II. Mixed-use and Infill Development in the Urban Overlay District CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-1 This perspective drawing illustrates how the urban streetscape should be clearly defi ned by buildings that conform to a uniform “build-to” line. In Reston, Virginia’s Town Center, this pedestrian walkway connects This perspective drawing illustrates how a public park will enhance parking to the main street. Brick paving, seasonal planting in the urban environment planters, awnings, and an artful shade structure create an inviting urban environment. Intent The Urban Overlay District, containing There are generally two types of mixed- restaurants, entertainment, and hotels, generally the City’s older urbanized area use development: vertical mixed-use, to create a destination that attracts users north of the Albemarle and Chesapeake the provision of multiple uses within from a broad area. Regional mixed-use Canal, has been designated for develop- a building, and horizontal mixed-use, development may be co-located with ment at higher densities. The historical the arrangement of multiple uses on a special attractions, such as a waterfront development pattern has resulted in this site in a complex of related buildings. promenade, a marina, an historic site, district’s current mixture of stable, older Connectivity among uses should be or other natural and cultural resources. neighborhoods, waterfront industrial achieved with an open space system of Local mixed-use development provides areas, and aging commercial corridors. streetscapes and parks. As pedestrian- a mix of services for the convenience of These guidelines address mixed-use and oriented communities, mixed-use and the users and residents of the develop- infill development within the Urban infill developments are intended to ment and adjacent neighborhoods. Overlay District. reduce sprawl and automobile trips. Mixed-use development within the A mixed-use development is a single Mixed-use development may be Urban Overlay District should meet unified development that incorporates regionally or locally focused. A regional the standards for urban planned unit two or more different uses within mixed-use development is highly development (PUD-U) as approved by walking distance of one another and accessible from major highways and city council. may include a variety of housing types. includes a mix of uses, such as retail, II-2 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL Mixed-use development, such as this retail, offi ce, and residential complex in Alexandria, Virginia, is oriented to the nearby Metrorail station. Located on a small site within an older residential neighborhood with a mix of residential types, the development has an interesting variety of building massing, height, and architectural ornamentation, and is a good example of compatible infi ll development. Intent Infill development should contribute relation to transportation corridors, Mixed used and infill development to the revitalization of the existing accessible waterfronts, transportation and gateways can help to “reduce the community and neighborhood where facilities and multi-modal transit hubs, negatives,” such as under-utilized or such development is proposed. Existing town centers, and areas designated for abandoned buildings, unsafe areas, and infrastructure, including roads and utili- revitalization. Critical factors associated dilapidated streetscapes. They should ties, proximity to a variety of existing with mixed use and infill developments create appealing built environments in uses, and the desirability of being part are land use and density, careful plan- which to live, work, and play. of an established neighborhood are ning, phasing, the economic climate, incentives for the construction of new and construction costs. buildings or the expansion of existing buildings within older neighborhoods. Redevelopment that could occur as part Infill development within the Urban of mixed-use and infill development Overlay District should meet the may require upgrading of the existing standards for urban planned unit infrastructure system including roads, development (PUD-U). utilities or other services. These issues should be addressed as part of the plan- Mixed use and infill developments and ning and design process. gateways are especially well suited in CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-3 Shirlington, Virginia New residences are located a short walk from Shirlington’s main street. Shirlington, Virginia, is a mixed-use infi ll development that revitalized an older retail main street and the adjacent blocks with new construc- tion and streetscape enhancement. With its combination of boutique shops, rich variety of restaurants, and a cineplex, Shirlington is a regional att raction with direct access from the interstate. The development mix includes residential, offi ce, and government/institutional uses. Parking is accommodated in both surface lots and parking decks at the rear of the buildings. Land Use and Density Land uses in mixed-use and infill or more of the following land uses: The recommended mix of land uses is areas include commercial office, retail, commercial office/hotel, retail, restau- 10% to 30% commercial office/hotel, 10% restaurant and entertainment, hotel, rant and entertainment, and a variety to 30% retail, and 20% to 80% residen- and a variety of residential types, of residential types, including single- tial. Residential densities should be no including single-family, townhouse, family, townhouse, and multi-family. more than 30 dwelling units per acre. and multi-family. A mix of uses is encouraged to provide a diverse and The goal for the mix of land uses in the Within an infill project depending compatible development. Ground urban overlay district (and suburban on the size and location, it is possible level retail, restaurants, and businesses district) is to achieve a balance of uses to to consider not only the infill project accessible by sidewalk with residential provide for housing, employment and but also adjacent properties when and/or commercial uses above provides retail. The specific mix will vary from addressing the target for the mix of uses. services for the daily needs of the project to project based on the site, loca- A key factor in considering adjacent immediate neighborhood. tion, and relationship to infrastructure. parcels is the potential for including It is recommended that the following direct connections between the parcels The land use(s) of infill development range of percentages for the mix be to allow for both pedestrian and should be compatible with the adjacent achieved where possible: vehicular integration of uses. land use(s). Infill development may include one or a combination of two II-4 / URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL Example of infi ll within an urban grid street patt ern: Locate infi ll Example of commercial infi ll development within a curvilinear street buildings facing the primary street, with parking lots located to the patt ern: Defi ne the streets with uniform “build-to” lines. Provide rear, and provide sidewalks to promote pedestrian connectivity. multiple vehicular and pedestrian connections to the neighborhood. In Arlington, Virginia, these retail buildings, with offi ce and apart- In Alexandria, Virginia, mixed-use and infi ll buildings, with street- ments above, provide a consistent setback along a primary street. level retail and offi ces and residential on upper fl oors, provide a consistent edge along King Street from the river to the metro station. Neighborhood Framework A neighborhood framework is defined • Blocks not longer than 500 feet • Alleys that provide separate access to by the arrangement of streets and parking and garages, and also accom- blocks. Within the Urban Overlay • Buildings with consistent setbacks modate fi re apparatus; District, there are two existing frame- facing the primary street with limited works: a rectilinear street grid, such side yards; • Sense of community identity as either as in the South Norfolk neighborhood, a stand-alone project or as an integral and a curvilinear pattern typical of the • Minimum street widths to support part of an existing neighborhood; neighborhoods developed in the late fi re apparatus twentieth century. To strengthen this • Pedestrian-friendly sidewalks for district’s distinctive character, mixed-use • On-street parking that contributes to convenient access to residences, and infill developments should have traffi c-calming; businesses, shops and restaurants, frameworks with the following charac- schools and cultural att ractions, and teristics: • Parking lots located primarily at the active and passive open space; and rear of buildings; • A hierarchy of street widths that • Adjustments in the street patt ern to provides multiple travel options and • Residential garages should be deem- preserve the natural environment multiple points of connection to phasized by locating them as sepa- should be permitt ed. existing streets (dead-end streets and rate buildings or sett ing back from cul-de-sacs should be avoided) ; the primary façade of the house; CITY OF CHESAPEAKE, VIRGINIA — DESIGN GUIDELINES MANUAL URBAN OVERLAY DISTRICT - MIXED-USE AND INFILL DEVELOPMENT / II-5 Infi