Dominion Boulevard Corridor Study (Final)

Dominion Boulevard Corridor Study and Economic Development Strategic Plan Chesapeake, Virginia Adopted November 15, 2016

Planning for a vibrant and exciting future for the City of Chesapeake

Contents Acknowledgements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .iv DW Legacy Design Method . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . v ® SUMMARY ................................................................................................................................................1 Project Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 Critical Success Factors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Implementation Strategies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5 Aspirational Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 MARKET STUDY ....................................................................................................................................19 Market Study Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20 Background and Objectives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Key Findings – Economy and Demographics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Dominion Boulevard Site Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 Demand Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Regional Employment Center Scenario . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 EXISTING CONDITIONS ........................................................................................................................31 Existing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32 Existing Hydrology and National Wetlands Inventory Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 Existing Agricultural Land . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 Rural Development Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 Industrial and Commercial Nodes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 Recent New Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 Public and Community Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 Existing Streets and Major Intersections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 Regional Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43 Public Input Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44 Summary on the Public Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44 Public Charrette #1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44 Public Charrette #2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46 Public Open House . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46 PLANNING FRAMEWORKS ..................................................................................................................49 Area Planning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .51 Scenario Planning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .52 Master Land Use Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .54 Transportation Master Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .98 Utilities Master Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110 Telecommunications Infrastructure Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .125 APPENDICES .......................................................................................................................................127 Public Charette 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .128 Public Charette 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .136 Public Open House . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .143 Street Sections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .146 Market Study . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .150 | iii

Acknowledgements The City of Chesapeake would like to thank all of the residents and participants in the creation of this plan . The robust public involvement reflects the passion of the community in Chesapeake. City officials and staff made it a priority to listen to what the community had to say and incorporate these thoughts and passion into a framework to move the City of Chesapeake into the future . We especially wish to thank the Reverend Ellen Comstock and the staff and members of the Messiah United Methodist Church for the use of their facilities for the community charrettes and open houses . City of Chesapeake Elected Officials Contributing Mayor Alan P . Krasnoff Carlos Aiken Vice Mayor John de Triquet Mike Benda Joan Fowler City Council: Steven Froncillo Lonnie E . Craig David Jurgens Roland J . Davis Sam Sawan Robert C . Ike, Jr . Jay Tate Suzy H . Kelly Peter Wallace S .Z . Debbie Ritter Ed West Dr . Ella Ward Steven Wright Rick . W . West Urban Designers and Lead Consultant City Administration James Baker - City Manager Design Workshop: Amar Dwarkanath - Deputy CIty Manager - Operations Kurt Culbertson Jan L . Proctor - City Attorney Glenn Walters Susannah Horton City of Chesapeake Staff Advisory Team Market and Economic Study Virginia Fowler Lennie Luke RCLCO: Mary Ann Saunders Melina Duggal Steven Jenkins Earl Sorey Utilities and Transportation Ben White Bill Meyer Woolpert: Kirsten Tynch Mike Mull Planning Staff Dan Detmer Jaleh Shea Karen Shaffer Environmental Mark Woodward Steven Lambert - Project Manager Kerr Environmental Services Corp . Rebecca Benz Bob Kerr Milissa Story Curtis Hickman Jennifer White Alexis Baker Ben Umphlett iv | DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

DW Legacy Design Method ® Design Workshop’s Legacy Design process emphasizes a deliberate approach to sustainable design solutions that is comprehensive of four Legacy categories: environment, community, art and economics . All aspects of the design process and foundational thinking for a project are captured in this document . Issues associated with the project and our client’s Critical Success Factors are defined at the outset. The design team and client define a project Vision, a problem statement and a design solution . These steps are intended to build a strong foundational story for the project that aligns the design team and client to the same Principles and Legacy Goals . DW Legacy Design metrics are employed ® to ensure that the project is accountable to comprehensive Legacy Goals set at the beginning of the process . | v

The master plan presents an opportunity for Chesapeake to secure its economic future, advance its quality of life and promote stewardship for future generations.

1 Summary Community Input: How would you plan for the best long term outcome? Source: Survey 1 results, April 2014 What is the most important strategy when planning the Study Area? Maintain agricultural and rural qualities Create dynamic “mixed use” communities Create more suburban style housing projects Create parks and recreation space Leverage airport and Route 17 into jobs creating uses Connect the study area to rapid transit Create golf course and recreation based communities Organize the plan around wetlands and canals I do not know, I would like to learn more 0 30 60 90 120 150 Source: Survey 1 results, April 2014 Summary | 1

Project Background The City of Chesapeake, Virginia is a thriving economic hub supported by excellent infrastructure. The City has identified the Dominion Boulevard Corridor (US Route 17 South) as a key strategic area for the future growth of the City . In light of ongoing and emerging development demand associated with the Veterans Bridge and Roadway Improvement Project that will be completed in 2017, the City is working to prepare a physical development plan and a strategy to maximize the economic potential of the Study Area . The study area is generally bounded by the Dominion Boulevard Bridge and the Southern Branch of the Elizabeth River in the north; the Chesapeake Regional Airport and Landing West Industrial Park in the south; limited residential development east of Shillelagh Road, Cahoon Parkway and Bells Mill Road in the east; and the Dismal Swamp Canal and fringe of residential development west of Mill Creek in the west . The Dominion Boulevard Corridor and surrounding study area is approximately 7 miles long and variably between 2 and 4 miles wide, encompassing approximately 9,207 acres . The boundaries of the study area follow either natural features such as creeks, man-made features such as roads, or parcel lines where appropriate . The extent of the study was determined in consultation with City Council, the City’s Economic Development staff, and based upon a review of historical and current development trends, the coverage of existing policies such as the Transportation Corridor Overlay District Policy, and key catalyst entities such as the Elizabeth River waterfront, Tidewater Community College, Chesapeake Regional Airport and Landing West Industrial Area. The City also sought and received confirmation on the extent of the study area through a Request for Information (RFI) issued in spring 2013 to potential study consultants and costs to complete the study, prior to issuance of the formal Request for Proposals (RFP). The growth in Chesapeake has recently been driven by sustainable energy, startup, and logistics and distribution sectors . This study complements the Moving Forward Chesapeake 2035 Comprehensive Plan . It leverages the improvements to Dominion Boulevard and Highway 17 underway by the City of Chesapeake and works to build upon the Chesapeake 2050 Master Transportation Plan . Dominion Boulevard provides north-south access from North Carolina into the heart of Chesapeake and the Chesapeake Expressway . Upon the completion of the Veterans Bridge, this corridor will become more accessible from the Hampton Roads Beltway and the Chesapeake Expressway, which will create additional commercial, residential and jobs creating development opportunities . Sales and permit data suggest that the economic recovery is progressing more rapidly in the City of Chesapeake than overall in the VA Beach - Norfolk - Newport News MSA, which is a good sign for Dominion Boulevard . Vision The City has articulated the following vision for this important region of Chesapeake: “An economic development physical improvements master plan that responds to and supports the policy of the City Council and the Comprehensive Plan to develop Dominion Boulevard as a ‘Major Activity Center’ that leverages the policy to establish the Raleigh - Norfolk Connector on Route 17 between Raleigh and Norfolk as a high priority corridor, the airport, the ongoing capital improvements of Dominion Boulevard and the environmental assets of this part of the City .” 2 | Summary DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

The Impetus for Creating a Master Plan The master plan for the Dominion Boulevard Study Area presents an important opportunity for the City to secure its economic future, advance the quality of life for its residents and guests and promote stewardship of the sensitive environment that it is located in . It allows the City to balance economic needs with the desire to preserve and protect the lifestyle that makes Chesapeake unique . It enables a plan that preserves agricultural and rural lifestyles while also attracting new and exciting industries . Value Proposition Attracting new industries that provide well-paying jobs is imperative if the City is to continue to remain economically viable and secure . It requires the deliberate effort to attract modern “knowledge based” employers . In order to do that, the proper environment needs to be created that will attract these new employers and be attractive for the employees that will work in these new industries . The successful integration of modern urban planning principles and sustainability strategies into the planning and design of the Dominion Boulevard Study Area will provide the lifestyle and sense of place that the new employer and employee require and enable Chesapeake to be competitive . To not update current development patterns toward market based, holistic and sustainable solutions creates the risk of losing out to the competition where these lifestyles are already being promoted and developed . To continue to build out the Study Area with conventional residential communities, regardless of how marketable they currently are, would cause a negative fiscal impact to the City. Conversely, a phased approach that balances revenue producing uses with residential uses will better enable fiscal responsibility. With that in mind, a master plan and design standards have been created that will lead Chesapeake toward a new and exciting future that will be attractive to new industries, employers and employees that are seeking a more thoughtful, connected and integrated urban and community lifestyle than is currently being offered in the region . Purpose and Intent 1 . Implement the policies and goals contained within officially adopted plans, including the Comprehensive Plan . 2 . Capitalize on existing and proposed investments in access and infrastructure . 3 . Promote Jobs / Housing balance and provide opportunities for regional employment centers that will provide adequate jobs for a diverse employment base . 4 . Improve Chesapeake’s built environment and human habitat . 5 . Connect the citizens of Chesapeake with new communications technologies . 6 . Conserve and protect the City’s natural beauty and setting, including trees, scenic vistas and cultural and historic resources . 7 . Ensure that new development conserves energy, land and natural resources . Summary | 3

