Planning & Community Development

2026 Comprehensive Plan: Volume 1

City of Suffolk, Virginia 2026 Comprehensive Plan Adopted April 5, 2006

The City of Suffolk is growing and changing everyday. While growth and change are inevitable, the way in which they occur is not. The Comprehensive Plan provides themes, policies and actions to help respond to and guide future growth. For your convenience we have provided Volume 1 of the 2026 Compehensive Plan in a complete format as well as broken down by chapter.

Volume 1 Complete Version: 2026 Comprehensive Plan 50.62mb

Volume 1 by chapter: Table of Contents

Chapter 1: Introduction 74KB

• Policy and Action Statements pg. 1-3

Chapter 2: Planning Principles and Themes 166KB

• Introduction pg. 2-12.
• Principles and Values pg. 2-23.
• How Have the Citizens of Suffolk Reacted to the Impacts of Growth Since the 2018 Plan Was Adopted pg. 2-64.
• Plan Themes pg. 2-8
• Tables
  • Table 2-1: Population Change in Suffolk pg. 2-5
  • Table 2-2: Areas of Concern pg. 2-7
• Figures
  • Figure 2-1: Population Change in Suffolk pg. 2-5

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Chapter 3: Land Use and Growth Management 8.19MB

• Introduction pg. 3-12.
• Differing Approaches to Growth Management pg. 3-83
• A Revised Growth Strategy: Focused Growth pg. 3-94
• Focused Growth Development Patterns pg. 3-174.1
• Mixed Use Commercial/Residential Core pg. 3-174.2
• Core Support District pg. 3-224.3
• Inner Ring Suburban District pg. 3-254.4
• Suburban Districts pg. 3-284.5
• Rural Conservation/Low Intensity Residential District pg. 3-304.6
• Rural Agriculture Conservation District pg. 3-325
• Themes, Policies, and Actions pg. 3-37
• Tables
  • Table 3-1: Summary of Approved / Pipeline Residential Development pg. 3-4
  • Table 3-2: Land Area by Zoning District pg. 3-7
  • Table 3-3: Use District Distribution pg. 3-14
  • Table 3-4: Remaining Developable Land pg. 3-15
  • Table 3-5: Summary of Total Projected Growth pg. 3-16
  • Table 3-6: Development Characteristics-Mixed Use Commercial/Residential Core pg. 3-20
  • Table 3-7: Development Characteristics-Core Support District pg. 3-23
  • Table 3-8: Development Characteristics-Inner Ring Suburban Districts pg. 3-26
  • Table 3-9: Development Characteristics-Suburban Districts pg. 3-28
  • Table 3-10: Development Characteristics-Rural Conservation/Low Intensity Residential District pg. 3-31
  • Table 3-11: Development Characteristics-Rural Agriculture Conservation District pg. 3-32
  • Table 3-12: Population and Employment Estimates pg. 3-38
• Figures
  • Figure 3-1: 2018 Comprehensive Plan Development Areas pg. 3-3
  • Figure 3-2: Single Family Residential Units/Year Development Activity pg. 3-4
  • Figure 3-3: Existing Zoning Categories pg. 3-5
  • Figure 3-4: Undeveloped Residential Land pg. 3-6
  • Figure 3-5: Focused Growth Areas pg. 3-11
  • Figure 3-6: Central Suburban/Urban Growth Area pg. 3-12
  • Figure 3-7: Northern Suburban/Urban Growth Area pg. 3-13
  • Figure 3-8: Typical Development Patterns by Use District pg. 3-18
  • Figure 3-9: Location Map of Mixed Use Commercial/Residential Core pg. 3-21
  • Figure 3-10: Location Map of Core Support District pg. 3-24
  • Figure 3-11: Location Map of Inner Ring Suburban Districts pg. 3-27
  • Figure 3-12: Location Map of Suburban Districts pg. 3-29
  • Figure 3-13: Carolina Road Corridor Land Use Strategy pg. 3-33
  • Figure 3-14: Aircraft Over Flight District pg. 3-34
  • Figure 3-15: Reduction in Development Potential pg. 3-35

