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Chesapeake Today

Chesapeake Then, Now, and Tomorrow

Since the City's founding in 1963, there have been several iterations of the comprehensive plan. Early versions of the plan set the tone for planning priorities in the City: how to build on a growing network of infrastructure, manage population growth and development pressure, and protect the things that make Chesapeake special.

While these are still essential frameworks for the City, Chesapeake today faces several different challenges than it did when these foundational concepts were set.

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Chesapeake Then

The 1972 General Plan for Chesapeake was the first comprehensive plan to consolidate several individual planning efforts that began shortly after the City was founded. The General Plan set up Chesapeake as a "city of opportunity" with potential for tremendous growth while recognizing the importance of proper planning.

The concept of "timely development" – that each new phase of development should be a logical extension of existing development – was introduced. Some of the concerns included in the 1972 General Plan are ones that still resonate with residents today: population growth (the City grew faster than Virginia overall and the United States between 1960 and 1970), outward expansion, utility provision, and public services. These continue to be key themes in Chesapeake 2045.

While the 1972 General Plan prepared for a large influx of residents and focused on city-wide orderly development around major existing and new transportation infrastructure, planning in Chesapeake today allows for nuanced understanding of different geographies and unique communities in the City.

Today, we recognize differences in demographics, interests, land use, and lifestyles, and plan accordingly.

Chesapeake Now

Geography and Region

Located in southeastern Virginia, Chesapeake is one of ten independent localities, along with six counties and one town, that make up the Hampton Roads Planning District Commission. Hampton Roads is the second-largest region in Virginia. Much of Chesapeake is shaped by its regional context and Hampton Roads’ unique position of being primarily a collection of independent cities. Chesapeake is big, encompassing 353 square miles, of which approximately 80 square miles is the Great Dismal Swamp National Wildlife Refuge.

Population

In 2024, Chesapeake’s population was estimated at 253,261 by the Weldon Cooper Center. Since 2020, Chesapeake has been the second-largest city in Virginia (behind Virginia Beach, which had a population of 452,965 in 2024).

Race

Chesapeake’s racial diversity mirrors the region as a whole. Approximately 62.1% of residents identified as White, 31.6% as Black, 3.7% as Asian American, and 2.3% as two or more races. 7.3% of residents identified as Hispanic or Latino. The City has been slowly shifting towards being more racially diverse (in 2010, 64.5% of residents were White).

Age

The median age in Chesapeake is rising, as it is across the country. This is largely due to life expectancies increasing for much of the past century, resulting in more older adults living longer and engaging lives. Chesapeake’s median age, 39.0, will likely continue to rise.

Income

One of Chesapeake’s distinctions relative to the rest of Hampton Roads is the City’s high median household income ($84,134 in 2022, compared to $74,393 for the region). However, it is important to note that 18.1% of

— A NOTE ON THE DATA —

Prior to starting the comprehensive plan update, the City hired Partners for Economic Solutions (PES) to help understand the City’s current conditions. Before figuring out where we want to be in the future, we have to understand where we are today.

PES completed a detailed demographics analysis and housing needs assessment, an economic profile and market analysis, and a report on recommended development strategies. PES will be referenced throughout this document, and the full reports can be found on the City’s website, here. Data shared in this section is city-wide; as will be seen in planning area narratives, the planning areas are often quite different from the City average (e.g., some planning areas have much higher incomes than the median, and some have much lower).

households have incomes below $35,000 – life in Chesapeake is not the same for everyone.

Household Size

While Chesapeake households are typically larger than those of Hampton Roads, they are getting smaller. 55.0% of households have only one or two people. This trend is projected to continue, and has implications for the type and size of housing needed in Chesapeake.

Housing

The majority of housing in Chesapeake is detached single-family homes (67.9%). Townhomes (attached single-family) account for another 12.2%. Multifamily housing with five or more units only accounts for 12.9% of housing, which is significantly lower than the rest of the region. Approximately 1.7% of housing is mobile homes, and the remaining

5.3% is multifamily housing with fewer than five units.

