andotherlightindus- 4. RAILROAD RIGHT-OF-WAY heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master ed as an important gateway to the Phoebus Community. tothePhoebus gateway ed asanimportant ese uses are in the middle ofaresidential eseusesare neighborhood inthemiddle elds. elds should be developed onSt.elds shouldbedeveloped of Star Mary cantly alterthecharacter of cantly ese underuti- elds. and banners signagethatoff signifi thatcouldhelptellthehistorical ing art connectivity, providing betterandmore distinctive lighting, andinstall- andbicycle enhancingpedestrian design conceptstoconsider include an appropriate designtreatment approaches. forthese two bridge Key at shouldbepursuedtoarrive andtheNational ParkAuthority Service community,the Phoebus ofHampton, the City theFort Monroe presented inthis plan, discussionandcollaborationbetween further and Fortboth Phoebus Monroe are asplaces. someideasare While whichreinforceate dramaticandmemorableexperiences howspecial Fort Monroe. Th astheover-water approaches toandfrom serve Boulevard bridges missingcomponenthere.the only Th ing), asprescribedin the2007MasterPlan. Wayfi (CVS) andthesouthwest corner (agerestricted, hous- multi-family onboththesoutheastcorner developments and upcomingprivate isbeingtransformedthrough Boulevard gateway therecent Mercury other attractions. Th that welcomes anddirects visitorstoPhoebus, Fort Monroe and ments, distinctive lighting, publicart seasonalbannersandpossibly treatments,scape wayfi land- ered andapproach include toimprove corridors thesegateways should receive someenhancements. Elementsthatmightbeconsid- exit)gateways Street I-64 (Woodland RoadexitandtheMallory dors and gateways an important initiative. animportant dors andgateways Th traffi Fort Monroe willbegintogenerateaconsiderableamountof c through Phoebus thatmakesaddressingc through theapproach Phoebus corri- urban design associatesurban eseapproaches tocre- provide uniqueopportunities eimageof the Woodland RoadandEast nding signage, street improve- andsidewalk er ways to promote local events. to promote local er ways e Mugler and Mercury eMugler and Mercury etwo approaches from cance oftheseplaces,cance nding signageis

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© 2013 urban design associates projects andsustainablestreetscape improvement pilotprojects. Appeal program, construction new sector orHRHA potentialprivate efi inwhichtheaimwouldareas betopulltogethertheben- inPhoebus push themarket. Th mass ofimprovements altertheperception tooccurthatcan and property. andHRHA blage ofCity Areas likethisallowacritical toanexistingassem- selected asanillustrative exampledueinpart gic, targetedapproach mightbeimplemented. Howard was Street the 2012update, illustratehowastrate- we have attemptedtofurther grams toencourageinvestment andinfrastructure. inproperties In tant neighborhoodsby pro- utilizinganumber ofincentives andCity ofrecommendations forstrengthening hasaseries theseimpor- Plan of sensitive infi are two Phoebus andNorth neighborhoodsinneed Phoebus South 6. HOUSING STRATEGIES heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master ts of several existingprojectsts ofseveral andprograms, theCurb including ll development andstreetll development improvements. Th is type of approach could be used in a variety of ofapproach couldbeusedinavariety istype e Master HOUSING STRATEGIES HOUSING STRATEGIES urban design associatesurban South Phoebus proposed street elevation street proposed Phoebus South South Phoebus

existing conditions existing executive summary 6

© 2013 urban design associates heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master Process &Analysis Public input at a focus group during the exploring phase exploring the during group afocus at input Public charrette the during meeting Committee A Steering stakeholders. Th 2006,July the studyarea toexploring andlistening to wasdedicated Th and openhouses. team solicitedinputfrom thegeneral publicthrough publicmeetings pointsintheprocess.team atimportant Inaddition, theplanning University. Th as well asrepresentatives ofnearby institutions, suchasHampton Th Th diverse opinionsofthecommunity. representsprocess helpstoassure avisiondrawn from thatthePlan the ofstakeholdersthrougha diversity theoutreach eff increasing investor confi An openprocess becomesthefoundationforbuilding consensusand intheplanningprocess andtransparency iscritical.public participation therangeofinterests planissodiverse, inanycommunity Because antiques andculturalactivitiesalongMellenStreet, itsmainstreet. Phoebus’s reputation across theHamptonRoadsregion forthe the community. stakeholders dueto are asimportant viewed Visitors business owners, interested andinvestors, developers andvisitorsto interests. consistofbothlong-timeandrecent residents, Stakeholders stakeholders representing arangeofbackgrounds, lifestyles, and history. Assuch, theinputanddesignprocess engagedresidents and isadiverse initsunique thattakesgreat community pride Phoebus PUBLIC PARTICIPATION: 2007 and local groups,and local Improvement suchasthePhoebus League. Th e Steering Committeeconsistedofresidents andbusinessowners, eSteering e fi Committee. process wasguidedby aSteering eMaster Plan urban design associatesurban rst phaseofthemasterplanningprocess, 2006to from April e Steering Committeeprovided inputtotheplanning eSteering e planning team collected both hard data and soft eplanningteamcollected bothhard dataandsoft dence inanarea. Th e planning process engaged eplanningprocess engaged orts led by City staff ledby City orts e open

August 15, 2007. Council on Commissionandadoptedby City sented tothePlanning forpublicreview. report produced adraft Th staff CommitteeandCity er withtheSteering Th shape theplan. public wasaskedtocommentonthealternatives inorder tofurther public meetingonAugust 3rd, where alternatives were presented. Th futures forthecommunity. Th holders andgenerateddesignalternatives toexplore alternative theworkshop,During withstake- theplanningteammetregularly Post August 2006.Legion inearly 48atthefootofMellenStreet highlighted by athree-day designworkshop heldattheAmerican Th representcommunity challenges thatneedtobeaddressed. andbuiltupon,should besupported aswell aswhichelementsofthe Th andthesurroundingof thecommunity identifi areas are physically pated in “dotmocracy,” aprocess where thestrengths andweaknesses ries, theculture, andtheaspirationsofstakeholders. Allpartici- conditionsofthecommunity.physical dataconsistsofthesto- Soft data. Hard dataconsistsofmapping, photography, ofthe andanalysis eresulting mapshelpedtheplanning teamidentifywhatelements roughout theFallWinter, andearly theplanningteam, togeth- esecondphase oftheprocess, phase, ortheexploring was edesignworkshop culminated ina process & analysis | e draft report waspre- report edraft , refi ned theplanand ed. e public participation public many residents of Phoebus residents many engaged process planning master The PUBLIC PARTICIPATION PROCESS 7

© 2013 urban design associates » » » » » tifi May 2012. Informationgathered iden- from participation community conversations in ofindividualandcommunity minated withaseries tion ofdataandpreparation ofupdatedmarket studies. Th Th local, regional, andglobalinfl ued tosetthefoundationforfuture setof successunderthisnew ensure thatthevision, principles, frameworks andstrategiescontin- impetus forrevisiting themasterplan. Th with theeconomicchangesthathave occurred since2008, were the managed asaunitoftheNational Park Service. Th ofFortstantial portions Monroe asaNational Monumenttobe 2011.September thereafter, Soon President designatedsub- Obama the offi following MasterPlan mendations containedinthe2007Phoebus theeff Councilauthorized City 2012PUBLIC PARTICIPATION: heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master

ed fi Public Safety andImage Safety Public Housing Initiatives ToolsRegulatory Gateways, Sites andKeyDevelopment Corridors Recruitment) Economic Development (BusinessRetentio Economic Development eplanningprocess of2012withthecollec- beganinthespring cial closure ofFort installationin cial closure Monroe asanactive military ve (5) primary issueareas tofocusonaswe moved forward: ve (5)primary uences. ort to update and review therecom- toupdateandreview ort egoalofthiseff n, Attraction, and eseevents, coupled isphasecul- ort wasto ort plan on13March 2013. 2013.February Councilapproved HamptonCity thisupdated Commissionendorsedtheserecommendations on7Planning 2013.late December2012through January Th Th term andlongactionitems. consultant teamgeneratedrecommended policiesaswell asbothnear andthe departments City from various adviceandexpertise technical action items. Feedback obtainedfr gain inputregarding eachofthegroups ofsuggestedstrategiesand November 2012, asecondround ofpublicconversations were heldto tifi thecourseofensuingmonths,Over possiblestrategieswere iden- ed addressing specifi ese recommendations underwent community review during review community eserecommendations underwent urban design associatesurban c issuesineachofthese fi om theseconversations alongwith e Hampton ve categories. In DIAGRAM EXPLAINING THE 2012 MASTER PLANNING PROCESS PLANNING 2012 MASTER THE EXPLAINING DIAGRAM » » » » »

Public Safety &Image Safety Public Initiatives Housing Development Regulations &Gateways Sites Development Economic Development PUBLIC POLICY Action Items Action Weaknesses Weaknesses PROCESS Strengths PUBLIC Visions process & analysis | » » » » »

Housing Economic Development Redevelopment Connections Uniqueness INITIATIVE AREAS Design Principles Design ANALYSIS MARKET Potential Market public participation public The Way Forward Way The 8

Hampton River Interstate 64 access 64 Interstate Waterfront Hampton University andAdministration Hospital the Veterans Monroe, Fort with to relationship and Proximity Specialty retail district Avenue and Willard Street Mellen along particularly historic buildings and History Strong anduniqueidentity neighbors closeknit and residents long-term dueto oriented community family- of asmall-town Sense University Hampton STRENGTHS VA Hospital The Woodlands

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Hampton River residential vacancies residential andsome commercial, industrial, and land Empty offerings retail of variety of and restaurants Lack locations appropriate sible, inacces- of spaces green Lack access waterfront of public Lack to values lower housing leading maintenance property Poor sidewalks and curbs, of maintenance, lack as such street conditions, Poor urban design associatesurban University Hampton WEAKNESSES VA Hospital The Woodlands

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Hampton River Improve gateways character and buildings thehistoric support and Retain land vacant of ment enforcement, thedevelop- and code maintenance, better Improve with stock housing Complement Fort Monroe retail niche and specialty unique of mix aneclectic Maintain Phoebus to isunique that identity small-town aquaint, Maintain waterfront accessible Publicly VA Hospital University Hampton VISIONS The Woodlands

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© 2013 urban design associates PORTRAIT OFPORTRAIT EXISTING CONDITIONS such asstreets, forexample, A UDA elementoflanduse, drawingisolatesaphysical X-Ray® assets andnaturalpatternsfoundthroughout thecommunity. the studyarea, residents aswell themyriad astoillustratecity Th UDA X-RAYS heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master use are also noted on the portrait, such as blight and vacancy. and blight as such portrait, the on noted also are use land about observations subjective more Often created. are X-Rays® UDA other all which econsultantteamcollectedhard datainorder tobetterunderstand DISTRICT BOUNDARY DISTRICT PHOEBUS HISTORIC NEIGHBORHOOD BOUNDARY

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Pembroke Avenue to illustrate patterns and opportunities to illustratepatternsandopportunities Mercury Boulevard Mercury This portrait is the land use drawing from from drawing use land the is portrait This

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Shelton Road Shelton Mill Creek STREETS and solutionsemerge. project area. from thesepatterns, Often thebeginningsofstrategies patterns,unveil theunderlying problems, ofa andopportunities naturalandman-madesystems,ing various designerscan urban diffi Generally, to the Phoebus is regional well-connected road system. area. study ofthe portion northeast the in developed was pattern a discontinuous regular grid of neighborhood streets. During subsequent post-World War II development, cult toperceive whencombinedinasingledrawing. Bystudy- urban design associatesurban In the south, or the most historic part of the community, there is a fairly afairly is there community, of the part historic most the or south, the In

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Shelton Road Shelton Mill Creek BUILDING FOOTPRINTS BUILDING study area; otherwise, Phoebus is largely characterized by small, residential structures. residential small, by characterized largely is Phoebus otherwise, area; study ofthe part northeast the in evident also is School High Phoebus right-of-way. railroad abandoned the line also buildings industrial large Some Creek. toMill leading buildings

Hampton Roads Hampton I-64 Mellen Street, Phoebus’s main street, is a collection of larger oflarger acollection is street, main Phoebus’s Street, Mellen

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Fort Monroe Fort Shelton Road Shelton

process & analysis | Mill Creek shaded in purple shaded inoutlined red or area Study Note: uda x-rays® 10

© 2013 urban design associates RESIDENTIAL SETTLEMENT heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master development in the northern part of the neighborhood. ofthe part northern the in development II War topost-World due zones residential irregular and south the in blocks of regular

