Chesapeake, Virginia U R B a N D E S I G N a S S O C I a T

POINDEXTER CORRIDOR STRATEGIC DEVELOPMENT PLAN

Chesapeake, Virginia urban design associates april 2004 (revised july 2006) poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development Strategic Development Strategic Poindexter Corridor Economic Development Department, City of Chesapeake City Department, Economic Development ltigJcsnKrhrAgi oe ieat Inc. Rinehart, Kercher Anglin Lopez Glatting Jackson arnD ars Director Harris, Warren D. Urban Design Associates CONSULTANT TEAM hspae Virginia Chesapeake, pixGop Inc. Group, Sphinx PREPARED FOR Plan rae t Zion Baptist Church Greater Mt. Taylor F. Donald Dr. Rev. Civic League Cliff Cabarras Leadership Council South Norfolk Johnson Gerald Owner Local Business Business Consortium/ Bryant Jim Commission Civic League/ Revitalization Bullock Marian Commission Chairman,Revitalization Greg Shields League Port Authority/Civic Bernie Mansfield Club/Local Business Owner Revitalization Commission/Women's Jane McClanahan Business Consortium Una McConnaughy STEERING COMMITTEE urban design associates design urban acknowledgements

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development Table of Contents yShn ru,Inc. Group, by Sphinx Commercial Office and General Market Analysis Institutional, Retail, APPENDIX DESIGN GUIDELINES DEVELOPMENT FRAMEWORK Waterfront I-464 Interchange Square Campostella Center Village Gateway INITIATIVES DEVELOPMENT PROGRAM URBAN DESIGN & DEVELOPMENT PRINCIPLES of FocusSummary Groups X-Rays URBAN DESIGN ANALYSIS PLANNING PROCESS EXECUTIVE SUMMARY 6 13 20 12 15 18 17 4 23 1 9 11 5 urban design associates design urban 22 10 table of contents

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development Executive Summary tion of the plan was in December 2003. The final public presenta- plan for the Poindexter evolved. Corridor a consensus strategy 2003 at which in September Norfolk in South (working session) planning process was a three day design “charrette” The second phase of the and public meetings. interviews, groups, focus involved of which each 2003, in July starting three phases, The planning process had to work with the consultant team. the City Committee was appointed by A diverse and representative Steering Planning Process for the Poindexter Plan Development Corridor.duce a Strategic to pro- Norfolk planning process of South with the neighborhood to conduct a public Department by the Economic Development health of the city.essential to the overall plan for the Poindexter that a revitalization recognized is Corridor Council The Mayor and City environment. of the physical rioration dete- there has been a steady loss of businesses and an accompanying the 1960s Since along Poindexter the business district larly Street. particu- is in decline, neighborhood, Norfolk the South Chesapeake, core of historic the original However, Region of Virginia. Tidewater of Chesapeake is a growing in the The City and prosperous city Introduction oslatta,ldb ra einAscae,was retained Design Associates, led by Urban A consultant team, urban design associates design urban AERIAL PHOTO Aerial view of South Norfolk from the north, with I-464 on right side of photo. xctv umr 1 executive summary

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development Corridor: program for the Poindexter a development ant team developed the consult- Working Department, with the Economic Development Development Program 3 2 1 INITIATIVE AREAS Village Center Campostella Square Gateway aefotcno 300 units ft. ft. 150,000 sq. 82,500 sq. 200 units ft. Poindexter apartments/condos Corridor 150,000 sq. Waterfront condos General Commercial Destination Retail Neighborhood Retail 4 5 5 4 Waterfront I-464 Interchange 1 2 500 units ft. 382,500 sq. 3 mnmn a dpe nMy1,2006. amendment was adopted on May 16, This is not incompatible with adjacent land uses. increase in density and that the Poindexter Plan Development Strategic Corridor design guidelines specified in the incorporate Development Unit Planned that the Urban of the corridor, revitalization to promote the Council finds that the increase densities are necessary study area with the approval when City of a conditional use permit within the Poindexterlocated Plan Development Strategic Corridor for properties Unit Developments units per acre in Urban Planned Ordinance to allow Zoning for densities up to 45 dwelling the City's Council adopted an amendment to City changing market conditions, 5 4 3 2 1 The plan targeted five areas redevelopment: for concentrated Initiatives Five ren p1 ce o e omrildvlpet and freeing commercial up 17 acres development; for new center; of the College; campus Community Tidewater branch a new including Norfolk at PoindexterSouth and Liberty, for housing and commercial; Bainbridge In recognition that revitalization efforts require due to efforts In recognition flexibility that revitalization Waterfront: Development of the vacant J.G. Wilson site for con- Wilson J.G. of the vacant Development Waterfront: the Poindexter restructuring interchange and I-464 Interchange: shopping strip enhancements to a struggling Square: Campostella of reestablishment of the traditional “downtown” Center: Village site at Poindexter of the Big Pig Development and Gateway: urban design associates design urban tiative in detail. and a marina. park, a riverfront restaurants, dos, ILLUSTRATIVE MASTER PLAN An urban design plan and illustrative sketches describe each ini- each describe sketches design plan and illustrative An urban 5 4 The five initiatives are tied together by a framework of street improvements. 1 2 xctv umr 2 executive summary 3