Housing prices are a problem for many residents. According to the U.S. Department of Housing and Urban Development (HUD)’s Comprehensive Housing Affordability Strategy (CHAS) data, in 2021, 25,835 households in Chesapeake were cost-burdened. “Cost-burdened” means they spent more than 30% of their monthly income on housing (including utilities), a sign of poor financial health which undercuts a resident’s ability to pay for food, childcare, transportation, and other essential expenses. 28.9% of Chesapeake households were cost burdened in 2021, including a significant number of households making the Area Median Income or higher. Housing affordability must be addressed in the City. Read more about this issue in the Housing chapter.

DEFINING GENERATIONS

According to the Pew Research Center, these are the ranges for generations discussed in Chesapeake 2045:

• Baby Boomers: Born between 1946 and 1964
• Gen X: Born between 1965 and 1980
• Millennials: Born between 1981 and 1996
• Gen Z: Born between 1997 and 2012

Chesapeake Tomorrow

Chesapeake’s population is projected to continue growing, and this plan reflects that manageable reality.

It is estimated that in 2045, there will be 299,578 residents in the City, an additional 46,317 people to plan for.

It is also projected that the mix of ages will shift. As the Baby Boomer generation continues to age, there will be an increase in those aged 65+, with particularly high growth in the 75+ and 85+ populations. This has important implications for the type of

housing and services that the City provides. Chesapeake will also continue to become more racially diverse, with Black, Asian, and Latino populations likely to grow.

Employment is projected to grow along with the City’s population. The largest projected job category increase, by far, is health care and social assistance, which is not surprising given the projected aging population. Other industries projected to see growth include accommodation and food services, transportation and warehousing, and real estate, rental, and lease services, among others.

Technology continues to change the way we live. The City is prepared to evaluate the increased use of artificial intelligence (AI), self-driving vehicles, automated dining and shopping experiences, and other technology innovations. While we expect these things to improve our quality of life, we are also learning more about how they can have surprising negative impacts. For example, although social media is widely used, in-person interactions have decreased, and people are feeling those impacts. In our community engagement, more residents asked for spaces where they could be around other people – parks, plazas, or informal places to sit and watch the world.

Data shows us that our population is growing, albeit much more slowly than it has in the past; the population is aging; and households are getting smaller and more diverse. Jobs will grow that match the changing population and lifestyle needs. These are all reflected in policy recommendations today.

Myth Busting

Every resident has their own experience of what it’s like to live in Chesapeake, whether it be quiet and filled with open space or lively and filled with the activities of an urban environment. Still, it is important to understand the realities of Chesapeake at the city level. Here, we break down some common beliefs about Chesapeake and offer a new perspective.

• Myth: Chesapeake is growing at a very fast pace. Perspective: Chesapeake experienced very high growth rates from the mid-1980s to mid-1990s, with an average annual rate between 2.7 and 2.9%. This is high for a locality Chesapeake’s size, and residents today still feel some of the impacts of this growth, particularly where infrastructure failed to keep up. Currently growth rates are much lower. From 2023 to 2024, it is estimated that Chesapeake grew 0.31% (Weldon Cooper Center). However, certain areas of the City are growing more rapidly than others, so growth may still feel particularly high in those areas. Between 2020 and 2023, for example, Southern Chesapeake added 64 households, while Deep Creek added 591.

• Myth: Chesapeake is a bedroom community. Perspective: In the 1970s, Chesapeake held roughly 4.1% of Hampton Roads jobs. At the time, Chesapeake was in fact a bedroom community, meaning most residents

did not work in the community in which they lived. By 2019, however, that number tripled, and Chesapeake held 12.8% of all Hampton Roads jobs. PES projects that employment in Chesapeake will continue to grow through 2045, and at a rate faster than the rest of Hampton Roads.

• Myth: Chesapeake doesn't need to worry about sea level rise and recurrent flooding. Perspective: Although Chesapeake is not located on an open coast like some neighboring localities, there are many tidal rivers in Chesapeake that are impacted by sea level rise. Rising sea levels make tidal flooding more likely and can make drainage infrastructure less effective. Studies show that Hampton Roads is experiencing rain events of greater magnitude, and drainage systems cannot always keep up. Resilience, particularly to coastal hazards, will be critical as we move into the future.