8 . Protect water quality and the Great Dismal Swamp National Wildlife Refuge Area . 9 . Encourage environmentally responsible development practices by minimizing vehicle traffic while providing for a mixture of land uses, walkability, connectivity and compact community form . 10 . Provide neighborhoods with a variety of housing types, densities and price points to serve the needs of a diverse population . 11. Promote the greater health benefits of a pedestrian-oriented environment. 12 . Provide for orderly growth and development of suitable neighborhoods with adequate transportation networks, drainage and utilities and appropriate building sites . 13 . Save unnecessary expenditures of funds by requiring the proper initial construction of transportation networks, sidewalks, drainage facilities and utilities . 14 . Promote development patterns that support safe, effective and multi-modal transportation options, including auto, pedestrian, bicycle and transit . 15 . The Master Land Use Plan, Area Plan Maps, Infrastructure Strategy Exhibits, and other related maps contained in this strategic plan are not parcel-specific and are intended to be used as flexible policy guidance during the City’s development review process to ensure that, as much as is practicable, development of an individual parcel or group of parcels achieves the overall plan vision . Critical Success Factors • Achieve consensus (especially key land owners and the City Council) on land uses and development patterns that will position the Study Area for the type of growth that will contribute economic potential and fiscal responsibility to the City. • Enhance Chesapeake’s regional competitive advantage, image, marketability, and sense of place . • Recognize the Study Area’s adjacency to the Chesapeake Regional Airport and Route 17 and explore opportunities for regional employment centers . • Promote development patterns that lead toward energy efficiency, quality of life and environmental protection . • Anticipate future infrastructure and transportation and technology needs and enhance multimodal connections through the Study Area . • Keep the magnitude of development tied to the practical availability of regional water supply, sewer capacity and infrastructure . • Position the Study Area effectively from an economic development and fiscal impact perspective . • Effectively plan for parks, plazas, civic gathering places and open space connections . • Develop a plan that conforms to all existing or pending local, state, and federal regulations . • Create an implementation plan for public improvements that tie to city budgets and provides for the greatest return on investment . 4 | Summary DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

• Create an open space network that protects and provides connections to important environmental systems like the Great Dismal Swamp National Wildlife Refuge Area and provides a place for multiple uses such as storm water management, biodiversity and recreation . • Reverse the trend within in the Study Area of low density suburban residential development sprawl that does not have services within reasonable walking and biking distances . • Maximize the use of naturalized storm water management techniques to protect regional watersheds, promote environmental stewardship, create opportunities for recreation and to lessen costs for underground piping . Implementation Strategies Fully realizing the economic potential of the Study Area will require the collective effort of city leadership, civic leaders, institutions and the community at large to “pull together” toward a common goal . Successful economic development, according to the Wisconsin Economic Development Institute, requires the creation of an implementation plan that is crafted in collaboration with public and private stakeholders throughout the region; a funding plan that meets the needs of the master plan while also expanding the sources of funding available for economic development; and performance metrics that establish benchmarks and enables progress reviews . Implementation also requires consistent land use plans, development standards, codes and ordinances that support the vision . Where implementation strategies and action steps for the study area involve changes to the City’s existing development standards (e.g. Transportation Corridor Overlay District Policy), codes, and ordinances, they should be as specific as possible to facilitate the development review process . Several forward looking cities across the country, such as Portland, Boston, Seattle, and Austin are successfully implementing economic development plans that are oriented toward future economic, environmental and social sustainability and attracting new businesses that would help ensure adherence to their unique vision . There are also several movements afoot to help cities codify principles related to smarter growth . The reality is that to be competitive, Chesapeake needs to be enthusiastic about making the changes necessary to remain viable and to be in position to attract businesses that will lead it into the future . This involves several steps according to the review of several publications or organizations dedicated to research in this topic such as the Wisconsin Economic Development Institute (WEDI), the Portland Economic Development Strategy (PEDS), Smart Growth America, the Municipal Research and Services Center (MRSC), the Bristol Bay Native Association (BBNA). According to WEDI, prospering in the new economy requires: 1 . Knowing your region’s economic function in the global economy . 2 . Creating a skilled and educated workforce . 3 . Investing in an infrastructure for innovation . 4 . Creating a great quality of life . 5 . Fostering an innovative business climate . 6 . Reinventing and digitizing government . 7 . Taking regional governance and collaboration seriously . Summary | 5

The Master Plan “sets the table” physically and philosophically to accomplish these requirements . It provides places for fostering an innovative business climate, and promotes new land uses, development patterns and infrastructure that will lead to a great quality of life . The project’s location next to the Tidewater Community College has the potential to contribute to creating a skilled and educated workforce – assuming that its curriculum is in alignment with the City’s vision . However, the master plan is only one part of a successful implementation plan . Important to the success of its implementation will be the cooperation and collaboration that can be fostered and obtained between city government and contributing businesses; the various governmental agencies that will have ongoing responsibility to execute the master plan; city government with contributing institutional players such as the regional hospital and community college; and city government and property developers . As described in the BBNA Community and Economic Development Plan Guidebook, creating a forward looking and healthy economy that fosters economics, environment and culture requires innovative thinking, new attitudes, effective leadership and collaborative approaches . Funding Sources and Community Strategies Developing potential funding strategies is critical to creating a realistic and achievable plan for the Dominion Boulevard Corridor . Below are potential funding sources that are appropriate for the Study Area . Public Financing Alternatives: tax increment financing, which would provide the necessary gap financing to make redevelopment possible as determined by the market assessment, but allowing tax revenues to be deferred to support bonds to build infrastructure on the corridor . Financial Incentives: public financing tools, such as TIF, business improvement districts, public investment fees, and others that will enable the city to direct proceeds from development into revitalization projects . Joint Public/Private Development Opportunities: use of publicly owned land, contribution of the land and/or low-cost financing to make the development feasible for private developers . Public Investment: capital projects (e.g., streetscape improvements, utlities, parks, or other community facilities) or operations and maintenance efforts that may improve the attractiveness and marketability of a corridor segment . Local Incentives: land swaps and density bonuses . State Programs: grants and other types of incentives to create jobs . Other Strategies: • Develop excellent educational facilities to attract students • Institute a beautification program • Improve infrastructure and ensure access to broad band technology • Develop tourism attractions and provide visitor information • Provide technical assistance to businesses • Provide business incubators • Promote entrepreneurship • Promote “cluster strategies” 6 | Summary DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Cluster Strategy One method of enhancing implementation and attracting appropriate new industries would be to adopt a cluster strategy similar to what’s being done in Portland, Oregon . As outlined in the Portland Economic Development Strategy, their plan uses a cluster strategy as a way to organize their efforts to attract, retain, and develop like-minded and synergistic firms and businesses. The cluster strategy can be coordinated “in a manner that makes more efficient use of resources and creates synergies in otherwise unrelated activities (e.g.; coordinated training and research at local universities). In addition, in-depth knowledge of particular sectors fuels catalytic initiatives that move business development efforts beyond traditional assistance . A cluster strategy is especially critical for a market like Portland, where limited resources require selective investments in the groups of firms that demonstrate the most promise of growth” . In addition to clustering, cities employ a variety of available financing tools and strategies to develop and support the entrepreneurial culture and industry innovation that encourages business attraction, development . An effective funding strategy according to research conducted by the PEDS should provide: • Reliable multi-year operating support for the key initiatives in the strategy, including work supporting job growth in target industries and thriving small businesses, promoting international trade; assisting small neighborhood businesses; • A range of innovative debt products to finance the growth of existing businesses and serve as incentives for attracting firms to the city; • Investment capital for start-up and emerging businesses in target industries and those identified through economic gardening; • Strategic investment funds to jump-start new programs and facilitate collaboration among existing programs, particularly for workforce development and research and development initiatives; • Financial incentives through regulations and policies designed to promote growth within target industries and firms adopting sustainable business practices. One study adapted from “How to Meet the Needs of Corporations in Locating New Facilities,” by Allen R . Wood, Economic Development Review, Winter 1990” proposes 10 basic things economic developers can do to meet the needs of locating a new facility: • Make sure community leaders are ready, willing and able to assist in attracting prospective industries . • Conduct periodic labor surveys to keep tabs on the labor supply . • Have managers of local, existing industries meet with prospective industries to discuss suitable wage rates, benefits, etc. • Identify several good industrial sites that have good roads and utilities in place, or can be developed quickly . Have local technical colleges host tours of their facilities and provide information on their services to prospective industries . • Use state government resources for financial and technical assistance available to new industry . • Communicate with federal and state elected officials about issues affecting development in the area . • Have up-to-date community information, which presents pertinent data that a company requires . Summary | 7