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Shelton Road Shelton Mill Creek with Mercury Boulevard, and at the intersection of Mercury and Woodland Road. Woodland and ofMercury intersection the at and Boulevard, Mercury with intersection its at interchange, I-64 the toward Street Mallory along located uses commercial COMMERCIAL urban design associatesurban Mellen Street is Phoebus’s historic main street, with more suburban

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Woodland Road Mellen Street Mellen Mallory Street

Pembroke Avenue Mercury Boulevard Mercury

Old Buckroe Road

Fort Monroe Fort

Shelton Road Shelton Mill Creek INSTITUTIONS, PARKS, AND OPEN SPACE OPEN AND PARKS, INSTITUTIONS, has a local waterfront along the shores of Mill Creek. ofMill shores the along waterfront alocal has Phoebus addition, In resource. space open neighboring agreat Monroe, Fort and Course, Golf Woodlands The campus, University Hampton tothe adjacent as well as schools,

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Pembroke Avenue Mercury Boulevard Mercury Phoebus is home to a number of area

Old Buckroe Road

Fort Monroe Fort Shelton Road Shelton

process & analysis | Mill Creek shaded in purple shaded inoutlined red or area Study Note: DISTRICT BOUNDARY DISTRICT PHOEBUS HISTORIC NEIGHBORHOOD BOUNDARY uda x-rays® 11

© 2013 urban design associates heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master Residential Market Study » some of hampton » » » region, and29.8%from inthenation. elsewhere the market potentialwillcomefrom Hampton, 42.0%from the retirees (24percent), households(17percent). andfamily 28.2%of mix ofyounger singlesandcouples(59percent), nesters and empty thefollowing:cluded Th Target Market Methodology. Th housingunitswereof thepotentialmarket fornew identifi be leasedorsoldwithinthestudyarea. Th market potentialfor newly-introduced, market-rate housingunitsto MasterPlan.Phoebus Th Zimmerman/Volk Associatestoguidethedesignprocess forthe was conductedin2012by AResidentialMarket Study initsrange ofhousingtypes. is foundlacking household incomesandhousingvalueswithstablestock, but ofthestudyarea.portion Th World War II, neighborhoods are suburban present inthenorthern especially south of Mellen Street nearMillCreek. southofMellenStreet especially

would units ayear. beapproximately 145new If appropriatehousingwere madeavailable, thecapturerate rowhouses, live/work units, andsmall-lot, houses. single-family Th units (66.0%). approximately 220(44.0%)rental unitsand330homeownership Th Area over unitsintheStudy thenextfi new Th e new ownership units should consist of soft lofts, ownershipunitsshouldconsistofsoft enew condominiums, e500units(replacing households withunits)would consist of etargetmarket householdscouldrent orpurchase upto500 urban design associatesurban e target markets for the Study Area include a Area etargetmarkets include fortheStudy ’ s e purpose of this Study wastoidentify the ofthisStudy epurpose oldest residences estudyarea containsawiderangeof e Residential Market Analysis con- eResidential Market Analysis e extent and characteristics eextentand characteristics

are inPhoebus, located ve years.

A series ofpost- A series ed usinga residential unitsinthisarea. charm ofMellenStreet, themarketing potentialfornew holdsback In addition, retail inPhoebus, ofhigh-quality thelack despite the throughout thearea. andpoorconditionofhousingstock ofcare lack Th Street, andeasyaccessfrom I-64. the small-townfeel, buildingsliningMellen thehistoric including onMill Creek,waterfront proximity toFort Monroe andDowntown, on market potential. For thisarea, someofthoseassetsare: the tion takesintoaccountotherintangiblefactorsthathave aninfl Using the Target Market Methodology, theoptimum market posi- ** Note: Definitions for the various building types can be found in the ZVA Residential Market Study (under separate cover) separate (under Study Market Residential ZVA the in found be can types building various the for Definitions ** Note: program. development aproposed not Neighborhood, Phoebus the for potential market represent numbers These * Note: TOTAL UNITS FOR-SALE DETACHED SINGLE-FAMILY FOR-SALE ATTACHED SINGLE-FAMILY FOR SALE MULTI-FAMILY FOR RENT MULTI-FAMILY e greatest obstacle toreaching market egreatest potentialistheperceived obstacle 44.0% 23.6% 14.7% 17.7% OPTIMUM MARKET POSITION — PHOEBUS MASTER PLAN STUDY AREA (2012)* AREA STUDY PLAN MASTER —PHOEBUS POSITION MARKET OPTIMUM NUMBERS HOUSING TYPE** HOUSING NUMBERS 500 200 44 40 9Bnaos2000t 8,0 ,5 o16014 1,150 to 1,650 200,000 to 280,000 Bungalows 59 0UbnHue 1,0 o4500180t ,5 6 to 2,550 1,850 to 425,000 315,000 Houses Urban 30 30 20 8Rwoss1500t 2,0 ,5 o15016 1,050 to 1,500 165,000 to 225,000 Rowhouses 78 High-End Rowhouses High-End Apts. over Retail Apts. Condominiums Condominiums Apartments (Hard Lofts) Live/Work High-End (Soft Lofts) (Soft (Soft Lofts) (Soft 7,0 o3500160t ,0 10 1,600 to 2,000 275,000 to 335,000 5,0 o3500130t ,0 8 1,300 to 1,800 250,000 to 325,000 5,0 o200080t ,5 9 800 to 1,250 150,000 to 230,000 00t 70m.70t 2066 to 1250 700 to 1750/mo. 1000 (2006 DOLLARS) (2006 5 o85m.50t 5 16 to 650 550 to 825/mo. 750 PRICE RANGE PRICE BASE RENT/ residential study market uence RANGE (SF) UNIT SIZE/ 4 nt/year 145 units/ CAPTURE ANNUAL MARKET 12

© 2013 urban design associates heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master Market StudyMarket Commercial HR&A Advisors, Inc. conducted local jobs in the service sector. jobsinthe service local the neighborhood. Newretail would development helpcreate more toworkcommute asthere out of Phoebus are jobsin relatively few ($42,400) is28%lower thaninHamptonoverall. Mostresidents 2010 annualmedianhousehold incomeintheneighborhood duetothearea'stion are relative likely aff increase wasseeninthe 50–65agecohort. Th between 20–35years increased by oldactually 14.1%. A6.6% less thanthepopulationin 2000, thenumberofyoung people Phoebus’ populationwas7,138in2010. this fi While pace withprojections from studies. previous recovering,the area isslowly actualeconomicdemandhasnotkept by therecession andfi most citiesintheUnitedStates, impacted Hamptonwasnegatively recommendations2000s impactthedevelopment forPhoebus. Like the notabledemographicandeconomictrends during Some retail ofPhoebus. andcommercial district of theupdatesFort Monroe Masterplanasitaff ditions forretail andcommercial uses; and, theimplications evaluate plan wascompletedin2006; assesschangestoreal estatemarket con- changes sincethemarket studythatinformedtheFort Monroe reuse Master Plan; updatedemographicandeconomicdata torefl ofthe2007Phoebus the development market studiessupporting 2011. Th Monroe, ofwhichwere aNational parts Monumentin declared ofplanningatFort andevolution recession economicclimate neighborhoodtoreflmarket assessmentforthePhoebus urban design associatesurban egoalsofthismarket studyare to: plansand previous review nancial crisis that started inlate2007. thatstarted nancial crisis While ordability. Asaresult, the anupdatedretail andoffi eseincreases inpopula- ects the gateway ects thegateway gure is3.5% ect thepost- ect ce » » » » » » »

attract complementary uses complementary attract and andculturaldistrict arts to create Theatre an American of the thesuccess on Build banners, branding) improvements (flower pots, property and facade residential and business Encourage interim and uses assemblage property infilling development, bypromot- parcels abandoned created by challenges Address interimtenants find and uses to attract owners with working storefronts vacant Reducing by Waterfront sites Waterfront and Lumber Slaughter Maida, the on development mixed-use at key infill sites, particularly investmentPromote private activity residential opment to generate additional of devel- mass acritical support to infill opportunities Select Monroe Fort to proximity and district, cultural and arts downtown buildings, reusethe creative of historic around developed community asa brand Phoebus' Building OPPORTUNITIES OPPORTUNITIES (LONG TERM) (LONG (NEAR TERM) (NEAR commercial market study 13

© 2013 urban design associates heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master facade improvements,facade landscaping, banners, etc. Th tofocusonenhancingtheappearance ofitsstreetsmunity through com- inthePhoebus tothesuccessofanydevelopment Itiscritical stores andrestaurants,specialty specifi thatfocusesonthedemandfor strategy tenanting anddevelopment by assetssuch astheAmerican trict leveraging Th Specifi andappealtothe targetmarket.enhance thecharacterof district Key recommendations forretail should real estateinPhoebus » » » » » » » » » Th infl Th

ese include: uence andbolsterPhoebus’ market potentialforcommercial uses. Monroe and the City ofHampton Monroe andtheCity eff planningandeconomicdevelopment Concerted Increasing regional population Access andwater-basedrecreation towaterfront University Proximity to the Veterans Administration HospitalandHampton has totravel inorder through togetthesite) Phoebus Proximity totheFort Monroe facilities.and military Proximity to I-64, whichprovidesaccesstoregional quick centers potential characterandtourism Unique historic heritage Strong Relative aff ere are keyregional andneighborhood-specifi urban design associatesurban cally, andculturaldis- tocreate anarts there isanopportunity ordability National Monument(infact, one cally alongMellenStreet.cally is investment will isinvestment will eatre, through a c factorsthat orts forFortorts of theneighborhood. inPhoebus,corridors whichwould helpchangenegative perceptions provide someadditionaldaytime Fort Monroe. Th real estatebrokers, etc. these groups andactivitieson —thatsupport —accountants, professionalof demandforlocal services attorneys, asmallamount andvisitationcouldsupport tional populationgrowth intheCity, dueto competitionfrom otherdistricts Phoebus addi- Finally, while there isnotalargemarket foroffi retail usesover fi anadditional55,000SFof that theneighborhoodcouldsupport andFort inPhoebus dential development Monroe, estimates HR&A onFortactivity Monroe. resi- thesechangesandassumingnew With spending, specifi improve theperception oftheneighborhoodandattractadditional is type ofdevelopment, istype retail, alongwithnew would cally by capturing ancillary visitorspendingfrom ancillary by capturing cally ve years. weekday activity tothecommercial weekday activity ce space in commercial market study 14

© 2013 urban design associates heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master 7-MILE FORT MONROE WATERFRONT TRAIL ‘New’ Fort‘New’ Monroe Impact of the PHOEBUS BIKE SYSTEM housing, accessible amenities, newly itwillalsoinclude suchas: past, the “new” andrenovated Fort new include Monroe willnotonly Fort postofits Monroe While isnolongerthebustlingmilitary providing arangeofretail, restaurant andotherservices. of capable businessdistrict astheclosest ispoisedtoserve Phoebus of placesemployment.well asbecomehometoavariety Th Fort housemore Monroe andmore willgradually fulltimeresidents as aswell. tospendtime andmoneyinPhoebus ly Inadditiontovisitors, 275,000 visitorsannually. Th Th designationasaNational Monument.its new felttheFort’scommunity deeply, closing on butwillalsocapitalize » » » » » » » Fort Monroe has trict, traffi bringing andMellen,Mercury thecore ofPhoebus’ bracket commercial dis- Phoebus. Th

Casemate Museum snack bar withoutdoorseating,snack andpicnicfacilities poolandbeachaccess, awaterfront includes live entertainment, ConferenceBay Breeze Center, intheformeroffi Restaurant Marina Gazebo/Bandstand Pier andyear-round marina Full-service fi oftheChesapeakeBay Beachandviews Outlook Nature trails, pathsforwalking, joggingandbiking e new monument is anticipated to attract nearly 225,000 to 225,000to monumentisanticipatedtoattractnearly enew urban design associatesurban etwo majoraccessroads tothe565-acre spitofland, c through the community on a daily basis.c through onadaily thecommunity Th always hadamajorimpactonthelifeof always ese tourism andrecreation esetourism visitorsare like- shing atEngineer’s Fishing cer's club, erefore, e Mill Creek withsmallboatsandkayaks. and Fort Monroe through thebikeandwalkingtrailsaswell asvia Additionally, toconnectPhoebus there isatremendous opportunity » » » »