It's Not All Change

So far this plan has made the case that Chesapeake is changing, and those changes need to be managed; however, some things have and will stay the same. The City's commitment to our residents, businesses, and stakeholders is that:

• Chesapeake will continue to be known for its high quality of life.
  • When we ask residents why they moved to Chesapeake, most often the response includes some combination of: the schools are great, the City is safe and has low crime rates, and there is a lot of green space and many great parks. These aspects of Chesapeake life will continue to be a focus in this plan.
• The City will respond first and foremost to those who live and work here.

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• Our residents will always be our top priority. The policies in Chesapeake 2045 respond to what the City heard during its citizen engagement process.
• The distinct urban, suburban, and rural lifestyles will remain.
  • Chesapeake will continue to offer a variety of opportunities for those who live here.

Plan Priorities

As suggested in the Guiding Principles section of the Introduction chapter, a few topics drove much of the interest and conversation for Chesapeake residents. Our four guiding principles are: Proactive, Green, Connected, and Unique. These shape the policy focus and how implementation will be prioritized. Some

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of the keys topics that show up repeatedly as priorities include:

• Walkability and specifically, sidewalks. While there are certain locations where an expansive sidewalk network may not be desirable, the ability to walk to key destinations, and specifically the provision of sidewalks, was noted over and over again as a desire from residents.
• Schools. Many residents expressed concerns about the capacity of the school system and how that impacts the safety of students and their ability to learn. While this is a shared responsibility with the Chesapeake Public Schools Board, the City can recognize the importance of this issue, focus on strong coordination, and ensure schools are landmarks of their community.
• Balancing growth and infrastructure. This plan accepts that growth will occur in the City of Chesapeake, whether some residents want it to or not. However, the City can take a stronger approach to making sure that growth comes with the appropriate infrastructure needed to mitigate potential negative impacts, such as traffic and school overcrowding.
• Protecting open and green space. One common concern about development is the loss of green space and tree canopy as the City grows. Residents strongly expressed their interest in protecting what exists and creating new spaces for residents to enjoy. Protecting trees around the City and during development is critical as well.

Planning Areas

The City is divided into ten planning areas. They have distinct cultural and physical characteristics, development patterns, and history that make them unique. Residents' concerns, needs, and desires will not be the same for each planning area. By acknowledging these differences, we create the opportunity for policies and projects that best suit each area.

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Planning Areas

The City is comprised of 10 planning areas. Each of these represent parts of the City with similar development patterns, history, and characteristics. The way we plan and think about the future is different for each Planning Area.

Camelot

Camelot, named after Arthurian legend, is Chesapeake’s smallest planning area and a community with a strong sense of place, defined by the people who have contributed to their community over the decades. The Camelot community is in proximity of water bodies that create flooding concerns.

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The area is comprised of established neighborhoods at the east and north of its boundaries and industrial and commercial uses, such as manufacturing, logistics, and auto sales, at the western half of the area. The Cavalier Industrial Park is located in the western half of the Camelot Planning Area and is one of the most notable industrial parks in Chesapeake. Its highway and railroad access uniquely positions this area for economic opportunity.

Camelot is a very established community with a relatively high proportion of residents over the age of 65. Camelot is in the top three planning areas for percentage of housing that is owner-occupied (81.1%). Similarly, Camelot has one of the lowest vacancy rates in the City (1.9%). Camelot has a significant minority community, with 76.9% of residents identifying as Black or African American. It is one of the most notable Black neighborhoods in Chesapeake.

Much of Camelot’s housing was built in the 1970s. Of all the planning areas, Camelot’s housing was built in the most concentrated time period, which likely contributes to its neighborhood cohesion and sense of connection.

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Chesapeake Today

The Camelot Civic League is an active and valuable community asset and promotes a high quality of life for Camelot residents through its community programs, events, and scholarships. The civic center of the Camelot Planning Area is co-located with the Camelot Community Center, Camelot Park, and Camelot Elementary School, which are key facilities that residents value. Some residents emphasize a need to continue building on these assets by improving recreational amenities and programs and increasing sidewalk and biking connectivity in the community.

Camelot Fast Facts

Camelot Community Center.

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Comprehensive Plan 2045 | 27

Deep Creek

Encompassing the Great Dismal Swamp National Wildlife Refuge, Deep Creek is Chesapeake’s largest planning area by acreage. The Great Dismal Swamp is a key recreation and conservation area in Chesapeake, with multi-use trails and amenities. The Dismal Swamp Canal, the oldest operating artificial waterway in the U.S., defines the eastern edge of the planning area. At the northern end of the canal sits the Village of Deep Creek.

