Department of Planning and Community Development Documents Library – Document Cover Sheet

Title of Document: Ocean View Avenue Corridor Update: Willoughby Prepared By: Urban Design Associates Prepared For: City of Norfolk Date of Preparation: August 2006 Status (as of January 2012): Considered an update of the Ocean View Corridor Study prepared in 2002, providing more detailed recommendations for this area. No action taken by City Council to adopt this plan. Some plan actions reaffirmed by City Council in 2009. Civic League(s)/Organization(s) Affected: Willoughby

The information included in this document may not reflect current City of Norfolk policy. For more information on this document, contact the City of Norfolk Department of Planning and Community Development. OCEAN VIEW AVENUE CORRIDOR UPDATE: WILLOUGHBY

Norfolk, Virginia urban design associates september 2006 ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: Willoughby Strategic Willoughby Development Plan Development Urban Design Associates PREPARED FOR City of Norfolk City CONSULTANT urban design associates Table of Contents NEXT STEPS ProjectsDemonstration and Design Guidelines Zoning Traffic Evaluation Explored Alternatives Avenue: Ocean View Avenue Ocean View Little Bay Avenue Traffic Recommendations RECOMMENDATIONS Residential Market Analysis Traffic Issues Studies X-Ray Visions Weaknesses Strengths ANALYSIS OVERVIEW 7 5 4 6 1 9 8 24 18 15 16 21 12 14 11 20 table of contents 17

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: Public process meeting Overview ommendations to be brought forward to the community: ommendations to be brought forward the following initiatives emerged as the rec- following the charrette, In the course of meetings by the community. be supported tions can if any of the recommenda- which, and its committees to determine ed to overcome now the kinds of problems faces. Willoughby that is need- both public and private, the investment, order to attract consensus is essential in of a public program, In the dynamic tual. the reasons fac- for rejecting ideas were not necessarily Furthermore, by some in the community. criticized that was not vigorously and there different seemed to be no idea points of view were very thereIt was difficult to find consensus in the public process because of public open space and amenities The lack • due to the con- problem in redeveloping properties The difficulty • are many of which over The high percentage of rental properties, • of the area appearance and general character Streetscape • but with great Traffic by the tunnel back-ups, problems caused • were: but the central issues that it revealed ed in detail a separate report, ooti nu n eties The to obtain input and test ideas. and three public meetings constituencies, focus groups with various leadership, of working sessions with the Civic League with a series the corridor study was conducted straints of currentstraints zoning occupied and create parking and social problems on traffic development for the impact of new concerns hrfr,we recommend that it is the role of the Civic League Therefore, public process has been document- urban design associates in a public process STRENGTH WEAKNESS Beaches and waterfront amenities Ocean View Avenue as barrier vriw1 overview

© 2006 urban design associates description of its consequences. description with a a do-nothing alternative include will This report no action. the option of taking including strategies, There alternative are several ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: 5 4 3 2 1 vriw continued Overview, zoning changes as an incentive to property owners. as an incentive to property changes zoning through projects demonstration the potential of these Illustrate configurations. parking requirements and open space requirements, for set-backs, We guidelines include will building types. with multi-family Spit of the in the middle higher structures to permit Change zoning Street. View Avenue with Little Bay Avenue at the Captain’s and 12 Quarter Ocean View streets, of open space and new through a series Link, of breakdowns. in case vehicles areas to facilitate emergency accommodate a 12'-0" lane plus bike as well large pull off This would to curb. figured 20'0" dimension curb to provide a clear con- and planting areas along outer edges of the present roadbed, the Improve lighting and new sidewalk, Create Little Bay Avenue with roll curb, streetscapes Ocean View Avenue crosswalks Ocean landscape to include View th New development that provides a graceful transition from the neighborhoods to Ocean View Avenue Proposed Ocean View Section urban design associates Existing Ocean View Section vriw2 overview

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: vriw continued Overview, 1 Eye level perspective of improved Little Bay Avenue Illustrative Plan depicting primary initiatives Illustrative Plan depicting primary Ocean View AvenueOcean View 2 Eye level perspective looking toward 12 th View Street from 2 4 urban design associates 1 3 Aerial view looking toward the American Legion 3 4 Aerial view of proposed new village square vriw3 overview

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: Public Process Meeting Analysis study. of the recommendations were within the part and descriptions types housing Specific the needs. fulfill ing buildings and whether they the exist- as evaluate as well tial market for housing in the study area, the poten- was conducted to determine A Residential Market Study Study Residential Market ble results of the design proposals presented in this document. the possi- It also evaluates problems and provides possible solutions. of many traffic This study discusses the causes was conducted. Study a TrafficTo conditions in the study area, better understand the traffic Traffic Study understood. clearly be more so that the site can information apart pull which X-Rays called of diagrams This is accomplished through a series process. of the design of the site is a key part Understanding the fabric X-Rays tus for design throughout the charrette process. was compiled and used as the impe- This information the study area. in for change and areas of highest priority weaknesses, fy strengths, in the charrette were participants asked to identi- Design Associates, Following a presentation of research and documentation by Urban Public Process OVERVIEW urban design associates Dots Exercise showing Strengths, Weaknesses, & Opportunities Proposed Street Framework Figure Ground X-Ray nlss4 analysis

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: Pier Re-built Ocean View • of Willoughby and history Heritage • sense of community Strong • Captain’s Quarters, marinas, as the boat ramp, assets such Public • and sailing fishing, for boating, Opportunities • and water Beautiful beaches • STRENGTHS continued Analysis, Monkey Bottom Park, and the bike lane and Bottom Park, Monkey styled beachstyled homes (BOTTOM) (MIDDLE) (TOP) Little Bay Colonial Revival house Typical beach house Appropriately scaled and (TOP LEFT) urban design associates Water amenities and access (TOP RIGHT) The new Ocean View Pier (BOTTOM) Shore at Captain’s Quarters analysis: strengths 5