Ft. Monroe is intended to be a recreational and cultural destination destination cultural and to isintended arecreational be Monroe Ft. residents. and employees retail restaurant venues limited and for convenience with community residential and commercial anemployment, primarily be will Monroe Ft. reinforce inPhoebus. and retail development and future commercial complement to isintended support, Monroe for Ft. master plan The continued economic development and improvement and development inPhoebus. economic continued for acatalyst be should and services for retail commercial and demand significant generate will Monroe Ft. such, etc. As Monument, theNational and to theChamberlin inaddition mixed usedevelopment 1.0–1.4 s.f. million between and units of commercial/institutional/ residential 450–800 between to accommodate isplanned Monroe Ft. for Phoebus. asproposed entrance quality high to asimilarly isenvisioned be to Monroe entrance Ft. The experience. of thevisitor part and gateway to Monroe Ft. isanimportant Bridge to the Mugler adjacent park waterfront Phoebus proposed The experience. thevisitor enrich timeand of stay theduration visitor to broaden experience visitors Monroe of theFt. part be should Phoebus nationally. and locally, regionally visitors attract will that waterfront and Monument, National museum, trails, beaches, quality high its with PLANNING OBJECTIVES AS RELATED TOPHOEBUS ASRELATED OBJECTIVES PLANNING 'NEW' FORT MONROE impact of the ‘ new ’ fort monroe 15

Mellen Street Mellen Mallory Street Mill Creek the initiative areas: 2007 publicdesignprocess thatinfl Downtown, and Buckroe and Downtown, University, Hampton Monroe, Fort to connections Improve 2 unique Phoebus Keep 1 followingthe are » » » » » » »

of thewater andgranderviews tothecommunity Create memorablegateways Street ofMallory portions Boulevard,Improve streetscapes ofMercury Street, County and Create pedestrian, openspace, transit, andtrailconnections Phoebus —donotsanitize Maintain authenticity inarchitecture,Maintain diversity culture, andhousingchoices possible whenever buildingstock thehistoric Preserve Th American focusingonarts,trict crafts, andcollectiblemerchandise, the Nurture asaregionally-signifi MellenStreet urban design associatesurban eatre, andrestaurants planning principles developed during the during developed planningprinciples uenced thedesignproposals for cant mixed-use dis- cant 2 Improve connections to Fort Monroe, Hampton University, Downtown Hampton, and Buckroe and Hampton, Downtown University, Hampton Monroe, toFort connections Improve Settlers Landing Road Landing Settlers Mercury Boulevard Mercury

DOWNTOWN

HAMPTON North King Street King North Hampton Roads Hampton UNIVERSITY HAMPTON PHOEBUS

Pembroke Avenue

FORT MONROE Mallory Street Mill Creek

BUCKROE design principles design Chesapeake Bay Chesapeake 16

© 2013 urban design associates » » » » » » » » » » » 5 Stabilize and revitalize the neighborhood housing neighborhood the revitalize and Stabilize 5 areas commercial existing the Improve 4 properties underutilized of redevelopment sensitive Encourage 3 heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master

Provide agreater ofhousing choices diversity in design investment inexisting properties, andencourageorrequire quality ordinancePursue changes that willfacilitateinfi orstrategiesinasensitive manner housingopportunities new Seek areas andseekinvestment thatmaintainsauthenticity and rehabilitation eff revitalization Support Create acohesive parking strategy the two commercial areas toconnect Street Improve environment thepedestrian ofMallory retailfor neighborhood-oriented services area Street asacenter Promote Boulevard/Mallory theMercury arts, crafts, andcollectibleswithassociatedrestaurants Promote retail mainstreet, asaspecialty MellenStreet focusedon and rehabilitation adjoining neighborhoods: housing, new ownershipreinvestment, Improve themarket inthe competitiveness ofthehousingstock Contract retail useswhere viable andindustrial theyare marginally Eliminate blightedandblightingproperties orts in the historic inthehistoric orts

ll housing, 3 Encourage sensitive redevelopment of underutilized properties ofunderutilized redevelopment sensitive Encourage

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Mellen Street Mellen Mallory Street Mill Creek 4

Improve the existing commercial areas commercial existing the Improve

Mellen Street Mellen Mallory Street Mill Creek 5

Stabilize and revitalize the neighborhood housing neighborhood the revitalize and Stabilize Mellen Street Mellen Mallory Street

design principles design Mill Creek 17

heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master Note: Revised diagram developed during 2012 process during developed diagram Revised Note: The Initiative Areas Initiative The Hampton Roads Hampton 5

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5 Mill Creek War ofthestudyarea. residential inthemiddle development II nearest thewaterandpost-Worldresidential ofPhoebus fabric intwo keyareas:strategies forneighborhood revitalization thehistoric dential neighborhoods, intoPhoebus. gateways Lastly, andtheprimary thatcutsthroughdoned railroad thecenterofresi- right-of-way Street, ofMallory nation andrevitalization usesalongtheaban- new on MillCreek, anditsassociatedproperties, MellenStreet thecoordi- upon nearby existingstrengths. Th both address weaknesses whilebuilding ortheneedsofcommunity designprocess.Plan Th Master strategicinitiative areas thePhoebus Six emergedduring resources.lic andprivate eff intermsoftheamountlike andshouldbeprioritized ously ers, developers, and thelike. Th thepublic,stakeholders including institutions, local business own- whole environments. theinterests Initiative ofmany areas include smaller sub-areas thatwork commongoalsand togethertoachieve defi Initiatives tendtobegeographically Initiative areas are aseries Initiative are areas other inorder toeff vate investments themostvalueoutofeach designedtoleverage orts that can begin at the same time so as to best leverage pub- beginatthesametimesoastobest leverage thatcan orts urban design associatesurban ectively andeffi ectively eseare areas where concentratedeff eseareasproceed can simultane- ese areas are the Phoebus waterfront eseareas waterfront are thePhoebus ciently implement amasterplan.ciently ofcoordinated publicandpri- ned andare madeup of orts orts could

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5 Mill Creek 6 5 4 3 2 1 Housing Strategies Enhanced Gateways Railroad Right-of-Way Mallory Street Mellen Street Phoebus Waterfront initiative areas initiative INITIATIVE AREAS 18

© 2013 urban design associates site atthefoot oftheMuglerBridge. Th owned siteoppositetheCity Companyoccupies thewaterfront Fish anchorthisend of MellenStreet.currently Inaddition, the Wanchese Methodist Church are two institutionsthat long timecommunity links.portation United andPhoebus School St. oftheSea Star Mary this sitethrough potentialpedestrian, bicycle, andwater born trans- and Fortconnections between Phoebus Monroe couldalso occurat road connectiontoFort Monroe viatheMuglerBridge, strategic role.tion shouldbegiven tothisimportant Inadditiontotheobvious andFort toandfrom Phoebus tant gateway Monroe. Care andatten- Monroe. asanimpor- willserve thatthislocation Itisalsonowclear towardas framethepublicspacewithviews MillCreek andFort aswell Corridor could bothanchortheterminusofMellenStreet development.space aswell asassociatedprivate Private development toaccomplishbothgoalsofcreating apublicgathering opportunity far more challenging, thisarea continuestorepresent astrategic economic conditionsmaketheprospect aswell aswaterfrontresidentialSeafood development. current While interest ofawatersiderestaurant inthedevelopment toreplace Sam’s apublicpark.erably Prior totheeconomicdownturn, there was place, landforuseasapublicgathering waterfront oping vacant pref- cesses in2007and2012, manypeopleexpressed interest indevel- businessdistrict.and theMellenStreet Th across MillCreek, thisarea isthemidpointbetween Fort Monroe no more apparent thanalongPhoebus’ waterfront. out Looking Th Phoebus Waterfront 1 AREA INITIATIVE heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master e connection to the history of econnectiontothehistory Hampton Roadsandtheregion is eformerSam’s and Seafood of this type of development ofdevelopment of thistype roughout thepublicpro- to largersites inlesspopulatedlocations. Althoughthecurrent mar- and moving Phoebus beenvacating activities have slowly Fishing Wanchese and associated businesses home,stately creating auniqueaddress forthoseunits. A smallamountofresidential isplannedaround development this either aresidence orasasmallbusiness, suchasa bedandbreakfast. Avenue.Willard Th Built in1854, from Dell isagrandhomesteadthatsitsback Willow Dell Willow needs ofbothinstitutions. continues itsredevelopment, attentionshouldbepaidtotheauxiliary and parking resources withtherest ofthecommunity. AsPhoebus changes.trict concernare theneedstoshare Ofparticular openspace Phoebus, alleff tothemixofuses inthecore of contributions their important been present andactive formanyyears. inthecommunity Given business district.the MellenStreet Th Methodist Church across MellenStreet, anchorsthesouthernendof School,St. oftheSea Star United aswell asthePhoebus Mary Institutions Existing represented ownedproperty. byopen spaceopportunity theCity aswell asprotecting the Church School andSt. oftheSea Star Mary be takentorespect UnitedMethodist thepresence ofPhoebus tions. Ifsuchredevelopment presents itselfinthefuture, should care dependingontimingandmarket condi- opportunities development Wanchese Companysitemightprovide awidearrayofre- Fish the formerKeith’s Restaurantsitealongwiththe Dockside urban design associatesurban orts should be made to support theirneedsasthedis- shouldbemadetosupport orts ere are planstorenovate thehouseforuseas esevenerable institutionshave

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© 2013 urban design associates Wanchese siteaswell for itscuesrelative todeterminingthescale architecturalshould lookto local heritage, asissuggested forthe velopment oftheSam’s site aswell as the Seafood Wanchese site park. possibleexpansion ofthepublicwaterfront or even Anyrede- with orwithoutarestaurant, adestinationrestaurant asasingleuser, of possibleresidential development someothertype might include creative alternative solutionsshouldbeexplored. Th wasadopted.Plan of proposal proves Ifthistype tonotbefeasible, on holdgiven the changingmarket conditionssincethe2007 Master residential multi-family and perhapsarestaurant haveinclude been Creek andFort Monroe. proposal Aprevious toredevelop thissiteto together neighborsandvisitorsalike, andprovided vistasofMill institutionasitbrought Restaurant wasacommunity Seafood burned, Isabelandsubsequently Hurricane Damaged during Sam’s Site Sam’s Seafood thewater.allowing theentire toexperience community shouldbemaintainedalongthewater’saccess tothewaterfront edge, culture community. ofthesurrounding Phoebus Inaddition, public and Architecture totheheritage back shouldtiethedevelopment fi architecture ofHampton’s waterfronts, otherdeveloped asexempli- shouldfi units alongthewaterfront ditions existforthegreater successoftheentire area. Residential accordance withthebroader goalsoftheMasterPlan, two maincon- Th off ofresidential thetypes diversifying assistsinfurther higher density) (i.e.might beattractedtositesinthisgenerallocation highend, some pointinthefuture. Th a residential address withhigh-valueresidences, emerge at willlikely turn intheeconomy, pressure toredefi residential hasbeentempered development ket fornew by thedown- heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master ed inthebuildingsatFort Monroe andHamptonUniversity. erings inPhoebus. erings ough the use of this waterfront property forresidences isin oughtheuseofthiswaterfrontproperty e type ofresidential that development etype t inwiththescale, massing, and ne the waterfront as primarily asprimarily ne thewaterfront ese explorations

ILLUSTRATIVE MASTER PLAN LONG TERM VISION PLAN

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initiative areas | areas initiative Mill Creek phoebus waterfront phoebus Imagery for waterfront buildings waterfront for Imagery Dell Willow 20

© 2013 urban design associates access tothewaterfront, alongtheaxisof corridor tomaintainaview are fordevelopment toprovidementation principles direct public drop forthepublic space. Asillustrated, imple- themostimportant andcreates andconnectiontothewaterfront from aback- views ably residential development. Th boththepublicparkto considerwhendeveloping andtheadjacent issues areprinciples illustratedon thispageanddepicttheimportant a prominent one, connectedtothegreater community. Th ples thathave inorder beendeveloped toensure thatthissite remains Asafi modesofnon-vehicular travel. viavarious Phoebus allowing residents andvisitorstotravel toandfrom Fort Monroe and cle, kayak, canoe, andwatertaxisconnections couldoccuratthissite the proposed miletrailonFort seven Monroe aswell potentialbicy- proposed forFortopen spaceandtrailsystem Monroe. Linkagesto role inproviding alsoplay animportant linkagestotheextensivecan into anactive, well-used publicamenity. Th program activitiesinthisspacesoitgrows to gradually Phoebus New shape, withthePartnership towork fora itwillbe important closely action forthewaterfront. publicspacebeginstotake Asthisnew Th tify aphasedapproach toimplementingaconceptforpublicspace. unique opportunity. designwork Some hasalready occurred toiden- provides ofHamptonatthe footoftheMuglerBridge this by City accessinPhoebus.the ideaofpublicwaterfront Th Th Waterfront Phoebus the on Park A Public promenade alongthewaterfront. andprovideing linealongMellenStreet ampleroom forapublic possible. Private onthisparcel development shouldrespect thebuild- to maintaincontinuouspublicaccessasmuch as ofthewaterfront and characterofdevelopment. totry itisalsoimportant Inanycase heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master erefore, thisinitiative provides neartermimplementation alogical ere wasmuch enthusiasmthroughout thepublic inputprocess for nal designdevelops, itshouldadhere tothedesignprinci- is private development benefi development isprivate is new publicopenspace isnew e property owned eproperty ese design ts consider- FINAL VISION PHASE 1 permanent facilities urban design associatesurban Parking lot, lawn and shoreline protection shoreline and lawn lot, Parking Full park implementation with landscaping, pavilions, and PHASE 2 Dock for small boats and rentals and boats small for Dock FINAL VISION View of the park design concept that provides a community gathering space gathering acommunity provides that concept design park ofthe View PHASE 3 Trail and edge landscape Trail edge and 21