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development interested developers. and owners, property private of Department Virginia Transportation, as such College, Community Tidewater tions with potential partners, detailed negotia- include will which public investments and projects, be the guiding document for directing will and future private Plan Development The Strategic Poindexter Norfolk. and South Corridor of the vision for the revitalization become a coordinated strategic framework, development placed on the overall The five initiatives, Strategic Development Plan Plan. Development first public investment in the Strategic and will be the have already been designed and funded, and Liberty along Poindexter streetscapes New Bainbridge between initiatives. to the Norfolk connect the existing parks and institutions of South also streets will which and enhanced streetscapes of new framework The five initiatives are tied together by a proposed development Development Framework View north along the Waterfront. View from the southwest corner of Poindexter and Bainbridge looking toward the Big Pig site. urban design associates design urban View east along Poindexter Street at the intersection of Chesapeake Avenue. xctv umr 3 executive summary

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development Planning ProcessPlanning strategy plan was presented at a public meeting. strategy Isabel before the proposed by Hurricane charrette was cut short the Unfortunately, A consensus plan emerged. and tested. revised, were Urban design alternatives developed, I. focus groups from Phase a second round of meetings with the working session that included a 2003 at a three-day design charrette, Chesapeake in September Design Analysis. Urban in the following section, II and is summarized for Phase by the consultant team in preparation tion was studied and analyzed This informa- and a public meeting. focus groups, from interviews, data and “soft” data, and historic traffic, as land use, data such “hard” of 2003 for the collection to Chesapeake in July consultant team trip analyst; and Glatting Jackson provided and Glatting Jackson consultant services. traffic analyst; Pennsylvania) was the commercial market (Philadelphia, Inc. Group, the Sphinx as the lead consultant; Pennsylvania) served (Pittsburgh, projects Design Associates – Urban revitalization inner city and in commercial corridor sultant team with national experience and many focus group meetings. a public meeting included of which each process had three phases, The Poindexter planning Corridor team throughout the process. to work Committee was formed with the consultant tive Steering A diverse and representa- is located. Chesapeake where the corridor of in the City the neighborhood Norfolk, of South the community involving for the PoindexterPlan participatory, was highly Corridor the planning process process the planning hs I lentvs or Discovering Alternatives, II: Phase hs :Dt n nlss or Understanding Data and Analysis, I: Phase con- The planning process was facilitated by an inter-disciplinary that led to the Strategic Development that led to the Strategic , took place primarily in took place primarily , , involved an initial involved , urban design associates design urban mined by City Council. mined by City as deter- subsequent amendments may be appropriate As a result, to ensure the plan reflects conditions. changing periodically reviewed is to be Comprehensive Plan, is an element of the City's which Amendments Subsequent 2004. in April was printed The final report the City. Committee and and comment by the Steering for review form draft document was prepared in Plan Development Strategic Corridor the Poindexter Finally, stakeholders. ings with public and private meet- input and several in December 2003 Chesapeake for citizen hs I:FnlPa,or Deciding Plan, Final III: Phase nacrac ihSaeLw this plan, Law, In accordance with State : began with a public meeting , lnigpoes4 process planning

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development Urban Design Analysis Urban AERIAL PHOTO and focus groups. views data from the inter- of the followed“soft” by a summary X-Rays® of UDA data in the form of the drawings show the analysis “hard” The following pages Poindexter Norfolk. and for South Corridor visions for the future of the of citizen project area and a summary of the strengthsteam prepared and weaknesses of the an analysis the consultant to Chesapeake, data on the initial trip collecting After Aerial view of South Norfolk from the north, with I-464 on right. urban design associates design urban accessible by I-464, I-264, and I-64.South Norfolk is often minutes from everywhere. said to be thirty Tidewater Region is shown in this diagram. Downtown Norfolk, downtown Circle, and Greenbrier are all easil Portsmouth, Military by Portsmouth and Norfolk shown in light yellow. The central location of South Norfolk (shaded in purple) to other communities tributaries. of ChesapeakeThe (shown northern portion of the City in white), which of South Norfolk, is includes the community REGIONAL LOCATION MAP

Swamp Dismal Great I-164 I-264 The Tidewater/Hampton Roads Region is defined by the Elizabeth River and its many estuaries and Elizabeth River I-64 Portsmouth Downtown Norfolk Downtown

I-4664 South Norfolk I-264 Greenbrier

ra einaayi 5 urban design analysis I-64 Circle Military Airport International Norfolk in the surrounded y