© 2006 urban design associates Flooding • Safety • Insufficient indoor and outdoor public meeting space • of housing types and variety Condition • Design and maintenance of the streetscape • and parking roads, Traffic, • WEAKNESSES ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: Public process to identify weaknesses in the study area nlss continued Analysis, Evidence of ongoing street maintenance Unsafe and unappealing pedestrian walk h iprt fbidn ye rae d eainhp Street repairs on Ocean View Avenue creates odd relationships of building types The disparity urban design associates ways The streetscape of Mason Creek Road analysis: weaknesses 6

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: a comprehensive and parking traffic strategy. Develop • and promotes that preserves a housing strategy Develop • Bay properties. Improve and access to the appearance Willoughby • the problem of of housing options while solving a variety Support • Create areas the uniqueness of of public open space that celebrate • Avenue as the visible focus of community Enhance Ocean View • DESIGN PRINCIPLES of life as the residential Maintaining public access as well quality • of the water Enhanced views • Increased owner occupancy • and restaurants cafes, retail, More as small amenities such • spaces gathering of community variety A • of a diverse and engaged community Strengthening • streetscape and pedestrian-friendly safe, Improved, • VISIONS continued Analysis, socioeconomic diversity. rental properties. income, high poorly-maintained, coasts. the proximity of the two Willoughby: and pride. activity urban design associates analysis: visions 7

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: X-RAY STUDIES continued Analysis, Existing streets and highway network Figure ground x-ray Portrait urban design associates Existing open space framework Commercial x-ray Residential patterns x-ray analysis: x-ray studies 8

© 2006 urban design associates eoeGt t1t iwItrhne(necag 7) Prior Interchange (Interchange Before 272): Gate at 15th View • A) are: (Figure the I-64 delays continue bypassing counter measures and the reverse by commuters to spit, Willoughby to get this out of the er measures taken by and the City VDOT tunnel and bridge. before westbound the I-64 at the last possible opportunity entering roads to circumventusing local as much congestion as possible, on I-64 by delays attempt to bypass users of I-64, be regular (daily) another source of congestion on I-64. on summer Fridays) (mainly to recreationtravel destinations is yet peak Seasonal backups. recurring intensify the daily and greatly own, slowdowns further accidents) cause and stops on their out of fuel, running Traffic breakdown, incidents (vehicle (3:30-5:30 pm). period pm peak the daily during with frequent stops, 25 miles per hour, spit slows of the to 15- Willoughby and tunnel section in the vicinity Traffic approaching the bridge on Interstate 64 (I-64) westbound I-64 Spillover – The Source of All Traffic Congestion in Willoughby TRAFFIC ISSUES ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: continued Analysis, was impossible (Figure A). was impossible (Figure and circulation to the west, westbound, into the Spit entry Spit, no other continuous east/west route on the With impassable. Avenue westbound Ocean rendering View through Willoughby, Avenue (both lanes) Ocean fill View would completely traffic the bypass slowed, on I-64 was stopped or even bound traffic west- When at Interchange I-64 westbound 272. entering spit, Avenue through on Ocean the traveled View drivers Willoughby bypass Interchange, of gates at the 15th to the installation View tepsb omtr obps ogsino -4 the count- congestion on I-64, Attempts by commuters to bypass to likely the pm peak hour, during on I-64 westbound Motorists rsn odto ihGt n ev i:The December Present Condition with Gate and Weave Fix: • • After Gate at 15 After • north along 4 north to the from Interchange extended back 273, traffic backups 273, As a consequence of the intensified use Interchange enter I-64. change (Interchange 273) as the last available westward point to extends through the Ocean View/4 which concrete by a raised barrier, rated from other traffic all Avenue is sepa- Ocean the westbound View Mason Creek Road, West of Avenue. spit now do so on Ocean Willoughby View Avenue the entering or Ocean either View Drive Tidewater Vehicles from 2005 measures eliminated the weaving problem. B). enter the spit (Figure residents to for The resultWilloughby was again the inability impossible. became into wanting to continue straight Willoughby, west weaving with vehicles Street, Ocean View Avenue. Ocean View and longer any weaving movement between Drive Tidewater There is no and then onto the Interstate 64 ramps. Street View into 4th turn from it makes a left which onto Drive, Tidewater destined for I-64 is directed traffic All flow and it can freely. spit, into the there traffic is no conflict with westbound Willoughby vehicles on Ocean View Avenue into 4 wanting to turn left on Ocean View vehicles the movement between so, traffic at a standstill or nearly With Interchange 272, bypass traffic shifted to the 4 traffic shifted bypass Interchange 272, of with the closure However, Avenue through spit. Willoughby Ocean View clogging the problems of vehicles solved periods, peak traffic into I-64 at Exit 272 during entry westbound blocking th View Street, and then east on Ocean View Avenue. and then east on Ocean View Street, View th iwItrhne The installation of the gate, Interchange: View bound on Drive Tidewater th iwitreto.Thus, intersection. View urban design associates th View Street inter- Street View th View View/4 the east on Ocean View Avenue into 4 turn and making a right the east on Ocean View then proceeding to spit, as soon possible within the Willoughby then making a U-turn Avenuefree-flowing westbound, Ocean View spit on the now into the They do so by driving Willoughby Drive. the intended approach to I-64 via to bypass WaterTide sist in trying urban redevelopment. urban Constant Beach Parkter used as an extension of the Sarah or for and the flyover may be far bet- the land occupied by Drive Tidewater and waiting to get onto I-64) may be better accomplished elsewhere, vehicles storing tant present-day (safely function of Drive Tidewater the most impor- for the flyover structure is aging; The bridge flyover. there need for the not traffic this movement, I-64 now serving With and Hampton. route Norfolk between Avenue were the primary and Ocean when View Drive Tidewater the pre-Interstate era, and are regarded as inadequate by residents. muters, violated by com- are fragrantly hibition) are difficult to enforce, pro- prohibition U-turn and right-turn both of these measures (i.e., However, time period. the 3:30-6:30 p.m. intersection during View Avenue at the Ocean from eastbound turns Ocean View/4 View Avenue and (2) prohibiting right westbound on Ocean turns View (1) prohibiting U- ing of the intended approach route to I-64 by: has attempted to stop this bypass- The City C). (Figure Street View Even with the December 2005 modifications to the Ocean Even with the December 2005 modifications hsfyvr osmn oeegtarso ad is a vestige of consuming some eight acres of land, This flyover, th View intersection, some motorists (“cheaters,” locally) per- locally) (“cheaters,” some motorists intersection, View th th analysis: traffic issues 9

