CENTRAL BEACH VIRGINIA BEACH
CENTRAL BEACH A WORKING PLAN FOR THE CENTRAL BEACH DISTRICT OF VIRGINIA BEACH
YINGFEI WANG ALEC YUZHBABENKO
This document contains copyrighted images and drawings that are for reference purposes only. They are not to be reproduced without consent from Clark Nexsen.
4
Clark Nexsen is a full-service architecture, engineering, planning and interior design firm with offices in Virginia, North Carolina, Washington, DC. and Georgia. Founded in 1920, today the firm has 475+ employees and a list of projects that covers the Southeast and Mid-Atlantic States and 41 countries around the world. The firm has designed major projects for the federal government, state and local governments, as well as major corporations and all markets in the private sector.
4525 Main Street Suite 1400, Virginia Beach, VA 23462 | 757.455.5800 | www.clarknexsen.com
ACKNOWLEDGEMENTS This project was sponsored by Clark Nexsen in Norfolk, VA. It was completed in the summer of 2014 under the guidance of Paul Battaglia (Department Head of Architecture) and David Keith (Design Director). We would like to thank everyone at Clark Nexsen, the Virginia Beach Department of Economic Development, the Virginia Beach Strategic Growth Areas Department, Kimley-Horn and Associates, and all other individuals who met with us over the course of this project.
ESIGNANALYSI
1
executive summary
9
mapping + analysis
17
case studies (urban streets)
23
case studies (virginia beach resort area master plan)
35
design challenge
49
design proposal (central beach district master plan)
67
works cited
executive summary
1
D H BLV
BEAC A I N I G
VIR
TOWNCENTER 4
I-26
2
IN RD
LASK
CONVENTION CENTER PY
EX ACH
E
IA B
IN VIRG
OCEANFRONT
ARENA SITE
THE PROJECT
OCEANA AIRPORT
The Central Beach District planning study arose from concurrent design efforts for the new Virginia Beach Arena. It is important to ensure that the surrounding areas are improved so that they are able to support this new development. The project assessed existing conditions in the development area, evaluated the planning goals of the City, and conceived design concepts to meet those goals. The conclusion of this study is that the City should focus on infrastructure issues including mass transit, pedestrian paths and bicycle access to facilitate connectivity to the resort corridor along the beach. 3
ARENA
4
PROJECT AREA The general new development area of the Central Beach District is bounded by Birdneck Road to the west, the Atlantic Ocean to the east, 22nd street to the north, and Norfolk Avenue to the south. More specifically, for the purposes of this study, the proposed boundaries for the design intervention extend from the Arena site to Atlantic, and from 19th to 17th Streets.
5
6
PROCESS This study included an analysis of existing and future planned developments in the Central Beach District area. This involved many mapping exercises, site visits and coordination meetings between various Clark Nexsen disciplines. For the purposes of this analysis, we assumed that the planned development would come to fruition and serve as the baseline for our decision making. By focusing on land use, access, open space, and development constraints, we were able to identify issues and opportunities.
7
8
mapping + analysis
9
PIN
SE A
WH OL
LY
T
LL HO ND
R
PINEY BRA NCH CT
TO N
RB ER
EL
BA
BE
TEN
CT
TROOPER CT
INDIAN RD
AY
W
SH O AL IP
OC EA N
SH
LN
Y ALLE
ST 5TH
AV
O N SA WINST
LE M
AV
S 4TH
T
N
3RD
700 Feet
ST
ST
L
700
RD
E
SI D
TH
PT
NE
RA L
BO
OT
HB
2ND
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AV
OU R
EDY
E AV
RB
KENN
CLOS
GE
BA
ER
N BIRDNECK RD S AV K IS AC
AV
T
ACE
HA
L
HB
OT
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RD
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TH
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PT
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TO
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CT
T
RA L
N AV
NE
INDIA
OU R
TERR
ST 6TH
CT
N AV
RB
ACE
AN AV
TERR
IBBE
INDIA
N AV
GE
INT AV
C AV
CAR
PO HIGH
ARC TI
A AV
IC AV
OLIN
ST 7TH
The street setback map ensures consistency in building placement along key corridors while allowing additional room for public realm improvements. Applying conventional zoning districts would mean creating separate versions of each district to implement the variety of setbacks. K RD
INDIA
HA
TT
WH OL LL HO
ND
R
PINEY BRA NCH CT
BE
TH
TOP DR
TEN
TROOPER CT AY
W
SH O AL IP
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AV
AV INIA
AV LEM ON SA WIN ST AV OR O NSB EE R G RO AV SBO GOLD
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14TH
ALLEY
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N
AV
WO
CTNORFOLK AV
AV ACE
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CR
PINEWOO D DR
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Y WA
A
CEA
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ESS
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GOOSE LN
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CYPR
PRESERVE DR
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ST
L AK E D
SC
ST
AR
15TH
N AV
BRANT RD
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RUDE E CT
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ST
16TH
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AV
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ND
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HALF
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S
H DU
LA
AV
17TH
SE ST A OAK
RUD
HE
AV
K
ST
Y ALLE
EH
ST
14TH
AV
EE T
MARS
ST
21ST
ST
20TH
ST 13TH
12TH
BL AC
22ND
OR SH A M CT
ST HALF ST 15TH
15TH
PARKS
UG
NN
TON AV
CO LO
HAL
ST
ST
ST
F ST
NG WASHI
TR
BU
H
BL
ATLANT IS D R
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24TH
S
R
Y K WA
GS
H
ST
POST C AN YO NR
AV
ST
ST 23RD
IC AV BALT
AV
PE
WA YD
25TH
ST
Y ALLE
PARKS
20TH
18TH
TA
HALF
21ST
19TH
AS
ST HALF ST 26TH
NTIC
S AV 21ST
ST
27TH
26TH
ST HALF 23RD ST 23RD ST HALF D N 22
ST
20 T
CO
ALF TH H
ST 22ND
ACH IA BE
Y ALLE
ST
ST
TIC AV
RE S 2 4 TH
T
PAV I
IN VIRG
ST
ATLA
ARC
CYP
TREE
B AY DR
24
CT
ELIZABE
MARSHVIEW DR
ST
L ST
DEE R CREEK DR
ST
N
ST
HALF
DS LN
D
A
NEC
2ND
OW
DR
IFU BEAUT
EAD
IOLE
B E A C H RD
RD
SE
D R
IRD SB
N AV
K RD
AV
O RF
SETBACK
ST
W IN
RA
DS
ST
25TH
A ST 22ND ST M A X I M US S Q
L A KE
T
N
26TH
BIRCH
BU
3RD
CT
NEC
EDY
LO N
JENSEN DR
S 4TH
ST
27TH
A WAY SEQUOI
Y ALLE
AV
LO
23R
B ST
AY
HO
ST 5TH
LE M
RD
R
AV
O N SA WINST
SEA
CA V
MARABO U L N
Y ALLE
HALF
27TH
ND
AV
ACE
R
ST
28TH
LIO
MI
NTIC
ACE
AN AV
TERR
IBBE
TERR
S OR
LN
IT GR TE
LE R S L N
ATLA
INT AV
C AV
PO HIGH
ARC TI
A AV
IC AV
OLIN
FOUNTAIN LAKE DR
IN
W
Y
CARVER AV
ST 7TH ST 6TH
CIR
IN LN
CI EMING
S AV
JACKSON ST
Y ALLE
S O R I O LE
RD SKIN
29TH
LN
SOUTHERN BL
8TH ST
BALT
VIRG
AV
AV INIA
FL
KEN YA L N
ST
9TH
D AV
ARE DELAW
QUAP
LORETTA LN
L
ST 9TH
A
WATERFRONT CV
R
ST
ST HALF 11TH ST 11TH
R
IN
RD
E
12TH
QU CO
L
C
TRACE
CARVER AVE
We have incorporated these maps to further understand the planned development and their impact on our area of study. 10
TD
A C E ARCH
N
YLAN MAR
AV LEM ON SA WIN ST AV OR O NSB EE R G RO AV SBO GOLD
E AV
DR
T ERFRO N
AMERICU
ST
CHIN
OLD VIRG INIA TR
D IN R SK
GILL CT
PINE SONG PL
OC EAN
The City of Virginia Beach commissioned a team led by Urban Design Associates to develop a new approach to zoning for the Oceanfront Resort Area. One of the primary inspirations for doing so was the outcome of the Resort Area Strategic Action Plan (RASAP) public process pursued in an earlier effort that identified the existing zoning as a significant barrier to achieving the visions it outlines.700 350 0 KENN
WA
IR D
B LOOM P K
IC AV ARCT
ST 9TH
CAR
CLOS
B LU EB
O
CEA
IC CI ARCT
ST
E SQ
LA N D AV
TERR
14TH
CI
IC AV
LEISUR
10TH
AN
LA
R
DR
LE
5'
ST
HALF 30TH ST 30TH
Y
ND A ALLE
ST
14TH
PINEWOO D DR
CTNORFOLK AV
AV ACE
ST
CR
ALLEY
T
ST 9TH
MAR Y
OD
BALT
DW AY
INDIA
GOOSE LN
EN
CE R
EE AV
DR
S
CT
Y WA
DE
K
SPEN
K
O EW
CAR
PRESERVE DR
C
RUDE E CT
C
TA
0' ST
33RD
LA
DR
LE
G NA
AV
LA
AV
BRANT RD
DU
ND
IC PACIF
Y ALLE
ESS
AV
H DU
LA
IC
ST
CYPR
S
K
15TH
ST
CT
N AV
15TH
AR
ANEA
HE
GANNET RU NN
SC
ST
16TH
L AK E D
SE ST A OAK
RUD
UG
AV
MARS
BL AC
ST
R ITER MED
EE T
LES WAY P EBB
S AT
IRD SB
CO LO
14TH
12TH
AO SE
L ST
DEE R CREEK DR
TR
BU
H
HALF
ST 13TH
AV
ST
ATLANT IS D R
AV
Y K WA
A
R
POST C AN YO NR
MARSHVIEW DR
SE
D R
WA YD
D
BU
O RF
EH
TA
17TH
ST HALF ST 15TH
15TH
PARKS
RD
AS
ST
20TH
OR SH
CO
ST
A WAY SEQUOI
SOUTHERN BL
GS
TON AV
L A KE
PE
KEN YA L N
LO N
BL
BIRCH
MI
HO
LE R S L N
ACH IA BE
A M CT
NG WASHI
IN VIRG
ST
ST
F ST
ST
S
18TH
LORETTA LN
JACKSON ST
H
ST
R
CARVER AV
HAL
21ST
ST
Y ALLE
AV 19TH
ND
IT GR TE
S AV
B LOOM P K
JENSEN DR
20TH
20 T
PAV I
AY
LIO
IN
W
HALF
21ST
IO
TR
N RD ROBI
21ST
ELIZABE
22ND
IN A
RED
ST 22ND
LN
Y
ST 24TH ST 23RD
IC AV BALT
E
B E A C H RD
ST
ST HALF 23RD ST 23RD ST HALF D N 22
ST
TANAGER
ST
ST
ST 34TH ST ALF
32ND
CA R D
LINK DR
2 4 TH T
A ST 22ND ST M A X I M US S Q
25TH
HALF
34TH
CT
BO
CT
I IC H
BO
DS LN
ST HALF ST 26TH
O NTIC ATLA
N
24
ALF TH H
ST
27TH
26TH
AV
RA
DS
ST
NTIC
23R
B ST
Y ALLE
Y ALLE
LO
CA V
MARABO U L N
W IN
RD
H 33RD
ST
ST
TIC AV
SEA
ST
HALF
T
OR
ATLA
ST
ARC
R
PARKS
C
CARVER AVE
CI EMING
ST
25TH
S AV
FL
26TH
RE S
O TRACE
IN LN
CYP
R
FOUNTAIN LAKE DR
TD
WATERFRONT CV
T ERFRO N
AMERICU
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B AY DR
DR
A C E ARCH
SITE
OW
IR D
QUAP
GILL CT
OLD VIRG INIA
L
EAD
N RD ROBI
B LU EB
CHIN
DR
LE
ST 37TH ST HALF 36TH ST TH 36 ST CT S AL H F PINE SEA 35TH ST HALF ST 35TH 35TH
TM SAL
TM SAL
DR
LN
RED
ND A ALLE
T
Y ALLE
HALF
27TH
27TH
EC
ST
28TH
RD
AK
KA M
RD SKIN
29TH
Y
PINE SONG PL
OC EAN
CIR
TIW
ST
HALF 30TH ST 30TH
TR
WA
TR
S O R I O LE
IOLE
A
RD
TA
G NA
IN
L
LINK DR
TANAGER
LA
R
D IN R SK
QU CO
BO
IN A
KIT
LA
DR
LE
S OR
BO
CA R D
IO
ST
33RD
32ND
CT
DR
RD
DR
I IC H
ST
ST 34TH ST ALF
H 33RD
OR
AN
HALF
34TH
OO D
W
T
RN
L LO WI
KA M
EC
DR
AK
P
Y
W
KIT
TIW
TOP DR
RD
DA
Y
T
PIN EW
TREE
RD
LY
OO D
L LO WI
DA
ST 37TH ST HALF 36TH ST TH 36 ST CT S AL H F PINE SEA 35TH ST HALF ST 35TH 35TH
TH
DR
HO L L A
HO L L A P
HO
PIN
RN
SE A
HO
PIN EW
350
0
Street setbacks describe what occurs between the back of the curb and the front of the building. Vehicular zones, planting zones, sidewalk zones, setback zones, and build-to zones are all coded by what can and cannot occur in each.
700 Feet
PIN
SE A
WH OL
LY
T ER
LL HO
ND
R
PINEY BRA NCH CT
N BIRDNECK RD
TO N
RB ER
EL BE
TEN
CT
TROOPER CT
TH
SH
INDIAN RD
AY
W SH O AL IP
OC EA N
S AV K IS
AV
LN
ST 6TH Y ALLE
ST 5TH
AV
O N SA WINST
LE M
AV
S 4TH
T
N
3RD
ST
L
HB
ST
BO
E
SI D
TH
PT
RA L
NE
RD
OT
2ND
S OU
AV
OU R
EDY
E AV
RB
KENN
CLOS
GE
AY
W
T
ACE
HA
L
HB
OT
BO
RD
E
SI D
TH
S OU
PT
RA L
AC
T
NE
TERR
T AV
CT
N AV
OU R
IN IGH PO
C AV
ACE
AN AV
TERR
IBBE
INDIA
RB
A AV
ARC TI
OLIN H
AC AV LEM ON SA WIN ST RO AV SBO N GREE RO AV SBO GOLD
8TH ST Y ALLE
ST 7TH
The form-based code redistributes height equitable to surrounding neighborhoods and minimizes over bulking of streets and open space. This allows for secondary views around and over structures whereas before, massive “walls” prohibited such sight lines. N AV
GE
AV
IA AV
CAR
EE AV
N AV
HA
S
BA CT
TH
INDIAN RD
ARE DELAW
IN VIRG
ST
9TH
D AV
IC AV
LA N D AV
ST 9TH
BALT
TT
WH OL LL HO
R ND TO
RB ER
N EL BE
TEN TROOPER CT
TOP DR
PINEY BRA NCH CT
OC EA N
SH O AL IP
YLAN MAR
CAR
Y WA
A
T ER
N BIRDNECK RD
SH
ST 9TH
AV
ST
NTIC
S AV
ALLEY
ATLA
K IS
R
ST
ST HALF ST 11TH
IC AV ARCT
AV
12TH
CI
ST
PINEWOO D DR
E SQ
AC
14TH ST
14TH
11TH
T
10TH
TERR
OD
IC AV
LN
WO
LEISUR
S
KE
BALT
TT
Y ALLE
LA
CTNORFOLK AV
E AV
ST
CR
IC CI ARCT
SC
N
AV IC
ST
AV
MAR Y
15TH
ST
CT
15TH
L AK E D
SE ST A OAK
ST
16TH
TH ST
ST 9TH
INDIA
A
CEA
IC PACIF
ST
AR
DW AY
S AT
GOOSE LN
EN
CE R
AO
DR
S
CT
SPEN
SE
GANNET RU DE
K
O NTIC ATLA
HALF
ESS
PRESERVE DR
C
AV
17TH
CYPR
BRANT RD
DU
NTIC
ST
N AV
S
AV
K
RUDE E CT
C
ST
20TH Y ALLE
A M CT
13
RUD
HE
AV
ND
ST
ST 21ST
ANEA
EE T
H DU
LA
ATLA 22ND
R ITER MED
TR
MARS
ST
ST
ST
14TH
12TH
BL AC
24TH
ST 23RD
IC AV BALT
EH
R
ATLANT IS D R
LES WAY P EBB
ST
ST
ST HALF 15TH ST 15TH
AV
WA YD
25TH
ST
S
PARKS
TA
ST HALF ST 26TH
OR SH
TON AV
BL
200'
ST
27TH
26TH
A WAY SEQUOI
G
NN
H
ST
POST C AN YO NR
AV
HALF
NG WASHI
CO LO
AV
PE
BU
HU
ACH IA BE
ST
Y ALLE
PARKS
GS
20TH
18TH
AS
HALF
21ST
110'
Y ALLE
ST
TIC AV
S AV
ST
K RD
ST
RE S
A
NEC
2ND
ARC
CYP
SE
D R
L ST
DEE R CREEK DR
21ST
Y K WA
IFU BEAUT
ST
B AY DR
CO
ALF TH H
ST 22ND
19TH
IN VIRG
ST
ST HALF 23RD ST 23RD ST ALF H D 22N
ST
ELIZABE
MARSHVIEW DR
HEIGHT
T
N
3RD
2 4 TH
D
S 4TH
T
20 T
RD
AV
NC
T
PAV I
L A KE
O
IRD SB
INDIA
AV
B E A C H RD
ST
HALF
24
BIRCH
JENSEN DR
RF
ST 5TH
CT
N AV
K RD
EDY
HO
LO N
BU
RA
DS
ST
25TH
A ST 22ND ST M A X I M US S Q
AY
Y ALLE
LE M
OW
IT GR TE
26TH
R
AV
O N SA WINST
ST
27TH
75'
Y ALLE
LF TH HA
DS LN
ND
AV
ACE
LO
23R
B ST
W IN
LIO
MI
NTIC
ACE
INDIA
AN AV
TERR
IBBE
TERR
T AV
EAD
TREE
TM SAL
E
IN
W
Y
LE R S L N
ATLA
IN IGH PO
SEA
CA V
MARABO U L N
S AV
JACKSON ST
ST 6TH
C AV
CAR
EE AV
Y WA
NEC
AC AV LEM ON SA WIN ST RO AV SBO N GREE RO AV SBO GOLD
A AV
ARC TI
LIN AR O
IC AV
IA AV
R
LN
SOUTHERN BL
Y ALLE
27
RD
IN LN
CI EMING
ST
28TH
4
CARVER AV
ST 7TH
BALT
AV
FL
KEN YA L N
8TH ST
CIR
45'
RD SKIN
29TH
DR
R
FOUNTAIN LAKE DR
TD
QUAP
LORETTA LN
ST
9TH
IOLE
DR
ST
D AV
ARE DELAW
IN VIRG
ST 9TH
S OR
LN
IR D
T ERFRO N
TRACE
L
S O R I O LE
GILL CT
A C E ARCH
CARVER AVE
ST HALF 11TH ST 11TH
R
A
B LU EB
CHIN
DR
LE
WATERFRONT CV
C
12TH
D IN R SK
IN
RD
ND A ALLE
35'
ST
HALF 30TH ST 30TH
Y
AMERICU
ST
LA
R
G
OLD VIRG INIA TR
Open Space ST
33RD
LA
QU CO
L
NA
PINE SONG PL
N
YLAN MAR
H
E AV
AN
ST
ST 34TH ST ALF
DR
LE
TR
WA
OC EAN
Four types of frontages exist in the study area. The Boardwalk is the Resort Area’s primary “living room” and public space. It is primarily lined with hotel uses within mixed-use buildings. Shopping frontages are those streets geared towards an active street life with retail, restaurants, cafes, and other commercial establishments oriented to the street. Gateway streets are the means by which most visitors and residents enter and depart the Resort Area. These generally have a clearer distinction between pedestrian and auto-oriented movement. Beach Streets serve as the main east-west connections from the inland to the beach. KENN
TA
B LOOM P K
IC AV ARCT
ST 9TH
C
CLOS
IN A
O
CEA
IC CI ARCT
E SQ
ST
AV
LA N D AV
TERR
14TH
I
IC AV
LEISUR
10TH
TANAGER
ST
14TH
PINEWOO D DR
CTNORFOLK AV
E AV
ST
CR
ALLEY
T
ST 9TH
MAR Y
KE
DC
BALT
DW AY
S AT
GOOSE LN
EN
AO
DR
S
CT
CE R
SE
IRD SB
GANNET RU DE
K
SPEN
CT
SC
CA R D
IO
AV
LA
O WO
L AK E D
SE ST A OAK
ST
AR Y ALLE
ESS
PRESERVE DR
C
RUDE E CT
C
IC
ST
TH ST
CYPR
BRANT RD
DU
ND
15TH
ST
15TH
N AV
S
AV
K
H DU
LA
ST
16TH
ANEA
HE
AV
MARS
IC PACIF
HALF
R ITER MED
12TH
BL AC
Y ALLE
EH
13
RUD
G
NN
17TH
14TH
AV
EE T
FRONTAGE CO LO
ST
PARKS
TR
BU
HU
L ST
ATLANT IS D R
LES WAY P EBB
ST
20TH
OR SH
ST
POST C AN YO NR
AV
A M CT
ST HALF 15TH ST 15TH
R
Y K WA
A
WA YD
MARSHVIEW DR
SE
D R
TON AV
TA
ST
S
D
O
AV
RD
AS
ST
ST 21ST
ST
ST
NG WASHI
L A KE
RF
BL
22ND
A WAY SEQUOI
SOUTHERN BL
JACKSON ST
H
ST
BIRCH
PE
KEN YA L N
GS
20 T
R
MI
HO
LE R S L N
HALF
18TH
LORETTA LN
LO N
20TH
19TH
ND
CO
HALF
21ST
¦¨§
ST 23RD
HALF
34TH
32ND
N RD ROBI
21ST
ACH IA BE
24
TH ST
RD
CT
RED
ST 22ND
ELIZABE
IN VIRG
ST
ST HALF 23RD ST 23RD ST ALF H D 22N
ST
I IC H
LINK DR
2 4 TH
LIO
IT GR TE
ST
ST 37TH ST HALF 36TH ST TH 36 ST CT S AL H F PINE SEA 35TH ST HALF ST 35TH 35TH
H 33RD
OR
Beach
O NTIC ATLA
T
PAV I
AY
ST HALF ST 26TH
25TH
IC AV BALT
E
B E A C H RD
S AV
CARVER AV
DEE R CREEK DR
NC
T
PARKS
C
IN
W
Y
B LOOM P K
JENSEN DR
DS LN
A ST 22ND ST M A X I M US S Q
LN
BU
RA
DS
ALF TH H
Gateway 3
ST
AV
23R
B ST
24
TIC AV
LO
CA V
MARABO U L N
W IN
26TH
Y ALLE
SEA
264
AMERICU
CARVER AVE
R
ST
HALF
27TH
NTIC
ARC
O TRACE
CI EMING
ST
25TH
S AV
FL
26TH
RE S
R
FOUNTAIN LAKE DR
TD
WATERFRONT CV
T ERFRO N
IN LN
CYP
DR
ST
ST
ATLA
ST
27TH
Gateway 2
Y ALLE
RD
T
T
BO
B AY DR
RD
LF TH HA
KA M
EC
BO
OW
IR D
QUAP
GILL CT
A C E ARCH
IFU BEAUT
EAD
N RD ROBI
B LU EB
CHIN
DR
LE
OLD VIRG INIA
L
27
DR
LN
RED
ND A ALLE
ST
28TH
Y
PINE SONG PL
OC EAN
CIR
TR
WA
TR
S O R I O LE
AK
Gateway 1
Y ALLE
29TH
KIT
TIW
Shopping 2
RD SKIN
ST
HALF 30TH ST 30TH
TM SAL
G
IOLE
NA
A
RD
TA
IN
L
LINK DR
TANAGER
LA
R QU CO
BO
IN A
D IN R SK S OR
BO
CA R D
Shopping 1 LA
DR
LE
ST
ST
32ND
CT
IO
Boardwalk
33RD
DR
DR
I IC H
ST
ST 34TH ST ALF
H 33RD
OR
AN
HALF
34TH
OO D
W
T
RN
L LO WI
KA M
EC
DR
AK
P
Y
W
KIT
TIW
TOP DR
RD
DA
Y
T
PIN EW
TREE
RD
LY
OO D
L LO WI
DA
ST 37TH ST HALF 36TH ST TH 36 ST CT S AL H F PINE SEA 35TH ST HALF ST 35TH 35TH
BA
DR
HO L L A
HO L L A P
HO
PIN
RN
SE A
HO
PIN EW
Towers are the primary tools used to redistribute the height. By allowing 110-foot and 200-foot towers much of the Resort Area is allowed to stay at a much lower height. Tower dimensions are restricted to 15,000 square feet for 200-foot towers and 7,500 feet for 110-foot towers. 11
MOCA
VISITOR CENTER
M
I-264 EXPANSION
CONVENTION CENTER
CONF. HOTEL
MIXED USE HOTEL
ARENA CAR PARK
LIGHTRAIL
FUTURE DEVELOPMENT
12
AIL
LIGHTR
MIXED USE
VBCC 19TH
DOME SITE MIXED USE
17TH
existing planned*
NEW DEVELOPMENT
N
The Virginia Beach Convention Center is secluded from a lot of the amenities that are found at the Oceanfront. This leaves people to drive to their next destination after visiting a convention. As a result, visitors do not explore the surrounding area due to a lack of public infrastructure and amenities. The various projects that are either planned or under way aim to bring life into the Central Beach District corridor. *planned footprints are placeholders and not the actual plans of the buildings 13
T
Optio
n4
Optio
n3
B
19TH
T
19TH
T
Optio
n2
17TH
17TH
T
Optio
n1
bus route
TRANSIT
planned Ligthrail
N
The existing bus route connects the site to many other areas of Virginia Beach, but it is very limited. The route loops around the study area and is not integrated as part of the urban fabric. This connection needs to be achieved with more bus routes or another form of public transportation.
14
TRANSIT
N
Currently, the planned expansion concept of the Lightrail system hopes to solve this connection problem by bringing a rail down 19th Street. The transit would stop by the arena and the Dome site development area. This will bridge the gap between each site.