• Maintain a small local development team to support prospect needs and maintain the confidentiality of the prospect’s interest. • Make sure the community attitude is attractive to industry . A good business climate will retain existing businesses and attract new ones . Summary of Action Items: Several items will need to be acted upon to capitalize on the vision articulated in the Master Plan and to foster an exciting future for Chesapeake that includes the ability to attract new employers and to support existing employers . These include items associated with economic development, land use planning, design and engineering: 1 . Obtain full acceptance of the Master Plan and its contents by all city leaders and agencies so that it can be acted upon toward a shared vision . 2 . Seek regional partnerships that can contribute to expanding and elevating infrastructure and transportation services to the Study Area . 3 . Pursue efforts to attract LRT/BRT transit service to the Study Area; expand the Airport so that it can ship and receive freight; and reclassify Route 17 as an Interstate Highway . 4 . Conduct workshops with city leaders and agencies to promote the opportunities, areas of change and actions needed that the Master Plan proposes . Create alignment for the proposed arrangement and types of land uses; the design concepts and locations for roadway and utility infrastructure; the requirements of “Aspirational Zoning” and the proposed development standards . 5 . Conduct workshop(s) with institutional and business partners to promote the Master Plan and to find areas of shared interest that lead to coordinated efforts to execute the vision . 6 . Work with the Tidewater Community College and other regional educational institutions to align educational programs and resources with the requirements of businesses or business clusters targeted for the Study Area . 7 . Create a synergistic partnership with the Great Dismal Swamp National WIldlife Refuge Area to promote tourism opportunities, environmental and recreational linkages . 8 . Conduct a workshop with builders and developers to describe the contents of the Master Plan and the changes that will result to current requirements . Make these new requirements part of the discussions with new developers that are currently or proposing to invest in the Study Area . Property owners and/or developers should be made aware of the benefits of assembling adequate land with a view to pursuing Planned Unit Developments (PUDs) as a preferred development pattern in focal areas of the study’s Master Plan . 9 . Create the additional codes, ordinances and guidelines required to execute the principles and vision of the Master Plan . Ideally these would be created for each Area of the Master Plan so that they respond to each’s particular vision and nuance . Making them as specific and detailed as possible will help ensure a successful outcome. Such review and consideration for changes to the City’s codes, ordinances and guidelines should include the feasibility of establishing special zoning designations and/or overlay districts for the study area . 8 | Summary DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

10 . Create and codify measurable goals or metrics for items such as water usage, energy usage, storm water management, jobs/housing balance, provision for parks, etc . to support the execution of the “Aspirational Zoning” principles and development standards of the Master Plan. The City’s fiscal impact analysis model should be used as appropriate on a periodic basis to help determine if the aspirational development standards of the Master Plan are being achieved through actual ongoing development . Additionally, a checklist should be developed as a tool for review of applicants’ implementation of the Plan . 11 . Enact TDR and PDR policies so that execution of the Master Plan is potentially more equitable to land owners affected by the master plan and so that agricultural preservation is ensured . 12 . Update the City’s HRSD Sewer Service Expansion Policy to replace the one-mile service area provisions with provisions that sewer service be provided only to those areas so identified for service by City Council . 13 . Extend or have plans to extend adequate utility infrastructure to Areas 3,4,5 and 6 and other areas that are to be developed using municipal infrastructure . 14 . Redesign all street cross sections and transportation standards and requirements (speeds, intersections, intersection spacing, access management, allowance for street trees, sidewalks, bike lanes, etc.) to enable “Complete Streets” as described in the Master Plan. Revise the 2050 Master Transportation Plan to conform to the location of the major streets described in the Master Plan . 15 . Expand upon the City’s existing storm water management plan to include the naturalized capture and transmission sites shown on the Master Plan as well as to include provisions for onsite naturalized storm water management that may be required above and beyond the community facilities shown on the Master Plan . 16 . Update current parks, open space and public services requirements to align with the vision and requirements of the Master Plan . 17 . Obtain land for parks and open spaces and/or adjust parks and open space requirements of new development to conform to the requirements of the Master Plan . 18 . Obtain land for the right of way for new roadways, greenways, storm water management facilities and utility infrastructure . 19 . Create the organization and funding needed to support the maintenance and management of parks, open spaces, storm water management facilities, streetscapes, and greenways . 20 . Create new or supporting branding for the Study Area that promotes its vision . 21 . Create designs and a master plan for signage and wayfinding for the Study Area (which is part of branding). 22 . The City’s Planning and Land Use (Level of Service) Policy will be used to evaluate the adequacy of public schools, roads, and public utilities to serve proposed development within the Corridor . The City Manager will conduct an annual review of Chesapeake Public Schools capacity levels in conjunction with the Capital Improvement Plan to determine if there is an efficient distribution of students throughout the City . In addition to the general implementation strategies outlined above, a more complete discussion of land use and zoning implementation strategies specific to the development of the Study Area is contained in the Aspirational Development Section of this chapter and the Planning Frameworks and Area Plans chapters . Summary | 9

Figure 2. Connecting Environmental Systems Figure 1. Capitalizing on Investment in Transportation The Chesapeake Regional Airport, the new tall span The Great Dismal Swamp Wildlife Refuge Area, the historic Veterans Bridge and potential for Dominion Boulevard to Herring Ditch and forested land purported to be wetlands become an interstate highway creates economic potential. create a connected framework that act as the lungs of the region and provides habitat, biodiversity and opportunities for recreation. Figure 3. Preserving Agricultural Character Figure 4. Locating New Economic Centers Large segments of productive agriculture can be New economic centers take advantage of key intersections preserved so that this important part of Chesapeake’s of improved regional transportation assets and sense of place and character can be retained for the environmental systems next generations. 10 | Summary DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Diagrammatic Concept - Parti The chief organizing thoughts, illustrating the ‘big ideas” of the master plan, are captured in what is often called a parti . This and the preceding page highlight the big ideas that the master plan follows . 4 Key Master Plan Concepts • Capitalize on investment in transportation infrastructure • Locate new economic centers to support commerce and new industries • Protect and connect valuable environmental systems • Preserve productive farm land and the rural lifestyle Figure 5. Synthesis A master plan that develops Dominion Boulevard as a “Major Activity Center” that leverages investments in transportation infrastructure, one of a kind environmental assets, and the unique sense of place and character of this part of Chesapeake. Summary | 11

Aspirational Development Standards As part of the Implementation Strategy, creating specific development standards, plans, overlays, codes and ordinances for each Area would help ensure execution toward the vision established for the Study Area . As described later in the document, each Area of the plan has a unique theme, character, and land use orientation that will maximize its potential to deliver on the Vision and Critical Success Factors established for the Study Area . The following list provides the universally applicable development standards by which plans submitted for entitlement approval can be evaluated for their consistency with the purpose and intent of this master plan . In that regard they are “aspirational” and represent the combined checklist of principles and standards that future plans can be evaluated from . When complied with they together will ensure a successful outcome for the development of the Study Area in conformance with the City’s vision: STEWARDSHIP PLANNING Housing and Jobs Balance New Residential Development requires a Jobs to Housing balance ratio of 1 .5 jobs per new household as a requirement for developing new areas of the Master Plan that are currently described as Agriculture / Open Space Preservation in the 2035 Comprehensive Plan . Natural Open Space Preservation At least 25% of each Area should be set aside for natural open space preservation, which includes the preservation of wetlands, waterways, sensitive forested lands, areas of habitat and areas used for naturalized storm water management . The open space area will ideally be aggregated and then connected into a system that enables preservation of habitat and the opportunity for residents to experience the natural environment . Some open space areas that relate to forested lands, lands that have a high likelihood of being wetlands, canals, power line easements, and proposed greenways are already established on the master plan and can contribute to satisfying the open space requirements . Limit Development Impacts on the Natural Environment At least a 50 ft . buffer and ideally a 100 foot vegetated buffer should be established adjacent to all tidal wetlands and natural water bodies, subject to established laws, codes and ordinances. Should there be conflict with applicable laws, codes and ordinances, the more stringent buffer requirement should apply . Enable Open Space and Agricultural Preservation Utilize Transfer of Development Rights (TDR), Purchase of Development Rights (PDR) and Conservation Easements (CE) to promote equity to existing land owners and to enable and encourage public open space, agricultural preservation and a more compact, dense and orderly development pattern that locates roads, parks, open spaces, and community service uses in logical places within the Area being planned for development . Compact Development Promote development densities that exceed typical norms, or that are at the higher end of the range established for a particular zoning designation, on land that is suitable for development . 12 | Summary DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Housing and Jobs Proximity Encourage proximity between housing and jobs such that 50% of the jobs located within the Study Area are located within ½ mile walking distance of the equivalent 1 .5 jobs per household . Development Character Create detailed design standards, design guidelines and form based codes for each Area that describe development type, density form and character to match the theme and character promoted for the Area as described in this master plan . Housing Affordability: Encourage that at least 20% of new housing units be in an attainable price range and integrated into the fabric of the neighborhood . Urban Form Buildings should front onto streets and public spaces with pedestrian friendly buildings that have access onto the street . Provide multi-story mixed use buildings where appropriate and locate parking and service in the rear of the building (alleys) and not fronted onto the primary street . Size Neighborhoods to Walking Distance Dimensions: Utilize the ¼ mile – 5 minute walk standard as a guide to size neighborhoods . Create Centers Create centers or nodes within each Focal or Secondary Area that are within ¼ mile walking distance of residences and include combinations of civic, retail, employment, public gathering spaces and/or parks. Size, scale and program the center to fit with the theme and character of the neighborhood that it’s located in . Create Neighborhood Edges Use open space, environmental features, storm water facilities, greenways, major roads and major utility easements to create defined edges to the neighborhoods. MOBILITY Complete Streets Design and engineer all streets to include the elements associated with “Complete Streets” and include travel lanes sized for efficiency, on street parking, accommodations for bicycles, accommodations for transit, adequately sized tree lawns and street trees, adequate sidewalks, street lighting, street furnishings and naturalized storm water management . Street Connectivity At least one street and one pedestrian connection must be made between adjacent neighborhoods at least every ¼ mile . Additionally, pedestrian or bicycle through connections should be used on cul-de-sacs . The development of gated communities with private streets within the study area should be carefully evaluated to ensure that opportunities to attract executive style housing are not hindered, while at the same time the overall goal of street connectivity is encouraged . Summary | 13