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development STUDYPORTRAIT AREA areas. and to uncover patterns opportunity works to reveal underlying the Portrait into individual uses and frame- in effect “de-layer” tools, parks and open space are throughout scattered the area. Institutions, are and adjacent to the railroad tracks. found along the waterfront uses industrial uses are along the Poindexter concentrated Corridor; commercial and retail land and building use is residential; principal The shows both land use and building with uses color keyed. The drawing in late 2003. Norfolk of existing conditions in South The Portrait is a snapshot and the waterfront. commercial corridor, on the Poindexter Street focused primarily which and Liberty Street shows the study area, Area Portrait, the Study below, The drawing

The UDA X-Rays®, which are used as urban design diagnostic are which used as urban The UDA X-Rays®,

Bainbridge Blvd Bainbridge Poindexter St

Liberty St Liberty Atlantic Ave Atlantic

X-Rays Campostella Rd Campostella wetlands. of ChesapeakeThe is in white. City historic trail patterns, industrial uses, and at different angles, a result of railroad lines, characterized by a number of discontinuous grids the development of the highway system, is The street pattern of South Norfolk in 1920, before 1920 SOUTH NORFOLK STREET PATTERN since 1920 as industrial uses expanded. the waterfront had disappeared or diminished indicating small residential neighborhoods along Portsmouth and Norfolk. some of the streets grids was built, including I-264 (in red) connecting By 1986, of the local highway the majority network 1986 SOUTH NORFOLK STREET PATTERN I-264 urban design associates design urban Poindexter Street. cloverleaf intersection was constructed at unaffected by the construction of I-464. A full residents. The local street network was mostly residential neighborhoods, displacing few between waterfront industrial uses and the I-464 was constructed in the north/south seam SOUTH NORFOLK STREET PATTERN2003

I-464 I-264 HIGHWAYS AND ARTERIALS South Norfolk to Portsmouth. are shown in orange. The Jordan Bridge connects Street, Berkeley Avenue, and Campostella Road) Poindexter, Bainbridge, Liberty, Atlantic, 22nd South Norfolk (including major arterials serving highway network (I-464 and I-264) is shown in red;

Jordan Bridge urban design analysis:

I-464

Poindexter St Bainbridge Blvd Bainbridge

I-264

Berkeley Ave Berkeley Liberty St Liberty

The limited access 22nd St

Atlantic Ave Atlantic Campostella Rd Campostella x-rays 6

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development USES RAILROADSINDUSTRIAL AND dominated by industrial, port, and naval base uses. the Tidewater Region have historically been waterfront and along rail lines. The waterfront in Norfolk, shown in gray, are concentrated along the neighborhoods. Industrial land uses in South of the residential cause fragmentation angles with numerous at-grade crossings, which lines, shown in black, cross South Norfolk at many Active rail RESIDENTIAL SETTLEMENT PATTERN create a sense of neighborhood identity. where there is sufficient critical mass of blocks to exception is the Historic District (outlined in red) uses and arterial streets. One industrial and retail only two blocks deep between surrounding illustrated in this X-Ray. Many neighborhoods are industrial uses, causing the fragmented pattern separated from each other by rail lines and residential neighborhoods of South Norfolk are The zoned property. parking and vacant or under-used commercially Road. A significant portion of the red area is Poindexter, Bainbridge, Liberty, and Campostella along commercial buildings and property shown in red, indicating concentrations of and office) service, are Commercial uses (retail, COMMERCIAL LAND USE PATTERN

Poindexter Street. churches, on and the South Norfolk Library uses are shown in purple and include schools, waterfront park with great potential. Institutional community. Bridge Park is an under-utilized Lakeside Park is one of the major assets is discontinuous, not a connected network. located throughout South Norfolk, but the pattern Parks and open space (shown in green) are INSTITUTIONS, PARKS, AND OPEN SPACE

Park

Bridge Library

urban design associates design urban

Park Lakeside ZONING MAP analysis. land use patterns shown in the UDA X-Ray categories coincide with and codify the existing AC: ASSEMBLY CENTER DISTRICT R-MF-1: APARTMENT/CONDOMINIUMUNITS R-10S: SINGLE FAMILY R-10: SINGLE FAMILY/TWO FAMILY R-8S: SINGLE FAMILY R-8: SINGLE FAMILY DETACHED R-SFA: SINGLE FAMILY R-6: SINGLE FAMILY O-I: OFFICE AND INSTITUTIONAL DISTRICT M-3: WATERFRONTDISTRICT INDUSTRIAL M-2: GENERAL INDUSTRIAL DISTRICT M-1: LIGHT INDUSTRIAL DISTRICT C-2: CONSERVATION-RECREATION DISTRICT B-5: URBAN BUSINESS DISTRICT B-2: GENERAL BUSINESS DISTRICT B-1: NEIGHBORHOOD BUSINESS DISTRICT The zoning map land use urban design analysis: District. District, and South Norfolk Commercial Overlay Business Zone (HUB), South Norfolk Historic Enterprise Zone, Virginia Historically Underutilized controls: incentives, grants, and regulatory Virginia overlapping special districts which provide SPECIAL DISTRICTS DISTRICT SOUTH NORFOLK COMMERCIAL OVERLAY SOUTH NORFOLK HISTORIC DISTRICT HUB ZONE VIRGINIA ENTERPRISE ZONE South Norfolk has several x-rays 7

The Portrait drawing presents a map of the study area with buildings and parcels color coded to designate their current use.

