Virginia Beach, Virginia urbandesignassociates

Transcription

Virginia Beach, Virginia u r b a n
d e s i g n
december 2008
north a mp t on bou l eva r d c or r id or s tr at e gic grow t h a r e a i mpl e men tat ion pl a n
l a ndm a rk design group | ur ba n design asso ci ates
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a s s o c i a t e s
© 2008 u r b a n d e s i g n a s s o c i a t e s
n o r t h a m p t o n b o u l e va r d c o r r i d o r s t r a t e g i c g r o w t h a r e a i m p l e m e n ta t i o n p l a n
Northampton Boulevard Corridor
Strategic Growth Area
Implementation Plan
P R E PA R E D F O R
City of Virginia Beach
P R E PA R E D BY
Urban Design Associates
The LandMark Design Group, Inc.
Basile Baumann Prost Cole &
Associates
Department of Planning
Virginia Beach Economic
Development
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ack now l ed gemen ts
b
1
The Planning Process 2
The Site 3
The Conceptual Master Plan 4
Table of Contents
OV ER V I E W
P H A S I N G A N D I M P L EM EN TAT I O N
P U B L I C P R O C ES S 5
Action Plan 32
Residential Lot Subdivision 33
Residential Design Guidelines 34
Commercial Design Guidelines 35
U R B A N D ES I G N A N A LY S I S 7
INFR ASTRUCTURE
36
D ES I G N E X P LO R AT I O N :
B U R T O N S TAT I O N V I L L AG E 9
EC O N O M I C S T U DY
39
30
Option One: Low Density Residential 1 0
Option Two: High Density Residential 1 1
Option Three: High Density Commercial 12
Burton Station Village: Economic Study 13
S T R AT EG I C P L A N 1 4
Core Study Area 15
Development Capacity 16
Design Frameworks 17
Burton Station Village 18
Golf Course District 21
Golf Course District: Norfolk 22
Golf Course District: Virginia Beach 23
Golf Course District: North Golf Drive 24
Northampton – Diamond Springs Corridor 26
Airport Industrial Park 28
Little Creek Amphibious Base 29
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ta bl e of c on ten t s
c
the city of virginia beach has identified strategic growth
A major component of this planning process involved working
areas that have the potential to become future areas of economic
with the residents of the Burton Station community to rebuild trust,
growth within the city. The City has embarked on a series of plan-
to illustrate potential visions for the future, and to arrive at a clear
ning studies for these areas that will provide visions for future
series of public improvements and strategies for development of their
growth. The strategic growth area plans will identify appropriate land
neighborhood.
uses, infrastructure needs, opportunities for private development, and
Overview
The process confirmed that redevelopment within the study
area will yield great opportunities for job creation, residential living,
civic amenities.
The Burton Station strategic growth area is located in the
improved public amenities and growth of the city’s tax base.
northwestern part of the city, adjacent to the Norfolk International
Airport, Little Creek Amphibious Base, Airport Industrial Park, and
Interstate 64. The western part of the study area is within the City of
Norfolk because the Lake Wright Golf Course within the study area
straddles the border between both cities.
Burton Station is located in the center of the region and at the
Existing houses along Burton Station Road define a neighborhood with
a long history and deep roots.
convergence of major highways and adjacent to a major portal to the
region, Norfolk International Airport. Port traffic and military bases
nearby are huge economic engines that bring value to Burton Station
as an area for future economic development.
Burton Station is the name of a historic African-American com-
Hampton
Chesapeake Bay
Nor thampton
Boulevard Corridor
Strategic Grow th
Area
munity, located in the center of the study area. Many of the current
residents are descendents of two freed slaves who were given this
land for their families. For years the city has failed to provide this
community with basic utilities and services. Tensions between the
community and the city have festered for generations.
Nor folk
Suf folk
Virginia Beach
This study was prepared with a public planning process that
involved residents, business owners, interested citizens, property
Great Dismal
Swamp
Chesapeake
owners, and public officials from multiple jurisdictions including the
City of Virginia Beach, Norfolk and the Airport Authority .
Regional Locator
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VIRGINIA BEACH COMPREHENSIVE PL AN The study area is one of twelve focus areas for strategic growth
ov erv ie w
1
The Planning Process
The analysis phase of the public process began in March of 2008
when Urban Design Associates visited the Burton Station neighborhood to kick off the project with initial stakeholder meetings and site
reconnaissance. In addition to the collection of hard data – photos,
The study area’s assets include an array of native flora such as those on display at the picturesque arboretum and botanical garden of
Virginia Tech’s Agricultural Institute. The residents themselves are a key strength as well. Proud of their homes and long history in the
area, they are extremely invested in the neighborhood.
street dimensions, and city mapping – UDA also gathered soft data,
asking people’s opinions, impressions, and visions of the area. The
Design Team continued to gather information through the beginning of the charrette and the Public Process section of this document
summarizes those findings. Input from participants provided valuable
insights into the public perception of the area, as well as identifying
the issues that need to be addressed. This input is combined with an
analysis of the site configuration and existing conditions within the
area.
ABOVE The large amount of open and unused land parcels in the area provides a remarkable potential. Close to the airport, waterways,
and in an area with booming development, the unused railways and high number of vacancies is a unique opportunity.
BELOW Burton Station Road is at the core of the study area. It links existing residential neighborhoods, commercial and transportation
corridors, and the Norfolk airport. It straddles both Norfolk and Virginia Beach city boundaries.
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ov erv ie w : the pl a nning pro cess
2
Virginia Tech
Agricul ture
Center
p r in
ond S
D ia m
d
Bake r R
The Site: Core Study Area
Nor folk International Airpor t
gs Rd
The project site is located east of the Norfolk International Airport
along the Norfolk and Virginia Beach city boundaries. The study
area includes the Lake Wright Golf Course (Norfolk), historic
African-American community Burton Station, agricultural land, service oriented retail and the Airport Industrial Park. The Core Study
Area focuses on the southern part of the site as depicted at right.
M
St
er
ill
or
d
eR
Bu
r to
nS
tat
Lake Wright Golf Course
ion
Rd
No
r fo
lk
N
or
a
th
m
pt
on
Bl
vd
irg
/V
in
Diamond Lake
Estates
ia
Be
ac
h
Ci
Lake Wright
ty
Li
ne
d
Bake r R
S
Ar
u
rw
L & J Gardens
ich
64
y
Bo
Wesleyan Chase
ry
No
I-
d
tu
ea
a
nd
Av
e
W
es
le
ya
n
Dr
Portrait of Existing Conditions
CORE STUDY AREA
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ov erv ie w : the site
3
Virginia Tech
Agricul ture
Center
p r in
ond S
Wa r d
D ia m
d
Bake r R
The Conceptual Master Plan:
Core Study Area
Ave
gs Rd
The Conceptual Master Plan was developed based on the goals
identified in the strengths and weaknesses exercise and the planning
principles identified in the planning process. The design is structured
rr
s
Rd
around a reconfigured golf course and new streets. Development
Ba
areas include Burton Station village, new residential development,
commercial office, mixed-use buildings, hotel, and flex/R&D/industrial uses.
M
St
er
ill
or
d
eR
Hotel
Bur ton Station
Village
N.