© 2013 urban design associates Phoebus community.Phoebus todefi for thecommunity the waterfront. acoordinated eff With Keith’sthe vacant Dockside, and Wanchese Companyoccupy Fish property, parcel ofCity-owned vacant Sam’s thevacant site, Seafood School, oftheSea Star UnitedMethodistChurch, Phoebus Mary a statesofusage. invarying uses forlandthatiscurrently Today, St. Th Long Term Vision forthefi Engineering order.been establishedtoaccomplishthisvisioninrelatively short space withparking andasmallboatdock. Aphasedapproach has Th Near Term Vision andillustratedbelow. publicspaceisdescribed this new ects, withimplementationof aphasedapproach tomovingforward In recognition ofneartermchallengesrelative tofundingmajorproj- destination alongthewaterfront. Mellen Street, wideningoutatthewater’s edge, andtocreate apublic heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master e long term vision for the waterfront considershigherand better elongterm visionforthewaterfront eneartermvisionforthewaterfrontistocreate apublicgathering rst phasehasalready beencompleted. ne a new futurene anew forthiskeyarea ofthe ort, there ismuch opportunity DESIGN PRINCIPLE TWO TWO PRINCIPLE DESIGN ONE PRINCIPLE DESIGN DESIGN PRINCIPLE THREE THREE PRINCIPLE DESIGN urban design associatesurban

Mugler Bridge

Mugler Bridge Mugler Bridge Provide direct public access to the waterfront Maintain a view corridor to the water without obstruction without water tothe corridor aview Maintain Create public space and active park uses along the waterfront the along uses park active and space public Create City-Owned City-Owned Property Public Park

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© 2013 urban design associates should be given to the preservation of the building stock through its ofthe buildingstock should begiven tothepreservation spaces alsoprovide challengesfor reuse. Nonetheless, much care providethemselves non-replicable c have evolved, remains. buildingstock thehistoric Th businesses andinstitutions.locally-owned Th From days, itsearly hasbeenlined withacollectionof MellenStreet Opportunities Infill totheoverall character andsuccessofthearea.ments ascontributors asgreatstreetscape assetsandurgescontinuedattentiontotheseele- collaborationsintheMellenStreet theprior plan recognizes tothe ing spacesandsignagecontribute coordinated lightstandards and banners, aswell asdemarcated park- walks, bulb-outsandwell-marked curb crosswalks atintersections, ofthatplanningdocument.implementation ofparts Th improvementsful physical todayare present aresult inthedistrict of Mellen Street, 1987. wascompletedinJanuary Manyofthesuccess- Anextensive planforPhoebus’ businessdistrict, centered on across theregion. the American Th great potentialtobearegional destinationthrough thepresence of isneededalongMellenStreet.parking strategy has MellenStreet coordination ofusesaswell ofacomprehensive asthedevelopment Phoebus. Th wherecommunity residents andvisitorsalikecometogethertoenjoy Mellen Street, anditsadjacentproperties, ofthe heart isthehistoric Street Mellen 2 AREA INITIATIVE heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master oughmuch hasoccurred revitalization inthisarea, the eatre, aswell asantiqueandcollectibleshopsknown haracter andcharm, while their area’s downtownfeel. Th oughthebusinesses e buildings e brick side- ebrick is

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Illustrative plan Downes Street Downes

Libby Street

Mallory Street Howard Street Howard

Booker Street

Hope Street Mellen Street Mellen

Tennis Lane County Street County

Curry Street

initiative areas | areas initiative Street Hopkins Mercury Boulevard Mercury Willard Avenue Images along Mellen Street mellen street mellen 23

© 2013 urban design associates an open and highly-visible environment todiscourage loitering. an openandhighly-visible community.the Phoebus Th andtherestspace would corridor of becentraltotheMellenStreet oped asanoutdoorreception room orgarden. Th next doortothe Veterans ofForeign Wars property, couldbedevel- lot alongMellenStreet,vacant ownedby and HamptonUniversity receptions orpre-function gatherings. Itisproposed thatthecurrent Many culturalfacilitiesare with nearby spacesforoutdoor developed Use orPublic Garden Community ofMellenStreet.entirety lifetothe rants couldremain culturalfunctionstobring openduring upon by thesurrounding businesses. stores Neighboring andrestau- Th drawcrowdsevents from around theHamptonRoadsregion. Th venue. arts as anexcellentperforming Itswideoff Th The American Theatre buildings. ing historical time andshouldrefl Th Avenue, and Street Willard Curry Post Legion nexttoAmerican 48. Inaddition, there isaninfi tothearea. activity increased daily help bring small offi and design. Upperfl shops anduniquebusinesses, withafocusonantiques, possibly art, years. Th Multipleshopshave foranumberof existedonMellenStreet tion ofcommercial andresidential onMellenStreet. properties provides signifi continued, active use. statusalready district andfederalhistoric State heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master eatre’s competitive advantage as e American Th over of the district willaddtothesustainability esedevelopments eground fl ces. Clearly, will ofPhoebus more peoplelivingintheheart cant incentives for historically compatiblerehabilita- incentives forhistorically cant eatre is an anchor for Phoebus duetoitsreputation eatre isananchorforPhoebus oors of buildings should be occupied by specialty oors ofbuildingsshouldbeoccupiedby specialty ect the scale andarchitecturalect thescale characterofexist- oors shouldbereused asresidences andpossibly espaceshouldbedesigned tomaintain ll opportunity foroffi ll opportunity an attraction should be capitalized an attractionshouldbecapitalized is public gathering ispublicgathering erings ofcultural erings ce uses between e Photo of existing conditions View of new public garden across Mellen Street from the American Theatre urban design associatesurban OPEN SPACE OPTION community garden in the heart ofPhoebus heart the in garden community

A fenced and controlled controlled and Afenced Mellen Street Mellen

Curry Street COMMUNITY USE OPTION USE COMMUNITY community uses could be an amenity for the area the for amenity an be could uses community

initiative areas | areas initiative Mellen Street Mellen A building including including A building mellen street mellen

Curry Street 24

© 2013 urban design associates entire service area.entire stationisanoption, service anew constructing While whichfacilitates thebestresponse timesthroughoutlocation the the bestsitesthatwillprovide boththeproper aswell parcel asa size fares. Further sitespecifi andconvenienta sitewhichprovides accesstomajorthorough- quick on ideally ofthe core ofPhoebus tions willbeinthegeneral vicinity preferred by Divisionindicates theFire loca- analysis Preliminary ofthe stationneedstobecentralwithintheseboundaries.location borhood” ofHampton, from theCity thatwillrequire service the ty. ofFort reality thenew intoanew Monroe evolving “neigh-With need tobeexplored relative ofamodern facili- tofuture construction accommodatingcurrent andfuturequately needs. Alternatives will Howard Street. Th between andEast Hope Street MellenStreet onSouth located Th Phoebus Fire Station heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master Th studied incollaborationbetween HamptonUniversity, theAmerican University. Th andmaintainaffi purpose used foranarts from thepresence oftheAmerican Th use,oped asabuildingforpotentialcommunity-wide capitalizing ofPhoebus.and functionsintheheart Th housewould providehistoric agreat backdroptopublicgatherings Th previous page.previous e existing Phoebus Fire Station is located in a historic building inahistoric islocated Station Fire eexisting Phoebus eatre, andtheCity. Th epresence ofalargemagnoliatree withinthelotand theadjacent e ultimate use of the property shouldcontinuetobe eultimate useoftheproperty ecurrent isoutdatedintermsofade- structure esepossiblealternatives are illustratedonthe c analysis shouldbeconductedtoidentify c analysis eatre. Th islotcouldalsobedevel- liation with Hampton isbuildingcouldbe similar use that contributes toanactive environmentsimilar usethatcontributes inPhoebus. priate uses include museum, usesinclude priate restaurant, offi building. historic protect ofthistruly theexterior Examplesof appro- to Adaptive reuse ofthebuildingisbeststrategy oftheinterior inanotherway. thecommunity cious usetocontinueserve ing. Further studiesshouldbeconductedtodetermineitsmostjudi- foradaptive reuse oftheexistingbuild- there willbeanopportunity Iftheexistingfi to beexplored. isanotherpossibility modernizing andexpandingthecurrent facility should be located behindthe structure,should belocated outofpublicview. Parking thisbuildingandpotentialreuse ofthefi toserve Streets).uses (retail usesshouldbefocusedalongMellenandMallory should houseamixofcommercial offi onthesiteofaformerneighborhoodschool,Located thisbuilding Mellen andHoward across Streets fi from the historic between onHopeStreet mixed-use buildingcouldbedeveloped A new Street Hope on Building Mixed-use urban design associatesurban re station eventually relocates to a new facility, toanew relocates re stationeventually ce, institutionaluses, orresidential ce space, or gallery artist re station. re station The historic fire station can be reused as a community amenity acommunity as reused be can station fire historic The

Mallory Street FFire Station i r CCurrent e u

S r r t e a n t i t o

Hope Street Mellen Street Mellen 25

© 2013 urban design associates specialty shoppingdestinationandthereuse ofFortspecialty Monroe may needs forthismuch parking today, asa itspotentialdevelopment Avenue. to Street Willard Mallory Th from ineachblock lots behindthebuildingson MellenStreet through ofparking continueddevelopment a phasedparking strategy Intermsoftheparking lots themselves, proposes thisMasterPlan on-street parking for1or2hourvisitstothedistrict. while reserving ered foron-street parking thepresence to leverage ofparking lots, cessful, termparking limitsshouldbeconsid- parking metersorshort connect toMellenStreet. suc- becomesincreasingly Asthedistrict human-scaled, to passagesshouldbedeveloped andsafepedestrian given from toeasyaccessMellenStreet parking resources. Well-lit, wayfi Inadditiontoaclear about 100on-street spaceswere surveyed. across thedistrict, end; biasedtoward itsnorthern thoughlargely and HopeStreets. Approximately 200off buildingsbetweenare behindtheMellenStreet Mallory alsolocated Mellen Street, Street. ofMallory north Large, lots well-landscaped addition, parking behindthebuildingsathead of lotsare located Mellen Street, alongtheimmediatesidestreets. continuingback In Th visitorstoparking locations. and signagealerting issues. However, ontheground, ofwayfi there isagenerallack of thebusinessdistrict, itisdiffi Streets.along MellenandMallory lookingatanexistingmap When Currently, proximity manyparking tobusinesses lotsare withinclose Strategy Parking District A Commercial heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master ere iswell-marked on-street parking alongthelengthof nding strategy, thoughtshouldbe cult tounderstandperceived parking ough the district maynothave oughthedistrict -street spacesare available nding EXISTING PARKING RESOURCES RESOURCES PARKING EXISTING proposes shared parking Street, lotsaccessedfrom County Howard street parking spaces, vitaltoanybusinessdistrict. Th with parkingshould bedeveloped behind, ofon- exceptinthecase To maintainthecharacterofMellenStreet, commercial frontage beimplementedinphases. tohave aplaninplacethatcan important toacquire,essary design, parking facilities, andthenbuildnew itis necessitate more parking over time. tothelongtimeframesnec- Due total public/private spaces public/private total PHASED PARKING STRATEGY

urban design associatesurban Howard Street Howard

Hope Street

Curry Street Mellen Street Mellen Mallory Street

Willard Avenue County Street County

Approximately 460 460 Approximately Mercury Boulevard Mercury PARKING RESOURCES RESOURCES PARKING I—PROPOSED PHASE FUTURE POTENTIAL public/private spaces

is Master Plan isMaster Plan Howard Street Howard

Hope Street

Curry Street

Mallory Street

Approximately 1,190 total Approximately Willard Avenue Street Mellen

Street. andHope Street onthelargest lotsbetween Mallory could belocated time,Over ifnecessitatedby userdemands, two-level parking garages andwell-lit forusers. topromotelandscaped thefeelingofsafety vide easyaccessallalongMellenStreet. Th Avenue. to Street Willard Well-distributed, smalllotswillhelppro- Street, from block Mallory and/ortheassociatedsidestreets inevery