© 2006 urban design associates ously degrade traffic service even in the absence of even “cheaters.” service traffic degrade ously seri- that the additional leg to this intersection will concern further Willoughby design concept. Willoughby trolling vision of what Little Bay Avenue’s role should be in the not yet established or are being established in the absence of a con- are either and design, connection policy design and driveway corner intersection on-street parking availability, or swale), (curb of drainage type features street of the reconstructed – its crossImportant section, followingneed to be reconstructed the utilities work now underway. ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: Avenue to the west of 4 View of the parcel along Ocean Announced plans for the development 4 Little Bay Avenue 9 between Little Bay Avenue Reconstruction Avenue 9 between to Ocean lel alternative View Little Bay Avenue provides a paral- with continuity. Spit Willoughby Avenue east/west street through is the only the Ocean View East/West Street Continuity continued Analysis, Ocean View eastbound into 4 eastbound Ocean View from left attempting to turn traffic to a resurgence of “cheater” 14 in There among residents is much concern that a 4 tion. thereby making the intersection into a four-way intersec- approach, barrier across the Ocean barrier View/4 gained by the negate the advantages just recently intersection will nection to Ocean View Avenue opposite the existing 4 nection to Ocean View parallel network for parallel Willoughby. it has no value as a Avenue Street, and Staten Ocean between View with no connection However, Avenue. to Ocean parallel View th th Leg to the Ocean View/4th View Intersection View Street only. Staten Street connects to 4 Street Staten only. Street View th th th View Street and 11 Street View View Street call for a driveway con- for a driveway call Street View iwSre otbud There is northbound. Street View th View intersection, in turn leading in turn intersection, View th th View Street and Street View th View Street and is Street View View Street will Street View th th leg to this View Street View Before gate at 15 FIGURE A Avenue to 13 View east on Ocean travel to leave I-64 at Exit 272, requiring the truck This is accomplished by at Interchange 272. back stopped and turned Trucks that are too large for the Hampton Road’s tunnel on I-64 are Turnaround for Oversized Trucks at Exit 272 Willoughby residents blockedWilloughby from entering or traveling westbound. with the turning radius at the Ocean radius with the turning View/13 problems (600 monthly), involved around are the volume of trucks turn- Issues associated with this truck at Exit 272. I-64 eastbound and then onto Street, to the west on Bayville back over the Interstate, ece nlnLpzRnhr,Inc. Rinehart, Kercher Anglin Lopez providedThis evaluation by Walter Kulash of Glatting Jackson into Exit 272. Street and turning radius from Bayville th View. Ocean View Avenue westbound at standstill. th iwSre,then south on 13 Street, View urban design associates th View intersection, View th View Street View westbound on Ocean View Avenue. through spit, but residents still blockedWilloughby from entering After gate – before weave fix. Ocean View Avenue open and flowing FIGURE B into 4 enter freely westbound. But “cheaters” clog exit from Ocean View Now with gate and weave fix Ocean View Avenue is open. Residents FIGURE C th View. analysis: traffic issues 10