Bu
r to
W
nS
t
es
ati
on
le
Rd
N
or
a
th
m
pt
on
Bl
vd
ya
n
Dr
Diamond Lake
Estates
Lake Wright
Wesleyan Chase
Of fice Park
d
Bake r R
No
rw
I-
L & J Gardens
ich
64
Av
e
W
es
le
ya
n
Dr
Key Illustrative Plan
CORE STUDY AREA
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ov erv ie w : the concep t ua l m a ster pl a n
4
residents and stakeholders participated in a series
Public Process
of public meetings to kick off the planning process. Following a presentation on the site research and documentation by Urban Design
Associates, participants were asked to identify strengths, weaknesses,
and areas of highest priority for change in the study area. Their input
served as a guide to the community and helped to define what the
plan should become. This information was compiled and used as the
impetus for design throughout the planning process.
Consultants and residents were also invited on a guided bus tour
through the study area and the different areas encompassed by its
boundary. Strong community participation and feedback not only
helped in understanding the needs of the community, but also in
encouraging residents to contribute their knowledge and their visions
in order to create a plan that accurately depicted and provided for the
constraints and possibilities of the site.
Public Meeting
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publ ic pro cess
5
Public Input
Residents and stakeholders placed green dots on the strengths and assets of the site
and surrounding area.
Red dots were placed on the weaknesses and problematic qualities of the site and
surrounding area.
Blue dots were placed on the areas presenting particular opportunities that are ideal for
immediate initiatives.
S T U DY A R E A S T R E N G T H S
S T U DY A R E A W E A K N E S S E S
S T U DY A R E A O P P O R T U N I T I E S
» Strong history and legacy of Burton Station Road and its residents
» Lack of proper infrastructure along Burton Station Road
» Implement infrastructure improvements for Burton Station
» Close knit neighborhood is very family oriented
» Low land value for underserviced residential properties
» Affordable housing to allow current residents to stay
» Transportation hub with proximity to airport, railroad, and ports
» History of inaction and abandoned plans for the area causes distrust
» New residential village with senior housing and community services
» Academic strength of nearby schools and VA Tech Agricultural
Institute
» Multiple land ownership fragments the site
» Park honoring to legacy of Burton Station
» Coordination required with two municipalities and the airport
» Mix of uses providing for residents, workers, and visitors
» Strong job base
» Transform Northampton Boulevard into a gateway to Virginia Beach
» Golf course is a great local attraction
» High traffic and truck routes along surrounding roads and through
site
» New DHL sports facility serves the greater community
» Deterioration and illegal dumping devalue the site
» Showcase the strengths, including the sports complex, golf course,
Agricultural Institute, office parks, and history
» Successful industrial park and office parks
» Vacancies along Northampton and within the neighborhood
» Prepare for the future with light rail connections and green initiatives
» Attractive natural features, such as the lake, and bay
» Spot zoning allows incompatible uses and blocks redevelopment
» Tie into regional network with pedestrian friendly paths and bike trails
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publ ic pro cess
6
the urban design analysis includes a plan portrait of the
Urban Design Analysis
area which combines information from several sources to provide a
base from which we can develop alternative concepts. It includes all
of the elements of the area: streets, buildings, land use, vacant land,
topography, and natural features.
Understanding the fabric of the site is a key part of the design
process. This is accomplished through a series of diagrams called
UDA X-Rays® which pull apart information so that the site can be
more clearly understood. Each X-ray describes not only a physical
element of the area, but also the issues to be resolved.
airport restrictions and areas of contamination.
RESIDENTIAL BLOCKS X-RAY: Strong
residential areas are adjacent to the study area.
COMMERCIAL USES X-RAY: Northampton
Boulevard is an important commercial corridor.
INDUSTRIAL USES X-RAY: The industrial
park, airport and base are employment centers.
CONSTRAINTS X-RAY: Constraints include
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ur ba n design a na ly sis
7
Urban Design Analysis
FIGURE GROUND X-RAY: The site has large
STREET HIERARCHY X-RAY: The site has
ZONING X-RAY: The area has a predominance of
and small buildings and vast empty areas.
insufficient road infrastructure for development.
industrial, residential and commercial land uses.
ZONING K E Y
I -1
I-2
R -15
N O R F O L K I N T E R N AT I O N A L A I R P O R T
A -24
R-40
A -18
R -10
A -12
R -7. 5
H -1
R-5D
B-2
PD -H2
O -2
OWNERSHIP KE Y
PUBLIC UTILIT Y CONTROLLED
NORFOLK CONTROLLED
VIRGINIA BE ACH CONTROLLED
P R I VAT E
OPEN SPACE X-RAY: Major areas include the
L AND OWNERSHIP X-RAY: Publicly owned land
golf course, VT Ag center, schools and waterways
is shown in yellow, private in purple.
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AIRPORT CONTROLLED
ur ba n design a na ly sis
8
burton station road and the residential areas accessed by it
Design Exploration:
Burton Station Village
defined the focus of the study area. The site’s long history of both
thriving as a community while lacking public services make it a key
location for improvement and redevelopment. Various visions presented during the public process led to the exploration and development of three different options for the Burton Station neighborhood.
The first alternative is a low-density scheme which is primarily
residential. Providing for the needs and desires of current residents,
this option keeps all 31 existing homes. The current alignment of
Burton Station Road is respected, and small neighborhood services
such as a corner shop and community center are provided.
The second alternative is a high-density residential scheme. This
envisions a larger scale redevelopment of Burton Station land parcels,
creating higher land value while maintaining a residential neighborhood. Increasing density also validates the market for commercial
and office uses in the area. Apartment units and a senior living complex are included in the plan.
The third alternative proposes commercial and office redevelopment. While residential uses are not depicted, this option does
accomplish the highest land value and was explored as an alternative
land use.
The final decision revealed a preference for option 1, allowing the
community to keep their heritage and enhance the existing community. Street improvements and a Memorial Park celebrating the area’s
legacy, would be key components.
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design e x pl or at ion : burt on stat ion v ill age
9
Option One:
Low-Density Residential
Given the strong historical and community ties in the Burton Station
neighborhood, a plan respecting all existing buildings was explored.
This proposal maintains the close-knit, low-density residential
aspect. The goal is to improve and build upon the neighborhood
without losing any of its character.
Existing properties with very deep dimensions may be subdivided
and developed as multiple single-family lots. The addition of interconnecting streets allows these newly divided lots to be accessed,
creating a small block network. Single-family houses line the streets,
facing both inwards towards Burton Station Road and outwards
Low density option for Burton Station Village, with surrounding context
towards the golf course.
OPTION 1: LOW DENSIT Y
With the expanded network, the neighborhood gains a more
RESIDENTIAL PROGRAM
complete fabric. The Village core is centered along the improved
» 31 existing homes
Burton Station Road. Small convenience retail is provided in the
» 38 new single family homes
corner shop towards the entrance, and a community center along the
» Corner shop
golf course opens onto Memorial Park. The Burton Station legacy is
» Community Center
» Memorial Park
commemorated and celebrated here. The discontinuation of Burton
CONCEPTUAL PL AN A single-family residential neighborhood with corner shop, community center, and improved infrastructure
Station Road at the golf course ensures its use solely as a local residential street, reducing the traffic flow.
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10
Option Two:
High-Density Residential
Close proximity to major transit corridors and employment opportunities, combined with high real estate value along the golf course,
creates an opportunity for higher density. This option explored the
capacity within Burton Station Village for a larger range of residential types. The neighborhood is maintained but all residential parcels
are redeveloped to attain a higher value and density. Some singlefamily houses surround the center of the Village, reflecting the historic character and framing a Memorial Park. At the head of the park
is a community center for all residents to use.
