II. Mixed-Use and Infill Development in the Urban Overlay District

II. Mixed-use and Infill Development in the Urban Overlay District

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-1 This perspective drawing illustrates how the urban streetscape should be clearly deﬁ ned by buildings that conform to a uniform “build-to” line.

In Reston, Virginia’s Town Center, this pedestrian walkway connects This perspective drawing illustrates how a public park will enhance parking to the main street. Brick paving, seasonal planting in the urban environment planters, awnings, and an artful shade structure create an inviting urban environment. Intent

The Urban Overlay District, containing There are generally two types of mixed- restaurants, entertainment, and hotels, generally the City’s older urbanized area use development: vertical mixed-use, to create a destination that attracts users north of the Albemarle and Chesapeake the provision of multiple uses within from a broad area. Regional mixed-use Canal, has been designated for develop- a building, and horizontal mixed-use, development may be co-located with ment at higher densities. The historical the arrangement of multiple uses on a special attractions, such as a waterfront development pattern has resulted in this site in a complex of related buildings. promenade, a marina, an historic site, district’s current mixture of stable, older Connectivity among uses should be or other natural and cultural resources. neighborhoods, waterfront industrial achieved with an open space system of Local mixed-use development provides areas, and aging commercial corridors. streetscapes and parks. As pedestrian- a mix of services for the convenience of These guidelines address mixed-use and oriented communities, mixed-use and the users and residents of the develop- infill development within the Urban infill developments are intended to ment and adjacent neighborhoods. Overlay District. reduce sprawl and automobile trips. Mixed-use development within the A mixed-use development is a single Mixed-use development may be Urban Overlay District should meet unified development that incorporates regionally or locally focused. A regional the standards for urban planned unit two or more different uses within mixed-use development is highly development (PUD-U) as approved by walking distance of one another and accessible from major highways and city council. may include a variety of housing types. includes a mix of uses, such as retail,

II-2 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL Mixed-use development, such as this retail, oﬃ ce, and residential complex in Alexandria, Virginia, is oriented to the nearby Metrorail station. Located on a small site within an older residential neighborhood with a mix of residential types, the development has an interesting variety of building massing, height, and architectural ornamentation, and is a good example of compatible inﬁ ll development.

Intent

Infill development should contribute relation to transportation corridors, Mixed used and infill development to the revitalization of the existing accessible waterfronts, transportation and gateways can help to “reduce the community and neighborhood where facilities and multi-modal transit hubs, negatives,” such as under-utilized or such development is proposed. Existing town centers, and areas designated for abandoned buildings, unsafe areas, and infrastructure, including roads and utili- revitalization. Critical factors associated dilapidated streetscapes. They should ties, proximity to a variety of existing with mixed use and infill developments create appealing built environments in uses, and the desirability of being part are land use and density, careful plan- which to live, work, and play. of an established neighborhood are ning, phasing, the economic climate, incentives for the construction of new and construction costs. buildings or the expansion of existing buildings within older neighborhoods. Redevelopment that could occur as part Infill development within the Urban of mixed-use and infill development Overlay District should meet the may require upgrading of the existing standards for urban planned unit infrastructure system including roads, development (PUD-U). utilities or other services. These issues should be addressed as part of the plan- Mixed use and infill developments and ning and design process. gateways are especially well suited in

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-3 Shirlington, Virginia New residences are located a short walk from Shirlington’s main street.

Shirlington, Virginia, is a mixed-use inﬁ ll development that revitalized an older retail main street and the adjacent blocks with new construction and streetscape enhancement. With its combination of boutique shops, rich variety of restaurants, and a cineplex, Shirlington is a regional att raction with direct access from the interstate. The development mix includes residential, oﬃ ce, and government/institutional uses. Parking is accommodated in both surface lots and parking decks at the rear of the buildings. Land Use and Density

Land uses in mixed-use and infill or more of the following land uses: The recommended mix of land uses is areas include commercial office, retail, commercial office/hotel, retail, restau- 10% to 30% commercial office/hotel, 10% restaurant and entertainment, hotel, rant and entertainment, and a variety to 30% retail, and 20% to 80% residen- and a variety of residential types, of residential types, including single- tial. Residential densities should be no including single-family, townhouse, family, townhouse, and multi-family. more than 30 dwelling units per acre. and multi-family. A mix of uses is encouraged to provide a diverse and The goal for the mix of land uses in the Within an infill project depending compatible development. Ground urban overlay district (and suburban on the size and location, it is possible level retail, restaurants, and businesses district) is to achieve a balance of uses to to consider not only the infill project accessible by sidewalk with residential provide for housing, employment and but also adjacent properties when and/or commercial uses above provides retail. The specific mix will vary from addressing the target for the mix of uses. services for the daily needs of the project to project based on the site, loca- A key factor in considering adjacent immediate neighborhood. tion, and relationship to infrastructure. parcels is the potential for including It is recommended that the following direct connections between the parcels The land use(s) of infill development range of percentages for the mix be to allow for both pedestrian and should be compatible with the adjacent achieved where possible: vehicular integration of uses. land use(s). Infill development may include one or a combination of two

II-4 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL Example of infi ll within an urban grid street patt ern: Locate infi ll Example of commercial infi ll development within a curvilinear street buildings facing the primary street, with parking lots located to the patt ern: Defi ne the streets with uniform “build-to” lines. Provide rear, and provide sidewalks to promote pedestrian connectivity. multiple vehicular and pedestrian connections to the neighborhood.

