Dominion Boulevard Corridor Study (Final)

addressed the above, as well as conducted Group planning activity a planning exercise with the attendees so that their ideas about where and how Following the keypad polling, attendees development should be located in the Study were asked to break into work groups to Area could be articulated . create a hypothetical master plan for the Study Area based on what they collectively Keypad polling session thought was most important . They looked where to develop versus what areas may Several questions were asked of the be best to preserve . Although there were attendees that helped frame the Study some outliers, generally the themes were Areas strengths, weaknesses, opportunities similar from group to group which included: and issues . Questions also drilled into smart, compact growth in the northern the overriding principles and objectives areas and preservation of rural areas to that should guide the planning process the south . Also important were walkability, so that the resulting plan would meet with connections to transportation, having town community desires . and neighborhood centers, and ‘greening’ up the area . In summary, many of the attendees lived in the Study Area area and recognized Online Survey that development was inevitable . As a requirement of new growth, most wanted The same keypad polling questions were to see smart growth, environmental released through an online survey in order responsibility, preservation of rural to reach the portion of the population that character and a proportional jobs to housing was interested in giving feedback for the balance . Where development was to study but did not attend the meeting . The occur, most wanted to pursue a higher level online survey had 568 respondents . of connectivity between neighborhoods, complete streets, environmentally responsible stormwater management, compact and walkable neighborhoods and a higher level of land use integration and mix of uses within the neighborhoods and communities . Environmental responsibility and linking stormwater management into a comprehensive system were also priorities along with recognizing the importance of the Great Dismal Swamp National Wildlife Refuge Area and its potential connections to open space and green space . In addition to connecting to green space, providing and adding to the amount of park space recommended by National Recreation and Parks Association (NRPA) standards was considered important . Citizens presented their ideas to the group and to the planning team during the first public charette. Existing Conditions | 45

Public Charrette #2 July 1, 2014 The second series of charrettes was held 26 page 50). Agricultural preservation at Messiah United Methodist Church in was still an important part of the plan, two sessions – one in the morning and with a majority wanting to develop along one in the evening . The format for these Dominion Boulevard and leave the rest as charrettes included additional presentations agricultural and rural development parcels . of how the Planning Team considered In summary, the Community generally felt the input received in Charrette #1 and that development typologies should be incorporated it into the plan . The Planning distributed as follows (See Figure 26, page Team also discussed the results of the 50 for a map that shows the location of the market study prepared for the project by 10 “Areas”): RCLCO and the desire of the City to limit development planning to maintain a positive Regional Employment Center: job to housing balance and a favorable Areas 3,5,6 cost /revenue position for the City . A big focus of the charrettes was to determine Walkable Mixed Use Town Center: where a Regional Employment Center Areas 4,6 should be located . The discussion was facilitated with three alternative planning TND Style Neighborhoods: scenarios that positioned the Regional Areas 3,5 Employment Center as well as supportive land uses in different locations . Finally, Conventional Suburban Style the attendees were asked to provide their Neighborhoods: preferences on the most suitable land use Areas 5,6,7,9 for each Area of the plan, whether that be a Regional Employment Center, Traditional Rural Lots: Style Neighborhoods (TND), conventional Areas 7,8,9,10 suburban neighborhoods, rural lots, or agricultural preservation . Agricultural Preservation: Areas 8,9,10 Keypad polling session As with the first charrette, most of the Public Open House November 13 & November 20, 2014 attendees were homeowners in the area, and they wanted to see a long term, The master plan along with its components, cohesive plan with development starting in such as planning framework maps, a logical place along the Corridor . When transportation maps, open space system reviewing the 3 alternative scenarios, it and land use scenarios, was reviewed by was determined that most wanted the the Community in two public open houses planning team to pursue Scenario 3, which held at Messiah United Methodist Church . positioned the Regional Employment Center Comments from the Community were of Area 3 and Area 6 of the plan (see figure documented and integrated into the final master plan . 46 | Existing Conditions DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Public Charette #2 provided an opportunity for community input on the location of a major employment center A public open house allowed the Community a chance to see progress towards the final plans and give comments and feedback. Existing Conditions | 47

The Master Plan promotes a dynamic mix of uses that lead toward high levels of livability, walkability and integration.

4 Planning Frameworks Community Input: Asked to plan a perfect development, a majority would integrate the land uses to include houses, gathering places and commercial within walking distance of each other . 68% Source: Survey 1 results, April 2014 Asked to plan a perfect development, a majority would link stormwater management and recreation into a big system that connects the neighborhood together with green infrastructure 77% Source: Survey 1 results, April 2014 Planning Frameworks | 49

Area 1 Moses Grandy Trail Area 2 Cedar Road Cahoon Area 4 Grassfield George Washington Highway Area 6 Dominion Boulevard Scenic Parkway Area 3 Area 5 Whedbee Correl Shillelagh Road Area 7 West Road Area 8 Future Pleasant Grove Parkway Great Dismal Area 9 Swamp Highway 17 Area 10 Airport Proposed Area Boundaries Figure 26: Proposed area boundaries break the study area into ten smaller planning areas 50 | Planning Frameworks DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Area Planning In order to proceed in an orderly and cohesive way with the development and build out of the Dominion Boulevard Master Plan, and to organize the property into units of various land uses, development intensity, development density, and preservation, the Study Area was divided into 10 Sub- planning Areas (Areas). These Areas use existing major roadways, environmental features, land ownership boundaries, and their location within the Study Area as organizing principles . Each Area will follow the basic Area planning concepts and strategies outlined later as well as what is required in existing codes and ordinances . Implementation Recommendation: It is recommended that Specific Plans and Form Based Codes, which further define community framework, theme, land use, and development standards, be created for each Area prior to their approval for development . As part of creating these Specific Plans and Form Based Codes, further market and economic research, as well as infrastructure service planning, may be needed to maximize the opportunities and to capitalize on new trends and technologies . The Area Plans promote land uses that fit with their location and range from denser more urban commercial centers to traditional neighborhoods to preserved agricultural lands. Planning Frameworks | 51