Today, Deep Creek maintains a small-town feel and consists primarily of dispersed commercial areas and family-friendly suburban neighborhoods. Many of the residents enjoy the village feel and the numerous parks and natural areas that make the planning area so unique.

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Residents are passionate about preserving these aspects of their community.

In many ways, the demographics for Deep Creek are near the average of the City as a whole. However, Deep Creek experienced greater growth in the past few years, including the third-highest total housing units built between 2010 and 2023. Residents have apprehension about City-wide growth that has historically created issues such as increased traffic congestion. Also notable is the fact that Deep Creek has the lowest percentage of senior residents of any planning area, as well as the smallest percentage of one- or two- member households. This suggests Deep

Chesapeake Today

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Creek is home primarily to families, and there are fewer small, retired households.

Deep Creek contains a number of historic sites, including the formally recognized Sunray Agricultural Historic District. Sunray is defined by agricultural fields and early 20th century farmhouses and supporting structures, and the community reflects a pride in its historical, rural roots. Other historic sites speak to a rich Black community history, including one of the oldest Black-founded churches in the area.

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Deep Creek Fast Facts

Comprehensive Plan 2045 | 29

Grassfield

Grassfield is located centrally in the City of Chesapeake along Dominion Boulevard and bound to the west by the Great Dismal Swamp National Wildlife Refuge. Though the smallest in population, it has seen the greatest percentage growth of any planning area between 2010 and 2023, meaning that while it is still small and has fewer households than all other planning areas, it is growing quickly. Much of the area’s growth has been shaped by the construction of the Veteran’s Bridge, Moses Grandy Trail, and the addition of new activity centers, such as the Tidewater Community College buildings.

While the northern section of the area has developed with a mix of commercial and residential uses, the southern portion of the area is rural in character. The Chesapeake Regional Airport is located at

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the center of the planning area. Industrial uses exist around the airport, and growth in production and processing is expected, due in large part to proximity to U.S. Highway 17.

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A Grassfield neighborhood.

Grassfield has the highest median household income of all the planning areas, as well as the highest education attainment levels. Grassfield has the second-oldest median age, and the smallest percentage of those aged 20-34 (the “young professional” age range - 16.7%). However, Grassfield also has one of the higher percentages of children aged 0-19 (26.0%) and the largest average household size in the City. These all point to Grassfield being primarily made up of older, established families.

Grassfield citizens have expressed concerns with the amount of growth in the area, and the ability of infrastructure, particularly schools, to keep up with the increased population. Residents value preserving and enhancing natural areas. Residents have also spoken in support of creating trails, walkability, and sidewalk connections to destinations.

Grassfield Fast Facts

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Great Bridge

The Great Bridge Planning Area, located near the middle of the City, is home to many suburban residential subdivisions, the Great Bridge Lock, numerous shopping centers, the Chesapeake Municipal Center, and other civic and public areas. Many of the residential subdivisions are concentrated on the northern half of the planning area, with more low-density residential, agricultural, and rural space in the south of the area near Hickory.

Historically, this area was a key point of trade for goods being transported to and from North Carolina. During the American Revolutionary War, Great Bridge was the site of a famous eponymous battle. The planning area and Battlefield Boulevard were named after these events, and this heritage is reflected in the present-day places and neighborhoods.

The 1700s commercial activity hubs evolved into commercial corridors. Shopping strips and plazas containing restaurants, offices, retail, and other commercial uses can be found here. Residents are proud to point out the burgeoning dining scene in the area that draws both residents and visitors. The City government is one of the largest employers in Chesapeake, so these corridors also see heavy circulation from employees commuting and

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accessing services in the area. Further south, Edinburgh also draws visitors with restaurants, big-box stores, and other businesses.

Great Bridge Fast Facts

Chesapeake Today

The demographics of Great Bridge residents are similar to those of Grassfield’s: Great Bridge has one of the highest median household incomes, education attainment levels, and median age. Great Bridge also has the second-lowest percentage of one- or two-member households (49.3%), indicating that this area is desirable for families. Additionally, Great Bridge has the highest percentage of residents aged 55 and over, which may also indicate that once residents move to Great Bridge they stay and retire there as well.

