Kecoughtan Corridor Master Plan
Overview
The recommendations of the Kecoughtan Corridor Master Plan are designed to build upon the strengths of diverse architecture and a traditional neighborhood environment that has kept many families in the area for several generations. Under the plan, existing commercial land uses are repositioned to attract neighborhood-serving businesses and, in some instances, rezoned in order to support new residential opportunities.
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Key Elements
- Redefine the Kecoughtan Road Corridor primarily as a residential boulevard and neighborhood main street which will present an appropriate front door to the neighborhoods.
- Create memorable places and events along the length of the corridor which help reinforce the unique identity and history of the various neighborhoods.
- Consolidate commercial land uses to the two existing neighborhood shopping centers as much as is practical while still supporting viable neighborhood-oriented businesses elsewhere along the corridor.
- Eliminate non-neighborhood-friendly commercial uses while supporting commercial businesses which are truly neighborhood serving.
- Ensure new development and redevelopment preserves and enhances the essential qualities of the neighborhoods: charm, water-orientation, architectural styles and the rich history of the area.
- Establish connections to existing and proposed open spaces, the water, schools and other public facilities.
- The establishment of new neighborhood gateways and improved public landscaping and infrastructure are hallmark components of the plan.
Housing Market Study
Boundaries of the Study Area
The Master Plan boundaries include Victoria Boulevard in the north to LaSalle Ave; form LaSalle Ave. to Settlers Landing Rd; Armistead Ave., Sunset Creek and the Hampton River in the east; Hampton Roads in the south; and Pear Street in the west.
Market Potential By Draw Area
Hampton: 54.0 percent
Region: 26.3 percent
Nation: 19.7 percent
Market Potential By Household Type
Empty Nesters & Retirees 51%
Traditional & Non-traditional families 16%
Younger Singles & Couples 33%
Target Residential Mix
| Type: |
Number of Households |
Capture Rate |
New Units/Year |
| Rental Multi-family |
370 |
25% |
93 |
| For-Sale Multi-family |
180 |
25% |
45 |
| For-Sale SF attached |
160 |
10-15% |
16-24 |
| For-Sale urban SF detached |
170 |
10-15% |
17-25 |
| Total: |
880 |
171-187/yr. |
Based on the migration and mobility analysis, and dependent on the creation of appropriate new housing units, more than half of the annual market potential of 187 new dwelling units per year could be from households moving form outside Hampton.
Retail and Office Market Study
Economic Research Associates (ERA) conducted a commercial market analysis for the Master Plan. The study concluded there is a limited market for retail and commercial uses throughout the corridor. Recommendations for the primary tenant mix along the corridor are for neighborhood-serving shopping and services. The corridor contains a significant selection of food and beverage offerings. The modest, but apparently viable, cluster of cafes and restaurants along the corridor offers a basis for possible recruitment of additional food tenants.
Recently Completed Projects
- Sussex Style Guide Book and Venture Reinvestment Program
- Creation of new community open space at the head of at the head of Indian River
On-Going Projects
- Construction of a new public K-8 school at the former Sentara Hospital site
- Streetscape enhancements for the west end portion of Kecoughtan Road at the Hampton/Newport News border
- Streetscape enhancements for the intersection of Kecoughtan Road and LaSalle Avenue
- Development design for the new Little England Cultural Center
Proposed Projects
- Relocation and construction of the new Wythe fire station
- Construction of new residential units along Kecoughtan Road
- Development of a new residential community on vacant land within the Master Plan area
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