Norfolk Recommendations for 21st Street Business District West of Colley Avenue

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<ul><li><p>Norfolk, virginia | september 2013</p><p>Recommendations for 21st Street Business District West of ColleyPrepared by u r b a n d e s i g n a s s o c i a t e s</p><p> 2 013 u r b a n d e s i g n a s s o c i a t e s</p></li><li><p>1a c k n o w l e d g m e n t</p><p>Recommendations for 21st Street Business District West of Colley</p><p>P R E PA R E D F O R </p><p>City of Norfolk</p><p>C O N S U LTA N T T E A M </p><p>Urban Design Associates</p><p>INTRODUCTION 2PROCESS 3ANALYSIS 4DESIGN CRITERIA 9SITE PL ANNING AND DESIGN CRITERIA FOR NEW DEVELOPMENT 18SITE PL AN AND PUBLIC PEDESTRIAN NET WORK 22THE ELEMENTS OF THE PL AN 23ARCHITECTURAL PAT TERNS FOR BUILDINGS 26DETAILED SITE PL AN AND ELEMENTS 28ADDENDUM 30</p></li><li><p>2 R e c o m m e n d a t i o n s f o r 2 1 s t S t r e e t B u s i n e s s D i s t r i c t W e s t o f C o l l e y</p><p>introduction</p><p>View of 21st Street, looking west across Colley Avenue</p><p>21st Street, east of Colley Avenue, is a thriving retail and business area with a distinctive character and quality of public space. 21st Street west of Col-ley Avenue, however, is very different in character the amenities and variety of uses found east of Colley. The purpose of this study is to provide design recommendations for streetscapes and design guidelines for new develop-ment. It provides an opportunity to establish guidelines for the proposed commercial development on the north side of 21st Street that includes a medical office building and The Fresh Market grocery store. The goal would be to integrate this new development into the area in such a way that it serves as a catalyst for further revitalization of this area.</p><p>Co</p><p>lley</p><p> Ave</p><p>Co</p><p>re A</p><p>ve</p><p>Co</p><p>lon</p><p>ial A</p><p>ve</p><p>Man</p><p>teo </p><p>St</p><p>De </p><p>Bre</p><p>e A</p><p>ve</p><p>Lle</p><p>we</p><p>llyn</p><p> Ave</p><p>Cla</p><p>rem</p><p>ont A</p><p>ve</p><p>W 21st StW 22nd St</p><p>W 21st St</p><p>Ghent Elementary </p><p>School</p><p>Maury High School</p><p>Blair Middle School</p><p>Ham</p><p>pto</p><p>n B</p><p>lvd</p></li><li><p>3Locator Plan</p><p>W 21st St</p><p>Woodrow Ave</p><p>Harrington Av</p><p>e</p><p>Gates Ave</p><p>Azalea Ct W</p><p> 21st StHam</p><p>pto</p><p>n B</p><p>lvd</p><p>Co</p><p>re A</p><p>ve</p><p>process</p><p>Adjacent property owners and members of the Ghent Business Associa-tion were invited to participate in informal working sessions to help the design team gain a better understanding of the area, its strengths and weak-nesses and its aspirations for the future. The first session reviewed the areas strengths and weaknesses and critiqued the new development as proposed to City Council. The second session reviewed a series of design alternatives for streetscapes and for the proposed development site. Participants raised some new issues and design ideas for consideration. The third session reviewed a series of design revisions and suggestions in response to the requests in the second meeting. In preparation for these working sessions, UDA prepared a series of analyses of the area in order to better understand its urban form and a sketch alternative designs for streetscapes and the development site.</p></li><li><p>4 R e c o m m e n d a t i o n s f o r 2 1 s t S t r e e t B u s i n e s s D i s t r i c t W e s t o f C o l l e y</p><p>analysis</p><p>The following summary of the analyses is a synthesis of input from partici-pants and the UDA teams technical analysis of the urban form of the area.