County Street County Mercury Boulevard Mercury

PARKING RESOURCES RESOURCES PARKING POTENTIAL FUTURE PHASE II — PROPOSED public/private spaces Howard Street Howard

Hope Street

Curry Street eselotsshouldbewell-

Mallory Street

Approximately 1,370 total total 1,370 Approximately

Willard Avenue Street Mellen County Street County

initiative areas | areas initiative Mercury Boulevard Mercury PARKING GARAGE PARKING PARKING LOT PARKING PASSAGEPEDESTRIAN COMMERCIAL STREET COMMERCIAL OR RETAIL AREA mellen street mellen 26

© 2013 urban design associates sensitive moderninterpretations. with building styles attempt torespect andhonor thesehistorical to commercial uses. and rehabilitations should construction New ofthe erawhichhave beenconverted with residential building styles mainstreet commercial architectureturn ofthecentury intermixed we knowtoday. Asaresult, transitioned tothecommercial dential streets district which gradually cial spinesthrough thedistrict. Th commer- establishtheprimary Street andMallory MellenStreet ofthatera. class middle commercial thatrefl development right). Th (seemapat District Historic ofthe Phoebus within theboundaries area represents resource avaluablehistoric withmuch ofitlying characterandtherootedhistoric tiestoFort Monroe, themainstreet toitsintersectionwithLibbyMugler Bridge Street. Between itsown Boulevard,with EastMercury from andalongMellenStreet the from Street Interstate64to theintersection alongMallory marily ditional “main street” characterofthecommercial pri- core located isthe tra- ofPhoebus One ofthemostdistinguishingcharacteristics publicproperty. opment of thesaleanddevel- drafting for andfor conditional privileges agreements ordinance amendments, rezoning, requestsfor reviewing usepermits, and Additionally, willbe drafting usedby they asabasisfor theCity zoning property for information Th Properties Commercial Design Principles for heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master e following design principles been designprinciples been efollowing developed to useful provide is area is also a good example of turn of the 20th century isarea isalsoagoodexampleofturn ofthe20thcentury owners, businessownersandpotential investors. one seesaninteresting mixoftraditional ese streets were once primarily resi- esestreets were onceprimarily ects thevaluesofmerchant and and outside of the historic district boundary. district and outsideof thehistoric of thecommercial core onthefringe area tobelocated building type Th commercial” Boulevardcorridor. of theEastMercury characteristic commercialfrom core thehistoric tothemore modern “highway andstreetscapeenvironmentpedestrian andarchitectural transition tocreate anappropriate practical whenever low thesesameprinciples Boulevard maywarrantgreater fl ther removed, toEastMercury closer suchasthoseonMallory or across thestreet District. from theHistoric Properties thatare far- adjacent aswell asonsitesimmediately boundaries District Historic andMellenwithinthePhoebus ofMallory enforced alongportions Following patternsshouldbemore strongly thesehistorical each formremains distinct. should betakentoadhere totherespective sothat designprinciples forms. Principles forbothare provided inthefollowingpages. Care this document, these are identifi tocommercial converted uses.ture subsequently For of thepurposes commercial buildingsortheexamplesofamore residential architec- precedents oftheexisting rehabilitations mayfollowthehistorical Inrebuilding Phoebus’ commercial core, or construction new Th American 19EastMellen (Romanesque)and125EastMellen:include Th Mallory. ornamentedstyles notableexamples ofmore Other highly facingbothMellenand ornamentedfacades Mellen withitshighly withsimpleadornment.ry exceptionsdoexistsuchas3East Some mercial ofmason- buildingsare inheightandconstructed two stories mercial and detailing. core modestinscale are generally Typical com- exceptions, afew Barring commercial buildingswithinthecom- e Small Box Form eSmall hasbeenidentifi urban design associatesurban eatre (BeauxArts). ed asdistinctcommercial building exibility butshould attempttofol- exibility ed asasuitable commercial e Residential Form Main Street Form Small Box Form Box Small Form Street Main Form Residential COMMERCIAL BUILDINGS Commercial Core Plan initiative areas | areas initiative DISTRICT BOUNDARY DISTRICT PHOEBUS HISTORIC COMMERCIAL ‘SPINE’ STREET COMMERCIAL CORE AREA mellen street mellen 27

© 2013 urban design associates » » » » Building Placement Building Types heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master district boundary.district within thecommercial corebe located area andwithinthehistoric Form isidentifi district. of thehistoric fabric Street Th commercial buildingsare totheMain alsopresent and contributing the commercial core ofPhoebus, anumberofone-story, single-use fl best complimentedby eitherresidential oroffi vision ofPhoebus’ commercial core, ground fl inaneighborhood. andsafety sense ofsecurity Inpromotion ofthe realm tothesuccessofpedestrian andwillimpact the critical Th oors. multi-story, While mixed-usebuildingsare more commonin

eplacementofthebuildingandarrangementitsstorefront are environment. Streets, tofacilitate awalkable themuptothesidewalk bringing and Mellen forbuildingsalongMallory thesetbacks Minimize the mainstreet character. buildingsat,Locate nearto, orvery linetoreinforce theproperty vidual buildingpad. Box forms. andSmall MainStreet Includes Type 2: Afreestanding onestory, single-usebuildingonanindi- mainstreet andresidential today; includes forms Streets Mallory existing mainstreet; foundonMellenand mostcommonly Type 1: Aninfi ed as another suitable commercial building type to ed asanothersuitablecommercial buildingtype ll multi-story, mixed-usebuilding(s) alongan e Main Street One Story OneStory eMainStreet oor retail oroffi ce usesontheupper ce are » » » » Public Realm » » &Servicing Parking

Locate parkingandser Locate canvas umbrellas,canvas and heatlamps. Extend theseasonaluseofpublicrealm by usingawnings, boxes. by theplacementofoutdoorplantings, planting boxes, andfl Maintain aminimum fi activity. theuseofpublicrealm asanextensionofinterior Maximize decorative planting, andlandscaping. parking,Screen areas, service withlowwalls, andtrashreceptacles activity.and pedestrian widthstolimitinterferencewithsidewalks driveway Minimize with accessby anarrow driveway. urban design associatesurban ve foot clear walkwayinthepublicrealm ve footclear vicing behindthebuilding when possible, ower form beyond form ground floor; Main Street form depicted at corner, Residential Buildings of two or more stories, with retail or office on the lot ofthe rear the at placed possible, when parking, with pattern block Typical Elements that define the public realm (sidewalk) Type 1: Multi-Story, Mixed-Use Building Placement Building Mixed-Use Type 1: Multi-Story, Residential Office or

Parking

Building Zone Office orRetail initiative areas | areas initiative Building of one-story retail orBuilding office use of one-story lot of the side and/or rear the in placed parking with pattern block Typical Placement Building Single-Use Type 2:One-Story, Space Definers Space Cafe Seating Signage Awnings Lighting

Parking

Building Zone mellen street mellen Office orRetail 28

© 2013 urban design associates heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master » » » » » three-stories inheight. Th ofthree- tofi comprised Historically, designedforsmalllotsandwere buildingswere often Composition Facade historic styles.historic this ethic, berespectful buildingsandrehabilitations ofthe can new wood sidingwithwood details.are primarily tofollow Bystriving orstone details. withbrick brick Buildingsofaresidential heritage Facade commercial buildingsare ofPhoebus predominantly materials Materials stories,rating several cornertower orotherspecialtreatments. intersection,deemed atanimportant accentuate thecornerby incorpo- street facade. occuronsecondary entrancecan ary Ifthecornersite is at thecornerofbuilding;or islocated however ifdesired, asecond- streets. Th facingboth facades Compose buildingsoncornerswitharticulated Corner Buildings

comply to blank wall or transparency requirements. toblankwallortransparency comply hidden, program. forinterior asnecessary Th thatfacearearCompose facades parking lot, orare otherwise etc.) frequently, ofblankwalls. portions avoiding sizeable Introduce windows, doors, breaks orfacade (planechange, panel, withacornice.Cap thefacade windows proportioned Install vertically being transparent inresidential forms. fl Compose attractive storefronts withgreater thanhalftheground oor beingtransparent forcommercial forms, half andnearly e primary entrance preferably faces the primary street facade street facade facestheprimary entrancepreferably eprimary ve-bay elevation compositionsandtwo-ve-bay to elevation e same principles apply for new buildings. fornew apply esameprinciples ese facades need not esefacades RESIDENTIAL FORM MAIN STREET FORM SMALL BOX FORM BOX SMALL Mixed-Use Mixed-Use urban design associatesurban One Story, Single-Use Multi-Story, Multi-Story, Type 1: Multi-Story, Mixed-Use Building Articulation Building Mixed-Use Type 1: Multi-Story, » » » »

monly associated witharesidence (singlewindowsanddoor). monly to wall; Residentialbuildingformmayhave openingmore com- Ground fl ordouble-hungsare recommended.casements Upper fl spaced. evenly sarily aboutthecenterbutnotneces- symmetrical are commonly Bays arranged. Proportions are andhorizontally square orvertical oor windowsare largesingleorpaired windows; MAIN STREET FORM oors have storefronts withagreater ofglass proportion Main Street Form Multi-Story, Mixed-Use Residential Form Residential MAIN STREET FORM Type 2: One-Story, Single-Use Building Articulation Building Single-Use Type 2:One-Story, » » » »

1/3 ofthestorefront height. or colors.materials toapproximately shouldbesized Upperfacade thatiscomposedofpanels,facade cornicesandchanging stacking Appearance ofadditionalheightgiven by havingatallupper above by ceilinglevel) asignpanel(approximately attheinterior Storefronts withagreater ofglasstowall; proportion defi projecting. often bays spaced and repetitive, areBays evenly withtheentranceorcorner arranged. Proportions are andhorizontally square orvertical Multi-Story, Mixed-Use initiative areas | areas initiative Small Box Form Box Small MAIN STREET FORM mellen street mellen One Story, Single-Use ned 29

© 2013 urban design associates ketable location forcommercial development. ketable location City. As such, andthusagood, thisintersectionishighly-visible mar- Fresh. connects Fort Boulevard Mercury Monroe totherest ofthe due toitspositionandthe current presence ofretailers likeFarm retail. Th planning eff According tothecommercial market studyconducted to informthis Node Commercial Boulevard Mercury and Street Mallory Street. parcel atitsintersection withCounty are located development andanimportant Library branchofthePublic Phoebus what isperhapsthemostprominent intersectioninPhoebus. Th In thecenter, toform intersectswithMellenStreet Street Mallory Boulevard. andMercury Street anchors theintersectionofMallory at itswest endwhileFarm Fresh, store, grocery thecommunity businesses,oriented shops, such asfastfoodandservice are grouped parcels alongitslength. orvacant many underutilized Interstate- throughoutcial development thecore ofPhoebus. However, there are Currently, by commer- characterized isprimarily Street Mallory As such, andtravel corridor. gateway itisbothanimportant nects tothecenterofBuckroe neighborhoodatBuckroe Avenue. core ofthe community.the historic To theeast, con- Street Mallory isanexitfrom Street Interstate64,Mallory providing direct accessto frommunity boththeeastandwest. Approaching from thewest, com- intothePhoebus isoneofthemaingateways Street Mallory Street Mallory 3 AREA INITIATIVE heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master is area provides the best location for neighborhood services isarea provides forneighborhood services thebestlocation ort, thisintersectionisthecore ofneighborhood-serving e

Portrait of existingPortrait conditions (half size) Illustrative Master Plan

I-64 I-64

National Cemetery urban design associatesurban Cameron Street Cameron

Bainbridge Street Street County Cameron Street Cameron

Libby Street

Mallory Street

Hope Street Bainbridge Street Mellen Street Mellen

Mallory Street Mercury Boulevard Mercury

Libby Street Howard Street Howard

Photos of live/work units oflive/work Photos Mellen Street Mellen

Booker Street County Street County

Tennis Lane

Hope Street

Hopkins Street Hopkins Curry Street Boulevard Mercury initiative areas | areas initiative mallory street 30