⬚ figure Mister Jim’s is a Great Bridge staple with many local fans.

⬚ figure A boat cruises through the Great Bridge lock.

Comprehensive Plan 2045 | 33

Greenbrier

Greenbrier’s early history is agricultural, and it was once the site of a major nursery, Greenbrier Farms. This began to change in the 1970s, when the nursery relocated, and the Greenbrier Planned Unit Development was formed to support new commercial development.

Since that time, Greenbrier has grown to become the City of Chesapeake’s main commercial hub and the largest center for employment in the City, with an average daytime employment of nearly 50,000 people. Big-box retail, restaurants, shops, and other commercial uses are particularly concentrated along key roadways, drawing visitors from across the City and the region.

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An arterial backbone of Greenbrier.

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Greenbrier is also growing: Since 2010, the total number of residents in Greenbrier has grown the most of any planning area. It is the City’s third most populous planning area.

As Greenbrier matures, many recognize the opportunity for redevelopment and revitalization in the area, particularly the Greenbrier Mall site. With the heavy traffic circulation in this area, residents also emphasize the need for increased pedestrian and multi-modal transportation.

In addition to being known for commercial activity, Greenbrier has several notable recreational areas including City Park, where

many of the City’s events take place, and Oak Grove Park. A large system of lakes and ponds designed to manage stormwater also serves as amenities. Many residents would like to see more natural space protected and incorporated into Greenbrier.

On many demographic fronts, Greenbrier is close to the City average. Of note, Greenbrier has the second-lowest share of young adults (aged 20-24) of the City, and the third-lowest of those aged 20-34. Interestingly, despite having fewer young adults, Greenbrier has the second-largest percentage of households made up of only one or two people (64.8%).

In terms of housing, Greenbrier is unique. Neighborhoods range from suburban-style single-family homes to townhomes and multifamily residential buildings. Greenbrier has the second-lowest percentage of single-family detached housing (47.6%) and the highest percentage of single-family attached housing (24.6%).

Greenbrier Fast Facts

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Indian River

Indian River constitutes the northeast point of Chesapeake, abutting Virginia Beach on the east. It encompasses the Indian River, after which the area is named. Indian River is one of the more racially diverse planning areas, and also smaller than many other areas by acreage.

Originally a bedroom community for the nearby Norfolk Assembly Ford Plant and naval and railroad industries, Indian River has a long history, including suburban streetcar neighborhoods. Today, it is still known for its numerous tree-shaded, interconnected, compact neighborhoods. Shopping strips, drug stores, car washes, and other small-scale commercial can be found along the Indian River Road corridor, typically serving local residents.

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With changing commercial and industrial activity over time, residents’ values have shifted away from auto-centric development and streetscape to prioritizing pedestrian

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safety and mobility and improving the sidewalk network. Some residents prefer a return to a Main-Street-like character with revitalization of shopping areas like the Indian River Shopping Center and an emphasis on local connectivity and access. Indian River also has a large percentage of senior residents compared to other planning areas (17.1%), adding importance to this transition.

In the southern part of the planning area, South Military Highway and I-64 border another large commercial area, which includes the Greenbrier Business Park, car dealerships, several hotels, and the nearby Indian River Middle and High Schools. Indian River Park is an important recreational amenity for this community.

Indian River Fast Facts

Indian River neighborhoods are characterized by older single-family homes, 62.3% of which were constructed before 1980, and home values tend to be lower than in other parts of the City. About 68.2% of housing units are owner-occupied, which is lower than most other planning areas. However, many residents are passionate about preserving the neighborhood character and historic aspects of homes in the area. Notably, Indian River includes the Oaklette neighborhood, one of the few Chesapeake residential districts listed on the National Historic Register, which is the result of community pride and a desire to protect the neighborhood charm.

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Rivercrest

Rivercrest, located in the center of the City, is home to diverse residential neighborhoods and large employment areas, such as those on the industrial waterfront located along the Southern Branch of the Elizabeth River. The Southern Branch contains a federally-maintained deepwater channel that makes water-based industrial uses appealing and successful.