© 2006 urban design associates peti te iiscmaal nsz n cl oNrok include: to Norfolk, and scale opment in other cities comparable size used in infill residential devel- most successfully Building and unit types Housing Types For-sale detached) houses (single-family single-family urban • For-sale attached) townhouses and duplexes (single-family • For-sale (multi-family) and apartments lofts • (multi-family) and apartments Rental lofts • of the following some or all housing types: could include The target residential Area mix for larger parcels within the Study The ZVA identified the following Market Potential: analysis is needed. in the center of concept for the properties Willoughby a new Therefore, that is needed. of development the type not permit do constraints the zoning Furthermore, the potential market. attract roomssmall and low be renovated ceilings cannot a way as to in such buildings and old motels with The existing apartment housing stock. must be different development from the existing of that new scale and the form However, ment with homeownership development. rental and their replace- undesirable opment of currently properties would be sufficient for the redevel- that could be achieved The prices townhouses ownership and condominiums. units including quality strong market for high The study identified a very potential market. that to attract for its ability the current building stock evaluate the potential market to determine for housing and to Willoughby VolkZimmerman for Associates conducted a market analysis RESIDENTIAL MARKET ANALYSIS ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: continued Analysis, h uligsaatet a elae,or sold to individual The building’s be leased, can apartments • living area, kitchen, two floor unit (galley Two-story apartment: • partitioned (completely unit on a single level Flat: Apartment • and service with elevator usually Four- to eight-stories, • Mid-Rise Building: or sold to individual The building’s be leased, can apartments • exposed also: finished, fully units (high ceilings, Lofts” “Soft • Parking is either below structure. or in an integral grade • and the first edge, The building should be built to the sidewalk • combined with non-residential uses often Four or more stories, • Building: Courtyard Apartment Multi-Family buyers under condominium or cooperative ownership.buyers under condominium or cooperative windows two-story with at least 16-foot ceilings and large, space, a main double-height could include bath on second level); full and a master bedroom, and half bath on main level, den or library should be offered in a range of minimalist or traditional styles) kitchens and baths- doors; and interior finishes and fixtures, rooms, double-loaded corridors ownership.buyers under condominium or cooperative if the building is an adapted re-use) ularly partic- walls, brick scored and polished concrete floors, ductwork, above grade. significantly floor elevated on the ground floor urban design associates The placement on the lot should be compatible with existing • or street-loaded) or open parking set (alley- detached, Attached, • close relatively Two- house, detached single-family to three-story • Urban House: Single-Family Detached to the rear of the unit, is located or detached) (attached Garage • above grade. significantly floor should be elevated First • shallow townhouses Urban of streets; to the pattern conform • Townhouse/Duplex: Single-Family Attached Urban single-family detached Single-family attached for-sale Multi-family for-sale o al Tot Multi-family for-rent houses on the block. from the front back facades well to the street or auto court. accessed by alley typical front-yard setbacks TARGET HOUSING UNITS RESIDENTIAL MIX - 500 HOUSING TYPE THE WILLOUGHBY STUDYTHE WILLOUGHBYAREA IYO OFL,VIRGINIA CITY OF NORFOLK, PERCENT OF TOTAL 25.2% 62 81 16.2% 31.5% 71 136 27.1% 100% analysis: NUMBER OF UNITS 500 126 157 residential market analysisresidential market 11

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: Illustrative Site Plan with Key Initiatives: A. Little Bay Avenue, B. Ocean View Avenue, C. Captain’s Quarter’s, D. 12th View S Recommendations D LITTLE BAY AVENUE

12TH VIEW STREET OCEAN VIEW AVENUEOCEAN VIEW treet A

11TH VIEW STREET B urban design associates

10TH VIEW STREET

9TH VIEW STREET C

NEW STREET

7TH VIEW STREET eomnain 12 recommendations

4TH VIEW STREET

© 2006 urban design associates Recommendations, continued

The Strategic Plan for Willoughby as illustrated in the top drawing includes two types of recommendations:

Frameworks for Revitalization These include the framework of streets and public open space which must be improved in order to create an appropriate environment for Strategic Plan raising the quality of development. The recommendations include a series of public open spaces and improvements to the streetscapes in the area. These are illustrated in the second drawing. Supporting these recommendations is the traffic evaluation report which accounts for all proposed development on the Willoughby Spit. Also included are recommendations for zoning modifications in specific areas in order to make it feasible to redevelop problem prop- erties and to attract a diverse market.

Demonstration Projects

There is no possibility of major public acquisition for the redevelop- PROPOSED OPEN SPACE FRAMEWORK A series of north/south public spaces create opportunities to connect Willoughby Bay to Chesapeake Bay and locations for residents to gather. ment of those properties which are perceived to be problems in the community. There must be incentives to encourage the private rede- velopment of low quality rental projects into homeownership devel- opments. Using a new form of zoning it is possible to encourage such development and control its quality. Therefore, the plan does not include fixed proposals but a series of alternatives for demonstration projects in key areas. These recommendations are preceded by the traffic circulation principles which drove their design.

PROPOSED SINGLE AND MULTI FAMILY FRAMEWORK Multi-family units, typically associated with taller building types, are located toward the center of the Spit. Lower buildings, mostly single-family, are located closer to the Bays.