© 2013 urban design associates priate and responsible commercialpriate buildingshave been provided on building that stood there previously. Principles fordesigningappro- corner, asthe inthesamepositioningand architectural vocabularies mixed-usebuildingbesitedatthisimportant proposes anew Plan untilitwasdemolished. buildinginthecommunity important Th Streets.and County Th Th inthecommunity’simportance future. impression ofPhoebus, andthisintersection shouldagaintakeon east corner. Th shared by apawnshop, KearneyPark, lotatthesouth- andavacant Libr branchofthePublic Phoebus Streets. andCounty the intersectionofMallory Currently, the access thecore through ofthecommunity Many visitorstoPhoebus Streets County and Mallory of Intersection keeping withtheoverall formofthearea. ismostin Street services. ExpansionofsuchusesalongMallory there willagainbeasignifi fl aslive/workdeveloped unitsorcommercial, atleastontheground Streets, there parcels. are anumberofvacant Th andCounty Continuingwestward totheintersectionofMallory withparking behindbuildings. to a15–20footsidewalk commercial uses,oped withstrictly buildingsshouldstillbepulledup thetown-likefeelofdistrict.size theseparcels bedevel- Should height andbuilttocreate toempha- astreet wallalongthesidewalk formperspective.urban in Buildingsshouldbeatleasttwo stories ment would reinforce thearea from bothalanduse, aswell asan residences above, andparking behindthestructures. Th mixed-use buildingswithretail ontheground fl Street.south sideofMallory Th Th heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master oor, tothedegree themarket allows. AsFort Monroe develops, e Old Fuller Hotel once stood at the intersection of Mallory Fuller eOld HoteloncestoodattheintersectionofMallory formore retail alongthe ere development isanopportunity is lack of development and vibrancy is often thefi isoften andvibrancy ofdevelopment islack is grand structure wasaprominent isgrandstructure and cant reliance on Phoebus forgoodsand reliance onPhoebus cant is Plan proposes two- to three-story proposes two- tothree-story isPlan ary system anchorsthecorner, system ary eseparcels shouldbe oor, offi is develop- ce space or rst is to managethe property. Th ronment andisworking bank onanagreement withtheneighboring hasmadechanges tothespacecreate amorethe City openenvi- negative imageatakeyintersection oftheneighborhood. 2007, Since asaplaceofunbecomingbehavior,cited by participants creating a process, the2007MasterPlan During KearneyPark wasoften Fullerbetween occupants ofthenew Buildingandthosevisiting. of thisarea should berelocated andparking forshared developed use area. inthePhoebus est ratesofcodeviolations and crime Residents terms oftheirinfl Lane. Th able andaccessible, parking foritsusesisproposed along Tennis pages 28through 30ofthisreport. Inorder tomakethissitemarket- Proposed view of the intersection of Mallory and County Streets showcasing the Fuller Hotel site Hotel Fuller the showcasing Streets County and ofMallory intersection ofthe view Proposed urban design associatesurban e properties along eproperties Tennis have longbeenfailingin Lane uence on the community duetosomeofthehigh- uence onthecommunity isarrangementwould provide over- strict Existing view of intersection of Mallory and County Streets Proposed section of Mallory Street with planted bulb-outs planted with Street ofMallory section Proposed New development at the intersection of Mallory and County Streets: the new ‘Fuller Hotel’ ‘Fuller new the Streets: County and ofMallory intersection the at development New '4 6' 4' 4'

initiative areas | areas initiative County Street County

Mallory Street 60' R.O.W. 40' mallory street

Tennis Lane '4' 6' 4' 31

© 2013 urban design associates Mallory Street couldbeactive Street commercial,Mallory offi at thestreethuman scale level. Nonresidential ground fl respect thetraditions of Hampton, andshouldbeanimated ofa unitsare allappropriate forthisform.apartment Architecture should Townhomes, townhouses, stacked units thatdiversify thecurrent housingoff residential inuse,Buildings shouldbeprimarily andshouldcontain andnotvisiblefrom anyofthesurroundingter oftheblock streets. parkingstructured isused, inthecen- theparking shouldbelocated atthissite. beachieved tial unitsthatcan parking or surface Whether parking ofresiden- provided willdeterminetoanextentthedensity Street. frontingernmost block Mallory Ultimately, theamountof much oftherest ofPhoebus, onthewest- uptoaheightof4stories in thanappropriate beofahigherdensity can ment onthisblock inthecommunity, andlocation size totheblock Due develop- frontage fordevelopment. the rest ofthecommunity, andtoprovide additionaladdresses and fi site todivideitintotwo blocks development shouldbeto re-establishdevelopment Howard through Street the withdirect accesstoI-64. location munity Afi com- inaprime inthecore development extensive ofPhoebus new Th Site Maida The atsomepointinthefuture.munity toanotherpark area oftheexistingmemorials relocation inthecom- removedexists toreuse from bricks thesitealongwithpossible corner.of future onthisimportant development Th whilemaintainingthepossibility ontheproperty sight oftheactivity heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master e now vacant Maida site presents a unique opportunity for Maidasitepresents auniqueopportunity enowvacant soft lofts,soft condominiums, and/or erings inthecity.erings ce, orinstitutionaluses, tting thepatternof rst steptowards epotentialalso oor uses along oor usesalong space facesMallory. Townhouses street front andLibby; thenew andacommercial/retail isanchored by avisitor’sMallory centerandisadjacentahotel. 2 contemplatesamixofusesonthesite. Th (main offi facilities buildingsandsomesmallretail and apartment apartment show thepotentialforthiskeysite. Concept1occupiesthesitewith ofthesite.capacity program Eachstudiesauniquedevelopment to Two designconceptshave totesttherealistic beendeveloped with anycommercial concentratedatthestreet intersections. urban design associatesurban ce, businesscenter, exercise room) atintersections. Concept ecornerof Libby and MAIDA CONCEPT 1 CONCEPT MAIDA MAIDA CONCEPT 2 CONCEPT MAIDA use building and townhouses and building use

Bainbridge Street Bainbridge Street Apartments with ground floor commercial uses Apartments at intersections Mixed-use development including a visitor’s center, hotel, mixed- hotel, center, avisitor’s including development Mixed-use

Libby Street Libby Street

Mallory Street Mallory Street

Howard Street Howard Howard Street Howard

Mellen Street Mellen Mellen Street Mellen initiative areas | areas initiative Imagery for mixed-use buildings mixed-use for Imagery mallory street 32

© 2013 urban design associates appropriateness of any new proposal. ofany new appropriateness would allowbothstaff require therespective which toseekarezoning owner/developer from deviates the current conceptwouldposed whichsubstantially ment forthissitewillrequire study. further pro- Anydevelopment which were notknownin2007. afuture Identifying viabledevelop- ket constraintsaswell asenvironmental ontheproperty restrictions Asof2013, duetoexistingmar- thisproject hasnotmaterialized andspecialevents.Hampton University visitor market associatedwithvisitationofPhoebus, Fort Monroe, Th parcelundeveloped west Cameron andtheNational Street Cemetery. from Interstate64, toitsvisibility Due hotelswere proposed forthe 64 Interstate along Development Hotel heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master e proposal in 2007 included a cluster of three hotels to serve the ofthree hotelstoserve acluster eproposal in2007included analysis and community inputtoassessthe andcommunity analysis The 2007 development proposal of a hotel campus along I-64 along campus ofahotel proposal development 2007 The

urban design associatesurban Cameron Street Cameron

Bainbridge Street initiative areas | areas initiative mallory street 33

© 2013 urban design associates that will potentially be developed asmore bedeveloped playfi that willpotentially alsoownslandinthislocation School St. oftheSea Star Mary theappropriatestakeholders. to include these alternatives willrequire amore detailed, future planningeff alternatives forthefuture ofthisblock. Implementation ofany well suchastournaments. asspecialevents Th safe drop-off ofthebaseballleagues, to the popularity Due there isaneed for School,Sea whichusesthefi shared by theAssociation’s leagueandnearby St. ofthe Star Mary andtherailroadStreet right-of-way. Th this group maintainsmanicured ballfi munity. therecreational needsofupwards of 500families, Serving Th Land Adjacent and Fields Recreation Phoebus together. tostitchthecommunity will serve that ofPhoebus intheheart development fornew great opportunity from thecommercialnorth core ofPhoebus. Th andseparatesthestrongcommunity residential neighborhoodstothe lized. Th uses.industrial orunderuti- are Manyoftheseproperties nowvacant toFortPhoebus Monroe wasabandoned, of behindalegacy itleft through theChesapeakeandOhio linerunning Railroad When Railroad Right-Of-Way 4 AREA INITIATIVE heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master problems that further complicate thepotential sustainabledevelop- complicate problems thatfurther with opportunity. However, thearea also possessessomestructural e Phoebus Recreation Association is a true institutioninthecom- Recreation Associationisatrue ePhoebus is swath of abandoned land cuts through the heart ofthe isswathof abandonedlandcutsthrough theheart space and associated parking for both weekly play, spaceandassociatedparking forbothweekly as elds for physical education classes. education elds forphysical elds in a block between County between County elds inablock ree baseballdiamondsare is Plan addresses three isPlan islandprovides a elds. Th earea isrife ort ort

Portrait ofPortrait existing conditions County Street County urban design associatesurban

Mallory Street Mellen Street Mellen

Hope Street Hopkins Street Hopkins Phoebus Recreation Recreation Phoebus

Curry Street Fields

Kessler’s

Towing

Sewell Avenue Sewell

City Owned Right- Owned City Willard Avenue of-way

St. Mary Star of the Sea Sea the of Star Mary St. Mercury Boulevard Mercury

School Property Cummings Avenue Cummings

Illustrative Master Plan County Street County

Mallory Street Mellen Street Mellen

Hope Street

Co-Housing Hopkins Street Hopkins Project Phoebus Recreation Recreation Phoebus

Curry Street

Fields

Sewell Avenue Sewell on-street parking on-street

initiative areas | areas initiative New street with street New

Willard Avenue

St. Mary Star of the Sea Sea the of Star Mary St. Mercury Boulevard Mercury

School Property Cummings Avenue Cummings railroad right-of-way 34

© 2013 urban design associates neighborhood. Th circulationthat istoolongtopromote through goodpedestrian the ment ofthear heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master community.longstanding asset tothePhoebus St. ofthe Star Mary fi whilealsobuildingthe new the existingfacility the Recreation Association toassistinmaintenance andupgradeof fi playing School Sea diamond, whilestillproviding parking andtheSt. ofthe Star Mary Recreation Association ballfi Athird optiontakestheapproach of expanding thePhoebus ties maybeanincentive foracollaborative approach. development recreationnew amenities. Th street,units couldlinethenew providing asafeenvironment forthe property. School oftheSea Star Mary Inaddition, residential new Association block. Also, athleticfi anew duced andincreased parking Recreation isprovided onthePhoebus vision. Aswiththefi ership orswappingoflandwould benecessitatedtoimplementthe the area. Inthisscheme, ashared arrangementofamenitiesandown- Asecondalternative favors collaborationinthe redevelopment of arrangements. without aneedforanylandswaporsharing school seesfi asis, parcel would beleft School Sea asthe andcouldbedeveloped of theadditionalparking needsinthearea. Th head-inparking intoitsdesigntoaddressthat willincorporate some to address thelonglengthofblock, willintroduce astreet theCity Association maintainstheirexistingfacilitieswithout change. Inorder parcels ofland.varying Inthisscheme, Recreation thePhoebus favors ofthe Onealternative individualdevelopment fortheblock Recreation Association, andtheseresources needtobeaddressed. tion, safedrop-off passageshouldbeintroduced todividetheblock.pedestrian Inaddi- Street.Avenue andCurry ofthefuture Regardless landuses, astreet or t. Th ea intothefuture. Th is option achieves anoptimum isoptionachieves future forthearea ere isamissingstreet connectionbetween Willard andparking resources are issuesforthePhoebus rst development alternative,rst development astreet isintro- eld. with would partner InthisoptiontheCity e addition of new residential opportuni- eadditionofnew eld complex by adding a fourth baseball eld complexby addingafourth erecreation fi eld iscreated ontheSt. eSt. ofthe Star Mary elds sit on a block elds sitonablock eld, improving this Plan view of new public parking street Aerial view of new public parking street

urban design associatesurban Sewell Avenue Sewell

Willard Avenue

Curry Street Phoebus Recreation Recreation Phoebus

Curry Street

Fields

on-street parking on-street New street with street New

Willard Avenue St. Mary Star of the Sea Sea the of Star Mary St. School Property

Aerial view plan Aerial of collaborative Plan view of collaborative development plan Sewell Avenue Sewell

Willard Avenue

Curry Street Curry Street Phoebus Recreation Recreation Phoebus Fields New Parking Parking New Lot