Many homes in Rivercrest are built facing the water and provide access to the Elizabeth River through neighborhood boat launches and piers. Newton Neck Park along the waterfront expands

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recreation opportunities in the Rivercrest area and provides additional public access to the Elizabeth River. Rivercrest’s proximity to the water is an asset to the community but also poses flood risks. Low-lying communities like Fernwood Farms and Mains Creek are prone to flooding and susceptible to sea level rise.

Rivercrest has the second-most multifamily housing in Chesapeake; 26.8% of the total housing stock in Rivercrest is comprised of buildings with five or more units. Some of this housing occurs where Rivercrest abuts Greenbrier, and some of the land technically in Rivercrest has the character of its denser neighbor. Due to its high proportion of multifamily housing, Rivercrest unsurprisingly has one of the higher renter rates in Chesapeake. Rivercrest also has the highest percentage of residents living in one- or two-person households in the City (66.2%) and the highest percentage of residents aged 20-34, the group typically considered young professionals.

Rivercrest Fast Facts

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One of many established neighborhoods within the Rivercrest Planning Area is the Crestwood neighborhood, originally built in 1937 by Oscar F. Smith for Black employees who worked at his fertilizer plant during WWII. Since that time Crestwood has been a prominent Black community; Crestwood High School served the Black community from 1954-1971, leaving a legacy of educational excellence that continues today.

South Norfolk

South Norfolk is the City of Chesapeake’s oldest urban area. It originally developed as a streetcar suburb within Norfolk County starting in the 1890s, and the population increased with the growth of the railroad and industrial development along the waterfront. South Norfolk is located at the north of the City, bordering the City of Norfolk.

In 1989, the well-preserved, gridded, residential core of the community was listed as a Historic District on the National Register of Historic Places. In 2001, the City adopted Design Guidelines to help ensure that renovations and construction within the District are appropriate to the neighborhoods unique character and qualities and honor its historic nature. In addition to its historic residences, South Norfolk has

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one of the most walkable main streets in the City, Poindexter Street. There is opportunity for revitalization of historically underutilized business areas, such as along Bainbridge Boulevard, and several City organizations and programs are dedicated to preserving the area’s historic character while improving economic opportunity.

Several statistics indicate a need for support in South Norfolk. For example, South Norfolk has, by far, the highest percentage of households without access to a vehicle. South Norfolk also has the lowest rate of homeownership in the City at 45.8%. Finally,

South Norfolk has a median household income that is significantly below the rest of the City at $47,841. However, the bones of this planning area are strong, and there is much to build on going into the future.

As the City’s original urban area, South Norfolk contains some of the oldest housing stock, with a median construction date of 1974. South Norfolk also contains the most “missing middle” housing stock in the City; it has more duplexes, and 3- and 4-unit buildings than any other planning area. Unit sizes are also smaller in general, and the cost of housing is the most affordable in Chesapeake.

South Norfolk Fast Facts

26,709 Population in 2023

$47,841 Median household income

12.3% No vehicle available in household

17.1% Have a Bachelors Degree or higher

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Southern Chesapeake

Southern Chesapeake, one of Chesapeake’s largest planning areas by acreage, blends history, agricultural heritage, natural beauty, and a sense of close-knit community. Many important natural features, including the Northwest River and the wetlands that buffer it, are found in Southern Chesapeake. Residents are passionate about the peace and quiet of the landscape and expansive network of open space, farmland, and woodlands. For many, the opportunity to live in a rural environment while still being able to access city amenities is the reason their family moved to Chesapeake in the first place. Residents have expressed concerns about continued growth in the City encroaching on this way of life.

Residential communities in the area are made up of very low-density, large-lot homes and farmland of varying acreage. Perhaps in part because the vast majority of housing units are single-family homes, Southern Chesapeake has the highest rate of owner-occupied housing in the City (86.6%). Southern Chesapeake also has one of the highest median household incomes in the City at $115,314.

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Chesapeake Today

Anecdotally, the aging population (a national trend) has had an impact on local family-owned farms as the average age of farmers rises across the country, leading to uncertainty about the future of generational farming. However, Southern Chesapeake has a relatively even age mix overall. It has a lower share of persons aged 55 and over than most planning areas and the highest percentage of young adults aged 20-24.