Towards the golf course, townhomes and larger multifamily and
High density option for Burton Station Village, with surrounding context
apartment buildings replace the detached houses and maximize
OPTION 2 : HIGH DENSITY
RESIDENTIAL PROGRAM
the value provided by the open green. Three- and four-story buildings look out over the fairways and create a defined edge to the golf
» 75 new homes
course. A senior assisted living building is also incorporated into the
» 775 apartment units
center of the neighborhood, within an easy distance from the park
» 120 assisted living units
» 130,000 Sq. ft. commercial
space
and community center.
Some additional commercial uses are also included along the
» Memorial Park
CONCEPTUAL PL AN High density scheme composed primarily of townhouses, apartments, and assisted living, as well as commercial
uses near Northampton Boulevard
entry from Northampton Boulevard, providing further retail and services within walking distance for all residents.
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11
Option Three:
High-Density Commercial
Burton Station Village stands in an unlikely position for residential
units, cut off from nearby neighborhoods by the busy Northampton
corridor and under the wing of Norfolk International Airport. High
concentrations of commercial and industrial uses in the immediate
vicinity led to the exploration of a third option, which proposes redeveloping the area as an office and commercial center. The success of
similar developments in the area and the views provided by extensive
golf front property made this a potential prime location for corporate
development.
Though residential units are also provided, and a Burton Station
Commercial density option for Burton Station Village, with surrounding context
Memorial Park is incorporated to continue and celebrate the com-
OPTION 3 : HIGH DENSITY
COMMERCIAL PROGRAM
munity there, the focus of this plan alternative was on the creation of
office and flex spaces. Employment opportunities, in high demand,
» 40 new homes
would be accommodated here and the addition of a new hotel would
» 120 room hotel
benefit from the golf course, transportation corridor, and airport
» 575,000 Sq. ft. commercial
space
proximity.
» Parking garages
» Memorial Park
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CONCEPTUAL PL AN The neighborhood is reconceived as a commercial office district with some new townhouses and a hotel.
12
The land values on a per acre basis for the three Burton Station
Comparable Sales
Village alternatives were estimated for comparative purposes.
» Several commercial brokers and developers interviewed identified
Burton Station Village:
Economic Study
recent land transactions
C O M M ER C I A L L A N D S A L ES
» Residential site sales in comparable areas range from $100,000 to
Assumptions governing the valuation estimates
» Zoning: commercial zoning will be achieved prior to sale.
» Infrastructure: adequate infrastructure and sufficient utility capacity is available, or committed, at the time of sale.
$200,000 per acre
» Commercial site sales in comparable areas range from $180,000
to $455,000 per acre
» Average commercial site sold for $300,000 per acre
» Site Prep: cost for demolition and removal of houses and other
built structures (approximately $25,000) is not factored into per
acre valuation
L A N D VA L UAT I O N S F O R B U R T O N S TAT I O N P R O P E R T I E S
Low
High
Average
Option 1: Single Family Residential
$100,000
$200,000
$150,000
Option 2: High Density Residential
$200,000
$280,000
$225,000
Option 3: High Density Office
$270,000
$390,000
$330,000
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13
the combination of public input and analysis throughout
Strategic Plan
the planning process revealed the hopes and needs of the community.
Through this input, a series of design principles were defined:
» Respect traditions and context
» Optimize and extend connections
» Develop sustainable initiatives
» Provide a mix of uses
» Encourage economic development
» Create an image
» Improve the quality of life
The strategic plan which evolved from the design exploration
merged each of these goals in order to create a cohesive vision and
direction for development in this area. The golf course is reconfigured into a more central amenity, surrounded by residential units
and ample office and employment opportunities. Northampton
Boulevard is improved and developed to provide a more comfortable pedestrian atmosphere and increased commercial opportunities. The industrial park to the north remains and is assumed to
support more intense business development over time. Improved
street connections link it to surrounding development and the
port to the north. Burton Station Village is developed according
to community preference, maintaining a low density village atmosphere and completing the neighborhood fabric to define a safer
and more connected neighborhood.
Key Illustrative Plan
ILLUSTRATIVE PL AN Strategic plan interventions throughout the study area are focused around the golf course, Northampton
Boulevard, and Burton Station Road.
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str ate gic pl a n
14
Virginia Tech
Agricul ture
Center
p r in
ond S
Wa r d
D ia m
Core Study Area
Ave
Ba
rr
s
Rd
gs Rd
M
St
er
ill
or
d
eR
Hotel
Bur ton Station
Village
Senior
Living
Center
N.
Bu
r to
W
nS
t
es
ati
on
le
Rd
ya
n
Dr
Diamond Lake
Estates
Lake Wright
Wesleyan Chase
Of fice Park
d
Bake r R
No
rw
I-
L & J Gardens
ich
64
Av
e
W
es
le
ya
n
Dr
Illustrative Plan
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str ate gic pl a n : c or e st u dy a r e a
15
T
Development Capacity
S
R
BURTON STATION STRATEGIC GROWTH AREA
PROGRAM ANALYSIS
August 27, 2008
block
block acreage
f.a.r.
use
proposed units/mix
existing use
existing sf
A
B
C
D
E
F
G
H
12.33
6.32
1.29
2.93
4.07
0.92
5.20
1.90
0.83
1.50
NA
NA
NA
0.30
NA
NA
office
multifamily
residential/retail
residential
residential
institutional
residential
senior living
golf
golf
residential
residential
residential
residential
residential
vacant retail
NA
NA
?
?
?
?
?
NA
I
20.70
0.80
office/comm/hotel
440,000SF (3st.)
360du (4st.)
4 new res; 3,500SF retail
8 new res
10 new res
12,000SF instit
12 new res
90,000SF senior (90du; 2st.)
400,000SF office; 150rm hotel
100,000SF retail
40,000SF restaurant
J
29.00
0.65
office/retail
retail
restaurant
flex space
hotel
office
retail
restaurant
warehouse/distribution
NA
90,000
37,000
2,600
120 rooms
10,000
7,500
9,000
166,000
NA
trailer park
?
trailer park & open area
?
golf & open area
research & development
office
light industrial
flex space
retail
research & development
flex space
office
light industrial
flex space
retail
office
retail
open area
NA
341,000
18,000
41,500
286,000
33,000
43,500
1,036,000
122,500
255,500
20,000
101,000
62,000
190,500
12,000
10,500
40,000
239,000
108,000
NA
storage
open area
open area/car repair
golf
golf
NA
NA
NA
NA
NA
732,000SF off (3st.)
93,000SF retail
K
14.50
NA
DLH Sports
L
12.50
0.40
office/commercial
M
30.00
0.30
office/commercial
O
10.50
1.25
office/comm/residential
P
49.40
0.82
office/retail
NA
112,500SF office
112,500SF retail
140,000SF retail
145,000SF office; 300du res (3st.)
70,000SF retail
160,000SF retail
1,400,000SF office
110.68
0.44
flex/office
750,000SF flex
R
42.86
0.35
flex
str ate gic pl a n : c or e
st u dy a r e a
650,000SF flex
S
37.22
0.62
office
1,000,000SF office
T
U
V
24.00
5.89
10.15
0.36
0.39
0.37
flex
flex
flex
370,000SF flex
100,000SF flex
162,000SF flex
W
15.15
0.37
office/flex
X
Y
Z
22.18
20.00
3.50
0.34
0.54
0.52
office
office
office
135,000 office
107,000SF flex
330,000SF office (3st.)
467,000SF office (3, 4st.)
80,000SF office (3st).
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P
V
U
L
W
K
J
M
280,000SF office (3st.)
1,600,000SF office
Q
Q
X
O
F
G
Y
E
D
I
C
H
B
Z
A
str ate gic pl a n : dev el opmen t c a pacit y
16
Design Frameworks
Frameworks improvements across the study area connect and extend
existing networks for both vehicular and pedestrian traffic.