</p><p>21st Street between Colley Avenue and Granby Street has enjoyed great suc-cess as a commercial and retail district. It has a unique character that is part of its success. It has become a successful brand and its character is an integral part of that brand. The essential attributes of this character include:</p><p>A. There is a combination of street-oriented and parking lot-oriented retail. Some of the shops are in traditional street oriented buildings facing directly onto the sidewalk, while others are lining the edges of parking lots. The parking lots become a kind of town square. The best examples of this are parking lots that have retail frontage on three or four sides. In general, one side of 21st Street has street-oriented retail while the other side has a parking lot. In these cases there is a comfortable connection between the parking lots and the street-oriented retail. When you park, you are in a retail space and it is natural to go around the corner or across the street to the street-oriented shops. Participants contrasted this with lots behind retail, saying that it is much more difficult to customers to use these lots and therefore they discourage people from coming to the area. This can be clearly seen in the Palace Shops and Palace Station area. Both the parking lot that runs from 22nd Street to 21st Street and the one north 22nd Street on the align-ment of De Bree Avenue. They are lined with shops. In the alignment of De Bree Avenue, a small small-scale station like structure terminates the vista demonstrating an effective way to define public space with a small structure. The larger lot is across 21st Street from street-oriented retail, which defines the space.</p></li><li><p>5A</p><p>B</p><p>A A new building with a tower terminates the vista from Debree Avenue, shields the commercial area from the train tracks, and rein-forces the architectural character of the retail district.</p><p>B Recently renovated retail buildings in the area use simple elements like paint, awnings, canopies, and downspouts to differentiate shop-fronts and add architectural variety.</p></li><li><p>6 R e c o m m e n d a t i o n s f o r 2 1 s t S t r e e t B u s i n e s s D i s t r i c t W e s t o f C o l l e y</p><p>analysis</p><p>B. The streetscape design along 21st Street creates a pedestrian-friendly environment. This includes a cross section with a planted verge between the curb and sidewalk, and a broad sidewalk and a smaller planting area between the sidewalk and buildings or parking lots.</p></li><li><p>7C. There are interconnected networks of pedestrian routes that include crosswalks with medians and pedestrian amenities in the parking lots. This combination of street-oriented and parking lot-oriented retail is the key to 21st Streets success. An examination of the overall street network and land use patterns of the Ghent area makes it clear why this is the best form.</p><p>Landscaped medians and crosswalks provide safe mid-block crossings for pedestrians and slow traffic</p></li><li><p>8 R e c o m m e n d a t i o n s f o r 2 1 s t S t r e e t B u s i n e s s D i s t r i c t W e s t o f C o l l e y</p><p>analysis</p><p>Colley Avenue is perpendicular to the long dimension of the blocks. There is also a shift in the street grid along Colley Avenue. The result is that there are a great number of streets entering Colley Avenue with only a hundred feet or so between them. These streets run several blocks in both direc-tions through dense residential areas. Therefore, there are many sources of pedestrians coming to the Avenue. This is the perfect urban form for street-oriented retail.</p><p>By contrast, 21st Street is parallel to the long dimension of the blocks. This results in far fewer streets entering it. Furthermore, the large playing fields for the two schools adjacent to 20th Street result in the residential areas being farther away than those adjacent to Colley Avenue. Therefore, it is not well suited to a traditional street oriented retail pattern. However, the combination of parking lot and street-oriented retail has the best of both forms.</p><p>Co</p><p>lley</p><p> Ave</p><p>Co</p><p>lley</p><p> Ave</p><p>Co</p><p>re A</p><p>ve</p><p>Co</p><p>re A</p><p>ve</p><p>Ham</p><p>pto</p><p>n B</p><p>lvd</p><p>Co</p><p>lon</p><p>ial A</p><p>ve</p><p>Man</p><p>teo </p><p>St</p><p>Man</p><p>teo </p><p>St</p><p>W 21st St</p><p>W 21st St</p><p>W 22nd St</p><p>W 20th St</p><p>W 20th St</p><p>Spotswood Ave</p><p>Blair Middle School</p><p>Blair Middle School</p></li><li><p>9design criteria</p><p>There was unanimous consensus that the primary goal for the area west of Colley Avenue would be to extend the character and therefore the brand of 21st Street westward to Hampton Boulevard. The design criteria, therefore, are based on the character of 21st Street east of Colley Avenue. The criteria include: </p><p>1. Combine Parking lot oriented retail with street oriented retail</p><p>2. Coordinate development on both sides of 21st Street</p><p>3. Create an interconnected pedestrian network</p><p>4. Maintain as much on street parking as possible</p><p>5. The streetscape concepts should be implemented where possible and in other cases a modified version as was done by Robyn Thomas in the 900 block of 21st Street.</p><p>6. The architectural character should be based on some of the existing architecture in Ghent and in the 21st Street district. Characteristics include breaking down the massing into smaller scale elements, good proportions and the use of color to articulate forms.</p><p>7. The axis of the view to the west from the east side of Colley terminates at the existing City Buildings that will be demolished for new development. The most important point on the site will be on this axis.</p><p>Criteria for streetscape and building design for west of Colley Avenue</p></li><li><p>10 R e c o m m e n d a t i o n s f o r 2 1 s t S t r e e t B u s i n e s s D i s t r i c t W e s t o f C o l l e y</p><p>In order to apply the criteria, it is necessary to analyze the way in which the part of 21st Street and Hampton Boulevard functions.</p><p>TRAFFIC</p><p>The diagram indicates relative volume of traffic flow with the different widths of the arrows: the wider the line, the greater the volume of traffic. The heaviest traffic is east of the Woodrow intersection and the lightest is west of the Azalea Court intersection. Left turns are not permitted at either the 21st Street or Woodrow Avenue intersections on Hampton Boulevard, limiting movements to right turns in and out. Azalea Court allows left turn movements and therefore is the most likely to be used. Since 21st Street west of Azalea Court has the lowest volume, it suggests a different form for this section of street should be considered.</p><p>Co</p><p>lley</p><p> Ave</p><p>W 21st St</p><p>Woodrow Ave</p><p>Cla</p><p>rem</p><p>ont A</p><p>ve</p><p>Harrington Av</p><p>e</p><p>Azalea Ct W</p><p> 21st St</p><p>Ham</p><p>pto</p><p>n B</p><p>lvd</p><p>Co</p><p>re A</p><p>ve</p><p>design criteria</p><p>Gates Ave</p></li><li><p>11</p><p>SITE ACCESS</p><p>Development on the proposed development site will require access for both service and parking from 21st Street, because there is no access from 22nd Street. The most logical points of access are at the Azalea Court intersection, near the Woodrow intersection across from the driveway to parking on the south side of the street and as close as possible to the Core Avenue intersection.</p><p>Co</p><p>lley</p><p> Ave</p><p>W 21st St</p><p>Woodrow Ave</p><p>Cla</p><p>rem</p><p>ont A</p><p>ve</p><p>Harrington Av</p><p>e</p><p>Azalea Ct W</p><p> 21st St</p><p>Ham</p><p>pto</p><p>n B</p><p>lvd</p><p>Co</p><p>re A</p><p>ve</p><p>Gates Ave</p></li><li><p>12 R e c o m m e n d a t i o n s f o r 2 1 s t S t r e e t B u s i n e s s D i s t r i c t W e s t o f C o l l e y</p><p>design criteria</p><p>BUILDING FRONTAGE</p><p>In order to achieve the goal of combining street-oriented buildings with parking lot-oriented buildings, there needs to be a balance in new construc-tion between the two. The heavy lines on the diagram indicate the frontage as it will be after the demolition of the existing city-owned structures.</p><p>The recommended frontage is indicated in the brown lines: There should be street-oriented frontage on the western part of the site and parking lot-oriented frontage across from the existing retail structures on the south side of the street. This will continue the pattern east of Colley Avenue. The proposed use for the site across from the existing retail is The Fresh Market grocery store, which will need to have a strong facade to visually enclose the space when seen from 21st Street. The goal is to design the parking lot space as a town square that ties the two sides of the street together.</p><p>The western portion of the side with street-oriented building frontage can create a dramatic entrance to this Town Square.</p><p>Co</p><p>lley</p><p> Ave</p><p>W 21st St</p><p>Woodrow Ave</p><p>Cla</p><p>rem</p><p>ont A</p><p>ve</p><p>Harrington Av</p><p>e</p><p>Gates Ave</p><p>Azalea Ct W</p><p> 21st St</p><p>Ham</p><p>pto</p><p>n B</p><p>lvd</p><p>Co</p><p>re A</p><p>ve</p></li><li><p>13</p><p>ON-STREET PARKING</p><p>On street parking should be maintained on both sides of 21st Street. West of Azalea Court, the low traffic volume makes it possible to consider angled parking for this area. There are a number of uses in the western end of the street that rely on parking in the city-owned lot. Angled parking would serve those uses and could be considered parking for the district.</p><p>Co</p><p>lley</p><p> Ave</p><p>W 21st St</p><p>Woodrow Ave</p><p>Cla</p><p>rem</p><p>ont A</p><p>ve</p><p>Harrington Av</p><p>e</p><p>Azalea Ct W</p><p> 21st St</p><p>Ham</p><p>pto</p><p>n B</p><p>lvd</p><p>Co</p><p>re A</p><p>ve</p><p>Gates Ave</p></li><li><p>14 R e c o m m e n d a t i o n s f o r 2 1 s t S t r e e t B u s i n e s s D i s t r i c t W e s t o f C o l l e y</p><p>design criteria</p><p>PUBLIC STREETSCAPES</p><p>The same details for streetscapes that are found east of Colley should be extended. Crosswalks are recommended at both the Azalea and Woodrow intersection. The latter uses the triangle as a pedestrian island. A crosswalk with a median is recommended for the middle of the block with parking-oriented retail. </p><p>Co</p><p>lley</p><p> Ave</p><p>W 21st St</p><p>Woodrow Ave</p><p>Cla</p><p>rem</p><p>ont A</p><p>ve</p><p>Harrington Av</p><p>e</p><p>Azalea Ct W</p><p> 21st St</p><p>Ham</p><p>pto</p><p>n B</p><p>lvd</p><p>Co</p><p>re A</p><p>ve</p><p>Gates Ave</p></li><li><p>15</p><p>STREET CROSS SECTION</p><p>It is possible to add a pedestrian island and left turn lanes within the existing curb-to-curb dimensions and maintain on-street parking. There will be two 11'-0" travel lanes, two 8'-0" parking lanes, and an 8'-0" wide island.</p><p>8'5'</p><p>5'</p><p>79'-4"</p><p>7'</p><p>7' 8'-10" 12'-6"8' 8'30'</p><p>46'</p><p>46'</p><p>11' 11'8' 8' 8'7'</p><p>EXISTING</p><p>PROPOSED</p></li><li><p>16 R e c o m m e n d a t i o n s f o r 2 1 s t S t r e e t B u s i n e s s D i s t r i c t W e s t o f C o l l e y</p><p>design criteria</p><p>PEDESTRIAN NETWORK</p><p>The public streetscapes should extend to the park at the west end of 21stStreet. To accommodate the angled parking, it may be necessary to reduce the width of this area. It is recommended that the park be re-graded to be an open green with a curving path in the middle. Pedestrian cir-culation on the new development site should coordinate with the public streetscapes. This should connect the parts of the site to the rest of the area. It includes a pedestrian path connecting the Azalea Court intersection with the front of The Fresh Market, a path across the face of the medical office building to this pedestrian route and a pedestrian path from the mid block crosswalk on the street to the entrance to The Fresh Market.</p><p>Co</p><p>lley</p><p> Ave</p><p>W 21st St</p><p>Woodrow Ave</p><p>Cla</p><p>rem</p><p>ont A</p><p>ve</p><p>Harrington Av</p><p>e</p><p>Azalea Ct W</p><p> 21st St</p><p>Ham</p><p>pto</p><p>n B</p><p>lvd</p><p>Co</p><p>re A</p><p>ve</p><p>Gates Ave</p></li><li><p>17</p><p>The existing sidewalks are uneven, in poor condition, too narrow, lacking a planted verge between the sidewalk and the street and need to be rebuilt as part of the new development. The proposed cross section includes a planted verge, wider sidewalk and planted buffer with low wall between the sidewalk and buildings and parking areas. The entry to the path The Fresh Markets front door should be marked with a pavilion or pergola that can have the stores identification.</p></li><li><p>18 R e c o m m e n d a t i o n s f o r 2 1 s t S t r e e t B u s i n e s s D i s t r i c t W e s t o f C o l l e y</p><p>Site Planning and Design Criteria for New Development</p><p>The proposed development on the north side of 21st Street on the site of City-owned properties that have been vacant for a number of years. It includes a medical office building and The Fresh Market grocery store. A preliminary site plan sketch was presented to City Council, which has since been modified as a result of this planning process. </p><p>The original design provided both street-oriented and parking lot-oriented retail, but di...</p></li></ul>