In addition to the predominance of farming operations, Southern Chesapeake is also home to Naval Auxiliary Landing Field (NALF) Fentress and Naval Support Activity (NSA) Northwest Annex. Both of these benefit from limited surrounding uses, including residences, as it reduces the potential for conflicts.

Southern Chesapeake Fast Facts

13,229 Population in 2023 $115,314 Median household income 6.6% Residents 20-24 years old 27.6% Residents aged 55+ years

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Western Branch

Western Branch is Chesapeake’s northernmost planning area and rings Portsmouth’s western city boundary. Named after the Western Branch of the Elizabeth River, this planning area consists of a well-distributed mix of commercial developments, suburban neighborhoods, and natural amenities. Western Branch has the second-largest population in the City, but it has not been growing as quickly as other planning areas in recent years.

A large portion of the area is single-family residential, having been built to support jobs at General Electric (in neighboring Suffolk, VA). Most of this housing is single-family detached housing; however, Western Branch also has more townhomes than many other planning areas. Commercial and big-box

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retail is found along Portsmouth Boulevard, including The Crossroads at Chesapeake Square and Chesapeake Square Mall, which is well-positioned for reinvestment and revitalization. The future of this large piece of land is of great interest and concern to residents.

In most ways, the demographics of Western Branch are comfortably in the middle of all the planning areas, and often reflect the City average. Western Branch has an older median age than many planning areas. Of note, Western Branch has one of the lowest vacancy rates in the City, indicating housing is desirable but limited.

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Jolliff Middle School.

Chesapeake Today

Recreation is an important part of Western Branch and something residents highly value. The area is home to Western Branch Park, a 93-acre amenity adjacent to the Western Branch community center, as well as Virginia’s Fifth Largest Live Oak Tree. Western Branch boasts one of the most developed trail networks in Chesapeake, including Chesapeake’s portion of the South Hampton

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Roads Trail and the Western Branch Trail which connects Chesapeake to other localities. The completion and connection of Western Branch’s trail network is a common request from residents and aligns with the citywide desire for additional trails, sidewalks, and bike paths, as well as green space protection.

Western Branch Fast Facts

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Overlay Districts

Overlay districts organize the City into urban, suburban, and rural areas, each of which provide a different, desirable lifestyle. Each overlay district has defined residential densities that are implemented through the Zoning Ordinance, creating predictable patterns of growth for use in planning future roads, schools, utilities, recreational amenities, and other public needs.

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2045 Overlay Districts The City of Chesapeake is divided into three overlay districts: Urban, Suburban, and Rural. Each district has a primary development pattern that is promoted through zoning and policy.

Overlay District

• Urban
• Suburban
• Rural

Major Roads Great Dismal Swamp Water Bodies

GEN 2: Amend the Zoning Ordinance to reflect necessary changes to the overlay district standards.

Urban Overlay District

The Urban Overlay District (“Urban Overlay”) is where residents will find denser development (this includes single-family neighborhoods), with a focus on multi-modal transportation, pedestrian-scale development, and amenities.

RESIDENTIAL DENSITIES

Low-scale Neighborhood: ≤ 8 DU/acre

Mid-scale Neighborhood: ≤ 16 DU/acre

Urban Mixed-use: > 16 DU/acre

*DU/acre stands for “dwelling units per acre” ≤ stands for “less than or equal to” > stands for “greater than”

DISTRICT TODAY

The Urban Overlay is in the northern portion of the City and a section of Western Branch. Today, the Urban Overlay is comprised of:

• A mix of stable, older, traditional neighborhoods and those beginning to need reinvestment.
• Multi-family and single-family attached and detached neighborhoods.
• Industrial waterfront.
• Employment (business parks, industrial parks, commercial corridors) split with residential neighborhoods.

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• A mix of new, thriving, and aging commercial uses.
• Regional and local parks.

DISTRICT VISION

• Mix of traditional detached single-family, du/tri/quadplexes, townhomes, and apartments.
• Single-family neighborhoods that are denser than in the Suburban Overlay District, typically accomplished with smaller lots and gridded layout.
• Walkable, dense, mixed-use districts.
• Enhanced public transportation, pedestrian, and cycling options.

Chesapeake Today

• Compatibility between older parts of communities and newer, including necessary turnover.
• Industrial waterfront that exists comfortably alongside commercial uses.
• Employment found in the form of business parks, industrial parks, employment centers, and commercial corridors.