I-464

I-464 Bainbridge Blvd Bainbridge

Poindexter St

D St D

Park Ave St B Chesapeake Ave Chesapeake

22nd St. Liberty St Liberty

urban design associates design urban

Atlantic Ave Atlantic

Berkeley Ave Berkeley

Campostella Rd Campostella Campostella Rd Campostella urban design analysis: PARKS SURFACE PARKING VACANT BUILDINGS RESIDENTIAL BUILDINGS INSTITUTIONAL BUILDINGS COMMERCIAL BUILDINGS INDUSTRIAL BUILDINGS x-rays 8

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development the intersection of Poindexter Street around the waterfront, clustered Areas of potential were and dangerous intersections. hood streets, prone neighbor- and crime drug and public housing areas, subsidized buildings, vacant Bad places included and the waterfront. Library, Norfolk the South District, the Historic Park, fied were Lakeside of the good places identi- Some (blue dots). potential or opportunity and places of bad places or things (red dots), things (green dots), good places or to indicate Norfolk to place them on a map of South and three blue dots and asked three red dots, given three green dots, overcome. mentioned as a problem in the media was most frequently Norfolk to while the negative image of South Norfolk, strength of South mary person as the pri- every was mentioned by nearly location instance, for according to the number of responses; in order of importance Norfolk five or ten years from now?South is your vision for the future of the Poindexter What and Corridor • Norfolk? and South Corridor about the Poindexter or bad things, are the problems, What • Norfolk? and South Corridor about the Poindexter or good things, are the strengths, What • three questions: were asked participants meeting, At each Truitt School. Intermediate public meeting was held at An evening interviews. groups and seven at six focus Norfolk Library and stakeholders at the South citizens I the consultant team met with many in Phase the initial trip During In addition to the three questions, the participants were each the participants In addition to the three questions, The issues are listed of the responses is listed at right. A summary Summary of FocusSummary Groups Reverend Dr. Ray Rouson of First Pentecostal Rouson of First Ray Church. United Holy Dr. Reverend and and Dalton Edge; Debbie Ritter, Adams, Rebecca Newman, Council persons Joe Manager Clarence Cuffee; City Ward; were with Mayor William interviews The seven administrators. and senior City staff; of Chesapeake departmental City providers; churches and social service school, residents; estate professionals; of questions. below the summary the dot exercises maps of all are shown Summary Street. and Liberty and the intersection of Poindexter Street Boulevard, and Bainbridge h i ou ruswr opie fbsns wes real The six focus groups of business owners; were comprised urban design associates design urban Racially integrated Schools (staff, facilities) Library Affordable housing Lakeside Park Waterfront Historic district pride Community Location THINGS STRENGTHS/GOOD urban design analysis: South Norfolk has been left behind Schools (test scores) Loss of commercial businesses No town square or central place Low median income Blight, vacant buildings and Concentration of low income Crime, drugs Negative image in the region WEAKNESSES/PROBLEMS vacant land housing rental SUMMARY OF ISSUES summary of groups focus Mix of incomes More home owners Positive image Historic theme Develop vacant sites with mix Develop and connect to Pedestrian friendly town center New neighborhood retail Village feel, quaint town VISION FOR THE FUTURE of uses the waterfront 9

© 2004 urban design associates design associates 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development Development Principles Development Urban Design & oped during the charrette. oped during devel- provided alternatives of the various a test of the effectiveness guided the consultant team in their design exploration and principles These and development. connections; identity; in three categories: the charrette were and are during revised The principles listed rette. to the design char- prior were developed principles and development design urban draft and public meeting, interviews, the focus groups, As the result input from of the UDA and the citizen analysis X-Ray® urban Create a pedestrian-friendly, and build on Celebrate, preserve, Create a new and positive IDENTITY family-friendly environment. en the neighborhood. the historic context to strength- professionals. families and young diverse (age, income, race) corridor to attract and retain the Poindexter commercial for South Norfolkidentity and URBAN DESIGN AND DEVELOPMENT PRINCIPLES Create a pedestrian network of Create gateways to South Norfolk Create a central gathering space, Connect South Norfolk to the CONNECTIONS neighborhood shopping. tions (schools, and library), connect parks, public institu- “green streets” and trails to and the Poindexter corridor. focus for the neighborhood. front promenade or esplanade. waterfront and develop a water- ra ein&dvlpetpicpe 10 principles & development design urban Develop opportunity sites (Big Pig, Create a village center at and strengthen existingPreserve DEVELOPMENT housing. hotels, and mixed income offices,rants, entertainment, restau- creation, including retail, economic development and job mixed-use developments for area, Campostella Square) as J.G. I-464 interchangeWilson, Tidewater College. Community institutional uses such as and governmental and services, retail, neighborhood-serving Poindexter with new and Liberty businesses.