ocean view avenue corridor update: willoughby norfolk, virginia | august 2006 | urban design associates recommendations 13 • Render “cheating” (commuters entering and making u-turns in and making u-turns (commuters entering Render “cheating” • • Remove I-64 spillback traffic from Remove the Ocean I-64 spillback View/4 • These proposed street will: changes ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: Avenue the flyover of Ocean View as a vehicular road, Abandon, • network with a new Flyover Replace the Ocean View/Tidewater • plan but should be considered by the larger community.Willoughby of the would not be part that they determined and the Civic League were They presented in the charrette here as a record of discussions. requireThese will a more extensive public process and are included Long-Term of recommendations: a series into translate The circulations principles solutions to these problems. Listed below are the Avenue. afflicting Ocean lems currently View prob- many traffic plan attempts to alleviate The proposed corridor TRAFFIC RECOMMENDATIONS eomnain,continued Recommendations, View Avenue will no longer gain priority entrance to 4 entrance Avenue no longer gain priority will View on Ocean spit and making a the entering Willoughby “U”-turn persisting in “Cheaters” option. an unattractive Willoughby) traffic. by such from to free immobilization the City Willoughby pursued by and the modifications VDOT furthering intersection, mal, at-grade two-way arterial street 4 between arterial two-way at-grade mal, Avenue as a nor- Ocean Reconstruct View Interchange on I-64. from Tidewater Drive and Granby Street into the 4 Street from and Granby Drive Tidewater intersection. in a conventional Drive “T” so that it meets Ocean View Drive, end of Realign the northern Tidewater Mason Creek Road. Drive and 4 Drive streets two-lane between segment of arterial new Tidewater Build a embankments have value to remain as landforms. bridge Decide whether the 2). over (Figure eastbound Drive Tidewater streets and blocks. of urban th View Street, to serve as the primary means of access as the primary to serve Street, View th View Street and Street View th View th th View View In the detailed site planning for proposed commercial site to • Permit leg to the Ocean the addition of a fourth View/ • Release for other uses the eight acres of land now used for the fly- • Provide segment of street linking the east end of a north/south • Parcel Connections to 4 Provide a 4 • Provide 4 Avenue Provide Ocean connection between View a north/south • Improve East/West Continuity Street • Short-Term the north of 4 the north and vice versa. southbound, Ocean View/4 signal at the impeded by a long delay in obtaining left-turn be further Cheaters can east/west street. and the new View 4 over and its right-of-way. Avenue of 8 in the vicinity The link would connect to Ocean View Avenue. Ocean View Little Bay Avenue of Captain’s (in the vicinity to Quarters) Avenue. other links onto Ocean nect to one or two View Street, but will have to share but will the green time of the signal at 4 Street, rdielnswti h rpsdpre,providing one or two within the proposed parcel, or drive-lanes streets Address of small-scale the possibility appearance. driveway rather than a conventional drive, connection and internal like” Provide a design guidelines that yield “street- 3). (Figure location at this development the proposed new serving intersection, Street join 4 between Ocean View Avenue and 4 eastbound Ocean between View thereby providing for movement an alternative Street, and Staten th View intersection. View th th Leg to the Ocean View/4th View and Other Intersection, View Street in the 4 Street View th leg on the north side of the Ocean leg on the north View/4 th th View Street, consider alternatives that not only consider alternatives Street, View View intersection. View th View Street th th View Street. View leg of the intersection, but also con- but leg of the intersection, urban design associates th View Street View th View th ece nlnLpzRnhr,Inc. Rinehart, Kercher Anglin Lopez providedThis evaluation by Walter Kulash of Glatting Jackson movement for oversized Better accommodation of the turn-back • is, turns being accommodated by these right any truck Although • for the turn turn) right Consider the same treatment (channelized • to accom- turn) right (channelized Provide a roadway” “turning • Improve Accommodation Of Turnaround For Over-size Trucks at Exit 272 • The proposed changes to the Ocean View/Tidewater Flyover and Flyover The proposed to the Ocean changes View/Tidewater • View/4 misusing the Ocean the issue of alleviate greatly “cheaters” four-way signalized intersection. four-way signalized of 4 Avenue in the vicinity to Ocean View additional points of entry negotiating the local streets on Willoughby Spit. streets on negotiating the local Willoughby of and not on the difficulty programs at the Ports and by VDOT, and enforcement turnarounds depends on the information of such Reducing the volume back. and being turned on I-64, restriction violating the size not increase will the likelihood of trucks trucks of life. quality into the residents’ major intrusion so that it is no longer perceived as a this turnaround movement, accommodate residents to smoothly advantage of Willoughby it is to the To the contrary, difficult. ment within Willoughby there is no point in penalizing them by making their move- I-64, on trucks about oversized in violation of warnings by definition, at Exit 272. onramp into the eastbound Street from Bayville Avenue direction. in each to a single lane of traffic provide extensions (bulbouts) to reduce Ocean curb View way, road- Along with the turning 3). at Exit 272 (Figure back turned being trucks of oversized southbound, Street Thirteenth View Avenue into from eastbound Ocean View modate the movement, the associated new connector to the 4 the associated new th View Street. View th iwitreto,thereby it to be a normal permitting intersection, View recommendations: th View interchange should View traffic recommendations 14

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: EYE LEVEL PERSPECTIVE Urban Design Plan for the Willoughby Spit: Incorporation of the Little Bay Avenue Reconstruction into the Broad LITTLE BAY AVENUE continued Recommendations, ment, street lighting, and intersection traffic control and intersection traffic devices. street lighting, ment, design and place- sidewalk for off-street parking in rebuilt driveways, design guidelines and turnaround) and their design guidelines, ways the management of access (drive- ) of on-street parking, thereof lack the provision (or or swale) to be placed on the street, (curb drainage of the type include Spit, from vision for the the overall Willoughby should flow which Major features of the street design, utilities repair. the rebuilding of that segment Little Bay Avenue for now closed Based on the vision shown below, develop design guidelines for develop Based on the vision shown below, Improved Little Bay Avenue Little Bay bikeway section – appropriately scaled Little Bay sidewalk section urban design associates Little Bay bikeway plan Little Bay sidewalk plan recommendations: little baylittle avenue 15

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: Avenue force in the community. could become a unifying along Ocean View of series a “rooms” of the character Willoughby, than fragmenting Rather with a distinctive character. each “rooms,” Avenueprocess could have different suggests that Ocean View redevelopment. some taken in association with property steps, of small proceed through can dozens but rather in a single stroke, Avenue need not be accomplished of Ocean The reclamation View where protected by curb especially on-street Installing parking, • particularly Providing to cross more the median, opportunities • incor- direction, lanes to a single lane in each Reducing the travel • 4) include: (Figure actions within this strategy Major of the community. centerpiece sized highway into a properly Avenuewide vestige of a major arterial fromOcean an overly View transforming incremental measures, Embark on a program of small, Reclamation of Ocean View Avenue as a Community Street: AVENUEOCEAN VIEW continued Recommendations, extensions or corner bulbouts. improving along the street. properties access to the redeveloping turns. to accommodate U- possibly widened medians at some points, and extensions throughout segments of curb Willoughby, bulbouts or circular planters at corners, extensions, curb porating The variety of measures pace of the possible and the gradual The variety trees OCEAN VIEW AVENUE DETAIL PLAN PLAN AVENUEOCEAN VIEW PLAN AVENUEOCEAN VIEW Existing Conditions Proposed Improvements: material change at intersections, landscaped medians, new planting strips for Existing conditions urban design associates OCEAN VIEW AVENUE DETAIL PLAN curb, parallel parking, single cartways,curb, parallel parking, and bikelane Improvements: new planting strips built in front of existing Proposed OCEAN VIEW AVENUE SECTION AVENUEOCEAN VIEW SECTION AVENUEOCEAN VIEW 1'6” 1'6” recommendations: 5' 5' 5' 7' 8' 21' 11' Proposed improvements Existing conditions 75'0” ROW 75' ROW 10' 10' ocean view avenueocean view 11' 21' 8' 5' 5' 5' 5' 1'6” 1'6” 16