Virginia Tech
Agriculture
Center
STREET FR AMEWORK
Existing heavy traffic along all outer boundaries of the study area
causes congestion. Additional street connections relieve the load by
providing alternate routes and discouraging the use of small roads as
bypasses. Connections around the golf course intersect at multiple
points the larger thoroughfares, opening up the parcels they access
for higher density development. New north-south connections cre-
Lake Wright
Golf Course
ate a transportation corridor linking the airport, new offices, existing
industry, and port. The intersection of Northampton Boulevard and
Diamond Springs Road is reconfigured to provide a safer crossing.
O P EN S PAC E F R A M E W O R K
Parks and open spaces serve as amenities for residents and pedestrians, linking to the golf course and preserving some of the existing
natural vegetation. The new Memorial Park is at the center of the
residential village. A system of pedestrian and bicycle trails access the
neighborhood, retail centers, and office developments, and link into
the botanical gardens and port.
STREETS DIAGRAM
OPEN SPACE AND TRAILS DIAGRAM
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str ate gic pl a n : design fr a me wor k s
17
Burton Station Village
B U R T O N S TAT I O N V I L L AG E
DEVELOPMENT PROGR AM
Community
Center
» 31 existing homes
» 38 new single family homes
» Corner shop
Memorial
Park
» Assisted living home
The residential community comes together at Burton Station Village,
» Community center
a hamlet of single family homes surrounded on three sides by the
» Memorial Park
Bur ton Station
Village
golf course. The expanse of open space and the tight knit network of
small streets containing the Village insulate the homes from airport
and traffic activity nearby. Upon entrance through the commercial
Bu
gateway along Northampton, the atmosphere calms to provide a
comfortable pedestrian environment. Small blocks of homes are lined
r to
nS
t
ati
on
Senior
Living
Center
Rd
with sidewalks, leading to the corner shop to the east and the community center to the west. The park edging the golf course provides a
Corner
Shop
communal gathering space for neighbors to convene.
Golf Course
Clubhouse
Illustrative Plan
CONCEPTUAL PL AN : Illustrative plan of Burton Station Village
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str ategic pl a n : burt on stat ion v ill age
18
Burton Station Village Vision
Perspective View of Burton Station Village Square, with residential and neighborhood retail
Aerial view of Burton Station improvements, from the southwest
Perspective View of the entry into Burton Station Village looking north, depicting assisted living home on the right and
corner shop on the left
Aerial view of Burton Station improvements, from the west
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19
Burton Station Village Vision
Aerial Perspective of the enhanced Burton Station Village with additional development along the Northampton corridor
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20
Golf Course District
Collaboration between the cities of Virginia Beach and Norfolk
allows a new configuration for the golf course, increasing its impact
as an amenity to the entire area. Fairways stretch along an existing
and proposed lake, and are edged by new office development opportunities. A nearby commercial district and the residential neighborhood of Burton Station Village provide a range of uses within the
vicinity.
Vi
rg
ia
No
in
lk
ac
r fo
Be
h
Illustrative Plan
CONCEPTUAL PL AN : The redesigned golf course has a mix of new development - commercial office, hotel, mixed-use and residential
- on all sides.
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21
Golf Course District:
Norfolk
NORFOLK DEVELOPMENT
PROGRAM
» 467,000 SF commercial
office space
» Surface parking
» Golf course frontage
The Norfolk boundary of the golf course is revitalized with the
» Two access points
addition of new street access off of Miller Store Road. This further
separates the golf from the airport, opening up land for a new layer
of development. This golf front real estate is a desirable location for
offices. Proximity to transportation routes is an asset, while the benefits of peaceful open space and views out over the fairways create
a pleasant environment. The golf course also gains since the office
buildings protect it from land and air traffic beyond.
CONCEPTUAL PL AN : New commercial office development is created by the golf course re-alignment.
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Aerial view of Norfolk development
22
Virginia Beach
V I R G I N I A B E AC H D E V E L O P MENT PROGRAM
space
» 26 new homes
At the south end of the golf course, the fairways wrap around the
» Garage parking
Village into Virginia Beach and terminate in a consolidated block
of office development. This location along Northampton Boulevard,
situated between two hotels and a commercial corridor, is a prime
location for offices. In addition to the view over the golf course and
clubhouse, the wide range of uses and easy access for both visitors
and residents throughout the region makes this a vibrant and active
block. Whether its the walk to the office, the lunch shared at a restaurant up the block, or a break taken as a stroll along the course, a
wide range of assets create a great potential for office development
here.
Closer to the Village, multi-family apartment and townhouse
buildings mediate between the three- to four- story offices and the
small single family homes. These smaller buildings descend in size
and height as they approach the Village. A wooded path further separates the townhomes from the existing houses, using green space to
tie the neighborhood together while maintaining views and respecting the context and atmosphere of community.
CONCEPTUAL PL AN : New mixed-use development is created along Northampton Boulevard
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Aerial view of Virigina Beach development
23
North Golf Course Drive
NORTH GOLF DRIVE DEVELOPMENT PROGRAM
space
» 155,000 SF retail space
» Surface and garage parking
The northern edge of the golf course creates another address for
» Golf frontage
office development. A series of office, flex, commercial, and mixeduse buildings line North Golf Course Drive. This scenic street provides them with easy access to the neighboring residential and commercial districts, and the buildings help enclose the golf course and
shelter it from the industrial park to the north.
CONCEPTUAL PL AN : Commercial and mixed-use front the golf course along the northern edge
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Aerial view of North Golf Course Drive
24
Golf Course Improvements and Vision
str ate gic pl a n : c or e
st u dy a r e a
Perspective along the edge of the new Golf course, lined by the new commercial office buildings
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25
Northampton–Diamond
Springs Corridor
NORTHAMPTON - DIAMOND
SPRINGS CORRIDOR DEVELOPMENT PROGRAM
» 1,356,000 SF commercial
office space
Mixed-use
Development
Scattered commercial properties currently along Northampton
» 40,000 SF restaurant space
Boulevard and Diamond Springs Road are now consolidated along
Mixed-use
Development
» 150 room hotel
the street front to create a more continuous urban environment. New
» Surface and garage parking
commercial and flexible use buildings face the two primary roads, as
» Reconfigured lake
DLH Spor ts
Complex
well as new secondary roads servicing the interior of the study area.
Connections to Burton Station Village, multi-family residential
apartments, the DLH sports complex, and the lake tie into the commercial corridor and link both pedestrians and vehicular traffic. New
Of fice
landscaping and pathways around the lake create an address for the
development and lead to the golf course. A new hotel enjoys a visible
location along the corridor, with proximity to a variety of uses and
Apar tments
Hotel
open spaces.
The busy intersection at Diamond Springs Road and
Northampton Boulevard is calmed, with a simplified 4-way stoplight. The development along Baker Road and increased connections
throughout the site lessens the load on one single intersection and
Mixed-use
Development
helps to disperse the flow of traffic.