Figure 27: Scenario 1 Figure 28: Scenario 2 Scenario Planning The market study concluded that a Regional Boulevard to create a catalyst for future Employment Center was possible for the economic development was an important Study Area which creates the inspiration for part of the planning process and discussions all of the planning decisions and strategies with the Community and Stakeholders . of the master plan . In summary, the market study proposed that 4,766,000 sq . ft . of Three scenarios were created that employment related uses such as light positioned the Regional Employment industrial, office, and commercial uses could Center and its supporting land uses (or be located in the Study Area at full build out, Focal Area as it’s described on the plan) which equates to nearly 15,000 jobs . so that they could be evaluated for their pros and cons . The Focal Areas were Most of this employment potential is to be sized to accommodate the employment located to create synergy and to organize uses available in the market study as well and cluster like-minded employers in an as to enable sufficient new residential urban campus format that offers an identity development that can support the and sense of place for the employers and employment uses, while still enabling employees . This sort of clustering and urban Chesapeake a positive revenue position . planning creates an attractive framework In addition to the Focal Areas, Secondary for companies to consider for starting or for Areas were highlighted that provided the relocating businesses . potential for more residential and supporting uses should it be desirable or necessary The location of the Regional Employment to develop to attract a regional employer or Center, along with supporting residential, employers . commercial, agricultural preservation and public and private open spaces is critical to Scenario 1 positioned a single Focal Area the success of the execution of the master on Area 3, and utilized Areas 4 and 5 as plan . Finding the right place along Dominion Secondary Areas . Scenario 2 positioned the 52 | Planning Frameworks DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Figure 29: The preferred scenario, Scenario 3, creates two focal areas both adjacent to Dominion Boulevard Focal Area on Area 6 and utilized Areas 4 and 3 as Secondary Areas . Scenario 3 promoted two Focal Areas – one on Area 3 and one on Area 6, with Secondary Areas on Area 4 and Area 5 . This scenario garnered the most support from Stakeholders and the Community because it best utilizes Dominion Boulevard and enabled more options as it related to the Regional Employment Center . Each of the Focal Areas can develop in their own unique way, with specific focus in terms of the types of employment and commercial uses it provides . Area 3 for instance might be best served with a large mixed use core, office and retail uses and higher density residential uses that create an urban core and walkable center for Chesapeake. Area 6 might best be promoted for more light industrial uses, and office research uses that take advantage of any industrial technology, bio-technology or other technology type of industries in a campus like format . These ideas are consistent with what the Community and Stakeholders also thought these Areas should be geared toward . Planning Frameworks | 53

Master Land Use Plan Implementation Recommendation The settlement pattern appropriate for • Complete, or have plans to complete, the Study Area leans toward urban forms the development of an Area prior to with an organized network of connected, proceeding with subsequent Areas that gridded, multimodal streets, buildings that have similar land uses and only when front upon those streets, and centers and infrastructure extensions are available . edges that define neighborhoods and districts . The relationship between buildings, • Promote a dynamic mix of uses, streets and gathering areas should be appropriate to the general theme of Areas carefully composed so that unique places 3 and 6, that lead toward higher levels of are created . livability and integration . At a different scale, dense pockets • Allow Mixed Use to respond to market of development should be defined by opportunities . The current plan considers preserved open spaces, creating interplay 20% Retail, 35% Office and 45% Office between settlement and preservation . Research uses in the Mixed Use portions At its highest levels, this interplay should of the plan . enable open space networks, in the form of greenways, water management systems • Promote appropriate housing densities to and linear parks, to penetrate into the urban create compact walkable neighborhoods form to create linkages to nature . And in in Areas 3,4,5, 6 and 7 . The current plan most cases, homes and roads should front uses maximum densities at: Urban Mixed onto open spaces so that their use and Use at 30 du/acre, HDR at 16 du/acre, enjoyment is shared by all . MDR at 10 du/ac and LDR at 4 du/ac . Settlement patterns and densities should be • Provide adequate community services reflective of the theme and character of the based on need for Areas 3 and 6 which, Area being planned for development . Within in general, includes an elementary school the master plan there are Areas that lean and middle school for Area 3 and an more towards urban and Areas that lean elementary school in Area 6 . The City more toward rural . Each of these should be should proactively identify sites for these expressed with an appropriate development facilities through the development review pattern . and capital planning processes . These facilities should be integrated into the Urban areas should be designed so that neighborhood designs and located within streets, parking, public spaces and dense walking distance of 50% of the dwellings . mixed use buildings create an opportunity for diverse social and economic interactions . • Create an organized grid of “complete” Rural areas should be designed so that streets, transit routes and transit stops, they promote the preservation of agriculture and greenways to enable multimodal and provide settlement clusters on smaller connectivity in Areas 3, 4, 5 and 6 . footprints that enable agriculture to continue to function . Ideally there will be very little • Plan Areas so that centers, nodes and suburban development, with homes spread edges are created and so that buildings apart in a low density patterns, so that land frame streets, greenways, canals and can be put to better use with jobs creating open spaces . uses or preserved in agriculture or open space . • Preserve and protect sensitive environmental features when planning future developments . 54 | Planning Frameworks DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Figure 30: The Master Land Use Plan outlines the study area’s proposed development patterns Planning Frameworks | 55

Moses Grandy Trail Cahoon Cedar Road Grassfeld George Washington Highway Dominion Boulevard Scenic Parkway Shillelagh Road Whedbee Correl Future Pleasant Grove Parkway West Road Great Dismal Swamp Highway 17 Airport Figure 31: The proposed street network provides internal connections through the study area as well as connections to surrounding neighborhoods 56 | Planning Frameworks DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Proposed Streets All the streets within the Dominion Boulevard Study • Utilize design speeds (35 mph or under ideally) that Area, in addition to complying with all existing codes, promote safety and a pedestrian friendly experi- ordinances and design standards, should be designed ence . as “Complete Streets”, which are defined by the National Complete Streets Coalition as streets that • Locate intersections at walkable intervals that are “are designed and operated to enable safe access for scaled to match the design speed of the street . Ide- all users . Pedestrians, bicyclists, motorists and transit ally, most of the major roads within the Study Area riders of all ages and abilities must be able to safely will have intersections that don’t exceed 450 - 600 move along and across a complete street .” feet . Conversely, incomplete streets are designed primarily • Integrate accommodations for bicycle lanes (6 feet for the car, which limit transportation choices, and do minimum) or cycle tracks into their design. not have the necessary infrastructure to comfortably and conveniently accommodate pedestrians, bicyclists • Provide adequate sidewalk space (6 feet minimum) and transit riders in a safe and context sensitive way . located behind vegetated buffers (8 feet minimum) Combined with an interconnected street grid, greenway planted with continuous and regularly spaced (40 network and transit service, Complete Streets reduce feet on center average) street trees. the demand for automobile travel for routine trips and contribute to a healthy community . • Promote the place-making context that they are located in (Urban, Suburban, and Rural). By providing a variety of street types (Highway 17, parkways, neighborhoods) there is an opportunity to • Utilize crosswalks and countdown signals at inter- provide equitable, multi-modal transportation networks sections . and connectivity through the neighborhoods, the focus areas, the City and regionally . Street design focused • Utilize street lighting that makes the road and pe- on the implementation of complete streets principles destrian environment adequately lit for safety, while along with designing streets for the appropriate speeds also protecting the night sky . promotes walkability and bikeabilty (multi-modal transportation). • Accommodate mobility for people of all abilities . Implementation Recommendation: • Locate attractive bus shelters at regular intervals so that they create awareness and convenience The Master Plan provides recommended street (1/4 mile to 1/2 mile intervals along major streets in cross sections that integrate Complete Street design urbanized areas). elements . These sections should be used to guide the design of future streets within the Dominion Boulevard • Integrate water quality techniques such as rain gar- Master Plan . In general, the design and engineering of dens and bioswales into the design and engineer- the major streets should: ing of the landscape spaces . • Acknowledge that, as habits change, transit rider- • Locate streets alongside planned greenways and ship of all types might increase in the future and canals so that they create an integrated system . that accommodations need to be made for that eventuality . • Provide on street parking that serve adjacent build- ings in urban and suburban areas of the plan . • Provide efficient lanes of travel and Level of Ser- vice (LOS) for automobiles (C or D) with the mini- • Utilize medians, refuge islands and “bulb-out” inter- mal amount of lanes needed to create an accept- sections to create safer crossings of major streets able LOS with lane widths of between 10 and 11 and to promote more landscaping . feet . Planning Frameworks | 57

Cahoon Cedar Road Grassf eld George Washington Highway Dominion Boulevard Scenic Parkway Whedbee Correl Future Pleasant Grove Parkway Shillelagh Road A . Standard 2 way street West Road B . Urban center street C . Linear Park Street Great Dismal D . Parkway Swamp Highway 17 E . Rural Existing major road Existing street Study area boundary Figure 32: The street key map connects the proposed streets to the corresponding sections Airport (Figures 33-37) Figure 33. A The standard 2 way street provides multi- modal options with space for pedestrians, cyclists and cars 58 | Planning Frameworks DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Figure 34. B Urban center streets provide flexible extra space on the sidewalks which can be used for cafe seating or planters Figure 35. C Linear parks along a s tandard 2 way street provide greenspace connections throughout the area Figure 36. D Parkways provide important east west connections through the Study Area Figure 37. E Rural roads with paved shoulders provide High resolution street sections with measurements space for sharing the road with cyclists. can be found in the Appendices. Planning Frameworks | 59

Moses Grandy Trail Cahoon Cedar Road Grassfeld George Washington Highway Dominion Boulevard Scenic Parkway Shillelagh Road Whedbee Correl Future Pleasant Grove Parkway West Road Great Dismal Swamp Highway 17 Airport Parks / Open Space Conservation / Stormwater Forested area Figure 38: The greenspace and public space network provides connections throughout the study area 60 | Planning Frameworks DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Green Space and Public Use Open Space Design: for a district or neighborhood they should be allowed to be open and visible to the Natural or naturalized open spaces bring street (homes fronting on streets which nature into the city and provide opportunities front on the open spaces) and accessible, for recreation, clean the air and water, so their use and value is spread to all of and protect wildlife and biodiversity . They the community’s residents and so that they add value and enhance the lifestyle of create an image for the community . Except the community . Therefore, open space for in environmentally sensitive areas, open should be integrated into the design of the spaces can support appropriately designed neighborhoods and districts and promote trails and become part of the greenway recreation, passive use, social interaction network established for the Study Area . as well as environmental stewardship . In general, open space, which should make up at least 25% of the land use of any Area, includes: • Environmental preservation areas, such as the areas shown on the National Wetlands Inventory Map and other sensitive environmental areas . • Areas of the plan that are natural buffers between uses . • Areas that are set aside in the plan to manage storm water in a naturalized design . • Areas that include the canals and their buffers and the edge conditions along Old Dominion Boulevard between it and the Frontage Road . Implementation Recommendation: Open spaces are to be either left alone in their natural state, or planted and programmed so that they encourage habit protection, native vegetation and a naturalized appearance . Long term they should be managed so that non-native and invasive species are eradicated and support only native vegetation . Ideally, open spaces should be connected to each other with other open spaces, linear parks, canals, and greenways . In the plan Planning Frameworks | 61

Park Design: Parks work with open spaces to provide All parks should be located so that they are green relief as well as places for gathering visible from the street, accessible with all and recreation . They provide space for storm modes of travel, and accessible to people of water management . Parks include larger all abilities . community parks, neighborhood parks, school parks, linear parks and greenways, The integration of environmental design and tot lots . As each Area of the plan is is strongly encouraged in the design and developed, consideration should be given engineering of park elements including to locating adequate parks at walkable using low water use techniques, reducing distances so that each household has impervious surfaces, using lighting that access to recreation and the outdoors . protects the night sky, using native plant materials, and other techniques . Implementation Recommendation: Parks should be located so that they are In general, parks should be provided at the center piece of a neighborhood or approximately 10 acres per 1,000 residents district and should incorporate design and designed to serve multiple benefits elements that create a unique identity for that include recreation, social gathering, the neighborhoods . Parks should provide passive uses, urban gardening, storm locations for public art in their design . water management and the creation of neighborhood and community identity . In Greenway and Linear Park Design: general, parks should be located within the plan, whether that be by the developer or the Greenways and linear parks connect City, based on the following criteria: neighborhoods, districts, parks, open spaces and gathering spaces . They are Tot Lots, community gardens and small an integral component of the mobility green spaces of approximately 1 acre or framework for the Masterplan and are to be less should be located within residential deliberately located within the Study Area . neighborhoods on lower traffic streets so They include multi-purpose trails, native that they are accessible to the residents of and naturalized landscaping, signage, and the neighborhood within a 2-3 minute walk or other site elements . They can be located in 650 feet . both urbanized areas as well as rural areas of the plan . They are located along major Neighborhood and School Parks of roadways, within power line easements, and approximately 5-10 acres should be located along the existing and proposed canals . so that they link neighborhoods together and are within a ¼ mile walking distance form Implementation Recommendation: residents of the neighborhoods . Ideally these parks will be located along streets that have • Integrate trail, native landscape and protected bicycle facilities so that residents storm water management into the can safely ride their bikes to the park . design of linear parks and greenways . Community Parks of 15-35 acres and • Locate greenways and linear Parks to larger should be located to provide connect neighborhoods and districts recreational opportunities. They define to each other and to parks and open larger planning areas and are located along spaces . major roadways that have bicycle and transit facilities . They serve residents within a ½ mile walking distance dimension . 62 | Planning Frameworks DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Figure 39: Minor canals handle stormwater and provide connectivity throughout the Study Area Figure 40: Major canals can be wide and deep enough for recreational use • Provide destinations along the way and opportunities for learning, recreation and passive activities . • Provide a multi-purpose path of a minimum of 10 feet of a maintainable and accessible surface and a minimum of 6 feet of planted landscape space on either side . • Provide trailheads, signage, landscape treatments, public art and monumentation that makes the greenway visible, celebrates the trailhead and enables the greenway to provide an identity for the community . • Utilize consistent furniture, signage and element designs that tie the greenways together and integrate them into a larger system . Planning Frameworks | 63