Street Block Sizes Blocks should be walkable in scale and the sum of all street lengths that make up a block should be no more than 1,800 linear feet square in urban neighborhoods and suburban neighborhoods . This will allow 450 X 450 ft . square block sizes in urban areas and 600 X 300 ft . block sizes in residential areas . Pedestrian Network Safe and adequately dimensioned sidewalks or trails should be provided on all streets, greenways and open spaces so that they connect to each other and provide an overall connected pedestrian network . Bicycle Network Design each street, greenway and linear park to enable bicycle infrastructure and a complete bicycle network . Reduced Parking Footprint Provide parking sharing, reduced parking standards and preferred parking for car pool or fuel efficient vehicles. Locate parking at the side or rear of buildings, leaving building frontages facing streets free of surface parking lots . CENTERS / WALKABILITY Walking Distance to Transit Locate transit stops so that at least 50% of the residences are located within ¼ mile walking distance of a bus stop or ½ mile walking to a bus or light rail shelter . Walking Distance to Community and Neighborhood Services Locate community and neighborhood services so that at least 75% of the residences are located within ¼ mile of at least one community and neighborhood service (i.e. place of worship, day care, retail, school, park, etc) in Focal Areas and Secondary Areas. Schools Integrate schools into the neighborhood by locating elementary and middle schools within ½ mile walking distance of 50% of the dwelling units . Access to Civic and Public Space Locate civic or passive use spaces within ¼ mile walking distance of 90% of dwelling units within a neighborhood . Parks Provide parks (tot lots, neighborhood parks, regional parks, etc.) per the National Recreation and Parks Association (NRPA) standards or greater. Access to Open Space Provide access to open space (at least 1 acre in size) so that it is ½ mile walking distance from a high percentage (70-90%) of dwelling units 14 | Summary DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Community and Neighborhood Gardens: Provide community and neighborhood gardens so the residents and employees have a place to grow food in a community based atmosphere . Ensure that the spaces are owned and managed by an entity that includes occupants of the project in its decision-making, such as a community group, homeowners association, or public body . RESPONSIBLE DESIGN AND CONSTRUCTION Stormwater Management Storm water management systems should use current low impact development (LID) principles and provide connectivity of natural and man-made existing and proposed systems, keeping and enhancing the canal system where appropriate . Heat Island Reduction Provide shade from open structures. Use paving materials with a Solar Reflectance Index (SRI) of 29 or greater. Install open grid pavement systems. Provide shade from tree canopy within 10 years of landscape installation . Reduce Landscaping Water Consumption Reduce water consumption for outdoor landscaping by 50% from calculated midsummer baseline case by using of captured rainwater, recycled wastewater, use of water treated by public agency specifically for non potable use (purple pipes), and use of other non potable sources (air conditioning condensate, stormwater, foundation drain water) Preserve Heritage Trees While the City of Chesapeake does not currently have an adopted tree conservation ordinance as allowed under the Code of Virginia, Section 10 .1-1127 .1, the preservation of “heritage trees” (those that may be individually designated by the local governing body to have notable historic or cultural interest) should be considered when appropriate. As development occurs, preservation of non-invasive trees should be a goal, given the Area’s proximity to the Great Dismal Swamp Wildlife Refuge, to the extent feasible within the requirements of Section 15 .2-961 of the Code of Virginia for achieving tree canopy requirements during the development process . Solid Waste Management Provide space for the placement of recycling stations and compost stations within each Area . Light Pollution Reduction Use night sky protection specifications such as those found in the standards articulated in the International Dark Sky Association Standards . Street Trees Provide street trees at 40 feet on center average in an adequately sized tree lawn or tree pit on all streets to shade the street in Focal or Secondary development areas . Native Plant Materials Use native, low maintenance landscape materials that are appropriate for the region . Summary | 15

BUILDING BULK AND FORM CONCEPTS Regional and Place Sensitive Design Buildings should be designed to take advantage of local climate, building practices and regional culture . Vertical Mixing of Land Uses within Buildings Vertically mixed use buildings in the Focal Areas (the walkable mixed use areas and commercial areas associated with Areas 3 and 6 in particular) is highly encouraged with multi-story buildings that have retail or office on the ground floors and office or residential uses on the upper floors. Buildings Address the Street and Public Spaces Buildings in the Focal Areas should address the street and public spaces with doors, windows, porches and stoops creating a link with the public pedestrian environment . Transparency at Street Level Commercial buildings (retail, office and light industrial) and mixed use buildings should have 50% transparency on the ground floor building elevation that fronts on the public realm. Identifiable Floors Multistory commercial buildings and vertically mixed use buildings of 4-5 stories should have an identifiable ground floor sized appropriately for retail at between 16 ft. and 20 ft., upper stories that have balconies and windows and a top . Consistent Building Edge at Street Buildings in the Focal Areas should meet the sidewalk environment without a setback and create a consistent building edge along the sidewalk . Corner Lots Buildings located on the corner of two streets should address both streets . Building Length Individual commercial buildings should generally be 90 feet long or less . Rhythmic Pedestrian Scaled Facade Individual commercial buildings in the Focal Areas should use a rhythm of approximately 30 feet in width to create variations in the architecture at the street level to something more in scale with the pedestrian . Highlighted Entry The front door of commercial buildings should be highlighted and distinguished with architectural details, awnings, furniture, lighting, signage and landscape . Shade and Comfort Awnings and other devices that provide shade and protection from the weather should adorn the ground floor elevation of buildings that front onto public sidewalks. High Density Residential Oriented to the Street High density residential buildings in the Focal Areas should be oriented so that doors have direct access to the street . High density residential buildings should be minimally set back 16 | Summary DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

from the sidewalk environment and promote a consistent building edge along the street . High density residential buildings should include stoops and porches along the ground floor elevation to create relationship to the street . Medium Density Residential Oriented to the Street Medium density and low density residential buildings should front the street and include doors that have direct access to the sidewalk . Homes in the medium density residential and low density residential neighborhoods should have consistent setbacks or build to lines that create a strong relationship between the building, stoop and front porch with the street . Medium density and low density buildings should include porches and stoops at the ground floor elevation to create a relationship to the street. Parking and Service Areas Parking for medium density residential and low density residential buildings should be primarily accessed from alleys located behind the buildings . Yard areas for medium and low density residential buildings should be kept minimal . Service areas should be located behind the building and screened appropriately . Low Density Residential Oriented to the Street Like the other residential types, low density residential should also be oriented to the street with appropriate building setbacks . Parking for low density residential can be accommodated in the front of the lot, so long as the garage is oriented to open to the side . Agricultural Lot Clusters The City should encourage agricultural lot clusters to be organized so as to reduce the amount of infrastructure service and land area required for each cluster . They are intended to be dense pockets of charming houses that mimic, in spirit, clusters of agricultural buildings . The effective density of each cluster, when measuring the perimeter of the cluster, should not exceed 4 du/acre; however, the overall density should not exceed 1 dwelling unit per acre . It is encouraged that cars be parked in detached garages, sheds, or shared “parking barns”, ideally, to foster an “un-suburban” appearance . It is also encouraged that roads be designed like country lanes . The architecture and landscape should be inspired by the rural and agricultural context, using designs that are appropriate for the climate of the region . Ideally, small vegetable gardens will service each cluster, bringing the appearance and function of agriculture into the cluster . Summary | 17

Attracting new industries that provide well-paying jobs will enable the City is to remain economically viable and secure.

2 Market Study Community Input: What would have the most positive impact on Chesapeake’s future? Source: Survey 1 results, April 2014 What are the most important things we can improve on as a city? Source: Survey 1 results, April 2014 Market Study | 19