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Chapter 4: Housing 200KB

• Introduction pg. 4-12
• Housing Values and Affordability pg. 4-33
• Effectiveness of Existing Policies pg. 4-84
• Public Housing Programs pg. 4-135
• Themes, Policies, and Actions pg. 4-14
• Tables
  • Table 4-1A: Home Prices: New Construction City Wide pg. 4-6
  • Table 4-1B: Home Prices: New Construction: Central Suffolk pg. 4-6
  • Table 4-1C: Home Prices: New Construction: Northern Suffolk pg. 4-6
  • Table 4-1D: Home Prices: New Construction: Western/Southern Suffolk pg. 4-6
  • Table 4-2A: Home Prices: Re-sales: City Wide pg. 4-7
  • Table 4-2B: Home Prices: Re-sales: Central Suffolk pg. 4-7
  • Table 4-2C: Home Prices: Re-sales: Northern Suffolk pg. 4-7
  • Table 4-2D: Home Prices: Re-sales: Western/Southern Suffolk pg. 4-7

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Chapter 5: Natural and Environmental Resources 22.9MB

• Introduction pg. 5-12.
• Location pg. 5-23.
• Rural Lands Conservation pg. 5-33.1
• State of the Agricultural Economy in Suffolk pg. 5-43.2
• Agricultural Impacts to the Environment pg. 5-54.
• Water Resources and Chesapeake Bay Preservation pg. 5-84.1
• Floodplains pg. 5-114.2
• Tidal and Non-tidal Wetlands pg. 5-124.3
• Shoreline Features and Erosion Control pg. 5-164.4
• Water Quality pg. 5-184.5
• Fisheries pg. 5-204.6
• Waterfront Access pg. 5-215.
• Soils pg. 5-226.
• Habitat pg. 5-286.1
• Natural Heritage Areas pg. 5-317.
• Historic Resources pg. 5-358.
• Themes, Policies, and Actions pg. 5-37
• Tables
  • Table 5-1: Farms by Size pg. 5-4
  • Table 5-2: Peanut Production in Suffolk pg. 5-4
  • Table 5-3: Cotton Production in Suffolk pg. 5-5
  • Table 5-4: Wetlands by Type pg. 5-13
  • Table 5-5: Impaired Waters in the City of Suffolk pg. 5-18
  • Table 5-6: Description of Soils Present in the City of Suffolk pg. 5-41
  • Table 5-7: Suitability of Soils for Specific Uses pg. 5-26
  • Table 5-8: Vegetation Cover Types in the City of Suffolk pg. 5-28
  • Table 5-9: Common Wildlife Associated with Various Cover Types pg. 5-31
  • Table 5-10: Natural Heritage Species Identified in the City of Suffolk pg. 5-32
  • Table 5-11: National Register Historic Resources pg. 5-35
• Figures
  • Figure 5-1: Prime Farmland pg. 5-7
  • Figure 5-2: Development Impacts to the Chesapeake Bay pg. 5-9
  • Figure 5-3: Chesapeake Bay Preservation Areas pg. 5-10
  • Figure 5-4: Wetlands pg. 5-14
  • Figure 5-5: Soils Types pg. 5-24
  • Figure 5-6: Rural Agricultural Conservation Area pg. 5-25
  • Figure 5-7: Vegetative Cover Types pg. 5-30
  • Figure 5-8: Natural Heritage Areas pg. 5-34

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Chapter 6: Master Thoroughfare Plan 5.01MB

• Introduction pg. 6-12.
• Types and Purposes of Roadways pg. 6-33.
• Existing Roadway Conditions pg. 6-74.
• Current Alternative Transportation pg. 6-95.
• Future Roadway Conditions pg. 6-106
• Required Intersection Improvements pg. 6-167
• Roadway Maintenance and Financing Requirements pg. 6-218
• Potential Other Future Transportation Modes pg. 6-239
• Themes, Policies, and Actions pg. 6-25
• Tables
  • Table 6-1: Year 2004 Daily Volumes and Levels of Service pg. 6-8
  • Table 6-2: Year 2030 Daily Volumes and Levels of Service pg. 6-12
  • Table 6-3: Cost Estimates of Priority Improvements pg. 6-15
  • Table 6-4: Roadways Designated for Periodic Evaluation pg. 6-16
  • Table 6-5: Initiatives Plans Transportation Improvements pg. 6-20
• Figures
  • Figure 6-1: Master Thoroughfare Plan: (with Northern Suburban / Urban Growth Area Inset) pg. 6-5
  • Figure 6-2: Master Thoroughfare Plan: (Central Suburban / Urban Growth Area) pg. 6-6
  • Figure 6-3: Levels of Service pg. 6-7
  • Figure 6-4: Transportation Improvements pg. 6-17
  • Figure 6-5: Critical Intersections and Access Management Corridors pg. 6-18