In Arlington, Virginia, these retail buildings, with offi ce and apart- In Alexandria, Virginia, mixed-use and infi ll buildings, with street- ments above, provide a consistent setback along a primary street. level retail and offi ces and residential on upper fl oors, provide a consistent edge along King Street from the river to the metro station.

Neighborhood Framework

A neighborhood framework is defined • Blocks not longer than 500 feet • Alleys that provide separate access to by the arrangement of streets and parking and garages, and also accom- blocks. Within the Urban Overlay • Buildings with consistent setbacks modate fi re apparatus; District, there are two existing frame- facing the primary street with limited works: a rectilinear street grid, such side yards; • Sense of community identity as either as in the South Norfolk neighborhood, a stand-alone project or as an integral and a curvilinear pattern typical of the • Minimum street widths to support part of an existing neighborhood; neighborhoods developed in the late fi re apparatus twentieth century. To strengthen this • Pedestrian-friendly sidewalks for district’s distinctive character, mixed-use • On-street parking that contributes to convenient access to residences, and infill developments should have traffi c-calming; businesses, shops and restaurants, frameworks with the following charac- schools and cultural att ractions, and teristics: • Parking lots located primarily at the active and passive open space; and rear of buildings; • A hierarchy of street widths that • Adjustments in the street patt ern to provides multiple travel options and • Residential garages should be deem- preserve the natural environment multiple points of connection to phasized by locating them as sepa- should be permitt ed. existing streets (dead-end streets and rate buildings or sett ing back from cul-de-sacs should be avoided) ; the primary façade of the house;

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-5 Infi ll development of individual lots within Infi ll development of multiple lots within a Infi ll development of multiple blocks an existing neighborhood. block within an existing neighborhood. within an existing neighborhood.

Neighborhood Framework

STREET CONNECTIVITY • Existing neighborhoods with a • In an existing neighborhood that strong patt ern of streets, blocks, and lacks a strong development patt ern, • Infi ll development within an existing building fabric should be enhanced infi ll development should develop neighborhood can range in size from and revitalized with compatible infi ll its own neighborhood framework of a single lot to multiple lots within a development which reinforces the streets and blocks, introduce build- block, to multiple blocks. existing patt ern. to lines, adopt parking strategies, and create multiple connections to establish a pedestrian-friendly urban environment.

II-6 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL On an urban residential street, a consistent build-to line and uniform front yard setback are characteristics of the streetscape.

This plan is an example of inﬁ ll development of several blocks On-street parking, both parallel and angled, is convenient for shop- where the existing street grid is maintained and new blocks are pers on this mixed-use street. Resident parking is located to the rear. compatible in character with the existing patt ern of development. Site Planning

STREET CONNECTIVITY • Parking located in the side or rear • Pocket parks or plazas that provide yard of each single-family residence; gathering places along the commer- Site planning is the physical organiza- cial corridor.; and tion of a development on the ground • Connectivity with existing land uses plane. The site plan for a project should and open space; • Transit stops to encourage non-vehic- establish the relationships between land ular access. uses and the circulation system that • Pedestrian-friendly streetscapes; help to create a vibrant and identifi- In accordance with the growth manage- able community. Mixed-use and infill • On-street parking; ment goal of the 2026 Comprehensive projects should promote the following: Plan, mixed-use and inﬁ ll development • Where possible, parking areas should site plans should also: • Street alignments and blocks that be located primarily at the rear of are compatible in character with the buildings; • minimize impact on and preserve existing patt ern of neighborhood natural areas as much as possible; streets and blocks; • Reduced curb-cuts through shared and; access drives; • Building lines and setbacks consis- • co-locate development with public tent with the neighborhood patt ern; • Pedestrian connectivity to neigh- utilities, facilities, roads, and transit. boring uses;

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-7 Boardwalks provide public access along waterfronts. This sidewalk allows for multiple types of users to take advantage of the well-designed pedestrian-friendly system. .

A landscaped median distinguishes the main street within this Bicycle paths give people an alternative way to move about their planned community’s downtown. neighborhood and encourage healthy lifestyles.

Site Planning • Establish a system of interconnected roadway networks, pedestrian streets or developments should be disabilities, older pedestrians, and circulation systems and trails within provided if possible. children. a development and with adjoining developments. • Provide street stubs within development adjacent to vacant land to • Establish an internal hierarchy of provide for future connections. streets that are dependent on the anticipated amount of traffi c volumes • Provide short and direct pedestrian that would be carried. and bicycle connections between residential uses and nearby existing • Avoid cul-de-sacs unless site condi- and planned commercial uses, transit tions, such as topography, easements, nodes, schools, parks, and other and/or property confi gurations, off er neighborhood facilities. no practical alternatives for connectivity. In such cases, pedestrian and • Design the pedestrian system to bike connections with adjoining accommodate the needs of a broad range of users, including people with

II-8 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL A. Federal Courthouse Square

A C B B. U.S. Patent and Trademark Oﬃ ce

Carlyle, in Alexandria, Virginia, has a distinctive interconnected system of streets and blocks, C. African American Heritage Park sidewalks, trails, and open space. Lett ers A, B, and C key the plan to the details on the right.

