INDIAN RIVER PLANNING AREA STUDY CHESAPEAKE, VA
DRAFT: FEBRUARY 2021 ACKNOWLEDGMENTS
CITY COUNCIL CITY DEPARTMENTS Mayor Rick W. West City Manager Vice Mayor Dr. John de Triquet Planning R. Stephen Best, Sr. Economic Development Matthew R. “Matt” Hamel Parks, Recreation and Tourism Robert C. Ike, Jr. Public Utilities Dwight M. Parker Public Works S.Z. “Debbie” Ritter Susan R. Vitale Dr. Ella Ward FRIENDS OF INDIAN RIVER
BOARDS AND COMMISSIONS Planning Commission
CONSULTANT TEAM RHI RKG RK&K
2 Acknowledgments & Contents CONTENTS
EXISTING CONDITIONS Study Area Today 5 Existing Plans and Recommendations 78 Community Participation 82
THE PLAN Guiding Principles 96 Plan Framework 97 Strategies and Actions 98
IMPLEMENTATION Implementation Matrix 140
Indian River Planning Area Study 3 A neighborhood along Indian River waterfront 4 Chapter 1: Existing Conditions EXISTING CONDITIONS
1. STUDY AREA TODAY 1.1 // STUDY AREA & GOALS 1.2 // HISTORICAL CONTEXT 1.3 // COMMUNITY CHARACTER 1.4 // LAND USE AND ZONING 1.5 // DEMOGRAPHIC & HOUSING TRENDS 1 1.6 // STUDY AREA DEVELOPMENT PATTERNS 1.7 // REAL ESTATE MARKET FINDINGS 1.8 // MOBILITY 1.9 // NATURAL RESOURCE AREAS & ENVIRONMENT 1.10 // QUALITY OF LIFE & COMMUNITY FACILITIES 2. EXISTING PLANS & RECOMMENDATIONS 3. COMMUNITY PARTICIPATION
Indian River Planning Area Study 5 1. STUDY AREA TODAY
1.1 // STUDY AREA & GOALS OF THE PLAN
Covering 5.4 square miles within the northern part of the City of Chesapeake, the Indian River Planning Area is made up of long-time residents, business owners, and institutional leaders who care deeply about their community. The planning area (see Figure 1.1.1) is bounded by Interstate 64 and Military Highway to the south, the Elizabeth River to the north, and the adjacent municipalities of Norfolk and Virginia Beach on the west and east, respectively.
The Indian River community and its Existing conditions in the Indian River neighborhoods are connected through key Planning Area were thoroughly explored, east-west corridors; Indian River Road runs with the intent to provide an overview of the along the northern portion of the study area, various environmental, social, structural, and while Military Highway and Providence Road cultural aspects of life in the Indian River connect the southern section (see Figure community. 1.1.2).
460 64 Norfolk Newport International STUDY AREA & News, Airport Suffolk Hampton REGIONAL CONTEXT 13 Downtown FIGURE: 1.1.1 Elizabeth River Norfolk 58
17 264 58 58 Tide Light Rail Portsmouth Norfolk
264 Virginia Beach 460 17 464 64
STUDY AREA N 13 1” = 150,000’ 460 CITY OF Data Sources: City of Chesapeake, 64 CHESAPEAKE Hampton Roads Planning District Commission (HRPDC), City of Norfolk
6 Chapter 1: Existing Conditions Elizabeth River STUDY AREA
Tanglewood Tr FIGURE: 1.1.2
Sparrow Rd KEY Study Area Boundary Parks
Campostella Rd Rivers Sparrow Rd
Laurel Ave Wetlands and Other Indian River Rd Waterbodies
CITY OF NORFOLK Tatemstown Rd
CITY OF CHESAPEAKE
Oaklette Dr CITY OF CHESAPEAKE Davis Ave
Wingfield Ave
Fontana Ave Statham Rd
Lilac Ave
Hawthorne Dr Elder Ave Willow Ave CITY OF VIRGINIA BEACH Cornick Ave Sparrow Rd CITY OF CHESAPEAKE 13
Walnut Ave Cobb Ave
Rokeby Ave
Longdale Crescent
Crown Crescent Sparrow Rd Rock Creek Dr Main St
Paramount Ave Providence Rd
Lloyd Dr S MilitarySmith AveHwy
Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy
N STUDY AREA 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
Indian River Planning Area Study 7 GOALS OF THE PLAN – Create a cohesive, strategic plan that – Evaluate current conditions along the will embrace the City’s Comprehensive Indian River Road and Military Highway Plan and its three cornerstones: corridors, as well as the surrounding i. Responsible Growth areas: ii. Infrastructure – Current and Future Land Use Patterns iii. Quality of Life – Impact of Land Development – Enhance the overall quality of life for Regulations the Indian River area neighborhoods. – Market and Economic Development – Highlight the significance of both Indian River Road and Military Highway – Infrastructure Standards as important gateways – Accommodate a broad range of future mobility options – including walking, bicycling, and driving
View of Indian River Road near future Heron’s Landing Park
8 Chapter 1: Existing Conditions ELEMENTS OF EXISTING CONDITIONS ANALYSIS
+ + =
PHYSICAL EXISTING PLANS & COMMUNITY ISSUES & INVENTORY, DATA & STUDIES PARTICIPATION & OPPORTUNITIES MAPPING ANALYSIS FEEDBACK
Norfolk Highlands neighborhood showing juxtaposition of original (right) and new homes (left)
Indian River Planning Area Study 9 1.2 // HISTORICAL CONTEXT
The Indian River community has a unique history among coastal communities in the mid-Atlantic region: the area which would become known as Indian River began as a farming community along the banks of the Indian and Elizabeth Rivers, growing as a bedroom community for Norfolk’s naval industry during the first and second world wars and expanding rapidly with the introduction of streetcar lines. In postwar years, the area would take on its own identity representing the amenities of 20th century postwar suburban life.
The opening of Military Highway in 1943 Despite many changes through the years, caused a major shift in the area’s expansion, however, the planning area has retained triggering a series of changes to the some aspects of the community’s early community’s built form that are still visible design: a compact street grid lends a sense today. The growth of postwar residential of cohesion throughout the area, while more subdivisions throughout the area was generous front lot setbacks in residential followed by further regional growth spurred areas shift focus to the community’s on by the development and expansion of suburban character. These characteristics major transportation links, such as Interstate have helped the Indian River Planning Area 64, as well as smaller commercial growth retain its community character and sense along Indian River and Providence Roads of place, while also limiting commercial and, much later on, the nearby development development to main thoroughfares. of Greenbrier Mall.
10 Chapter 1: Existing Conditions GROWTH THROUGH THE YEARS
Map: 1887 Map: 1921 Source: Library of Congress Rail Source: USGS Downtown Rail Norfolk Downtown Norfolk
Trolley
Ford Plant Berkley Berkley Oaklette Trolley
Indian River Rd
Norfolk
Rail Rail Highlands
Main Line Canal Providence Rd
STUDY AREA STUDY AREA
1 1870s - 1900 2 1900 - 1940 – Late 1700s: Providence Road established – 1904-13: Norfolk Highlands and Indian River Estates begin to – 1843: Oaklette Community established develop; Trolley is extended into the Indian River Area to serve new subdivisions; Trolley service ends a decade after its extension – 1850s-Early 1900s: Railroads enter South Norfolk, Berkley, and Indian River area – 1910s: Main drainage canal constructed to drain swamp land in the Greenbrier area into Indian River – 1878: Indian River Turnpike and Toll Bridge Company formed (Now Indian River Road) – 1925: Norfolk Assembly Ford Plant opens
Map: 1955 Map: 1994 Source: USGS Source: USGS
Downtown 264 Downtown Norfolk Norfolk
Berkley Berkley City of Norfolk Indian River Rd City of Chesapeake
464
Providence Rd High School Military Hwy Military Hwy 64
STUDY AREA STUDY AREA Greenbrier Mall 3 1940 - 1960 4 1960 - 2000 – 1943: Military Highway opens – 1967-69: I-64 and Virginia Beach-Norfolk Expwy (now I-264) open – 1963: South Norfolk City and Norfolk County merge to – 1960s-70s: Residential subdivisions develop (outside of become the City of Chesapeake Oaklette, Norfolk Highlands, and Indian River Estates) – 1970s-80s: Local roads widened; 6-lane bridge for Indian River Road built over Indian River – 1987-89: I-464 opens between I-64 and Downtown Norfolk
Indian River Planning Area Study 11 Elizabeth River HISTORICAL ASSETS
Tanglewood Tr FIGURE: 1.2.1
Sparrow Rd KEY Oldest Roads Pre WWII Residential Campostella Rd Neighborhoods
Sparrow Rd Post WWII Residential 1 Laurel Ave Neighborhoods Indian River Rd Parks Rivers & Waterbodies Tatemstown Rd Tide Light Rail x Historic and Historical Oaklette Dr 2 Context Images (see next page for the Davis Ave images) Wingfield Ave
Fontana Ave Statham Rd Study Area Boundary
Lilac Ave
Hawthorne Dr Elder Ave Willow Ave Cornick Ave Sparrow Rd 13
Walnut Ave Cobb Ave 3 Rokeby Ave
Longdale Crescent
Crown Crescent Sparrow Rd Rock Creek Dr 4 Main St
Paramount Ave Providence Rd
Lloyd Dr S MilitarySmith AveHwy
Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy
N 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
12 Chapter 1: Existing Conditions HISTORICAL ASSETS modes incrementally converted the area from agricultural land and wetlands into – The Indian River area is a collection an increasingly urban place. of neighborhoods stitched together by historic roads, rail lines, and waterways. – The Tide Light Rail provides access to rail transit to the communities north – The area’s ‘oldest roads’ remain the of Indian River community. There is backbone of Indian River’s internal potential for future connectivity of Tide roadway network. Light Rail through City of Chesapeake – Close proximity to Norfolk and its that will provide additional transit option industries through faster transportation to the Indian River community.
HISTORIC NEIGHBORHOODS, ASSETS AND MAPS (see Figure 1.2.1)
1 Oaklette (1843) 2 Norfolk Highlands Primary School (1913)
3 Norfolk & Portsmouth Traction Company Streetcar (Early 1900s) 4 Norfolk Highlands, Indian River Estates, Indian River Park (1904) Indian River Planning Area Study 13 Elizabeth River HISTORIC DISTRICTS
Tanglewood Tr FIGURE: 1.2.2
Sparrow Rd KEY National Register Historic District
Campostella Rd
Sparrow Rd
Oaklette Laurel Ave Indian River Rd
Tatemstown Rd
Oaklette Dr
Davis Ave
Wingfield Ave
Fontana Ave Statham Rd
Lilac Ave
Hawthorne Dr Elder Ave Willow Ave Cornick Ave Sparrow Rd 13
Walnut Ave Cobb Ave
Rokeby Ave
Longdale Crescent
Crown Crescent Sparrow Rd Rock Creek Dr
Main St
Paramount Ave Providence Rd
Lloyd Dr S MilitarySmith AveHwy
Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
– Established in the late 1800s, Oaklette is considered the oldest existing neighborhood withinGreenbrier Pkwy the Indian River area by historical accounts; it’s
also the only nationally designated historic district N within the study area. 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles – The Norfolk Highlands, Indian River Estates, and Data Sources: City of Chesapeake, Ford Park neighborhoods were subdivided in the Hampton Roads Planning District early 1900s but developed gradually over the Commission (HRPDC), City of Norfolk following decades. 64
14 Chapter 1: Existing Conditions Elizabeth River HISTORICAL REDLINING
Tanglewood Tr FIGURE: 1.2.3
Sparrow Rd KEY Norfolk HOLC Grade “D” (Hazardous) Campostella Rd Norfolk HOLC Grade “C” (Definitely Sparrow Rd
Laurel Ave Declining) Indian River Rd Note: The information on this map is based on the historical Tatemstown Rd maps created in the 1930s and 1940s by the government- sponsored Home Owners Loan Corporation (HOLC). Oaklette Dr
Davis Ave
Wingfield Ave
Fontana Ave Statham Rd
Lilac Ave
Hawthorne Dr Elder Ave Willow Ave Cornick Ave Sparrow Rd 13
Walnut Ave Cobb Ave
Rokeby Ave
Longdale Crescent
Crown Crescent MainSparrow St Rd Rock Creek Dr
– Between 1935-1940, the Home Owners’ Loan Paramount Ave Corporation (HOLC) made maps for theProvidence federal Rd government that graded neighborhoods based on perceived “mortgage security”-Lloyd Dr A (Best) through S MilitarySmith AveHwy
Old Greenbrier Rd D (Hazardous). These maps promoted federally insured mortgages or “FHA loans” forDunbarton white Dr buyers 64 purchasing new houses in wealthy white suburbs, Live Oak Dr
and “redlined” or barred FHAGeorgetown loans Blvd for any buyer Steppingstone Sq purchasing any house in a more racially integrated, working class neighborhood.
– According to Norfolk’s 1940 HOLC map, NorfolkGreenbrier Pkwy Highlands and Indian River Estates were redlined neighborhoods. N Visit https://dsl.richmond.edu/panorama/ 0 0.25 0.5 Miles Woodlake Dr redlining/#loc=5/39.1/-94.5813 for more information about the 1” = 0.4 Miles history of redlining in the United States. Please note that redlining practices were curbed through the passage of Data Sources: City of Chesapeake, Fair Housing Act of 1968 and subsequently by Community Hampton Roads Planning District Reinvestment Act of 1977, both legislations passed by Commission (HRPDC), City of Norfolk Federal government. 64
Indian River Planning Area Study 15 1.3 // COMMUNITY CHARACTER
The Indian River community’s residential legacy has its roots in the historic Oaklette neighborhood and the streetcar suburb of Norfolk Highlands. A variety of natural resources such as rivers, creeks, streams, wetlands and adjacent green spaces define the community, similar to adjoining cities in the Tidewater area. While there is an abundance of these natural resources, public access to the water is very limited. Commercial uses are concentrated along Indian River Road and Military Highway.
The area’s diversity of residential In an effort to address this infill development neighborhoods promotes a desirable trend, City Council adopted the Non- quality of life, but needs appropriate Conforming Lots Ordinance on February 22, measures to protect them as 2006. New houses constructed under this redevelopment takes place. ordinance must meet stricter development standards and requirements for architectural Some residential neighborhoods straddle compatibility with neighboring houses. This both sides of the study area - either within has reduced the number of developable the City of Chesapeake or within the lots and required new houses to be more City of Virginia Beach (see Figure 1.3.1). compatible with existing surrounding homes. Recent residential development includes A map of the building coverage (see Figure the subdividing of residential lots, replacing 1.3.2) shows the built-out nature of the one or two older homes with sometimes existing residential neighborhoods. as many as three new structures on the aggregated land. Such spot developments The character of existing neighborhoods are occurring within multiple neighborhoods should be preserved, while responsibly within the Indian River Study Area, including managing new developments. This may Norfolk Highlands, Georgetown, and require managing the incremental changes others. Generally, these new homes exhibit that continue to occur in the neighborhoods a different character from that of their in order to preserve the existing surrounding properties, and are generally neighborhood character and overall quality taller and narrower, relative to existing of life. homes. This results in a substantial change of character for these neighborhoods.
16 Chapter 1: Existing Conditions Elizabeth River NEIGHBORHOODS
Tanglewood Tr FIGURE: 1.3.1
TANGLEWOODSparrow Rd KEY Neighborhoods
Campostella Rd
Sparrow Rd
OAKLETTE Laurel Ave Indian River Rd
Tatemstown Rd SEMINOLE FAIRVIEW PARK
Oaklette Dr
Davis Ave Wingfield Ave INDIAN Statham Rd RIVER PLYMOUTH PARK Fontana Ave Lilac Ave
Hawthorne Dr Elder Ave ESTATES Willow Ave Cornick Ave Sparrow Rd 13
Walnut Ave Cobb Ave NORFOLK HIGHLANDS Rokeby Ave NORFOLK Longdale Crescent HIGHLANDS
Crown Crescent MainSparrow St Rd Rock Creek Dr
GEORGETOWN Paramount Ave Providence Rd HOLLY Lloyd Dr S MilitarySmith AveHwy POINT Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq IPSWICH CONFERENCE CENTER AREA Greenbrier Pkwy
N 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
Indian River Planning Area Study 17 RESIDENTIAL CHARACTER
Water access and view of downtown Norfolk from Tanglewood neighborhood Craftsman-style home in Norfolk Highlands
Distinctive brick elements add character and sense of place within Georgetown neighborhood Example of residential infill in Norfolk Highlands
Residences in Ipswich neighborhood Example of residential infill in Seminole Park neighborhood
18 Chapter 1: Existing Conditions The commercial corridors of Indian The adjacent municipalities of Norfolk and River Road and Military Highway Virginia Beach have started implementing lack a sense of place and physical public realm improvements such as high- identity visibility crosswalks, reduction of automobile speed limits, etc. Similar and collaborative Commercial amenities in the study area initiatives will assist in creating a better are generally lined along Indian River pedestrian and bicyclist environment. In Road and Military Highway. Neighborhood addition, land use patterns, roadways and amenities, such as drugstores, restaurants, mobility networks should be better designed etc., predominate the Indian River Road to support a greater range of transportation corridor; regional commercial, such as, options including walking, biking and transit. auto dealerships and industrial uses, line Appropriate, selective and thoughtful up along Military Highway. Narrow and redevelopment of existing commercial areas oftentimes fragmented sidewalk networks will also help to create a distinct sense of back up to busy vehicular thoroughfares place for the corridors and the adjacent punctuated by unsafe street crossings. The communities. public spaces existing between buildings are designed to prioritize vehicular access and off-street parking, thereby deemphasizing the pedestrian’s experience and jeopardizing safety.
COMMERCIAL CHARACTER ALONG MAJOR CORRIDORS SERVING THE STUDY AREA NEIGHBORHOODS
Military Highway: major arterial with large commercial uses Indian River Road: neighborhood-serving uses
Indian River Planning Area Study 19 COMMERCIAL CHARACTER
Vacancy at Indian River Shopping Center along Indian River Road Recent renovations of the Indian River Shopping Center
Small scale and neighborhood-serving commercial along Indian River Road Auto dealerships along Military Highway
Industrial uses at the former Ford Plant area Adaptive reuse of existing car dealership to church on Military Highway
20 Chapter 1: Existing Conditions Elizabeth River BUILDING COVERAGE
Tanglewood Tr FIGURE: 1.3.2
Sparrow Rd KEY Existing Buildings & Structures
Campostella Rd
Sparrow Rd
Laurel Ave Indian River Rd
Tatemstown Rd
Oaklette Dr
Davis Ave
Wingfield Ave
Fontana Ave Statham Rd
Lilac Ave
Hawthorne Dr Elder Ave Willow Ave Cornick Ave Sparrow Rd 13
Walnut Ave Cobb Ave
Rokeby Ave
Longdale Crescent
Crown Crescent MainSparrow St Rd Rock Creek Dr
Paramount Ave Providence Rd
Lloyd Dr S MilitarySmith AveHwy
Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy
N 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
Indian River Planning Area Study 21 1.4 // LAND USE AND ZONING
“Land use” and “zoning” are the City of Chesapeake’s legal tools to define how a piece of property can be used as well as types and sizes of structures, and location of such structures/buildings within a property. The Indian River Planning Area is currently zoned for residential, office, industrial, institutional and commercial uses (Figures 1.4.1 and 1.4.2).
ZONING DISTRICTS Commercial Residential – Most commercial uses are concentrated – Residential in the study area is along Indian River Road and Military primarily zoned R-6, R-8, and R-10. Highway. These districts are intended to protect – Uses in the Business/Commercial the residential character of existing Districts are intended to serve the neighborhoods. As development surrounding neighborhoods with a standards continue to evolve, these suburban transition character to promote districts protect older developments from circulation by foot and automobile within being designated as non-conforming. commercial or office areas. – Most of the study area is zoned Manufacturing and Industrial for residential uses with the lowest – Industrial uses tend to be focused densities designated within the between Military Highway and I-64 or Tanglewood, Oaklette, and Georgetown near the former Ford Plant. neighborhoods. – A portion of the study area’s southern – In the middle years in the last decade side is classified as a Planned Unit (2001 to 2010), an emerging trend of Development (PUD), and features residential infill development in the light manufacturing, auto repair and Norfolk Highlands and Indian River materials supply uses which are free neighborhoods prompted zoning from the noxious fumes, noise, odors, changes by the City to prevent further vibrations, etc., that may be found in residential development that was out of general industrial areas. This area is alignment with the existing residential also serviced by neighboring office and character in these areas. business establishments.
22 Chapter 1: Existing Conditions Elizabeth River ZONING
Tanglewood Tr FIGURE: 1.4.1
Sparrow Rd KEY Residential: Low- Density Single Family Campostella Rd Residential: Medium- Density Single Family Sparrow Rd Laurel Ave Residential: High- Indian River Rd Density Single Family Residential: Multifamily Tatemstown Rd Business/Commercial Industrial
Oaklette Dr PUD + MXD
Davis Ave Institutional Wingfield Ave Conservation Fontana Ave Statham Rd Agricultural
Lilac Ave
Hawthorne Dr Elder Ave Willow Ave Cornick Ave Sparrow Rd 13
Walnut Ave Cobb Ave
Rokeby Ave
Longdale Crescent
Crown Crescent MainSparrow St Rd Rock Creek Dr
Paramount Ave Providence Rd
Lloyd Dr S MilitarySmith AveHwy
Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy
N 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
Indian River Planning Area Study 23 – The City allows a wider range of uses in LAND USE CATEGORIES these districts and requires views from Similar to the zoning categorizations, roadways to be screened. existing land uses within the study area – Chesapeake’s Zoning Code requires show primarily single family neighborhoods districts to be located to minimize around the commercial corridors of adverse effects from neighboring Indian River Road and Military Highway. districts such as noise, air pollution, and While lower density residential exists unsightly structures. predominantly in the northern parts of Agriculture and open space the study area as well as Georgetown, the majority of the Norfolk Highlands – While there is minimal agricultural neighborhood is medium-density residential. development in the study area today, Industrial uses are clustered around the the conservation district at Indian River former Ford Plant on both sides of Indian Park plays an important role in serving River Road as well as near the Conference the study area’s open space and Center area. Parks and recreation areas recreational needs. include the Indian River Park and the green spaces along Indian River (see Figure 1.4.2).