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Chapter 7: Municipal Facilities 11.2MB

• Introduction pg. 7-12.
• Parks and Recreation pg. 7-13.
• Public Safety pg. 7-94.
• Schools pg. 7-175.
• Libraries pg. 7-246.
• Potable Water pg. 7-277.
• Public Sewers pg. 7-338.
• Storm Water pg. 7-359.
• Themes, Policies, and Actions pg. 7-41
• Tables
  • Table 7-1: Suffolk Parks and Recreation Department: System Inventory – Facilities pg. 7-5
  • Table 7-2: Suffolk Parks and Recreation Needs Requirements pg. 7-6
  • Table 7-3: Police Staffing Requirements pg. 7-14
  • Table 7-4: Fire/Rescue Staffing Requirements pg. 7-14
  • Table 7-5: Level of Service for Suffolk Public Schools: Sq. Ft. of Design Capacity/Pupil pg. 7-19
  • Table 7-6: 2003 Level of Service of Suffolk Public Schools pg. 7-21
  • Table 7-7: Estimated New Students Based on Focused Growth Framework pg. 7-22
  • Table 7-8: Equivalent New Schools Required Under Focused Growth Scenario pg. 7-23
  • Table 7-9: Holdings per Capita of Suffolk Public Libraries Compared to Similar Areas pg. 7-26
  • Table 7-10: Required Library Space and Holdings pg. 7-27
  • Table 7-11: Water Supply Reservoirs in the City of Suffolk pg. 7-27
  • Table 7-12: Lone Star Lakes Reservoir System pg. 7-28
  • Table 7-13: Ground Water Sources pg. 7-29
  • Table 7-14: City Water Storage Facilities pg. 7-29
  • Table 7-15: Community Well Systems in Suffolk pg. 7-30
  • Table 7-16: Historical Water Demand Analysis pg. 7-31
  • Table 7-17: Projected Future Water Needs pg. 7-33
  • Table 7-18 A-F: Storm Water Management Compliance Measures pg. 7-36
• Figures
  • Figure 7-1: Mini, Neighborhood, Community Park, and Natural Resource Areas pg. 7-7
  • Figure 7-2: Special Use and Joint Use Facilities pg. 7-8
  • Figure 7-3: Police Stations and Patrol Zones pg. 7-15
  • Figure 7-4: Fire Stations and Coverage Zones pg. 7-16
  • Figure 7-5: Public Schools pg. 7-20
  • Figure 7-6: Public Water Service Areas pg. 7-32
  • Figure 7-7: Sanitary Sewer Service Areas pg. 7-34

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Chapter 8: Implementation 134KB

• Table 8-1: Implementation Plan pg. 8-2

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Chapter 9: Fiscal Impacts of the Plan 71.6KB

• Introduction pg. 9-12
• Methodology for Model pg. 9-13
• Description of Projections pg. 9-24
• Results of Model pg. 9-45
• Summary pg. 9-10
• Tables
  • Table 9-1: Revenue for the City of Suffolk pg. 9-3
  • Table 9-2: Expenditures for the City of Suffolk pg. 9-4
  • Table 9-3: Projected Future Revenue for the City of Suffolk pg. 9-5
  • Table 9-4: Projected Future Revenue Breakdown pg. 9-6
  • Table 9-5: Projected Future Expenditures for the City of Suffolk pg. 9-8
  • Table 9-6: Education Breakout pg. 9-8
  • Table 9-7: Projected Full Time Equivalent City Employees pg. 9-9
  • Table 9-8: Net Fiscal Impact of Development on the City of Suffolk pg. 9-10

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