Site Planning

PLACEMAKING • Locate destination uses such as • In high visibility areas, provide parks, restaurants, or marinas that destination land uses such as retail, • Develop the area with a unifi ed draw people to the waterfront. restaurants, entertainment, and image. Where appropriate, locate these hotels that would benefi t from and destinations at the terminus of a contribute to the vibrancy of the area. • Provide a range of open space street. Complement signature tower build- including parks, squares, and ings with lower buildings to provide playgrounds and distribute these • Design intersections that interrupt street level visual interest and throughout the development. straight internal streets to disperse comfortable transitions to adjacent Incorporate existing natural features, traffi c fl ow and reduce speeds. areas. such as streams and other water Terminate vistas with signifi cant bodies, into the open space system. natural features, buildings, pocket • Develop a cohesive parking strategy parks, or other public spaces. including on-street parking, surface • Provide continuous public access lots, and parking structures. Shared along waterfront areas. • Establish blocks that range from parking opportunities should be 300 to 500 linear feet between cross explored. streets.

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-9 This perspective sketch communicates the intended character and Locate benches near a major intersection where people tend to quality of a proposed streetscape design. gather.

Seating and lighting provide comfort and safety for pedestrians in This pocket park attracts pedestrians with its colorful plantings and this retail plaza. Planters and shade trees add life and color. intimate areas which are shaded by an arbor and trees.

Streetscape and Open Space

Mixed-use and inﬁ ll development should VEHICULAR AND PEDESTRIAN maintain the existing character of the CIRCULATION neighborhood and promote a safe, livable community. It should reinforce the existing Mixed-use and infill developments in architectural and landscape character. an urban environment should include Streetscape design should provide and multiple vehicular and pedestrian encourage safe pedestrian as well as connections to adjacent roads and vehicular travel. neighborhoods. Pavement widths should comply with local requirements for access. The area of impervious pavement should be minimized to reduce environmental impacts such as surface storm water run-off.

II-10 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL Street trees in planting areas combined with parallel parking provide a safer and more comfortable environment for pedestrians.

Medians and planting areas can be used to designate different zones Brick paving, light poles, planted tree boxes and planters, and cafe of activity. furniture create an inviting place for people to shop on this mixed- use street in Norfolk, Virginia. Streetscape and Open Space

STREETSCAPE • Front Yards: Within an urban envi- • Medians: Landscaping in urban ronment, front yard landscapes are medians should include shade or • Rights-of-Way: Landscape located limited in size and therefore should fl owering trees and low shrubs within a right-of-way should be involve low plantings with a garden and groundcover if an adequate arranged in an organized fashion or courtyard appearance. water and drainage system can be suited to the linear and generally provided. Branches that extend limited available space. Planting • Planting Areas: Urban planting beyond the curb into the median patt erns should be in keeping and in areas should incorporate shade trees should be pruned 13’ above the pave- scale with the surrounding architec- protected by structural tree enclosures ment to avoid confl icts with vehicles. tural and street character. such as decorative fencing, curbs, or tree grates, especially in areas of heavy • Public Plazas: Public plazas should pedestrian traffi c. Ground cover, low incorporate planting areas for shade plantings, and gravel or mulch under trees, fl owering ornamentals, and trees should take the place of lawn. low shrub and ground cover plantings to provide texture and permeable areas.

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-11 Cafe style seating and benches, shaded by street trees allow pedestrians ample seating in this small plaza.

Use planters to introduce seasonal color and locate them near The style and materials of site furniture should be consistent within benches to invite people to gather and linger outdoors. a neighborhood to establish a strong local identity.

Streetscape and Open Space

SITE FURNITURE • Type: Bike racks, benches, trash • Placement: Trash receptacles, bike receptacles, newspaper racks, racks, newspaper boxes, transit stops, • Location: Street furniture should bollards, transit stop shelters, and and bollards should be located in be provided wherever there is streetscape amenities like chairs, the curb zone while benches and pedestrian traﬃ c as it enhances the tables, planters, and displays. other streetscape amenities like cafe aesthetics, comfort, and safety of the tables and planters can be located in pedestrian environment. In an urban • Materials: Site furniture selected the building zone. A clutt ered look area, it is commonly located within for mixed-use and inﬁ ll develop- should be avoided. Spacing of these the sidewalk’s curb zone, near transit ments in the Urban Overlay District elements varies with design intent, stops and building entrances, and at should be compatible with tradi- but all elements combined should intersections where pedestrians are tional and historic design features provide a harmonious balance of waiting to cross. of both existing site furnishings and space that results in a comfortable, surrounding architecture. For newly convenient, safe, and aesthetically established areas, a consistent furni- pleasing pedestrian environment. ture style should be provided.

II-12 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL This wide promenade, leading to the waterfront in Louisville, Kentucky, can accommodate large numbers of pedestrians. Seat walls and lighting contribute to its attractiveness throughout the day.

This park in Alexandria, Virginia, has green lawn, brick sidewalks, Crosswalks and sidewalks use the same brick pavers to create strong comfortable benches, and colorful planting beds with shade trees. pedestrian connectivity. The series of glass block light columns are an example of public art.