Market Study Summary Background and Objectives Key Findings – Economy and Demographics The City of Chesapeake is a thriving The favored quarter is a defining economic hub supported by excellent characteristic of regional growth in most infrastructure, schools and location and regions, and the Hampton Roads region driven by substantial growth of the logistics, is no exception . The favored quarter is manufacturing, sustainable energy and typically where the best paying jobs, startup sectors . The Dominion Boulevard particularly office jobs, concentrate; on Corridor Study planning effort will build upon average about 30-40% of these jobs locate the foundation established in the Moving in what RCLCO has deemed to be Metro Forward Chesapeake 2035 Comprehensive Cores, the areas of greatest job density . Plan to develop a strategy for development of the corridor . The Hampton Roads region has two distinct favored quarters: one to the southeast RCLCO researched and analyzed relevant towards the water in Virginia Beach and the demographic and economic data for the other to the north into the Peninsula (see Study Area, city, and the region . Our Figure 7). Given the size of the region, it goal was to understand the City’s past would typically only have one direction of and present population and household growth, however, due to the unique nature Site Analysisy characteristics as well as trends or of the region with the ocean, rivers, and multiple bridges, the region has grown in projections that could be concluded for incorporation into the development of the multiple directions, following the water . The Dominion Study Area is outside of these Dominion Boulevard Corridor Study and • The Hampton Road’s region provides long-term favorable growth Study Area Relative to the MSA and the City of Chesapeake traditional Favored Quarters, however, as Economic Development Strategic Plan . fundamentals, and the subject area is in a strong location to land becomes more scarce, and given the We considered both short- and long-term receive a fair amount of that growth. projections and opportunities . • T Our approach to this assignment included The study area is approximately 10,000 acres in the City ofhe study area is approximately 10,000 acres in the City of Chesapeake. It is located southwest of the Steel Bridge, and is an assessment of the area’s potential to along the Dominion Boulevard corridor. It is east of The Great become a regional employment center and Dismal Swamp. a market analysis of the residential, retail commercial, and office/industrial markets in order to recommend market-driven impacts • The City of Chesapeake is a well-regarded place to live and do business. It is home to two of the region’s employment coresess. It is home to two of the region s employment cores busin to the land plan and create a land-use allocation strategy and development phasing (Greenbrier and Cavalier), and has some of the region’s newest schedule . This document summarizes the and nicest housing stock. Demographic Analysis and Market and Economic Research and Analysis . The • The Dominion study area should see additional development as the market analysis was completed in Summer of 2014 . new bridge over the Elizabeth River is constructed, eliminating the Steel Bridge. The new bridge will have a toll. Since many bridges ing g y g The Market Study was prepared based the region are tolled, and some projected to be at a higher rate, the on the best information available at the toll should have limited impact on the desirability of the area time . In recognition that market conditions for new construction. may change in the future, the Master Plan should remain dynamic and flexible for new opportunities that may arise . lane • In addition, Dominion Boulevard is being widened to a four Figure 6: Virginia Beach-Norfok-Newport News MSA, City of Chesapeake, and Dominion divided highway all the way into North Carolina. There isg y y Boulevard Study Area speculation that at some point it will be turned into an interstate highway. All of these items are promising for the future development of the area. 20 | Market Study DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia • The study area itself has some development at the northern end, primarily residential and retail. Throughout the study area there are large lot single-family homes. Tidewater Community College has a new facility as well as the new Grassfield High School. To the southern end of the study area is the Chesapeake Regional Airport. Source Source: Google; RCLCO: Google; RCLCO 6 Dominion Boulevard | City of Chesapeake | April 11, 2014 | E4-11982.40

p Favored Quarter in Hampton RoadsQ The Hampton Roads region has two distinct favored quarters: one to the southeast towards the water in Virginia Beach and the other to transportation routes. Much of this density is concentrated in downtown Norfolk and directly to the east, towards Virginia Beach, the north into the Peninsula. Given the size of the region, it would within one of the region’s favored quarters. These dense employment typically only have one direction of growth, however, due to the unique natu areas are the region’s Metro Cores.s are the region s Metro Cores. area nature of the region with the ocean, rivers, and multiple bridges, there of the region with the ocean, rivers, and multiple bridges, the region has grown in multiple directions, following the water. The majority of employment is concentrated along major Per Capita Income Industrial & Office Buildings Hampton Roads Region Hampton Roads Region Peninsula Favored Quarter South 20 10 10 20 South Side Favored Quarter Figure 7: Favored Key: Per Capita Income (PCI) Quarter of Growth in MAP KEY Hampton Roads region Industrial Buildings and Per Capita Income Source: RCLCO and Office Buildings Low Avg High ESRI C St Source: Esri S Source: CoStar size of the area, the Study Area could begin employment base in the Hampton Roads to help shift the favored quarter towards it region is contained within these seven over time . cores . The Dominion Study Area is close 15 Dominion Boulevard | City of Chesapeake | April 11, 2014 | E4-11982.40 to the Cavalier and Greenbrier Cores . See The majority of employment is concentrated Figure 8 . along major transportation routes . Much of this density is concentrated in downtown The Virginia Beach-Norfolk-Newport News Norfolk and directly to the east, towards MSA (VA Beach MSA) is poised to see Virginia Beach, within one of the region’s moderate growth in the next 20 years (see favored quarters . These dense employment Figure 8). Many of the industries upon which areas are the region’s Metro Cores . the region has grown (military, contractors, transportation, and government) are Today, the Hampton Roads region has projected to have moderate to weak future nine established employment cores, with growth . one additional emerging . For the purpose of this analysis, we only concentrated on However, there are strong sectors of future the seven employment cores in the South economic growth that should positively side . The distinct location of each of these impact the region including Professional cores is primarily driven by access to major and Business Services, Health Services, transportation routes, the unique topography and Construction . In addition, the City of the region that divides areas seemingly of Chesapeake is working hard to bring next to each other on a map, and other employment base to the Hampton Roads catalysts such as the location of regional region within the cores most beneficial to the employment locations like Oceana Naval Air City, which includes the potential Dominion Station . Approximately 30% of the current Boulevard Corridor . Market Study | 21

Metro Core Definitions Today, Metro Core Definitions like Oceana Naval Air Station. Detailed information about each core is employment cores, with one additional emerging. For the purpose located in Exhibit V-15. Approximately 30% of the current of this analysis, we only concentrated on the seven employment cores employment base in the Hampton Roads region is contained in the Southside. The distinct location of each of these cores is primarily established Today, Hampton Roads region nine has the within these seven cores.ithin these seven cores. w driven by access to major transportation routes, the unique topographyen by access to major transportation routes, the unique topography driv employment cores, with one additional emerging. For the purpose and other catalysts such as the location of major employment locations the Hampton Roads region has nine established and other catalysts such as the location of major employment locations like Oceana Naval Air Station. Detailed information about each core is of the region that divides areas seemingly next to each other on a map, of this analysis, we only concentrated on the seven employment cores located in Exhibit V-15. Approximately 30% of the current in the Southside. The distinct location of each of these cores is primarily employment base in the Hampton Roads region is contained within these seven cores.ithin these seven cores. driven by access to major transportation routes, the unique topographyen by access to major transportation routes, the unique topography driv w Map of Employment Cores of the region that divides areas seemingly next to each other on a map, Hampton Roads Region Map of Employment Cores Hampton Roads Region MAP KEY Industrial building Offifice building Of b ildi MAP KEY Retail building Industrial building Study Area b ildi Offifice building Harborview Of Retail building Norfolk Ind. Park Area Study Area Cavalier Harborview Port Area Norfolk Ind. Park Area Greenbrier Cavalier Virginia Beach Town Center Port Area Lynnhaven/Oceana Greenbrier Downtown Norfolk Virginia Beach Town Center Lynnhaven/Oceana Downtown Norfolk Figure 8: Map of Employment Cores in the Hampton Roads Region Source: RCLCO, CoStar Source: RCLCO; CoStar; Esri Source: RCLCO; CoStar; Esri 21 Dominion Boulevard | City of Chesapeake | April 11, 2014 | E4-11982.40 21 Dominion Boulevard | City of Chesapeake | April 11, 2014 | E4-11982.40 Household growth in the region is tied to For-sale residential both primary home development related to jobs and to retirement home growth which The for-sale residential market is slowly is less dependent upon job growth . The recovering from the Great Recession . Home region is very attractive for both groups of prices are up and inventory is down . The households given the relatively low cost of Hampton Roads region still has a large living, good schools, nice climate, amenity number of foreclosures to work through the base, and location close to the ocean . system . However, all indicators point to a continued recovery, and long-term health in Key Findings - Market the for-sale market . For-sale housing also represents a strong short-term opportunity While completing a long-term forecast for in the study area . an area over a 20+ year horizon, the current The Hampton Roads housing market has state of the market is not as critical as with been slow to recover from the recession . a development project that is slated to start After a rapid rise in median existing single- and be finished within a five-year timeframe. family home prices in the early 2000s, the However, understanding the current market hit a bottom in 2012 and only began market provides us with the opportunity to to see meaningful gains in 2013 . The volume understand where the study area fits into the of total home sales remained stagnant from region, as well as provide an understanding of 2008 through 2011, averaging 17,500 annual short-term opportunities . 22 | Market Study DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

sales . The number of total sales rose nearly net absorption . From 2000 to 2013, the 10% from 2011 to 2012 and 14% from 2012 submarket has, on average, delivered to 2013 . New home sales as a percentage 150 units and absorbed a net of 133 of total sales has steadily declined since units annually, capturing 9% of rental 2004 from 34% to 15% . Both sales pace absorption in the region . The Chesapeake and median price show clear increases submarket absorbed 418 units in 2011 and from 2012 and indicate growth and recovery delivered 523 units in 2012, both marking in the new for-sale housing market . See the highest levels in at least two decades . Figure 5 . The submarket’s capture of regional rental absorption also reached a record high of For-rent residential over 30% in 2012, though the long term trend points to future capture at around The for-rent residential market is currently 10% to 15% . Chesapeake, like much of the very strong . Vacancies are low and rents region, is experiencing healthy vacancies are increasing . There has been a lot of new and rental rates . Though the submarket development recently in the rental market in does not command rents as high as the region, so the opportunity for additional Kempsville and Lynnhaven, it is located near short-term rental many not be as strong as the more expensive areas and has room to it was a few years ago . However, long-term, grow . See Figure 11 . the apartment market should remain strong . The rental market includes both multifamily rentals as well as single-family rentals . The Chesapeake submarket and the Hampton Roads Employment Growthp py Hampton Roads region have historically experienced balanced deliveries and However, between 2020 and 2030, the growth will slow to 4,000 new Like most of the United States, the Hampton Roads region was significantly impacted by the Great Recession. Employment dropped, jobs annually. Their long-term projections do not take into account home sales plummeted, and commercial vacancies rose. Most of the major future recessions, but there are likely to be ups and downs in the sectors are in recovery, and the next few years should see better next 20 years. perfo performance in most of the real estate classes.rmance in most of the real estate classes. As stated earlier, the Hampton Roads TPO projections are in-line with The economic and demographic outlook for the region is projected to Moody’s projections, but slightly more optimistic. be moderate for the next ten years. Between 2010 and 2020, Moody’s projects that the MSA will add an average of 5,900 jobs annually. Figure 9: Annual Employment Growth, Virginia Beach- Norfolk-Newport News, VA-NC MSA; 1990-2040 Annual Employment Growth Virginia Beach-Norfolk-Newport News, VA-NC MSA; 1990-2040 PROJECTED 20,000 15 15 000,000 10,000 5,000 0 -5 5 000,000 -10,000 -15,000 -20,000 -25 25 000,000 Office Employment Growth Total Employment Growth Excluding Military Military Employment Growth NOTE: This Data does not include military or government employmenty g py Source: Moody’s Economy.com 26 Dominion Boulevard | City of Chesapeake | April 11, 2014 | E4-11982.40 Market Study | 23

