A Technical Assistance Panel (TAP) Report Norfolk, Virginia The Future of the Military Highway Corridor September 17-18, 2012 Contents About ULI ...................................................................... 2 Acknowledgements ....................................................... 3 Executive Summary ...................................................... 5 Panel Focus Areas ........................................................ 6 Overview ....................................................................... 7 Process ......................................................................... 9 Recommendations ........................................................ 11 Panel Bios ..................................................................... 26 Appendix: Demographic Comparison ........................... 33 1 The Future of the Military Highway Corridor Technical Assistance Panel About ULI ULI - the Urban Land Institute - is an The TAP for the Military Highway international nonprofit research and Corridor was requested by the City of education organization that promotes Norfolk's Planning Department; responsible land use and responsible supported by the Hampton Roads leadership to enhance and sustain District Council of ULI, and communities worldwide. Founded in coordinated by the Community 1936, the institute now has more than Outreach Committee. For more 30,000 members worldwide information about the Technical representing the entire spectrum of Assistance Program or to explore how land use and real estate development a formal request can be made, please disciplines, working in private contact E. Andrew Keeney, Chair of enterprise and public service. the Hampton Roads Community Outreach Committee: Part of ULI's community outreach program is to offer professional E. Andrew Keeney services to evaluate specific issues. Kaufman & Kanoles, P.C. One of those programs is ULI's 150 W. Main Street, Suite 2100 Technical Assistance Program (TAP). Norfolk, VA 23510-1665 A TAP session is usually a day and a T (757) 624 3153 half long and brings together experts E-mail: [email protected] in the real estate and development industry to deal with three to five well Or contact ULI Hampton Roads via defined questions related to a land e-mail at [email protected]. use issue. The TAP is staffed by local For more information on the Urban ULI members and Fellows with ULI. Land Institute visit www.uli.org. For Expenses are covered by the sponsor more information on ULI Hampton or contracting entity requesting ULI's Roads please visit services. Briefing books are provided hamptonroads.uli.org. to the TAP panel members prior to the TAP and a written report of the finding follows a few months following the event. Copyright by the Urban Land Institute 1025 Thomas Jefferson Street, NW Suite 500 West Washington, DC 20007-5201 All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copyright holder is prohibited. 2 Acknowledgments The Technical Assistance Panel would not be possible without the generous contributions of time, knowledge, resources, and personal energy on the part of many individuals. The ULI Hampton Roads Community Outreach Committee would like to extend a special thanks to the following people: Panel Members ULI Hampton Roads Community Outreach Committee Tara F. Saunders, Panel Chair Old Dominion University Donald Cole Real Estate Foundation Woolpert LLP Mark Cunningham Frank M. Duke Gilbane Building Company City of Norfolk Blount Hunter B. Scott Hall H. Blount Hunter Retail and Virginia Beach Economic Development Real Estate Research E. Andrew Keeney John C. Markowitz Kaufman & Canoles, P.C. Stifel, Nicolaus & Company Mary B. Miller Elizabeth McCoury Downtown Norfolk Council Coliseum Central Michael P. Molzahn Robert Mills HBA Architecture and Interior Design, Inc. Commonwealth Architects Terry P. O'Neill Cara Oechslein City of Hampton MSA, PC John H. Peterson, III Dave Pasko Terry/Peterson Companies Old Point National Bank Tara F. Saunders Jeff Staub Old Dominion University AES Real Estate Foundation Junie West Timmons Group Jim Wofford MacArthur Center 3 The Future of the Military Highway Corridor Technical Assistance Panel Acknowledgments continued... ULI Hampton Roads Management Committee Burrell Saunders Lyall Design Architects, District Council Chairman Thomas P. Herbert, P.E. ULI Hampton Roads Community H&A Architects & Engineers, Treasurer Outreach Committee John H. Peterson, III The Terry/Peterson Companies, Vice Chair, Mission Advancement E. Andrew Keeney, Esq. Kaufman & Canoles, P.C., Vice Chair, Community Outreach Dave Pasko Old Point National Bank, Vice Chair, Membership Charles E. Land Kaufman & Canoles, P.C., Co-Vice Chair, Programs Tom O'Grady Clancy and