Streetscape and Open Space

PEDESTRIAN PATHS crowds of pedestrians and accommo- • Width: Pavement widths, which dated by street furniture and other may vary, are related to the adjacent • Location: Pedestrian walkways amenities. land uses and their requirements to safely interconnect pedestrian traﬃ c accommodate local pedestrian traﬃ c with parking, open space, and build- • Materials: Safety and pedestrian and amenities such as planting areas, ings. Therefore, pedestrian walk- comfort should be enhanced through furniture, and signage. ways should be located wherever the use of durable low maintenance there is a strong pedestrian presence. surface materials such as brick, • Crosswalks should be provided Pedestrian linkages to potential pavers, or scored concrete. Within at every intersection for safety transit stop locations and to the the Urban Overlay District, colored purposes. Crosswalks should be waterfront should also be established and textured materials (in keeping ADA accessible, and have distin- or maintained within the Urban with the historic or established guishing paving characteristics and Overlay District. new character of an area) should be textures to draw the pedestrian’s and used to draw att ention to building driver’s att ention. Medians should • Type: Types of pedestrian walkways entrances and areas of intense act as a refuge zone for pedestrians. in an urban environment range pedestrian activity, as well as street from quiet narrow residential paths crossings and other pedestrian points to wide promenades, lively with of interest (such as transit stops).

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-13 This site plan illustrates the location, organization, and landscape design for parking lots located to the sides and rear of buildings.

Where the parking lot perimeter is adjacent to an abutting lot, a landscaping strip at least 6 feet in width shall be located between the parking lot or any associated paved surfaces, and abutting property lines.

This mixed-use retail street provides on-street parallel and diagonal This structured parking garage entrance uses materials consistent parking. The comfortably wide sidewalk accommodates trees, with the adjacent building and pocket park in this Alexandria, lighting, signage, and benches as well as people exiting and entering Virginia, development. their cars.

Streetscape and Open Space

VEHICULAR PARKING • Type: Parking surfaces should be • Size: Parking facility sizes should broken into modules separated by meet the requirements of the • Location: Parking facilities should planting areas, footpaths, seating building use, while the pavement be located primarily to the side and areas, or other pedestrian-oriented area should be minimized. rear of the buildings which they features. Continuous internal pedes- serve. Structured parking, on-street trian walkways should be provided. parking, and shared parking are All focal points of pedestrian activity encouraged as alternatives to surface should be interconnected. parking lots. Refer to the architectural section in this document for • Materials: While the common mate- structured parking guidance. Where rial for a parking surface is asphalt, the parking lot perimeter is adja- concrete, or similar impervious cent to an abutt ing lot, landscaping surface, there are opportunities for strip at least 6 feet in width shall be incorporating permeable surfaces located between the parking lot or into parking lot design such as any associated paved surfaces, and porous paving, bio-swale plant- abutt ing property lines. ings, gravel, and lawn for overﬂ ow parking.

II-14 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL Below-ground utilities reduce visual clutt er and eliminate conﬂ icts between trees and overhead utility lines.

Streetscape and Open Space

UTILITY PLACEMENT • Capacity: Redevelopment in certain areas of the City may require utility • Location: Utility lines should be line upgrades to support increased placed underground and separate densities. from the tree planting zone wherever possible. Refer to the screening and fencing section of this document for guidance on screening above ground utility equipment.

• Type: Water, electric, gas, sanitary, storm water, and communications, and lines.

• Easement: Required easements for utilities should be observed when locating planting areas.

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-15 This landscape provides a comfortable, safe, and aesthetically Locations of common area landscaping ranges from plazas and court- pleasing pedestrian environment. A railing separates the outdoor yards to landscaped gathering places along streets dining area from the busy street.

The size of planting masses in common areas should be in keeping A landscaped open space system should allow pedestrians conve- with the scale of adjacent buildings and pedestrian pathways. nient access to parks, public gathering areas, recreation spaces, and natural areas Streetscape and Open Space

LANDSCAPING COMMON AREA LANDSCAPING Greenways are systems of parks and open space which connect communi- Definition and Purpose: A landscaped • Location: Locations of common area ties and contribute to the health of open space system should allow landscaping in the Urban Overlay the environment. Greenways should pedestrians convenient access to parks, District can range from plazas and incorporate preserves of natural public gathering areas, recreation courtyards to landscaped gathering resources, including mature trees. spaces, and natural areas. Landscaping places along streets. Other urban Greenways should improve access should be prevalent within an inte- locations for common area land- to waterfronts and recreational areas grated open space framework and scaping are community parks, neigh- with pedestrian and bicycle paths should be used to provide connective borhood pocket parks, recreational and trails. elements while also relating to natural facilities, and playgrounds. resources and enhancing the urban • Size: The size of planting masses in framework. Planting and selection of • Type: Common area landscaping common areas should be in keeping landscape materials should allow sight should always include trees for with the scale of the surrounding lines to remain open and clear, reducing shade, a mixture of ornamental existing or proposed buildings and opportunities for concealment. Existing and evergreen trees, shrubs, and pedestrian pathways. All building, vegetation and groves of mature trees groundcover to add textural interest pedestrian pathway, and common should be retained wherever possible. and variety, as well as to deﬁ ne and area landscaping elements combined contrast gathering areas. should result in a harmonious

II-16 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL On retail streets, select trees with an upright and open growth habit. Professional pruning to limb up trees maintains visibility of retail signs and storefronts.

Street trees provide shade to create an inviting and comfortable envi- Rows of street trees and hedges screen parking and create a safer ronment for outdoor dining and window shopping. environment for pedestrians.