A Complete Community Looks Like...

Residents walking and biking to amenities, retail, and community spaces; a variety of housing styles and sizes on smaller lots; additional amenities to support density; employment that is accessible via multiple modes of transportation.

URB 1: Promote density and compatible infill or redevelopment in areas with sufficient existing infrastructure or where infrastructure upgrades are cost-effective and discourage sprawling development patterns.

URB 2: Provide enhanced transit, pedestrian, and cycling infrastructure to decrease reliance on personal vehicles.

URB 3: Prioritize the pedestrian scale in development.

URB 4: Protect existing open space and parks, and supplement with new open space where possible.

URB 5: Provide additional community amenities to support denser population (e.g., more parks in lieu of large private backyards).

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Comprehensive Plan 2045 | 48

Suburban Overlay District

The Suburban Overlay District (“Suburban Overlay”) is primarily Low- and Mid-scale Neighborhoods with commercial corridors along major roads. There is a greater focus on auto-oriented activities and amenities.

RESIDENTIAL DENSITIES

*DU/acre stands for “dwelling units per acre” ≤ stands for “less than or equal to”

DISTRICT TODAY

The Suburban Overlay covers the middle band of the City, encompassing large swaths of Western Branch, Deep Creek, Great Bridge, and portions of several other planning areas. Today, the Suburban Overlay is made up of:

• Stable older and new neighborhoods.
• Aging and new commercial spaces.
• Spacious open space and park amenities.
• Employment found along business corridors and in employment centers.

DISTRICT VISION

• Mostly Low- and Mid-scale Neighborhoods with occasional accessory dwelling units, townhomes, and duplexes that visually blend in with surroundings.
• Commercial that is conveniently accessed by automobiles, with some unique areas that may look and function more like a traditional main street.
• Employment found in the form of commercial corridors and employment centers.
• Spacious open space and parks in close proximity to neighborhoods.

A Complete Community Looks Like...

Driving to jobs; access to amenities (e.g., parks, community space) within biking and walking distance; a sense of community and identity through unique places; and housing that meets residents’ needs at all stages of life.

Chesapeake Today

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Single-family homes make up much of the Suburban Overlay housing.

SUB 6: Maintain the quality of neighborhoods as they age by allowing for appropriate, compatible redevelopment.

SUB 7: Provide public utilities throughout this district.

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Suburban neighborhoods may include attached housing, too.

Comprehensive Plan 2045 | 50

Rural Overlay District

The Rural Overlay District (“Rural Overlay”) is primarily large tracts of agricultural and conservation lands interspersed with very low-density single-family homes.

RESIDENTIAL DENSITIES

1 dwelling per 3 acres, regardless of Character District

DISTRICT TODAY

The Rural Overlay covers the bottom half of the City and includes nearly all of Southern Chesapeake, as well as the Great Dismal Swamp, and historic Sunray community. Here one will find:

• Active farming operations.
• Very low-density single-family housing with some newer housing built at a denser scale.
• Expansive conservation and publicly-owned lands.
• Some unique uses that benefit from large expanses of land and few surrounding uses (e.g., NALF Fentress, NSA Northwest Annex).

DISTRICT VISION

• Active farming operations.
• Very low-density single-family housing.
• Pockets of cluster housing, farming villages, and accessory dwelling units that allow for a variety of housing options without impacting rural life.
• Expansive conservation lands.
• Amenities that support pedestrians, cyclists, and equestrians.

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A Complete Community Looks Like...

Driving to most jobs and retail; large natural open spaces; single-family housing on large tracts of land or clustered and arranged to protect rural land and character; accessory dwelling units; tractors and farm equipment sharing the road; and jobs related to agriculture and agritourism.

RUR 1: Preserve and protect the rural character of the City.

RUR 2: Protect active agriculture operations.

RUR 3: Maintain the scale and density of historically rural areas during the development process.

RUR 4: Work with the Department of Public Utilities to determine if public utilities may be appropriate in certain circumstances and areas.

RUR 5: Find ways to ease traffic, protect the water supply, and reduce potential environmental contamination in the City’s rural areas without increasing development.

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Farm markets connect residents to the agricultural economy.