CITY OF CHESAPEAKE Exhibit II-7 PERCENT NEW HOME SALES BY YEAR HAMPTON ROADS AREA 2000-2013 35,000 40.0% % NEW HOME SALES Year % New 2000 30.0% 35.0% 2001 35.0% 31.0% 2002 30,000 2003 29.0% 2004 34.0% 2005 32.0% 30.0% 2006 30.0% 25,000 2007 26.0% 2008 22.8% 2009 17.8% 25.0% 2010 16.9% 2011 15.6% 20,000 2012 16.7% 2013 15.3% 20.0% 15,000 15.0% 10,000 10.0% 5,000 5.0% 0 0.0% 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 Resales New Sales % New Figure 10: New and Resale Homes by Year, significant spending from outside residents Hampton Roads Areal 2000-2013 for general merchandise, electronics, SOURCE: Residential DataBank (2000-2011), Old Dominion University (2012-2013) Source: Residential DataBank (2000-2011), and apparel products . Although there are Old Dominion University (2012-2013) multiple grocery stores in the north and east Exhibit II-7 half of the retail area, there exists an under E4-11982.40 Retail supply of food and beverage, health and Printed: 3/27/2014 personal care retail . It is estimated that $22 The market appears to have stabilized . million in annual sales of food and beverage Vacancy rates continue to drop and as of are spent outside of the area due to a lack 2014- Q1 were at 6 .5%, and rents have of large-scale grocery stores in the southern remained stable at approximately $13/ side of Dominion Boulevard . net net net (nnn) average rate. There was limited construction during the downturn, Office which, in turn, has allowed the market to recover relatively quickly . Retail growth is The office market is still in recovery, but tied to household growth, so as the region 2014 is expected to be better than 2013, continues to gain households, retail will grow suggesting the office market will soon be as well . in recovery as well . Vacancy rates as of 2014-Q1 were 11 .5%, and average rents Currently, the retail market, as defined by at $16.44/square foot (SF), below the a 10-mile radius around the Study Area, peak of $18.41/SF. Office growth is tied is mostly in balance relative to demand, to employment growth, and 2013 was and includes many active retail areas that challenged by sequestration which impacted provide high amenity benefit for nearby defense and government contracting residents and employees . The area, companies in the region . which includes a Walmart store, captures 24 | Market Study DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Long-term, the growth in Professional and well with only 8% vacancy rates and rental Business Services and Health Services as rates close to $5/nnn SF . The challenge well as other office-oriented employment will for future industrial is that the types of help bolster the office market. jobs that lead to industrial development (Manufacturing, Trade) are expected to The office market in the VA Beach MSA decrease . Manufacturing is expected to has only recently begun to recover from increase after the large losses from 2001- a dramatic contraction from 2008 through 2010, but Trade, Transportation, and Utilities 2011 . From 2006 to 2013, the average is expected to decrease for the foreseeable annual office absorption was only half future . Opportunities in industrial are tied the volume of office space delivered in to the obsolescence of old buildings, and the MSA . Construction activity dipped to finding niche opportunities. 150,000 square feet in 2012 (less than 10% of the highest annual completion levels At the MSA level, the industrial market had before the downturn). Net absorption was a challenging 2013 after a brief recovery close to -500,000 square feet in 2011 . The from the recession . Average industrial rents market appears to be improving, showing and occupancy appeared to bottom in 2010, a promising uptick in both absorption, at $4 .50 and 90% . The market delivered a completions, occupancy, and rent growth in total of over a million square feet of industrial 2013 . See Figure 12 . space over the two years, allowing rent and vacancy to recover to nearly 2007/2008 CITY OF CHESAPEAKE levels . Vacancy has continued to drop from Industrial the high in 2009 . In 2013, however, the MSA Exhibit III-5 The Hampton Roads region is unique in that experienced net negative absorption . Rents it has almost double the amount of industrial have slipped slightly from $4 .90 in 2010 CHESAPEAKE SUBMARKET CAPTURE OF NORFOK-HAMPTON ROADS APARTMENT ABSORPTION space (96M SF) than office space (48M SF). down to $4 .60 in 2013 . CHESAPEAKE AND NORFOLK-HAMPTON ROADS REGION 2000-2018 The industrial market is performing relatively 2,000 2000-2013 AVG. CAPTURE: 9% PROJECTED 40% 30% 1,500 20% 10% 1,000 0% 500 -10% 10% -20% Figure 11: Apartment 0 Submarket Absorption 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 Capture, Chesapeake -30% and Norfolk/Hampton Roads Region; 2000- -500 -40% 2013 Source: Reis Metro Absorption Chesapeake Absorption % Capture of Region SOURCE: REIS Market Study | 25 Exhibit III-5 E4-11982.40 Printed: 3/27/2014

CITY OF CHESAPEAKE Exhibit V-17 OFFICE ABSORPTION VS. COMPLETIONS VIRGINIA BEACH-NORFOLK-NEWPORT NEWS, VA-NC MSA 2006-2013 2,000,000 2006-2013 Avg. Absorption: 450,000 2006-2013 Avg. Completion: 900,000 1,500,000 1,000,000 Figure 12: Office Absorptions and Completions, Virginia 500,000 Beach-Norfolk-Newport News MSA; 2006-2013 Source: CoStar - 2006 2007 2008 2009 2010 2011 2012 2013 (500,000) (1,000,000) Net Absorption Completions Dominion Boulevard Site Analysis turned into an interstate highway . All of these SOURCE: CoStar items are promising for the future development The Study Area is approximately 10,000 of the area . acres in the City of Chesapeake . It is located Exhibit V-17 southwest of the Steel Bridge, and is along The Study Area itself has some development E4-11982.40 the Dominion Boulevard corridor . It is east of at the northern end, primarily residential Printed: 3/27/2014 The Great Dismal Swamp Wildlife National and retail . Throughout the Study Area there Refuge Area . See Figure 13 . are large lot single-family homes . Tidewater Community College has a new facility as The City of Chesapeake is a well-regarded well as the new Grassfield High School. place to live and do business . It is home To the southern end of the Study Area is to two of the region’s employment cores the Chesapeake Regional Airport . The key (Greenbrier and Cavalier), and has some strengths, challenges, and opportunities for the of the region’s newest and nicest housing Study Area are provided in Table 2 . stock . Demand Analysis The Dominion Study Area should see additional development as the Veterans RCLCO completed a statistical demand Bridge over the Elizabeth River is analysis for each of the land uses . The constructed, eliminating the Steel Bridge . residential demand models are based upon The new bridge will have a toll . Since many household growth in the region, the percent bridges in the region are tolled, and some of new households likely to be either renters projected to be at a higher rate, the toll or owners, and the interest in those renters should have limited impact on the desirability or owners in locating within the City of of the area for new construction . Chesapeake, and then within the study area . In addition, Dominion Boulevard is being The retail demand model is based upon the widened to a four lane divided highway two scenarios of household growth within all the way into North Carolina . There is the study area . Each household in the overall speculation that at some point it will be region supports approximately 85 square feet of retail . We multiplied the new households 26 | Market Study DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Figure 13: Subject Site Location by the estimated square feet of retail Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User development areas . While the residential Community, Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors they support to understand the long-term units and non-residential square footages opportunity for retail in the study area . projected to be generated from proposed new land uses do not correlate exactly The office and industrial demands are based with the market study yield assumptions, upon projected employment growth in the the Master Land Use Plan creates a region, the conversion of those employees balanced and supportable arrangement of into square feet of office/industrial, and the residential densities and non-residential capture of the square feet in the Study Area . land uses that will accommodate a regional employment center, urban core areas, and Utilizing the market analysis demand supporting open spaces, public uses, and summary data from Table 1, as well as the infrastructure . subsequent residential and non-residential yield assumptions from Table 3 on page 29, Table 1: Regional Employment Scenario Demand Summary Design Workshop created a Master Land Use Plan for the study area that incorporates Summary of Demand 2014-2024 2025-2035 urban form and design principles, tailored to For-Sale Residential 2,278 1,871 the specific land use preferences expressed during the public input workshops and For-Rent Residential 448 579 other stakeholder sessions . Because of the strong emphasis on strategic economic development within the study, great care Total Residential 2,726 2,450 was taken to factor in the market study’s full build-out yield assumptions for non- Retail SF 240,319 214,722 residential land uses . With respect to residential allocations in the Master Land Office SF 233,693 482,966 Use Plan, the yields are compatible with the market study’s yield assumptions at Industrial SF 114,859 28,273 full build-out, although the Plan advocates a phased approach, with residential Total SF Commercial 588,871 725,961 development occurring first in the focal Market Study | 27