Streetscape and Open Space

balance of space. This landscaping pedestrians will be present on a • Size: Tree planters and pits should should provide for a comfortable, regular basis. The location of street be at least 6’x8’ (or 3’x3’ minimum if safe and aesthetically pleasing pedes- trees, however, should avoid utility approved by the City Arborist). As trian environment. lines and easements above and below with planting areas, an eff ort should grade. be made to design these as generous • Placement: Placement of plants in size as possible. Street trees shall should be close together so that • Type and Species: Street tree species be planted in accordance with the future health and growth of the in urban environments should be city ordinance. plants will create massing and drift s selected for tolerance to polluted and of textures and heights which will drought conditions. Maintenance • Spacing: Street trees should be result in a lush landscape. Plant needs and potential for disease and spaced approximately 25’ and no spacing requirements are dependent pests should also be considered. Tree farther apart than 40’ on center in upon species varieties and needs as species in retail areas should also order to create shade and comfort. well as design intent. be chosen to accommodate owner It is possible to space street trees as requirements for retail signage and close as 12’ on center in an urban STREET TREES store window visibility. Retail trees sett ing if conducive to the tree should be limbed up over fi rst fl oor species and design intent. • Location: Street trees should line signs and have an open leaf habit. all public and private streets where Trees should be selected to encourage biodiversity.

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-17 This public plaza is enclosed by planters which also serve as seat Ornamental metal fencing is an attractive screening option for urban walls. landscapes.

A low brick wall with plantings is an attractive way to define and Metal fencing between brick piers, in combination with shade trees, screen an urban parking lot. screens this surface parking lot.

Streetscape and Open Space

SCREENING AND FENCING earthen berms, and planting. Black • Incorporate buﬀ ers such as walls, vinyl-coated chain link fence may be berms, and planting where new • Location: Screening should be used used in areas of low visibility. development property lines abut to detract from service, utility, or sensitive areas of parkland and resi- other unatt ractive views. • Height: Screening height should dential neighborhoods. be in keeping and in scale with the • Type: Fences, walls, berms, plantings, surrounding architectural struc- or a combination of one or more of tures and dimensions of the area. the above. All screening fences, walls, and hedges are subject to height limita- • Materials: Screening and fencing tions as determined by the City of materials should be appropriate to Chesapeake. Current zoning regula- the local context, compatible with the tions should be consulted. architecture, and att ractive, durable, and easy to maintain. These materials include brick, metal, precast concrete, wood, recycled material,

II-18 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL This storm water pond with extensive shoreline planting ﬁ lters runoﬀ and creates an aesthetically pleasing place for people.

Streetscape and Open Space

STORM WATER MANAGEMENT BEST curbs, swales, detention basins, and PRACTICES street tree pits and planter strips.

• Purpose: Innovative storm water • Materials: Traditional storm water management systems slow the management systems involve man- velocity of water, reduce erosion, and made materials such as culverts, ﬁ lter pollutants. Some examples of piping, and drainage basins. Natural innovative storm water management storm water management systems systems include bioswales, green should utilize plant materials and roofs, and created wetlands. drainage solutions to create a channel for water ﬂ ow along a watershed. • Location: Storm water management systems should provide connectivity • Storm water retention and detention of natural and man-made implemen- systems should be integrated within tation techniques, and existing and a development as landscape ameni- proposed drainage systems. ties, such as an entrance feature or as part of the natural sett ing. • Type: Street trees and landscape Storm water facilities should appear plantings, permeable pavement, natural.

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-19 The text used on all signage should be clear and concise, with A city-wide system of signs and site furnishings contributes to the lettering that stands out from the background colors. community sense of identity.

Well designed, user friendly signs become familiar identifiers and Signage can promote tourism and community pride with informa- markers, such as this stop on a local public transportation network. tion about the city’s cultural heritage and historic sites.

Signage

An integrated, coordinated signage • Programming Messages: Use light • Materials: Coordinate color and system at both pedestrian and vehicular text on dark backgrounds for read- material selection to complement the scales will contribute to the overall ability and for reﬂ ective text on overall development. image of the community, bringing roadway signage. At a maximum, clear directions and information to six messages can be comprehended • Type Faces: Type faces should be pedestrians and drivers alike. These by drivers in a moving vehicle while consistent throughout the develop- design guidelines outline the following pedestrian signs can accommodate ment and selected based on read- elements of a successful signage system: more messages, since users can linger ability and style. Programming Messages, Materials, Type and read. In both cases, destinations Faces, and Hierarchy of Sign Types. should be listed in the order that they will be encountered.

II-20 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL Signs unobtrusive in size and color still have their own unique style. A good signage system contributes to the identity of place.

Well-designed maps direct visitors to important cultural, historical, and tourist destinations throughout the city.

The relationship between signs and the streets and sidewalks is an important one. The location, size, and design of signs should be coordinated with the streetscape character. Signage

• Hierarchy of Sign Types: Signs and parking locations, and then on within a sign hierarchy system to specifi c building, offi ce, or tourist should be unobtrusive in size and destinations. Where possible, signage color and should complement the should be presented in groupings character of the architecture. This in order to minimize individual free hierarchy of elements is to be devel- standing or pole signs. It is impor- oped as part of an overall sequence. tant to provide information in small Signs of similar hierarchical rank amounts and with brevity, the fewest should be consistent and uniform possible words, and a clear message. and appropriate in size to their For a more in-depth explanation of purpose. The sequence should signage regulations within the City of begin upon entering the develop- Chesapeake, see section 14-700 of the ment and follows with drop-off Zoning Ordinance.