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development Development ProgramDevelopment front and the Poindexter Corridor. the water- split between Norfolk, market housing units in South rate a program for a potential of 500 new estate professionals yielded and real residential developers with local interviews However, team. in the consultant A residential market consultant was not included Residential Development Program and government uses. institutions, offices, include Commercial General could outlet stores are highway oriented. and restaurants, national chain as hotels, such Destination Retail, or restaurants. shoe store, pharmacy, store, a grocery include and could adjacent neighborhoods Norfolk and immediately South by the residents and employees of primarily Retail is supported Neighborhood Commercial. Destination Retail and General Retail, Neighborhood The commercial program has three parts: Norfolk. commercialprojected uses in South a five-year demand for new and and Greenbrier, Circle, Military as Downtownsuch Norfolk, of existing and competing commercial areas based on an inventory was The analysis cover). under separate (see Appendix, Corridor Norfolk Neighborhood and the Poindexter of the South ket analysis prepared a commercial mar- Inc. Group, the Sphinx I, Phase During Commercial Development Program aefotcno 300 units 200 units Poindexter apartments/condos Corridor Waterfront condos ft. ft. 150,000 sq. 82,500 sq. ft. 150,000 sq. General Commercial Destination Retail Neighborhood Retail 500 units ft. 382,500 sq. urban design associates design urban mnmn a dpe nMy1,2006. amendment was adopted on May 16, This is not incompatible with adjacent land uses. increase in density and that the Poindexter Plan Development Strategic Corridor design guidelines specified in the incorporate Development Unit Planned that the Urban of the corridor, revitalization to promote the Council finds that the increase densities are necessary study area with the approval when City of a conditional use permit within the Poindexterlocated Plan Development Strategic Corridor for properties Unit Developments units per acre in Urban Planned Ordinance to allow Zoning for densities up to 45 dwelling the City's Council adopted an amendment to City changing market conditions, require due to efforts In recognition flexibility that revitalization Aerial view of the proposed village center eeomn rga 11 development program

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development Initiatives the opportunity to connect the water.the opportunity Waterfront: 5 Poindexter for development. provides Street opportunities new I-464 Interchange: 4 of the corridor. anchor as the eastern Road serve and Campostella Square: Campostella 3 of the commercial corridor. is the heart parking lot, and the adjacent City-owned the Bank of America including Street, Center: Village 2 464. from Norfolk I- into South as the gateway serves and park, Library Norfolk site and the South Big Pig the vacant including Boulevard, Gateway: 1 of existing conditions: based on input from stakeholders and residents and from the analysis emerged at the design charrette or areas of focus, initiatives, Five INITIATIVE AREAS The five initiatives are described in detail on the followingThe five initiatives are pages. described 5 The intersection of Poindexter and Bainbridge Street Bridge Park and the vacant J.G. Wilson site provide Wilson ParkBridge J.G. and the vacant The intersection of Poindexter and Liberty Street 4 The redesign of the cloverleaf interchange at The redesign of the cloverleaf The Campostella Square shopping center Square The Campostella 1 2 3 urban design associates design urban 5 4 3 2 1 ILLUSTRATIVE MASTER PLAN Waterfront Village Center I-464 Interchange Campostella Square Gateway 5 The five initiatives are tied together by a framework of street improvements. 4 Aerial view of South Norfolk looking north 1 2 ntaie 12 initiatives 3

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development incorporate Unit Development Planned that the Urban corridor, of the to promote the revitalization increase densities are necessary Council finds that the units per acreto 45 dwelling when City Council may approve for densities up a conditional use permit City However, units per acredensities up to 30 dwelling are appropriate. was illustrated. Street and Stewart Street parcel at Poindexter on the adjacent vacant residential development the idea of adding some the charrette, During 215 parking spaces. and 30,000 square of retail feet and office, computer center, center, life family gymnasium, 1100-seat sanctuary, a new Church included Pentecostal The proposal from First United Holy offices above. ing with 7,500 square of ground or feet floor retail with apartments of Poindexter The corner has a mixed-use build- and Bainbridge site. Parking of the is on the interior center. tot lot and pool/community with a buildings of 6 to 8 units each, apartment or condos in small at Poindextercial development Boulevard. and Bainbridge Street propose Both schemes commer- preferred plan of the current owner). center (the church and family community ment and one with a new residential develop- one with primarily for the site, were developed Two plans alternative Initiative. parcel in the Gateway development is the key section of Poindexter Boulevard, and Bainbridge Street development. and high quality streetscaping with new entrance gateway The plan creates a new and neglect. the current image is of vacancy from Norfolk I-464, South entering When and realtors. business owners, for residents, as a major concern The image of the Poindexter emerged Norfolk and South Corridor ormi lxbet hnigmre odtos residential To remain market flexible to changing conditions, 100 apartments site includes The residential plan for the Big Pig at the inter- store, grocery The four-acre site of a Big Pig former Gateway