Willard Avenue initiative areas | areas initiative railroad right-of-way 35

© 2013 urban design associates tial street environment. toensure acontinuous,and landscaped residen- pedestrian-friendly rear ofbuildings, or inrareonthesides, cases andshouldbemasked Parking inthe from or parking lotslocated alleys shouldbehandled small yards around andcontinuouspublicsidewalks theblocks. shouldmaintainresidential unitsfacingallstreets,Phoebus with existing neighborhoodstoitssouth. Asalways, thepatternin thanthe largerscale ofaslightly withbuildingtypes be developed isamainstreet Street andthisarea forthecommunity can Mallory townhouses(two unitsperbuilding,stacked oneontopoftheother). besupported, can dense buildingtypes intheformoftownhouses or Street, Asresidential inchestoward development Mallory more shouldbeprovided.landscaping connection through theneighborhood. Sidewalks, street lighting, and toimproveexamining HopkinsStreet itasasafe, pedestrian-friendly garden.space foracommunity In minium units, forartists, potentially open alongwithadedicated swimming poolwasoncelocated. Th forco-ophousingontheparcel where theold is anopportunity street residences address, alongthenew Inadditiontonew there residents. forthearea. housesare ofappropriate density Single-family toexpanditscurrenting stock residential off Th Development Residential New totheirbuildings. withadditionalrecreation spaceclose School assemblinganarea nearthewaterfrontthatcouldprovideCity the iscompensatedfortheirlandinthisoptionthrough the School Sea heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master ere is an important need in the Phoebus community for new hous- fornew community needinthePhoebus ere isanimportant addition, recommends re- thisPlan isarea willprovide somecondo- erings and to attract new andtoattractnew erings Plan view of expanded fields Aerial view of expanded fields

urban design associatesurban Sewell Avenue Sewell

Willard Avenue

Curry Street Phoebus Recreation Recreation Phoebus

Curry Street

Fields Willard Avenue Lot Parking New Current view within the abandoned railroad right-of-way looking northwest looking right-of-way railroad abandoned the within view Current new street and new residential development residential new and street new with Boulevard Mercury and Street Mallory from southeast ofPhoebus view Proposed

Curry Street Mercury Boulevard Mercury

Hope Street Sewell Avenue Sewell initiative areas | areas initiative railroad right-of-way 36

© 2013 urban design associates » » » » » » » enter from thesecorridors. Afi Th projects.cess ofbeingtransformedthrough development private Th following attributes: depicted inthediagramtoright. shouldhave the Eachgateway have beenidentifi gateways Six Monroe butshouldmakethemstopandspendtimeinPhoebus. important. Th of thismakingastrong fi before.than ever because awaitthecommunity Great opportunities basis manymoredrive onayearly visitors toandthrough Phoebus the Fort Monroe National Monument. Th to community hasthegreat honorofbecomingagateway Phoebus Gateways Enhanced 5 AREA INITIATIVE heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master

ese new buildings will put a fresh face on the gateway asvisitors buildings willputafresh faceonthe gateway esenew and Woodland ofMercury gateway enorthern-most isinthepro- Phaseable approach leadingto agrandvision Phaseable groups,(community schools, institutions) Functional fordesign, partnerships fundingandmaintenance publicart Intriguing areas andlandscape litcorridors Properly signageforwayfi Appropriate capes Appealing, well maintainedlandscapes, andbridges- streetscapes Uniquely Phoebus designandfeel Phoebus Uniquely ese gateways should notjustdirect visitorstoFort esegateways rst impressions at gateways allthemore rst impressions atgateways nal step would be to incorporate way- nal stepwould be toincorporate nding, identifi ed along the various corridors as corridors ed alongthevarious is new associationwill isnew cation andpromotion cation enhancements tobefunded inmanageablepieces. any improvements shouldbeidentifi and therealities ofcurrent municipal expenses, aphasedapproach to design eff which enhanceone’s offuture shouldbeexplored experience aspart Park Service. designandtreatments Examples ofexistingbridge representation from theFort andtheNational Monroe Authority plan. stakeholdersbut community notonly Dialogueshouldinclude more discussionanddesigneff Specifi lighting withbanners. connectionsandpedestrian andbicycle betterpedestrian include improvements present challengesandcosts. Designconceptshere connectionsbutrequired are essentialphysical Bridges Mercury andsignageinitiatives. landscape I-64 are primarily Th Th redefi include near tomidtermwiththeanticipationthatlong goalsmay this andthefollowingpage. Th intersection. befoundon can Designconceptsfortheothergateways andMallory treatment shouldbeconsideredSimilar attheMercury fi nding signageandstreetscape improvements inthislocation. e County Street and Mallory Street gateways comingfrom gateways Street andMallory Street eCounty urban design associatesurban orts. alterations Given thepotentiallargeexpenseofbridge c enhancements to the two bridge approachesc enhancementstothetwo bridge warrant ning orrebuilding ofthesegateways. eseare presented asvisionsforthe ort thaniswarrantedinthismaster ort ed thatwould allowsome eMugler and

COUNTY STREETCOUNTY GATEWAY MALLORY STREET GATEWAY and new development new and signage and art installation on the I-64 bridge I-64 the on installation art and signage I-64 County Street County improvements include landscape, signage, Mallory Street improvements include landscape, landscape, include improvements Street Mallory

Mallory Street I-64

initiative areas | areas initiative County Street County

Woodland Road Segar Street Segar mercury / woodland gateway woodland ENHANCED GATEWAYS ENHANCED 37

© 2013 urban design associates heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master AFTER BEFORE existing bridge for a multi-use path along with new pedestrian scale lighting with banners. with lighting scale pedestrian new with along path amulti-use for bridge existing ofthe north tothe structure anew, separate includes intervention proposed The bicyclists. MUGLER GATEWAY BRIDGE Mugler Bridge is narrow and unsafe for pedestrians and and pedestrians for unsafe and narrow is Bridge Mugler urban design associatesurban

AFTER BEFORE MERCURY BRIDGE GATEWAY restriped for bicycle lanes. Sidewalks can be improved by adding new pedestrian scale lighting with banners. with lighting scale pedestrian new adding by improved be can Sidewalks lanes. bicycle for restriped The Mercury Bridge’s four lane configuration is under utilized and can be be can and utilized under is configuration lane four Bridge’s Mercury The 38

© 2013 urban design associates community center.community Th houses(foratotalof33units),detached single-family aswell asa Th surroundingplace intothestreet it. grid development, create a can theHRHA ‘whole’ this placewhiletying Avenue southofthesite. bothsidesofthestreet for Bycapturing to Woodlandlaid outperpendicular Road, Point connecting toOld Inorder tocreate aresidential address inthisarea, astreet was asprescribedinthe2007MasterPlan. building types approximatelyHRHA hasbeguntodevelop 3unitswithamixof ofHampton.sites throughout theCity Along Woodland Road, the residents andredevelopment through ofinfi ty therevitalization ofaff seeks toexpanditshousingstock Th Road Woodland On Development HRHA heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master term secondphase. PointOld Avenue and Woodland Roadare anticipatedasa near street where builtasafi recently e Hampton Redevelopment and Housing Authority (HRHA) (HRHA) andHousing Authority eHamptonRedevelopment is design scheme provides 25 single-family townhouseunits, isdesignscheme provides 25single-family 8 etownhouses, center, community andnew rst phase. Th ordable optionsforcommuni- e single-family facing esingle-family ll Illustrative Master Plan ofPortrait existing conditions

urban design associatesurban Mercury Boulevard Mercury Mercury Boulevard Mercury

Pembroke Avenue Pembroke

Martin Lane Martin Martin Lane Martin Pembroke Avenue Pembroke

Old Point Avenue Point Old

Woodland Road Woodland Woodland Road Woodland Townhouse lot diagram 18'-0" – 25'-0" 18'-0" – 25'-0" 30'-0" – 35'-0" 30'-0" – 25'-0" 18'-0" – 25'-0" 18'-0" initiative areas | areas initiative mercury / woodland gateway woodland

6'-0" 4' 4' 6'-0" 30'-0" – 40'-0" 10'-0"

60'-0"

Lot Depth 39

© 2013 urban design associates node ofresidential off would completetheeff become anattractive mixed-use orculturalbuilding. Th tion fortheirfi Additionally, fi builds anew iftheCity intocommercial properties andresidentialoping city-owned uses. ofMellenStreet.activity Th benefi ate amore thatcan consistent street inalocation also recommended. Th Company intheirbuilding’sDevelopment is andlandscape facade project. construction new HRHA Investment by theMaida begin withtheprograms already inplace: Appealandthe Curb toMel owned landandtheadjacency ofthepotentialoff because of Mallory As afi Project Illustrative Strategies Housing 6 AREA INITIATIVE heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master pilot project. projects andsustainablestreetscapeimprovements construction new ects andprograms. Th should betakentopulltogetherthebenefi an illustrationproject forresidential redevelopment potential, steps grams toencourageinvestment andinfrastructure. inproperties As tant neighborhoodsby pro- utilizinganumberofincentives and City ofrecommendations forstrengthening hasaseries theseimpor- Plan of sensitive infi are two Phoebus andNorth neighborhoodsinneed Phoebus South rst illustrationproject, theteamstudiedHoward south Street re division’s purposes, fi thehistoric ll development andstreetll development improvements. Th ese include the Curb Appealprogram, theCurb eseinclude HRHA is near term phase of development would isneartermphaseofdevelopment cre- erings within Phoebus. erings ort to combine strengths and establish a new tocombinestrengths andestablish anew ort elongtermphasewould focusondevel- len. Aphasedapproach would ered by properties, vacant city- re stationinamore idealloca- ts of several existingproj-ts ofseveral re stationcould is phase t from the e Master NEAR TERM PHASE EXISTING CONDITIONS Maida building. Maida urban design associatesurban Single-family infill and improvements to improvements and infill Single-family

Howard Street

Mallory Street Mallory Hope Street Hope LONG-TERM VISION LONG-TERM commercial uses on Mallory Street, and a repurposed fire station fire arepurposed and Street, Mallory on uses commercial LONG TERM PHASE TERM LONG Single-family infill, apartment building, building, apartment infill, Single-family

Howard Street

Mallory Street Mallory Hope Street Hope initiative areas | areas initiative mercury / woodland gateway woodland 40

© 2013 urban design associates mation ontheseprograms. becontactedforinfor- can Development ofCommunity Department must characterofPhoebus. beconsistentwiththehistoric Th mercial buildings. To qualifyforthese tax benefi renovation andrestoration projects ofexistingresidential andcom- statusprovides district taxincentives for andfederalhistoric State suchaprestigiousarea honor. tosupport andeff Places Register ofHistoric environment. Th architecturalof historic patternsandforms tomaintainacohesive ment eff Hampton’s residential mosthistoric areas. Assuch, future redevelop- ofFortdevelopment Monroe, of isoneoftheCity Phoebus South totheageofmosthomesandrole itplayed inthe Due South Phoebus Strategies: Housing 6 AREA INITIATIVE heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master orts andinvestment inthisareaorts shouldfocus oncontinuation is neighborhood is listed on the State andNational isneighborhood islistedontheState orts should be dedicated tothe shouldbededicated orts ts therenovations e City’s Images of the South Phoebus neighborhood Phoebus South ofthe Images urban design associatesurban initiative areas | areas initiative The South Phoebus neighborhood Phoebus South The neighborhood strategies: phoebus south

Mallory Street

National Avenue National

Lancer Street Lancer Segar Street Segar

Hope Street Downes Street Downes

Curry Street Howard Street Howard

Willard Avenue

Mill Creek

County Street County Mellen Street Mellen 41

© 2013 urban design associates neighborhood streets. ture theyprovide because shadeaswell asaid intraffi itors alike. trees Street ofneighborhoodinfrastruc- are valuableparts should beintroduced andencouragedfortheuseofresidents andvis- tion. Next, whenpavement dimensionallows, on-street parking good, streets inasafecondi- shouldhave urban continuoussidewalks improvements areon thispage. described Inorder ofimportance, streets.hood, andsecondary outasprimary Proposed called street Two throughout were theneighbor- mainstreet surveyed types sideration shouldbegiven soitdoesnotbecomeanuisancearea. thisarea inoneoftheplottedlots, includes best case butifnot, con- aresidual,often atthecore area oftheblock. isleft unclaimed Th for practical, modernlayout. are toward oriented allstreets and Lots integrity,Despite theirhistoric thesesquare provide blocks challenges and howfuture eff Th stillberead patternscan fromthe historic remaining structures. theCivil during War. lots, Despitesomedisinvestment andvacant adjacenttoFort roots asanencampment Monroelinked toitsearly Th heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master e diagrams at right explain the urban formoftheneighborhood explaintheurban ediagramsatright isaninesquare grid, Phoebus ofSouth structure eurban likely orts should be directed to support thesepatterns. shouldbedirected tosupport orts c calming on e Proposed primary streets primary Proposed streets primary Existing PHOEBUS SOUTH OF NETWORK STREET EXISTING nine-block grid remains intact nine-block urban design associatesurban 8 '4' 4' 18'