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-21 A coordinated lighting system should include roadway, parking, and pedestrian-scale lighting.

Lighting

Lighting should be designed as a • Location: Three basic types of ambience to the overall streetscape, coordinated system that is attractive, lighting should be provided within a while minimizing night pollution energy efficient, cost effective, and easy development: street lighting, pedes- and glare. to maintain. Lighting should be a key trian lighting, and building mounted element in promoting safe and efficient lighting. • Size: The height should be propor- pedestrian and vehicular travel. It tional to surrounding structures and should also be considered as part of the • Type: Selected lighting should blend in no case should exceed 35’. family of site furnishings that is comple- with surrounding architectural styles mentary to the architectural character to be complementary, while also Typical Street Lighting Height: 18’. of the development. Lighting can also being coordinated with street trees. serve as gateway elements and intersec- The Director of Public Works should Typical Pedestrian Lighting Height: tion markers on suburban streets. be involved in the preliminary plan 12’. approval process in order to make Road hierarchy also determines the provisions for light ﬁ xtures that overall size, selection, and organization require higher maintenance than of lighting. City standard streetlights. Lighting types should be selected to provide

II-22 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL Locate buildings in an orderly arrangement with human scale elements visible both from a distance and at street level.

Architectural design and materials should express the unity of In this walkable urban neighborhood in Alexandria, Virginia, the mixed-use and infill development and articulate the variety residential townhouses (see photo on left ) are located across of uses and their functions. the street from an offi ce building with ground fl oor retail and residential apartment buildings behind (above). The use of brick unifi es the neighborhood, while varying roof heights, sloping roof forms, and colorful ornamentation articulate the mix of uses.

Architecture

Well-designed buildings organized Locate buildings in an orderly arrange- COMPATIBILITY WITH CONTEXT within a strong site plan and combined ment with human scale elements visible with an attractive landscape and both from a distance and at street level. Building form and design of new build- streetscape design are necessary to Relate the buildings through similar ings and additions to existing buildings create a vibrant environment in which and compatible architectural features should be compatible with buildings to live, work, and play. A develop- including building massing, rooflines, on adjacent property and respect visual ment of new buildings should present and palette of materials, finishes and and historic characteristics of the area. a consistent and distinctive overall colors. identity. Architectural design should express the unity of the mixed-use and Architectural design of infill develop- infill development and articulate the ment should express the unity of the variety of uses and their functions. mixed-use or infill development and the variety of uses and their functions.

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-23 Rooftop embellishments such as cupolas and bell towers may be allowed as specified by zoning Low-rise building: Maximum 35 feet ordinance. in height measured above the ground plane.

Buildings of varying height should be organized to create a visually distinctive, balanced, and Use compatible building heights and memorable overall form. setbacks of upper floors to integrate new buildings with old. Architecture

BUILDING HEIGHT Low-rise building: Maximum 35 feet There should be a transition in building In accordance with the zoning ordi- in height measured above the ground height to minimize negative impacts of nance, building height is the vertical plane or 3 floors. tall buildings on adjacent streets, open distance measured from the level of spaces, and buildings that are lower the curb or the established curb grade Mid-rise building: Maximum 75 feet in height. Rooftop embellishments opposite the middle of the front of in height measured above the ground such as cupolas and bell towers may be the structure to the highest point of plane or 6 floors. approved by the city council with the the roof if a flat roof; to the deck line approval of the master development of a mansard roof; to the mean height High-rise building: High-rise buildings plan. level between the eaves and ridge of above 75 feet may be allowed within a gable, hip or gambrel roof; or to the a planned unit development (PUD) or New buildings should be constructed to highest point of any other structure. For with the approval of a conditional use a height compatible with existing adja- buildings set back from the street line, permit by City Council. For high-rise cent buildings. New buildings should the height shall be measured from the buildings, setbacks of upper levels be within 10 percent of the average average elevation of the ground surface should be considered to provide light, height of existing buildings as seen from along the front of the building. air, and views at street level. the street and publicly accessible areas. Abrupt and overwhelming variations in building height should not be allowed.

II-24 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL These buildings present a unified form when viewed from a distance.

Building corners may be articulated with balconies and Use building massing to define the street space, frame views, and establish distinctive roof forms, materials, colors, and signage. gateways.

Architecture

BUILDING MASSING air, and views at street level. Where Use building massing to define the appropriate, building form should street space, frame views, and establish Building massing—the building size, be compatible with existing adjacent gateways. relationship of height to width, and buildings and reflect the prevailing local overall shape of a building’s volume—is architecture. Buildings of varying height should be influenced by the building’s use, organized to create a visually distinc- physical and legal site constraints Use consistent and/or complementary tive, balanced, and memorable overall (zoned height limitations and required building materials. form when viewed from a distance. setbacks), and existing adjacent buildings. Massing should express the Use horizontal expression lines to Building massing should provide light, building’s function, respect the local visually define the base, middle, and top air, and views at street level. Organize context and scale of adjacent buildings, and integrate perceptible human scale buildings to control the impact of and contribute to a pedestrian-friendly devices. shadows and mitigate against the environment. Massing should be impact of wind. compatible with the size, height, and Step down to the street / step back from shape of existing adjacent buildings as the build-to line with increasing heights. seen from the street and public areas and safeguard the provision of light,

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-25 Conformance to build-to lines defines the pedestrian environment and provides buildings with greater presence on the street.