Strengths Challenges Opportunities Close to Great Dismal Swamp and associated recreational opportunities High-end housing in the region is Create multiple master-planned Chesapeake is a well-regarded place water-oriented. Will need to figure communities/neighborhoods, to buy a home—the schools are good, out how to amenitize the residential appealing to a wide range of buyers leading to strong housing demand Residential New Grassfield High School would be projects in the Study Area to compete The for-sale residential market is and renters for executive housing attractive for new residents Without associated employment zoned for residential, would be a Culpepper Landing, an actively selling development, would be difficult to build starting recovery, and this area, if master-planned community with multifamily residential strong location for development the strongest sales in the region, is already selling close to the Study Area Create new retail centers in “town center” configurations that could help For the near- and mid-term, the create a sense of community and a Will be a good location for future regional and community shopping focal point for development Retail households, and therefore, future retail Greenbrier area, limiting need for The retail market is relatively strong needs of residents will be met at to support it certain types of retail and stable—could be a good use that will be in demand in the short-term as housing is created Land Use Widening of Dominion Boulevard and As Greenbrier builds out, the opportunity to be the “next” opening of new bridge will make the Greenbrier—although it can be Study Area more desirable for future The office market is still struggling— with today’s design standards and will not be a “leader” land use in the office Study Area without significant catalyst guidelines Office creating an employment center in the Somewhat far off of interstate Once bridge is completed and road The City of Chesapeake’s interest in widened, will create a new area for Study Area will help it succeed access—a key to creating employment development cores—will need to work on the image Development is already starting to for access In the mid- to long-term, the health move in this direction care industry should help bolster the office market There are not a lot of large parcels of industrial land available in the market—have enough land to be able to accommodate larger users Industrial-related employment is projected to decrease in the region Industrial development in this area could serve the general industrial Industrial Development is already starting to positioned as other areas for some All of the industrial buildings would be needs of the region Close to airport The Study Area is not as well- types of industrial development—it move in this direction is not on the water, does not lead to new and meet the latest standards in other major cities (e.g. along I-95) and industrial building height clearance, etc . does not have rail access Tidewater Community College has a new facility in the area—may be possible to work with them for training opportunities for future businesses Table 2: Key Strengths, Challenges, and Opportunities in Dominion Study Area 28 | Market Study DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Regional Employment Center Scenario The Study Area can become an employment center of office per new employee (250 sf/employee based regional significance. It will need to have infrastructure upon local costar data and national trends), and the in place, the backing of the economic development percent captured in the Study Area based upon it community, as well as strong amenities, executive becoming an employment center, performing similarity housing, and a wide range of land uses . It will be to the Greenbiar submarket as it matures . Industrial critical to have the employment core as close to projections were based upon employment growth the interstates and northern part of the Study Area in the MSA; total square feet of industrial per new as possible . The City of Chesapeake may need to employee (500 sf/employee based upon local costar catalyze the opportunity . data and national trends); and the percent captured in the Study Area, capturing twice as much as the Deep The majority of the available commercial, industrial Creek Submarket currently captures . and office land uses should be concentrated in a mixed use “employment core” that includes retail, high The Regional Employment Center will offer density housing, parks, open spaces and community the characteristics that companies look for services such as schools, police, fire, etc. - characteristics that include an attractive streetscapes, a variety of restaurants, and For-sale and for-rent projections for the Study Area proximity to a young, talented workforce. were based upon household growth in the MSA; Companies have discovered that there is a owner/renter propensity (approximately 67% owners); business advantage to locating close to their Chesapeake’s capture of the MSA based upon capture employment base, and leading employers have of MSA new home sales from 2009-2013; apartment been following young, highly-skilled workers to absorption from 2000-2013; the potential capture urban, amenity-filled neighborhoods. Nationally, based upon the desirability of the Study Area for traditional business parks are facing high vacancy residential; as well as the availability of land . Retail rates with markets beyond the urban fringe in the projections were based upon household growth in lowest demand. Companies relocating to more the Study Area multiplied by 85 square feet of retail vibrant, walkable neighborhoods is a strong trend. per household (based upon the comparison of total By providing these types of neighborhoods and square feet of retail in the MSA compared to total environments, the Study Area should help attract households). Office projections were based upon businesses to Chesapeake. employment growth in the MSA, total square feet of Total to Yield Summary $ / Unit / SF 2014-2024 2025-2035 2035 Build Out For-Sale Residential $400,000 2,278 1,871 4,148 9,000 For-Rent Residential $1 .30 448 579 1,027 3,000 Total Residential 2,726 2,450 5,176 12,000 Retail SF $16 240,319 214,722 455,041 1,015,637 Office SF $18 233,693 482,966 716,659 2,500,000 Industrial SF $6 114,859 28,273 143,133 1,250,000 Total SF Commercial 588,871 725,961 1,314,832 4,765,637 Estimated Employees 1,699 2,466 4,164 14,757 Jobs to Households 0.62 1.01 0.80 1.23 Table 3: Regional Employment Center Scenario Summary Market Study | 29

The Great Dismal Swamp Wildlife Refuge Area, Elizabeth River, forests and farmlands create a unique identity for the project.

3 Existing Conditions Community Input: What are the most important features of the Study Area that can be used to inform the plan? Source: Survey 1 results, April 2014 When asked to plan a perfect development, a majority want the environmentally sensitive areas protected and development organized onto the remaining land . 79% Source: Survey 1 results, April 2014 Existing Conditions | 31

Existing Conditions This strategic Master Plan advances work prepared to date including the 2035 Moving Forward Comprehensive Plan, the 2035 Land Use Plan, the 2050 Transportation Plan and the 2050 Trails Plan, adopted by City Council on February 25, 2014 . Figure 14: The Moving Forward Chesapeake 2035 plan was adopted in February 2014 32 | Existing Conditions DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Figure 15: Chesapeake’s 2050 Master Transportation Plan Existing Conditions | 33

Figure 16: City of Chesapeake 2050 Trails Plan 34 | Existing Conditions DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Figure 17: The regional Beaches to Bluegrass Trail Plan Existing Conditions | 35

Existing Hydrology and National Wetlands Inventory Map Moses Grandy Trail The existing hydrological patterns are important features and potential assets to leverage given the Study Area’s location next to the Great Dismal Swamp National Cedar Road Cahoon Wildlife Refuge Area and the Elizabeth Grassfi eld River . The National Wetlands Inventory was used George Washington Highway Dominion Boulevard Shillelagh Road Area . According to the inventory, most of to identify potential wetlands in the Study the site’s forested areas are likely to contain Scenic Parkway wetlands and protect sensitive habitat and Whedbee Correl biodiversity . There is a large portion of potential wetlands in the south portion of the site, providing a connection from the Great Dismal Swamp West Road Great Dismal National Wildlife Refuge Area through the Swamp Study Area . Highway 17 Canals line the edges of properties and many roadways to assist with stormwater and flood management. Some of these canals are small in scale at 1-2 feet wide, while others, like the historic Herring Ditch, Airport are 20-30 feet wide . Wetlands (per NWI Inventory) 1870 acres Hydrology/Canals + Ditches By mapping and highlighting the hydrologic features, new development will work in concert with the hydrology of the Study Area . Although this inventory is not infallible, Figure 18: Existing hydrologic features including canals, ditches and forested land cataloged on the National Wetlands Inventory and some of the forested areas may turn out not to be wetlands, it is a starting point to identify land that is likely unsuitable for development and should be protected in its natural condition . This will provide environmental as well as recreational benefits and will promote a plan that is in character with the Study Area’s adjacency to the Great Dismal Swamp National Wildlife Refuge Area . 36 | Existing Conditions DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Existing Agricultural Land Agriculture shapes much of the image, Moses Grandy Trail character and lifestyle of the Study Area . It is something that the Community wishes to preserve as much as practical . Protecting agricultural resources is part of a smart, Cedar Road Cahoon holistic growth plan and should be taken seriously in the Study Area . Grassfi eld Small scale and large scale agricultural George Washington Highway Dominion Boulevard Shillelagh Road in the form of large tracts of commercial activity is still prevalent in the Study Area operations and small agricultural Scenic Parkway homesteads . In all, approximately 4,000 acres are currently being farmed . Whedbee Correl Many of the large farms are concentrated along Shillelagh Road, south of the Herring Ditch in the southeastern quadrant of the West Road Great Dismal Study Area . There are also concentrations Swamp of agricultural activity in the western portion of the Study Area, along Dominion as it turns to Highway 17 and near the Highway 17 George Washington Highway . Agricultural land is also found along the south side of Drumcastle Lane and follows on to both sides of West Road moving south, and again Airport Existing Agricultural Land between Number Ten Lane and Herring 3800 acres Ditch Road . Forested Land 1870 acres Mapping the land used for agriculture will bring attention to it so that a master plan Landscape Features can be created that can preserve the most Existing Agriculture Figure 19: Existing agricultural lands sensible portions of it - such as the large areas located in the southern portion of the Study Area . Existing Conditions | 37