CONCEPTUAL PL AN : New development on the Northampton - Diamond Springs Corridor includes mixed- use, hotels, office, and retail
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26
Northampton Boulevard Improvements and Vision
Aerial Perspective depicting the improved Northampton Boulevard street conditions and commercial development
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27
A I R P O R T I N D U S T R I A L PA R K
A I R P O R T I N D U S T R I A L PA R K
RE-DEVELOPMENT PROGR AM :
NEW DEVELOPMENT PRO-
Am
ph
ibi
ou
Airport Industrial Park
sD
r
GRAM :
Shore Dr
» 4,000,000 SF commercial
office space
office space
» 1,800,000 SF flex/R&D/
industrial space
Improvements to the existing Airport Industrial Park maintain all
» 370,000 SF flex/R&D/industrial space
existing buildings and increase connectivity and access. Baker Road
is extended to reach Bayside Road, and Air Rail Avenue is extended
beyond the train tracks to access the port to the north. Some new
A ra g o n
the commercial corridor at Northampton Boulevard and Diamond
Bays
Springs Road. With improved road access and connections to major
Dr
D ia m on d Sp
ri ng s Rd
industrial development allows the Park to expand and connect to
ide R
oad
arterials, parcels within Airport Industrial Park can be redeveloped to
Thurston Ave
ill
M
d
Bake r R
er
St
or
e
Rd
Ai
rR
ai
l
Av
e
more intense uses over time.
Wa r d
Ave
CONCEPTUAL PL AN : New development sites at the southern edge of the airport industrial
park along with an enhanced road system may spawn redevelopment on existing properties of
the airport industrial park.
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28
Little Creek Amphibious Base was started early in World War II
Boulevard Corridor Growth Area. Development must meet the
when Navy Planners realized the need to train large numbers of
security needs and standards of the military and the Navy’s con-
American troops to land on foreign shores under fire. The base has
cerns regarding port security must be addressed. Stronger links
grown over the years developing into a strategic expeditionary orient-
between the Base and the Northampton Boulevard Corridor Growth
ed command. It continues to evolve to meet the needs of the Global
Area have been built into this plan through briefings with the
War on Terrorism and is the fastest growing base in Hampton Roads.
Base Commander and technical support from NAB Little Creek,
Its mission is to provide outstanding customer service support
Little Creek
Amphibious Base
NAVFAC and MIDLANT staff representatives.
to the more than 14,400 personnel of the 132 resident commands
located on base. Little Creek Amphibious Base has an estimated
annual payroll of $821 million, and employs more than 14,400 military and civilians personnel, including civil service, contractors and
non-appropriated fund employees. There are 18 ships home ported at
Little Creek, 35 Landing Crafts Air Cushion (LCACs) and 34 conventional waterborne landing craft units (LCUs) and other smaller
str ategic pl a n : a ir p ort
industr i a l pa r k
boats.
Little Creek Amphibious Base is currently conducting a longrange planning and design charrette process to determine how base
expansion needs can be met. Navy realignments have left Little
Creek with a 2 million square foot deficit of office space.
Not all needs can be met on the Base and this growth can provide
an economic catalyst for the redevelopment of the Northampton
CONCEPTUAL PL AN : A newly reinstated an enhanced connection from the study area to the
amphibious base increases access to the base and the docks.
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29
strategic plan recommendations may be subdivided into
Phasing and
Implementation
three stages of implementation. The core of the study area, focused
around Burton Station Road, and land exchanges with the City of
Norfolk for the golf course reconfiguration, are the primary initia-
PHASE 1
tives for Phase 1. Current demand and interest in these initiatives
» Redesigned Lake Wright
golf course
will spur the demand for later development. Commercial development along the Northampton Boulevard - Diamond Springs Road
» New Wesleyan Drive extension
Corridor follows as the next step in Phase 2. Infrastructure improve-
» Improved Burton Station
Road
ments and potential expansion to the Industrial Park define additional initiatives to be tackled in Phase 3.
» New Burton Station Village
road network
» New golf course drive
» New single family homes
» New commercial office,
mixed- use development,
and flex/R&D/industrial
development
KEY
COMMERCIAL OFFICE
C O M M E R C I A L R E TA I L
O P E N S PA C E
M U LT I - FA M I LY R E S I D E N T I A L
S I N G L E - FA M I LY R E S I D E N T I A L
FLEX / R & D / INDUSTRIAL
INSTITUTIONAL
MIXED - USE
E XISTING ROAD
IMPROVED ROAD
NE W ROAD
Illustrative Plan
PHASE 1: Infrastructure, Land Use, and Implementation
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30
PHASE 2
PHASE 3
» New road network in core
commercial area
» New roads for improved
network in existing AIP
» Improved Baker Road
» Potential future redevelopment of industrial uses
» New Barr Road extension to
port property
PHASING AND IMPLEMENTATION
» Potential redevelopment of
port property
» Improved NorthamptonDiamond Springs intersection
» New apartment units
» New mixed-use, commercial office, and flex development
» Reconfigured lake
KEY
KEY
COMMERCIAL OFFICE
COMMERCIAL OFFICE
O P E N S PA C E
O P E N S PA C E
INSTITUTIONAL
INSTITUTIONAL
MIXED - USE
MIXED - USE
E XISTING ROAD
E XISTING ROAD
IMPROVED ROAD
IMPROVED ROAD
NE W ROAD
PHASE 2: Infrastructure, Land Use, and Implementation
NE W ROAD
PHASE 3 : Infrastructure, Land Use, and Implementation
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31
S H O R T T ER M ( P H A S E I )
LO NG T ER M ( P H A S ES I I & I I I )
CIP for Burton Road Improvements
CIP for Northampton/Diamonds Springs Intersection Improvements
A Capital Improvement Plan should be sought for utility and road-
A Capital Improvement Plan should be sought for the redesign of
way improvements to existing Burton Road (north to Tim Road).
western side (Diamond Springs Road southbound) of the intersec-
Improvements should include: sewer, city water, lighting, roadway
tion to include: shorter right turn lane and new curbs and increased
including curb and gutter, and sidewalks.
curb cuts into commercial properties.
Modified CIP for Wesleyan Drive
AIP Road Improvements
The Capital Improvement Plan for Wesleyan Drive should be
An improved Barrs Road (using the current alignment of Air Rail
structured for a cost participation agreement with developer of golf
Ave) has been reconceived as a front door to development in the AIP
course development.
and will allow more direct access to the airport. Additional roads
Action Plan
have been proposed within the AIP to increase connectivity. A pub-
Golf Course Relocation Plan
A catalyst of most of the development is the relocation and redesign
lic-private agreement for development of the road should be sought.
of the Lake Wright Golf Course. An agreement and strategy for
Alignment with Amphibious Base Development
development should be established between City of Virginia Beach,
Potential development on the Amphibious Base will create new
City of Norfolk and private developer.
opportunities for growth. A strategy for future redevelopment of the
Facilitate Development in Burton Station Village
The City of Virginia Beach to facilitate development in the Burton
Station Village area through education (workshops for rezoning
and redevelopment) and coordination (connecting land owners and
Airport Industrial Park should be established to provide supporting
uses to the Base development. Extending Barrs Road under Shore
Drive into the port property will provide greater opportunity for substantial development.
developers).
Facilitate Development of Mixed-use Parcels
A Request For Proposals for 20 acres of development in Virginia
Beach at Northampton-Wesleyan intersection.
Rezoning Application of Strategic Growth Area
In order to facilitate implementation of the proposed plan, an appliSHORT TERM ( PHASE I )
LONG TERM ( PH ASE II & III )
cation for rezoning or zoning overlay should be created.
