The Princess Anne Commons and the Transition Area are located between the more urbanized region of Virginia Beach to the north and the lower density and rural areas to the south.

Princess Anne Commons offers a unique opportunity for educational, entertainment, recreational and habitat preservation as well as quality economic development. 

The Transition Area is bordered by Princess Anne and Sandbridge roads along the Green Line to the north, North Landing Road to the west, Indian River Road to the south, and New Bridge Road to the east.

General Recommendations

Proposed developments in these areas should conform to the following:

• Continue the tradition of high-quality development by adhering to the planning and design principles cited in the Transition Area Design Guidelines.
• Adhere to a maximum average calculated density of one dwelling unit per acre, except where otherwise recommended.
• Cluster land uses in a creative manner to minimize impervious surfaces, protect open spaces, and optimize site amenity and design opportunities.
• Recognize that, when completed, Nimmo Parkway will be the major east-west arterial roadway in this area, transforming North Landing Road to a minor collector role.
• Development proposals should strive to attain 50% open space, including berms, trees, buffers and trails to create safe, accessible and attractive roadway corridors and internal green space.
• Design with nature by creating site plans that respect and showcase valued natural resources.
• Use all available resources including those provided by the City’s Historical Review Board and Historic Preservation Commission as well as the Princess Anne County/Virginia Beach Historical Society to preserve designated historic resources.
• Efforts to retain historic resources should be accomplished in a responsible and innovative manner. This should include providing land use planning guidance and tax credit assistance to owners of historic properties to help protect and preserve the City’s limited number of valuable historic resources and surrounding open space areas.
• Owners of qualified properties should be encouraged to participate in the Virginia Beach Historical Register program and receive recognition for their contributions to the city's heritage.
• Incorporate into all public and private developments a well-planned system of multipurpose trails, greenways and other linkages, especially regarding the Stumpy Lake-Back Bay Greenway, to implement the strategic goals of the adopted Outdoors Plan. 
• Demonstrate that the capacity of roadways and other infrastructure in the Transition Area can adequately support the demand placed on them by discretionary development proposals.
• Ensure all projects employ energy efficient systems, preferably equivalent to or higher than the standards set for the Leadership in Energy and Environmental Design (LEED) certified rating.
• Ensure all development proposals conform to the provisions of the Oceana Land Use Conformity program and Air Installation Compatible Use Zone (AICUZ) provisions.

The Princess Anne Commons

The majority of The Princess Anne Commons is located between Princess Anne and North Landing roads. This area is divided into three parts: North Princess Anne, Central Princess Anne and South Princess Anne commons.

Transition Area

The boundaries of the Transition Area include North Landing, Princess Anne and Sandbridge roads to the north; New Bridge Road to the east; and Indian River Road to the south. 

Located south of the Green Line and north of the rural area, it is characterized by many high-quality residential neighborhoods that include significant open space areas. 

Much of the Transition Area has been developed; however, undeveloped tracks of land, subject to Air Installations Compatible Use Zone (AICUZ) restrictions, are located in the western region along with a patchwork of smaller, undeveloped properties in the eastern sector that, for the most part, are located outside the AICUZ impact areas.

The eastern edge of this area is close to the headwaters of Back Bay and the National Wildlife Refuge. The central part is bisected by the City’s West Neck Creek District Park corridor, a major natural corridor. Both natural features help define this area and provide unparalleled amenities for those who live in and visit this area. 

Special Areas

There are areas generally within the Princess Anne Commons and ‘Transition Area that deserve special attention, including the Historic Princess Anne Center, Interfacility Traffic Area, and the Interfacility Traffic Area and Vicinity.