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: environmental goals of the program. and public safety, traffic, ones satisfied the various mining which the previous pages is the result and deter- of testing these alternatives The recommended walk configurations. cross- and pedestrian landscape and introducing various figuration, in its current con- of narrowing ways the cartway various way street, ans and motorists. while providing and nicer environment a safer for pedestri- Avenue, have been exploredMany alternatives to slow on Ocean traffic View OCEAN VIEW AVENUE: ALTERNATIVESEXPLORED continued Recommendations, These include eliminating one of the cartways to create a two- eliminating one of the cartways These include configuration described on described configuration OCEAN VIEW AVENUE PLAN AVENUEOCEAN VIEW Narrow median section transitions to widened median with existing verges. Narrow median plan Widened median plan Widened Narrow median plan Proposed two lane Ocean View Avenue illustrating possible configurations. From left to right, alternating widened verge without urban design associates Widened median section Widened No median plan No median section recommendations: median U-turn plan, no median Median crosswalk paving plan ocean view avenueocean view 17

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: eomnain,continued Recommendations, around one vehicle per two blocks. This flow rate and density are This flow far rate and density per two blocks. around one vehicle project is of peak hour peak-direction due to the Spectrum traffic ty The densi- a minute. or about two vehicles 26 seconds, every a vehicle to the peak hour, in the peak direction during This volume translates, (inbound) direction. in the westbound hourly, is 139 vehicles closed, on-ramp is assuming that the I-64 westbound project, full Spectrum The peak hour (p.m.) peak direction traffic volume generated by the Traffic Projections are Being Greatly Misunderstood Specifically: analysis. by detailed traffic supported are not while understandable, project in place, with the Spectrum Avenue.would create intolerable traffic conditions along Ocean Drive Avenuereconfiguration of Ocean Drive to a two-lane cross section and the development bination of traffic from the proposed Spectrum The com- raised concerns for some residents spit. of the Willoughby turn lanes) has Avenue left to two lanes of traffic (with occasional Avenue.of the four-lane Ocean Drive This finding was based on the assumption of continuation trol.” any roadway con- improvements to traffic or modifications “without that the project 2005) reported could be accommodated February Inc, impact study (Kubilinsdetailed traffic Transportation Group, A um townhouses and 32,000 square of commercial feet floor area. 351 condomini- spit includes tip of the Willoughby at the northern development program for the proposed Spectrum The development TRAFFIC EVALUATION Concerns over the adequacy of a two-lane Ocean Drive Avenue Ocean Drive of a two-lane overConcerns the adequacy The current proposal for the reconfiguration of Ocean Drive Street to 13 Street included, the peak-hour, peak-direction flow is 536 vehicles hourly at peak-direction hourly flow is 536 vehicles the peak-hour, included, traffic Spectrum With project produce delay. will no measurable from the added traffic the Spectrum Avenue lanes carrying to two the reduction of Ocean View STOP signs on the main street), (signals and control of traffic devices the immediate vicinity Outside Increment of Delay Due to Lane Reduction is Small or Negligible traffic. existing plus Spectrum) total (i.e., considering even for a four-lane road, no basis of support there is Thus, 38 percent of its capacity. at only in the peak direction, in the peak hour Avenue operate, will Ocean a two-lane View closed, and with the I-64 Exit 272 on-ramp traffic, Even with Spectrum Even With Spectrum, a Two-Lane Ocean View Avenue Has Ample Capacity project. of additional lanes due to the Spectrum no basis for support therefore, There is, street. of a two-lane capacity represents 8 percent of the peak hour-peak direction only closed), with I-64 ramp case,” the peak hour in direction (“worst in 139 vehicles project, The increment due to the Spectrum of traffic Spectrum Traffic Needs Only Fraction of a Lane Avenue over the entire from distance of Ocean 4 View od, the peak peri- during vehicles, two and only three minutes, every cle one vehi- less: are traffic even of Spectrum the flow and density rate assumed by some residents. conditions from the “bumper-to-bumper” When the I-64 westbound on-ramp at Interchange on-ramp 272 is open, the I-64 westbound When urban design associates th View Street. View th View recommendations: traffic evaluation 18