Rural Development Lots Preserving a rural way of life was a Moses Grandy Trail value expressed by the Community . Like agriculture, it provides much of the existing character and image of the Study Area . It is why people traditionally have chosen to live Cedar Road Cahoon in this part of Chesapeake . Grassfi eld Rural development occupies approximately 20% of the Study Area . Much of the rural development has occurred in 3 acre “piano George Washington Highway Dominion Boulevard Shillelagh Road key” lots along the north/south roads that connect to Dominion such as Shillelagh Scenic Parkway Road, West Road and along George Washington Highway . Number Ten Lane Whedbee Correl and Herring Ditch Road, parallel roads which intersect West Road, also have a concentration of the 3 acre residential lots . West Road Great Dismal Mapping the rural lots provides guidance for Swamp how to phase in new development, where to locate new roads and neighborhoods and Highway 17 where it may be appropriate to promote long term preservation . Airport Existing Rural Residential Development 1775 acres Forested Land 1870 acres Landscape Features Existing Rural Development Figure 20: Existing rural residential lots in the study area 38 | Existing Conditions DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Industrial and Commercial Nodes Supporting jobs creating uses is an Moses Grandy Trail important part of creating a successful plan for the future of Chesapeake . The Study Area has seen recent new Industrial and Commercial development along the eastern Cedar Road Cahoon portion of Dominion Boulevard . These initial areas of commercial and industrial Grassfi eld development require nourishment in the form of access, roof tops and like minded uses if they are to realize their true potential . George Washington Highway Dominion Boulevard Shillelagh Road Along the Elizabeth River, in the northern Scenic Parkway portion of the Study Area, are pockets of land zoned for industrial use that take Whedbee Correl advantage of river access and the location along Dominion Boulevard . The largest concentration of commercial use is along the south side Dominion Boulevard between West Road Great Dismal Grassfield Parkway and Shillelagh Road Swamp - serving new residential neighborhoods in the area . At the southern end of the Study Area is the Chesapeake Regional Highway 17 Airport, which creates an opportunity for light industrial and commercial uses . There are pockets of commercial properties along Cedar Road and at the intersection of Cedar Airport Business / Commercial and Dominion . 115 acres Light Industry 660 acres By mapping these areas, the plan can best support the City’s efforts to create jobs in the region and to attach consistent uses along side of them so that their influence Figure 21: Existing commercial and industrial development throughout the grows . study area Existing Conditions | 39

New Development Investment in new development has been Moses Grandy Trail made in the Study Area and it should be acknowledged and supported . New projects are reshaping the character of this part of Chesapeake - changing it from Cedar Road Cahoon primarily rural to more suburban . Although this new development is promoting quality Grassfi eld and is supported by civic uses and new infrastructure, it presents a challenge due to its low density and sprawling nature . It is George Washington Highway Dominion Boulevard Shillelagh Road also not fiscally positive if it does not also come with jobs related uses of an adequate Scenic Parkway capacity . Whedbee Correl Recent development in the area has consisted mostly of suburban housing developments, mostly concentrated in the northern portion of the Study Area . The West Road Great Dismal largest new development of approximately Swamp 200 acres, is an equestrian facility and large lot housing . These lots are similar to Highway 17 the existing rural residential in size and are approximately 3 acres . The next largest development in terms of total development area is 100 acres of suburban housing in the northern portion of the Study Area in Airport between Dominion Boulevard and Cedar New Development 800 acres Road . The lots in this development are Forested Land smaller, generally ranging from ¼ to 1 1870 acres acre . The development between Dominion and George Washington Highway is also Landscape Features comprised of 3 acre rural residential lots, Figure 22: New development in the study area and this development is smaller with New Development less than 20 lots . The remaining recent development follows the ¼ to 1 acre pattern . A common thread in all these new developments is one to two connections to the main road with a series of loops and cul-de-sacs as the roadway network, which doesn’t promote connectivity and congests the major roads . 40 | Existing Conditions DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Public and Community Uses There are a wide range of community and Moses Grandy Trail pubic uses located in the Study Area . Along Cedar Road, in the northern portion of the Study Area, Tidewater Community College creates a gateway when entering the area Cedar Road Cahoon on Cedar Road from the South . Across the street from Tidewater Community College Grassfi eld is the Chesapeake Center for Science and Technology, the oldest career and technical school in the Commonwealth, established in George Washington Highway Dominion Boulevard Shillelagh Road 1967 . Adjacent to the high school is Cedar Road Elementary School . Traveling further Scenic Parkway southeast along the corridor, Grassfield High School is on Scenic Parkway and Dominion Whedbee Correl Boulevard. The last school, Grassfield Elementary School, is located within the new, larger 100 acre suburban development on the north side of the Study Area between West Road Great Dismal Cedar Road and Dominion Boulevard on Swamp Langshire Crescent, a cul-de-sac within the development . Highway 17 Airport Schools, Civic and Community Use 327 acres Forested Land 1870 acres Landscape Features Figure 23: Public and community uses Public and Community Use Existing Conditions | 41

Existing Streets and Major Intersections Moses Grandy Trail There are several major roads that provide access to the Study Area as well as a few interchanges on Dominion Boulevard . These existing roads and interchanges form the Cedar Road Cahoon starting point for providing a new roadway network that connects the region together . Grassfi eld Dominion Boulevard is a 4 lane divided George Washington Highway Dominion Boulevard Shillelagh Road Cedar Road, Grassfield Parkway, Scenic highway . It has limited access points at Boulevard, and George Washington Scenic Parkway Highway . Dominion Boulevard, the primary Whedbee Correl driver of this Study is currently being looked at as being converted to an Interstate Highway that will connect Chesapeake to Raleigh North Carolina . It is a major component of Chesapeake’s roadway West Road Great Dismal infrastructure focus and includes an Swamp expansion of a bridge over the Elizabeth River . Highway 17 Shillelagh Road and West Road are 2 lane north south connecting roads that connect rural and suburban development to Dominion Boulevard . Scenic Parkway, Airport Existing Intersection Grassfield Parkway and Calhoon Parkway are 4 lane divided roads that access new Existing Major Road Network development in the northern portion of the site . Cedar Road and George Washington Highway provide additional linkages to Existing Streets Moses Grandy Trail and beyond . Figure 24: Existing streets and intersections in the study area Capitalizing on and leveraging recent investments in roadway infrastructure is key . Using existing roadways and locating new development along existing routes is also very important from a phasing and cost standpoint . 42 | Existing Conditions DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Regional Airport The Chesapeake Regional Airport is located Moses Grandy Trail in the southernmost part of the Study Area and provides an important opportunity to provide synergistic jobs related uses that can take advantage of regional air Cedar Road Cahoon transportation . Grassfi eld The airport currently serves light freight and private aircraft on its 5,500 foot runway . Although not currently sized for it, upgrades George Washington Highway Dominion Boulevard Shillelagh Road to runway lengths to 6,000 feet would enable it to serve heavier freight oriented aircraft Scenic Parkway than in can now, which would magnify its economic potential . Whedbee Correl Although an economic asset, the airport also creates impacts for new development due to flight paths for landing and take off as West Road Great Dismal well as noise . The surface height restriction Swamp is most stringent closest to the airport at 169 feet . This covers a large part of the agricultural land in the south . Highway 17 Airport Conical Surface Restriction (Elevation 169 ft) Horizontal Surface Restriction (Elevation 369 ft) Airport Features Figure 25: Airport impact areas restrict the height of new buildings Existing Conditions | 43

Public Input Process Summary on the Public Process Creating a visionary as well as proceed with comprehensive plans that implementable plan that is supported by promoted smart growth principals, including the community is an important part of providing a complete network of connected moving Chesapeake toward an exciting streets, open spaces, employment and future . Getting input from the citizens commercial centers and gathering spaces . of Chesapeake, especially those who There was a desire for the planning team live and work in the Study Area and are to create comprehensive storm water most affected by the outcome of this management plans that worked with the land planning process, is critical to establishing and existing canal system where it could . acceptance and to gain positive momentum . They thought that new development should Creating a plan based on public input be developed incrementally and oriented ensures that it will leave a legacy for future toward existing infrastructure and access generations; will reflect the values and along Highway 17 and should include mixed identity of the Chesapeake community; use development that provides a range of and will have lasting benefits and a strong housing opportunities, while also protecting framework from which to build on in the natural assets such as the Great Dismal future . Swamp Wildlife Refuge Area, existing wetlands, agricultural land, forested areas The public process conducted for the and canals . The Community also agreed project included focus group meetings with the notion of tying future residential with key stakeholder groups early in the development with a proportional addition of process; a series of community workshops jobs related uses . (charrettes) and public open houses that enabled the Community and Stakeholders to provide input into the extent and nature of future development and preservation Public Charrette #1 April 3, 2014 within the Study Area as the plan was being developed; and presentations The first charrette was held at Messiah conducted by the Planning Department to United Methodist Church in two sessions various community groups and stakeholder – one morning and one in the evening . At organizations as requested throughout the the charrette, the planning team presented development of the Master Plan . In addition mapping of the existing conditions of the to the charrettes, information was provided Study Area, including cultural, economic, to the public online so that those that weren’t and environmental systems, to describe in attendance could also participate . In all, how those patterns might influence where two sets of two charrettes were held that future growth might occur to best fit with and included “hands on” design and planning leverage the site’s assets . The team also exercises as well as questions formatted for discussed concepts and principles related keypad polling . The results of the keypad to how the development might perform from polling were captured and made available to a smart growth standpoint, and how land the planning team for use in its work . might be considered in terms of locating centers of mixed uses and interconnected In general, the Community acknowledged streets and areas of agricultural or that there is a need to allow for future environmental preservation . As part of growth that will have positive impacts on getting feedback, the planning team the economy, environment and lifestyle of facilitated keypad polling questions that Chesapeake . There was clear direction to 44 | Existing Conditions DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia