© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
Virginia Beach, Virginia u r b a n d e s i g n a s s o c i a t e sd e c e m b e r 2 0 0 8
n o r t h a m p t o n b o u l e va r d c o r r i d o r s t r at e g i c g r o w t h a r e a i m p l e m e n tat i o n p l a n
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
b
P R E PA R E D F O R
City of Virginia Beach
P R E PA R E D BY
Urban Design Associates
The LandMark Design Group, Inc.
Basile Baumann Prost Cole & Associates
City of Virginia BeachDepartment of Planning
Virginia Beach Economic Development
Northampton Boulevard Corridor Strategic Growth Area
Implementation Plan
acknowledgements
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
c
Table of Contents OVERVIEW 1The Planning Process 2The Site 3The Conceptual Master Plan 4
PUBLIC PROCESS 5
URBAN DESIGN ANALYSIS 7
DESIGN EXPLOR ATION :BURTON STATION VILL AGE 9
Option One: Low Density Residential 10
Option Two: High Density Residential 1 1
Option Three: High Density Commercial 12Burton Station Village: Economic Study 13
STRATEGIC PL AN 1 4
Core Study Area 15Development Capacity 16Design Frameworks 17Burton Station Village 18Golf Course District 21Golf Course District: Norfolk 22Golf Course District: Virginia Beach 23Golf Course District: North Golf Drive 24Northampton – Diamond Springs Corridor 26Airport Industrial Park 28Little Creek Amphibious Base 29
table of contents
PHASING AND IMPLEMENTATION 30Action Plan 32Residential Lot Subdivision 33Residential Design Guidelines 34Commercial Design Guidelines 35
INFR ASTRUCTURE 36
ECONOMIC STUDY 39
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
1
Overview
overv iew
the city of virginia beach has identifi ed strategic growth
areas that have the potential to become future areas of economic
growth within the city. The City has embarked on a series of plan-
ning studies for these areas that will provide visions for future
growth. The strategic growth area plans will identify appropriate land
uses, infrastructure needs, opportunities for private development, and
civic amenities.
The Burton Station strategic growth area is located in the
northwestern part of the city, adjacent to the Norfolk International
Airport, Little Creek Amphibious Base, Airport Industrial Park, and
Interstate 64. The western part of the study area is within the City of
Norfolk because the Lake Wright Golf Course within the study area
straddles the border between both cities.
Burton Station is located in the center of the region and at the
convergence of major highways and adjacent to a major portal to the
region, Norfolk International Airport. Port traffi c and military bases
nearby are huge economic engines that bring value to Burton Station
as an area for future economic development.
Burton Station is the name of a historic African-American com-
munity, located in the center of the study area. Many of the current
residents are descendents of two freed slaves who were given this
land for their families. For years the city has failed to provide this
community with basic utilities and services. Tensions between the
community and the city have festered for generations.
This study was prepared with a public planning process that
involved residents, business owners, interested citizens, property
owners, and public offi cials from multiple jurisdictions including the
City of Virginia Beach, Norfolk and the Airport Authority .
Existing houses along Burton Station Road define a neighborhood witha long history and deep roots.
VIRGINIA BEACH COMPREHENSIVE PLAN The study area is one of twelve focus areas for strategic growth
A major component of this planning process involved working
with the residents of the Burton Station community to rebuild trust,
to illustrate potential visions for the future, and to arrive at a clear
series of public improvements and strategies for development of their
neighborhood.
The process confi rmed that redevelopment within the study
area will yield great opportunities for job creation, residential living,
improved public amenities and growth of the city’s tax base.
1
Regional Locator
Hampton
Chesapeake Bay
Virginia Beach
Norfolk
Great Dismal
Swamp
Northampton
Boulevard Corridor
Strategic Growth
Area
Chesapeake
Suffolk
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
2 overv iew: the planning process
The analysis phase of the public process began in March of 2008
when Urban Design Associates visited the Burton Station neighbor-
hood to kick off the project with initial stakeholder meetings and site
reconnaissance. In addition to the collection of hard data – photos,
street dimensions, and city mapping – UDA also gathered soft data,
asking people’s opinions, impressions, and visions of the area. The
Design Team continued to gather information through the begin-
ning of the charrette and the Public Process section of this document
summarizes those fi ndings. Input from participants provided valuable
insights into the public perception of the area, as well as identifying
the issues that need to be addressed. This input is combined with an
analysis of the site confi guration and existing conditions within the
area.
The Planning Process
The study area’s assets include an array of native flora such as those on display at the picturesque arboretum and botanical garden of Virginia Tech’s Agricultural Institute. The residents themselves are a key strength as well. Proud of their homes and long history in the area, they are extremely invested in the neighborhood.
ABOVE The large amount of open and unused land parcels in the area provides a remarkable potential. Close to the airport, waterways, and in an area with booming development, the unused railways and high number of vacancies is a unique opportunity.BELOW Burton Station Road is at the core of the study area. It links existing residential neighborhoods, commercial and transportation corridors, and the Norfolk airport. It straddles both Norfolk and Virginia Beach city boundaries.
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
3
CORE STUDY AREA
The Site: Core Study Area
Portrait of Existing Conditions
Nort
hampto
n Blv
d
Ba
ke
r Rd
Dia
mo
nd
Sp
ring
s R
d
Ba
ke
r Rd
Burton Station Rd
Wesleyan D
r
Mill
er Sto
re R
d
No
rwic
h A
ve
I-64
Diamond Lake
Estates
Lake Wright Golf Course
Virginia Tech
Agriculture
Center
L & J Gardens
Wesleyan Chase
Lake Wright
Norfolk International Airport
overv iew: the site
The project site is located east of the Norfolk International Airport
along the Norfolk and Virginia Beach city boundaries. The study
area includes the Lake Wright Golf Course (Norfolk), historic
African-American community Burton Station, agricultural land, ser-
vice oriented retail and the Airport Industrial Park. The Core Study
Area focuses on the southern part of the site as depicted at right.
No
rfolk
/ Virg
inia
Beach
City
Lin
e
Study A
rea B
oundary
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
4
CORE STUDY AREA
The Conceptual Master Plan: Core Study Area
Key Illustrative Plan
Ward Ave
Barr
s R
d
Barr
s R
d
N. W
esle
yan
Dr
N. W
esle
yan
Dr
Nort
hampto
n Blv
d
Ba
ke
r Rd
Dia
mo
nd
Sp
ring
s R
d
Dia
mo
nd
Sp
ring
s R
d
Ba
ke
r Rd
Burton Station Rd
Burton Station Rd
Wesle
yan D
r
Mill
er Sto
re R
d
No
rwic
h A
ve
I-64
Diamond Lake
Estates
Lake Wright Golf CourseLake Wright Golf Course
Virginia Tech
Agriculture
Center
L & J Gardens
Wesleyan Chase
Lake WrightLake Wright
overv iew: the conceptual master plan
HotelHotel
Burton StationBurton Station
VillageVillage
Office ParkOffice Park
The Conceptual Master Plan was developed based on the goals
identifi ed in the strengths and weaknesses exercise and the planning
principles identifi ed in the planning process. The design is structured
around a reconfi gured golf course and new streets. Development
areas include Burton Station village, new residential development,
commercial offi ce, mixed-use buildings, hotel, and fl ex/R&D/indus-
trial uses.
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
5
Public Process
public process
residents and stakeholders participated in a series
of public meetings to kick off the planning process. Following a pre-
sentation on the site research and documentation by Urban Design
Associates, participants were asked to identify strengths, weaknesses,
and areas of highest priority for change in the study area. Their input
served as a guide to the community and helped to defi ne what the
plan should become. This information was compiled and used as the
impetus for design throughout the planning process.
Consultants and residents were also invited on a guided bus tour
through the study area and the different areas encompassed by its
boundary. Strong community participation and feedback not only
helped in understanding the needs of the community, but also in
encouraging residents to contribute their knowledge and their visions
in order to create a plan that accurately depicted and provided for the
constraints and possibilities of the site.
5
Public Meeting
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
6 6
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
Red dots were placed on the weaknesses and problematic qualities of the site and surrounding area.
STUDY ARE A WE AKNESSES
Lack of proper infrastructure along Burton Station Road
Low land value for underserviced residential properties
History of inaction and abandoned plans for the area causes distrust
Multiple land ownership fragments the site
Coordination required with two municipalities and the airport
High traffic and truck routes along surrounding roads and through site
Deterioration and illegal dumping devalue the site
Vacancies along Northampton and within the neighborhood
Spot zoning allows incompatible uses and blocks redevelopment
»
»
»
»
»
»
»
»
»
STUDY ARE A OPPORTUNITIES
Implement infrastructure improvements for Burton Station
Affordable housing to allow current residents to stay
New residential village with senior housing and community services
Park honoring to legacy of Burton Station
Mix of uses providing for residents, workers, and visitors
Transform Northampton Boulevard into a gateway to Virginia Beach
Showcase the strengths, including the sports complex, golf course, Agricultural Institute, office parks, and history
Prepare for the future with light rail connections and green initiatives
Tie into regional network with pedestrian friendly paths and bike trails
»
»
»
»
»
»
»
»
»
Blue dots were placed on the areas presenting particular opportunities that are ideal for immediate initiatives.
Residents and stakeholders placed green dots on the strengths and assets of the site and surrounding area.
STUDY ARE A STRENGTHS
Strong history and legacy of Burton Station Road and its residents
Close knit neighborhood is very family oriented
Transportation hub with proximity to airport, railroad, and ports
Academic strength of nearby schools and VA Tech Agricultural Institute
Strong job base
Golf course is a great local attraction
New DHL sports facility serves the greater community
Successful industrial park and office parks
Attractive natural features, such as the lake, and bay
»
»
»
»
»
»
»
»
»
Public Input
public process
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
7 urban design analysis
the urban design analysis includes a plan portrait of the
area which combines information from several sources to provide a
base from which we can develop alternative concepts. It includes all
of the elements of the area: streets, buildings, land use, vacant land,
topography, and natural features.
Understanding the fabric of the site is a key part of the design
process. This is accomplished through a series of diagrams called
UDA X-Rays® which pull apart information so that the site can be
more clearly understood. Each X-ray describes not only a physical
element of the area, but also the issues to be resolved.
7
Portrait of Existing Conditions
Urban Design Analysis
COMMERCIAL USES X-RAY: Northampton Boulevard is an important commercial corridor.
INDUSTRIAL USES X-RAY: The industrial park, airport and base are employment centers.
CONSTRAINTS X-RAY: Constraints include airport restrictions and areas of contamination.
RESIDENTIAL BLOCKS X-RAY: Strong residential areas are adjacent to the study area.
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
8
LAND OWNERSHIP X-RAY: Publicly owned land is shown in yellow, private in purple.
ZONING X-RAY: The area has a predominance of industrial, residential and commercial land uses.
STREET HIERARCHY X-RAY: The site has insufficient road infrastructure for development.
PUBLIC U T IL IT Y CON T ROLLED
OW NERSHIP K E Y
NORFOLK CON T ROLLED
V IRGIN I A BE ACH CON T ROLLED
PRI VAT E
A IRP ORT CON T ROLLED
FIGURE GROUND X-RAY: The site has large and small buildings and vast empty areas.
urban design analysis
I -1
I -2
NORFOLK IN T ERN AT ION A L A IRP ORT
R - 4 0
R -7.5
R - 5D
R -10
PD - H2
A -12
H -1
R -15
B -2
O -2
A -18
A -24
ZONING K E Y
OPEN SPACE X-RAY: Major areas include the golf course, VT Ag center, schools and waterways
Urban Design Analysis
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
9
Design Exploration:Burton Station Village
design explor ation: burton station v illage
burton station road and the residential areas accessed by it
defi ned the focus of the study area. The site’s long history of both
thriving as a community while lacking public services make it a key
location for improvement and redevelopment. Various visions pre-
sented during the public process led to the exploration and develop-
ment of three different options for the Burton Station neighborhood.
The fi rst alternative is a low-density scheme which is primarily
residential. Providing for the needs and desires of current residents,
this option keeps all 31 existing homes. The current alignment of
Burton Station Road is respected, and small neighborhood services
such as a corner shop and community center are provided.
The second alternative is a high-density residential scheme. This
envisions a larger scale redevelopment of Burton Station land parcels,
creating higher land value while maintaining a residential neighbor-
hood. Increasing density also validates the market for commercial
and offi ce uses in the area. Apartment units and a senior living com-
plex are included in the plan.
The third alternative proposes commercial and offi ce redevel-
opment. While residential uses are not depicted, this option does
accomplish the highest land value and was explored as an alternative
land use.
The fi nal decision revealed a preference for option 1, allowing the
community to keep their heritage and enhance the existing commu-
nity. Street improvements and a Memorial Park celebrating the area’s
legacy, would be key components.
Portrait of Existing Conditions
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
10
OPTION 1 : LOW DENSIT Y
RESIDENTIAL PROGR AM
31 existing homes
38 new single family homes
Corner shop
Community Center
Memorial Park
»
»
»
»
»
Option One:Low-Density Residential
Given the strong historical and community ties in the Burton Station
neighborhood, a plan respecting all existing buildings was explored.
This proposal maintains the close-knit, low-density residential
aspect. The goal is to improve and build upon the neighborhood
without losing any of its character.
Existing properties with very deep dimensions may be subdivided
and developed as multiple single-family lots. The addition of inter-
connecting streets allows these newly divided lots to be accessed,
creating a small block network. Single-family houses line the streets,
facing both inwards towards Burton Station Road and outwards
towards the golf course.
With the expanded network, the neighborhood gains a more
complete fabric. The Village core is centered along the improved
Burton Station Road. Small convenience retail is provided in the
corner shop towards the entrance, and a community center along the
golf course opens onto Memorial Park. The Burton Station legacy is
commemorated and celebrated here. The discontinuation of Burton
Station Road at the golf course ensures its use solely as a local resi-
dential street, reducing the traffi c fl ow.
Low density option for Burton Station Village, with surrounding context
CONCEPTUAL PLAN A single-family residential neighborhood with corner shop, community center, and improved infrastructure
design explor ation: burton station v illage
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
1 1
OPTION 2 : H IGH DENSIT Y
RESIDENTIAL PROGR AM
75 new homes
775 apartment units
120 assisted living units
130,000 Sq. ft. commercial space
Memorial Park
»
»
»
»
»
Option Two:High-Density Residential
Close proximity to major transit corridors and employment oppor-
tunities, combined with high real estate value along the golf course,
creates an opportunity for higher density. This option explored the
capacity within Burton Station Village for a larger range of residen-
tial types. The neighborhood is maintained but all residential parcels
are redeveloped to attain a higher value and density. Some single-
family houses surround the center of the Village, refl ecting the his-
toric character and framing a Memorial Park. At the head of the park
is a community center for all residents to use.
Towards the golf course, townhomes and larger multifamily and
apartment buildings replace the detached houses and maximize
the value provided by the open green. Three- and four-story build-
ings look out over the fairways and create a defi ned edge to the golf
course. A senior assisted living building is also incorporated into the
center of the neighborhood, within an easy distance from the park
and community center.
Some additional commercial uses are also included along the
entry from Northampton Boulevard, providing further retail and ser-
vices within walking distance for all residents.
CONCEPTUAL PLAN High density scheme composed primarily of townhouses, apartments, and assisted living, as well as commercial uses near Northampton Boulevard
design explor ation: burton station v illage
High density option for Burton Station Village, with surrounding context
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
12
OPTION 3 : H IGH DENSIT Y
COMMERCIAL PROGR AM
40 new homes
120 room hotel
575,000 Sq. ft. commercial space
Parking garages
Memorial Park
»
»
»
»
»
Option Three:High-Density Commercial
Burton Station Village stands in an unlikely position for residential
units, cut off from nearby neighborhoods by the busy Northampton
corridor and under the wing of Norfolk International Airport. High
concentrations of commercial and industrial uses in the immediate
vicinity led to the exploration of a third option, which proposes rede-
veloping the area as an offi ce and commercial center. The success of
similar developments in the area and the views provided by extensive
golf front property made this a potential prime location for corporate
development.
Though residential units are also provided, and a Burton Station
Memorial Park is incorporated to continue and celebrate the com-
munity there, the focus of this plan alternative was on the creation of
offi ce and fl ex spaces. Employment opportunities, in high demand,
would be accommodated here and the addition of a new hotel would
benefi t from the golf course, transportation corridor, and airport
proximity.
design explor ation: burton station v illage
CONCEPTUAL PLAN The neighborhood is reconceived as a commercial office district with some new townhouses and a hotel.
Commercial density option for Burton Station Village, with surrounding context
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
13 design explor ation: burton station v illage
The land values on a per acre basis for the three Burton Station
Village alternatives were estimated for comparative purposes.
COMMERCIAL L AND SALES
Assumptions governing the valuation estimates
Zoning: commercial zoning will be achieved prior to sale.
Infrastructure: adequate infrastructure and suffi cient utility capac-
ity is available, or committed, at the time of sale.
Site Prep: cost for demolition and removal of houses and other
built structures (approximately $25,000) is not factored into per
acre valuation
»
»
»
L AND VALUATIONS FOR BURTON STATION PROPERTIES
Option 1: Single Family Residential
Option 2: High Density Residential
Option 3: High Density Office
Low
$100,000
$200,000
$270,000
High
$200,000
$280,000
$390,000
Average
$150,000
$225,000
$330,000
Burton Station Village:Economic Study
Comparable Sales
Several commercial brokers and developers interviewed identifi ed
recent land transactions
Residential site sales in comparable areas range from $100,000 to
$200,000 per acre
Commercial site sales in comparable areas range from $180,000
to $455,000 per acre
Average commercial site sold for $300,000 per acre
»
»
»
»
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
1 4 str ategic plan
the combination of public input and analysis throughout
the planning process revealed the hopes and needs of the community.
Through this input, a series of design principles were defi ned:
Respect traditions and context
Optimize and extend connections
Develop sustainable initiatives
Provide a mix of uses
Encourage economic development
Create an image
Improve the quality of life
The strategic plan which evolved from the design exploration
merged each of these goals in order to create a cohesive vision and
direction for development in this area. The golf course is reconfi g-
ured into a more central amenity, surrounded by residential units
and ample offi ce and employment opportunities. Northampton
Boulevard is improved and developed to provide a more comfort-
able pedestrian atmosphere and increased commercial opportuni-
ties. The industrial park to the north remains and is assumed to
support more intense business development over time. Improved
street connections link it to surrounding development and the
port to the north. Burton Station Village is developed according
to community preference, maintaining a low density village atmo-
sphere and completing the neighborhood fabric to defi ne a safer
and more connected neighborhood.
»
»
»
»
»
»
»
Strategic Plan
ILLUSTRATIVE PLAN Strategic plan interventions throughout the study area are focused around the golf course, Northampton Boulevard, and Burton Station Road.
Key Illustrative Plan
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
15
Core Study Area
str ategic plan: core study area
Ward Ave
Barr
s R
d
Barr
s R
d
N. W
esle
yan
Dr
N. W
esle
yan
Dr
Dia
mo
nd
Sp
ring
s R
d
Dia
mo
nd
Sp
ring
s R
d
Ba
ke
r Rd
Burton Station Rd
Burton Station Rd
Wesle
yan D
r
Mill
er Sto
re R
d
No
rwic
h A
ve
I-64
Diamond Lake
Estates
Lake Wright Golf CourseLake Wright Golf Course
Virginia Tech
Agriculture
Center
L & J Gardens
Wesleyan Chase
Lake WrightLake Wright
HotelHotel
Burton StationBurton Station
VillageVillage
SeniorSenior
LivingLiving
CenterCenter
Office ParkOffice Park
Illustrative Plan
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
16
block block acreage f.a.r. use proposed units/mix existing use existing sf
A 12.33 0.83 office 440,000SF (3st.) golf NAB 6.32 1.50 multifamily 360du (4st.) golf NAC 1.29 NA residential/retail 4 new res; 3,500SF retail residential ?D 2.93 NA residential 8 new res residential ?E 4.07 NA residential 10 new res residential ?F 0.92 0.30 institutional 12,000SF instit residential ?G 5.20 NA residential 12 new res residential ?H 1.90 NA senior living 90,000SF senior (90du; 2st.) vacant retail NA
400,000SF office; 150rm hotel100,000SF retail
40,000SF restaurant restaurant 37,000flex space 2,600
hotel 120 roomsoffice 10,000retail 7,500
restaurant 9,000warehouse/distribution 166,000
K 14.50 NA DLH Sports NA NA NA112,500SF office
112,500SF retail
280,000SF office (3st.)
140,000SF retail
145,000SF office; 300du res (3st.)70,000SF retail
warehouse/distribution 341,000research & development 18,000
office 41,500light industrial 286,000
flex space 33,000retail 43,500
warehouse/distribution 1,036,000research & development 122,500
flex space 255,500office 20,000
warehouse/distribution 101,000light industrial 62,000
flex space 190,500retail 12,000office 10,500retail 40,000
warehouse/distribution 239,000T 24.00 0.36 flex 370,000SF flex warehouse/distribution 108,000U 5.89 0.39 flex 100,000SF flex open area NAV 10.15 0.37 flex 162,000SF flex
135,000 office 107,000SF flex open area NA
X 22.18 0.34 office 330,000SF office (3st.) open area/car repair NAY 20.00 0.54 office 467,000SF office (3, 4st.) golf NAZ 3.50 0.52 office 80,000SF office (3st). golf NA
0.3715.15W
1,400,000SF office
750,000SF flex
0.35 flex
office
650,000SF flex
1,000,000SF office
trailer park & open area
1,600,000SF office
storage NA
?
golf & open area NA
I 20.70
O 10.50
30.00
?
retail0.80 office/comm/hotel
732,000SF off (3st.)
93,000SF retail
flex/office
BURTON STATION STRATEGIC GROWTH AREAPROGRAM ANALYSIS
August 27, 2008
90,000
L 12.50 0.40 office/commercialtrailer park
R 42.86
110.68Q
0.82 office/retail
M
160,000SF retail
P 49.40
1.25 office/comm/residential
0.30 office/commercial
37.22
office/flex
J 29.00 0.65 office/retail
0.44
S 0.62
J
U
V
W
M
I
H
G
DE
Y
B
X
A
R
L
T S
QP
K
O
C
F
Z
Development Capacity
str ategic plan: development capacity
str ategic plan: core study area
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
17
STREETS DIAGRAM
str ategic plan: design fr ameworks
Frameworks improvements across the study area connect and extend
existing networks for both vehicular and pedestrian traffi c.
STREET FR AMEWORK
Existing heavy traffi c along all outer boundaries of the study area
causes congestion. Additional street connections relieve the load by
providing alternate routes and discouraging the use of small roads as
bypasses. Connections around the golf course intersect at multiple
points the larger thoroughfares, opening up the parcels they access
for higher density development. New north-south connections cre-
ate a transportation corridor linking the airport, new offi ces, existing
industry, and port. The intersection of Northampton Boulevard and
Diamond Springs Road is reconfi gured to provide a safer crossing.
OPEN SPACE FRAMEWORK
Parks and open spaces serve as amenities for residents and pedestri-
ans, linking to the golf course and preserving some of the existing
natural vegetation. The new Memorial Park is at the center of the
residential village. A system of pedestrian and bicycle trails access the
neighborhood, retail centers, and offi ce developments, and link into
the botanical gardens and port.
Design Frameworks
OPEN SPACE AND TRAILS DIAGRAM
Lake Wright Lake Wright
Golf CourseGolf Course
Virginia Tech Virginia Tech
Agriculture Agriculture
CenterCenter
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
18
Burton Station Village
The residential community comes together at Burton Station Village,
a hamlet of single family homes surrounded on three sides by the
golf course. The expanse of open space and the tight knit network of
small streets containing the Village insulate the homes from airport
and traffi c activity nearby. Upon entrance through the commercial
gateway along Northampton, the atmosphere calms to provide a
comfortable pedestrian environment. Small blocks of homes are lined
with sidewalks, leading to the corner shop to the east and the com-
munity center to the west. The park edging the golf course provides a
communal gathering space for neighbors to convene.
str ategic plan: burton station v illage
Portrait of Existing Conditions CONCEPTUAL PLAN: Illustrative plan of Burton Station VillageIllustrative Plan
BURTON STATION VILL AGE
DEVELOPMENT PROGR AM
31 existing homes
38 new single family homes
Corner shop
Assisted living home
Community center
Memorial Park
»
»
»
»
»
»
Burton Station Rd
Burton Station Rd
Lake Wright Golf CourseLake Wright Golf Course
Burton StationBurton Station
VillageVillage
SeniorSenior
LivingLiving
CenterCenter
Golf Course Golf Course
ClubhouseClubhouse
Corner Corner
ShopShop
Community Community
CenterCenter
Memorial Memorial
ParkPark
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
19
Burton Station Village Vision
Perspective View of Burton Station Village Square, with residential and neighborhood retail
Perspective View of the entry into Burton Station Village looking north, depicting assisted living home on the right and corner shop on the left
Aerial view of Burton Station improvements, from the southwest
Aerial view of Burton Station improvements, from the west
str ategic plan: burton station v illage
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
20
Burton Station Village Vision
Aerial Perspective of the enhanced Burton Station Village with additional development along the Northampton corridor
str ategic plan: burton station v illage
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
21
Golf Course District
str ategic plan: golf course district
CONCEPTUAL PLAN: The redesigned golf course has a mix of new development - commercial office, hotel, mixed-use and residential - on all sides.
Portrait of Existing ConditionsIllustrative Plan
Virg
inia
Beach
No
rfolk
Collaboration between the cities of Virginia Beach and Norfolk
allows a new confi guration for the golf course, increasing its impact
as an amenity to the entire area. Fairways stretch along an existing
and proposed lake, and are edged by new offi ce development oppor-
tunities. A nearby commercial district and the residential neighbor-
hood of Burton Station Village provide a range of uses within the
vicinity.
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
22
Golf Course District:Norfolk
str ategic plan: golf course district
CONCEPTUAL PLAN: New commercial office development is created by the golf course re-alignment.
The Norfolk boundary of the golf course is revitalized with the
addition of new street access off of Miller Store Road. This further
separates the golf from the airport, opening up land for a new layer
of development. This golf front real estate is a desirable location for
offi ces. Proximity to transportation routes is an asset, while the ben-
efi ts of peaceful open space and views out over the fairways create
a pleasant environment. The golf course also gains since the offi ce
buildings protect it from land and air traffi c beyond.
NORFOLK DEVELOPMENT
PROGR AM
467,000 SF commercial office space
Surface parking
Golf course frontage
Two access points
»
»
»
»
Aerial view of Norfolk development
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
23
Golf Course District:Virginia Beach
str ategic plan: golf course district
CONCEPTUAL PLAN: New mixed-use development is created along Northampton Boulevard
At the south end of the golf course, the fairways wrap around the
Village into Virginia Beach and terminate in a consolidated block
of offi ce development. This location along Northampton Boulevard,
situated between two hotels and a commercial corridor, is a prime
location for offi ces. In addition to the view over the golf course and
clubhouse, the wide range of uses and easy access for both visitors
and residents throughout the region makes this a vibrant and active
block. Whether its the walk to the offi ce, the lunch shared at a res-
taurant up the block, or a break taken as a stroll along the course, a
wide range of assets create a great potential for offi ce development
here.
Closer to the Village, multi-family apartment and townhouse
buildings mediate between the three- to four- story offi ces and the
small single family homes. These smaller buildings descend in size
and height as they approach the Village. A wooded path further sep-
arates the townhomes from the existing houses, using green space to
tie the neighborhood together while maintaining views and respect-
ing the context and atmosphere of community.
VIRGINIA BE ACH DEVELOP-
MENT PROGR AM
440,000 SF commercial space
26 new homes
250 apartment units
Garage parking
»
»
»
»
Aerial view of Virigina Beach development
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
24
Golf Course District:North Golf Course Drive
str ategic plan: golf course district
CONCEPTUAL PLAN: Commercial and mixed-use front the golf course along the northern edge
The northern edge of the golf course creates another address for
offi ce development. A series of offi ce, fl ex, commercial, and mixed-
use buildings line North Golf Course Drive. This scenic street pro-
vides them with easy access to the neighboring residential and com-
mercial districts, and the buildings help enclose the golf course and
shelter it from the industrial park to the north.
NORTH GOLF DRIVE DEVEL-
OPMENT PROGR AM
680,000 SF commercial space
155,000 SF retail space
Surface and garage parking
Golf frontage
»
»
»
»
Aerial view of North Golf Course Drive
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
25
Golf Course Improvements and Vision
Perspective along the edge of the new Golf course, lined by the new commercial office buildings
str ategic plan: core study area
str ategic plan: core study area
str ategic plan: golf course district
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
26
Northampton–Diamond Springs Corridor
Scattered commercial properties currently along Northampton
Boulevard and Diamond Springs Road are now consolidated along
the street front to create a more continuous urban environment. New
commercial and fl exible use buildings face the two primary roads, as
well as new secondary roads servicing the interior of the study area.
Connections to Burton Station Village, multi-family residential
apartments, the DLH sports complex, and the lake tie into the com-
mercial corridor and link both pedestrians and vehicular traffi c. New
landscaping and pathways around the lake create an address for the
development and lead to the golf course. A new hotel enjoys a visible
location along the corridor, with proximity to a variety of uses and
open spaces.
The busy intersection at Diamond Springs Road and
Northampton Boulevard is calmed, with a simplifi ed 4-way stop-
light. The development along Baker Road and increased connections
throughout the site lessens the load on one single intersection and
helps to disperse the fl ow of traffi c.
str ategic plan: northampton–diamond springs corridor
NORTHAMPTON - D IAMOND
SPRINGS CORRIDOR DEVEL-
OPMENT PROGR AM
1,356,000 SF commercial office space
388,000 SF retail space
40,000 SF restaurant space
300 apartment units
150 room hotel
Surface and garage parking
Reconfigured lake
»
»
»
»
»
»
»
CONCEPTUAL PLAN: New development on the Northampton - Diamond Springs Corridor includes mixed- use, hotels, office, and retail Portrait of Existing Conditions
DLH Sports DLH Sports
ComplexComplex
HotelHotelApartmentsApartments
Mixed-use Mixed-use
DevelopmentDevelopment
Mixed-use Mixed-use
DevelopmentDevelopment
Mixed-use Mixed-use
DevelopmentDevelopment
OfficeOffice
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
27
Northampton Boulevard Improvements and Vision
Aerial Perspective depicting the improved Northampton Boulevard street conditions and commercial development
str ategic plan: northampton–diamond springs corridor
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
28
Airport Industrial Park
Improvements to the existing Airport Industrial Park maintain all
existing buildings and increase connectivity and access. Baker Road
is extended to reach Bayside Road, and Air Rail Avenue is extended
beyond the train tracks to access the port to the north. Some new
industrial development allows the Park to expand and connect to
the commercial corridor at Northampton Boulevard and Diamond
Springs Road. With improved road access and connections to major
arterials, parcels within Airport Industrial Park can be redeveloped to
more intense uses over time.
str ategic plan: airport industrial park
AIRPORT INDUSTRIAL PARK
NEW DEVELOPMENT PRO -
GR AM :
100,000 SF commercial office space
370,000 SF flex/R&D/indus-trial space
»
»
Portrait of Existing Conditions CONCEPTUAL PLAN: New development sites at the southern edge of the airport industrial park along with an enhanced road system may spawn redevelopment on existing properties of the airport industrial park.
Ba
ke
r Rd
Dia
mo
nd
Sp
rin
gs R
d
Ward Ave
Mil
ler
Sto
re R
d
Thurston Ave
Bayside Road
Aragon Dr
Shore Dr
Amphibious Dr
Air
Rail
Ave
A IRPORT INDUSTRIAL PARK
RE- DEVELOPMENT PROGR AM :
4,000,000 SF commercial office space
1,800,000 SF flex/R&D/industrial space
160,000 SF retail space
»
»
»
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
Little Creek Amphibious Base was started early in World War II
when Navy Planners realized the need to train large numbers of
American troops to land on foreign shores under fi re. The base has
grown over the years developing into a strategic expeditionary orient-
ed command. It continues to evolve to meet the needs of the Global
War on Terrorism and is the fastest growing base in Hampton Roads.
Its mission is to provide outstanding customer service support
to the more than 14,400 personnel of the 132 resident commands
located on base. Little Creek Amphibious Base has an estimated
annual payroll of $821 million, and employs more than 14,400 mili-
tary and civilians personnel, including civil service, contractors and
non-appropriated fund employees. There are 18 ships home ported at
Little Creek, 35 Landing Crafts Air Cushion (LCACs) and 34 con-
ventional waterborne landing craft units (LCUs) and other smaller
boats.
Little Creek Amphibious Base is currently conducting a long-
range planning and design charrette process to determine how base
expansion needs can be met. Navy realignments have left Little
Creek with a 2 million square foot defi cit of offi ce space.
Not all needs can be met on the Base and this growth can provide
an economic catalyst for the redevelopment of the Northampton
Portrait of Existing Conditions CONCEPTUAL PLAN: A newly reinstated an enhanced connection from the study area to the amphibious base increases access to the base and the docks.
Little CreekAmphibious Base
Boulevard Corridor Growth Area. Development must meet the
security needs and standards of the military and the Navy’s con-
cerns regarding port security must be addressed. Stronger links
between the Base and the Northampton Boulevard Corridor Growth
Area have been built into this plan through briefi ngs with the
Base Commander and technical support from NAB Little Creek,
NAVFAC and MIDLANT staff representatives.
29 str ategic plan: little creek amphibious base
str ategic plan: airport industrial park
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
30
PHASE 1
Redesigned Lake Wright golf course
New Wesleyan Drive exten-sion
Improved Burton Station Road
New Burton Station Village road network
New golf course drive
New single family homes
New commercial office, mixed- use development, and flex/R&D/industrial development
»
»
»
»
»
»
»
strategic plan recommendations may be subdivided into
three stages of implementation. The core of the study area, focused
around Burton Station Road, and land exchanges with the City of
Norfolk for the golf course reconfi guration, are the primary initia-
tives for Phase 1. Current demand and interest in these initiatives
will spur the demand for later development. Commercial develop-
ment along the Northampton Boulevard - Diamond Springs Road
Corridor follows as the next step in Phase 2. Infrastructure improve-
ments and potential expansion to the Industrial Park defi ne addi-
tional initiatives to be tackled in Phase 3.
phasing and implementation
PHASE 1: Infrastructure, Land Use, and Implementation
Phasing and Implementation
Illustrative Plan
COMMERCI A L OFFICE
OPEN SPACE
MULT I - FA MILY RESIDEN T I A L
S INGLE - FA MILY RESIDEN T I A L
FLE X / R & D / INDUS T RI A L
INS T IT U T ION A L
MI X ED - USE
K E Y
NE W ROA D
IMPROV ED ROA D
E X IS T ING ROA D
COMMERCI A L RE TA IL
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
31 phasing and implementation
PHASE 2: Infrastructure, Land Use, and Implementation PHASE 3: Infrastructure, Land Use, and Implementation
PHASE 2
New road network in core commercial area
Improved Baker Road
New Barr Road extension to port property
Improved Northampton-Diamond Springs intersec-tion
New apartment units
New mixed-use, commer-cial office, and flex develop-ment
Reconfigured lake
»
»
»
»
»
»
»
PHASE 3
New roads for improved network in existing AIP
Potential future redevelop-ment of industrial uses
Potential redevelopment of port property
»
»
»
COMMERCI A L OFFICE
OPEN SPACE
MULT I - FA MILY RESIDEN T I A L
S INGLE - FA MILY RESIDEN T I A L
FLE X / R & D / INDUS T RI A L
INS T IT U T ION A L
MI X ED - USE
K E Y
NE W ROA D
IMPROV ED ROA D
E X IS T ING ROA D
COMMERCI A L RE TA IL
COMMERCI A L OFFICE
OPEN SPACE
MULT I - FA MILY RESIDEN T I A L
S INGLE - FA MILY RESIDEN T I A L
FLE X / R & D / INDUS TRI A L
INS T IT U T ION A L
MI X ED - USE
K E Y
NE W ROA D
IMPROV ED ROA D
E X IS T ING ROA D
COMMERCI A L RE TA IL
PHASING AND IMPLEMENTATION
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
32
Action Plan SHORT TERM (PHASE I )
CIP for Burton Road Improvements
A Capital Improvement Plan should be sought for utility and road-
way improvements to existing Burton Road (north to Tim Road).
Improvements should include: sewer, city water, lighting, roadway
including curb and gutter, and sidewalks.
Modified CIP for Wesleyan Drive
The Capital Improvement Plan for Wesleyan Drive should be
structured for a cost participation agreement with developer of golf
course development.
Golf Course Relocation Plan
A catalyst of most of the development is the relocation and redesign
of the Lake Wright Golf Course. An agreement and strategy for
development should be established between City of Virginia Beach,
City of Norfolk and private developer.
Facilitate Development in Burton Station Village
The City of Virginia Beach to facilitate development in the Burton
Station Village area through education (workshops for rezoning
and redevelopment) and coordination (connecting land owners and
developers).
Facilitate Development of Mixed-use Parcels
A Request For Proposals for 20 acres of development in Virginia
Beach at Northampton-Wesleyan intersection.
Rezoning Application of Strategic Growth Area
In order to facilitate implementation of the proposed plan, an appli-
cation for rezoning or zoning overlay should be created.
LONG TERM (PHASES I I & I I I )
CIP for Northampton/Diamonds Springs Intersection Improvements
A Capital Improvement Plan should be sought for the redesign of
western side (Diamond Springs Road southbound) of the intersec-
tion to include: shorter right turn lane and new curbs and increased
curb cuts into commercial properties.
AIP Road Improvements
An improved Barrs Road (using the current alignment of Air Rail
Ave) has been reconceived as a front door to development in the AIP
and will allow more direct access to the airport. Additional roads
have been proposed within the AIP to increase connectivity. A pub-
lic-private agreement for development of the road should be sought.
Alignment with Amphibious Base Development
Potential development on the Amphibious Base will create new
opportunities for growth. A strategy for future redevelopment of the
Airport Industrial Park should be established to provide supporting
uses to the Base development. Extending Barrs Road under Shore
Drive into the port property will provide greater opportunity for sub-
stantial development.
SHORT T ERM ( PH ASE I )
LONG T ERM ( PH ASE I I & I I I )
phasing and implementation: action plan
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
33
Residential Lot Subdivision
Residential lots within the existing Burton Station neighborhood
may respond to the strategic plan recommendations in a variety of
ways. These lots, much longer than the modern convention, present
an opportunity to landowners to subdivide their land into multiple
lots for sale or rent.
Within a low-density residential scheme, size and height of
buildings should remain relatively low, and the density and character
of the surrounding neighborhood respected. With that in mind, there
still remain a variety of options for lot and building types and uses.
Single family lots, townhouses and attached units, and small multi-
family buildings may all be potential for subdivision and redevelop-
ment within a lot.
As a guideline, block corners and edge locations, such as lots adja-
cent to the larger buildings in the commercial district and close to
the golf front offi ces, are best suited to larger units and higher density
if desired.
phasing and implementation: residential lot subdiv ision
POTENTIAL SUBDIVISION: Existing house remains, and higher density units are added. Six townhomes fill the block, and a larger multi-family building caps the corner.
POTENTIAL SUBDIVISION: Existing house remains, and three new lots are created facing the side and opposite streets
EXISTING LOT CONFIGURATION: Example of a lot approximately 500 Feet deep
EXISTING LOT CONFIGURATION: Example of a lot approximately 300 Feet deep
POTENTIAL SUBDIVISION: Existing house remains, and additional lot is created facing the street on the opposite side
POTENTIAL SUBDIVISION: Existing house remains, and two small lots are created and serviced by a new alley through the block
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
34
Residential Design Guidelines
Respect for the context also defi nes guidelines for the massing of
new buildings erected on subdivided lots. New buildings placed in a
low-density neighborhood should be sized so as not to overshadow
or intrude on their neighbors. A complete neighborhood is created
when all buildings are in harmony.
An example of this is in limiting height. Buildings within the
Village should be no more than 2 to 2 1/2 stories. Open space also is
a key element to consider. Lots should retain a percentage of open
space, serving as landscaped public and private yards and separating
buildings.
Sizes and depths of existing lots and the resulting subdivisions
may vary. Typical lots may be divided into two categories: deep lots
(120-200 feet) and shallow lots (80-120 feet deep). Though building
setbacks and placement may differ slightly, all other design guidelines
will apply to all residential lots. The diagrams to the right depict the
standards and guidelines as applied to several typical conditions.
phasing and implementation: residential design guidelines
SHALLOW LOT DESIGN GUIDELINES:
Lots shallower than 120 feet are well suited to subdivision into narrower lots and smaller unit typologies such as townhomes.
Buildings are set back 20’ from the street.
DEEP LOT DESIGN GUIDELINES:
Lots deeper than 120 feet, typical for the existing homes, have larger yards and are sites for potential multi-family buildings.
Corner lots address both adjacent streets.
Building fronts are situated within a 10’ Facade Zone
Garages are situated behind the main body of the house.
Corner lots are oriented primarily towards the deeper dimension and may have a larger setback.
Single family houses are limited to 2 stories.
Porches address the street and create a friendly environment.
Multi-family buildings may be 2-21/2 stories
Prominent corners may have larger massing.
Parking is placed behind buildings.
Buildings are set back 10’ from the street.
Building fronts are situated within a 10’ Facade Zone
Townhouses may be 2-21/2 stories
Alleys may service parking needs.
Garages may be attached or detached.
Individual stoops or porches address the street and create a friendly environment.
Parking should be handled in the rear of townhouses.
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
35
Commercial Design Guidelines
A multitude of retail and offi ce opportunities are provided in various
commercial components within the plan. Several addresses include
commercial uses, and heights may vary depending on location in
order to maximize views.
There are a set of consistent design guidelines for the building
siting and massing. The street edge is urbanized and defi ned by
bringing commercial uses closer to the street, creating a pedestrian
friendly environment and pushing parking to the rear. Outdoor
seating and gathering spaces create courts that draw people into the
block and lead to the buildings beyond.
The setting may vary depending on the type of commercial use.
Mixed use buildings will have retail uses on the ground fl oor, and
should be articulated at this level with storefronts. Offi ce buildings
may incorporate more open space. Surrounded by landscaped greens,
views are maximized and the open space becomes a park amenity
rather than a parking lot.
MIXED USE
Storefronts along the ground floor
Multiple entries
Awnings and signage indi-cate retail
Outdoor seating
High transparency (i.e., large shop windows) engage pedestrians
Lighting elements, espe-cially along court and paseo sides
»
»
»
»
»
»
OFFICE
Entrance court or lobby
Landscaped front may be significant
Side greens and park fea-tures
Sustainable elements for water retention and man-agement are beneficial
»
»
»
»
Pedestrian courts
Office: landscaped setback
Mixed Use: hardscaped setback with pedestrian amenities
Mixed Use: storefronts along ground floor frontage
A parking garage can significantly increase potential commercial floor space.
Taller ground floor (18 feet typical)
Parking recedes behind building
Entrances along streets and courts
Buildings address the street
Parking options may vary but relate directly to the potential commercial floor space. Here, surface parking yeilds two floors.
Landscaped zone separates street from parking
COMMERCIAL DESIGN GUIDELINES: Buildings are placed and sited, both within the lot and in relation to one another, so as to create a continuous street edge and comfortable pedestrian environment. Scale and layout may vary; the examples above depict two typical possibilities.
Landscaped side lots allow pedestrian paths and create paseos
phasing and implementation: commercial design guidelines
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
36 infr astructure
Infrastructure the basic infrastructure system for the implementation
of the plan includes public vehicular, pedestrian and bicycle linkages
and the improvement and extension of public water, sanitary sewer,
and stormwater drainage systems to serve the area. These improve-
ments will be developed in a phased implementation plan and will
most likely be accomplished through a public/private development
partnership.
TR ANSPORTATION
An emphasis of the plan will be to provide an integrated system
of multi-modal circulation throughout the strategic growth area,
including provision for future improvement to the public transpor-
tation system. Typical sections are provided for the newly created
roadways, the new roadway extensions and the improved roadways
in the area. All emphasize the provision of pedestrian walks, and the
major roads include multi-purpose paths consistent with the City
of Virginia Beach goals for the development of a city-wide bicycle
route. The typical sections identify locations for street and pedestrian
lighting and for roadway landscaping. For the routes in the business
areas of the site, suffi cient lane width is recommended to allow truck
access. In addition to internal roadway improvements, improvements
to the streetscape along Northampton Boulevard are recommended
to improve the gateway appearance and character of this important
location.
WATER SYSTEM
Public water is available along Northampton Boulevard as well as
throughout Airport Industrial Park, allowing the capability to extend
the system into the undeveloped areas of the study area. These
systems will need to follow the proposed road grid to allow for a
network that provides suffi cient fl ow for domestic use as well as ade-
quate fi re fl ow for the proposed commercial and industrial areas.
SANITARY SEWER SYSTEM
A new sanitary sewer collection system will need to be developed to
service the currently undeveloped portions of the service area. The
development will also require the construction of at least two new
pump stations and upgrades to existing pump stations within the
service areas to support the densifi cation of Airport Industrial Park
in the future. The most effi cient improvements to the sanitary sewer
system would include coordination between the public utility depart-
ments of Norfolk and Virginia Beach to jointly serve the area.
DR AINAGE AND STORMWATER MANAGEMENT
Drainage for the Burton Station area will ultimately fl ow into both
Lake Wright and the existing lake created by the former borrow pit
west of and adjacent to the trailer park. Prior to entering this system
a series of stormwater management ponds or other facilities will
be necessary to provide water quality and quantity controls. These
ponds are planned to be designed as part of the water hazards within
the golf course. An open swale and pipe collection will connect the
ponds and roadways to the major lakes.
Aerial Perspective depicting the improved Northampton Boulevard street conditions and commercial development
Improved Burton Station Road section
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
37
Infrastructure
infr astructure
WESLEYAN DRIVE EXTENSION
NORTHAMPTON BOULEVARD
41' 0"8' 0" 7' 5" 4' 0" 15' 5"
48' 0"48' 0" 20' 0" 8' 0" 5' 0"8' 0"5' 0"
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
38
Infrastructure
infr astructure
BURTON STATION ROAD
7' 6"4' 0" 7' 6" 4' 0"27' 0"
NORTH GOLF COURSE DRIVE
8' 0"8' 0" 8' 0" 4' 0"39' 0"
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
39 economic study
FISCAL AND ECONOMIC IMPACT ANALYSIS
A fi scal and economic impact analysis of the phased development
plan was prepared. The analysis included the fi scal impact (e.g. per-
sonal and corporate income tax, sales tax, real and personal property
tax, business license tax) and the economic benefi ts (e.g. jobs, payroll,
consumer expenditures, and material purchases) generated during the
construction period and at the build-out (operating) period of the
project were quantifi ed.
In order to determine the net fi scal and economic impact of
the implementation of the Burton Station plan, the existing to-be-
changed development for Phases I, II, and III was compared to the
proposed new development for Phases I, II, and III. The increase in
fi scal and economic impacts from the existing development to the
proposed development will determine the net new economic impact
that will be generated to the Commonwealth of Virginia and the
Cities of Virginia Beach and Norfolk during each phase of the devel-
opment. The primary increase is in the City of Virginia Beach.
Economic Study CONSTRUCTION PERIOD ECONOMIC AND FISCAL IMPACTS
During the construction period for each phase of the proposed
Burton Station Strategic Growth Area, a variety of new opportuni-
ties will be created. The construction period will generate jobs, mate-
rial purchases, and consumer purchases in the region that will result
in tax revenue to the Commonwealth and to the City of Virginia
Beach.
The proposed development during the construction period of all
three phases is projected to generate 22,495 jobs, $746.2 million in
payroll, $357.8 million in material purchases made in the region, and
$612.5 million in consumer expenditures, including direct and indi-
rect impacts.
`
Phase 1 Phase 2 Phase 3 Total Existing (to-be-changed) Phase 1 Phase 2 Phase 3 Total
ProposedProject UsesOffice 10,000 72,000 82,000 999,000 2,134,500 4,000,000 7,133,500General Retail 97,500 95,500 193,000 3,500 515,500 160,000 679,000Restaurant 46,000 46,000 40,000 40,000Residential
Single Family72,000
(36 units) 72,000 120,000(60 units) 120,000
Rental Apartment180,000
(150 units)216,000
(180 units) 396,000
Condo Multifamily120,000
(100 units)144,000
(120 units) 264,000
Senior Housing90,000
(90 units) 90,000
Hotel 116,000 116,000 145,000 145,000Research and Development 140,500 140,500Warehouse 166,000 2,173,000 2,339,000Flex 2,600 479,000 481,600 369,000 1,770,000 2,139,000
Total 72,000 438,100 2,960,000 3,470,100 1,512,500 3,564,000 5,930,000 11,006,500
Burton Station Strategic Growth AreaDevelopment Schemes
Existing (To-be-replaced) Development Proposed Development
*Rental Apartments and Condo Multifamily are currently projected to be 1,200 SF per unit. Single Family units are currently projected to be 2,000 SF per unit.
City of VA Beach
Commonwealth of VA Total
City of VA Beach
Commonwealth of VA Total
Income Tax - $2,476,223 $2,476,223 - $5,757,805 $5,757,805Permit Fees $117,612 - $117,612 $290,140 - $290,140Sales Tax $92,265 $1,291,707 $1,383,971 $183,701 $2,571,813 $2,755,514
Indirect Sales Tax (Off Site) $102,329 $425,962 $528,291 $224,593 $872,012 $1,096,605Personal Property Tax $0 $0 $0 $0 $0 $0
TOTAL $312,206 $4,193,891 $4,506,098 $698,433 $9,201,630 $9,900,063
City of VA Beach
Commonwealth of VA Total
City of VA Beach
Commonwealth of VA Total
Income Tax - $9,785,703 $9,785,703 - $18,019,732 $18,019,732Permit Fees $482,732 - $482,732 $890,484 - $890,484Sales Tax $268,354 $3,756,955 $4,025,309 $544,320 $7,620,474 $8,164,794
Indirect Sales Tax (Off Site) $319,913 $1,257,719 $1,577,631 $646,834 $2,555,692 $3,202,527
Personal Property Tax $0 $0 $0 $0 $0 $0TOTAL $1,070,999 $14,800,377 $15,871,376 $2,081,638 $28,195,899 $30,277,536
Phase III Combined
Fiscal Impacts (Construction Period)Burton Station Strategic Growth Area
Phase I Phase II
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
40 economic study
Based on these projections, the proposed development during the
construction period of all three phases is projected to generate the
following tax revenues:
$18.0 million in income tax to the Commonwealth
$891,000 in permit fees to the City of Virginia Beach
$544,000 in on-site sales tax to the City of Virginia Beach
$7.6 million in on-site sales tax to the Commonwealth
$647,000 in indirect off-site sales tax to the City of Virginia
Beach
$2.6 million in indirect off-site sales tax to the Commonwealth
The total hard construction cost of the proposed project is estimated
to be $1.2 billion. Phase III of the development program has the
largest construction cost ($637 million), followed by Phase II ($375
million) and Phase I ($161 million).
»
»
»
»
»
»
OPER ATION PERIOD ECONOMIC IMPACTS
Once construction is complete and market absorbed, impacts related
to the Burton Station Strategic Growth Area project operations will
continue on a sustained annual basis. The at build out (operation)
fi scal and economic impacts measure the annual permanent fi scal and
economic impact on the Commonwealth and the local jurisdiction’s
economy associated with the development project.
At build out, Phase I of the projected development is projected
to generate a net new economic impact, direct and indirect, of 9,015
jobs, $395.0 million in payroll, $472.8 million in consumer expendi-
tures, and $914,000 in retail sales on-site. Phase I is also expected to
generate a net new 366 on-site households, which in turn result in a
net new aggregate household earnings of $19.0 million.
At build out, Phase II of the projected development is projected
to generate a net new economic impact, direct and indirect, of 23,066
jobs, $883.8 million in payroll, $1.1 billion in consumer expenditures,
and $148.2 million in retail sales on-site. Phase II is also expected to
generate a net new 300 on-site households, which in turn result in a
net new aggregate household earnings of $17.1 million.
At build out, Phase III of the projected development is projected
to generate a net new economic impact, direct and indirect, of 46,498
jobs, $1.6 billion in payroll, $2.4 billion in consumer expenditures,
and $41.8 million in retail sales on-site. Phase III is not projected to
generate on-site households or household earnings.
Economic Study
$0
$200
$400
$600
$800
$1,000
$1,200
$161
$375
$637
1,173
Exhibit 1:Construction Period ‐ Construction Value (millions)
Burton Station Strategic Growth Program
Construction Value
Phase I Phase II Phase III Total
0
2000
4000
6000
8000
10000
12000
1,600
3,718
6,316
11,634
Exhibit 2:Annual Impact at Construction ‐ Direct Jobs
Burton Station Strategic Growth Program
Proposed Development
Phase I Phase II Phase III Total
$0
$50
$100
$150
$200
$250
$300
$350
$400
$450
$56
$131
$223
$411
Exhibit 3:Annual Impact at Construction ‐ Direct Payroll
(millions)Burton Station Strategic Growth Program
Proposed Development
Phase I Phase II Phase III Total
$0.0
$5.0
$10.0
$15.0
$20.0
$25.0
$30.0
$35.0
$4.2$9.2
$14.8
$28.2
$0.3
$0.7
$1.1
$2.1
Exhibit 4:Annual Fiscal Impact at Construction ‐millions
Burton Station Strategic Growth Program
Commonwealth of VA City of Virginia Beach
Phase I Phase II Phase III
$4.5$9.9
$15.9
$30.3
Total
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
4 1 economic study
In all, the proposed development during the build out period of
all three phases are projected to generate a net new economic impact,
direct and indirect, of 78,579 jobs, $2.9 billion in payroll, $4.0 billion
in consumer expenditures, and $190.9 billion in retail sales on-site.
The projected development is also expected to generate a net new
666 on-site households, which in turn result in net new aggregate
household earnings of $36.1 million.
OPERATION PERIOD FISCAL IMPACTS
Fiscal impacts during the at-build out period are measured in terms
of tax revenue to the Commonwealth of Virginia and the City of
Virginia Beach. Fiscal impacts during the at-build out period include
income tax, corporate income tax, real property tax, business license
tax, sales tax, indirect sales tax, hotel room tax, and personal property
taxes.
The total proposed development is projected to generate $166.0
million of total fi scal impact, a net increase of $156.7 million. The
fi scal impact for Phase I is projected to generate $19.7 million annu-
ally, a net increase of $19.3 million in fi scal impact. The fi scal impact
for Phase II is projected to generate $54.1 million annually, a net
increase of $49.7 million in fi scal impact. The fi scal impact for Phase
III is projected to generate $92.1 million annually, a net increase of
$87.8 million in fi scal impact.
The operation period of the Phase I development is expected to
generate net new tax revenue of a combined total of $19.3 million of
total fi scal impact to the City and Commonwealth ($9.0 million to
the City, $10.3 million to the Commonwealth), as follows:
$9.3 million in income tax to the Commonwealth
$412,000 in corporate income tax to the Commonwealth
$2.5 million in real property tax to the Cities of Virginia Beach
and Norfolk
$4.0 million in business license tax to the Cities
$9,144 in sales tax to the Cities
$28,803 in sales tax to the Commonwealth
$2.0 million in indirect off-site sales tax to the Cities
$535,000 in indirect off-site sales tax to the Commonwealth
$656,000 in personal property tax to the Cities
»
»
»
»
»
»
»
»
»
Economic Study
City of VA Beach
Commonwealth of VA Total
City of VA Beach
Commonwealth of VA Total
Income Tax - $9,299,910 $9,299,910 - $21,873,741 $21,873,741Corporate Income Tax - $412,102 $412,102 - $1,107,098 $1,107,098
Real Property Tax $2,464,533 - $2,464,533 $4,951,746 - $4,951,746Business License Tax $3,976,464 - $3,976,464 $9,884,123 - $9,884,123
Sales Tax $9,144 $28,803 $37,947 $980,733 $3,430,773 $4,411,506
Indirect Sales Tax (Off-Site) $1,960,928 $535,351 $2,496,279 $4,696,164 $1,336,196 $6,032,360Hotel Room Tax (City of
Virgnia Beach) $0 - $0 $85,848 - $85,848Personal Property Tax $655,732 - $655,732 $1,317,498 - $1,317,498
TOTAL $9,066,801 $10,276,167 $19,342,968 $21,916,112 $27,747,808 $49,663,920
City of VA Beach
Commonwealth of VA Total
City of VA Beach
Commonwealth of VA Total
Income Tax - $43,769,753 $43,769,753 - $74,943,404 $74,943,404Corporate Income Tax - $2,134,505 $2,134,505 - $3,653,705 $3,653,705
Real Property Tax $6,818,531 - $6,818,531 $14,234,810 - $14,234,810Business License Tax $20,501,038 - $20,501,038 $34,361,625 - $34,361,625
Sales Tax $168,506 $530,795 $699,301 $1,158,383 $3,990,371 $5,148,753
Indirect Sales Tax (Off-Site) $9,380,966 $2,627,066 $12,008,032 $16,038,058 $4,498,613 $20,536,671Hotel Room Tax (City of
Virgnia Beach) $0 - $0 $85,848 - $85,848Personal Property Tax $1,814,189 - $1,814,189 $3,787,419 - $3,787,419
TOTAL $38,683,230 $49,062,117 $87,745,348 $69,666,143 $87,086,092 $156,752,235
Phase I Phase II
Phase III Combined
Net New Fiscal Impacts (Operations Period at Buildout)Burton Station Strategic Growth Area
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
42 economic study
The at build out period of the Phase II development is expected to
generate net new tax revenue of a combined total of $50 million of
total fi scal impact to the City and Commonwealth ($21.9 million to
the City, $27.7 million to the Commonwealth), as follows:
$21.9 million in income tax to the Commonwealth
$1.1 million in corporate income tax to the Commonwealth
$9.9 million in real property tax to the City of Virginia Beach
$4.0 million in business license tax to the City
$981,000 in sales tax to the City
$3.4 million in sales tax to the Commonwealth
$4.7 million in indirect off-site sales tax to the City
$1.3 million in indirect off-site sales tax to the Commonwealth
$86,000 in hotel room tax to the City
$1.3 million in personal property tax to the City
The at build out period of the Phase III development is expected to
generate a combined total of net new tax revenue of $87.7 million of
total fi scal impact to the City and Commonwealth ($38.6 million to
the City, $49.1 million to the Commonwealth), as follows:
$43.8 million in income tax to the Commonwealth
$2.1 million in corporate income tax to the Commonwealth
$6.8 million in real property tax to the City of Virginia Beach
$20.5 million in business license tax to the City
$169,000 in sales tax to the City
»
»
»
»
»
»
»
»
»
»
»
»
»
»
»
»
$531,000 in sales tax to the Commonwealth
$9.4 million in indirect off-site sales tax to the City
$2.6 million in indirect off-site sales tax to the Commonwealth
$86,000 in hotel room tax to the City
$1.8 million in personal property tax to the City
In all, the proposed development during the at build out period of all
three phases is projected to generate a net new total fi scal impact of
$156.8 million to the City and Commonwealth ($69.7 million to the
City, $87.1 million to the Commonwealth), as follows:
$74.9 million in income tax to the Commonwealth
$3.7 million in corporate income tax to the Commonwealth
$14.2 million in real property tax to the City of Virginia Beach
$34.4 million in business license tax to the City
$1.2 million in sales tax to the City
$4.0 million in sales tax to the Commonwealth
$16.0 million in indirect off-site sales tax to the City
$535,000 in indirect off-site sales tax to the Commonwealth
$86,000 in hotel room tax to the City
$3.8 million in personal property tax to the Cities
»
»
»
»
»
»
»
»
»
»
»
»
»
»
»
Economic Study
0
5,000
10,000
15,000
20,000
25,000
30,000
35,000
0 625 517 1,1423,624
10,307
19,257
33,189
3,624
9,682
18,740
32,046
Exhibit 6:Annual Impact at Buildout ‐Direct Jobs
Burton Station Strategic Growth Program
Existing (to‐be‐changed) Development Proposed Development Net New Development
Phase I Phase II Phase III Total
© 2
00
8 u
rb
an
de
sig
n a
ss
oc
iat
es
northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates
43 economic study
MARKET VALUE
The total market value of the proposed development is $1.8 billion, a
$1.6 billion increase over the $223 million market value of the exist-
ing development. This can be largely attributed to the large offi ce
component in the proposed development project, which comprises
approximately 72% of the market value of the proposed project.
Phase III of the development project has the largest total and net
market value ($928 million total, $766 million net), followed by
Phase II ($603 million total, $556 million net) and Phase I ($293
million total, $277 million net).
JOB CREATION AND PAYROLL GENERATION
At build-out, the proposed development is projected to generate net
new direct jobs on-site and indirect, or spin-off, jobs off-site during
the operations period. The total proposed development is projected
to generate a total of 33,189 direct jobs and 47,370 indirect, repre-
senting a net increase of 78,579 jobs. The 9,015 jobs created from
Phase I during the operations period are all new jobs. The 24,006
jobs created from Phase II during the operations period represent a
net increase of 23,066 jobs. The 47,537 jobs created from Phase III
during the operations period represent a net increase of 46,498 jobs.
The proposed development is also projected to generate net new
direct and indirect annual payroll as a result of the jobs created on-
site. The total proposed development is projected to generate a total
of $2.9 billion in aggregate annual payroll, which represents a net
increase of $2.8 billion. The larger payroll relative to the existing
development likely refl ects both its increased overall development
and also its larger offi ce component, whose employees have a rela-
tively high multiplier effect.
The $394 million payroll generated by Phase I during opera-
tion period is all new payroll. The $920 million payroll generated
by Phase II during the operation period represents a net increase
of $884 million in payroll. The $1,593 million payroll generated by
Phase III during the operations period represents a net increase of
$1.6 billion in payroll.
Economic Study