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32
Residential Lot Subdivision
Residential lots within the existing Burton Station neighborhood
may respond to the strategic plan recommendations in a variety of
ways. These lots, much longer than the modern convention, present
an opportunity to landowners to subdivide their land into multiple
EXISTING LOT CONFIGURATION : Example of a lot
EXISTING LOT CONFIGURATION : Example of a lot approximately 500
approximately 300 Feet deep
Feet deep
POTENTIAL SUBDIVISION : Existing house remains,
POTENTIAL SUBDIVISION : Existing house remains, and three new lots
and additional lot is created facing the street on the
opposite side
are created facing the side and opposite streets
POTENTIAL SUBDIVISION : Existing house remains,
POTENTIAL SUBDIVISION : Existing house remains, and higher density
and two small lots are created and serviced by a new
alley through the block
units are added. Six townhomes fill the block, and a larger multi-family
building caps the corner.
lots for sale or rent.
Within a low-density residential scheme, size and height of
buildings should remain relatively low, and the density and character
of the surrounding neighborhood respected. With that in mind, there
still remain a variety of options for lot and building types and uses.
Single family lots, townhouses and attached units, and small multifamily buildings may all be potential for subdivision and redevelopment within a lot.
As a guideline, block corners and edge locations, such as lots adjacent to the larger buildings in the commercial district and close to
the golf front offices, are best suited to larger units and higher density
if desired.
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33
Residential Design
Guidelines
Corner lots are oriented primarily
towards the deeper dimension and
may have a larger setback.
Corner lots address both adjacent streets.
Single family houses are limited to 2 stories.
Garages are situated behind the
main body of the house.
Porches address the street and
create a friendly environment.
Respect for the context also defines guidelines for the massing of
Parking is placed behind buildings.
new buildings erected on subdivided lots. New buildings placed in a
Prominent corners may have larger massing.
low-density neighborhood should be sized so as not to overshadow
or intrude on their neighbors. A complete neighborhood is created
Multi-family buildings may be 2-21/ 2 stories
Buildings are set back 20’
from the street.
when all buildings are in harmony.
Building fronts are situated
within a 10’ Facade Zone
An example of this is in limiting height. Buildings within the
Village should be no more than 2 to 2 1/2 stories. Open space also is
DEEP LOT DESIGN GUIDELINES :
Lots deeper than 120 feet, typical for the
existing homes, have larger yards and are
sites for potential multi-family buildings.
a key element to consider. Lots should retain a percentage of open
space, serving as landscaped public and private yards and separating
buildings.
Sizes and depths of existing lots and the resulting subdivisions
Garages may be attached or
detached.
may vary. Typical lots may be divided into two categories: deep lots
(120-200 feet) and shallow lots (80-120 feet deep). Though building
Individual stoops or porches address the
street and create a friendly environment.
setbacks and placement may differ slightly, all other design guidelines
will apply to all residential lots. The diagrams to the right depict the
Parking should be handled in the
rear of townhouses.
standards and guidelines as applied to several typical conditions.
Buildings are set back 10’
from the street.
Alleys may service parking needs.
Townhouses may be 2-21/ 2 stories
Building fronts are situated
within a 10’ Facade Zone
SHALLOW LOT DESIGN GUIDELINES :
Lots shallower than 120 feet are well
suited to subdivision into narrower lots
and smaller unit typologies such as
townhomes.
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34
Commercial Design
Guidelines
Landscaped side lots allow pedestrian
paths and create paseos
Parking options may vary but relate
directly to the potential commercial floor
space. Here, surface parking yeilds two
floors.
Landscaped zone separates street from
parking
A multitude of retail and office opportunities are provided in various
commercial components within the plan. Several addresses include
Office: landscaped setback
commercial uses, and heights may vary depending on location in
Mixed Use: hardscaped setback with
pedestrian amenities
order to maximize views.
Mixed Use: storefronts along ground floor
frontage
There are a set of consistent design guidelines for the building
siting and massing. The street edge is urbanized and defined by
bringing commercial uses closer to the street, creating a pedestrian
friendly environment and pushing parking to the rear. Outdoor
seating and gathering spaces create courts that draw people into the
block and lead to the buildings beyond.
A parking garage can significantly
increase potential commercial floor space.
The setting may vary depending on the type of commercial use.
Parking recedes behind building
Mixed use buildings will have retail uses on the ground floor, and
should be articulated at this level with storefronts. Office buildings
may incorporate more open space. Surrounded by landscaped greens,
views are maximized and the open space becomes a park amenity
Entrances along streets and courts
rather than a parking lot.
Taller ground floor (18 feet typical)
Pedestrian courts
Buildings address the street
MIXED USE
OFFICE
» Storefronts along the ground
floor
» Entrance court or lobby
» Multiple entries
» Landscaped front may be
significant
» Awnings and signage indicate retail
» Side greens and park features
» Outdoor seating
» Sustainable elements for
water retention and management are beneficial
» High transparency (i.e., large
shop windows) engage
pedestrians
» Lighting elements, especially along court and paseo
sides
COMMERCIAL DESIGN GUIDELINES: Buildings are placed and sited, both within
the lot and in relation to one another, so as to create a continuous street edge and
comfortable pedestrian environment. Scale and layout may vary; the examples above
depict two typical possibilities.
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35
Improved Burton Station Road section
the basic infrastructure system for the implementation
WAT ER SY S T EM
of the plan includes public vehicular, pedestrian and bicycle linkages
Public water is available along Northampton Boulevard as well as
and the improvement and extension of public water, sanitary sewer,
throughout Airport Industrial Park, allowing the capability to extend
and stormwater drainage systems to serve the area. These improve-
the system into the undeveloped areas of the study area. These
ments will be developed in a phased implementation plan and will
systems will need to follow the proposed road grid to allow for a
most likely be accomplished through a public/private development
network that provides sufficient flow for domestic use as well as ade-
partnership.
quate fire flow for the proposed commercial and industrial areas.
T R A N S P O R TAT I O N
S A N I TA RY S E W ER SY S T EM
An emphasis of the plan will be to provide an integrated system
A new sanitary sewer collection system will need to be developed to
of multi-modal circulation throughout the strategic growth area,
service the currently undeveloped portions of the service area. The
including provision for future improvement to the public transpor-
development will also require the construction of at least two new
tation system. Typical sections are provided for the newly created
pump stations and upgrades to existing pump stations within the
roadways, the new roadway extensions and the improved roadways
service areas to support the densification of Airport Industrial Park
in the area. All emphasize the provision of pedestrian walks, and the
in the future. The most efficient improvements to the sanitary sewer
major roads include multi-purpose paths consistent with the City
system would include coordination between the public utility depart-
of Virginia Beach goals for the development of a city-wide bicycle
ments of Norfolk and Virginia Beach to jointly serve the area.
route. The typical sections identify locations for street and pedestrian
D R A I N AG E A N D S T O R M WAT ER M A N AG EM EN T
lighting and for roadway landscaping. For the routes in the business
areas of the site, sufficient lane width is recommended to allow truck
access. In addition to internal roadway improvements, improvements
to the streetscape along Northampton Boulevard are recommended
to improve the gateway appearance and character of this important
location.
Infrastructure
Drainage for the Burton Station area will ultimately flow into both
Lake Wright and the existing lake created by the former borrow pit
west of and adjacent to the trailer park. Prior to entering this system
a series of stormwater management ponds or other facilities will
be necessary to provide water quality and quantity controls. These
ponds are planned to be designed as part of the water hazards within
the golf course. An open swale and pipe collection will connect the
ponds and roadways to the major lakes.