Church alternative plan Existing conditions

Bainbridge Blvd Bainbridge Bainbridge Blvd Bainbridge Big Pig Site

Poindexter St

Stewart St Stewart Poindexter St Stewart St Stewart

Library Norfolk South

Decatur St Decatur Decatur St Decatur urban design associates design urban

Residential alternative plan Bainbridge Blvd Bainbridge

Ohio St RESIDENTIAL BUILDINGS MIXED-USE BUILDINGS

Poindexter St Stewart St Stewart

Grady St COMMERCIAL BUILDINGS STRUCTURED PARKING

initiatives: Decatur St Decatur gateway INSTITUTIONAL BUILDINGS SURFACE PARKING 13

© 2004 urban design associates development poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development (BOTTOM) (TOP) to a positive image for the corridor. greatly would also contribute parcels at the intersection underutilized ment of some the small The potential for redevelop- strength amenity. of the neighborhood and improvements to the park build on the Library Norfolk South An addition to the and signage improvements. with landscaping ble with adjacent land uses. is not incompati- and that the increase in density Plan Development design guidelines specified in the Poindexter Strategic Corridor The Gateway Initiative also includes upgrading Poindexter upgrading Initiative also includes Street The Gateway Existing section through Poindexter Street at the Big Pig site Proposed section through Poindexter showing new streetscaping and with a new mixed-use cleaners as a coffee building on the corner and new apartment buildings. Reuse of the dry shop is also ill View from the southwest corner of Poindexter and Bainbridge looking toward the Big Pig site, as existing (right) and as propose urban design associates design urban CHURCH ALTERNATIVEPLAN d (above) ustrated. Caption to go here. initiatives: gateway 14

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development fountains. or memorials, Poindexter for public art, provides the opportunity parkingsquare lot. and a 200-car feet with expansion plans for an additional 50,000 facility educational of a 40,000- to 50,000-squareing regarding foot two-story location Discussions have been ongo- for the College. Community Tidewater as a possible future campus bridge beneath the 22nd Street Liberty parking site and the city-owned lot on the east side of America Street. feet of retail along the west side of Liberty potential for a 7,500-square foot bank building and 19,000 square retail 16,000 square with of new feet parking garage, for a 200-car Norfolk. South image for the downtown creates a new of Center streets, Village improvements combined with streetscape the to all The square, is lined with angled parking. which feet of retail face the linear park, 32,000 square retail stores. pedestrian-oriented fronted by new ated, Street. are visible fromstore Liberty and pharmacy The grocery retail10,000-square building front foot new Poindexter. retail 7,000 square of infill and a feet retail uses facing the street. shielded from Poindexterthat is partially by the pedestrian-oriented parking lot face a 300-car store and 15,000-square foot pharmacy opment and the renovation of existing buildings. devel- infill downtown with a combination of new Norfolk of South features of the traditional the revival Plan, Development Strategic of the Poindexter at the heart Corridor Center Initiative, The Village A new college green on the Bank of America site at the end of green college on the Bank of America A new The final project proposes of the Bank the redevelopment The plan proposes of the McDonald’s the redevelopment block side of PoindexterOn the north town a new square Street is cre- 35,000-square foot grocery a new of PoindexterSouth Street, Village Center Village Aerial perspective sketch of the Village Center Existing conditions increase in density is not incompatible with adjacent land uses. increase in density and that the Poindexter Plan Development Strategic Corridor design guidelines specified in the incorporate Development Unit Planned that the Urban of the corridor, mote the revitalization to pro- Council finds that the increase densities areCity necessary units per acre for densities up to 45 dwelling when tional use permit Council may approve a condi- City However, acre are appropriate. residential units per densities up to 30 dwelling market conditions, To remain flexible to changing on the upper floors. units located on the groundretail floor and offices and/or residential uses located h ilg etri niinda ie-s itit with Center is envisioned as a mixed-use district, The Village urban design associates design urban Village center plan

21nd St

22nd St

ParkingGarage B st B

Poindexter St Liberty St Liberty

20th St

TownSquare

College

Community Tidewater RESIDENTIAL BUILDINGS MIXED-USE BUILDINGS Chesapeake Ave Chesapeake

Pharmacy 22nd St

College

Community Tidewater initiatives: COMMERCIAL BUILDINGS

STRUCTURED PARKING

Green

College GroceryStore

village center INSTITUTIONAL BUILDINGS St Liberty SURFACE PARKING 15

© 2004 urban design associates improvements and new buildings poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development (BOTTOM) (TOP) Existing section through Poindexter Street Street at Liberty Proposed section through Poindexter showing new streetscaping View looking east along Poindexter at the intersection of Chesapeake Avenue as it exists today (top) and as proposed (above) sh urban design associates design urban owing development, new streetscaping, and the renovation of existing structures. initiatives: village center 16