8 '6' 4' 18' Segar Street Segar

Mallory Street P P

Willard Avenue

56' R.O.W. 56' R.O.W. Street Mellen 40' 36' The historicThe P P 4' 6' 4' secondary streets secondary FRONTAGES 4' The orientation of front doors indicates primary and and primary indicates doors offront orientation The 30'

30'

Segar Street Segar Mallory Street Downes Street Downes

Hope Street

initiative areas | areas initiative Curry Street Street Howard

Proposed secondary streets secondary Proposed

Existing secondary streets secondary Existing Willard Avenue Street Mellen 25' 5 '4' 4' 25' neighborhood strategies: phoebus south 4' PRIMARY AND SECONDARY STREETS STREETS SECONDARY AND PRIMARY red and secondary streets are shown in pink in shown are streets secondary and red 9' P

PP Segar Street Segar Mallory Street 56' R.O.W. 56' R.O.W. 36' 40'

Hope Street Downes Street Downes Howard Street Howard

Curry Street P Primary streets are shown in in shown are streets Primary 9'

Willard Avenue 4' Street Mellen 4' 4' 15' 15' 42

© 2013 urban design associates » » » » » Driveways and Garages and Driveways Yards Front Houses the greater neighborhood. Th increase andrenovated fornew housesinsuchenvironments. ofPhoebus,want tolive inthispart valuestendto andproperty neighborhood. tothemarket thatpeople New housingwillindicate housinginthe toencouragenew and incentives shouldbeutilized ing pedestrian-friendly, safeenvironments. Infi gaps instreet frontage thatposepsychological impedimentstocreat- oftheneighborhood. andsustainability vitality Vacant lotspresent Residential infi heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master

erefore, allhousescometogethertoimprove theoverall healthof Parking padsinthefront yard are notpermitted rear alleys, oron-street. Parking discreetly, shouldbehandled either between units, off Grasses andplantingsshouldbewell maintained. house. Walks tothefront shouldleadfrom ofthe thepublicsidewalk tural patterns. House additionsandrenovations architec- shouldrespect historic ll throughout South Phoebus is very important forthe important isvery Phoebus ll throughout South ll housingstrategies

View of infill lot layouts lot infill of View urban design associatesurban neighborhood streetsneighborhood with cars of sidewalks disrupt that cuts curb eliminateRear garages excessive short, transparentshort, fences or hedges by defined are yards Front create a cohesive street wall to lots neighboring on align Facades the length of streets A continuous sidewalk is provided along minimize cuts curb to driveways shared narrow, Provide Proposed street elevation with infill houses based on historic patterns historic on based houses infill with elevation street Proposed streetExisting elevation with vacant lots A historic Phoebus house Infill that does not reflect neighborhood character neighborhood reflect not does that Infill house Phoebus A historic initiative areas | areas initiative neighborhood strategies: phoebus south 43

© 2013 urban design associates through andHousingAuthority. theHamptonRedevelopment programs ofHamptonthroughfrom off various theCity Homes inthisarea mayqualifyforfi ofPhoebus. architecturalhousing investment in thehistoric styles willroot new housingstock non-historic or additionstothegenerally ment ofthepublicstreet environment andsensitive transformations strengthening connectionswithintheneighborhood. Also, improve- redevelopment eff direction. biasedinthenorthwest/southeast with connectivity Future Street, RoadandMallory Buckroe ofstreets consistsoflongruns and School Taylor Elementary between JaneBryan Avenue, Old Phoebus,North considered inthisdocumenttobethearea generally Phoebus North Strategies: Housing 6 AREA INITIATIVE heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master orts andinvestments inthisareaorts shouldfocuson nancial anddesignassistance ered Images of the North Phoebus neighborhood Phoebus North ofthe Images urban design associatesurban initiative areas | areas initiative The North Phoebus neighborhood Phoebus North The

Clay Street

Robert Moton Elementary Elementary Moton Robert neighborhood strategies: north phoebus Mercury Boulevard Mercury Webster Street

School

Segar Street Segar

Cummings Avenue Cummings

Taylor Avenue Taylor Kelly Avenue Kelly O l d Bu ck

ro Virginia Avenue Virginia e R o ad

Mallory Street Chamberlin Avenue Chamberlin

Jane Bryan Elementary Elementary Bryan Jane

Hygeia Avenue Hygeia Sherwood Avenue Sherwood School

Hope Street 44

© 2013 urban design associates in traffi aswell.neighborhood infrastructure Th the useofresidents andvisitorsalike. trees Street of are valuableparts allows, on-street parking shouldbeintroduced andencouragedfor inasafecondition.ous sidewalks Next, whenpavement dimension Inorder ofimportance, good, streets shouldhave urban continu- order toprovide roomandon-street for bothsidewalks parking. lotsin easementonprivate witha5-footlandscape rights-of-way entitiestoexpandthepublic be madebetween publicandprivate which are goodconditions. Assuch, acollaborative attemptshould ans are forced towalkinthestreetsyards, oronprivate neitherof inpublicamenities,lacking orpaths, suchassidewalks andpedestri- street Avenue inthisarea of Phoebus. Virginia isatypical Itis connectionsover thelongterm. important lotsastheycome up forsaletomakethese orunderutilized vacant well-defi internal connectionsthrough theneighborhood, betheystreets or ly-traffi Street, Buckroe RoadandMallory forced ontoOld whichare heavi- School.Bryan Currently, circulation neighborhoodpedestrian is nal neighborhoodconnectionsbetween Taylor Avenue andJane Th heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master e urban structure ofthisareainter- structure ischallenged duetothelack eurban c calming onneighborhood streets.c calming cked cked arterials. Th ned pedestrian passages.ned pedestrian istoattempt tolink Onestrategy oughtshouldbegiven tomakingmore eyprovide shadeaswell asaid

and Old Buckroe Road, busy arterials. busy Road, Buckroe Old and connections forneighborhood pedestrians onto Street Mallory force and discontinuous are ofstreets network The EXISTING STREET GRID OF NORTH PHOEBUS time, and connect to Jane Bryan Elementary School more directly. more School Elementary Bryan toJane connect and time, over reconnected be can network street neighborhood missing the northeast, tothe Street Libby and Avenue North connecting By PROPOSED STREET GRID OF NORTH PHOEBUS

Taylor Avenue Taylor Taylor Avenue Taylor

O l

d urban design associatesurban l

d B

u B

c u

e R

o R

Libby Street a Libby Street d

Kelly Avenue Kelly Kelly Avenue Kelly

Virginia Avenue Virginia Virginia Avenue Virginia

North Avenue North Avenue

Chamberlin Avenue Chamberlin Chamberlin Avenue Chamberlin

Mallory Street Mallory Street Sherwood Avenue Sherwood Sherwood Avenue Sherwood School Bryan Jane School Bryan Jane 18' 18' 5' P P initiative areas | areas initiative 40' R.O.W. 30' R.O.W. 30' 30' P P 5' neighborhood strategies: north phoebus 30' 30' (LEFT) (LEFT) recommended is easement alandscape in sidewalk planting of street trees adjacent to the and added are Sidewalks Avenue: street trees to define public space or sidewalks no are There Avenue: Proposed conditions onProposed Virginia Existing conditions on Virginia 45

© 2013 urban design associates in the Phoebus Master Planning Process Master Planning ameeting washeldwith in thePhoebus and agreater ofresidential diversity buildingsand homevalues. Late agreater numberofhomes support neighborhood couldpotentially nected street network. theprominence ofitslocation, With the by anumberoflongnarrow lotsonarelatively discon- characterized intoPhoebus. gateways mary Th cent tothe Woodland’s Golf Course, andframedby two ofthe pri- withgoodinterstateaccess, ofPhoebus part important gically adja- area Initiative. oftheNeighborhood Strategies Th Boulevard, Road, Buckroe andOld asanexpansion willbeincluded bounded by Woodland Road, Street, County Libby Street, Mercury Th Areas Expansion Strategies Neighborhood the overall healthofthegreater neighborhood. houses insuchenvironments. Th address, valuestendtoincrease andrenovated fornew andthatproperty isadesirable Phoebus thatNorth of existinghomeswillindicate Th increased invalueby approximately $50,000with$25,000infunding. of grantmonies. Inthetransformatio torenovate plished between ahousethrough theHRHA andCity use In thisneighborhood, acollaborative eff families inPhoebus. aidinretaining additionscan growing needsoffamiliesandphysical of existinghousing. Manyhousesinthisarea are rathersmallforthe sensitive, architecturally-contextual Phoebus,to South housingeff Th heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master is project supports the conclusion that renovation and transformation thatrenovation andtransformation theconclusion isproject supports eFulton/Frissell Neighborhood, identifi infi few ere are very ll opportunities in North Phoebus. inNorth ll opportunities Incontrast orts inthisarea shouldbefocusedon orts usallhousescometogethertoimprove eneighborhooditselfis renovations andtransformations n shownonthispage, thehouse ort hasalready beenaccom- ort ed roughly asanareaed roughly isarea isatastrate- View of infill lot layouts lot infill of View specifi studyarea thatwould benefi MasterPlan in thePhoebus will alsoinvestigate whetherthere are anyotherpotentialareas with- areas. Phoebus andNorth been conductedfortheSouth staff City ashad analysis at themeetingtoseeasimilarneighborhoodstrategy residents oftheneighborhoodandaninterest wasexpressed by those urban design associatesurban c recommendations through afocusedneighborhood strategy. short, transparentshort, fences or hedges by defined are yards Front create a cohesive street wall to lots neighboring on align Facades the length of streets A continuous sidewalk is provided along minimize cuts curb to driveways shared narrow, Provide street and sidewalks the between them to place room no is there since yards front of edge the at planted are trees Street t from more

RESIDENTIAL PARKING PORCHES spaces that celebrate the entries tohouses. entries the celebrate that spaces A porch that could be improved be could that A porch Good porch improved be could that Parking Good example of parking Parking in the front yard is not permitted. not is yard front the in Parking facade. the with flush not houses, behind located be should Garages possible. whenever alleys back off or units between manner, adiscreet in handled be Porches should be usable initiative areas | areas initiative Parking should and make general improvements general make and facade the totransform funding and ofgrants use the after house ofTaylor Avenue View View of Taylor Avenue house before facade renovation neighborhood strategies: north phoebus 46

© 2013 urban design associates heu atrpa: apo,vrii | ac 03 | 2013 march | virginia hampton, phoebus plan: master Implementation The Phoebus Plan Master property and establishing operating and capital budgetpriorities. and establishingoperatingandcapital property eration ofrequests forchangesinzoning, disposition ofCity-owned actions,City including: amendmentstocodesandordinances, consid- the community. Th investment in anew individuals andbusinessesthatare considering as aguideforcurrent residents, andbusinessowners property roads andutilities. Th well astheinstallation andimprovement suchas ofinfrastructure relateddirectly ofland and buildingsas totheuseanddevelopment sectoractivities.both publicandprivate Manyoftheseactivitiesare of Implementationofadoptedplansisaccomplished by avariety Plan. Hampton Community which isconsistentwiththemore generalguidanceprovided inthe and specifi Master plans, suchasthisplanforPhoebus, provide amore detailed up todateplansguidethefuture ofthecommunity. development requirement toadoptandmaintain Code of foralllocalities Virginia (2006asamended),Plan oftheCity’s eff anditispart Adoption oftheplanisanamendmenttoHamptonCommunity 2013, istheoffi CouncilinAugustCity 2007andupdatedby CouncilinMarch urban design associatesurban c level of policy guidance for strategic areas of the city guidanceforstrategicareas ofthecity ofpolicy c level cial policy of the City forthearea covered oftheCity bycial policy theplan. e adopted plan also serves as a guide for a number of asaguidefornumberof eadoptedplan alsoserves e master plan provides information and serves emasterplan provides informationandserves , adoptedby Hampton originally ort tomeetthe ort resources are identifi partners andcommunity asactions are completed andnew will beupdatedperiodically To ensure ongoing implementationofthemasterplan, the outline momentum toward additio term actionstoadvancethevisio of the2013masterplanupdate. Th Councilatthetime CommissionandCity presented tothePlanning Aninitialoutlineofimplementationactionswasprepared and nal actions to be undertaken inthefuture.nal actionstobeundertaken n andgoalsoftheplanbuild isoutlineidentifi ed. es specifi c short implementation 47