Theys Construction Company, Co-Vice Chair, Programs Mark Richardson AES Consulting Engineers, Vice Chair, Sponsorship Amy B. Jordan Hampton Department of Economic Development, Co-Vice Chair, Young Leaders Victoria Pickett Dixon Hughes Goodman LLP, Co-Vice Chair, Young Leaders Lucky C. Peterson The Terry/Peterson Companies, Liason-Private Vaughn Rinner Landscape Architect, PLC, Liason-Private Tara F. Saunders Old Dominion University, Liason-Higher Education Linda M. Smith Synergy Plus, Liason-Private Ross Daniel Vierra RMV Capital Partners, Liason-Private Jamie E. Richardson ULI Hampton Roads, Coordinator 4 Executive Summary THE MILITARY HIGHWAY CORRIDOR Although the retail atmosphere in the is one of the highest traffic volume areas study area is mostly grim, there are of the City of Norfolk. Shoppers flock to some bright spots, such as the thriving this major retail corridor to visit stores COSTCO, Sentara Medical Group, and such as Home Depot, Lowes, Target, other utilized office buildings near the Old Navy, and Wal-Mart. However, Gallery at Military Circle. Additionally, directly to the south of this bustling the recent construction of the nearby shopping area lies the study area, where Military Highway light rail station has the several under performing retail plazas potential to attract shoppers from and a deteriorating shopping mall exist. across Norfolk. The success of the Empty storefronts, large expanses of JANAF Shopping Yard and other pavement, and a lack of aesthetic popular, big-box retailers to the north of cohesiveness and quality create an un- the study site illustrates that it is not a welcoming setting for shoppers. question of if the Military Circle Area can attract retail dollars, it is a question of This is especially true in the case of The how. Gallery at Military Circle, Norfolk's first indoor shopping mall, that once was The City of Norfolk commissioned the region's premier retail destination. the Urban Land Institute to perform a Today, many of the storefronts in the Technical Assistance Panel (TAP) to mall lie vacant and the attached former generate ideas as to how to revitalize Doubletree Hotel is an abandoned black the Military Highway Corridor. The TAP eye on the property. The majority of is comprised of a group of regional the stores still open are independently industry experts from a wide variety of owned and cater to a specific development, real estate, and design demographic, urban youth. The type fields. They were asked to address of stores in the mall do not reflect the five tasks regarding the redevelopment surrounding demographics and potential of the study area. The tasks and the buying power of the area. This lack of panel's recommendations are detailed in retail variety and quality tenants forces the following sections. shoppers who want something different to shop elsewhere. Traffic counts are high along Military Highway 5 The Future of the Military Highway Corridor Technical Assistance Panel Panel Focus Areas THE TAP WAS INSTRUCTED TO TASK 3: STREETSCAPE MAKE THE FOLLOWING The streetscape along the Military ASSUMPTIONS: Highway Corridor is inconsistent and unattractive. What landscaping and Future development or gateway treatments would be redevelopment within the Corridor recommended? To what degree are requires adequate parking, which signage, the visibility of uses, and currently exists road access vital to the success of the area? The transportation infrastructure is satisfactory in the Study Area. However, access to commercially zoned parcels should be studied and TASK 4: WHAT TYPE OF analyzed DEVELOPMENT IS APPROPRIATE TODAY? Currently, Target, Wal-Mart, Lowes TASK 1: TRANSPORTATION and JANAF are valuable and Even though the transportation in the successful properties north of the Corridor appears adequate, there are study area, but what "type" or kind of several under performing properties uses will work within the study area? that may require transportation In your recommendations, please note enhancements. What scale and the below requirements for requirements might be recommended? implementation and phasing. Access to light rail is important, and if possible, should be incorporated in future development plans; how should this be accomplished? TASK 5: TIMING FOR THE IMPLEMENTATION OF THE RECOMMENDATIONS The Panel should identify what TASK 2: CITY INVOLVEMENT immediate steps (0-2 Years) would be What role should the City play in the recommended to improve or attraction or expansion of uses in the enhance the Corridor and over time, Study Area? As this question is (2-5 years & 5+ years), what efforts considered, it is important to could be made to maintain the health remember that all parcels in the Study and vitality of the area