24 Chapter 1: Existing Conditions Elizabeth River LAND USES
Tanglewood Tr FIGURE: 1.4.2
Sparrow Rd KEY Residential: Low- Density Campostella Rd Residential: Medium- Density Sparrow Rd Laurel Ave Residential: High- Indian River Rd Density Business/Commercial Tatemstown Rd Industrial Office & Research
Oaklette Dr Institution & Government Davis Ave Wingfield Ave Parks & Recreation
Fontana Ave Statham Rd Conservation
Lilac Ave
Hawthorne Dr Elder Ave Willow Ave Cornick Ave Sparrow Rd 13
Walnut Ave Cobb Ave
Rokeby Ave
Longdale Crescent
Crown Crescent MainSparrow St Rd Rock Creek Dr
Paramount Ave Providence Rd
Lloyd Dr S MilitarySmith AveHwy
Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy
N 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
Indian River Planning Area Study 25 1.5 // DEMOGRAPHIC AND HOUSING TRENDS
STRONG GROWTH IN and its four neighboring cities (Suffolk CHESAPEAKE CITY, BUT STUDY City, Portsmouth City, Norfolk City, and AREA DOES NOT KEEP PACE Virginia Beach City) have a combined population of over one million. The lower Located in the northeastern section of the Tidewater region is known for its stable City of Chesapeake, the Indian River Study coastal economy which is supported by Area is a part of the Chesapeake City its important resources including its large and the Virginia Beach–Norfolk–Newport harbors, beaches, agreeable climate, and News, VA–NC MSA, the 37th-largest related industries (tourism, warehouse/ U.S. metropolitan area. Chesapeake City transportation, and government/military).
FIGURE: 1.5.1 CITY POPULATION PROJECTED TO GROW, WHILE STUDY AREA REMAINS FLAT
26 Chapter 1: Existing Conditions In particular, Chesapeake City has This has exceeded the growth rates of experienced steady growth in the past other Lower Tidewater neighbors including 29 years, averaging 1.3% annually. This Virginia Beach (0.4%), Norfolk (0.3%), and is represented by a population increase Portsmouth (-0.3%). The City of Suffolk has from 199,174 persons in 2000 to 248,720 led the region at 2.7% annual population in 2019 (see Figure 1.5.1/Table 1.5.1). growth since 2000 (see Table 1.5.1).
TABLE: 1.5.1 INDIAN RIVER STUDY AREA IS LOSING ITS POPULATION SHARE TO OTHER NEIGHBORHOODS
FIGURE: 1.5.2 COMPARATIVE GROWTH RATES
Indian River Planning Area Study 27 FIGURE: 1.5.3 SHIFTING DEMOGRAPHICS
GROWTH LAGGING IN STUDY to the study area’s inability to turn over AREA new residents and add population through new development. RKG’s analysis of new The Indian River study area, however, has residential development activity since 1990 lagged behind the City with only a 0.5% supports the slow population growth trends average annual population growth since as only 1,120 new study area housing 2000. According to ESRI, a national data units were constructed over 29 years, for analytics firm, the study area’s population an average of only 39 units per year. In in 2019 was estimated at 21,352, or interviews with residents, many people approximately 8.6% of the City’s population. indicated that residents have lived in their In 2000, the study area accounted for 9.8% neighborhoods for many years, choosing to of the City’s population, which indicates age in place. The relative affordability of their that it is losing its share of the population homes allows them to do so. to other parts of the community. This trend is concerning because it may speak
28 Chapter 1: Existing Conditions STUDY AREA IS AGING, BUT THE white population still accounts for over half POPULATION AGED 25-44 HAS of the total population. GROWN The Hispanic population is relatively small Since 2010, the Study Area has been within the Study Area (7.8% of the total growing in the population above 55 years population in 2019) but is growing faster old, mirroring a larger regional trend in the than any other racial group (7.0% annually southside of Hampton Roads. The study on average between 2010 and 2019). Also, area had a higher concentration of seniors the African-American population comprises aged above 65 years (15.6%) in 2019 a much larger share of the study area than Chesapeake City (14.0%) and its population (39.0%) than at the city level three neighbors of Suffolk (14.8%), Norfolk (29.8%) in 2019. In comparison, other (12.1%), and Virginia Beach (14.3%). than Virginia Beach (with a 19.6% African- American population), the other neighboring Also, the Study Area has experienced communities actually have larger African- growth (6.1%) in the number of household- American populations than either the City of forming age groups (age 25-44) and Chesapeake or the Indian River study area. a decline (13.6%) in “empty-nester” households aged 45-54 years between STUDY AREA HAS LOWER 2010 and 2019, similar to the trend in INCOME LEVELS BUT IS Chesapeake City and its four neighboring PROJECTED TO INCREASE cities (see Figure 1.5.3). The loss of “empty- nester” households could speak to a lack The median household income of Study of housing alternatives within the study Area households was roughly $62,815 in area, particularly for individuals and couples 2019, which was roughly 20% lower than who are ready to sell their homes and step the City median income of ($78,981), but in down into pre-retirement housing with lower line with the U.S. median. In comparison, the maintenance responsibilities and expenses. City of Chesapeake had the highest median The increase in the 25-44 age cohort is a household income in 2019 of all southern positive sign, because it may indicate that Tidewater communities, and this advantage younger age groups view the Indian River is projected to continue through 2024. area as an attractive place to raise a family. One of the factors that may explain the lower INDIAN RIVER STUDY AREA household wealth in the Study Area is its higher share of senior and retired population POPULATION IS BECOMING living on fixed incomes. Also, the higher MORE DIVERSE concentration of older and more affordable Over the next five years, the Study Area’s residential properties in the Study Area is non-white population is projected to account more likely to be occupied by households for over 50% of the population for the first with modest median income levels. However, time, rising from 48.9% in 2019 to 50.5% in the Study Area’s median household income 2024 (see Figure 1.5.3). Hispanic, African- is projected to increase by 14.3% to $71,781 American, and multi-racial households are in 2024, faster than Chesapeake City, and its diversifying the local population. This trend four neighboring cities. is counter to the Citywide trends, where the
Indian River Planning Area Study 29 FIGURE: 1.5.4 VERY LITTLE HOUSEHOLD GROWTH IN THE STUDY AREA
SLOW HOUSEHOLD GROWTH, be the lagging population gains in the Study ESPECIALLY IN THE RENTER Area, as more young families and individuals HOUSEHOLD SEGMENT IN STUDY chose to live and work in other parts of the AREA City where there are more rental housing options. While the Study Area has a slightly higher percentage of renter-occupied housing INDIAN RIVER HOUSING STOCK units than the City (31.8% vs. 28.5%), the OFFERS LIMITED OPTIONS FOR Study Area has experienced very little rental RENTERS housing growth since 2010. The Study Area only added 90 renter-occupied households The Study Area is comprised of over during those nine years, which is 29.5% of 81% single-family homes, including both the total number of occupied households detached and attached types. Also, the added within the study area. In comparison, share of multi-family housing with 10 or the average annual growth rate of rental more units in the Study Area (3.2%) is only housing units in the City (2%) has been five roughly half the proportion in the City (7.5%) times the rate in the study area (0.4%) since (see Figure 1.5.5). The lack of multi-family 2010 (see Figure 1.5.4). housing properties, which are most likely rental apartments, reflects the lack of higher- Also, since 2010, the average annual density housing options that could support housing unit growth in the City (1.3%) has more robust population growth in the Study been three times the rate of that in the Study Area. Area (0.4%), and the City has added 11.5% to its housing structure inventory while the Also, roughly 70% of the Study Area’s Study Area has added only 4.1% to its housing units were constructed before 1980, housing inventory. A contributing factor may while only 35% of the City’s housing is over
30 Chapter 1: Existing Conditions FIGURE: 1.5.5
40 years old, which correlates with the slow Chesapeake homebuyers. While over 45% housing growth in the Study Area during the of the City’s housing stock is valued at or recent decades (see Figure 1.5.5). over $300,000, this is true for only 17.5% of the housing units within the study area. In STUDY AREA HOUSING IS MORE addition, roughly half of the multi-family units AFFORDABLE THAN IN OTHER in the study area have rents higher than CITY NEIGHBORHOODS $1,000/month, whereas nearly 67% of the The value of owner-occupied housing units city’s rental units are priced above $1,000. in the study area skews toward lower value The Study Area’s older, smaller housing ranges compared to the City. Approximately units are generally affordable to many first- 15.6% of study area housing units are time homebuyers, but these units lack many valued at under $150,000, which is higher of the modern features and amenities that than at the City level at 9.1%. contemporary families demand, including Over 66% of the Study Area housing units three or more bedrooms, two or more are priced between $150,000 and $299,999, bathrooms, larger kitchens, and enclosed making housing very accessible to many two-car garages.
Indian River Planning Area Study 31 1.6 // STUDY AREA DEVELOPMENT PATTERNS
The following analysis examined new development activity within the Indian River study area, based on the City’s real property assessment records. The analysis covers the period from 1990 to 2019.
RESIDENTIAL DEVELOPMENT Subarea 3
The vast majority of the Indian River Study – Georgetown Area is characterized by low to medium – Holly Pointe density residential development. Located in the northeastern part of the City of – Conference Center Area Chesapeake, the Study Area is segmented The team conducted an analysis of land into ten distinct subareas or neighborhoods development trends in the study area to that are recognizable to local residents. highlight land use changes over the past Those neighborhoods include: thirty years. The study area neighborhoods were collapsed into three subareas as Subarea 1 shown in Figure 1.6.1. – Oaklette OLDER HOUSING STOCK IN – Fairview STUDY AREA – Plymouth Park The Study Area neighborhoods are Subarea 2 characterized by older single-family homes, 70% of which were constructed before 1980. – Tanglewood This is considerably older than the City’s – Norfolk Highlands housing stock, which has only 35.5% of its housing built before 1980 (see Table 1.6.1). – Indian River Estates – Ipswich
32 Chapter 1: Existing Conditions Elizabeth River NEIGHBORHOODS & SUBAREAS
Tanglewood Tr FIGURE: 1.6.1
TANGLEWOODSparrow Rd KEY Neighborhoods Subareas
Campostella Rd
Sparrow Rd
OAKLETTE Laurel Ave Indian River Rd
Tatemstown Rd SEMINOLE FAIRVIEW PARK
Oaklette Dr
Davis Ave Wingfield Ave INDIAN Statham Rd RIVER PLYMOUTH PARK Fontana Ave Lilac Ave
Hawthorne Dr Elder Ave ESTATES Willow Ave Cornick Ave Sparrow Rd 13
Walnut Ave Cobb Ave NORFOLK HIGHLANDS Rokeby Ave NORFOLK Longdale Crescent HIGHLANDS
Crown Crescent MainSparrow St Rd Rock Creek Dr
GEORGETOWN Paramount Ave Providence Rd HOLLY Lloyd Dr S MilitarySmith AveHwy POINT Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq IPSWICH CONFERENCE CENTER AREA Greenbrier Pkwy
N 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
Indian River Planning Area Study 33 TABLE: 1.6.1
PREDOMINANTLY SINGLE-FAMILY can lead to declining property values and HOUSING other issues.
The City of Chesapeake is predominantly Despite some of these limiting factors, a single-family housing market, which interviews with local residents indicate a accounts for roughly 79% of the City’s high level of satisfaction with the study housing stock and more than 82% of the area’s neighborhoods. The area generally study area housing inventory (see Figure consists of stable neighborhoods with 1.6.2). This is a significant finding, in that it a strong sense of community and local highlights a lack of diverse housing choices heritage. The Oaklette and parts of the for local residents. Apartments located in Norfolk Highlands neighborhoods are structures with 5 or more units only account recognized as historic neighborhoods and for 8.3% of the housing units in the study much of the housing is well kept and cared area, which is almost half the City’s limited for. share (15.1%). STUDY AREA HOUSING IS THERE ARE MORE RENTERS SMALLER THAN THE CITY THAN APARTMENTS AVERAGE Despite the limited supply of non-single- The Team’s windshield surveys of the study family homes, the percentage of households area neighborhoods indicate that many of that rent their housing is greater than 32%. the homes are of modest size and would This indicates that a good number of single- be largely affordable to most first-time family homes, which are typically ownership homebuyers. The analysis of property units, are being rented by their occupants. assessment data indicates that the average This is largely due to the study area’s size of a single-family home in Subarea 1 limited supply of rental housing (5+ units). is only 1,355 SF, which is roughly 56% of However, it should be noted that traditional the size of the average home in the City of ownership housing that has converted to Chesapeake (2,150 SF). Subareas 2 and rental housing can change a neighborhood’s 3 have somewhat larger, but still modest- character. If rented homes are not sized homes that also remain below the city maintained by the owner, condition problems average (see Figure 1.6.3).
34 Chapter 1: Existing Conditions FIGURE: 1.6.2 STUDY AREA HOUSING CHOICES ARE LIMITED FOR NON-HOMEBUYERS
8,003 Housing Units
Source: ESRI ACS 2013-2017 Estimates
NEW HOME CONSTRUCTION homes have increased in size over the REFLECTS CHANGING decades in two of the three subareas. The CONSUMER NEEDS size of new homes has increased by an average of 220 SF to 1,858 SF per home RKG estimates that since 1990, 1,120 new from the study area average of 1,638 SF. housing structures were added to the study Since 1990, new housing construction in area inventory. New housing construction Subarea 3 has actually declined in size to was most active during the 2000-2009 1,634 SF/unit due to the construction of period when 50% of the new housing units 261 new condominiums, which tend to be were constructed. Since 2010, new housing smaller (1,470 SF) than single-family homes. construction has declined in Subareas 2 and After removing condominiums from the 3 but has increased slightly in Subarea 1. calculation, new single-family homes have Over the past 29 years, on average, 39 new increased to 2,110 SF in Subarea 3 (see residential structures have been constructed Figure 1.6.3). per year in the total study area, with nearly all of these structures being single-family homes, townhomes, and condominiums.
New study area homes have started to increase in size. The smaller, older homes that populate most neighborhoods do not offer everything that new homeowners desire, including three or more bedrooms, two or more bathrooms, larger kitchens, and enclosed two-car garages. The City’s assessment records indicate that new Old and new homes within Norfolk Highlands
Indian River Planning Area Study 35 FIGURE: 1.6.3
Source: City of Chesapeake Property Assessment data and RKG Associates, Inc., 2020
Larger homes are typically needed to meet HOUSING VALUE TRENDS the needs of young and growing families INDICATE PRICE AFFORDABILITY with children. These types of households One obvious benefit of smaller homes is revitalize neighborhoods as older residents lower home values, which translate into move into retirement housing, relocate, or lower sales prices. According to property pass away. Without the ability to attract assessment records, the average assessed families with children, either as homeowners value of single-family homes in Subarea 1, or renters, neighborhoods can experience which includes the Oaklette, Fairview, and a slow and steady decline because older Plymouth Park neighborhoods, is estimated homeowners are often challenged to at $170,042 in 2020. This value is roughly keep up with regular home maintenance 58% of the City average value of $291,510. expenses. An increase of 220 SF is Subareas 2 and 3 have higher average sufficient to add another bedroom and half assessed values of $207,767 (71% of the bathroom, which can increase the market City average) and $239,765 (82% of the City value of the existing homes. average), which is largely a function of their greater building square footage (see Figure 1.6.4). 36 Chapter 1: Existing Conditions FIGURE: 1.6.4
STUDY AREA HOME VALUES ARE REGIONALLY AFFORDABLE . . . HOME VALUE TRENDS
BUT WHY ARE HOME SALES LISTINGS DECLINING? HOME SALES LISTINGS
STUDY AREA HOME SALES ARE ON THE RISE ANNUAL SALES TURNOVER RATE
Source: Zillow research data and RKG Associates, Inc., 2020 Indian River Planning Area Study 37 A regional comparison of single-family level of sales activity. In the Indian River home values since 2010 indicates that study study area, Zillow reports that since 2010, area homes are generally priced affordably the sales turnover rate has ranged from compared to other Lower Tidewater a low of 3.8% in 2011 as the economy communities (see Figure 1.6.4). The City of was recovering from the 2009-10 Great Norfolk’s housing stock is priced similarly Recession. In 2019, RKG estimates that the to the study area and City of Portsmouth’s turnover was greater than 6%, which is very home values are the lowest in the region. active and indicates that there may be more Over the past decade, they have run roughly interest in the study area’s neighborhoods 79% of study area values. than the sales listings data suggests.
ACTIVE HOME SALES LISTINGS WHAT IS “TEAR-DOWN AND HAVE BEEN DECLINING SINCE REBUILD” AND WHY DOES IT 2015 MATTER? Since 2013, the City of Chesapeake has According to some local residents, there averaged roughly 1,600 home sales listings is a growing concern that developers/ per month on Zillow.com. In comparison, the builders have been engaged in a process Indian River study area has only averaged of “tear-down and rebuild” in some study 85 home sales listings per month during that area neighborhoods. The process involves period. Since the most recent peak in 2015, acquiring small single-family parcels with sales listings in the study area have steadily adjacent vacant lots or smaller homes declined (see Figure 1.6.4). This declining on larger lots. This allows a developer to trend has mirrored a larger regional trend build one or more home on the parcel, or that has seen home sales listings in Virginia to combine parcels and build one or more Beach, Norfolk, and Chesapeake steadily new larger home as shown in Figure 1.6.5. If decline after peaking during 2015 and allowed to continue at a significant level, this 2016. The cities of Suffolk and Portsmouth has the potential to change the character of have not experienced a steep decline in some of the Indian River neighborhoods. listing activity, nor did they experience as significant an increase in listing activity as in RKG Associates, Inc. conducted in-field the other communities. research to find examples of recent “tear down, rebuilds,” and while there was some RISING HOME SALES PAINT A evidence, the practice does not seem DIFFERENT PICTURE pervasive across all areas. However, RKG obtained data provided by the City’s Despite the declining home sale listings, the Planning Department documenting annual actual number of home sales in Chesapeake changes in new housing units, including unit has increased since 2016. In a healthy demolitions. housing market, 3-5% of the City’s housing stock would be expected to turnover or Over the past ten years, 150 housing units sell in a given year. In Chesapeake, this have been demolished within the study area, turnover rate has been in the 5% range which is an amount equal to 40% of the new over the past four years, indicating a healthy housing units constructed.
38 Chapter 1: Existing Conditions FIGURE: 1.6.5
Source: RKG Associates, Inc., 2020
TABLE: 1.6.2
Indian River Planning Area Study 39 Approximately 35% of all housing COMMERCIAL DEVELOPMENT demolitions have occurred in Census Tract The study area is served by two primary 200.02 since 2009 (see Table 1.6.2/Figure commercial corridors that meet some of 1.6.6). Approximately, 17.4% of all housing the shopping needs of area residents. units demolished within the City since 2009 To the north is Indian River Road, which have occurred within the Indian River study connects to South Military Highway in the area, while only 2.1% of all new housing east, and continues further east to connect units have been constructed here. This with Interstate 64. In the west, the corridor is a disproportionately high percentage of connects to Interstate 264, roughly 2.2 miles demolition, given the fact that the study from the study area boundary. area accounts for only 9% of the City’s total housing stock. This activity should be Indian River Road Corridor monitored and tracked closely in those areas most impacted. Indian River Road is an important commercial area for many local residents, The neighborhoods that appear to be who remember when the commercial impacted the most include: corridor was populated with many neighborhood-serving and locally-owned Subarea 1 businesses. The corridor is still populated – Oaklette with locally-owned businesses but has lost its primary shopping destination at the – Fairview Indian River Shopping Center located at the – Plymouth Park far eastern edge of the study area.
Subarea 2 This 12.5-acre shopping center has a significant vacancy and lost its primary – Norfolk Highlands grocery anchor several years ago. Residents Subarea 3 would like to see this replaced in the future. Currently, there are no grocery stores within – Georgetown the study area boundaries, but there are – Holly Pointe two Food Lion stores located within 1 mile of the shopping center on Route 13/Military Highway. The Indian River Road corridor has a number of locally-owned and national chain restaurants (e.g., fast food), small service businesses, a pharmacy, Class C office space, and auto-oriented shops and gas stations.
Up until recently, the shopping center has been constrained by a lack of access to public water for fire suppression purposes. The shopping center, and the residential
40 Chapter 1: Existing Conditions Elizabeth River DEMOLITIONS 2009- 2018 7 Tanglewood Tr FIGURE: 1.6.6 Sparrow Rd KEY Indian River Roads River, Creeks, Streams Campostella Rd 200.01 Parks 52 Sparrow Rd Laurel Ave Number of Building Demolitions Indian River Rd 2009-2018 by Census Tract 0 - 15 Tatemstown Rd 200.02 16 - 30 31 - 45 Oaklette Dr 46 - 60
Davis Ave
Wingfield Ave
Fontana Ave Statham Rd
Lilac Ave
Hawthorne Dr Elder Ave Willow Ave Cornick Ave Sparrow Rd 13
Walnut Ave Cobb Ave 45 200.03 Rokeby Ave
Longdale Crescent
Crown Crescent MainSparrow St Rd Rock Creek Dr
Paramount Ave Providence Rd
Lloyd Dr S MilitarySmith AveHwy
46 Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
208.01 Greenbrier Pkwy
N 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk, Statistical Profile of Demographic & Economic Conditions (2009- 64 2018), RKG Associates, Inc., 2020 Indian River Planning Area Study 41 community located behind it, had been South Military Highway Corridor served by a private well system, which had South Military Highway has a different mix water quality issues and was insufficient to of commercial uses and caters to a larger provide proper water pressure for a sprinkler regional marketplace. The dominant system within the shopping center. However, commercial uses in this corridor are auto in April 2019, the City of Chesapeake dealerships and auto-oriented shops acquired the Indian River Water System which line much of the South Military owned by Aqua Virginia for $1.9 million Highway corridor. The larger shopping and is in the process of providing public destinations are located just outside the water to service the needs of residential study area, south of Interstate 64. The and commercial tenants in this area of the regional shopping centers located between city. This should create new opportunities North Battlefield Road and Old Greenbrier for the shopping center owners to redevelop Road, include: Greenbrier Mall, Greenbrier the property, perhaps at increased densities Shopping Center, Crossways Shopping than currently exist. Center, Town Place at Greenbrier, and Walmart Way Crossing.
Subarea 3 includes the Conference Center Area district, which has a variety of employment generating uses, including larger industrial, warehouse/distribution, office, and hospitality businesses.
Since 2001, the Indian River study area has seen the creation of roughly 950 new jobs, which represents a 55% increase over
Indian River Shopping Center Renovation activity
42 Chapter 1: Existing Conditions FIGURE: 1.6.7
Source: EMSI, Inc. for employment trends and City of Chesapeake property assessment data, 2020 and RKG Associates, Inc., 2020 Indian River Planning Area Study 43 the past 19 years. At an annual increase in decline or are underperforming. These of 2.9%, the study area is experiencing job signs often indicate that redevelopment may growth that is much faster than the City of be necessary to attract higher and better Chesapeake as a whole, which grew at an uses or to better meet the needs of today’s annual rate of 1.2% during the same period. consumers, homeowners, renters, etc.