Provide adequate sidewalk space for pedestrian circulation and Locate and orient buildings to establish a rhythm of buildings and the development of a streetscape that is appropriate to the building spaces between them. uses. Architecture

LOCATION AND ORIENTATION average setbacks of adjacent buildings of structure, and surface relief such and should be similar to prevailing side, as projecting bays and pilasters. The The location and orientation of a new rear, and topographic conditions. selection of materials, finish, and color building should reinforce the existing should reinforce the composition. rhythm and orientation of buildings and BUILDING FAC ADES the spaces between them. Buildings fronting on more than one Building façades should be composed street should address the streets with a BUILD-TO LINES to relate all of the parts (wall, doors, consistent façade treatment. Building windows) to provide variety and corners should be articulated. The street Build-to lines should be established interest, relate comfortably to human level façade should be the primary to define the pedestrian environment scale, and create a pedestrian-friendly orientation and access for pedestrians at street level, provide buildings with environment. and provide continuity of visual greater presence on the street, and interest. The street level use at commer- provide adequate sidewalk space for Façades should be organized by cial street corners should be non-resi- pedestrian circulation and development horizontal expression lines incorporated dential. Building exteriors visible to of a streetscape that is appropriate to the between the base, middle, and top of the a public right-of-way or any property building uses. The placement of a new façade. Façades should be articulated zoned or used for residential purposes building should reinforce the prevailing by the spacing of openings, expression should be consistent in architectural

II-26 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL Horizontal expression lines define the base, middle, and top of the façade to relate comfortably to human scale.

The rhythm of building openings Building façades should be composed to relate all of the All building facades, including rear alley should present a pleasing pattern parts, including walls, doors, and windows. facades, should be consistent in architectural along the street. quality, materials, appearance, and detail.

Architecture quality, materials, appearance, and feature to reinforce the prevailing archi- wall surface should be compatible with detail to any other exterior of the same tectural character and façade treatment. existing adjacent buildings. building. The rhythm of windows, doors, porches, or other projections The directional expression of façades of Doors and windows should be spaced should present a pleasing pattern and new buildings, generally determined by to create a pleasing pattern. Classical should vary along the street block to the building structure and height, the proportions should be followed to avoid a monotonous and uninteresting placement and proportion of openings, guide the design of fenestration. At appearance. and architectural detailing should least 60-percent of the street level façade be compatible with existing adjacent should be glazed area (i. e., windows Façades of new buildings located adja- buildings, whether that expression be and doors). Main entrances should be cent to existing buildings should relate vertical, horizontal, or non-directional. clearly identifiable. Retail, restaurant, to the pattern of existing façades and The proportion, or ratio of width to and business entrances should be on contribute to a consistent rhythm and height, of a new building’s windows and the street level to encourage pedestrian continuity of features along the street. doors should relate to the proportions of activity. Service entrances and loading On streets where the majority of existing openings of existing adjacent buildings docks should be located on side or rear buildings have front porches, incorpora- visible from the street and public areas. façades and appropriately screened or tion of porches in a new building should The pattern of solids and voids, of wall located behind roll-down doors. be considered as a compatible design surfaces and the openings between them, and the proportion of openings to

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-27 Architectural detail affects the play of light and shadow on a building façade, articulates the pedestrian environment and defines the skyline.

Locate retail, restaurant, and business entrances on the street level to Doors and windows should be spaced to create a pleasing pattern. encourage pedestrian activity.

Architecture

FACADE ARTICULATION LOWER LEVEL FACADES awnings, and/or integrated landscaping such as planters or seat walls. Architectural detail affects the play of Ground floor façades should have the light and shadow on a building façade, greatest level of detail where it is most BUILDING ENTRANCES articulates the pedestrian environment visible to the pedestrian. Provide the at street level, and defines the skyline. maximum amount of glazing at the All sides of a principal building that Such details may include lintels, ground and second floor levels. At a directly face an abutting street should cornices, arches, chimneys, porches, minimum, ground floor façades should feature at least one entrance. Where overhanging roof eaves and other be transparent between the heights the principal building directly faces projections, and ironwork. Ground of three feet and eight feet above the more than two abutting streets, this level façades should have the greatest public walkway for no less than 60 requirement should apply only to two level of detail where it is most visible to percent of the horizontal length of the sides of the building, including the the pedestrian. Wall plane projections building façade. Ground floor façades side of the building facing the primary or recesses should be incorporated to facing public streets should incorporate street and another side of the building modulate façades greater than 100 feet a variety of the following features: facing a second street. Entryway design in length measured horizontally and recesses or projections, overhangs, elements and variations are encouraged. visible to a public right-of-way or any articulated roof forms, raised corniced Each principal building on a site should property zoned or used for residential parapets, arcades, arches, display have clearly defined and highly visible purposes. windows, parapets over entrances, entrances featuring not less than three

II-28 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL Awnings and canopies should be of a design, material, form, Awnings and canopies shade windows and doors and provide cover construction, and color appropriate to the architectural style and for the pedestrian and outdoor seating and dining areas. function of the building.

Entryway design elements and variations are encouraged. Each principal building on a site should have clearly defined and highly visible entrances.

Architecture of the following architectural features: the architectural style and function of or stucco-like materials such as EIFS, canopies or porticos, roof overhangs, the building and visually integrated and wood clapboard, wood shingles, board recesses or projections, arcades, raised in harmony with other buildings and and batten wood siding, smooth-face cornice parapet, peaked roofs, arches, sites in the district. synthetic siding such as Hardiplank, outdoor patios, display windows, or glass. Where permitted, synthetic architectural ornament such as tile BUILDING CORNERS siding to simulate clapboard siding may and moldings integral to the building be used. Textured or “wood grained” design, or integral planters or wing Building corners located at street siding is discouraged. Use of alternative walls that incorporate landscaped areas corners may be articulated with materials to the above listed preferred and or places for sitting. chamfered or curved walls, vertical materials is subject to approval by elements such as towers and cupolas, or the Planning Director. The selection AWNINGS AND CANOPIES bay windows. of materials and textures for a new building should relate to the materials Awnings and canopies shade windows MATERIALS AND FINISHES and textures used in the surrounding and doors and provide cover for the area and on existing adjacent buildings. pedestrian and outdoor seating and Materials should be high quality, attrac- In areas where strong continuity of dining areas. Awnings and canopies tive, and durable. Primary materials materials and textures is a factor, the should be of a design, material, form, should be brick veneer, natural stone, continued use of those materials should construction, and color appropriate to architectural metal, architectural be strongly considered. Trim should not precast, cementitious siding, stucco exceed 2 inches in actual thickness, be at

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-29 Building corners provide opportunities to create commuity icons, such as bell towers, projecting bay windows, and porches

Architecture

least 6 inches in width at corners and at ROOFS AND ROOFLINES view by a parapet. Gable roof ends least 4 inches in width around openings. should have a minimum roof overhang Roofs should provide visual interest and of 12 inches. The roofs of new build- COLOR become positive additions to the skyline. ings visible from the street and public Roofs may vary from flat to sloping. areas should relate in shape, pitch, The selection of colors for a new Use of similar roof forms will create a and materials to the roofs of existing building should relate to the use of color more unified and cohesive develop- adjacent buildings. Overhanging eaves in the surrounding area and on existing ment. Roof forms and heights should should extend no less than 3 feet past adjacent buildings. In areas where be appropriate to the architectural style the supporting wall for no less than strong continuity of color is present, the of the development. Varying roof forms 30 percent of the building perimeter. continued use of existing colors should and heights to create an interesting Sloping roofs should not exceed the be considered. Exterior color should be skyline should be considered. The average height of the supporting wall, low reflectance; the use of high intensity, visual impact of roofs, roof overhangs, with an average slope greater than or metallic, black, or fluorescent colors is and parapets on adjacent open space, equal to 1 foot of vertical rise for every discouraged. Exterior colors should be streetscape, and other buildings should 3 feet of horizontal run and less than or subtle, neutral, or natural tones; bright be considered. equal to 1 foot of vertical rise for every colors should be used only as accents. 1 foot of horizontal run. The average Mortar and caulking colors should Roofs should be gable, hip, gambrel, or height of parapets should not exceed 15 be compatible with the predominant a combination, or flat if concealed from percent of the height of the supporting material.

II-30 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL Above are illustrations of a variety of roofs within a community with a mix of residential types.

The central clock tower is a community icon on the pedestrian plaza. Roof overhangs, towers, and cupolas create a varied and interesting In contrast, note the ﬂ at parapet on the roof ﬂ anking the tower. skyline adjacent to this public waterfront.

Architecture wall and should not exceed at any point be on the rear slope of roofs and painted one-third of the height of the supporting to match the color of the roof. Skylights wall. Parapets should feature three should not be visible from any public dimensional cornices to provide visual area. interest and shadow lines, and should not be of a constant height for a distance ROOFTOP EQUIPMENT greater than 150 feet. Dormers, cupolas, and other rooftop elements are Rooftop mechanical units, flues, vents, encouraged to create interest, introduce or any other equipment should be human scale, and relieve building mass. organized and screened from views, The roofscape defined by the roofline including from adjacent buildings. of a building or buildings should be an Accessible rooftops and green roofs are integral part of the design with respect encouraged. to form, material, and color. Sloped roof materials should be wood, tin, slate, terra cotta, standing seam metal, or dimensional fiberglass shingles. Porches and bay windows should have metal roofing. Roof penetrations should

CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-31 In this mixed-use and infi ll development in Alexandria, Virginia, The pavilion marks the entrance to additional shops as well as both the ground fl oor parking garage is located beneath the apartment surface and structured parking located behind this retail street in buildings and behind the retail/offi ce buildings (left ). Shirlington, Virginia.

In this offi ce and retail complex in Alexandria, Virginia, retail This two-level parking deck is located behind the retail shops with parking is accommodated beneath a motor court. offi ces and apartments on the upper fl oors.

Architecture

LIGHTING should be treated with materials, colors, finishes, and signage consistent with Building-mounted lighting should be the overall quality and character of the designed as an integral part of the archi- development. tecture and should not direct or reflect illumination on adjacent properties.

PARKING STRUCTURES

Parking structures provide convenient and sheltered parking adjacent to the uses that they support. When the cost to build parking structures is justified by the density of the development and site constraints, the design of the structures should be designed to integrate well with the adjacent buildings. Structured parking may be accommodated in garages within buildings or in free- standing parking decks. Visible façades

II-32 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL