DATE: Saturday, October 25, 1997            TAG: 9710160481

SECTION: FRONT                   PAGE: A6   EDITION: FINAL 

SOURCE: Research and text by MIKE ABRAMS, TONI GUAGENTI and JOHN

        MURPHY; Page design and graphics by ROBERT D. VOROS/The

        Virginian-Pilot

                                            LENGTH:  280 lines

A CITY'S VISION

date.] ILLUSTRATION: [Color Illustrations]

An independent study recently suggested major improvements to the

Shore Drive corridor, which is part of the Bayfront planning area.

A sketch of proposed improvements to Ferrell Parkway.

The city's central business district in the Pembroke area could

feature high-rise offices and parking decks.

VIRGINIA BEACH'S PLANNING AREAS

Map

The Virginian-Pilot

GRAPHIC

Virginia Beach officials and residents have had months to ponder

what the city will look like in the future.

Now it all comes down to a thick plan that attempts to paint a

picture of the Beach through the turn of the century.

Planners have divided the city into nine areas, each with

distinctive characteristics and a variety of potential for change

and growth.

BAYSIDE

1995 Population: 61,800

Character: The area is the city's third most-populous, behind

Kempsville and Holland. It covers 16.7 square miles of land,

including part of the Pembroke Central Business District and Airport

Industrial Park. It features a blend of established wealthy

neighborhoods, low-income rental housing, townhouses, offices,

industrial sites and aging retail strip malls.

Issues affecting the area:

Issue 1: The area suffers from an overall lack of park land, and

nearly two-thirds of the housing was built before 1979.

Issue 2: Residents of Lake Edward West, Lake Edward North and

Weblin Place face serious concerns about crime and deteriorating

housing.

Issue 3: Traffic congestion will be a major issue on several of

the area's major roads. By 2015, portions of Northampton Boulevard,

Constitution and Shore drives and Newtown Road will be beyond

capacity.

Opportunities: Several undeveloped properties could allow for

additional green space, office development and upscale housing. They

include a former 40-acre borrow pit northwest of Virginia Beach

Boulevard and Witchduck Road and a large peninsula south of Lake

Smith, between Cypress Point and Haygood Point.

Housing: 23,191 units on 6,032 acres

Trend: Residential growth from 1990 to 1995 averaged 200 housing

units a year.

Non-residential land (includes office, commercial and

industrial): 2,539 acres

How many people can the area theoretically support? 75,000

BAYFRONT

1995 Population: 17,980

Character: Several marinas, a range of commercial services and

attractive neighborhoods have made this northernmost portion of the

city quite popular. The area covers 3.8 square miles of land and

includes the Lynnhaven River, one of the city's major waterways. The

area's strengths include its proximity to the Chesapeake Bay,

commercial fishing and seafood restaurants.

Issues affecting the area:

Issue 1: The Shore Drive corridor has evolved in a ``rather

uncoordinated and uninspired fashion,'' according to the city's

planners.

Issue 2: Parking gets crowded when the most popular

establishments run specials and no public restrooms exist for

swimmers.

Issue 3: The Lynnhaven Inlet has strong currents and a high

number of accidents and deaths.

Opportunities: Earlier this year, the Urban Land Institute

conducted a study of the area, suggesting that the corridor be

redeveloped as a gateway to the resort. Recommendations included

extensive - although not necessarily expensive - streetscape

improvements. Possibilities exist for themed retail and pedestrian

walkway development in several waterfront areas around the Lesner

Bridge.

Housing: 9,070 units on 1,374 acres

Trend: Residential growth from 1990 to 1995 averaged 120 housing

units a year.

Non-residential land (includes office, commercial and

industrial): 210 acres

How many people can the area theoretically support? 24,900

COURTHOUSE/SANDBRIDGE

1995 Population: 43,411

Character: At 50.8 square miles of land, this area is the city's

second largest geographic area and has experienced more growth than

any other section. It is divided by the Green Line and includes the

General Booth Boulevard corridor, Corporate Landing Office Park, the

Lake Ridge property, the Holland Road corridor and Municipal Center.