19TH
19TH
17TH
17TH
public path
PEDESTRIAN
bike trails
N
BICYCLE
N
The connection needs to happen by foot as well. As of now, the lack of sufficient sidewalks and paths in the area deters many people from walking up and down the Central Beach District corridor.
Biking in Virginia Beach has been a challenge. The City is working to improve the network of bikeways for recreation and transit. This will improve connections within the residential sectors of the Oceanfront neighborhoods.
The City of Virginia Beach has it planned that 19th Street will serve as a pedestrian corridor from the arena site to the Oceanfront.
The map shows existing bike paths along with planned bikeways highlighted by dashed lines.
15
16
case studies urban streets
17
16th STREET MALL The 16th Street Mall is a pedestrian and transit mall in Denver, Colorado. This tree-lined promenade of red and gray granite runs through the center of Downtown. It is the premier pedestrian environment in the Rocky Mountain Region. The mall, 1.25 miles long, runs along 16th Street in downtown Denver, from Wewatta Street to the intersection of 16th Avenue and Broadway. This is an example of a street dedicated only to mass transit and pedestrians. Cars travel on perpendicular roads allowing for convenient walkability along the street and between each shop. 18
KURFURSTENDAMM The shopping area in Berlin, Germany known as Kurfürstendamm includes Tauentzien Straße, as its eastern extension. Together they comprise an almost five kilometer long boulevard where strolling, shopping and sitting in cafés is possible. In this example, street parking is moved to the center of the street creating an even distance to either side of the boulevard. Even though the integration of car traffic and pedestrians works each way of travel, the distance from one sidewalk to the other makes it hard to cross the street. 19
PASEO De SAN ANTONIO This example is located in Downtown San Jose, California on 1st and 2nd Streets just north of East San Carlos Street. The northbound platform is on 1st Street; the southbound platform is on 2nd Street. The lightrail tracks are just below grade in this situation. Boundaries of pedestrian and transit paths are blurred which creates an even bigger public space when a train car is not passing through. The lightrail goes right next to the shops providing close access for people riding by or getting off the train.
20
MORNING ACCESS PARKING
PARKING
SCHILDERGASSE The Schildergasse is a shopping street in central Cologne, Germany, and with 13,000 people passing through every hour, it is the busiest shopping street in Europe. The Schildergasse is a designated pedestrian zone and spans about 500 meters from Hohe StraĂ&#x;e on the Eastern end to Neumarkt on the Western end. In this situation, the whole street was shut down to cars and only left open to foot traffic and bikes. Both lanes of traffic were diverted to the next street over.
21
22
case studies virginia beach resort area master plan
23
proposed
24
existing
ATLANTIC AVENUE Within the extensive Resort Area, the 19th Street/Central Beach, Laskin Gateway, and Marina Districts have been identified as areas that—with strategic and guided investment—can raise Virginia Beach to the next level. Atlantic Avenue is one of the spines that will connect all these districts. The future plan is to maintain the existing roadway and right-of-way width. There is an intention to create a street wall with a consistent setback of facades. 25
proposed
26
existing
PACIFIC AVENUE Pacific Avenue is the other corridor that will connect the three districts. With new development opportunities on the blocks between Atlantic and Pacific and transit, bike, and pedestrian enhancements aim to improve the navigability and vibrancy of these corridors.
27
proposed
28
existing
MARINA DISTRICT Marking the southern tip of the Resort Area, Rudee Marina’s exceptional location is an untapped asset waiting to be transformed into a district with generous access to the water. The vision for Rudee Marina builds on the area’s history and reorganizes Rudee Marina into a concentrated working waterfront for commercial activities and recreation. Development along the marina creates an opportunity for residents and visitors to observe boating activity from the extended boardwalk or an outdoor café along the water. Transforming the surface lots at the marina into mixed-use development also creates an alternative destination to the beach and provides a variety of housing options at the Oceanfront. 29
proposed
30
existing
31ST STREET GATEWAY With direct access to the oceanfront along 31st Street, this key gateway district anchors the northern end of the Resort Area. This is the Oceanfront Resort Area’s best location for a concentration of high-end retail that diversifies the retail offerings for tourists and locals alike. The plan envisions a corridor with a coordinated transportation and retail strategy that gets people out of their cars and on foot in a village-like setting. Development is sensitively scaled to the needs of adjacent neighborhoods, and mixes new residential opportunities with active street level retail uses that front on widened sidewalks to accommodate pedestrian traffic and outdoor dining. 31
proposed
32
existing
19TH STREET The vision for the Central Beach District is a pedestrian-scale, mixed-use entertainment district that connects recent investments at the Convention Center, planned arena site and the Dome Site Entertainment District. A tree lined boulevard along 19th Street further emphasizes this connection while improving the pedestrian experience on the streets in between.
33
34
design challenge
35
pedestrian path
36
PEDESTRIAN PLAN The vision of 19th Street is to create a walkable avenue running East-West. This connection will draw people from the Boardwalk and get them to engage with the planned corridor and vise versa.
The highly important visual and physical connection to the beach is lost on 19th Street due to an existing hotel building. As a result, the path would have to turn onto 20th or 18th Street and continue on to the beach. Unfortunately, this still does not achieve the preferred visual connection down this corridor. 37
Optio
n4
Optio
n3
T Optio
n2
Optio
n1
38
T
T
5’
70’
LRT
P
25’
7’
5’
5’
10’
14’
P
20’
14’
10’
5’
7’
25’
142’
IDEAL STREET 19th Street is planned as a commercial corridor with storefront parking and two-lane traffic. In addition, the intention is to run the Light Rail throught the center of this street that connects the Oceanfront to Norfolk.
Although all these plans would make for a vibrant street, it is difficult to fit all of them in. The “ideal” street would be about a 142’ R.O.W. at the Light Rail station and a 122’ R.O.W. without the station. The problem is that the average existing R.O.W. on 19th Street is around 80’. To make this planned street happen, something will have to give. 39
T
T
T
19th + 17th loop
T
17th Street
40
T
5’
70’
5’
P
25’
7’
P
5’
10’
14’
10’
5’
7’
25’
108’
ALTERNATIVE OPTIONS A way to decrease the width of the ideal street section is to run the light rail on a single set of tracks from one station to the other. At each station, the rails would split in order to accommodate for emergencies and maneuverability.
Even though the new options narrow down the street section, the width still falls beyond the average property lines of the existing street.
41
existing
option 1
option 2
option 2.1
42
19TH STREET FUNCTIONS In order to achieve the desired functions on 19th Street, the City will have to acquire land on both sides of the existing street or a large portion on either one side of the property lines.
Since the corridor spans about five blocks, it will cost a lot of money to carve out the desired street width. In addition, the owners of the land might not even comply with this proposal.
43
44
DISTRIBUTION OF FUNCTIONS An alternative design decision is to distribute the desired functions on three separate streets in the surrounding area.
This proposal requires minimal property acquisition. By distributing this function, the quality of each one is elevated because one function does not compromise the other.
45
46
AREAS OF OPPORTUNITY With many open lots and existing green spaces, 18th Street has a lot of potential for redevelopment with little acquisition of property.
18th Street’s location is ideal for a direct physical and visual connection to the Oceanfront. Unlike 19th Street, there are no buildings blocking the view from the arena to the Atlantic Ocean.
47
48
design proposal central beach district master plan
49
50
19th St.
18th St.
17th St.
P
15’
5’
10’
11.5’
P
11’
15’
11’
11.5’
10’
5’
15’
DESIGN PROPOSAL The design establishes a set of vehicular priority streets and a second set of pedestrian oriented streets. 17th Street and 19th Street are auto-oriented and reconfigured to improve operations for vehicles. 17th and 19th Streets are also enhanced to give priority to pedestrians.
Design changes allow for alternative transportation opportunities and elevate the pedestrian experience. Significant changes include a new dedicated transit lane and a pedestrian parkway on 18th Street.
51
MOCA
22ND Y
BEACH EXP RFOLK VIRGINIA
NO
VIRGINIA BEACH
21ST
EXPY
ATLANTIC AVE
PACIFIC AVE
ARTIC AVE
BALTIC AVE
VIRGINIA BEACH CONVENTION CENTER
CONFERENCE HOTEL
19TH STREET
19TH
CONFERENCE HOTEL ARENA
T
T
18TH
17TH VIRGINIA BEACH BLVD
16TH
proposed + planned bicycle trails
light rail transit route
proposed development
existing building
52
NOR
FOLK
AVE
ATLANTIC AVE
PACIFIC AVE
improved pedestrian streets
CENTRAL BEACH PARKWAY The plan defines the future of the Central Beach area by creating a sustainable urban beach lifestyle for the community and a cultural destination place for the visitor. The design highlights a street’s multi-functionality; such as the ability to integrate pedestrians, bike trails, mass transit, and open space.
The strategy is largely developed on principles of environmental sustainability and preserves open space, habitat, and buffers to minimize impacts to the ecosystem.
53
54
TRANSIT NETWORK
OPEN SPACE NETWORK
A Light Rail down the 18th Street green pedestrian corridor engages the underutilized street and positions visitors at an equal distance between 19th and 17th Streets.
To complement the existing North-South oceanfront bikeway, an expanded system runs East-West to the Convention Center. This connection will engage the residential neighborhood and continue on to connect with the natural environment extending north to the Laskin Gateway. Similarly, the parkway has the ability to complete the loop down to Rudee Marina.
PEDESTRIAN ACCESS PARALLEL PARKING BIKE LANE TRENCH GRATE
PLANTING BASE DRAIN ROCK PERFORATED PIPE
LIVING STREETS Landscaped spaces are integrated into the streets. They transform street surfaces into living stormwater management facilities. Green streets capture stormwater runoff from adjacent streets and sidewalks and allow stormwater to infiltrate into the ground as plants and soil filter pollutants.
Deep planter beds found along 19th and 17th Streets complement the network of storm water ponds found along the 18th Street Parkway.
55
Existing Condition
Future Planning MOCA
22ND Y
INIA BEACH EXP
NORFOLK VIRG
VIRGINIA BEACH
21ST
EXPY
Parking Garage
ATLANTIC AVE
18th Street
PACIFIC AVE
VIRGINIA BEACH CONVENTION CENTER
Public Plaza
ARTIC AVE
19th Street
BALTIC AVE
Convention Center
17th Street
CONFERENCE HOTEL
19TH STREET
19TH
CONFERENCE HOTEL ARENA
T
T
18TH
17TH VIRGINIA BEACH BLVD
56 16TH ATL
PAC
Existing Condition
Future Planning
MOCA
22ND
INIA NORFOLK VIRG
VIRGINIA BEACH
21ST
EXPY
Volunteer Rescue Squad
ATLANTIC AVE
VIRGINIA BEACH CONVENTION CENTER
18th Street
PACIFIC AVE
Storm Water Management
ARTIC AVE
19th Street
BALTIC AVE
Hotel
BEACH EXPY
17th Street
CONFERENCE HOTEL
19TH STREET
19TH
CONFERENCE HOTEL ARENA
T
T
18TH
17TH VIRGINIA BEACH BLVD
57 16TH ATLA
PAC
Existing Condition
Future Planning
MOCA
22ND INIA BEACH NORFOLK VIRG
VIRGINIA BEACH
EXPY
17th Street
21ST
ATLANTIC AVE
PACIFIC AVE
VIRGINIA BEACH CONVENTION CENTER
Mix-Use Development ARTIC AVE
18th Street
Shoreham Square Condo
BALTIC AVE
19th Street
EXPY
CONFERENCE HOTEL
19TH STREET
19TH
CONFERENCE HOTEL ARENA
T
T
18TH
17TH VIRGINIA BEACH BLVD
58 16TH ATL
PAC
Existing Condition
Future Planning
MOCA
22ND Y
INIA BEACH EXP
NORFOLK VIRG
VIRGINIA BEACH
21ST
EXPY
Storm Water Management
ATLANTIC AVE
PACIFIC AVE
VIRGINIA BEACH CONVENTION CENTER
18th Street
ARTIC AVE
Dome Site Development
BALTIC AVE
19th Street
17th Street
CONFERENCE HOTEL
19TH STREET
19TH
CONFERENCE HOTEL ARENA
T
T
18TH
17TH VIRGINIA BEACH BLVD
59 16TH ATLA
PAC
Existing Condition
Future Planning
MOCA
22ND
Y
BEACH EXP FOLK VIRGINIA
NOR
VIRGINIA BEACH
21ST
EXPY
Mix-Use Development
ATLANTIC AVE
PACIFIC AVE
ARTIC AVE
VIRGINIA BEACH CONVENTION CENTER
18th Street
BALTIC AVE
United Methodist Church
19th Street
17th Street
CONFERENCE HOTEL
19TH STREET
19TH
CONFERENCE HOTEL ARENA
T
T
18TH
17TH VIRGINIA BEACH BLVD
60 16TH ATLA
PAC
MOCA
22ND Y
INIA BEACH EXP
NORFOLK VIRG
VIRGINIA BEACH
21ST
EXPY
ATLANTIC AVE
PACIFIC AVE
ARTIC AVE
BALTIC AVE
VIRGINIA BEACH CONVENTION CENTER
CONFERENCE HOTEL
19TH STREET
19TH
CONFERENCE HOTEL ARENA
T
T
18TH
17TH VIRGINIA BEACH BLVD
61 16TH AT
PA
62
63
64
CENTRAL BEACH PARKWAY A SUSTAINABLE YEAR-ROUND AMENITY THAT IS CONVENIENT FOR LOCAL RESIDENTS AND WELCOMING TO THE VISITIOR. 65
66
works cited
67
http://tmautenrieth.files.wordpress.com/2011/03/denver2.jpg
http://ttarch-realestate.com/neighborhoods/downtown-denver/
http://www.denverpost.com/ci_18932784
http://blog.akg-images.com/blog/2014/02/28/erinnerungenan-die-kindheit-im-ummauerten-west-berlin-teil-1/berlinjoachimstaler-str-europa-center/
http://www.aviewoncities.com/gallery/showpicture. htm?key=kvege1719
http://www.joggingroutes.org/2012_07_29_archive.html 68
http://www.city-data.com/forum/city-vs-city/1252374-downtowncincinnati-vs-downtown-san-jose.html
http://valleystaffingsolutions.com/448/
http://www.studio-111blog.com/a-surprising-approach-to-lightrail/
http://www.anicursor.com/colpica2.html
http://de.wikipedia.org/wiki/Schildergasse
http://www.bilderbuch-koeln.de/Fotos/altstadt_nord_rund_um_ den_neumarkt_herrenausstatter_hansen_hosen_hohe_str_shopping_einkauf_mode__393864
http://www.ojb.com/project/51-Virginia-Beach-ConventionCenter-1/
http://brentwood.thefuntimesguide.com/2007/07/new_ brentwood_park_owlcreek.php
http://www.vbgov.com/government/departments/ planning/areaplans/Documents/Oceanfront/ ResortAreaStrategicActionPlan120208.pdf
http://en.wikipedia.org/wiki/Nantes_tramway
http://www.vbgov.com/government/departments/ planning/areaplans/Documents/Oceanfront/ ResortAreaStrategicActionPlan120208.pdf
https://visit.georgetown.org/hike-bike-trails/
http://www.vbgov.com/government/departments/ planning/areaplans/Documents/Oceanfront/ ResortAreaStrategicActionPlan120208.pdf
http://articles.hbindependent.com/2013-05-15/news/tn-hbi-me0516-skateboard-assault-20130515_1_teens-critical-conditionjuveniles
http://www.vbgov.com/government/departments/ planning/areaplans/Documents/Oceanfront/ ResortAreaStrategicActionPlan120208.pdf
http://alsehaimiabdulhakim.blogspot.kr/2009/12/aramcoresidential-camp-in-dhahran.html
http://www.vbgov.com/government/departments/ planning/areaplans/Documents/Oceanfront/ ResortAreaStrategicActionPlan120208.pdf
http://www.petfriendlysd.com/parks.html 69