Cahoon Cedar Road Grassfeld Dominion Boulevard George Washington Highway Future Pleasant Grove Parkway Shillelagh Road Scenic Parkway Whedbee Correl Great Dismal West Road Highway 17 Swamp Class I - Separate pathway Airport from road Class II - Bike land on road Class III - Paved shoulder Figure 41: The trails system creates a network of varying trail types through the study area (Figures 42-43) 64 | Planning Frameworks DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Figure 42:. Class I multi-use trail can accommodate a range of activities and comfortable passing widths Figure 43: Class I trails through the rural and forested areas provide non- motorized access throughout the study area. Planning Frameworks | 65

Moses Grandy Trail Cahoon Cedar Road Grassfeld George Washington Highway Dominion Boulevard Scenic Parkway Shillelagh Road Whedbee Correl Future Pleasant Grove Parkway West Road Great Dismal Swamp Highway 17 Airport Parks / Open Space Conservation Stormwater Forested Area Figure 44: Stormwater and conservation network 66 | Planning Frameworks DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Stormwater Management Implementation Recommendation: The Study Area’s location adjacent to the The stormwater management strategy for Great Dismal Swamp National Wildlife the Study Area follows simple ideas that Refuge Area, along with its position relative together create a naturalized network of, to the Chesapeake Bay watershed provide ideally, low technology water management the regulatory and philosophical impetus techniques that manage storm water close to use storm water management practices to where it falls; maximizes infiltration and that not only appropriately manage storm reduces water runoff; uses the buildings, water to a high level of water quality, but yards, streets, parks and open spaces in a to use storm water management as a part connected and distributed network of high of the theme, character and lifestyle of the connectivity; and reduces the amount of community . underground pipes used for distribution networks in favor of exposed vegetated The Dominion Boulevard Study Area is systems . The system provides water in typically low lying land . It has many management at the lot, the neighborhood agricultural canals that have been used and community scale and offers the to manage storm water from the fields. developer of future property in the Study One of the canals, the “Herring Ditch” is Area choices in technologies and methods . of historical significance and transverses the site in an east west direction before In general, storm water management in the turning north toward the Elizabeth River . Dominion Boulevard Study Area should Another significant ditch follows Shillelagh operate at the following scales: Road . The site has many forested areas that are described on the National Wetlands At the Building Inventory Map as having a high potential for The design of the building can contribute being wetlands . New developments in the to reducing the amount of water to be Study Area have created new canals, ponds managed by capturing water in above or and lagoons that manage post development below ground cisterns which utilize captured storm water. Finally, a significant power line water for site irrigation or other building easement bisects the northern portion of the uses . Study Area . On the Lot All of these site features, along with the Rain gardens and infiltration basins can responsibility to provide additional open manage roof water and allow it to infiltrate space and appropriate storm water Best into the ground . Reducing the amount of Management Practices (BMPs), provide irrigated landscape and lawn also benefits an opportunity to create a connected open an overall water management approach . space system that utilizes naturalizing water A series of lots can provide connected management techniques of various types infiltration basins that provide a naturalized and scales that integrate opportunities for landscape amenity . Finally, reducing the recreation, water management and habit amount of impervious surfaces in driveways protection . This integrated system, along and parking lots contributes greatly to with complete streets and pedestrian reducing the amount of potential runoff . oriented centers, can provide a backbone Using permeable paving systems also framework that contributes to the provide water quality and contribute to community’s health, identity, sense of place reducing heat island effects . and pedestrian and bicycle mobility system . Planning Frameworks | 67

In the Parking Lot overall greenway network and provide an Reducing the amount of impervious surface additional place for trails . contributes greatly to reducing the amount of site area needed for water management . All of the above strategies, once connected Using permeable paving techniques are and celebrated, will provide a landscape for becoming more and more cost effective, the project that promotes habitat; provides a especially when one considers the savings greenway network that links neighborhoods in site area that can be provided . The to each other; and establishes an ethic for landscape of the parking lot can become the project that is consistent with the vision part of the water quality system as well . The for the project . use of rain gardens between rows of parking lots and within the parking islands creates a The street and greenway cross sections softening landscape while doubling up the provided for the Master Plan describes use of the space for water management and the location of stormwater management beautification. Edges of parking lots can be landscapes . The Master Plan also describes used for larger infiltration basin landscapes. locations where canals and forested areas should be protected and preserved . The In the Street Master Plan also locates open space areas Reducing the amount of pavement within the districts and neighborhoods that contributes to reducing the amount of water are available for use for neighborhood that needs to be managed . Locating canals, scaled water management ponds or bioswales and infiltration trenches as part landscapes . of the roadway edges provides water quality management next to the roadway, while Each developer within the project will also providing an interesting and naturalized be responsible for managing its post landscape for the street . This naturalized development water “on site” and within the system can also reduce the size or amount distribution networks provided within the of costly pipes located under the ground . streets . The large neighborhood scaled water management areas may be used to Within Parks and Open Spaces offset onsite management subject to policies The parks and open spaces of the district established by the City of Chesapeake and or neighborhood can be planned for any other laws applicable to stormwater both recreation and water management . management . Neighborhood or community scaled ponds, canals, constructed wetlands and bio- retention areas can be located to serve a sub watershed . Within Powerline Easements With the permission of the easement right of way holders, the large power line easements that traverse the Study Area can be used for water quality BMP’s and along with trails, can become part of the master plan’s greenway network . The Existing Canals As much as possible, neighborhoods and roadways should align with the existing canals so that they can be used within the Example of rain garden within street used for water quality 68 | Planning Frameworks DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Example of rain garden next to street used for water quality Example of cisterns capturing rain water from building roof Example of rain garden within street used for water quality Figure 45: Canals designed as recreation systems and storm water management Planning Frameworks | 69

Moses Grandy Trail Cahoon Cedar Road Grassfeld George Washington Highway Dominion Boulevard Scenic Parkway Whedbee Correl West Road Future Pleasant Grove Parkway Great Dismal Swamp Highway 17 Shillelagh Road Airport Figure 46: Transit routes provide another layer of connectivity through the study area 70 | Planning Frameworks DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Transit As part of anticipating growth in ridership and accommodating all modes of travel as part of creating Complete Streets, transit accommodations should be considered in the design of the street and community framework . Planning to accommodate transit includes: Planning bus routes that link residents with jobs, community and shopping related uses within an Area so that it becomes a viable transportation alternative to using the car . Anticipating the possibility that light rail service or bus rapid transit service (BRT), that connects Chesapeake with the region, may become feasible . Making provisions for rail stops at the allowed intersections on Dominion Boulevard and link bus, bike and pedestrian service to those stops . Considering that with higher densities, internalized street car service, such as in Portland, Oregon, may become a viable option within the denser more urban districts of the plan . Creating an adequate routing matrix that generally includes ½ mile spacing on most routes, ¼ mile route spacing in the urban areas and 1 mile spacing in the rural areas . Having safe, well signed and attractive bus stops every 600 to 1200 feet along the route and has bus shelters, with covered shelters, seating, signage and plaza space every 1200 feet in denser areas of the plan . Starting with a simple area loop and thinking about logical city wide/regional connections in the future . Planning Frameworks | 71

Land Use Categories Compact, walkable neighborhoods with and conservation network provides employment creating uses close by attracts desirable amenities for housing and new residents and new employers . Linking employment opportunities . each of these to a greenway, open space Moses Grandy Trail Moses Grandy Trail Cahoon Cedar Road Grassf eld Cahoon Cedar Road Grassf eld George Washington Highway Dominion Boulevard Scenic Parkway Shillelagh Road George Washington Highway Dominion Boulevard Scenic Parkway Shillelagh Road Whedbee Correl Whedbee Correl West Road West Road Future Pleasant Grove Parkway Future Pleasant Grove Parkway Great Dismal Great Dismal Swamp Swamp Highway 17 Highway 17 Airport Airport Figure 47: Employment based uses have Figure 48: A mix of housing types provide central nodes in Areas 3 and 6 many options potential residents Moses Grandy Trail Moses Grandy Trail Cahoon Cedar Road Grassf eld Cahoon Cedar Road Grassf eld George Washington Highway Dominion Boulevard Scenic Parkway Shillelagh Road George Washington Highway Dominion Boulevard Scenic Parkway Shillelagh Road Whedbee Correl Whedbee Correl West Road West Road Future Pleasant Grove Parkway Future Pleasant Grove Parkway Great Dismal Great Dismal Swamp Swamp Highway 17 Highway 17 Airport Airport Agriculture Preservation Figure 49: The parks and open space tie the Figure 50: Preserving agricultural land and the rural study are together in a green network character of the study area is a key component of this planning effort 72 | Planning Frameworks DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Moses Grandy Trail Cahoon Cedar Road Grassfeld George Washington Highway Dominion Boulevard Scenic Parkway Whedbee Correl Future Pleasant Grove Parkway West Road Highway 17 Shillelagh Road Figure 51: The overlap of the employment, retail/mixed use and recreation centers create a vibrant, walkable community Planning Frameworks | 73

Settlement patterns and densities should be reflective of the theme and character of the Area being planned for development.

5 Area Plans Community Input: When asked about the plan, a majority want to consider a longer term vision that includes all of the Areas . 55% Source: Survey 2 results, July 2014 What are the most important strategies when planning the Study Area? Source: Survey 1 results, April 2014 Area Plans | 75

Area 1: Dominion Northwest - an opportunity to connect to the river Size: 270 gross acres New Land Uses in Area Plan: Existing Conditions: The Master Plan recognizes that future redevelopment Access – Area 1 is accessed off of is possible and desirable if done to take higher Dominion Boulevard . The length of the and better advantage of the sites location along Veterans Bridge may make access difficult. the Elizabeth River and to work with the sensitive environmental conditions that exist in the Area, but the Current Land Use – Industrial land uses actual type and amount of land use is to be determined are located adjacent to the Elizabeth River . in the future . For now, the 2035 Comprehensive Plan Suburban style residential neighborhoods designations will remain . are located along Moses Grandy Trail . The Area currently provides employment to the region . 2035 Comprehensive Plan Designations: Environmental Features – Much of the land is forested and described on the National • Suburban Mixed Use Wetlands Inventory map . The Elizabeth • Low Density Residential River wraps around the Area on the northern boundaries . Utilities – Water and Sewer are available to Features of the Proposed Area Plan (see plan): portions of the Area . 1 Existing residential development with river frontage Opportunity: 2 Opportunity site for potential redevelopment in the future Given the location along the Elizabeth 3 Sensitive environmental and forested area preserved River and assuming there will be adequate access, Area 1 could be considered in the future for redevelopment into industrial or light industrial uses that take advantage of Other Considerations: the river access, or higher density mixed use development that uses the river as an • The Area is very sensitive from an environmental standpoint amenity . This Area is not a major focus of and requires careful planning and design in order to create an the master plan . appropriate fit between new development and the low lying land . Adherence to the Aspirational Zoning principles is highly encouraged if this Area is to be redeveloped . Threat: Degraded access, as well as the impact that the previous land uses might have in terms of environmental clean-up creates potential problems for this property to be redeveloped into higher and better uses . 76 | Area Plans DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Figure 52: Area 1 location 2 3 3 2 Dominion Boulevard 1 Suburban Mixed Use Low Density Residential Cedar Road Figure 53: Area 1 enlargement Area Plans | 77

Area 2: Dominion Northeast - An opportunity to connect to the river Size: 337 Gross Acres New Land Uses in Area Plan: Existing Conditions: The Master Plan recognizes that future redevelopment is possible and desirable Access - Area 2 is accessed off of Dominion if done to take advantage of the sites Boulevard and Cedar Road . The new location along the Elizabeth River, but the Veterans Bridge may affect access . actual type and amount of land use is to be determined in the future . For now, the Land Use – Industrial land uses are located 2035 Comprehensive Plan designations will along the Elizabeth River . The Tidewater remain . Community College and retail uses occupy much of the Cedar Road frontage . 2035 Comprehensive Plan Designations: Environmental Features – Much of the land appears on the National Wetlands • Light Industrial Inventory map . The Elizabeth River wraps • Institution / Government around the northeast boundary which, like • Regional Mixed Use Area 1, creates interesting redevelopment • Conservation possibilities . Utilities – Water and sewer are available to Features of the Proposed Area Plan (see plan): portions of the Area 1 Potential sites for future redevelopment . Opportunity: 2 Sensitive low elevation forested areas preserved . Portions of Area 2 could be considered in the future for redevelopment into water 3 Tidewater Community College based industries or higher density mixed use developments that uses the River as an amenity . Other Considerations: • The Area is very sensitive from an environmental standpoint Threats: and requires careful planning and design in order to create an appropriate fit between new development and the low lying Like Area 1, access may be limited due land . Adherence to the Aspirational Zoning principles is highly to the length of the Veterans Bridge . encouraged if this Area is to be redeveloped . The potential for wetlands may also limit development, and the current land uses may require environmental clean up before they can be redeveloped . 78 | Area Plans DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Dominion Boulevard 1 1 Figure 54: Area 2 location 2 3 Cedar Road Cahoon Parkway Light Industry / Logistics Regional Mixed Use Conservation Low Density Residential Institution / Government Office Figure 55: Area 2 enlargement Area Plans | 79

Area 3: Shillelagh North - Chesapeake’s new gathering place Size: 1,120 Gross Acres New Land Uses in Area Plan: Existing Condition: Non Residential Uses Urban Mixed Use 725,062 bldg . sq . ft . Access - Area 3 is accessed from Dominion Business/ Commercial 383,663 bldg . sq .ft . Boulevard, Cedar Road and Cahoon Office 405,879 bldg . sq . ft . Parkway. Shillelagh Road and Grassfield Parkway extend through the Area and Residential Uses provide the backbone of the circulation High Density 846 units network. Grassfield Parkway creates Medium Density 1019 units an important intersection on Dominion Low Density 703 units Boulevard . Open Space Uses Existing Land Use - The predominant Parks 72 acres existing land use is agriculture and low Natural Open Space 111 acres density rural subdivisions . A Walmart Storm Water Management 76 acres Shopping Center with ancillary uses occupies the northeast corner of the Area . New multi-family development has been developed south of the Walmart . 2035 Comprehensive Plan Designations: Environmental Features – Much of the land is in agricultural use . There are patches • Regional Mixed Use of forested land and land that is on the • Business Commercial National Wetland Inventory Map . A power • Institution / Government line runs diagonally through the lower • Low Density Residential southwest corner. A golf course flanks the • Agriculture / Open Space eastern boundary and a canal and water quality pond flank the western boundary Features of the Proposed Area Plan (see plan): Utilities – Water and sewer are not available 1 Walkable Mixed Use Center creates gateway on Dominion . to most of the Area Opportunity: 2 Commercial and Office Core creates opportunities for jobs Given access to Dominion Boulevard 3 Attractive higher density housing surrounds a central park and the location near Cedar Road, Area 3 is primed for a near term “Gateway” 4 Greenway network also conveys storm water development . It should support the highest levels of development intensity and mix of 5 Natural stormwater management connects open space uses and be positioned so to promote jobs creating uses and mixed uses . Medium and low density housing in traditional neighborhoods 6 Threats: 7 Preserved Agriculture transition retains rural character Allowing more suburban development would limit the potential of this Area of the 8 Neighborhood retail provides walkable destination master plan to contribute to Chesapeake’s economic future . 9 Sensitive forested land protected to provide open space 80 | Area Plans DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Dominion Boulevard 2 Cedar Road Cahoon Pkwy Urban Mixed Use Center Grassfi eld Parkway Figure 56: Area 3 1 5 Parks / Open Space location Stormwater Management Conservation 9 Low Density Residential 5 9 Medium Density Residential High Density Residential Business / Commercial 3 Office Scenic Parkway 3 Forested Area Agriculture / Open space 4 Vincek Way 5 8 6 9 6 7 Shillelagh Road 9 Future Pleasant Grove Parkway Figure 57: Area 3 enlargement Area Plans | 81

Area 4: Dominion North - Neighborhoods oriented to New Mill Creek Size: 556 Gross Acres New Land Uses in Area Plan: Existing Condition: Non Residential Uses Business/ Commercial 87,529 bldg sq .ft . Access - Area 4 is accessed off of Dominion Boulevard along the south boundary at the Scenic Parkway intersection and off Residential Uses of Moses Grandy Trail on the eastern High Density 326 units boundary . Cedar Road extends through the Medium Density 81 units Area . Low Density 124 units Land Use - The predominant existing land Open Space Uses use within the Area is agriculture and Parks 14 acres suburban style subdivisions . Natural Open Space 17 acres Storm Water Management 8 acres Environmental Features – some of the land is in agricultural use . The Lindsey Canal runs along the northern boundary, which 2035 Comprehensive Plan Designations: ultimately connects into the Elizabeth River . • Regional Mixed Use Utilities - water and sewer service is • Business Commercial available • Low Density Residential Opportunity: Features of the Proposed Area Plan (see plan): Given the access to Dominion Boulevard and the location near Cedar Road, the 1 Neighborhood retail provides walkable destination Area is primed for near term development that would include both residential and 2 The park provides open space connection to the canal commercial uses that fit within the existing available land areas as well as the 3 Greenway network within the power line easement character of the existing neighborhoods . New development can take advantage of 4 Existing stormwater pond the Lindsey Canal as well as the Scenic Parkway intersection . 5 Greenway network along Lindsey Canal and New Mill Creek Threat: 6 Residential neighborhoods oriented toward Mill Creek Given its dimension and location, this Area is best suited for residential and 7 Existing residences limited commercial (retail) development. Promoting density will maximize the benefit of developing Area 4 and will lessen the Other Considerations: need to develop agricultural land located within other Areas . The Lindsey Canal, if not • Orienting new development to the Lindsey Canal will add to its protected, will not create the environmental value and provide recreational connections for its residents . and economic value it could . 82 | Area Plans DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Parks / Open Space Stormwater Management Conservation Low Density Residential Medium Density Residential Figure 58: Area 4 High Density Residential Moses Grandy Trail location Business / Commercial Institution / Government Agriculture / Open space New Mill Creek 7 Cedar Road 5 1 Dominion Boulevard 7 2 4 3 6 West Road Scenic Parkway Shillelagh Road Cahoon Parkway Future Pleasant Grove Parkway Figure 59: Area 4 enlargement Area Plans | 83

Area 5: Scenic Parkway North - Traditional neighborhoods around a central park Size: 880 Gross Acres New Land Uses in Area Plan: Existing Condition: Residential Uses Low Density 662 units Access - Area 5 is accessed from Scenic Non-Residential Uses Parkway, which runs north to south through Urban Mixed Use 533,400 bldg . sq . ft . the Area and Drumcastle Lane which Business/ Commercial 106,680 bldg . sq . ft . to Shillelagh Road . Eventually, it will be Open Space Uses accessible from Pleasant Grove Parkway . Parks 20 acres Storm Water Management 17 acres Land Use - The predominant existing land use is low density rural subdivisions . New development is occurring along Scenic 2035 Comprehensive Plan Designations: Parkway and includes the Grassfield High School, some light industrial, office uses • Regional Mixed Use and residential uses . An equestrian oriented • Institutional / Government development occupies a prime position • Agriculture / Open Space along Dominion Boulevard . Features of the Proposed Area Plan (see plan): Environmental Features – There are small Access will eventually be from Pleasant Grove Parkway . patches of forested land shown on the 1 National Wetland Inventory Map . A power 2 The park provides central green space adjacent to the high line runs diagonally through the center of the school and within walking distance to single family homes . Area . The Herring Ditch canal runs north to south through the western end of the Area . 3 Using the powerline easement as a greenway connection allows for continuity in the green space network . Utilities - The Area is partially served by water and sewer 4 Grassfield High School. 5 Existing master planned development . Opportunity: 6 Existing rural lot development Over time, the Area could support more housing density than currently being 7 Storm water management next to power line easement developed – especially as it relates to the 8 Transportation-Oriented Urban Mixed Use/ Business rural lots that are being developed - so that Commercial Center larger and more manageable agricultural lands could be preserved elsewhere in the Study Area . Other Considerations: In the future, and based on the success and rising land values with Threat: the development of Area 3 and Area 6 as mixed use centers and the evolution of Dominion Boulevard as an Interstate Highway, the The pressure to continue with suburban existing low density development pattern, equestrian facility and or quasi rural development is great, which agricultural land will likely be pressured to redevelop into a higher would limit the amount of area designated and better use . Given emerging development trends, proximity for agriculture preservation . to the Area 6 Mixed Use Center and the future major intersection of Pleasant Grove Parkway and Route 17, this Area should be developed in phases that compliment the Study Area’s development to preserve its potential . 84 | Area Plans DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Dominion Boulevard Figure 60: Area 5 location Figure 61: Area 5 enlargement Area Plans | 85

Area 6: G. W. Highway - A new center of industry for the region Size: 887 Gross Acres New Land Uses in Area Plan: Existing Condition: Non Residential Uses Urban Mixed Use 926,705 bldg . sq . ft Access - Area 6 is accessed off of George Business/ Commercial 370,778 bldg . sq . ft . Washington Highway and Dominion Office Research 963,120 bldg . sq . ft . Boulevard, which are two major components Light Industrial / Logistics 1,190,941 bldg . sq . ft . of the roadway infrastructure that connects the City to North Carolina . Wheedbee Residential Uses Corell Lane connects to the Great Dismal Medium Density 927 units Swamp Trail . Low Density 356 units Land Use - The predominant existing land Open Space Uses uses are agriculture, low density rural Parks 27 acres subdivisions and suburban subdivisions . A Natural Open Space 12 acres borrow pit is located in the center . Storm Water Management 99 acres Environmental Features – Much of the land is in agricultural use . The George Washington Canal runs along the West Boundary . A major power line easement 2035 Comprehensive Plan Designations: runs along the north eastern boundary . • Regional Mixed Use Utilities - Water and sewer are not available . • Business Commercial • Agriculture / Open Space Opportunity: Given the access to Dominion Boulevard Features of the Proposed Area Plan (see plan): and George Washington Highway, as well as the potential that the Pleasant Grove 1 Mixed Use core at Highway 17 and Pleasant Grove Parkway Parkway will someday provide, the Area is primed for a “gateway” development that would include both residential and 2 Employment uses surround the Mixed Use core jobs creating uses . This Area can support some of the highest levels of development 3 Freeway Oriented businesses and commercial intensity and mix of uses and be positioned so that it absorbs as much of the potential 4 Borrow pit converted to water management and central park market for jobs creating uses as possible . 5 Preserved canals create greenway network Threat: 6 Traditional Neighborhoods of varying densities The greatest threat to Area 6 and its role within the master plan is for it to not realize 7 Preserved Agriculture its potential as a dynamic, jobs creating, regional employment center . 8 Commercial at entrance to Great Dismal Swamp 9 Existing Rural Subdivision Land Usage in Plan: 86 | Area Plans DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

2 Figure 62: Area 6 6 2 location Future Pleasant Grove Parkway 2 5 Dominion Boulevard 6 2 1 George Washington Highway 6 4 3 Urban Mixed Use Center Parks / Open Space 2 Stormwater Management Conservation Low Density Residential High Density Residential 8 Whedbee Correll Lane 9 Medium Density Residential Business / Commercial Light Industrial / Logistics Highway 17 Office Research Forested Area 7 Agriculture / Open space Figure 63: Area 6 enlargement Area Plans | 87

Area 7: West Road - Preserving agriculture & rural lifestyle Size: 921 Gross Acres New Land Uses in Area Plan: Existing Condition: Residential Uses Rural Cluster 180 units Access - Area 7 is located adjacent to Non Residential Uses Dominion Boulevard but does not have an Urban Mixed Use 8,890 bldg . sq . ft . existing intersection on that roadway . The Business/ Commercial 240,030 bldg . sq . ft . Area currently is accessed off of West Road Open Space Uses that extends from the north through Area 5 . Agriculture / Conservation 445 acres 2035 Comprehensive Plan Designations: Land Use - The predominant existing land use is large patches of productive agriculture • Agriculture / Open Space and low density rural subdivisions along the • Conservation Herring Ditch . • Government / Institution Environmental Features – Most of the land is in agricultural use . The Herring Ditch Features of the Proposed Area Plan (see plan): provides an interesting environmental feature and potential amenity . 1 Existing productive agricultural lands are preserved Utilities - water is available to portions of the 2 Existing rural lots Area . Sewer is not available 3 Existing City training facility Opportunity: 4 Crossroads are perfect for farm stands or neighborhood retail . Given the large proportion of pure 5 The Herring Ditch provides a greenway connection that links agricultural use, this Area is primed for to the east and to the north . Agricultural Preservation, which includes a provision to cluster any new development 6 Transportation Oriented Business/ Commercial and to avoid the allowance for 3 acre lots that do not promote agricultural preservation Other Special Considerations: or character . Creating new standards and requirements for rural development that Threat: will likely be impacted by a more urbanizing growth pattern in this Area enhance the community’s ability to preserve agriculture and Unless a program for developing in a rural way of life . It is recommended that residential development Agricultural land is developed that clusters be consolidated into small clusters that preserve land rather than development on a smaller footprint, this allowing for large lots that don’t effectively support agriculture as land will most likely become 3 acre lot described in “Rural by Design: Maintaining Small Town Character” subdivisions that do not effectively support by Arendt, Brabec, Reid and Yaro published by the American agriculture . Planning Association 1994 . Non residential development should be oriented toward Route 17 and its proposed intersection with the future Pleasant Grove Parkway . 88 | Area Plans DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Figure 64: Area 7 location West Road Figure 65: Area 7 enlargement Area Plans | 89

Area 8: Scenic Boulevard South - Preserving Forested Land and Agriculture Size: 1067 Gross Acres New Land Usage in Area Plan: Existing Condition: Residential Uses Rural Cluster 82 units Access - Area 8 is currently accessed off of West Road from the north . It is assumed Open Space Uses that an extension of Pleasant Grove Agriculture / Open Space 840 acres Parkway will also provide access in the future . The Herring Ditch Road bisects the Area and runs along the Herring Ditch canal . 2035 Comprehensive Plan Designations: Land Use - The predominant existing land use is agriculture and low density rural • Light Industrial subdivisions . The Area sits just north of the • Agriculture / Open Space Regional Airport . Environmental Features – Much of the land is forested land and on the National Features of the Proposed Area Plan (see plan): Wetland Inventory Map . The Herring Ditch is a predominant feature through the center of 1 Preserved productive agriculture the Area . 2 “Preserved Forest” - preserving forested land promotes Utilities - Water and sewer is not available bio-diversity and recreation while acting like the lungs of the community Opportunity: 3 Crossroads are perfect for farm stands or local retail . Given the predominance of productive agricultural land, land designated on the National Wetlands Inventory Map, its 4 Greenway connections through forest location along the Herring Ditch and its location adjacent to the regional airport, the Area is best suited to remain in agriculture Other Special Considerations: and conservation . Any development allowed should be clustered in order to preserve • The large forested area creates a unique opportunity for agriculture and not allowed to be developed Chesapeake to promote environmental stewardship and to into 3 acre lots . provide a place to promote bio-diversity and recreation . This large forested land extends, in spirit, the Great Dismal Swamp Threats: into the Study Area and retains the benefit of important water management and air quality features for future generations . Unless a program for developing in Agricultural land is developed that clusters development on a smaller footprint, this land will become 3 acre lot subdivisions that do not support agriculture . 90 | Area Plans DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

3 1 Future Pleasant Grove Parkway Figure 66: Area 8 location 2 Forested Area 4 West Road Figure 67: Area 8 enlargement Area Plans | 91

Area 9: Shillelagh South - Preserving agriculture & a rural lifestyle Size: 1,130 Gross Acres New Land Uses in Area Plan: Existing Condition: Residential Uses Rural Cluster 198 units 99 acres Access - Area 9 is accessed off Shillelagh Road, which extends south through Area Open Space Uses 3 . The Area touches on Washington Drive Agriculture / Open Space 1,037 acres along the Eastern boundary . Land Use - The predominant existing land 2035 Comprehensive Plan Designations: use within the Area is agriculture and low density rural subdivisions . A suburban • Agriculture / Open Space subdivision is accessed off of Shillelagh Road outside the southern boundary of the Area . Features of the Proposed Area Plan (see plan): Environmental Features – Much of the land is in agricultural use . There are patches of 1 Existing productive agricultural lands are preserved, which is forested land that is on the National Wetland compatible with the Airport’s conical and horizontal surface Inventory Map . A power line runs diagonally restrictions through the upper Southeast corner of the Area . The Area resides at the northeast end of the regional airport and is impacted by 2 Sensitive forested areas are preserved flight paths. The Herring Ditch canal extends into the Area from the East . There is also a 3 Crossroads are appropriate for farm stands or other retail major drainage canal along Shillelagh . 4 Existing rural lots Utilities - Water and sewer is not available Other Special Considerations: Opportunity: • Creating new standards and requirements for rural development Given the location at the end of the Airport enhance the community’s ability to preserve agriculture and runaway, the distance away from Dominion a rural way of life . It is recommended that development be Boulevard, and the large proportion of consolidated into small clusters that preserve land rather than viable agricultural use in large tracts, this allowing for large lots that don’t effectively support agriculture Area should be considered as Agriculture / as described in “Rural by Design: Maintaining Small Town Conservation . Character” by Arendt, Brabec, Reid and Yaro published by the American Planning Association 1994 . Threats: Unless a program for developing in Agricultural land is developed that clusters development on a smaller footprint, this land will become 3 acre lot subdivisions that do not support agriculture and are in conflict with the airports conical and horizontal surface restrictions . 92 | Area Plans DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia

Future Scenic Parkway Figure 68: Area 9 location 3 Future Pleasant Grove Parkway 1 1 3 3 Shillelagh Road 3 4 1 2 4 1 Figure 69: Area 9 enlargement Area Plans | 93

Area 10: Airport Drive - An opportunity to capitalize on the Regional Airport Size: 901 Gross Acres Land Uses in Area Plan: Existing Condition: Non Residential Uses Light Industrial / Logistics 6,870,000 bldg .sq .ft . Access - Area 10 is accessed off of West Road . A farm road has been created that Open Space Uses links Dominion Boulevard to Airport Road in Agriculture / Conservation 221 acres anticipation of future development . Land Use - The predominant existing land use is Agriculture . 2035 Comprehensive Plan Designations: Environmental Features – Much of the land is in forested and /or land that is on • Light Industrial the National Wetlands Inventory Map . Agricultural is located on the southern boundary . Features of the Proposed Area Plan (see plan): Utilities - Water and sewer is not available 1 Leveraging the proximity to the airport and Highway 17, this Opportunity: 230 acre opportunity area has the potential to become a Light Industrial / Logistics hub . Given the adjacency to Dominion Boulevard and the location near the Airport the Area 2 This 450 acre property is also slated to become a Light can support industrial uses, logistics, the Industrial / Logistics hub transfer of goods, and uses that support airport functions . There is a 230 acre sized 3 Potential access to the regional airport from Highway 17 parcel that is currently in agricultural use that may be able to support some of this vision . Other Special Considerations: • This Area presents a great opportunity to capitalize on the Threat: location adjacent to the regional airport - especially if the airport undergoes expansion to allow for larger freight oriented aircraft . Thoughtful planning is needed to develop It will be important to locate any new development so that the this Area to minimize the impact on wetlands large an important forested land, which potentially could include and forested areas . wetlands, is not compromised . 94 | Area Plans DOMINION BOULEVARD CORRIDOR STUDY | Chesapeake, Virginia