Issues affecting the area: The city identified five major areas

of concern - the environment, maintenance of open space, traffic,

zoning and a so-called transition area between the urbanized north

and rural south. With continued rapid growth expected, the city

wants to limit the impact on wetlands and open spaces. Planners also

would like to link neighborhoods with pedestrian passages and

encourage attractive business and industrial development.

Opportunities: Expansion of West Neck Creek Park, continued

development of Corporate Landing and potential new developments that

carry consistent design and landscaping themes. An overwhelming

majority of housing - 87 percent - has been built in the last 17

years.

Housing: 13,950 units on 5,591 acres

Trend: Residential growth from 1990 to 1995 averaged 600 housing

units a year.

Non-residential land (includes office, commercial and

industrial): 1,256 acres

How many people can the area theoretically support? 81,847

KEMPSVILLE

1995 Population: 99,319 (est.)

Character: Kempsville is the most populous of the planning areas.

Primary land use consists of large, uninterrupted areas of

single-family residential homes with commercial and

apartments/condominiums scattered throughout the region.

Issues affecting the area: The major roadways here were not built

to accommodate the area's density. Control of commercial development

that will not increase traffic volume. Aging housing.

Opportunities: The city wants high standard of design for new

development and parks, and to improve roadways.

Housing: 13,950 units on 5,591 acres

Trends: Residential growth between 1990 and 1995 averaged 400

housing units a year.

Non-residential land (includes office, commercial and

industrial): 3,330 acres

How many people can the area theoretically support: 130,123

HOLLAND

1995 Population: 81,975

Character: The area is the second most-populous, behind

Kempsville.

It covers 11,644 acres or 18.2 square miles of land and water in

the central part of the city. This area has been at the forefront

of growth in the city for years and is characterized by

concentrations of single-family developments separated by intensely

developed commercial and multifamily uses. Much of this is located

along Holland Road, Independence Boulevard and Lynnhaven Parkway.

The area's largest commercial development is Lynnhaven Mall.

Issues affecting the area: About 82 percent of the area's housing

stock was built between 1960 and 1979. Traffic congestion has always

been a source of great trouble for the corridor because Holland Road

must provide access to numerous commercial and residential areas

along it, while, at the same time, provide access to the Pembroke

area and Route 44.

Opportunities: The future Southeastern Parkway and Greenbelt, an

11.5 mile road from Route 44 to the Chesapeake city line, would help

alleviate traffic congestion. Establishing park-and-ride facilities

throughout the corridor could also ease traffic.

Housing: 29,105 units on 5,424 acres

Trend: Residential growth from 1990 to 1995 averaged 150

dwellings a year. Two large retail establishments opened within the

last two years, Lowe's and the Super Kmart.

Non-residential land (includes office, commercial and

industrial): 2,262 acres

How many people can the area theoretically support: 93,411

LITTLE NECK

1995 Population: 30,157

Character: This 9.3-square-mile planning area has show little

population or residential growth during the past five years.

Issues affecting the area: The area shares the Pembroke Central

Business District with Bayside. Of major concern is improving the

type and quality of development within the district and turning

undeveloped or underdeveloped land into an urban town center that

allows pedestrians to get around.

Opportunities: The Central Business District poses development

challenges but can offer the planning area's biggest rewards. Ideas

include developing high-rise office space, parking decks, consistent

architecture and pedestrian pathways. Successful development can add

considerable revenue to the city's tax rolls.

Housing: 11,591 units on 4,560 acres

Trend: Residential growth from 1990 to 1995 averaged 79 housing

units a year.

Non-residential land (includes office, commercial and

industrial): 5,249 acres

How many people can the area theoretically support? 31,397

GREAT NECK

1995 Population: 39,054 (est.)

Character: The 13.1 square miles of land in this area are home to

many established residential neighborhoods. More than half of the

housing in the planning area comprises single-family, detached

homes. Commercial areas include the successful Hilltop retail

center, as well as sections of Virginia Beach Boulevard and Laskin

Road and the London Bridge area.

Issues affecting the area:

Issue 1: City planners described this area as a study in

contrasts. Upscale restaurants and speciality shops sit within a

block of older, less attractive auto shops and discount

merchandisers. Signs, parking, architecture and landscape vary

greatly from area to area.

Issue 2: North-south traffic movement is considered awkward where

Great Neck Road intersects Virginia Beach Boulevard. City planners

also suggest removal of the Laskin corridor service roads as well as

general beautification and development of the First Colonial

Road-Hilltop area.

Opportunities: A large open space on the east side of Great Neck

Road, south of the Bay Point Green neighborhood could be developed

residentially at no more than two units per acre. Finding a new use

for the former Linkhorn Park Elementary School is a priority.

Housing: 15,675 units on 5,557 acres

Trend: Residential growth from 1990 to 1995 averaged 79 housing

units a year.

Non-residential land (includes office, commercial and

industrial): 1,304 acres

How many people can the area theoretically support? 46,046

OCEANFRONT

1995 Population: 26,564 (est.)

Character: The Oceanfront is the second smallest of the nine

planning areas in land area. It is the seventh in population and

comprises a low growth rate due to the scarcity of undeveloped land

not constrained by environmental restrictions or Oceana Naval Air

Station's noise and crash zones. There is no other area of the

city which the city has invested more heavily. Public funds have

been used for the seawall project, Atlantic Avenue beautification,

the Beach Borough Services Center and the 24th Street Park. The city

hopes to stimulate private sector investment along the Oceanfront to

match these public investments.

Issues affecting the area: The combination of problems due to jet

noise and tourist intrusions present a challenge to maintain

Oceanfront neighborhoods. The city also hopes to control the design

of new homes proposed for the Shadowlawn neighborhood.

Other issues include improving Hurricane protection, selling

Seatack Elementary School, attracting businesses compatible with air

base restrictions, protecting the Owls Creek area, finding public

uses for Camp Pendleton, expanding sidewalks and bike paths.

Opportunities: Pacific Avenue, Laskin Road, the Dome site, the

Pavilion and Rudee Loop all represent opportunities for high levels

of possible future investment.

Housing: Residential development occupies 78 percent of all

developed land. 34 percent single family, 49 percent multifamily

units, 17 percent townhouses and duplexes. (or 5,557 acres of

residential/1,304 acres of office, commercial, industrial, etc.)

Trend: The residential growth rate between 1990 and 1995 averaged

about 50 dwellings per year

How many people can the area theoretically support: 29,448

PUNGO/BLACKWATER

1995 Population: 4,513

Character: This is the vast rural region of the city known as the

Rural Service Area. It covers 132.3 square miles or 80,469 acres

of land and water, which is close to half of the city's total area.

Although it is the city's largest planning area by size, it is the

least populated. Only about 3,200 of the acres have been developed

and comprise mostly rural dwellings and a small amount of rural

commercial uses. This area also features an abundance of significant

natural resources, including portions of West Neck Creek, the North

Landing River and Back Bay.

Issues affecting the area: Protecting environmental resources and

preserving the rural character of the area.

Opportunities: To continue preserving agriculture with the city's

Agricultural Reserve Program, which pays farmers not to develop

their property. And to allow reasonable development opportunities

in the corridor based on land area and soil quality. The plan

outlines rural residential guidelines for doing this.

Housing: 1,700 units

Trend: Residential growth from 1990 to 1995 averaged 27 dwellings

a year.

Non-residential land (mostly agriculture): 30,300 acres

How many people can the area theoretically support: 6,005

SOURCES: City of Virginia Beach; Virginia Beach Comprehensive Plan,

Technical Report KEYWORDS: REDEVELOPMENT VIRGINIA BEACH CITY PLANNER

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