The study area employment sectors RKG Associates conducted field research, experiencing the greatest job growth include: which consisted of driving the study area’s – Transportation equipment manufacturing primary residential and commercial areas. (169 jobs), In addition, the consultant conducted an improvement value ratio analysis – Ambulatory healthcare services (157 to identify buildings/structures that are jobs), underperforming in relation to the per – Support activities for transportation (117 square foot values of other similar types of jobs), and properties within the City. The Value Ratio – Administrative and support services analysis compares the assessed value per (113 jobs). building square foot for every property in the study area (by property type), against Regarding the construction of new the median value per square foot for all commercial building space within the similar properties in the City as a whole. study area, RKG’s analysis of property The resulting value ratio represents building assessment data indicates that hospitality values in the study area as a percentage (484,000 SF), office (268,326 SF), and of the city median value for each property warehouse/distribution (251,676 SF) sectors type. For example, the value per square foot added the greatest amount of new space of every single-family home in the study since 1990. Roughly 80% of the 1.6 million area was compared to the median value/ SF of new space has occurred in Subarea SF of all single-family homes in the City. 3, specifically in the Conference Center Thus, properties that had values that were Area (see Figure 1.6./Figure 1.6.7), which is less than 50% of the City median value, also where a majority of study area jobs are were assumed to have building or locational located. condition problems that were driving down real estate assessed values. STUDY AREA REDEVELOPMENT OPPORTUNITIES While this is common in most communities, it Although the Indian River study area can signal that building conditions in certain possesses some healthy economic and areas are in decline - either due to periods real estate indicators, there are obvious of deferred maintenance, building vacancy, locations experiencing high vacancy, or or abandonment. In some instances, areas where real estate values appear to be crime or poorly performing schools can cause a drop in real estate values as well.
44 Chapter 1: Existing Conditions Elizabeth River IMPROVEMENT VALUE RATIO
Tanglewood Tr FIGURE:1.6.8 KEY Sparrow Rd Indian River Roads River, Creeks, Streams
Campostella Rd Parks
Sparrow Rd
Laurel Ave Improvement Value Ratio Indian River Rd (Excluding Exempt, Vacant, Agricultural, Utility, Residential Other, Residential Common Areas, Commercial Common Areas Tatemstown Rd and Parking Lot parcels) 0% - 25%
Oaklette Dr 25.01% - 50%
Davis Ave 50.01% - 75% Wingfield Ave 75.01% - 100% Fontana Ave Statham Rd 100.01% +
Lilac Ave
Hawthorne Dr Elder Ave Willow Ave Cornick Ave Sparrow Rd 13
Walnut Ave Cobb Ave
Rokeby Ave
Longdale Crescent
Crown Crescent MainSparrow St Rd Rock Creek Dr
Paramount Ave Providence Rd
Lloyd Dr S MilitarySmith AveHwy
Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy
N 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles Data Sources: City of 64 Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk, RKG Associates, 2020
Indian River Planning Area Study 45 RKG observed that, in several instances, The lightly shaded parcels in Figure 1.6.8 existing land uses were detracting from show improvement values that have adjacent properties. One example would dropped to 50% or below the City’s median be an auto junkyard abutting a residential improvement value per square foot. The red- neighborhood. In other instances, it involved shaded areas are residential neighborhoods certain lower value uses that were located at and the orange-shaded areas are prime locations that were pulling down the commercial properties. In two instances, value of the underlying land. An example RKG has highlighted properties outside the would be a construction storage yard located study area, in the City of Virginia Beach. at a key arterial intersection. While the land This is because the potential redevelopment might meet the owner’s requirements for a area includes adjacent properties that share construction yard, many higher-value uses similar use and condition characteristics. could occupy the site and capitalize on its Consequently, the City of Chesapeake would high visibility location. likely have to partner with the City of Virginia Beach to undertake a more comprehensive redevelopment effort for those areas.
TABLE:1.6.3
Source: RKG Associates, Inc. and Google Earth Pro acreage estimates, 2020
46 Chapter 1: Existing Conditions Some residential areas are candidates for a The results of the analysis indicate that there housing rehabilitation program rather than are at least four residential neighborhoods full-scale neighborhood redevelopment. comprising 457.2 acres (See Table 1.6.3). In Many of the homes in these areas are older addition, there are at least ten commercial and smaller, with deferred maintenance, areas, equaling an estimated 144.4 acres, and could benefit from a targeted program that are exhibiting lower building values and to provide rehab grants and loans to are currently underutilizing or undervaluing homeowners and in some cases, small their commercial locations. Despite these landlords. The commercial areas may signs of decline, most of the commercial require more extensive reinvestment areas are home to functioning but not prime and a change in density and land uses. businesses. The existing conditions are Perhaps the best example is the Indian more a function of the type of business River Shopping Center property off Indian establishments (e.g., auto service and River Road. This 12.5-acre site is largely repair, general contracting, trucking, etc.) vacant with a few active businesses (e.g., in a given location rather than due to Popeye’s Chicken, Bank of America branch building vacancy or neglect. These types office, Advanced Auto Parts, etc.). This site of businesses aren’t aesthetically pleasing could be transformed into a higher density to area residents, but they are necessary development with more commercially- and often locate in transitioning areas where appealing mix of uses, which would greatly they can find cheap space next to similar increase real estate value and its ability to businesses, and are within easy access to meet the consumer needs of neighborhood major roadways. While higher and better residents. uses could be attracted to some of these locations, it will be up to the community, including elected officials, planning professionals and local residents, to set the study area’s revitalization priorities.
Indian River Planning Area Study 47 1.7 // REAL ESTATE MARKET FINDINGS
The following section presents the historical trends and projections of the real estate market segments in the submarket areas influencing the Indian River Study Area. The consultants studied the recent trends over the past decade and the most recent four-year period between 2015 and 2019. RKG also analyzed existing land uses, building conditions, and value of the land parcels for three subareas within the Study Area and described in the Development Trends Analysis.
The data used for this analysis was for an area. However, they can provide obtained from several sources, including insight into the opportunities and constraints the primary source, REIS Real Estate that might exist in the future if the market Solutions, a division of Moody’s Analytics, continues on its current path. Another and a purveyor of real estate market data. unknown factor relates to what steps the REIS relies on local real estate brokers City of Chesapeake might take to change to track and report annual market data. the Study Area’s dynamics. That can occur However, in some cases, RKG relied on through zoning changes, site-specific local broker data reported by Cushman & redevelopment initiatives, new funding Wakefield|Thalhimer as reported in annual programs, or any number of actions that market reports and published by Old induce a private sector response through Dominion University’s E.V. Williams Center new investments. for Real Estate. The University has been tracking the Hampton Roads Market for APARTMENT MARKET OVERVIEW many years and is generally viewed as the Market Trend Direction authoritative source for such data. The following section summarizes the recent Finally, this section summarizes the most trends in the Chesapeake submarket which important market factors that set the stage influences the Indian River Study Area. The for future redevelopment opportunities in the trend periods for different market segments Study Area. Because urban redevelopment vary based on the reporting sources, but often takes years, if not decades to most sources cover the 2013 to 2019 period. implement, readers should understand that To aid the reader, RKG has provided simple recent historical trends and current market icons to denote the recent trend directions conditions cannot predict the future potential over the past several years. The icons represent the following conditions.
48 Chapter 1: Existing Conditions Inventory Trend Net Absorption
Inventory trends typically track the Net absorption measures the net change in total apartment units, and change in occupied apartment units sometimes building square feet (SF), or building SF within any submarket, within a given submarket. According typically reported over a quarterly to REIS, the Chesapeake submarket period or calendar year. The greater had roughly 9,710 apartment units the absorption rate, the faster in 2019 and the inventory has risen new units are occupied. Negative steadily since 2013 adding 1,644 absorption can occur when the new units at a rate of 3.4% annually. number of occupied units declines However, very few new units have from the previous period. This can been delivered to the market since happen as vacancies rise, or as new 2016 (see Figure 1.7.1/Table units come on-line but have not yet 1.7.1). The Indian River Study Area been leased or absorbed into the has not seen any new apartment market. Since 2013, the City has development since 1990. The Study absorbed 1,963 new apartment units. Area is predominantly a single- The market experienced negative family home area with predominantly absorption in 2019 for the first time in homeowners exceeding renters by a six years. This resulted from a slight 2:1 margin. increase in vacancy.
Vacancy Rate Market Rents Vacancy rates are measured as the Effective rents are defined as the net percentage of available units that rental income received by a landlord are not occupied at any given time. from a lease after deducting the In Chesapeake, there has been a value of concessions (i.e., free rent, 52.6% drop in the number of vacant etc.) and costs incurred to secure the apartments between 2014 (650 units) lease such as leasing commissions and 2018 (308 units). The current and tenant improvements. The vacancy rates are under 4%, which effective rent is typically less than the is considered very low. Apartment asking rent. The average apartment vacancy rates are declining because rents have risen 2.9% annually since of a constrained supply since 2013 to $1,109/mo. Effective rents 2017. Increased demand for new are close to asking rents, indicating apartments should appear soon. that few rent concessions are needed to attract renters.
Indian River Planning Area Study 49 FIGURE:1.7.1
50 Chapter 1: Existing Conditions Indian River Study Area rental market. In fact, several Apartment Market Prospects households are renting traditional single-family homes due to the lack The lack of apartments in the Study of apartment supply. RKG believes Area is impacting its ability to attract there is an opportunity to introduce a younger household demographic; contemporary apartment living in this primarily young couples and people area of the city to appeal to people starting new families. Many of the not interested in owning a home apartments in the Study Area are or those looking to sell their family more than 40 years old and are on homestead and step down in their the lower end of the City’s apartment total living space.
TABLE:1.7.1
FIGURE:1.7.2 OFFICE MARKET OVERVIEW Inventory Trend The City’s office inventory has grown by 1.3% annually since 2014 (see Figure 1.7.3/Table 1.7.2). The Study Area has over 947,000 SF of office space, which represents 19.6% of the City’s total of 4.8 million SF. Most of the Study Area inventory is in Subarea 3 off South Military Highway. The City’s office inventory has stabilized over the past several years with only modest additions to the inventory. The Study Area has added approximately 191,000 SF of new office space since 2010, with all of that located within Subarea 3 (see Figure 1.7.2).
Indian River Planning Area Study 51 Vacancy Rate Market Rents Office vacancy rates in the City As new office inventory is delivered to (4.4%) have nearly been cut in half the market, leasing companies may since 2014, indicating a steady have to offer inducements to attract demand from office users. 166,000 new tenants. This could cause a SF of vacant space was leased temporary drop in office rents, which during the period. This could change have been flat since 2016. in the future as companies rethink their demand for office space. Indian River Study Area Office Market Prospects Net Absorption The Indian River Study Area is Office absorption has ranged from not one of the City’s premier office 10,000 to 50,000 SF per year since location. However, Subarea 3 in the 2014. In 2019, the absorption turned Convention Center area has captured negative as new office space was most of the new office space and this delivered to the market. area can support additional office expansion. However, very little office growth is expected in Subareas 1 and 2.
TABLE:1.7.2
52 Chapter 1: Existing Conditions FIGURE:1.7.3
Indian River Planning Area Study 53 INDUSTRIAL MARKET OVERVIEW indicators are positive. This could change in the future as the demand Inventory Trend for warehouse/distribution space The City’s industrial inventory has increases in all metropolitan markets added nearly 880,000 SF since as e-commerce continues to expand. 2015 for an annual increase of 1.8% (Figure 4/Table 3). The Study Area Market Rents contains over 1.5 million SF or 12% Industrial rents are rising in of the City’s total of 12.8 million SF in Chesapeake’s two submarkets of 2019. The Indian River Study Area Bainbridge and Greenbrier. With has seen an addition of 270,000 surging demand for warehouse/ SF of new manufacturing and distribution space, rents could start warehouse/distribution space since to rise. 1990, with most of that new space being located in Subarea 1 during the Indian River Study Area 2000-2009 period. Industrial Market Prospects Vacancy Rate The industrial market prospects for the Indian River Study Area could Industrial vacancy rates have been be strong in the future, primarily low at roughly 4%. This indicates in Subarea 1 and 3. Subarea 3 a healthy market, which is heavily offers larger land resources to weighted toward warehouse/ provide for bigger manufacturing distribution uses (Figure 3/Table 3). and warehouse/distribution uses. Subarea 1 has attracted smaller Net Absorption industrial flex and shop space, Industrial absorption has not been with much of it housing auto- and strong since 2015, but all other construction-oriented uses.
TABLE:1.7.3
54 Chapter 1: Existing Conditions FIGURE:1.7.4
Indian River Planning Area Study 55 RETAIL MARKET OVERVIEW market. This trend could continue as retail markets throughout the Inventory Trend country rebound from the retail and The City’s retail inventory increased service business shutdown caused by 2.8 million SF between 2014 and by COVID-19. 2019 (Figure 5/Table 4). However, the Study Area accounts for only Market Rents 5.2% of the City’s retail inventory of Due to the lack of new inventory over 11 million SF. A large share of since 2015 and recent negative the City’s retail inventory is located absorption, retail lease rates have just south of Interstate 64 around the flattened as demand has weakened. Greenbrier Mall area, which is just COVID-19 shut-downs could cause outside the Study Area. rents to drop further in 2020 but will stabilize as businesses reopen. Vacancy Rate Retail vacancy rose to over 5% in Indian River Study Area Retail 2018 but dropped in 2019. Vacancy Market Prospects rates are likely to rise due to The Study Area is not a primary COVID-19 shut-downs in 2020, which retail destination for the City of could cause lease rates to decline. Chesapeake. However, there is evidence that Study Area residents Net Absorption are underserved in terms of access Chesapeake’s retail market has to conveniently located retail, absorbed nearly 300,000 SF since services, and restaurants. This 2014, but recent absorption has been may create limited opportunities to negative showing signs of a softening capture retail at certain locations, primarily at the Indian River Shopping Center on Indian River Road.
TABLE:1.7.4
56 Chapter 1: Existing Conditions FIGURE:1.7.5
Indian River Planning Area Study 57 RETAIL SPENDING GAP/SURPLUS is being captured by grocery stores in other ANALYSIS nearby areas. In addition, people typically make shopping purchases outside their The consultant utilized data from ESRI to immediate market out of convenience. Many analyze the retail gap in the one-mile, three- people shop on their way to and from work mile, and five-mile radius from the center of or on-line, so it is not possible to capture all the Study Area. The retail gap exists when sales leakage. the demand for a certain retail category is not met by the existing supply within an At the three-mile market distance, sales area, presenting an opportunity for new leakage occurs in only 27% of the retail businesses to capture and serve this unmet merchandise categories and 17% at five demand. One mile is around a 20-minute miles. The greater number and types walk, three miles are around 5 minutes’ of businesses are better able to meet drive, and five miles are around 10 minutes’ the needs of local households within drive (assuming 30 miles/hour). that distance. Auto-related businesses disproportionately contribute to the total Area Residents are Underserved surplus in sales. This is evidenced by the by a Lack of Conveniently Located number of car dealerships within the Study Shopping, but it is Not Far Away Area, which actually attract sales from a Most of the retail demands from Study much larger area than the Study Area. Area households are served by existing There are retail sales leakages within one businesses located within the three-mile mile which could be met within the Indian radius from the center of the Study Area, River Study Area. Those include: which can be considered as a reasonably – food and beverage stores, convenient distance for local residents to shop. Retail leakage exists in 77% of the – dining and drinking places, retail merchandise categories within the – community service and retail one-mile radius, meaning that there are not businesses, and enough businesses within that 1-mile area to – clothing, sporting goods, book/music meet the needs of consumers in that same stores area. Retail leakage is a term that refers to the dollar value of sales within a geographic However, the retail sale leakage in market area, and the ability of local categories such as Clothing & Clothing businesses to capture the demand of local Accessories Stores, Sporting Goods, consumers within that same geographic Hobby, Book & Music Stores, and General market. For example, if local consumers Merchandise Stores are generally well have the demand for $1 million in grocery served within the three-mile radius area, store items and there is only one small where there are four existing shopping market capturing sales of $150,000/year, centers/malls to serve these retail needs, then it is assumed that local consumers are including Southgate Plaza Shopping Center, traveling outside their immediate market to Parkview Shopping Center, Greenbrier do their grocery shopping. In this example, Mall (anchored by JCPenney, Macy’s and $850,000 in consumer spending is said to Dillard’s), and Crossways Shopping Center have “leaked” outside the local market and (anchored by DSW, Ross Dress for Less, TJ Maxx and Marshall’s) (see Figure 1.7.6). 58 Chapter 1: Existing Conditions FIGURE:1.7.6 LOCATION OF GROCERY AND SHOPPING CENTERS SERVING THE INDIAN RIVER STUDY AREA
Source: ESRI, Google Map and RKG Associates, Inc., 2020
Indian River Planning Area Study 59 Can the Indian River Study Support building to be fully equipped with a sprinkler/ Another Grocery Store? fire suppression system. With the availability of city water in the street, this deficiency There is retail sales leakage for grocery can be addressed in the future. Secondly, stores items within both the one-mile and the former grocery space in the shopping three-mile radius with a total leakage of over center is only 30,000 SF +/- and too small to $47 million, and over $5.4 million of leakage accommodate most modern grocery store from Beer, Wine & Liquor Stores. This would chains, which range in size from 40,000 to be enough sales to support a full-service 80,000 SF, with some being even larger. supermarket if all other conditions were This could be addressed by reconfiguring right. As stated earlier, not all sales leakage the internal space to accommodate a can be recaptured, but grocery shopping larger user, but additional investment in the for many people is greatly influenced by building and grounds is needed to attract convenience; meaning the closer the store, a regional or national grocery chain like the more likely that people will shop closer Kroger, Harris Teeter, or similar chain. to home rather than driving outside their market. RKG believes there may be an opportunity for a higher-quality grocery store within the Many Study Area residents have voiced a three-mile radius to compete directly with desire to see a grocery-anchored shopping the two nearby Food Lion stores. The retail center at the Indian River Shopping Center, spending gap of grocery stores can translate which had a grocery anchor in the past into 49,741 SF of new grocery store space, but has since lost it. The presence of two which would fit the space requirements of Food Lion grocery stores located right most regional grocery chains. If this were next to each other on the Virginia Beach/ to happen, it is quite likely that the smaller Chesapeake city line, within one mile of Food Lion would lose considerable market the shopping center has effectively blocked share to the new store and the chain might a new grocery store from returning to this not be able to sustain two store locations location. This is a fairly common practice next to each other. The smaller of the two in the retail industry, as some competitors locations is located at College Park Square will open a second store location within the on South Military Highway and is estimated same market to keep competition out. This at 33,500 SF, which indicates that it is an appears to be the short-term strategy being older store. The larger Food Lion located at employed by Food Lion to block a grocery Burlington Plaza Shopping Center next door competitor from entering the Indian River is larger than 54,000 SF. With estimated Shopping Center. sales of $400-$500/SF, RKG estimates the However, while the Indian River Shopping smaller store might be capturing $13 million Center may offer a good location for a to $17 million in annual sales, that could be grocery-anchored shopping destination, the partially recaptured by a new grocery chain shopping center is not currently positioned located at Indian River Shopping Center, in to capitalize on that opportunity. Until addition to the $47 million in demand that recently, the shopping center was served is currently not being met within the 3-mile by a well system, which did not allow the radius.
60 Chapter 1: Existing Conditions FIGURE:1.7.7
Indian River Planning Area Study 61 In addition, Drinking Places - Alcoholic Health and Personal Care Stores or working Beverages and Restaurants/Other Eating with existing store owners to combine and Places have a combined unmet demand add spaces for a larger pharmacy. of $614,053 within the one-mile radius. This can translate into 2,333 SF of building Over 80% of the population over the age space, which could support one or two small of 16 in the Study Area are employed in mom-and-pop restaurants. This opportunity management, business, financial and could be met at the shopping center professional occupations, living in 2-to-3- but there are other locations where this person households most likely as young opportunity could be realized. families in their prime age (25-44 years) or empty-nester households (55 years Other Community Serving Retail and older). These people most likely have Opportunities enough spending power and have demands for higher-quality spending options and There are also retail opportunities for places for social gatherings or community community services and retail businesses services. This trend echoes the findings including Building Materials, Garden of the retail demand for a higher-quality Equipment & Supply Stores, Miscellaneous grocery store, more dining and drinking Store Retailers, Health and Personal Care options for social gatherings, and more Stores, and Gasoline Stations. The 21,198 community service/retail businesses. SF of supportable space for Building Materials, Garden Equipment & Supply POTENTIAL COVID-19 IMPACTS Stores could be a large ACE Hardware store located near South Military Highway, which The 2020 COVID-19 pandemic and the enjoys high visibility and accessibility by cars partial economic shutdown of the U.S. and capture demands from within and even economy will likely have profound effects on outside of the Study Area. The 20,053 SF of the City of Chesapeake for several years. supportable Miscellaneous Store Retailers The following section summarizes potential space and the 2,007 SF of supportable outcomes from this economic and social Gasoline Station space can capture local restructuring. unmet demand within the one-mile or three- – Housing Market mile radius close to people’s homes. If the economic decline persists beyond Only 1.2% of the $2 million retail gaps from a few months, housing vacancies and Health and Personal Care Stores within foreclosures will start to occur in large the one-mile radius are met in the three- numbers as unemployed workers are unable mile radius, which means most residents to make their rent and mortgage payments. currently have to travel to the five-mile radius Eventually, state restrictions will be removed, area for these stores such as pharmacies. and evictions and foreclosures will start the This sale leakage can translate into 5,014 resorting of the housing market. This will SF, while could be a small CVS or Rite Aid likely stop most new housing construction, normally found in urban areas (a typical except those projects that are currently CVS or Rite Aid is usually at least 9,000 SF under construction. Rental rates and home on the national level). Alternatively, the City values would likely drop during the recovery could consider expanding some existing period but that will depend on how long the
62 Chapter 1: Existing Conditions economic recession lasts. Current indicators many restaurant and retail operations and in June 2020 show a resurgence in job have curtailed their business operations and creation and the rehiring of unemployed customer access. Consumers have relied workers. If this continues, it will likely more heavily on e-commerce purchases, forestall many of the worst predictions for the in part due to perceptions of increased housing market. safety over in-store purchases. The demand for warehousing and distribution space – Office Market will continue to increase as e-commerce The City’s office market has experienced continue to take market share from low vacancy rates of roughly 4%, which is traditional retailers. healthier than many other office markets. The partial economic shutdown could cause – Retail Market vacancies to spike if there are large numbers The retail market, including restaurants of business closures. Severe conditions and bars, has been one of the hardest-hit could occur if the shutdown persists industries due to COVID-19. Even a brief beyond the length of most Federal stimulus shutdown of the economy could cause programs designed to sustain businesses widespread business failures, particularly and their workforce. The relocation of office among establishments with no e-commerce workers to their homes could fundamentally sales options. Exceptions would include change how companies deploy their grocery stores, convenience stores, employees, which could reduce the demand pharmacies, and other businesses providing and need for office space, except for those essential goods and services. In addition, corporate functions that require team the acceleration of e-commerce activities will building and collaboration. Over time, reduce the number of in-store shoppers and the City and Study Area may experience reduced sales. reduced demand for office space. – Hospitality Market – Industrial Market The hospitality market consists of mostly The industrial market is expected to weaken those businesses catering to travelers, both in the short term due to the decreased business and leisure. Hotels and motels demand for most goods. However, once have been hit hardest by the economic shelter-in-place orders are lifted, pent up shutdown as travel has been curtailed by demand for all goods and materials should businesses and individuals and hospitality drive demand for the foreseeable future. businesses have been classified as unessential businesses. As of June 2020, – Warehouse/Distribution Market a hospitality industry recovery is starting The warehouse/distribution market should to occur as all states are trying to restart experience accelerated growth due to the their economies and encouraging people profound shifts occurring in consumer to start traveling on a limited basis. Recent spending patterns from point-of-sale employment numbers indicate that the locations to e-commerce sites. Social rehiring of hospitality workers is happening distancing requirements have shut down rapidly.
Indian River Planning Area Study 63 1.8 // MOBILITY
The study area is served by major east-west corridors of Indian River Road, Providence Road and Military Highway that connects the neighborhoods along these corridors to jobs and commercial areas within Chesapeake and the adjacent municipalities. North-south aligned routes provide primary access from the major corridors to the internal neighborhood streets. Lack of continuous sidewalk connectivity and trails do not create a welcoming pedestrian and/or bicycling environment.
The following elements highlight the mobility – The few bus routes that serve the study network: area are not frequent (up to 1-hour headways). – Aside from some newer subdivisions, only major roadways have sidewalks or – Most bus stops lack bus shelters and trails for pedestrians and bicyclists. some lack sidewalk access. – Where sidewalks do exist, most are – Minimal pedestrian, bicycle, and transit narrow and lack the amenities that infrastructure forces most people, make sidewalks safe to use including: who have the means, to depend on Americans with Disabilities Act automobile trips (see Figure 1.8.1 and (ADA) compliant curb ramps, marked 1.8.2). crosswalks, street trees, sidewalk – Car traffic is heaviest along the study lighting, and adequate protection from area’s largest roadways. moving cars. – On a daily basis, Military Highway – While The Tide light rail is located north carries the most car traffic followed by of Elizabeth River and the study area, Greenbrier Parkway, Indian River Road, public transit within the study area is Providence Road, and Sparrow Road. limited to buses on Indian River Road, Military Highway, Old Greenbrier Road, and Woodlake Drive.
64 Chapter 1: Existing Conditions Elizabeth River PEDESTRIAN + BICYCLE FACILITIES
Tanglewood Tr FIGURE: 1.8.1
Sparrow Rd KEY Trails Sidewalks
Campostella Rd
Sparrow Rd
Laurel Ave Indian River Rd
Tatemstown Rd
Oaklette Dr
Davis Ave
Wingfield Ave
Statham Rd
Fontana Ave
Lilac Ave
Hawthorne Dr Elder Ave Willow Ave Cornick Ave Sparrow Rd 13
Walnut Ave Cobb Ave
Rokeby Ave
Longdale Crescent
Crown Crescent MainSparrow St Rd Rock Creek Dr
Paramount Ave Providence Rd
Lloyd Dr S MilitarySmith AveHwy
Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy
N 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
Indian River Planning Area Study 65 Elizabeth River TRANSIT
Tanglewood Tr FIGURE: 1.8.2
Sparrow Rd KEY TIDE Light Rail Existing Bus Routes
Campostella Rd Bus Stops Sparrow Rd
Laurel Ave Indian River Rd
Tatemstown Rd
Oaklette Dr
Davis Ave
Wingfield Ave
Fontana Ave Statham Rd
Lilac Ave
Hawthorne Dr Elder Ave Willow Ave Cornick Ave Sparrow Rd 13
Walnut Ave Cobb Ave
Rokeby Ave
Longdale Crescent
Crown Crescent Sparrow Rd Rock Creek Dr
Main St
Paramount Ave Providence Rd
Lloyd Dr S MilitarySmith AveHwy
Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy
N 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
66 Chapter 1: Existing Conditions CAPACITY ANALYSIS The capacity analysis was undertaken for scenarios representing Base Year (2019) As part of the Indian River Planning conditions, Future Year (2040) No-Build Area Study and Development Strategy, conditions, and Future Year (2040) Build a traffic operational analysis of Indian conditions. The analysis included the River Road from Tatemstown Rd, Kemp intersections of: Ln to MacDonald Road, predominantly in Chesapeake, VA was conducted. This – Indian River Rd at Tatemstown Rd, analysis was precipitated by suggestions Kemp Ln (Signalized) from the public to examine the potential – Indian River Rd at Oaklette Dr (Stop for a “road-diet” on the Indian River Road Controlled) corridor. A “road diet” typically entails removing existing vehicular travel lanes and – Indian River Rd at Hazel Ave, Hazel Ct repurposing that space for other uses such (Signalized) as bicycle and pedestrian accommodations, – Indian Rived Rd at Laurel Ave (Stop increased separation between the street and Controlled) adjoining land uses, or dedicated space to – Indian River Rd at Sparrow Rd transit vehicles. (Signalized) The existing typical section for Indian River – Indian River Rd at MacDonald Rd Road includes three travel lanes in each (Signalized) direction as well as a median. This typical The results of the analysis are shown section is augmented with turn lanes at below in Table 1.8.1. A complete technical many intersections along the corridors. This memorandum for the capacity analysis, typical section was needed in the past to including the methodology, results, and support nearby land uses, in particular the output from the analysis software, is automotive plant in Norfolk that is no longer contained in the Appendix. operational. Current daily traffic, as reported by the Virginia Department of Transportation, ANALYSIS SUMMARY is reported as between 20,000 and 25,000 vehicles per day which is well below the The results of the analysis for all three capacity of the current typical section. A scenarios are shown below in Table 1.8.1. traffic analysis is necessary to determine if The current conditions on Indian River Road, projected future volumes along Indian River as detailed in the “Base Year LOS” columns Road can be accommodated in a reduced of Table 1.8.1, are at Level of Service typical section. (LOS) D or better for most movements. The exceptions are the stop-controlled movements at Oaklette Drive and the left turn from westbound Indian River Road at Tatemstown Road. When conditions are projected to future year the results are relatively unchanged. As shown in the “2040 No-Build LOS” columns of Table 1.8.1, all
Indian River Planning Area Study 67 TABLE: 1.8.1 CAPACITY ANALYSIS
68 Chapter 1: Existing Conditions movements other than those currently at of the intersection of Indian River Road LOS E or LOS F continue to operate at LOS and Kemp Lane/Tatemstown Road. This D or better. While some movements and median break provides access to Wingfield intersections do reveal a slight decrease in Avenue. Wingfield Avenue serves the same LOS, those decreases are relatively small. residential area as Tatemstown Road. It is possible that if the LOS of the left turn The results of the scenario examining a movement from westbound Indian River lane diet on Indian River Road are shown Road to Tatemstown Road deteriorated that in the “2040 Build LOS” columns of Table some of that traffic would continue through 1.8.1. The removal of a travel lane in each the intersection with Tatemstown Road direction of Indian River Road does lead to and make a left at the Wingfield Avenue some degradation in LOS. A total of five intersection. This diversion would have movements are expected to operate at LOS a positive impact on the LOS conditions E conditions. The left turn movement from projected in the analysis. Beyond this westbound Indian River Road to Tatemstown specific instance, there are numerous Road is expected to operate at LOS F locations were network connectivity along conditions. All other movements, and all Indian River Road could potentially distribute signalized intersections overall, are expected traffic to reduce the burden at an individual to operate at LOS D conditions or better. intersection. Many facilities that intersect There are two items to note as it pertains Indian River Road serve the same areas. to the future year analysis. First, the This network connectivity means that traffic projections utilized to grow traffic along could disperse in ways that could improve the Indian River Road corridor are slightly the LOS along Indian River Road. As higher than the rates suggested by the noted above, no analysis was conducted Hampton Roads Regional Travel Demand as to how traffic might shift on Indian River Model (model). The choice to use a rate Road if conditions at a specific intersection slightly higher than the rate suggested by deteriorated. Given the network connectivity the model was made purposefully as the risk it is not impossible to imagine drivers to underpredicting traffic is much higher than shifting how they access Indian River Road the risk to overpredicting traffic. This means to reduce their personal delay and thus that conditions documented in the analysis improving the conditions of the corridor as a are expected to be slightly worse than the whole and specific movements with higher conditions that would be expected if growth delay in particular. follows the trends in the model.
The second item to note is that the analysis did not make any assumptions related to traffic shifting. This is particularly important in understanding the projected operations at Indian River Road and Kemp Lane/Tatemstown Road. There is an existing median break to the west
Indian River Planning Area Study 69 1.9 // NATURAL RESOURCE AREAS AND ENVIRONMENT
Waterbodies including rivers, streams, creeks, and wetland areas define the character of the study area. Elizabeth River is located on the northern edge of the study area while Indian River flows into it through the heart of the community (see Figure 1.9.1). Environmentally sensitive areas, such as rivers and their floodplains, as well as high quality parks and recreational areas, such as Indian River Park, provide excellent outdoor recreation opportunities.
The environmental characteristics of the – Many important institutions, such as study area include: Indian River High School, Indian River Library, Indian River Middle School, – The study area is vulnerable to flooding and Georgetown Primary School, are during extreme weather events. located within the RPA. – Most recent flood data from local, While the City has been proactive in state, and federal entities show that the exploring opportunities for waterfront access Tanglewood, Oaklette, Ford Park, and and open space/recreation areas within the Fairview neighborhoods are the most study area, additional opportunities should “at risk” of storm surge flooding during be explored. Moreover, new developments/ category 3 and 4 hurricanes (see Figure growth should take into consideration 1.9.2). preservation of environmentally sensitive – While not always prone to flooding, the areas, such as rivers/streams and Chesapeake Bay Resource Protection associated floodplains, the Chesapeake Area (or “RPA”) extends into many Bay Preservation Act (CBPA) requirements, properties near the Indian River within existing green/open spaces, viewsheds, and the Tanglewood, Oaklette, Ford Park, the protection of tree canopy. Norfolk Highlands, and Georgetown neighborhoods.
70 Chapter 1: Existing Conditions Elizabeth River WATERBODIES, FLOODPLAIN, RPA
Tanglewood Tr FIGURE: 1.9.1
Sparrow Rd KEY River, Creeks, Streams Wetlands
Campostella Rd Parks Sparrow Rd
Laurel Ave Floodplain (100-Year) Indian River Rd Resource Protection Areas (RPA)/ Chesapeake Bay Tatemstown Rd Preservation Areas
Oaklette Dr
Davis Ave
Wingfield Ave
Statham Rd
Fontana Ave
Lilac Ave
Hawthorne Dr Elder Ave Willow Ave Cornick Ave Sparrow Rd 13
Walnut Ave Cobb Ave
Rokeby Ave
Longdale Crescent
Crown Crescent MainSparrow St Rd Rock Creek Dr
Paramount Ave Providence Rd
Lloyd Dr S MilitarySmith AveHwy
Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy
N 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
Indian River Planning Area Study 71 Elizabeth River STORM SURGES
Tanglewood Tr FIGURE: 1.9.2
Sparrow Rd KEY Storm Categories 1
Campostella Rd 2 Sparrow Rd
Laurel Ave 3 Indian River Rd 4
Tatemstown Rd
Oaklette Dr
Davis Ave
Wingfield Ave
Fontana Ave Statham Rd
Lilac Ave
Hawthorne Dr Elder Ave Willow Ave Cornick Ave Sparrow Rd 13
Walnut Ave Cobb Ave
Rokeby Ave
Longdale Crescent
Crown Crescent Sparrow Rd Rock Creek Dr
Main St
Paramount Ave Providence Rd
Lloyd Dr S MilitarySmith AveHwy
Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy
N 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
72 Chapter 1: Existing Conditions OPEN SPACE & NATURAL RESOURCE AREAS
Waterfront similar to this is abundant within the study area but the majority of such water access is limited to private properties along the waterways
Indian River Park is a great community asset and provides a variety of outdoor recreational opportunities
Site of future Heron’s Landing Park along Indian River Road
Indian River Planning Area Study 73 1.10 // QUALITY OF LIFE & COMMUNITY FACILITIES
While definitions vary depending on context, quality of life is generally described as the combination of factors that makes a place desirable or attractive to reside in over time. The study area’s well-established character, affordability, its small-town charm, and environmental assets have contributed to its reputation for desirability and a good quality of life.
The following amenities within the study – The study area’s high tree coverage area (see Figure 1.10.1) enhance the (see Figure 1.10.2) and interconnected quality of life of the community, but offer street grid lend an attractive, peaceful opportunities for enhancement: atmosphere to the study area’s residential neighborhoods. – Plymouth Park and Indian River Park are the only two public parks within the – The compact neighborhood grids result study area. There is currently no public in accessible walksheds for community waterfront access within the study area, facilities such as schools, libraries, although one site, Heron’s Landing Park, and other institutions. Nevertheless, is currently being planned. a patchwork sidewalk grid prevents high connectivity between residential neighborhoods and commercial areas such as Indian River Road. – Aside from schools, most public indoor community facilities are concentrated south of Providence Road. – Many churches are located throughout the study area, with the highest concentrations located in the Norfolk Highlands, Georgetown, Fairview, and Tanglewood neighborhoods.
The Colonna Houseboat along one of waterways within Oaklette is a local attraction
74 Chapter 1: Existing Conditions Elizabeth River COMMUNITY FACILITIES
Tanglewood Tr FIGURE: 1.10.1
Sparrow Rd KEY 1/4-mile (5-minute) Walk Radius
Campostella Rd
Sparrow Rd
Laurel Ave Indian River Rd
Tatemstown Rd
Oaklette Dr
Davis Ave
Wingfield Ave
Statham Rd
Fontana Ave
Lilac Ave Sparrow Rd Hawthorne Dr Elder Ave Willow Ave Cornick Ave 13
Walnut Ave Cobb Ave
Rokeby Ave
Longdale Crescent
Crown Crescent MainSparrow St Rd Rock Creek Dr
Providence Rd
Lloyd Dr S Military Hwy
Smith Ave Paramount Ave
Dunbarton Dr Old Greenbrier Rd
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy
N 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
Indian River Planning Area Study 75 Elizabeth River TREE COVERAGE
Tanglewood Tr FIGURE: 1.10.2
Sparrow Rd KEY Tree canopy
Campostella Rd
Sparrow Rd
Laurel Ave Indian River Rd
Tatemstown Rd
Oaklette Dr
Davis Ave
Wingfield Ave
Statham Rd
Fontana Ave
Lilac Ave Sparrow Rd Hawthorne Dr Elder Ave Willow Ave Cornick Ave 13
Walnut Ave Cobb Ave
Rokeby Ave
Longdale Crescent
Crown Crescent MainSparrow St Rd Rock Creek Dr
Providence Rd
Lloyd Dr S Military Hwy
Smith Ave Paramount Ave
Dunbarton Dr Old Greenbrier Rd
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy
N 0 0.25 0.5 Miles Woodlake Dr 13 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
76 Chapter 1: Existing Conditions COMMUNITY FACILITIES
Tree-lined neighborhood streets Waterfront
Indian River High School Rokeby Center provides a hub of activities for “55 and better”
Conference Center in the Greenbrier Road area A community of numerous churches and religious institutions
Indian River Planning Area Study 77 2. EXISTING PLANS
As part of the existing conditions analysis, previous local and regional plans were researched to document the key recommendations relevant to the Indian River study area. The current planning process builds on the existing plans by consolidating many of the still-relevant recommendations (as shown below), many of which are still being either evaluated or implemented.
The following plans and documents were Documents from Friends of Indian River: reviewed: – Indian River Park Trail Guide – South Military Highway Corridor Study – State of Elizabeth River Scorecard – Mayor’s Advisory Committee on – Eastern Branch Environmental Comprehensive Plan Strategies Restoration Strategy (MACCPS) (2018) – Norfolk Strategic Bike Plan – Transportation Corridor Overlay District Study (2016) – Virginia Beach 2018 Comprehensive Plan Update (2018) – Greenbrier Area Pedestrian Safety Study (2004) – HRT Transit Plan (2018-2027) – Norfolk Comprehensive Plan
78 Chapter 1: Existing Conditions CITY OF CHESAPEAKE PLANS // KEY RECOMMENDATIONS
2005 2014
EASTERN BRANCH ENVIRONMENTAL RESTORATION STRATEGY SOUTH MILITARY HIGHWAY CORRIDOR STUDY STATE OF THE ELIZABETH RIVER SCORECARD
Recommends redesigning Military Highway as a boulevard Indicated that the Eastern Branch River requires urgent efforts with wide sidewalks and high-quality streetscapes to promote to improve the river’s water quality. They recommend reducing the redevelopment of adjoining commercial and industrial polluted stormwater runoff into the Indian River and completing properties into more walkable mixed-use neighborhoods. the Elizabeth River Trail extension.
2014 2018
FORWARD CHESAPEAKE COMPREHENSIVE MAYOR’S ADVISORY COMMITTEE ON PLAN 2035 COMPREHENSIVE PLAN STRATEGIES
Emphasizes the importance of creating unique character for Encourages more “Traditional Neighborhood Development” the study areas and encouraging community reinvestment (TND) in the Indian River study area to better connect through streetscape beautification and visual gateways, high communities with their “Main Streets” through infill mixed-use quality infill development, more architectural variety, and development and better bicycle and pedestrian infrastructure. minimizing environmental impacts.
Indian River Planning Area Study 79 ADJACENT MUNICIPALITY PLANS // KEY RECOMMENDATIONS
2004 2015
A STRATEGIC PLAN FOR SOUTHSIDE (CITY OF PLANORFOLK 2035 IMPLEMENTATION PLAN NORFOLK)
Recommends creating a stronger residential boulevard along Studies the feasibility of creating a walking trail linking East the Wilson Road corridor by improving streetscape and Indian River Road to the Indian River Creek and creating a encouraging development of residential uses while maintaining streetscape plan for the Compostella Road and Wilson Road the street width. corridors.
2015 2018
CITY OF NORFOLK BICYCLE AND PEDESTRIAN CITY OF VIRGINIA BEACH COMPREHENSIVE PLAN PLAN
Studies the feasibility of creating a walking trail linking East Recommends re-designing Military Road with fewer access Indian River Road to the Indian River Creek and creating a points and promoting more medium-density residential, office, streetscape plan for the Campostella Road and Wilson Road hotel, and institutional redevelopment along adjoining industrial corridors. properties.
80 Chapter 1: Existing Conditions KEY TAKEAWAYS – Consider possible infill and mixed- use development opportunities for Community Character large parcels and strip shopping – Preserve Chesapeake’s character centers, such as Indian River Shopping and provide a regulatory mechanism Center. through which development can occur – Coordinate all major land use with minimal environmental and visual changes considered for this area with impact. adjacent municipalities. – Establish gateways around the City in Connectivity areas that serve as internal entryways to distinct character districts, commercial – Provide right-of-way and streetscape areas, etc. Appropriate signage, flags, improvements for beautification and to landscaping and other elements encourage community reinvestment. identified in the Design Guidelines – Explore opportunities to connect Manual should be considered. communities with their “Main Residential and Commercial Streets,” for example Indian River Road. Development Resources should be allocated toward traffic calming, lane diets, bike lanes, – Promote compatible infill residential pathways, and crosswalks in existing developments with the surrounding communities. To encourage community properties in terms of architectural style buy-in – and avoid spending money and design elements, height, massing, on ineffective solutions – pilot and and setbacks. demonstration projects should be done – Enhance the visual character of to test out concepts. commercial areas through new – Promote access management through development and allow for a greater reduction of access/curb-cuts, inter- range of densities and mixture of uses parcel access and shared parking over time as well as through high between uses. quality building design, signage and – Connect to open spaces with a landscaping. network of sidewalks, paths, trails. – Employ appropriate buffering The connected system will become a features for any change in land use recreation amenity and will improve the for the commercial corridors located quality of the neighborhoods. near or adjacent to existing stable – Study the feasibility of creating a neighborhoods to protect the quality of walking trail linking the neighborhoods life of those residential areas. south of East Indian River Road to the Indian River Creek.
Indian River Planning Area Study 81 3. COMMUNITY PARTICIPATION
The planning process was informed by a wide-ranging and robust community participation strategy which was designed to engage in a variety of ways. A series of stakeholder interviews was conducted to identify the issues and opportunities within the study area. This led to a virtual Community meeting, where feedback was obtained through interactive strategies to further define the vision and needs for the area. The following graphic highlights the overall steps in this community participation process.
STAKEHOLDER INTERVIEWS PUBLIC MEETINGS PROJECT WEBSITE
– Conducted February 2020 – Meeting #1: Visioning, Contained several options – Several community members Issues and Opportunities for sharing and gathering were interviewed. They Conducted virtually due to information including conducting include City government COVID-19 protocols and stay virtual public meetings. leadership, city staff, at home mandate http://www.cityofchesapeake.net/ residents, business owners, – government/city-departments/ representatives from school, Meeting #2: Review Recommendations (TBD) departments/Planning- churches, neighborhoods, Department/Planning-Library/ – etc. Meeting #3: Unveil Draft Indian-River-Military-Highway- (TBD) Plan Corridor-Study.htm At Planning Commission and City Council Public Hearing
82 Chapter 1: Existing Conditions STAKEHOLDER INTERVIEWS
KEY TAKEAWAYS damage, health concern for potential gas leaks, etc. Issues – Grocery store/s (full service or – Indian River Shopping Center: smaller): currently not available in the reflects poor aesthetics; it devalues the Indian River communities’ zip code; surrounding residential neighborhoods; primary grocery stores are Food Lions, there is concern about creating an Lidl and Kroger, are immediately outside unsafe community given the high of the study area. vacancy rate here. – Limited open space: available in the – Neighborhood character transition: Indian River area. tearing down existing structures and – Indian River Park: not adequate building multiple narrow and taller parking and availability is limited to houses (“budget houses”); water parking along road. pressure and infrastructure strained when multiple homes are getting built on – Transit service: City to city transit one property. services differ causing lack of dependable transit services; suspension – Lighting: can be better for walking and of services in one municipality affects bicycling safety. service in adjacent municipalities. – Commercial uses: need some diversity of businesses - particularly in response Assets to community needs. – Location: Convenience in getting to – Proposed pipeline: fear that this will employment centers including downtown diminish the value of the homes in the Norfolk, as well as easy access to Georgetown neighborhood; concerned highways, airport, and neighborhood about safety – potential home foundation commercial.
STAKEHOLDER INTERVIEW SNAPSHOTS
Indian River Planning Area Study 83 – Relatively above flood zones: While School area, Indian River Park, etc. the community is surrounded by water A lane diet is not necessary. being in the Tidewater region, majority – Create a “place” around Indian River of the Study Area is located at relatively Shopping Center: potential vertical higher elevations thus lessening any mixed-use with mixed-income residential impacts of potential flooding. and retail that might include better Opportunities quality grocery store; opportunity for at least a facade improvement in the – Community character and identity: interim to make it more marketable for Enhance the sense of the community an investor; investigate any incentive through improvements and marketing in funding. order to highlight: – Transit: Need better bus routes and bus – Opportunities for creating a safer stops near neighborhood riders. and more attractive walking community – Commercial: The Study Area is in a “restaurant desert,” so more restaurants – Perpetuate the small town feel and are welcome along with additional sense of belonging grocery stores. – Enhance and better incorporate the – Amenities: Need a real community area’s history center with larger/bigger capacity. – : Maintain Neighborhood character – Environment and natural resources: the character of the residential neighborhoods by providing tools – Indian River Park: to be enhanced (including zoning) in the toolbox to deter with more walking trails the “teardown” of properties. There is – Implement the Heron’s Landing significant turnover in the neighborhood Park and work with Friends of Indian given home prices, and military and River to make Plymouth Park a younger families are moving in. useable “park near water” – Major corridors: Treat the two major – Additional tree canopy can be corridors of Indian River Road and implemented through a forest Military Highway separately because of management plan their different character and land uses. – Historic sites and properties: Consider – Indian River Road is a “gateway” additional conservation near historic to the City and is very significant to sites through conservation management community character; potential for plan; “cluster ordinance” for restoring road diet and traffic calming with historic sites, connect with trails to bike lane, median enhancements, historic sites. tree planting, etc. Intersection of – Building character: promote Sparrow and IR Road needs to be appropriate design and scale of the improved. buildings with compatible materials to – Military Highway needs safer maintain the character and historic feel; crossings at the Indian River High encourage LEED certified buildings.
84 Chapter 1: Existing Conditions PUBLIC MEETING #1
PROCESS The presentation slides were made available along with existing conditions findings and Community input regarding the issues, two interactive activities. The site remained opportunities, and priorities within the study active between May 11 – May 25, 2020. area was sought. Due to restrictions with COVID-19, however, input was gathered In addition to a recorded presentation, through a virtual community meeting hosted an online survey and interactive mapping on the City’s website. The virtual community exercise were made available on the site for meeting was introduced with a pre-recorded public feedback. There were 54 responses audio-visual presentation explaining the overall to the online survey. study goals and requesting public feedback.
ELEMENTS OF PUBLIC MEETING #1
MEETING WEBSITE SURVEY INTERACTIVE MAPPING
Indian River Planning Area Study 85 ABOUT THE RESPONDENTS KEY TAKEAWAYS
The information displayed in the graphics 1. While nearly all neighborhoods in the (bottom and next page) contains the basic study area had at least one person demographic characteristics of survey participate in the survey, residents of the respondents, for those who chose to share Norfolk Highlands neighborhood were the information. As the survey was open to overrepresented in the survey sample at anyone and this sample is unweighted, the 37% of all respondents. characteristics represented here serve to provide context for the survey results alone; 2. In terms of community tenure, those they do not necessarily represent the study who have lived in the study area 20 area, its residents, or any other population. years or more made up more than half (52%) of respondents, followed by those with 1-10 years of experience at 26%.
3. A majority of respondents (79%) self- identified as “White”.
SURVEY RESPONDENT DEMOGRAPHICS
4% Norfolk Highlands 15% Seminole Park Tanglewood 37% Oaklette Feedback by 8% Georgetown Neighborhood Plymouth Park, Fairview, Holly Point, Indian River Estates, Ipswich, Conference Center 10% Area
Don’t Know / Other 10% 12%
86 Chapter 1: Existing Conditions SURVEY RESPONDENT DEMOGRAPHICS
Less than 1 year (2%) 65+ 25 - 34 1 - 10 years years years 16%
26% 33% Feedback Feedback 20% 52% by Resident by Age Tenure Group
20% 10% 21% 55 - 65 10 - 20 years 20+ years 35 - 44 years 45 - 55 years years
White / Caucasian 79%
Black / African American 6% Survey Asian 4% Respondents
Prefer Not to Answer 10% by Race
Other (please specify) 2%
0% 10% 20% 30% 40% 50% 60% 70%
Indian River Planning Area Study 87 TOP PRIORITIES – At more than half (52%) of responses, the top priority for Quality of Life was to There are multiple goals within each of “promote a desirable, healthy, and safe the plan’s four primary topic areas. An community” in the study area. understanding of community priorities is crucial. Survey respondents were asked to – The top two priorities within the rank a series of goal statements. Economic Development topic area were (1) to redevelop the Indian River KEY TAKEAWAYS Shopping Center and (2) to improve shopping opportunities along Indian – At 41% of responses, the top River Road. priority for Mobility topic area was to “provide continuous sidewalk/ – The most popular Community Character walking connections within residential goal was to “strengthen the visual neighborhoods”. appeal/appearance of Indian River Road”.
PRIORITY GOALS BY CATEGORY
Mobility Priorities
Provide adequate street lighting 25%
Increase bus service 4%
Improve bike connections 20%
Provide continuous sidewalk/walking 41% connections within residential neighborhoods
Provide continuous sidewalks along both 8% Indian River Road and Military Highway
Other 2%
0% 10% 20% 30% 40% 50% 60% 70% 80%
88 Chapter 1: Existing Conditions PRIORITY GOALS BY CATEGORY
Quality of Life Priority Statements
Promote a desirable, healthy, and safe community 52%
Expand local food choices 35%
Better and more sidewalks 8%
Expand public waterfront access 4%
Other 2%
0% 10% 20% 30% 40% 50%
Economic Development Priorities
Improve appearance of commercial strips along Indian River Road 19%
Redevelop the Indian River Shopping Center 44%
Improve shopping opportunities along Indian River Road and Military 33% Highway
Other 4%
0% 10% 20% 30% 40%
Community Character Priorities
Create a “town core” for the Area 21%
Preserve the Area’s environmental resources and open spaces 21%
Retain neighborhood character as 13% redevelopment occurs
Strengthen the visual appearance of 42% Indian River Road
Other 2%
0% 10% 20% 30% 40%
Indian River Planning Area Study 89 FUTURE PRIORITY BUSINESSES
25% 22% 21% 20%
15% 15%
10% 6% 5% 5% 3% 2% 2% 1% 0%
Other
Bakery/Deli Pharmacy Grocery Store
Coffee Shops/Cafes Sit-down Restaurants Family Entertainment Fast Food Restaurants
Personal ServiceFlorist/Gift Businesses Shops/Card Shops
DESIRES FOR THE STUDY AREA KEY TAKEAWAYS The most popular choices for types of – The most frequently used terms to businesses desired in the study area were describe the present-day study area “coffee shops/cafes”, “sit-down restaurants”, were “potential”, “disheveled”, and and “grocery store”. These preferences “neglected”. mirror views expressed by city officials. – The most popular terms to describe Many members of the public feel the study the future study area were “thriving”, area lacks options for grocery shopping and “vibrant”, and “safer”. dining establishments. – These words reflect a desire for IN A WORD: DESCRIBING INDIAN updated, modern community amenities, RIVER’S PRESENT & FUTURE and are an overall positive outlook for the community’s future. In addition to providing information about their priorities, respondents were asked to describe the Indian River community in a pair of single-word prompts. First, they were asked to describe the “community at present” in a word. As a follow up, they were asked to describe “the community they hoped to see in ten years” in a word. The word clouds below are composites of the responses received for both of these prompts.
90 Chapter 1: Existing Conditions WHAT WORD BEST DESCRIBES THE INDIAN RIVER PLANNING AREA TODAY ?
Hopeful Haphazard Quaint Outdated Good Ignored Suffering Declining Awful Dated Busy
Poor RenovationPotentialTired Drab Older Underrated Forgotten Congested Improve EyesoreNeglectedGhetto Community DecayingDisheveledUnsightly Unique Uninspiring Undistinguished Improving Rundown Progress Underdeveloped Blighted Stagnant Abysmal Disconnected Mishmash
WHAT WORD BEST DESCRIBES WHAT YOU HOPE THE INDIAN RIVER PLANNING AREA WILL BE LIKE 10 YEARS FROM NOW ?
Improved Updated Appealing
ThrivingUseful Diverse Neighborly Inviting Eco-Friendly Identity Safe AttractivVeibrantRejuvenated Outdoors FriendlyDesirable Ideal Revived Flourishing Self-contained Community Hopeful Peaceful Modern Clean Energetic Beautiful upcoming Family Recreational Updated
Indian River Planning Area Study 91 INTERACTIVE MAPPING • Maintaining or enhancing the EXERCISE community’s standard of living
The mapping exercise provided a way for • Adding more retail shopping and dining the community to provide location-specific options, such as a grocery store and fast input directly onto a map. Participants were casual dining establishments able to do this by attaching comments to “pins” they dropped inside the study area boundary. The comments ranged from a INTERACTIVE MAPPING general appreciation of the study area to COMMENTS concerns about specific locations. A total of 192 comments were grouped by theme and, of these, the top five most frequently 1. Shopping Center: The Indian River mentioned topics were pulled out for further shopping center was mentioned 31 examination. The chart below provides a times in comments. Commenters summary of the feedback received. remarked on its current state, indicated preferences for future uses, and posed KEY TAKEAWAYS questions regarding its redevelopment.
A variety of topics were raised in the 2. Parks, Recreation and Open Space: comments, ranging from housing, Parks, recreational amenities and public safety and transit to economic open space were identified 29 times development and redevelopment. Some in the mapping comments. Several commenters made multiple points, while commenters expressed their approval others communicated specific ideas, for Indian River Park, while others commendations, or concerns. Further indicated a desire for additional public exploration of these comments revealed recreation space, such as a public some core themes: waterfront access, in the community. 3. Community Amenities: Community • Adding public and recreational amenities amenities were the third most frequently in the study area, such as parks, mentioned topic among commenters, at sidewalks, trails, and street lighting 22 mentions. Many of these commenters offered suggestions on the types of INTERACTIVE MAPPING COMMENT TOPICS additional community amenities – a library, a senior center, and others – they would like to see in the community. 0% 100% 4. Shopping and Retail: Shopping and retail came up 20 times, primarily 9% 10% 11% 15% 16% 38% with respect to specific businesses commenters indicated they would like to see come to the community. 5. Community Character: The topic of community character came up 18 times in the comments, whether as a concern over current conditions or as an affirmation of the positive aspects of a Shopping Center Other Parks, Recreation, Parks, and Open Space Shopping and Retail Community Amenities Community Community Character particular neighborhood.
92 Chapter 1: Existing Conditions Elizabeth River INTERACTIVE MAPPING SUMMARY
Tanglewood Tr KEY Desired Parks, Sparrow Rd Indian River Recreation and Open Space Enhancements Desired Community Campostella Rd Amenity Sparrow Rd Enhancements
Laurel Ave Desired Shopping and Indian River Rd Retail Enhancements Heron’s Landing Park Desired Public Tatemstown Rd Waterfront Access Desired Major Roadway Multi-modal Oaklette Dr Improvements Davis Ave Indian River Desired Secondary Wingfield Ave Shopping Street Multi-modal Fontana Ave Statham Rd Plymouth Center Improvements Park
Lilac Ave
Hawthorne Dr Elder Ave Willow Ave Cornick Ave Sparrow Rd 13
Walnut Ave Cobb Ave
Rokeby Ave
Longdale Crescent
Crown Crescent MainSparrow St Rd Rock Creek Dr
Paramount Ave Providence Rd Indian River Schools, Library Lloyd Dr and Community S MilitarySmith AveHwy Old Greenbrier Rd Indian River Center Park
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy
N 0 0.25 0.5 Miles Woodlake Dr 1” = 0.4 Miles 13 Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
Indian River Planning Area Study 93 A neighborhood in the study area 94 Chapter 2: The Plan THE PLAN
GUIDING PRINCIPLES PLAN FRAMEWORK 2 STRATEGIES AND ACTIONS
Indian River Planning Area Study 95 GUIDING PRINCIPLES
This plan envisions an Indian River community that offers a range of transportation choices, a high-quality and affordable housing stock, new destinations and civic amenities where the community can gather, and an expanded network of accessible parks, open spaces, and recreational opportunities. To achieve this vision, the plan is organized around four Guiding Principles:
A. IMPROVE CONNECTIONS BETWEEN NEIGHBORHOODS, DESTINATIONS, AND AMENITIES: Indian River will be served by improved and expanded transportation options, including a redesigned Indian River Road “main street,” enhanced pedestrian and bicycle connections, and a multimodal transportation corridor along Military Highway.
B. PRESERVE AND REHABILITATE RESIDENTIAL NEIGHBORHOODS: Indian River’s residential neighborhoods will be preserved, rehabilitated, and protected from sea level rise, while offering new housing options through compatible residential infill development.
C. CREATE A SERIES OF MIXED-USE, CIVIC, AND RECREATIONAL NODES: Strategic redevelopment, commercial revitalization, and enhanced public spaces and recreational amenities will create new places for the Indian River community to gather, recreate, and meet daily needs.
D. IMPROVE AND EXPAND THE OPEN SPACE NETWORK: Indian River will be served by an expanded network of accessible open spaces and recreational opportunities, including enhanced park facilities, new open spaces, and civic gathering places.
For each Guiding Principle, the plan offers a set of strategies for addressing related priorities as well as a series of actions for implementing each strategy. The implementation plan in Chapter 3 offers additional guidance regarding the timetable of key actions by the City and other stakeholders.
96 Chapter 2: The Plan PLAN FRAMEWORK
1 Create a “main street” along Indian River Road; improve 2 Preserve existing residential and historic neighborhoods pedestrian & bicycle connections along major roads Elizabeth River Elizabeth River
Indian River Rd Indian River Rd
Road diet along “Main Street” Indian River Road
Wingfield Ave Wingfield Ave Residential Sparrow Rd Sparrow Rd 13 preservation 13 Lilac Ave Lilac Ave Rokeby Ave Rokeby Ave
Multimodal enhancements Providence Rd Providence Rd
Georgetown Blvd Georgetown Blvd S Military Hwy 64 S Military Hwy 64
3 Develop distinctive “nodes” and gateways 4 Promote a greenway network that includes connected sidewalks, multi-use paths, trails, waterfront access, etc. Elizabeth River Elizabeth River
Recreational Node Indian River Rd Indian River Rd Greenway network Mixed-use Node
Wingfield Ave Wingfield Ave
Sparrow Rd Sparrow Rd 13 13 Lilac Ave Lilac Ave Rokeby Ave Rokeby Ave
Recreational Node Providence Rd Providence Rd
Georgetown Blvd Georgetown Blvd S Military Hwy 64 S Military Hwy 64
Greenway network Civic Node
Indian River Planning Area Study 97 GUIDING PRINCIPLE A
IMPROVE CONNECTIONS BETWEEN NEIGHBORHOODS, DESTINATIONS, AND AMENITIES
The Indian River community will be served by improved and expanded transportation connections for those who walk, bike, ride transit, and drive. Improved mobility for all modes of transportation—with an emphasis on walking, bicycling, and transit—will enable Indian River to become more vibrant, cohesive, and interconnected, with stronger links to the city and the region. Through a road diet, streetscape enhancements, and access and safety improvements, Indian River Road will be transformed into the Indian River community’s “main street,” while Military Highway will function as a critical regional corridor accommodating a range of transportation modes As a second phase, permanently STRATEGY A1 A1.2 implement the road diet through IMPLEMENT A MAIN STREET median construction and lane REDESIGN, INCLUDING A ROAD reconfiguration. DIET, ALONG INDIAN RIVER ROAD a. Construct landscaped medians along A1.1 As a first phase, replace one both sides of Indian River Road to drive lane in each direction with a separate the buffered bike lane from buffered bicycle lane. drive lanes. b. Reconfigure drive lanes along Indian a. Through painting and restriping, replace River Road to accommodate a 12- one drive lane in each direction with a foot drive lane in each direction to buffered bicycle lane that extends from accommodate buses. the City of Virginia Beach line to the City of Norfolk line. c. Relocate bus stops to the median, adjacent to bus lanes b. Establish a physical separation between the buffered bicycle lane and drive lanes by installing elements such as temporary bollards or plantings to provide a sense of safety for bicyclists.
98 Chapter 2: The Plan ROAD DIET ALONG INDIAN RIVER ROAD - Buffered Multi-Use Path MULTIMODAL - Enhanced Streetscape Elizabeth River CONNECTIVITY & Furniture - Access Management ROAD DIET with Shared Access and Parking Tanglewood Tr FIGURE: 2.1 - Speed Limit Reduction KEY - Phased Improvements Sparrow Rd Study Area Boundary Parks
Campostella Rd Rivers Sparrow Rd
Laurel Ave Floodplain Indian River Rd Multimodal Improvements along Major Roadways Tatemstown Rd Pedestrian & Bicycle improvements along local roads Oaklette Dr “Main Street” character Davis Ave
Wingfield Ave
Fontana Ave Statham Rd
“MAIN STREET” ALONG Lilac Ave
MULTIMODAL Hawthorne Dr Elder Ave Willow Ave INDIAN RIVER ROAD IMPROVEMENTS Cornick Ave Sparrow Rd - Sidewalk and Bicycle - “Main Street” Character Lane Connectivity Walnut Ave Cobb Ave East of River - Bus Stop - Road Diet Improvements - Street Furniture - Identity Elements - - Intersection Rokeby Ave Wayfinding Signage, Improvements Sparrow Rd for North-South 13 Banners, Public Art, etc. Connection on - Buildings along both sides of road Longdale Crescent Sidewalk Areas (crosswalk, pedestrian - Access Management with Shared Access signals, improved Crown Crescent Rock Creek Dr and Parking signal timing, etc.) Main St - Wayfinding Signage - Speed Limit Reduction - Phased Improvements Paramont Ave Providence Rd
Lloyd Dr S MilitarySmith AveHwy
Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy
N 13 0 0.25 0.5 Miles Woodlake Dr 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
Indian River Planning Area Study 99 A1.3 Implement access and safety b. Implement improvements to reduce the improvements along Indian River number of curb cuts along Indian River Road. Road.
a. Prepare an access management plan c. Explore the feasibility of reducing speed to identify opportunities for access limits along Indian River Road, both improvements. to enhance the main street character and for consistency with speed limits in – Facilitate conversations with adjoining jurisdictions. property owners to explore the potential for shared access and d. Construct crosswalks across the bicycle interconnectivity between properties. lane at defined intervals to provide pedestrian passage from the main – Identify opportunities to remove sidewalk to bus stops. existing curb cuts or to consolidate multiple access points into a single access point.
ROAD DIET OPTIONS
Near-Term Option: Add buffered bicycle lanes on both sides of Indian Long-Term Option: Create landscaped median between multi-use path River Road (Image Credit:www.montgomerycountymd.gov) (sidewalk + bicycle lane) and drive lanes (Image Credit:la.streetsblog.org)
100 Chapter 2: The Plan CURB-CUT CONSOLIDATION & SHARED ACCESS
EXISTING - MULTIPLE CURB CUTS ALONG INDIAN RIVER ROAD FIGURE: 2.2
Fontana Ave
MacDonald Rd
Sparrow Rd
EXISTING CURB CUT Indian River Rd EXISTING CURB CUT EXISTING CURB CUT
This example exhibits the presence of multiple curb cuts along Indian River Road.
POTENTIAL - SHARED ACCESS FIGURE: 2.3
Fontana Ave
MacDonald Rd
Sparrow Rd
Indian River Rd
ENHANCED CENTRAL SHARED FEWER CURB ACCESS CUTS ALONG PRIMARY ROAD
The City would apply the first steps of its access management policy, closing duplicate driveways for the same parcel and requiring any parcels with cross-street frontage to relocate driveway access to the cross street.
The City would work with property owners to establish cross-parcel access agreements where they are feasible, allowing the closure of additional driveways, and thereby creating uninterrupted sidewalk area for better pedestrian environment.
Indian River Planning Area Study 101 ¯ 0 50 100 200 US Feet
¯INDIAN RIVER ROAD 0 50 100 200 US Feet POTENTIAL ROAD DIET OPTIONS Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community The following pages include plan view (with Potential Improvements location of road cross-sections) and the road – Option 1 (near term interventions) cross-sections for 4 locations. The sections illustrate Existing Right-of-Way, Option 1 – Improve the experience of (Near Term) and Option 2 (Long Term) pedestrians and bicyclists 0 50 100 200 US Feet ¯ 0 50 100 200 US Feet ¯ Improvement Recommendations. – Near-term interventions – paint (crosswalks, buffered bike lanes, Existing Conditions etc.), pilot projects – Right-of-Way: 110’ (mostly); 100’ (at – Reduce speed limit; ideally go down bridge is the most constrained section) to 35mph considering 2 travel lanes Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community – Sidewalk: 5’-6’ sidewalk on either side in each direction along travel lanes; sidewalk located – Option 2 (long term improvements) directly behind back of curb – Maximize the experience of – Travel Lanes: 3 lanes eastbound and 3 pedestrians and bicyclists lanes westbound – Increase landscaping along Source: Esri, Maxar, GeoEye, Earthstar 0 50 100 200 US Feet ¯ – Median: Primarily0 50 18’;100 at intersections,200 US Feet ¯ streetscape rather than at the Geographics, CNES/Airbus DS, USDA, left turn lanes are provided in medianSource: Esri, Maxar, GeoEye,medians Earthstar Geographics, CNES/Airbus DS, USGS, AeroGRID, IGN, and the GIS User USDA, USGS, AeroGRID, IGN, and the GIS User Community Community space; medians treatments include – Consolidate curb-cuts, to the mostly grass except for at the bridge greatest extent possible – Speed Limit: 45mph FIGURE: 2.5 ¯ 0 125250 500 US Feet CORRIDOR AERIAL VIEW WITH CROSS-SECTION LOCATIONS
Kemp Ln A MATCHLINE Source: Esri, Maxar, GeoEye, Earthstar A Geographics, CNES/AirbusB DS, USDA, Ontario St Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USGS, AeroGRID, IGN, and the GIS User
USDA, USGS, AeroGRID, IGN, and the GIS User Community Community C
Oaklette Dr
Ormer Rd
Wingfield Ave
Tatemstown Rd
St Lawrence Dr ¯ Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community 0 125250 500 US Feet MATCHLINE A MATCHLINE D
MacDonald Rd
Elder Ave Sparrow Rd
Laurel Ave Willow Ave
Hawthorne Dr Hazel Ave
Myrtle Ave
Lilac Ave
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community N 102 Chapter 2: The Plan 0 250 500 Feet SECTION A: NEAR ORMER ROAD EXISTING
4’ 1’ 5’ 11’ 11’ 11’ 7’ 11’ 11’ 11’ 11’ 5’ 1’ 10’ Planting Planting Drive Lanes Drive Lanes Zone Zone Planted Median/ Sidewalk Sidewalk Station/Turn Lane Public Streetscape Roadway and Median Public Streetscape Right-Of-Way 110’
SECTION A: NEAR ORMER ROAD OPTION 1: NEAR TERM
4’ 1’ 5’ 6’ 5’ 11’ 11’ 7’ 11’ 11’ 11’ 5’ 6’ 5’ 1’ 10’ Bike Bike Planting Drive Lanes Drive Lanes Planting Lane Buffer Buffer Lane Zone Zone Planted Median/ Sidewalk Sidewalk Zone Station/Turn Lane Zone Public Streetscape Roadway and Median Public Streetscape Right-Of-Way 110’
Indian River Planning Area Study 103 SECTION A: NEAR ORMER ROAD OPTION 2: LONG TERM
4’ 1’ 11’ 5’ 12’ 10’ 8’ 10’ 10’ 12’ 5’ 11’ 1’ 10’ Multi-Use Multi-Use Planting Planting Path Drive Lanes Drive Lanes Path Zone Zone Planting Planted Median/ Planting Median Station/Turn Lane Median Public Streetscape Roadway and Median Public Streetscape Right-Of-Way 110’
SECTION A: NEAR ORMER ROAD OPTION 2: LONG TERM WITH BUS FACILITIES
4’ 1’ 11’ 5’ 12’ 10’ 8’ 10’ 10’ 12’ 5’ 11’ 1’ 10’ Multi-Use Multi-Use Planting Planting Path Bus Lane Drive Lane Drive Lanes Bus Lane Path Zone Zone Bus Stop Planted Median/ Bus Stop Area Station/Turn Lane Area Public Streetscape Roadway and Median Public Streetscape Right-Of-Way 110’
104 Chapter 2: The Plan SECTION B: NEAR ONTARIO STREET EXISTING
4’ 1’ 5’ 11’ 11’ 11’ 18’ 11’ 11’ 11’ 5’ 1’ 10’ Planting Planting Drive Lanes Planted Median Drive Lanes Zone ZoneSidewalk Sidewalk Public Streetscape Roadway and Median Public Streetscape Right-Of-Way 110’
SECTION B: NEAR ONTARIO STREET OPTION 1: NEAR TERM
4’ 1’ 5’ 6’ 5’ 11’ 11’ 18’ 11’ 11’ 5’ 6’ 5’ 1’ 10’ Bike Bike Planting Planting Lane Drive Lanes Planted Median Drive Lanes Lane Zone Zone Buffer Buffer Sidewalk Sidewalk Zone Zone Public Streetscape Roadway and Median Public Streetscape Right-Of-Way 110’
Indian River Planning Area Study 105 SECTION B: NEAR ONTARIO STREET OPTION 2: LONG TERM
4’ 1’ 5’ 6’ 5’ 11’ 11’ 18’ 11’ 11’ 5’ 6’ 5’ 1’ 10’ Bike Bike Planting Planting Lane Drive Lanes Planted Median Drive Lanes Lane Zone Zone Buffer Buffer Sidewalk Sidewalk Zone Zone Public Streetscape Roadway and Median Public Streetscape Right-Of-Way 110’
106 Chapter 2: The Plan SECTION C: AT BRIDGE EXISTING
6’ 11’ 11’ 11’ 18’-1/2” 11’ 11’ 11’ 6’ Drive Lanes Median Drive Lanes Sidewalk Sidewalk Roadway and Median Public Public Streetscape Streetscape Right-Of-Way
SECTION C: AT BRIDGE OPTION 1: NEAR TERM
6’ 6’ 5’ 11’ 11’ 18’-1/2” 11’ 11’ 5’ 6’ 6’ Bike Drive Lanes Median Drive Lanes Bike Lane Lane Sidewalk Buffer Zone Buffer Zone Sidewalk Roadway and Median Public Public Streetscape Streetscape Right-Of-Way
Indian River Planning Area Study 107 SECTION C: AT BRIDGE OPTION 2: LONG TERM
6’ 6’ 5’ 11’ 11’ 18’-1/2” 11’ 11’ 5’ 6’ 6’ Bike Drive Lane Drive Lane Median Drive Lane Drive Lane Bike Lane Lane Sidewalk Buffer Zone Buffer Zone Sidewalk Roadway and Median Public Public Streetscape Streetscape Right-Of-Way
108 Chapter 2: The Plan SECTION D: NEAR SPARROW ROAD EXISTING
NOTE: The uses shown in the graphic are examples only to illustrate the variety of land uses. 4’-6”1’ 5’ 11’ 11’ 11’ 6’ 11’ 11’ 11’ 11’ 5’ 1’ 10’ Planting Drive Lane Drive Lane Drive Lane Turn Lane Drive Lane Drive Lane Drive Lane Zone Planted Median/ Sidewalk Sidewalk Turn Lane Public Roadway and Median Streetscape Public Streetscape Right-Of-Way 110’
SECTION D: NEAR SPARROW ROAD OPTION 1: NEAR TERM
NOTE: The uses shown in the graphic are examples only to illustrate the variety of land uses. 4’-6”1’ 5’ 6’ 5’ 11’ 11’ 6’ 11’ 11’ 11’ 5’ 6’ 5’ 1’ 10’ Bike Bike Planting Lane Buffer Drive Lane Drive Lane Turn Lane Drive Lane Drive Lane Buffer Lane Zone Zone Planted Median/ Zone Sidewalk Sidewalk Turn Lane Public Roadway and Median Streetscape Public Streetscape Right-Of-Way 110’
Indian River Planning Area Study 109 SECTION D: NEAR SPARROW ROAD OPTION 2: LONG TERM
NOTE: The uses shown in the graphic are examples only to illustrate the variety of land uses. This option Commercial/ recommends Mixed-Use burying of electrical and connected 5’-6” 5’ 6’ 5’ 12’ 10’ 6’ 10’ 10’ 12’ 5’ 6’ 6’ Bike utilities. Building Building Lane Planting Drive Lane Drive Lane Drive Lane Drive Lane Drive Lane Multi-Use Path Parking Frontage Zone Planted Median/ Planting Zone Sidewalk Turn Lane Zone Public Public Streetscape Roadway and Median Streetscape Right-Of-Way 110’
SECTION D: NEAR SPARROW ROAD OPTION 2: LONG TERM WITH BUS FACILITIES
NOTE: The uses shown in the graphic are examples only to illustrate the variety of land uses. This option Commercial/ recommends Mixed-Use burying of electrical and connected 5’-6” 5’ 12’ 5’ 6’ 12’ 10’ 6’ 10’ 5’ 6’ 6’ utilities. Building Bike Building Drive Lane Drive Lane Turn Lane Drive Lane Drive Lane Multi-Use Path Parking Zone Frontage Lane Bus Stop Planted Median/ Bus Zone Sidewalk Turn Lane Stop Public Public Streetscape Roadway and Median Streetscape Right-Of-Way 110’
110 Chapter 2: The Plan placemaking, and safety improvements. STRATEGY A2 Recommended improvements include: ENHANCE THE PEDESTRIAN – Striping (e.g., stop bars and REALM AND SENSE OF PLACE crossings) to create a cohesive ALONG INDIAN RIVER ROAD space for pedestrians and vehicles A2.1 Implement streetscape – Special paving (e.g., stamped or improvements to incentivize pressed concrete) to enhance redevelopment and visibility for pedestrians and improvements, while enhancing bicyclists as well as drivers the character of the corridor. – Construction of a median with a. Prepare a streetscape improvement pedestrian refuge area plan and detailed design for streetscape – Consolidation of driveways. improvements. c. Implement remainder of streetscape b. During preparation of the final improvements that accentuate the streetscape design, consider distinct character of each segment options for near-term urban design, of Indian River Road through paving,
PEDESTRIAN & BICYCLE AMENITIES
Pedestrian signals, ADA ramps, lighting and similar amenities will create Example of buffered bicycle lane with planted median separating a safer pedestrian environment (Image Credit:Fairfax,VA) automobile travel lanes from bicycle lanes (Image Credit: curbed.com)
Indian River Planning Area Study 111 landscaping, contextual street – Recreation and civic character furniture, signage, and other elements. (river, Blue Heron Landing Park, Streetscape character segments should elementary school) include: – Residential and historic (Oaklette) – Commercial (east) – Industrial character (west)
CHARACTER AREAS: INDIAN RIVER ROAD FIGURE: 2.6 KEY Study Area Boundary Parks Rivers Sparrow Rd Indian River Rd Laurel Ave Floodplain Road Diet along Indian River Road Tatemstown Rd CHARACTER AREAS “Main Street”/Commercial Recreational Oaklette Dr Residential/Historic Lilac Ave Davis AveElder Ave Wingfield Ave Industrial
Hawthorne Dr Willow Ave
Statham Rd
“Main Street”/Commercial Area: Activities along sidewalk areas, Residential Area: Sidewalk, buffered bicycle lane and planted median street trees, lighting, seating areas, buildings along sidewalk areas create along a street (Image Credit:City of Cambridge) a “main street” environment
112 Chapter 2: The Plan STREETSCAPE/SIDEWALK AREA FURNITURE
Bench
Bench
Bench, Planter, and Trash Receptacle
Planter
Bollards
Lights and Landscaping Lights - Pedestrian and Street
Banners
Bicycle Rack Trash Receptacle
Wayfinding Signage Bicycle Rack
Indian River Planning Area Study 113 d. Explore the feasibility of relocating utility lines underground in select locations along Indian River Road. If undergrounding of utility lines is feasible, prioritize a three-block segment in the vicinity of the Indian River Shopping Center, starting with the intersection of Indian River Road and Sparrow Road, as improvements and redevelopment occur in this area. e. Create gateways at the eastern and western ends of the corridor at city boundaries. Through landscaping, signage, public art, and/or the design Corner gateway created by vertical elements (artful kiosk), building orientation toward the corner, and, facade elements such as awnings. and orientation of new buildings at these locations, the gateways should establish a sense of arrival to the city and the Indian River area, while signaling a transition in neighborhood character.
Examples of gateway enhancements through public Public art, such as this sculpture, can help to define a gateway. (Image Credit: art, signage, and public space/ wikipedia) plaza treatments
114 Chapter 2: The Plan – If priority facilities cannot be STRATEGY A3 accommodated within the right-of- IMPROVE PEDESTRIAN AND way, strive for a minimum of non- BICYCLE CONNECTIONS separated bike lanes (or sharrows WITHIN AND BETWEEN on residential streets only) and NEIGHBORHOODS completing the sidewalk network on at least one side of the street. A3.1 Conduct a feasibility analysis – In all instances, install pedestrian to identify opportunities crosswalks at intersections. for pedestrian and bicycle improvements. b. Distribute the benefits of pedestrian and bicycle improvements in an equitable a. Assess available space within manner such that all areas of Indian neighborhood street rights-of-way to River benefit from new pedestrian and (1) identify gaps in the pedestrian and bicycle facilities. bicycle networks and (2) understand the c. Prioritize improvements on primary potential to incorporate new pedestrian north-south streets, including Sparrow and bicycle facilities within each street Road, Rokeby Avenue, and Greenbrier right-of-way. Parkway / Dunbarton Drive. A3.2 Implement street and sidewalk d. To ensure equitable trail access to improvements to expand and neighborhoods, parks, and other enhance pedestrian and bicycle destinations, prioritize the construction connections on neighborhood of trails along Lilac Avenue and Rokeby streets. Avenue (to connect to a potential a. Based on the findings of the feasibility pedestrian/bicycle bridge across Indian analysis, fund and implement pedestrian River and to provide access to the high and bicycle improvements, prioritizing school, respectively) as well as along improvements on high-volume routes Indian River Road (see strategies under and north-south routes connecting parks “a” above), Military Highway, Sparrow and destinations. Road, and Wingfield Ave / Tatemstown Road. – Where sufficient street space exists, prioritize the construction of e. Work with Dominion Power to explore grade-separated multi-use paths, the potential for a multi-use trail especially on arterials, to expand connection along the power line corridor the city’s greenway network. located north of Steppingstone Square and Woodlake Drive. – As a second priority, construct a combination of sidewalks on both sides of the street, on-street parking, and buffered bike lanes.
Indian River Planning Area Study 115 A3.3 Implement targeted safety c. As a third priority, explore the potential enhancements along Providence to connect Dunbarton Drive to Plymouth Road. Park via a boardwalk.
a. Study pedestrian safety needs along d. Continue to explore other opportunities Providence Road to identify and to add new pedestrian and bicycle prioritize pedestrian improvements. connections across Indian River, once priority connections have been b. Implement targeted improvements to investigated in detail. pedestrian crossings, signal timing, and signage and wayfinding to improve the STRATEGY A4 pedestrian experience along Providence Road. IMPLEMENT STRATEGIC ENHANCEMENTS TO A3.4 Study and construct one or more ENCOURAGE MULTIMODAL pedestrian/bicycle crossings of MOBILITY ALONG MILITARY Indian River at strategic locations. HIGHWAY a. As a first priority, explore the opportunity A4.1 Establish Indian River Road as a to construct a pedestrian and bicycle regional multimodal corridor. bridge across Indian River at the terminus of Lilac Avenue. a. Conduct a feasibility study to assess b. As a second priority, explore the the potential for improved transit access potential for a pedestrian and bicycle along Military Highway. bridge connecting Plymouth Park to – Study opportunities to connect Cornick Avenue. Military Highway to regional transit connections, including the Military
Example of a pedestrian and bicycle bridge (Image Credit: Richmond.com; Hargreaves Jones)
116 Chapter 2: The Plan Highway TIDE light rail station and use path is most appropriate for this the future extension from the TIDE location. to the Greenbrier area, utilizing – The east side of Paramont Avenue the Military Highway park-and-ride should be prioritized for this facility as a key connection point. connection. A4.2 Establish new pedestrian – If the connection follows the east connections to and along Military side of Paramont Avenue, the Highway. should incorporate pedestrian-scale a. Provide a pedestrian connection from lighting and other elements that the intersection of Paramont Avenue would enhance Indian River Park’s and Military Highway to the trails within sense of place. Indian River Park. A4.3 Improve pedestrian and bicycle – This connection could be comprised crossings on Military Highway. of sidewalks along Military Highway a. Upgrade the intersection of Military or along Paramont Avenue south Highway and Paramont Avenue. of Military Highway, with the opportunity to connect to a trailhead – Incorporate the following as at the intersection of Rokeby Avenue intersection upgrades: pedestrian and Military Highway. actuation and countdown signals; a paved traffic island with curb and b. Address gaps in the sidewalk network gutter to provide a pedestrian refuge along Military Highway. and more separation between – Prioritize sidewalk construction vehicles and pedestrians; and along Military Highway between signage and striping in the slip lane Paramont Avenue and Rokeby to enable safe pedestrian crossings. Avenue to improve connections to Indian River Park. – As a second priority, provide sidewalk connections between Indian River High School and Indian River Park to connect to the high school and address lack of separation between Military Highway and the adjacent retail establishments between Engle Avenue and Miller Avenue. c. Connect Providence Road and Military Highway via a sidewalk or paved multi- use path along Paramont Avenue. – Given the lack of curb and gutter Pedestrian crossings enhanced with safety improvements such as a high-visibility along Paramont Avenue, a multi- crosswalks, signage, and pedestrian refuge islands. (Image Credit: activestv.com)
Indian River Planning Area Study 117 – Extending the medians or moving A4.4 Promote shared access to the stop bars to provide a pedestrian properties along Military Highway refuge in the median should also be by consolidating or eliminating considered to allow for a two-stage curb cuts. pedestrian crossing. a. Work with property owners to explore – High visibility crosswalks or other the potential for shared access and crosswalk treatments (e.g., painting interconnectivity among adjacent or stamped, pressed concrete) parcels to reduce the need to utilize should also be considered to Military Highway for short trips. clearly identify the crosswalk and b. Identify and implement opportunities to alert drivers to the presence of remove existing curb cuts or locations pedestrians. where multiple access points can be b. Upgrade other intersections with consolidated into a single access point. crossing treatments similar to those employed at the intersection of A4.5 Improve access to, and Military Highway and Auburn Drive, as awareness of, parks and other appropriate based on signal presence, amenities near Military Highway. pedestrian crossing demands, and a. Install enhanced signage and wayfinding nearby amenities such as parks, elements along Military Highway schools, restaurants, and transit stops. directing visitors to Blue Heron Landing – Treatments such as high-visibility Park, Indian River Park, and other crosswalks, ADA-accessible community facilities and destinations pedestrian ramps, pedestrian (including civic and mixed-use nodes refuges in the median, and described in section C below). pedestrian heads would add a more b. Improve the visibility of park access cohesive feel to the corridor, helping points though enhanced entrance to orient and guide pedestrians design and strategically located signage. and cyclists as they approach intersections. – Consider the potential for safe pedestrian connections at the intersection of Military Highway and Rokeby Avenue, including a signal warrant analysis or the installation of a HAWK signal to create a safer crossing at this intersection and improved access to Indian River Park.
118 Chapter 2: The Plan e. Explore first-mile and last-mile STRATEGY A5 connections to high-capacity transit from IMPROVE CITYWIDE AND the Indian River Road corridor. REGIONAL MOBILITY OPTIONS – Explore the potential to establish IN COLLABORATION WITH connections to high-capacity transit REGIONAL PARTNERS via circulator bus route. In particular, A5.1 Improve the quality and consider the potential for circulator convenience of transit service links, including (1) a connection within Indian River, while between Indian River Road to improving transit connections to schools, businesses, parks and the rest of the City of Chesapeake other destinations along Military and to the Hampton Roads region. Highway and (2) connections to potential high-capacity transit on a. Work with Hampton Roads Transit and Military Highway and to the existing surrounding jurisdictions to improve TIDE light rail. existing bus routes serving Indian River: – Promote bike share and micro- – Explore opportunities to increase mobility options, including electric the frequency of these routes to bicycles, and e-scooters as a means improve convenience and reliability. of accessing transit. – Identify locations along existing – Improve street lighting along key routes where bus stop accessibility routes to transit to encourage more and amenities are in need of non-motorized trips and extend improvement and work with the period of time that people feel Hampton Roads Transit to address comfortable walking to transit. these needs. Consider installing LED street lights. b. Work with regional partners to improve the frequency and reliability for regional bus connections c. Collaborate with surrounding jurisdictions to expand the citywide and regional greenway network. d. Coordinate road safety measures and streetscape improvements with surrounding jurisdictions.
Indian River Planning Area Study 119 GUIDING PRINCIPLE B
PRESERVE AND REHABILITATE RESIDENTIAL NEIGHBORHOODS
The character of Indian River’s residential neighborhoods will be preserved by retaining and rehabilitating Indian River’s original housing stock, including affordable homes, and by promoting compatible residential infill development. The City will also work with residential property owners to implement strategies to protect both individual properties and the larger Indian River community from the impacts of sea level rise.
districts for residential neighborhoods. STRATEGY B1 Prepare and adopt discretionary ENCOURAGE THE PRESERVATION guidelines to guide the design of AND REHABILITATION OF INDIAN residential properties, such as RIVER’S HOUSING STOCK discretionary guidelines for exterior treatments and massing. B1.1 Identify and implement regulatory and financial tools to prevent B1.2 Pursue housing rehabilitation teardowns of residential programs or full-scale structures. neighborhood redevelopment in high-risk neighborhoods. a. Close loopholes in existing regulations that have enabled teardowns of a. Implement programs to preserve existing residential structures. affordable housing supplies through rehabilitation and maintenance on a b. Identify and consider implementing tax neighborhood level, as recommended and/ or financial credits to incentivize the in the Forward Chesapeake 2026 preservation of residential structures. Comprehensive Plan. c. Explore the potential to establish historic – Focus rehabilitation efforts on three districts for areas with historic character, residential areas that are candidates such as Oaklette / Foundation Park. for housing rehabilitation activities, Review Commonwealth of Virginia based on property analysis and field code to determine whether these areas research: Oaklette/Wingfield Avenue qualify as historic districts. North, Plymouth Park / Stalham d. Consider establishing overlay zoning
120 Chapter 2: The Plan OAKLETTE HISTORIC DISTRICT - Explore the potential to establish historic districts or overlay Elizabeth River RESIDENTIAL zoning districts - Discretionary PRESERVATION guidelines for exterior treatments and Tanglewood Tr FIGURE: 2.7 massing Sparrow Rd KEY Study Area Boundary Parks
Campostella Rd Rivers Sparrow Rd
Laurel Ave Floodplain Indian River Rd Multimodal Improvements along Major Roadways Tatemstown Rd Pedestrian & Bicycle improvements along local roads Oaklette Dr Neighborhood Davis Ave Preservation Area Wingfield Ave
Fontana Ave Statham Rd Oaklette Historic District
Lilac Ave
Hawthorne Dr Elder Ave Willow Ave Cornick Ave Sparrow Rd
RESIDENTIAL Walnut Ave Cobb Ave NEIGHBORHOODS - Prepare a residential Rokeby Ave pattern book to serve Sparrow Rd as voluntary guidance 13 - Utilize the City’s Community Longdale Crescent Development Block Grant (CDBG) funds Crown Crescent to support housing Rock Creek Dr Main St rehabilitation - Mitigate the impacts of flooding for flood- Paramont Ave Providence Rd prone neighborhoods as well as for sea level
Lloyd Dr rise impacts S MilitarySmith AveHwy
Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy
N 13 0 0.25 0.5 Miles Woodlake Dr 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
Indian River Planning Area Study 121 Road, and Norfolk / Hawthorne it may also be a candidate for Drive. In these neighborhoods, redevelopment in the future through where smaller and older homes the U.S. Department of Housing contribute to the city’s naturally- and Urban Development efforts to occurring affordable housing reposition older public housing. As inventory, some homes exhibit such, the City should also explore evidence of deferred maintenance the potential to reposition the and could benefit from a targeted MacDonald Manor Development program to provide rehabilitation to encourage a mix of household grants and/or low interest loans to incomes and, potentially, a mix of homeowners and rental property land uses, using dedicated federal owners renting to low- and funding sources. moderate-income households. – Consider the potential to utilize the – While the MacDonald Manor City’s Community Development Development, one of the City’s six Block Grant (CDBG) funds to public housing communities, is a support housing rehabilitation candidate for housing rehabilitation, programs.
122 Chapter 2: The Plan hampton colonial
History and Character
Essential Elements The Hampton Colonial is based upon late 19th century and early 20th century » Moderatly pitched, front facing interpretations of the original Colonial styles found throughout settlements on gable or hipped roofs the eastern seaboard. This period of the architectural interpretation became » Tight overhangs with crown the most popular style in America and is still evolving today. The Hampton molding Colonial style also takes on the form of traditional colonial houses adapted for » Clapboard or cut shingle siding a coastal environment. Originally local cedar forests provided good exterior » Broad proportions for windows cladding materials for coastal houses. The shingles could withstand salt water- and doors laden winds and the harsh sun of the Chesapeake Bay region. The houses are composed of simple forms with well-proportioned windows and door sur- rounds. Hampton Colonial houses are often symetrically composed, framed with square or round columns, wide corner boards, pilaster expressions, and robust door and window trim.
– Serve as a guide and informational STRATEGY B2 resource for property owners, ENCOURAGE COMPATIBLE homebuilders, and developers to 32 architectural patterns architectural patterns 33 RESIDENTIAL INFILL help them consider renovations Example of Massing and Composition patterns and home construction decisions B2.1 Prepare guidelines to promote as these relate to the architectural and guide compatible residential context of the surrounding block and infill development. broader neighborhood. hampton colonial
Windows and Doors WINDOWS a. Prepare a residential pattern book – Provide guidance on considerationsWindows Doors Windows have broader proportions Doors typically have six or eight than many other architectural styles. panels, while surrounds frequently Window muntin patterns are typi- incorporate sidelights and transoms.
such as the orientation and position 10" to provide voluntary guidance and cally 6 over 1 or 6 over 6 on both Doors are typically 6 feet 8 inches
fl oors; window panes are more verti- tall and 3 feet wide. 8"
cal in proportion than square. Stan- 5'-10" 5'-6" dard windows are double hung and Trim a “toolbox” of design options for of buildings on lots and in relation Windows and doors feature a 6-inch occur most frequently as singles 1'-10" wide fl at trim with or without a cap Special Windows molding. The trim often features a Special windows include angled backband. 4" 1'-8" 6" 2'-0" 6" 1'-8" 4" to the street and sidewalk, as well 3'-0" 3'-4" redevelopment and infill development in bay windows, triple windows, and dormers with a pediment or hip. Shutters Standard Second Floor Special Window Bay windows should extend to the Louvered or paneled shutters are as appropriate treatment of exteriorground whenever possible, other- encouraged. If shutters are installed, residential neighborhoods. The pattern wise, bay windows supported on they must be sized and mounted as if operable to cover the corresponding heavy brackets are acceptable. Small 6"
square, rectangular, or fan light window or door. If shutters are used 6" book should: design elements (e.g., doors, windows are often used as accents on paired windows, the shutters must in gable ends or on the second fl oor also be paired to refl ect the window above the entrance. size.
DOORS 6'-2" 5'-10" windows, roof features, and façade 5'-10" – Detail the historical development 6" 1'-0" 1'-0" treatments. 6" patterns and prevailing 3'-0" 3'-4" Standard First Floor 3 1/2" min. 8'-0" 8" 6'-8" architectural styles of Indian 8'-0" 1'-0" 1'-0" 3'-0" River’s neighborhoods, including 1'-6" 1'-6" 4'-0" 1'-6" 3'-4" 3'-0" 3'-0" 8" 6" 3'-0" 6" 6" 3'-0" 6"
photographs of representative Simple Common Ornate Accent Windows Bay Window
38 architectural patterns architectural patterns 39 architectural typologies in the Example of Door and Window patterns community.
hampton colonial hampton colonial
History and Character Porches Materials and Applications
Essential Elements The Hampton Colonial is based upon late 19th century and early 20th century Porch Roofs & Eaves Porch Location & Massing Cladding: Cladding materials should Soffits: Smooth surface composition balusters; Decorative metal allowed » Moderatly pitched, front facing interpretations of the original Colonial styles found throughout settlements on Porches are one story tall with either Full front porches are encouraged be consistent on all facades except board, plaster, tongue-and-groove on exposed porch steps. gable or hipped roofs the eastern seaboard. This period of the architectural interpretation became a shed or shallow hipped roof. Shed on Hampton Colonial houses with for special design elements such as wood, fi ber-cement panels, or poly- Porch Flooring and Steps: Brick, » Tight overhangs with crown the most popular style in America and is still evolving today. The Hampton or hip porches typically have a 3-in- massing type A. Minimum porch gables, dormers, etc. mer historic reproductions. wood tongue and groove, or com- 12 to 4-in-12 pitch. depth is 8 feet. For wood deck molding Colonial style also takes on the form of traditional colonial houses adapted for Smooth, horizontal bevel or lap Gutters and Downspouts: Half- posite boards tongue and groove. porches, the gaps between brick siding, 4 to 8 inches wide, with round or ogee profi le gutters with » Clapboard or cut shingle siding a coastal environment. Originally local cedar forests provided good exterior Columns & Railings Porch Ceilings: Smooth surface com- piers are fi lled in with lattice pan- 5/4 by 6 inch dimensional corner round or rectangular downspouts in » Broad proportions for windows cladding materials for coastal houses. The shingles could withstand salt water- Columns include 10- and 12-inch posite board, plaster, T&G wood, or els. Solid porches should be faced boards; cut wood cedar shingles, copper, painted or prefi nished metal. and doors laden winds and the harsh sun of the Chesapeake Bay region. The houses are round Doric columns and 8- to beaded-profi le plywood. in brick. miter cut corners or with 5/4 by 6 PVC is also acceptable in a color composed of simple forms with well-proportioned windows and door sur- 10-inch square full-height tapered Fences and Garden Walls: Wood inch dimensional corner boards; that matches trim. rounds. Hampton Colonial houses are often symetrically composed, framed box columns. Balusters should be vinyl siding is discouraged. picket, brick, stucco on block, or turned or square, and spaced no Windows: Double-hung; energy- combination. with square or round columns, wide corner boards, pilaster expressions, and Trim: Stone, or cast stone; wood, more than 4 inches on center. effi cient wood, vinyl (solid or clad), Lighting: Porch pendant or wall- robust door and window trim. fi ber cement board, composite, or aluminum-clad with minimum mounted carriage lantern. polymer millwork for built-up sec- 3/4 inch wide projecting exterior tions. Historic reproductions of muntins. polymer are also permitted. Doors: Painted or stained wood or Foundations, Piers and Chimneys: aesthetic equivalent. Brick on all sides. Shutters: COLUMN TYPES Historic wood, polymer, Roofing: Metal, narrow standing light weight cement or fi berglass seam of 5-V panels (painted); Wood reproductions mounted as if oper- shingles/ shakes; Dimensioned archi- able and sized to match window. tectural grade asphalt or fi berglass Columns: Historic reproductions of RAIL DETAIL shingles; Slate/synthetic slate. Roof wood, polymer, or fi berglass with penetrations and fl at skylights may be classical entasis and proportions. placed on a roof not facing a public
2" thoroughfare with houses, maximum Railings: Wood milled top and bot- tom rails with straight or turned
3/4" of two skylights per roof plane.
8" dia. 10"–12" 2" sq. dia. 3"
4"
Paired Doric Single Doric 24'–28' 32'–36' or Tuscan or Tuscan
architectural patterns architectural patterns 32 33 40 architectural patterns architectural patterns 41 Example of Massing and Composition patterns Example of Porch patterns
Pages from a residential pattern book for Hampton, VA detailing characteristics of one local architectural style, including typical massing, doors and windows, and porches. (Image Credit:City of Hampton, VA) architectural patterns 33 hampton colonial
Windows and Doors WINDOWS
Windows Doors Windows have broader proportions Doors typically have six or eight than many other architectural styles. panels, while surrounds frequently Window muntin patterns are typi- incorporate sidelights and transoms.
cally 6 over 1 or 6 over 6 on both Doors are typically 6 feet 8 inches 10"
fl oors; window panes are more verti- tall and 3 feet wide. 8"
cal in proportion than square. Stan- 5'-10" 5'-6" dard windows are double hung and Trim Windows and doors feature a 6-inch occur most frequently as singles 1'-10" wide fl at trim with or without a cap Indian River Planning Area Study 123 Special Windows molding. The trim often features a Special windows include angled backband. 4" 1'-8" 6" 2'-0" 6" 1'-8" 4" bay windows, triple windows, and 3'-0" 3'-4" dormers with a pediment or hip. Shutters Standard Second Floor Special Window Bay windows should extend to the Louvered or paneled shutters are ground whenever possible, other- encouraged. If shutters are installed, wise, bay windows supported on they must be sized and mounted as if operable to cover the corresponding heavy brackets are acceptable. Small 6"
square, rectangular, or fan light window or door. If shutters are used 6" windows are often used as accents on paired windows, the shutters must in gable ends or on the second fl oor also be paired to refl ect the window above the entrance. size.
DOORS 6'-2" 5'-10" 5'-10" 6" 1'-0" 1'-0" 6"
3'-0" 3'-4"
Standard First Floor 3 1/2" min. 8'-0" 8" 6'-8"
8'-0" 1'-0"
1'-0" 3'-0" 1'-6"
1'-6" 4'-0" 1'-6" 3'-4" 3'-0" 3'-0" 8" 6" 3'-0" 6" 6" 3'-0" 6"
Simple Common Ornate Accent Windows Bay Window
38 architectural patterns architectural patterns 39 Example of Door and Window patterns
hampton colonial
Porches Materials and Applications
Porch Roofs & Eaves Porch Location & Massing Cladding: Cladding materials should Soffits: Smooth surface composition balusters; Decorative metal allowed Porches are one story tall with either Full front porches are encouraged be consistent on all facades except board, plaster, tongue-and-groove on exposed porch steps. a shed or shallow hipped roof. Shed on Hampton Colonial houses with for special design elements such as wood, fi ber-cement panels, or poly- Porch Flooring and Steps: Brick, or hip porches typically have a 3-in- massing type A. Minimum porch gables, dormers, etc. mer historic reproductions. wood tongue and groove, or com- 12 to 4-in-12 pitch. depth is 8 feet. For wood deck Smooth, horizontal bevel or lap Gutters and Downspouts: Half- posite boards tongue and groove. porches, the gaps between brick siding, 4 to 8 inches wide, with round or ogee profi le gutters with Columns & Railings Porch Ceilings: Smooth surface com- piers are fi lled in with lattice pan- 5/4 by 6 inch dimensional corner round or rectangular downspouts in Columns include 10- and 12-inch posite board, plaster, T&G wood, or els. Solid porches should be faced boards; cut wood cedar shingles, copper, painted or prefi nished metal. round Doric columns and 8- to beaded-profi le plywood. in brick. miter cut corners or with 5/4 by 6 PVC is also acceptable in a color 10-inch square full-height tapered Fences and Garden Walls: Wood inch dimensional corner boards; that matches trim. box columns. Balusters should be vinyl siding is discouraged. picket, brick, stucco on block, or turned or square, and spaced no Windows: Double-hung; energy- combination. Trim: Stone, or cast stone; wood, more than 4 inches on center. effi cient wood, vinyl (solid or clad), Lighting: Porch pendant or wall- fi ber cement board, composite, or aluminum-clad with minimum mounted carriage lantern. polymer millwork for built-up sec- 3/4 inch wide projecting exterior tions. Historic reproductions of muntins. polymer are also permitted. Doors: Painted or stained wood or Foundations, Piers and Chimneys: aesthetic equivalent. Brick on all sides. Shutters: COLUMN TYPES Historic wood, polymer, Roofing: Metal, narrow standing light weight cement or fi berglass seam of 5-V panels (painted); Wood reproductions mounted as if oper- shingles/ shakes; Dimensioned archi- able and sized to match window. tectural grade asphalt or fi berglass Columns: Historic reproductions of RAIL DETAIL shingles; Slate/synthetic slate. Roof wood, polymer, or fi berglass with penetrations and fl at skylights may be classical entasis and proportions. placed on a roof not facing a public
2" thoroughfare with houses, maximum Railings: Wood milled top and bot- tom rails with straight or turned
3/4" of two skylights per roof plane.
8" dia. 10"–12" 2" sq. dia. 3"
4"
Paired Doric Single Doric 24'–28' 32'–36' or Tuscan or Tuscan
40 architectural patterns architectural patterns 41 Example of Porch patterns
architectural patterns 33 b. Ensure that infrastructure for water, b. Explore opportunities to retrofit sewer, and stormwater are sufficient streetscapes with stormwater facilities to accommodate infill residential in the public right-of-way, including development. Work with Public Works rain gardens, stormwater planters, to enforce existing infrastructure bioswales, and similar features. ordinances and implement stormwater B3.2 Preserve and expand the mitigation strategies. neighborhood tree canopy and amount of shade in residential STRATEGY B3 areas to yield benefits ranging from community health and heat PREPARE INDIAN RIVER’S mitigation to energy conservation, RESIDENTIAL COMMUNITIES FOR stormwater management, and THE IMPACTS OF SEA LEVEL traffic calming. RISE AND CLIMATE CHANGE a. Enforce existing tree protection Work with residents and property B3.1 ordinances. owners to implement strategies for addressing the impact of b. Enact regulatory and policy changes sea level rise on residential to encourage and incentivize tree properties. preservation and tree planting on residential properties. a. Assist residents with needed retrofits c. Increase the number of street trees to residential properties to mitigate the in Indian River through regular tree impacts of flooding as a result of sea planting. level rise, including: – Modifications to existing structures, such as elevating structures to withstand flood events – Stormwater mitigation strategies that are coordinated with greenway systems to manage stormwater runoff and alleviate flooding – Pavement removal and the planting of infill trees and vegetation on residential properties.
124 Chapter 2: The Plan Examples of green streets in residential areas. Swales and stormwater planters can absorb and filter stormwater runoff while also enhancing the streetscape and calming traffic. Street trees buffer the sidewalk while providing shade and heat mitigation. (Image Credit: artfulrainwaterdesign.psu.edu; Wikipedia Commons)
Indian River Planning Area Study 125 GUIDING PRINCIPLE C
CREATE A SERIES OF MIXED-USE, CIVIC, AND RECREATIONAL NODES
The Indian River community will include a series of mixed-use, civic, and recreational nodes that serve as destinations and centers of activity as well as places for the community to gather. Strategic redevelopment and commercial revitalization will serve as a catalyst for change. Improvements to streetscapes and public spaces, and the addition of new civic amenities, will create a distinct sense of place and will highlight Indian River’s recreational amenities.
The pattern book or zoning overlay STRATEGY C1 should highlight best practices PROMOTE REDEVELOPMENT in commercial frontage design AND COMMERCIAL and provide design guidelines REVITALIZATION AT THE INDIAN for actions such as façade and RIVER SHOPPING CENTER AND site improvements, landscaping, SURROUNDING COMMERCIAL buffers and transitions, signage, DISTRICT fenestration, etc.
C1.1 Create a revitalized, community- b. Pursue the addition of shopping and oriented “main street” at the restaurant tenants to enhance the “main eastern end of Indian River Road street” feel of the corridor. as a catalyst for change along the C1.2 Upgrade and re-tenant Indian entire corridor. River Shopping Center in the short-term. a. Enhance the physical character of existing commercial parcels at and a. Build on shopping center renovations around the intersection of Indian River to date by encouraging the and Sparrow Roads. property owners to continue façade – Encourage and support property improvements, install landscaping owners in implementing building and along the edges of the property and to site improvements, such as façade construct a landscaped entrance off improvements, landscaping, lighting Indian River Road (see Figure 2.10). improvements, and expanded b. Implement streetscape improvements shaded areas. along the Indian River frontage of the – Prepare a commercial pattern book property as an initial pilot project for the and/or a commercial zoning overlay larger main street redesign along Indian to guide property and business River Road (see “Guiding Principle A” for owners in upgrading their properties. more-detailed recommendations).
126 Chapter 2: The Plan RECREATION, INSTITUTION & CIVIC NODE - Build on the potential activity at the Blue “NODES”/ Heron Landing Park Elizabeth River ACTIVITY AREAS (explore events/ programming ideas) & GATEWAYS - Redevelop the commercial area Tanglewood Tr FIGURE: 2.8 surrounding Hazel KEY Court with a mix of Sparrow Rd uses Study Area Boundary Parks
Campostella Rd Rivers Sparrow Rd
Laurel Ave Floodplain Indian River Rd Multimodal Improvements along Major Roadways Tatemstown Rd Pedestrian & Bicycle improvements along local roads Oaklette Dr “Nodes”/Activity Areas Davis Ave Wingfield Ave Gateways
Fontana Ave Statham Rd
Lilac Ave
Hawthorne Dr MIXED USE NODE CIVIC NODE Elder Ave Willow Ave Cornick Ave Sparrow Rd - Create a civic campus - Phased redevelopment
around the existing Walnut Ave Cobb Ave of Indian River institutional area Shopping Center (High School & - Improve surrounding Middle School) and parcels as part Rokeby Ave community center Sparrow Rd of a larger-scale - Provide a core public 13 redevelopment gathering space - Develop multi-use Longdale Crescent trails to connect local destinations and Crown Crescent greenways Main St RECREATION NODE
Rock Creek Dr - Enhance access to Paramont Ave Indian River Park by redevelopment around
ProvidenceLloyd RdDr Rokeby Center S MilitarySmith AveHwy
Old Greenbrier Rd - Provide improved parking area, signage,
Dunbarton Dr park entrance amenities such as information Live Oak Dr board, water fountain,
Georgetown Blvd Steppingstone Sq trail maps, activity/ event information, etc.
Greenbrier Pkwy
13 N 0 0.25 0.5 Miles Woodlake Dr 1” = 0.4 Miles Data Sources: City of Chesapeake, Hampton Roads Planning District Commission (HRPDC), City of Norfolk 64
Indian River Planning Area Study 127 INDIAN RIVER SHOPPING CENTER AREA POTENTIAL IMPROVEMENT OPTIONS
The Indian River Shopping Center has square footage within the range required by historically served as a central shopping most modern grocery operators. area for study area residents over the decades but has fallen on difficult times in The rear of the site is comprised of 54,000 recent years. Declining building conditions SF of in-line retail, services, restaurants, and disinvestment has resulted in higher or small office spaces. The front of the site vacancy rates and the loss of its anchor includes one to two outparcels or a larger grocery store. Based on input from local commercial building of 10,500 SF, which residents, the community would like to see could accommodate a larger family-style the shopping center revitalized in a way restaurant, with a sandwich shop or cluster that would attract a new full-service grocery of small retailers (e.g., cell phone store, anchor and a variety of shops, restaurants donut shop, ice cream shop, tax preparation and service businesses to serve the services) neighborhood. The far eastern edge of the site is lined In the future, the 12.5-acre Indian River by housing. A higher-density option could Shopping Center site could be repositioned include up to 90 units of multifamily housing for a “higher and better use” or sold for in three stories above a podium. Under this redevelopment. The accompanying land use option, roughly 77 cars could be parked concept illustrates how the site could fulfill under the podium, while additional parking the community’s vision by accommodating could be accommodated in surface spaces a 50,000 to 68,000 SF full-service grocery in front of the building. A lower density option store with a bakery, deli, a coffee shop, could include 12 townhomes with individual and perhaps in-house banking services garages at ground level. (incorporation of the existing Bank of Total parking for the site would equal 473 America) on the west side of the site. The spaces for both commercial and residential redeveloped grocery space would offer more uses.
EXISTING FIGURE: 2.9 EXISTING COMMERCIAL Fontana Ave (SHOPPING CENTER) MacDonald Rd
Sparrow Rd
EXISTING COMMERCIAL
Indian River Rd
128 Chapter 2: The Plan PHASE 1 IMPROVEMENTS FIGURE: 2.10
FACADE IMPROVEMENTS Fontana Ave Sparrow Rd
MacDonald Rd
ENTRANCE ENHANCEMENTS
Indian River Rd
STREETSCAPE ENHANCEMENTS (ROAD DIET OPTION 1)
PHASE 2 IMPROVEMENTS FIGURE: 2.11 NOTE: The uses shown in the graphic are MULTIFAMILY COMMUNITY PARKING LOT SMALL SCALE GROCERY examples only to HOUSING SPACE ENHANCEMENTS RETAIL STORE illustrate the variety MacDonald Rd Fontana Ave of land uses.
Sparrow Rd
TOWNHOMES Indian River Rd
KEY Parks & Landscaping Commercial/Retail STREETSCAPE ENHANCEMENTS Residential (ROAD DIET Parking OPTION 2)
Indian River Planning Area Study 129 c. Work with the property owner to plant – As a final phase, redevelop the main trees on the property. Explore grant structure of the shopping center. opportunities to support tree planting, While this phase will require at such as the Virginia Conservation least 18 to 24 months to tear down Assistance Program (VCAP) and the and rebuild, the remainder of the Trees for Clean Water Grant. property—the grocery store and the residential—would be operating at C1.3 As a long-term goal, redevelop Indian River Shopping Center into full stabilization by this time. higher-density development with d. Consider the potential for redevelopment a mix of uses, as illustrated and of surrounding parcels as part of a described in Figure 2.11. larger-scale redevelopment.
a. Consult with area property owners to – Pursue future redevelopment explore the potential for redevelopment of commercial frontage at the at Indian River shopping center and southwest and northwest corners surrounding parcels. of the intersection of Sparrow Road and Indian River Road. While b. Consider the use of tax-increment these parcels are not an immediate financing to assist in making concern due to the fairly good infrastructure investments in the condition of the existing building, development or to provide revenue the area may benefit from future incentives to the developer. redevelopment opportunities in this c. Redevelop the shopping center in location—one of the most important phases to gradually replace older commercial intersections in the buildings with newer, more efficient planning area. commercial space (see Figure 2.11). – If redevelopment of the commercial – As a first phase, construct a larger frontage does not occur in tandem building to attract a new full- with redevelopment of Indian service grocery store, which could River Shopping Center, encourage incorporate the existing Bank of property owners to implement America branch into the building site and building improvements frontage along Indian River Road. to enhance the appearance and – As a subsequent phase, construct function of these parcels, creating a the residential portion of the more inviting primary gateway into development. This portion of the the Indian River community. development could be constructed – Work with the City of Virginia without disrupting the main Beach to explore the potential to commercial building or the outparcel incorporate the roughly 3.8 acres of tenants; it would, however, impact commercial frontage—located along the buildings east of Advanced Auto Indian River Road, just outside the Parts. planning area in the City of Virginia Beach—into a larger redevelopment.
130 Chapter 2: The Plan Create a civic campus and STRATEGY C2 C2.2 institutional core with a distinct CREATE A SERIES OF sense of place in the vicinity of NODES AROUND CIVIC AND Indian River High School and RECREATIONAL FOCAL POINTS the adjacent lake, incorporating existing community facilities. C2.1 Establish a node of civic and recreational uses near Indian a. Construct a community plaza and River Bridge encompassing associated public amenities (e.g., a play Blue Heron Landing Park and area and/or spray park) that serve as the historic Norfolk Highlands a gathering place for the Indian River Primary School. community and visitors to the campus. a. Establish a distinct identity for the area, b. Construct one or more multi-use trail informed by the area’s recreational connections through the campus, amenities and its proximity to historic connecting to recreational amenities resources such as the Oaklette and mixed-use nodes along Indian River neighborhood and the Norfolk Highlands Road via the area-wide trail network community, including the Norfolk (as described in “D” below). In the Highlands Elementary School building. vicinity of the lake, incorporate a variety of amenities along the trail, including – Redevelop the commercial area seating area, benches, fitness stations, surrounding Hazel Court with a and other such facilities. mix of uses that complement the waterfront location and leverage c. Construct a defined entrance into the the area’s proximity to Blue Heron campus from that serves as a gateway Landing Park (e.g., restaurants with that welcomes visitors into the campus patio dining, food vendors, public and provides a transition to the campus gathering spaces, etc.) from surrounding land uses. – Implement streetscape d. Rehabilitate the perimeter of the lake improvements (see “Guiding with native vegetation and wetland Principle A” above) to reinforce and plantings to create an attractive complement the area’s historical recreational and ecological resource. significance and character. e. Preserve the existing stand of trees at – Work with local organizations such the north end of the site as a natural as Friends of Indian River to market amenity and visual buffer. the area as a destination (e.g., print media, digital media, word of mouth).
Indian River Planning Area Study 131 The civic campus could include elements such as green space for community gatherings, trails around the lake and wetland areas, and outdoor seating areas to activate surrounding civic uses (e.g., library, community center). (Image Credits: City of Shawano, WI; placelaboratory.com, sccld.org)
f. Collaborate with Chesapeake Public improved access to Indian River Park Schools to conceive, coordinate, from Providence Road. and implement the civic campus and – Highlight the entrance to this institutional core. area with enhanced landscaping, C2.3 Establish a community node signage, and a formalized parking and recreational gateway at the area. Rokeby Center and entrance to – Install visitor amenities such as a Indian River Park. rest area, seating, a community a. Leveraging the existing community bulletin board, and water fountains. center, create an enhanced and b. Enhance the intersection of Providence expanded community destination with Road and Rokeby Avenue with landscaping, signage, art, and/or other elements to create a gateway to recreational activities and highlight access to Indian River Park.
132 Chapter 2: The Plan STRATEGY C3 STRATEGY C4 PURSUE OTHER COMMERCIAL ENSURE COMPATIBLE LAND USE REVITALIZATION AND TRANSITIONS REDEVELOPMENT OPPORTUNITIES C4.1 Encourage compatible transitions in land use and character C3.1 Monitor opportunities to from redevelopment sites redevelop select parcels identified and commercial properties as potential revitalization and to surrounding residential redevelopment opportunities that neighborhoods. could support increased density a. Encourage compatible transitions in or a mix of uses in the future. building heights adjacent to residential a. Work with property owners to neighborhoods through gradual understand long-term needs and the reductions in building height or redevelopment potential of identified architectural variations. parcels along Military Highway, Route b. Encourage the incorporation of 13/Providence Road, Greenbrier landscape buffers where commercial Parkway and Woodlake Drive, properties abut residential uses. and English Avenue as well as at c. Promote the preservation of existing Steppingstone Square (see Figure trees and vegetation to retain natural 1.6.8). character and provide visual screening. b. Partner with the City of Virginia Beach to explore the potential for the redevelopment of properties adjacent to the Indian River planning area as part of a coordinated redevelopment effort with the City of Chesapeake. c. Work with the EDA to develop strategies for revitalizing these and other sites in the area.
Indian River Planning Area Study 133 GUIDING PRINCIPLE D
IMPROVE AND EXPAND THE OPEN SPACE NETWORK
The Indian River community will enjoy a connected network of accessible open spaces, offering an expanded range of recreational opportunities and places to gather. Residents will benefit from the addition of new open spaces and civic gathering places as well as from park facility enhancements and access improvements.
– Environmentally-sensitive materials, STRATEGY D1 such as permeable pavers, should CREATE A CONNECTED be utilized to the maximum extent NETWORK OF ACCESSIBLE feasible. OPEN SPACES b. Design and install wayfinding and other D1.1 Improve access and connections signage to welcome visitors to the park, within Indian River Park by direct them to park facilities, and provide creating four “front doors” to other visitor information. welcome visitors and make c. Construct trail connections through the the park more accessible from park to improve access to and between surrounding neighborhoods. park facilities while connecting to major a. Establish defined parking areas at select access points. access points to the park. d. Work with Parks, Recreation, and – The design of these parking areas Tourism to develop a trail management should feature attractive and plan for Indian River Park to define welcoming landscaping within the guidelines for use of park facilities, parking area and around its edges, maintenance strategies, and marketing/ to soften their appearance, capture promotion. runoff, and foster a sense of arrival D1.2 Leverage Blue Heron Landing into the park environment. Park as a new open space – Amenities such as water fountains, destination for the Indian River seating, and rest areas should be community. incorporated into these parking area a. Improve access to Blue Heron Landing designs. by creating a green connection linking
134 Chapter 2: The Plan BLUE HERON LANDING PARK - Improve access to Blue Heron Landing by creating a green Elizabeth River GREENWAY connection via Lilac Avenue NETWORK - Promote water-based recreational activities Tanglewood Tr FIGURE: 2.12 and the facilities to KEY support them Sparrow Rd Study Area Boundary Parks
Campostella Rd Rivers Sparrow Rd
Laurel Ave Floodplain Indian River Rd Multimodal Improvements along Major Roadways Tatemstown Rd Greenways (multi-use trails, sidewalks along with bike lanes) Oaklette Dr Public Waterfront Davis Ave Access Wingfield Ave
Fontana Ave Statham Rd Pedestrian Bridge Indian River Park
Lilac Ave
Hawthorne Dr Elder Ave Access Points Willow Ave PEDESTRIAN BRIDGES Cornick Ave Sparrow Rd
- Explore potential Walnut Ave Cobb Ave GREENWAY NETWORK pedestrian and bicycle connections across - Create a network of Indian River to connect Rokeby Ave multimodal linkage to communities, parks Sparrow Rd connect neighborhoods and destinations on 13 with parks/open spaces both sides of the river and activity areas/ Longdale Crescent destinations - Provide the linkages Crown Crescent via multi-use trails/ Main St combination of
Rock Creek Dr continuous sidewalk and bike lane Paramont Ave Providence Rd connections
Lloyd Dr S MilitarySmith AveHwy
Old Greenbrier Rd
Dunbarton Dr
Live Oak Dr 64
Georgetown Blvd Steppingstone Sq
Greenbrier Pkwy 13 INDIAN RIVER PARK ACCESS POINT - Promote new and improved access points to Indian River N Park with signage, 0 0.25 0.5 Miles Woodlake Dr park amenities such 1” = 0.4 Miles as information board, water fountain, trail Data Sources: City of Chesapeake, maps, activity/event Hampton Roads Planning District information, etc. Commission (HRPDC), City of Norfolk 64
Indian River Planning Area Study 135 Examples of park and trail entrances enhanced by signage and structural elements. These elements, along with a transition in paving, create a visible gateway into the park from the surrounding neighborhood. (Image Credits: graphis.com; njhiking.com; Tennessee River Valley Geotourism)
the park with neighborhoods to the D1.3 Make Plymouth Park a usable south via Lilac Avenue. waterfront park with waterfront b. Maximize the use of the park’s access and connections to and waterfront by promoting water-based from the east side of Indian River. recreational activities and the facilities to a. Work with Friends of Indian River to support them. pursue opportunities for waterfront c. Program the park with a range of events access including potential construction and activities to attract visitors to the of an overlook. park. b. Construct at least one pedestrian and bicycle bridge connecting the east and west sides of Indian River (see also Action 3.4).
136 Chapter 2: The Plan c. Work with Parks, Recreation, and D1.5 Maximize the potential of the Tourism and the Friends of Indian River Indian River community’s to establish a tree planting program in waterfront for public amenities the park. and resiliency.
D1.4 Establish a network of green a. Continue to pursue land acquisition connections along select streets opportunities along the waterfront to to link open spaces via pedestrian provide public access to and along and bicycle facilities and the rover, while creating spaces for ecological corridors. new public amenities and recreation opportunities. a. Establish sidewalk and trail connections with integrated landscaping and – Investigate opportunities to provide istormwater infrastructure linking waterfront access adjacent to neighborhoods and parks. Plymouth Park. – Prioritize key routes to and from – Explore opportunities for waterfront parks, including Lilac Avenue, access along the southern end of Sparrow Road, Cornick Avenue, Indian River, north and south of Rokeby Avenue, and Wingfield Providence Road. Avenue. b. Preserve and expand natural areas – Pursue opportunities to construct along the waterfront for protection an east-west trail connection south against the impacts of sea level rise, of Military Highway and north of habitat creation, pollutant filtration, Woodlake Drive and Steppingstone erosion control, and open space Square, connecting through Indian amenities. River Park. – Preserve, restore, and expand b. Create green connections along riparian vegetation, utilizing native sidewalks and trails to extend a park-like plants. aesthetic and natural character along – Study opportunities to restore and primary routes to parks (as identified in daylight tributary streams. “Guiding Principle A” above). c. Consider and implement appropriate – Prioritize these access streets for public safety measures to ensure safe infill tree planting, understory planting, access to the water during and following and landscaping to create a continuous implementation of projects such as tree canopy and landscape panel along shoreline restoration, habitat restoration, each street. environmental cleanup, dredging, and i. Create new civic gathering spaces other waterfront restoration projects. throughout the community ii. Civic spaces in nodes (as described under “Guiding Principle C2.2” above). iii. Other gathering spaces.
Indian River Planning Area Study 137 A neighborhood in the Indian River community 138 Chapter 3: Implementation Matrix IMPLEMENTATION STRATEGIES 3 IMPLEMENTATION MATRIX
Indian River Planning Area Study 139 IMPLEMENTATION MATRIX
The Plan recommendations provide a path towards realization of a shared vision and future for the Indian River community. The staging and implementation of these recommendations will be key to achieving a realistic vision.
This implementation matrix provides Funding sources for these actions may an outline that the City, agencies, and include a variety of different sources stakeholders can use to implement the including the City’s General Fund, Capital recommendations of this plan. It consists Improvements Program/Plan allocation, of a series of actions for each strategy that, grants, and or other sources. Some action once implemented, will achieve the goals items may require a combination of funding of this plan. The matrix will also help guide sources. decisions on: The timeline for implementing these actions – Prioritizing actions and strategies varies given their complexity, cost, number – Recommended leadership in of partners, and other factors. The timeline implementing specific actions includes short term (0 to 2 years), medium term (2 to 10 years), and long term (10+ – Potential collaborations years) phases. – Sources of funding The action items with related implementation elements will help guide the City, as well as non-profit and private organizations, toward informed decision making on advancing the recommendations envisioned in this plan.
140 Chapter 3: Implementation Matrix A. IMPROVE CONNECTIONS BETWEEN NEIGHBORHOODS, DESTINATIONS, AND AMENITIES
RESPONSIBLE IMPLEMENTATION POLICIES AND ACTIONS FUNDING TIMELINE PARTIES
STRATEGY A1: IMPLEMENT A MAIN STREET REDESIGN, INCLUDING A ROAD DIET, ALONG INDIAN RIVER ROAD Road Diet Phase 1: Replace one drive lane in each direction City General Fund/ Short Term with a buffered bicycle lane CIP
Road Diet Phase 2: Permanently implement a road diet City General Fund/ Long Term through median construction and lane reconfiguration CIP
Prepare an access management plan to identify opportunities City (in General Fund/ Medium Term for access improvements coordination CIP with Norfolk and Virginia Beach) Implement access and safety improvements including reducing City, Public- General Fund/ Medium Term the number of curb cuts, constructing crosswalks, etc. Private CIP, Private/ Partnership with Property Owner Property Owners Contributions
STRATEGY A2: ENHANCE THE PEDESTRIAN REALM AND SENSE OF PLACE ALONG INDIAN RIVER ROAD
Prepare a streetscape improvement plan and detailed design City General Short Term for Indian River Road Fund/CIP, Transportation Funding/Grants Consider options for near-term safety and placemaking City General Medium Term improvements including striping, special paving, median/ Fund/CIP, pedestrian refuge construction, driveway consolidation, etc. Transportation along Indian River Road Funding/Grants Implement the remainder of the streetscape/sidewalk area City General Medium to Long improvements for Indian River Road Fund/CIP, Ter m Transportation Funding/Grants
Indian River Planning Area Study 141 RESPONSIBLE IMPLEMENTATION POLICIES AND ACTIONS FUNDING TIMELINE PARTIES
STRATEGY A3: IMPROVE PEDESTRIAN AND BICYCLE CONNECTIONS WITHIN AND BETWEEN NEIGHBORHOODS Conduct a feasibility analysis to identify pedestrian and bicycle City General Short Term improvements Fund/CIP, Transportation Funding/Grants Fund and implement pedestrian and bicycle improvements City CIP Short, Medium that include grade-separated multi-use paths, sidewalks on and Long Term both sides of the street, on-street parking, buffered bike lanes, sharrows, and pedestrian crosswalks at all intersections Explore pedestrian and bicycle improvements along high- City CIP Medium to Long volume and north-south routes (for example, Sparrow Road, Ter m Rokeby Avenue, and Greenbrier Parkway) Construct trail networks as recommended in the plan (for City General Short, Medium example along Lilac Avenue and Rokeby Avenue) Fund/CIP, and Long Term Transportation Funding/Grants Study and implement targeted pedestrian safety improvements City General Short, Medium along Providence Road Fund/CIP, and Long Term Transportation Funding/Grants Study and construct one or more pedestrian/ bicycle crossings City General Medium to Long of Indian River at strategic locations [for example, at the Fund/CIP, Ter m terminus of Lilac Avenue, between Plymouth Park and Cornick Transportation Avenue, and at Dunbarton Drive and Plymouth Park (via a Funding/Grants boardwalk)] STRATEGY A4: IMPLEMENT STRATEGIC ENHANCEMENTS TO ENCOURAGE MULTIMODAL MOBILITY ALONG MILITARY HIGHWAY Conduct a feasibility analysis to assess potential for improved City, VDOT, General Short to Medium transit access along Military Highway including connections to related Transit Fund/CIP, Ter m regional transit Authorities Transportation (including HRT) Funding/Grants Establish a new pedestrian connection from the intersection City General Fund/ Medium Term of Paramont Avenue and Military Highway to the trails within CIP Indian River Park Address gaps in the sidewalk network along Military Highway City General Short, Medium including between Paramont Avenue and Rokeby Avenue, as Fund/CIP, and Long Term well as between Indian River High School and Indian River Transportation Park Funding/Grants Connect Providence Road and Military Highway via a sidewalk City General Medium Term or a paved multi-use path along Paramont Avenue Fund/CIP, Transportation Funding/Grants 142 Chapter 3: Implementation Matrix RESPONSIBLE IMPLEMENTATION POLICIES AND ACTIONS FUNDING TIMELINE PARTIES
Improve pedestrian and bicycle crossings on Military Highway City General Medium and (e.g., at Paramont Avenue, Rokeby Avenue, etc.) Fund/CIP, Long Term Transportation Funding/Grants Promote shared access to properties along Military Highway by City, Public- General Fund/ Medium and consolidating or eliminating curb cuts Private CIP, Private/ Long Term Partnership with Property Owner Property Owners Contributions Install enhanced signage, wayfinding, and entry points along City General Fund/ Medium and Military Highway to direct visitors to various community parks, CIP Long Term facilities, and destinations
STRATEGY A5: ImPROVE CITYWIDE AND REGIONAL MOBILITY OPTIONS IN COLLABORATION WITH REGIONAL PARTNERS
Work with Hampton Roads Transit and surrounding City, HRT HRT/State/ Medium to Long jurisdictions to improve existing bus routes serving Indian Federal Funding Ter m River, including frequency and bus stop accessibility/amenities Work with regional partners to improve frequency and reliability City, HRT (in HRT/State/ Medium to Long for regional bus connections coordination Federal Funding Ter m with Norfolk and Virginia Beach) Expand the citywide and regional greenway network City (in General Medium to Long coordination Fund/CIP, Ter m with Norfolk and Transportation/ Virginia Beach) Recreation related Grants/ Funds Explore first-mile and last-mile connections to high-capacity City, HRT (in HRT/State/ Medium to Long transit from the Indian River Road Corridor (potential circulator coordination Federal Funding Ter m bus route; micro-mobility options such as bike share, electric with Norfolk and bicycles, and e-scooters; and street lighting improvements) Virginia Beach)
Indian River Planning Area Study 143 B. PRESERVE AND REHABILITATE RESIDENTIAL NEIGHBORHOODS
RESPONSIBLE IMPLEMENTATION POLICIES AND ACTIONS FUNDING TIMELINE PARTIES
STRATEGY B1: ENCOURAGE THE PRESERVATION AND REHABILITATION OF INDIAN RIVER’S HOUSING STOCK Identify and implement regulatory tools to prevent teardowns City General Fund/ Short to Medium of residential structures by closing loopholes in existing CIP Ter m regulations Implement programs to preserve existing affordable City CDBG and Medium Term housing supply through rehabilitation and maintenance on a related neighborhood level (e.g., Oaklette/Wingfield Avenue North, Community Plymouth Park/Stalham Road, and Norfolk/Hawthorne Drive) Development Funds Explore the potential to rehabilitate or reposition MacDonald City HUD Programs Short to Medium Manor Development to encourage a mix of household incomes Ter m and land uses using dedicated federal funding sources
STRATEGY B2: ENCOURAGE COMPATIBLE RESIDENTIAL INFILL
Prepare a residential pattern book City General Fund/ Short to Medium CIP Ter m
STRATEGY B3: PREPARE INDIAN RIVER’S RESIDENTIAL COMMUNITIES FOR THE IMPACTS OF SEA LEVEL RISE Assist residents with needed retrofits to residential properties City City Staff Short, Medium to mitigate flooding as a result of sea level rise. Technical and Long Term Assistance Explore opportunities to retrofit streetscapes with stormwater City General Fund/ Short, Medium facilities in public space CIP, State or and Long Term Federal Funding Preserve neighborhood tree canopy and shade amount in City, Friends of General Fund/ Short to Medium residential areas through tree protection ordinances Indian River CIP Ter m
Increase the number of street trees in Indian River through City, Friends of General Fund/ Short, Medium regular tree planting Indian River CIP and Long Term
144 Chapter 3: Implementation Matrix C. CREATE A SERIES OF MIXED-USE, CIVIC, AND RECREATIONAL NODES
RESPONSIBLE IMPLEMENTATION POLICIES AND ACTIONS FUNDING TIMELINE PARTIES
STRATEGY C1: PROMOTE REDEVELOPMENT AND COMMERCIAL REVITALIZATION AT THE INDIAN RIVER SHOPPING CENTER AND SURROUNDING COMMERCIAL DISTRICT Prepare a commercial pattern book and/or commercial zoning City General Fund/ Short to Medium overlay to guide property and business owners in upgrading CIP Ter m their properties Pursue the addition of shopping and restaurant tenants to City / EDA City Staff Short, Medium enhance the “main street” feel of the corridor. Assistance and Long Term
Implement streetscape improvements along the Indian River City General Short to Medium frontage of the Indian River Shopping Center, as an initial Fund/CIP, Ter m pilot project for implementation of “main street redesign” along Transportation Indian River Road Funding Upgrade and re-tenant the Indian River Shopping Center City / EDA, City Staff Short to Medium (continue facade improvements, install landscaping, tree Property Owner Assistance, Ter m planting) Property Owner Contributions Redevelop Indian River Shopping Center into a higher-density City / EDA, City Staff Medium to Long development with mix of uses Property Owner Assistance, Ter m Private/ Property Owner Contributions Consider the potential for redevelopment of surrounding City / EDA, City Staff Short, Medium parcels near the Indian River Shopping Center as part of Property Owners Assistance, and Long Term larger-scale redevelopment Private/ Property Owner Contributions
Indian River Planning Area Study 145 RESPONSIBLE IMPLEMENTATION POLICIES AND ACTIONS FUNDING TIMELINE PARTIES
STRATEGY C2: CREATE A SERIES OF NODES AROUND CIVIC AND RECREATIONAL FOCAL POINTS
Redevelop the commercial area surrounding Hazel Court with City / EDA, City Staff Medium to Long a mix of uses that complement the waterfront location Public-Private Assistance, Ter m Partnership with Property Owner Property Owners Contributions Construct a community plaza and public amenities that serve City General Fund/ Medium Term the Indian River community and visitors to the civic campus CIP in the vicinity of the Indian River High School and existing community facilities Construct multi-use trail connections through the civic campus City General Fund/ Medium to Long to connect to the area-wide trail network CIP, Trails or Ter m Recreational Funding Rehabilitate the perimeter of the lake (in the civic campus) with City General Fund/ Short, Medium native vegetation and wetland plants CIP, Trails or and Long Term Recreational Funding Install access improvements and visitor amenities at the Indian City, Friends of General Fund/ Short, Medium River Park entrance (near Rokeby Center) (e.g., landscaping, Indian River CIP, Trails or and Long Term signage, formalized parking areas, seating, a community Recreational bulletin board, water fountains) Funding STRATEGY C3: PURSUE OTHER COMMERCIAL REVITALIZATION AND REDEVELOPMENT OPPORTUNITIES Partner with the City of Virginia Beach to explore the potential City / EDA, City Staff Short, Medium for redevelopment of properties adjacent to the Indian River City of Virginia Assistance, City and Long Term planning area Beach of Virginia Beach Assistance, Property Owner Contributions Work with property owners to understand long-term needs City / EDA City Staff Short to and the redevelopment potential of identified parcels Assistance Medium Term (e.g., along Military Highway, Route 13/Providence Road, Greenbrier Parkway and Woodlake Drive, and English Avenue as well as at Steppingstone Square)
146 Chapter 3: Implementation Matrix D. IMPROVE AND EXPAND THE OPEN SPACE NETWORK
RESPONSIBLE IMPLEMENTATION POLICIES AND ACTIONS FUNDING TIMELINE PARTIES
STRATEGY D1: CREATE A CONNECTED NETWORK OF ACCESSIBLE OPEN SPACES
Improve access and connections within Indian River Park (e.g., City, Friends of General Fund/ Short, Medium defined parking areas, designing and installing wayfinding, Indian River CIP, Trails or and Long Term constructing trail connections, etc.) Recreational Funding Develop a trail management plan for Indian River Park City, Friends of General Fund/ Short Term Indian River CIP
Promote water-based recreational and community activities at City, Friends of City Staff Short, Medium Blue Heron Landing Park Indian River Assistance, and Long Term General Fund Work with Friends of Indian River to pursue opportunities City, Friends of General Fund/ Medium to Long for waterfront access at Plymouth Park including potential Indian River CIP, Trails or Ter m construction of an overlook Recreational Funding Work with Parks, Recreation, and Tourism and Friends of City, Friends of General Fund/ Short, Medium Indian River to establish a tree planting program in Plymouth Indian River CIP, Grant and Long Term Park Funding Establish a network of sidewalks and trails (with integrated City, Friends of General Fund/ Short, Medium landscaping and stormwater infrastructure) between parks and Indian River CIP, Trails or and Long Term residential neighborhoods (e.g., Lilac Avenue, Sparrow Road, Recreational Cornick Avenue, Rokeby Avenue, Wingfield Avenue, east-west Funding trail connection south of Military Highway) Continue to pursue land acquisition opportunities along the City, Friends of General Fund/ Short, Medium waterfront to provide public access to the water (including Indian River CIP and Long Term appropriate public safety measures) Preserve, restore, and expand riparian vegetation, utilizing City, Friends of General Fund/ Short, Medium native plants (including appropriate public safety measures) Indian River CIP, Grant and Long Term Funding Study opportunities to restore and daylight tributary streams City, Friends of General Fund/ Short, Medium Indian River CIP, Trails or and Long Term Recreational Funding
Indian River Planning Area Study 147