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: continued Recommendations, View/4 Avenue) is at the Ocean Ocean View on the main street (i.e., device control once stopped for a traffic device. the queue of vehicles start or STOP sign) with cross street and (2) the time needed to traffic must signal (1) traffic (at a traffic shareume because the right-of-way on-ramp closed. the I-64 Exit 272 westbound traffic and with Spectrum including Avenue, volume on Ocean View - almost twice the hourly direction volumes approach 1,200 vehicles begins to be affected as single only Speed impact on travel speed. when away from that it has no traffic control device) hourly cles of a single lane street (aroundso far below 1,800 vehi- the capacity -aeSre 2814.0 about three seconds adds only traffic Spectrum street configuration, 11.3 Under either Avenue or as a four-lane street. either as a two-lane of the intersection with Ocean View little impact on the performance project has traffic that he Spectrum it is clear From the above table, 12.8 2-lane Street 10.2 4-lane Street Delay per Vehicle (Seconds) Avenue Configuration Ocean View as follows: closed) on-ramp peak hour with I-64 Exit 272 (p.m. for the case” summarized “worst is (the standard measure for assessing intersection performance) the maximum load point just to the west of 4 On Ocean View Avenue, the sole location with a traffic control with a traffic the sole location Avenue, On Ocean View vol- of traffic at almost any level delay accrues At intersections, th View intersection. The average delay per entering vehicle delay per entering The average intersection. View Existing (2006) With Spectrum (2009) Spectrum With Existing (2006) th iw This loading is View. View/4 the Ocean this configuration, With of the intersection). north distance (200-300 feet lanes within a short it to two tapering section, peak hour. in the seconds of difference in delay per vehicle ing less than two mak- traffic and with the Spectrum for the four-lane section (above), to the existing condition as indicated identically perform four-lane, ece nlnLpzRnhr,Inc. Rinehart, Kercher Anglin Lopez providedThis evaluation by Walter Kulash of Glatting Jackson above. the minimal impacts described less than be even will that the actual impact of Spectrum assurance there is great Thus, project. the projected of the Spectrum traffic over well half generate (to be eliminated as the site is redeveloped) existing uses site, of the Spectrum in the case However, conservative. and is ignored in order to be traffic, of projected fraction new small is but a existing traffic Typically, by existing activity. being generated already the traffic all development by the new generated ed traffic does not deduct from the project- analysis, for such standard practice following project, impact statement for the Spectrum The traffic Traffic are Conservative Impact Statement Numbers Ocean View/4 closed. with the I-64 Exit 272 on-ramp of delay in the peak period, tion of Ocean View Avenue throughtion of Ocean the Ocean View View/4 It would be reasonable to continue the existing four-lane cross sec- intersection. are for an urban better than average o w-aeOenVe vne the 14-second delay at For Avenue, Ocean a two-lane View urban design associates th View intersection without Spectrum would function as a intersection without Spectrum View th View intersection and Level of Service (LOS) “B” of Service intersection and Level View th View inter- View recommendations: traffic evaluation 19

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: to the Bays. other areas closer along the spine and provide in a means for height sensitive infill buildings the taller concentrate This approach will to three stories. Avenue should be limited off of Ocean properties All View locations. (to the eave line) in these The height limit should be five stories Avenue.and height be limited to the frontages along Ocean View It is suggested that greater density Spit. growth on the Willoughby need to be updated control the and Design Guidelines Zoning GUIDELINES DESIGN ZONING AND continued Recommendations, Section cut from BayWilloughby to Chesapeake Bay illustrating the lower buildings toward the Suggested zoning heights XSIG4’HIH II PROPOSED STEPPED HEIGHT LIMIT EXISTING 45’ HEIGHT LIMIT BUILDINGS UP TO FIVE STORIES BUILDINGS UP TO THREE STORIES NEW CONNECTION TO WILLOUGHBY BAY urban design associates Bays Bays NEW & EXISTING DEVELOPMENT and taller buildings in the middle of Spit and taller recommendations: NEW VILLAGE SQUARE zoning and design guidelines and design zoning NEW & EXISTING DEVELOPMENT ALONG IMPROVED ACCESS CHESAPEAKE BAY 20

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: AERIAL VIEW improving in this area. connectivity Street, new View Avenue direct by means of a access to Ocean achieves View Quarters Captain’s Legion’sAmerican front lawn to the Captain’s Quarters. extends from establishing an open space which the public green, of units fronting a range onto a incorporate Diverse building types DEMONSTRATION PROJECTS: CAPTAIN’S QUARTERS continued Recommendations, the lower right. Looking north toward the American Legion with the Captain’s Quarters in Captain’s Quarters Proposed Improvements Study Area

8th View Street

8 th View Street

Quarters Park Captain’s Ocean View Avenue View Ocean

7th View urban design associates Quarters Park Captain’s

7 th View Eye-level perspective from Captain’s Quarters 78 est. EXISTING PARKING 3 acres EXISTING OPEN SPACE 56 est. EXISTING UNITS EXISTING & PROPOSED DEVELOPMENT ACTIVITY 3.8 acres OPEN SPACE 100 PARKING SPACES 50 IMPROVED UNITS recommendations: Captain’s Quarters Park plan detail demonstration projects 21

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: CAPTAIN’S QUARTERS continued Recommendations, PARCEL GROUP o al Tot D C B A E UNITS EXISTING AND POTENTIAL DEVELOPMENT 59 20 16 14 16 1 EXISTING DEVELOPMENT FOR DEMONSTRATION SITES PARKING SPACES 66 20 20 12 13 1 SPACE OPEN – – – – – – UNITS POTENTIAL NEW DEVELOPMENT 49-67 16-22 12-24 21 – – PARKING SPACE 115 22 27 28 38 – SPACE OPEN .3 .3 – – – – CHARRETTE ILLUSTRATIVE PLAN AND B DEVELOPMENT SCENARIO 1: PARCEL GROUPS A of the development. (including ground-floor “tuck-under” parking) to the rear accommodates up to 38 off-street parking spaces spaces provided by the new street, Parcel Group A east side. In addition to the 28 on-street parking plus an optional 12 ground-floor apartment flats) on its allows for up to 24 residential units (12 townhomes

Reconceiving Parcel Group B as a public street Ocean View Avenue View Ocean Captain’s Quarters Park

7th View Location of potential Captain’s Quarter development model shown urban design associates to the on-street parking available on the new street. parking spaces (including “tuck-under” parking) in addition apartments). Parcel Group C accommodates 27 off-street townhomes, optional 6 ground-floor flats, and 10 a .3-acre public park and 16-22 residential units (6 supplements the development in Scenario A with B, C, AND D DEVELOPMENT SCENARIO 2: PARCEL GROUPS A,

Developing Parcel Groups C and D Ocean View Avenue View Ocean Captain’s Quarters Park

7th View frontage allows forfrontage 8 additional on-street parking spaces. Improving Little Bay Avenue along Parcel Group E’s to 21 apartment units and 14 off-street parking spaces. of the newcompletes the western park with up frontage C, D, AND E DEVELOPMENT SCENARIO 3: PARCEL GROUPS B,

Redevelopment of Parcel Group E Ocean View Avenue View Ocean Captain’s Quarters Park 846 Little Bay Avenue. and 855 Ocean View Avenue. (D) 861, 865-863, and 867 Ocean View Avenue. (E) 852 and Avenue. (B) 834 Little Bay Avenue and 851 Ocean View Avenue. (C) 840 Little Bay Avenue PARCELKEY ADDRESSES recommendations: 7th View

E D Avenue View Ocean (A) 824-845 Little Bay Avenue and 831-845 Ocean View and 2.3 parking spaces/unit. units/gross acre and the parking ratio is between 1.7 on-street parking spaces. Overall is 18-25 density residential units, 79 off-street parking spaces, and 36 completes the space. yield 49-67 The parcels in total manner described in the previous three scenarios B, C, D, AND E DEVELOPMENT SCENARIO 4: PARCEL GROUPS A, demonstration projects C Captain’s Quarters Park B

Development of all five parcels in the Ocean View Avenue View Ocean A Captain’s Quarters Park

7th View 22

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: Existing conditions environment. pedestrian resulting in a friendlier Parking behind the building, is relocated retail and offices or residential on the street uses above. level as a mixed-use building with The existing 7-11 parcel is illustrated DEMONSTRATION PROJECT: 12 continued Recommendations, AERIAL VIEW A new village square is enclosed by diverse new building types. TH Existing view toward 12 VIEW th View Street 12 Study Area th View Street Proposed Improvements

12th View Street

Ocean View AvenueOcean View urban design associates Eye-level perspective looking toward 12 140 est. EXISTING PARKING 0 acres EXISTING OPEN SPACE 80 est. EXISTING UNITS EXISTING & PROPOSED DEVELOPMENT ACTIVITY th View Street from Ocean View Avenue 1.1 acres OPEN SPACE 180 PARKING SPACES 90 IMPROVED UNITS 30,000 SF 30,000 RETAIL SPACE recommendations: demonstration projects 23

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: Next Steps are the most important and the most likely to be accomplished. and the most likely are the most important which to determine so it is necessary take many years, of them will all To accomplish designed to be a shopping list of possible initiatives. it is than a single fixed recommendation, Rather Document. in this Planning alternatives the various possible to review it will be Once the leadership is in place and a process determined, Determining Priorities Willoughby. in reaching as diverse consensus in a community issues involved to deal with the process of leadership training for the Civic League committees. and its various of the Civic League first step will be to complete the process of establishing the leadership the Therefore, Community. for the difficult challenge Willoughby This has been a particularly on a preferredmunity course of action. action requiresCommunity so Process and Leadership document this planning facilitating constructive discussions in the Willoughby Community. discussions in the facilitating constructive Willoughby We and the NRHA consider some form suggest the Civic League me level of consensus within the com- me level is intended to serve as a means of is intended to serve urban design associates • all options should include pedestrian scale street lights scale pedestrian options should include all • to attached sidewalk on both sides of the street, roll curb • to curb attached sidewalk on both sides of the street, roll curb • no sidewalks on both sides of the street, roll curb • 4 3 2 1 Each can be developed in phases of the Initiatives Packaging the Initiatives department to review the implications of the changes. the implications to review department and the legal Department Planning should begin with the City a process for this concept, If there is support Changes: Zoning lic funding for the street and public park. It will require pub- first public space initiative to be implemented. for the candidate a serious therefore, It is, to be consensus for it. place to begin and there appears It is the most logical many years. nection at the Captain’s Park Quarters have been considered for The proposed park extension and street con- Open Space: Public intersections. or with driveways so long as they do not interfere ed as desired, be locat- bump-outs can The suggested landscape the streetscape. area before proceeding with a more comprehensive rebuilding of It would be best to test the idea in one intersection by intersection. or by block be implemented block This can Avenue: Ocean View each side on one side Options include: tion. The first step is to determine the preferred cross sec- basis. block be accomplished on a block-by- These can Little Bay Streetscapes: etses24 next steps

© 2006 urban design associates ca iwaeu ordrudt:wlogb ofl,vrii uut20 | august 2006 | virginia norfolk, willoughby avenueocean view corridor update: continued Next Steps, • Install new streetscapes in Ocean View Avenue between block in Ocean streetscapes new View Install • park Create new • Avenue at street Create Little Bay and Ocean between new View • Improve Little Bay Avenue 9 between • • Encourage property owners as illus- their properties to redevelop property Encourage • 5 ati’ uresPr and 9 Captain’s Park Quarters Captains Quarters Captain’s Quarters the targeted area near Captain’s Quarters: might consider the following for the Civic League For example, action be coordinated. initiatives are selected for early whichever that It is important owners and developers. tions with property identify a preferredneed to jointly initiative and begin negotia- and the NRHA will The Civic League Demonstration Projects: trated and use this as a test case for the new zoning. for the new and use this as a test case trated th View Street View th View Street and the Street View urban design associates adtedadetbihn e,more positive image for the area. ward trend and establishing a new, Document provide a set of tools for reversing this down-Planning to decline. and the area will continue houses into rental properties, single family result in the continued conversion of This will most likely waterfront. face the that do not directly each with properties side of Little Bay, and on the north Avenue, along Ocean View of the Spit, the middle in This is the case house our duplex. be sustained for a single family will continue to justify a sales value that is greaterproperties than can The rental income produced by the deteriorated of the area. decline this would result in a further our view, In current course of action. On the other hand, the interventions recommended in this the interventions On the other hand, it is possible to do none of these and continue the Of course, etses25 next steps

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