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development property. underutilized other nearby may be expanded to include which on this initiative,present further owner need to collaborate will and the The City Norfolk. impact on the image of South important at Poindexter neighborhoods. and south to other nearby and Liberty Center to the proposed north streetscaping Village with new Square Road. Campostella along of the street zone create and will the view a pedestrian shield the parkingand low Road will from along Campostella wall buffer a landscape Second, would allow space for landscaping. ciency the redesign of the parking lot to increase effi- First, two initiatives. improved be greatly with can ownership, is under new which center, image of the shopping The to the Poindexter anchor ern Corridor. as the east- shopping center that serves is a strip Square Campostella The long term viability of Campostella Square will have an will Square of Campostella viability The long term of this initiative is to connect Campostella strategy The key Campostella Square Campostella

Existing conditions

Liberty St. Liberty Campostella Rd Campostella urban design associates design urban

Campostella Square Improvements

Liberty St. Liberty Edwards Wilson Center Edwards Wilson RESIDENTIAL BUILDINGS MIXED-USE BUILDINGS initiatives: COMMERCIAL BUILDINGS STRUCTURED PARKING

campostella square campostella

Campostella Rd Campostella

Shopping Center Shopping CampostellaSquare INSTITUTIONAL BUILDINGS SURFACE PARKING 17

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development Norfolk. image of South of the water and an improved views while offering and the waterfront River Park access to Elizabeth allowing pedestrian and bike lanes, with wide sidewalks boulevard redesigned landscaped as a two-lane the Poindexter is Bridge Finally, that replace the high-speed ramps. Poindexter reduced by the are Street dramatically T-intersections speeds onto Off-ramp the dangerous weaving movements. eliminate configurations on- and off-ramp Safer land. developable but frees up 17 acres of same number of movements as the cloverleaf The proposed design provides the design. replaces cloverleaf the full at right. sketch in the issues and opportunities points are illustrated These across wide but has no sidewalks. I-464 is 80 feet bridge the Poindexter Finally, street. for a local higher than appropriate ramp design speeds release onto Poindexter traffic at speeds Street the off- Fourth, if the interchange were redesigned. excess property much would be of which interchange consumes 36 acres of land, the Third, projected to Poindexter. future using the ramps traffic interchange over is greatly designed for the volume of present and of the the capacity Second, the Federal Highway Administration. along the main line of interstate are no longer recommended by changes with dangerous movements weaving of on and off ramp inter- Full cloverleaf the interchange is obsolete. First, facts emerged. important Several Poindexter intersection at I-464. cloverleaf Street studied the Glatting Jackson I of the planning process, Phase During Glatting Jackson designed a reconfiguredGlatting Jackson interchange which I-464 Interchange Photograph of existing interchange looking north towards Norfolk Analysis of existing 1-464 cloverleaf interchange urban design associates design urban Diagram of reconfiguration I-464 interchange initiatives: i-464 interchange 18

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development (BELOW) (ABOVE) Park. street to Lakeside connects the school A new Boulevard. Bainbridge housing to strengthen west of the existing neighborhood some new for provides School Wright the opportunity Primary to Rena B. and outlet stores. restaurants, for hotels, the possibility nation retail includes identified in the market study for this location The desti- from I-464. opment that takes advantage of the visibility for commercialtion of the interchange devel- provide an opportunity land made available by the reconfigura-The 17 acres of developable Finally, a new north-south street that connects Poindexter north-south new a Street Finally, Existing street section through Poindexter Bridge Proposed street section through Poindexter Bridge showing boulevard design

Existing conditions

Truxton St. Truxton

I-464

Bainbridge Blvd Bainbridge Decatur St. Decatur urban design associates design urban

with new commercial development Plan of the redesigned I-464 interchange Truxton St. Truxton

Poindexter St I-464

RESIDENTIAL BUILDINGS MIXED-USE BUILDINGS

PrimarySchool eaB Wright B. Rena New Street New

initiatives: Bainbridge Blvd Bainbridge COMMERCIAL BUILDINGS STRUCTURED PARKING

Jefferson St i-464 interchange

Park Ave

Holly Ave INSTITUTIONAL BUILDINGS St. Decatur SURFACE PARKING Byrd Ave 19

© 2004 urban design associates View of the J.G. site from the Jordan Bridge looking east Wilson poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development street leading fromnew the I-464 interchange. and a landing for water taxis is proposed at the end of a Tidewater for pleasure boats marina A new parking lot behind the buildings. by a surface end of the site are serviced condos at the north density Lower to shield the condos from line. the existing rail ings also serves parking behind the condo build- Structured rants facing the water. with ground floor restau- provide for most apartments, water views condo buildings facing the water are U-shaped to mid-rise The two and 300 for-sale condos. inn on the waterfront a small ings include build- New Norfolk. for South creating an invaluable public amenity River Park linked to Elizabeth extent of the waterfront on the south, studies are necessary though further with some remediation, for residential use that the site could be developed studies indicate environmental Preliminary is available for development. cleared, now River Park, site adjacent to Elizabeth a 15.41 acre industrial site, Wilson The J.G. with almost no limit to the market. is at a premium, in the on the waterfront Region Residential development Tidewater is enormous. on the waterfront The potential for the development ormi lxbet hnigmre odtos residential To remain market flexible to changing conditions, The Waterfront Initiative proposes a public park along the full Waterfront ble with adjacent land uses. is not incompati- and that the increase in density Plan Development design guidelines specified in the Poindexter Strategic Corridor incorporate Unit Development Planned that the Urban corridor, of the to promote the revitalization increase densities are necessary Council finds that the units per acreto 45 dwelling when City Council may approve for densities up a conditional use permit City However, units per acredensities up to 30 dwelling are appropriate. urban design associates design urban Waterfront urban design plan Marina

Inn Bridge Park Park Bridge RESIDENTIAL BUILDINGS MIXED-USE BUILDINGS Garage Parking COMMERCIAL BUILDINGS STRUCTURED PARKING initiatives:

Poindexter St

waterfront Truxton St Truxton INSTITUTIONAL BUILDINGS SURFACE PARKING 20

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development with a promenade that runs along a public park. Proposed section through the Waterfront showing new development facing a public street View looking north along the Waterfront and condominiums. showing the proposed park, marina, retail, The existing view is shown urban design associates design urban at right. initiatives: waterfront 21

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development Development FrameworkDevelopment The LandMark Design Group plan for Poindexter Street improvements of each initiative implementation plan. of each commitment to providing parts and linkages as integral streetscapes shown in the plan below. Design Group, with a design by LandMark is already underway Street, to Liberty improvements to Poindexter Boulevard from Bainbridge Street plan, One of the streetscapes Phase prehensive improvements. streetscape The five initiatives are of com- tied together by a larger framework Each initiative area will be tied into the overall framework by a initiative area framework be tied into the overall Each will urban design associates design urban FRAMEWORK DIAGRAM improvements. 5 4 3 2 1 Waterfront Village Center I-464 Interchange Campostella Square Gateway The framework diagram shows the network of institutions, parks and open space tied together by streetscape 5 4 1 eeomn rmwr 22 framework development 2 3

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development Design Guidelines dor. corri- street neighborhood to a vibrant from that of an arterial ridor of th cor- the character changing be implemented over time, that can neighborhood. as a revitalized norfolk the strength that communicates of South with a character corridor creating all a pedestrian-oriented and design standards, streetscapes live/work units. or even townhouses, apartment, small include could which to residentialmended for a transition uses over time, is recom- The remainder of the corridor shopping. neighborhood mass for pedestrian-oriented and a critical density an urban achieve in order to Center, and the the Gateway Village points, at key trated it is recommended that commercial uses be concen- therefore, ings. commercial build- of new that prohibits efficient development size many of the parcels along Poindexter are of a In addition, tainable. mercial would not be sus- uses along the entire length of the corridor maintaining com- in the area, identified for commercial development of the market Because main Initiative areas along Poindexter Street. at efforts development concentrates Plan Development The Strategic 1 creating bump-outs and pedestrian crossings.creating bump-outs and pedestrian Make street by intersections safer resource for first floor retail uses. parking to help slow and provide traffic an additional parking on-street Encourage environment. furniture to define the pedestrian lights and street trees, hedges, Use walls, low brick Poindexter Street. The design guidelines for the corridor include recommendations include The design guidelines for the corridor of dictates a variety of uses along the corridor The variety Apply the LandMark Design Group’s the LandMark Apply guidelines to landscape urban design associates design urban 5 4 3 2 buildings whenever possible. buildings whenever parking and structured to be behind of surface the development through ample landscaping. of the street environmentthat allow for pedestrians softening the street. the street space and giving buildings a greater presenceenclosing on create will stronger which addresses by to a build-to line, be changed line should the setback At these areas, Center nodes. and the Village difficult parcels.more efficient buildings on the previously of bigger, allows the development This strategy and on weekends. while retail and residential uses need more parking in the evenings the day, office uses need parking during of parking demand; ral cycle make much more efficient use of land resources of the natu- because areas common parking In urban resources sharedencourage parking. omnmz h mato akn oso h tetcp,require To the impact of parking lots on the streetscape, minimize setbacks utilize At areas where occurs, residential development at the Gateway commercial concentrate development time, Over lots to provideConsolidate small parcels and bigger developable eingieie 23 design guidelines

© 2004 urban design associates poindexter corridor strategic development plan: chesapeake, virginia | april 2004 (rev. april 2006) | april 2004 | april virginia (rev. chesapeake, poindexter corridor strategic plan: development Development at the commercial nodes along Poindexter Street, illustrated in section and perspective residential in nature, with greater setbacks. Development at areas that tie together the commercial nodes of development along the corridor is more urban design associates design urban eingieie 24 design guidelines