Aerial Perspective depicting the improved Northampton Boulevard street conditions and
commercial development
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infr a struc t ur e
36
Infrastructure
8' 0"
41' 0"
7' 5"
4' 0"
15' 5"
WESLEYAN DRIVE EX TENSION
5' 0"
8' 0"
48' 0"
48' 0"
20' 0"
8' 0" 5' 0"
NORTHAMPTON BOULEVARD
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37
Infrastructure
7' 6"
4' 0"
27' 0"
7' 6"
4' 0"
BURTON STATION ROAD
8' 0"
8' 0"
39' 0"
8' 0" 4' 0"
NORTH GOLF COURSE DRIVE
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38
F I S C A L A N D EC O N O M I C I M PAC T A N A LY S I S
C O N S T R U C T I O N P ER I O D EC O N O M I C A N D F I S C A L I M PAC T S
A fiscal and economic impact analysis of the phased development
During the construction period for each phase of the proposed
plan was prepared. The analysis included the fiscal impact (e.g. per-
Burton Station Strategic Growth Area, a variety of new opportuni-
sonal and corporate income tax, sales tax, real and personal property
ties will be created. The construction period will generate jobs, mate-
tax, business license tax) and the economic benefits (e.g. jobs, payroll,
rial purchases, and consumer purchases in the region that will result
consumer expenditures, and material purchases) generated during the
in tax revenue to the Commonwealth and to the City of Virginia
construction period and at the build-out (operating) period of the
Beach.
Economic Study
The proposed development during the construction period of all
project were quantified.
three phases is projected to generate 22,495 jobs, $746.2 million in
In order to determine the net fiscal and economic impact of
the implementation of the Burton Station plan, the existing to-be-
payroll, $357.8 million in material purchases made in the region, and
changed development for Phases I, II, and III was compared to the
$612.5 million in consumer expenditures, including direct and indi-
proposed new development for Phases I, II, and III. The increase in
rect impacts.
fiscal and economic impacts from the existing development to the
Fiscal Impacts (Construction Period)
Burton Station Strategic Growth Area
proposed development will determine the net new economic impact
City of VA
Beach
Phase I
Commonwealth
of VA
Total
City of VA
Beach
Phase II
Commonwealth
of VA
Total
Income Tax
Permit Fees
Sales Tax
$117,612
$92,265
$2,476,223
$1,291,707
$2,476,223
$117,612
$1,383,971
$290,140
$183,701
$5,757,805
$2,571,813
$5,757,805
$290,140
$2,755,514
Indirect Sales Tax (Off Site)
Personal Property Tax
TOTAL
$102,329
$0
$312,206
$425,962
$0
$4,193,891
$528,291
$0
$4,506,098
$224,593
$0
$698,433
$872,012
$0
$9,201,630
$1,096,605
$0
$9,900,063
City of VA
Beach
Phase III
Commonwealth
of VA
Total
City of VA
Beach
Combined
Commonwealth
of VA
Total
Income Tax
Permit Fees
Sales Tax
$482,732
$268,354
$9,785,703
$3,756,955
$9,785,703
$482,732
$4,025,309
$890,484
$544,320
$18,019,732
$7,620,474
$18,019,732
$890,484
$8,164,794
Indirect Sales Tax (Off Site)
$319,913
$1,257,719
$1,577,631
$646,834
$2,555,692
$3,202,527
TOTAL
$0
$1,070,999
$0
$14,800,377
$0
$15,871,376
$0
$2,081,638
$0
$28,195,899
$0
$30,277,536
that will be generated to the Commonwealth of Virginia and the
Cities of Virginia Beach and Norfolk during each phase of the development. The primary increase is in the City of Virginia Beach.
Development Schemes
`
Existing (To-be-replaced) Development
Phase 1
Project Uses
Office
General Retail
Restaurant
Residential
Single Family
Phase 2
Phase 3
10,000
97,500
46,000
72,000
95,500
Total Existing
(to-be-changed)
82,000
193,000
46,000
72,000
(36 units)
72,000
Rental Apartment
Condo Multifamily
Senior Housing
Hotel
Research and Development
Warehouse
Flex
116,000
166,000
2,600
140,500
2,173,000
479,000
116,000
140,500
2,339,000
481,600
Proposed Development
Phase 1
Phase 2
Phase 3
999,000
3,500
2,134,500
515,500
40,000
4,000,000
160,000
120,000
(60 units)
180,000
(150 units)
120,000
(100 units)
90,000
(90 units)
Total
Proposed
7,133,500
679,000
40,000
120,000
216,000
(180 units)
144,000
(120 units)
396,000
264,000
90,000
145,000
369,000
145,000
1,770,000
2,139,000
Total 72,000 438,100 2,960,000
11,006,500
3,470,100
1,512,500
3,564,000
5,930,000
*Rental Apartments and Condo Multifamily are currently projected to be 1,200 SF per unit. Single Family units are currently projected to be
2,000 SF per unit.
|
de cember 2 0 0 8
e c onomic st u dy
39
Exhibit 1:
Construction Period ‐ Construction Value (millions)
Burton Station Strategic Growth Program
1,173
$1,200
Based on these projections, the proposed development during the
O P ER AT I O N P ER I O D EC O N O M I C I M PAC T S
construction period of all three phases is projected to generate the
Once construction is complete and market absorbed, impacts related
following tax revenues:
to the Burton Station Strategic Growth Area project operations will
» $18.0 million in income tax to the Commonwealth
continue on a sustained annual basis. The at build out (operation)
$1,000
$637
$800
$600
$375
» $891,000 in permit fees to the City of Virginia Beach
$400
$161
$200
$0
Phase I
Phase II
Phase III
Total
» $544,000 in on-site sales tax to the City of Virginia Beach
Construction Value
Exhibit 2:
Annual Impact at Construction ‐ Direct Jobs
11,634
12000
» $7.6 million in on-site sales tax to the Commonwealth
» $647,000 in indirect off-site sales tax to the City of Virginia
Beach
Economic Study
fiscal and economic impacts measure the annual permanent fiscal and
economic impact on the Commonwealth and the local jurisdiction’s
economy associated with the development project.
At build out, Phase I of the projected development is projected
to generate a net new economic impact, direct and indirect, of 9,015
jobs, $395.0 million in payroll, $472.8 million in consumer expendi-
10000
6,316
8000
» $2.6 million in indirect off-site sales tax to the Commonwealth
tures, and $914,000 in retail sales on-site. Phase I is also expected to
The total hard construction cost of the proposed project is estimated
generate a net new 366 on-site households, which in turn result in a
to be $1.2 billion. Phase III of the development program has the
net new aggregate household earnings of $19.0 million.
6000
3,718
4000
1,600
2000
0
Phase I
Phase II
Phase III
Total
largest construction cost ($637 million), followed by Phase II ($375
Exhibit 3:
Annual Impact at Construction ‐ Direct Payroll
(millions)
million) and Phase I ($161 million).
jobs, $883.8 million in payroll, $1.1 billion in consumer expenditures,
$411
$450
At build out, Phase II of the projected development is projected
and $148.2 million in retail sales on-site. Phase II is also expected to
$400
$350
generate a net new 300 on-site households, which in turn result in a
$223
$300
$250
$131
$200
$150
$100
net new aggregate household earnings of $17.1 million.
$56
$50
$0
Phase I
Phase II
Phase III
At build out, Phase III of the projected development is projected
Total
Exhibit 4:
Annual Fiscal Impact at Construction ‐ millions
jobs, $1.6 billion in payroll, $2.4 billion in consumer expenditures,
and $41.8 million in retail sales on-site. Phase III is not projected to
$30.3
$35.0
generate on-site households or household earnings.
$2.1
$30.0
$15.9
$25.0
$20.0
$9.9
$15.0
$4.5
$10.0
$0.3
$5.0
$4.2
$1.1
$28.2
$0.7
$14.8
$9.2
$0.0
Phase I
Phase II
Commonwealth of VA
Phase III
Total
|
de cember 2 0 0 8
e c onomic st u dy
40
In all, the proposed development during the build out period of
all three phases are projected to generate a net new economic impact,
direct and indirect, of 78,579 jobs, $2.9 billion in payroll, $4.0 billion
tax, sales tax, indirect sales tax, hotel room tax, and personal property
taxes.
The total proposed development is projected to generate $166.0
in consumer expenditures, and $190.9 billion in retail sales on-site.
million of total fiscal impact, a net increase of $156.7 million. The
The projected development is also expected to generate a net new
fiscal impact for Phase I is projected to generate $19.7 million annu-
666 on-site households, which in turn result in net new aggregate
ally, a net increase of $19.3 million in fiscal impact. The fiscal impact
household earnings of $36.1 million.
for Phase II is projected to generate $54.1 million annually, a net
increase of $49.7 million in fiscal impact. The fiscal impact for Phase
O P ER AT I O N P ER I O D F I S C A L I M PAC T S
Fiscal impacts during the at-build out period are measured in terms
of tax revenue to the Commonwealth of Virginia and the City of
Virginia Beach. Fiscal impacts during the at-build out period include
income tax, corporate income tax, real property tax, business license
Phase I
Commonwealth
of VA
Income Tax
Corporate Income Tax
Real Property Tax
Business License Tax
Sales Tax
$2,464,533
$3,976,464
$9,144
Indirect Sales Tax (Off-Site)
Hotel Room Tax (City of
Virgnia Beach)
TOTAL
City of VA
Beach
Phase II
Commonwealth
of VA
$9,299,910
$412,102
$28,803
Total
$9,299,910
$412,102
$2,464,533
$3,976,464
$37,947
$4,951,746
$9,884,123
$980,733
$21,873,741
$1,107,098
$3,430,773
Total
$21,873,741
$1,107,098
$4,951,746
$9,884,123
$4,411,506
$1,960,928
$535,351
$2,496,279
$4,696,164
$1,336,196
$6,032,360
$0
$655,732
$9,066,801
$10,276,167
$0
$655,732
$19,342,968
$85,848
$1,317,498
$21,916,112
$27,747,808
$85,848
$1,317,498
$49,663,920
City of VA
Beach
City of VA
Beach
Income Tax
Corporate Income Tax
Real Property Tax
Business License Tax
Sales Tax
$6,818,531
$20,501,038
$168,506
$43,769,753
$2,134,505
$530,795
Total
$43,769,753
$2,134,505
$6,818,531
$20,501,038
$699,301
Combined
Commonwealth
of VA
$14,234,810
$34,361,625
$1,158,383
$74,943,404
$3,653,705
$3,990,371
Total
$74,943,404
$3,653,705
$14,234,810
$34,361,625
$5,148,753
Indirect Sales Tax (Off-Site)
Hotel Room Tax (City of
Virgnia Beach)
TOTAL
$9,380,966
$2,627,066
$12,008,032
$16,038,058
$4,498,613
$20,536,671
$0
$1,814,189
$38,683,230
$49,062,117
$0
$1,814,189
$87,745,348
$85,848
$3,787,419
$69,666,143
$87,086,092
$85,848
$3,787,419
$156,752,235
|
$87.8 million in fiscal impact.
The operation period of the Phase I development is expected to
generate net new tax revenue of a combined total of $19.3 million of
total fiscal impact to the City and Commonwealth ($9.0 million to
Phase III
Commonwealth
of VA
III is projected to generate $92.1 million annually, a net increase of
the City, $10.3 million to the Commonwealth), as follows:
Net New Fiscal Impacts (Operations Period at Buildout)
City of VA
Beach
Economic Study
de cember 2 0 0 8
» $412,000 in corporate income tax to the Commonwealth
» $2.5 million in real property tax to the Cities of Virginia Beach
and Norfolk
» $4.0 million in business license tax to the Cities
» $9,144 in sales tax to the Cities
» $28,803 in sales tax to the Commonwealth
» $2.0 million in indirect off-site sales tax to the Cities
» $535,000 in indirect off-site sales tax to the Commonwealth
» $656,000 in personal property tax to the Cities
e c onomic st u dy
41
The at build out period of the Phase II development is expected to
» $531,000 in sales tax to the Commonwealth
generate net new tax revenue of a combined total of $50 million of
» $9.4 million in indirect off-site sales tax to the City
» $1.1 million in corporate income tax to the Commonwealth
Exhibit 6:
Annual Impact at Buildout ‐ Direct Jobs
33,189
35,000
32,046
25,000
19,257
18,740
» $86,000 in hotel room tax to the City
» $1.8 million in personal property tax to the City
In all, the proposed development during the at build out period of all
three phases is projected to generate a net new total fiscal impact of
» $4.0 million in business license tax to the City
$156.8 million to the City and Commonwealth ($69.7 million to the
» $981,000 in sales tax to the City
City, $87.1 million to the Commonwealth), as follows:
» $3.4 million in sales tax to the Commonwealth
» $14.2 million in real property tax to the City of Virginia Beach
» $1.3 million in personal property tax to the City
» $1.2 million in sales tax to the City
»
» $4.0 million in sales tax to the Commonwealth
The at build out period of the Phase III development is expected to
generate a combined total of net new tax revenue of $87.7 million of
» $535,000 in indirect off-site sales tax to the Commonwealth
20,000
30,000
Economic Study
» $3.8 million in personal property tax to the Cities
10,307 9,682
15,000
10,000
3,624 3,624
5,000
625
0
517
1,142
0
Phase I
Phase II
Phase III
Total
» $169,000 in sales tax to the City
Existing (to‐be‐changed) Development
Net New Development
|
de cember 2 0 0 8
e c onomic st u dy
42
M A R K E T VA LU E
Economic Study
tively high multiplier effect.
The total market value of the proposed development is $1.8 billion, a
The $394 million payroll generated by Phase I during opera-
$1.6 billion increase over the $223 million market value of the exist-
tion period is all new payroll. The $920 million payroll generated
ing development. This can be largely attributed to the large office
by Phase II during the operation period represents a net increase
component in the proposed development project, which comprises
of $884 million in payroll. The $1,593 million payroll generated by
approximately 72% of the market value of the proposed project.
Phase III during the operations period represents a net increase of
Phase III of the development project has the largest total and net
$1.6 billion in payroll.
market value ($928 million total, $766 million net), followed by
Phase II ($603 million total, $556 million net) and Phase I ($293
million total, $277 million net).
J O B C R E AT I O N A N D PAY R O L L G EN ER AT I O N
At build-out, the proposed development is projected to generate net
new direct jobs on-site and indirect, or spin-off, jobs off-site during
the operations period. The total proposed development is projected
to generate a total of 33,189 direct jobs and 47,370 indirect, representing a net increase of 78,579 jobs. The 9,015 jobs created from
Phase I during the operations period are all new jobs. The 24,006
jobs created from Phase II during the operations period represent a
net increase of 23,066 jobs. The 47,537 jobs created from Phase III
during the operations period represent a net increase of 46,498 jobs.
The proposed development is also projected to generate net new
direct and indirect annual payroll as a result of the jobs created onsite. The total proposed development is projected to generate a total
of $2.9 billion in aggregate annual payroll, which represents a net
increase of $2.8 billion. The larger payroll relative to the existing
development likely reflects both its increased overall development
and also its larger office component, whose employees have a rela-
|
de cember 2 0 0 8
e c onomic st u dy
43

Virginia Beach, Virginia urbandesignassociates

Transcription

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