Integrating Roadway and Intersection Redesign with Site Redevelopment - A Win-Win for All Lynn E. Allsbrook, P.E. Deputy Director of Public Works/City Engineer City of Hampton, Virginia APWA Mid-Atlantic Chapter Annual Meeting Virginia Beach, Virginia May, 2013 Located in Southeastern Virginia, in the “Hampton Roads” region of the state Population 137,436 (2010) Land Area 51 sq. miles America’s first continuous English speaking settlement America’s first free public education America’s first training ground for the astronauts City of Hampton, VA Department of Public Works 2 Overview Background on Redevelopment Predevelopment Street Network Redevelopment Moves Forward Construction Phase Peninsula Town Center Opens Conclusions City of Hampton, VA Department of Public Works 3 Site Location – Coliseum Central BID (1900 Acres) City of Hampton, VA Department of Public Works 4 Coliseum Central BID Economic Engine of Hampton Master Plan Adopted by City Council in 2004 Had experienced both large scale public and private investments while enduring significant disinvestments in some of its largest and most visible properties City of Hampton, VA Department of Public Works 5 Recent Investments New Hampton Roads Convention Center Interstate Widening and Interchange Commercial and Residential Housing Hospital Complex Representing over $250 million in new investments City of Hampton, VA Department of Public Works 6 Recent Investments City of Hampton, VA Department of Public Works 7 Recent Trends Vacancies had increased, leaving over 600,000 square feet of vacant retail in the District. Mall had 1.1 million square feet of retail space City of Hampton, VA Department of Public Works 8 Master Plan Opportunities City of Hampton, VA Department of Public Works 9 Master Plan Recommendations Create dense, connected, and pedestrian-friendly centers in identified areas. Encourage residential development whenever possible, in appropriate forms that relate to neighboring land uses. Organize land in terms of scale of development and cluster uses compatible in character. Develop and connect open space and natural areas within the District to provide amenities for residents and visitors alike. Create new public streets with sidewalks and street trees that connect the varying land uses in the District City of Hampton, VA Department of Public Works 10 Master Plan Recommendations for Street Network Create north/south connections across Mercury Boulevard in order to create small, walkable development blocks. Remove the flyover ramp at Coliseum Drive and Mercury Boulevard in order to increase visibility and access to the Coliseum Mall property, and improve pedestrian connections at this intersection. Redevelop large commercial properties such as Coliseum Mall, Riverdale Plaza, and Mercury Plaza into mixed-use nodes by introducing a fine-grained network of local streets. Transform Coliseum Drive to a pedestrian-oriented street with sidewalks, landscaping, and buildings that front and address the sidewalk. City of Hampton, VA Department of Public Works 11 City of Hampton, VA Department of Public Works 12 Coliseum and VonShilling Mercury and Coliseum City of Hampton, VA Department of Public Works 13 Intersection of Mercury & Coliseum Removal of the Flyover was a requirement for the redevelopment of the Coliseum Mall Site City of Hampton, VA Department of Public Works 14 Pre-Redevelopment Study In late 2004, City undertook a study to look at the traffic impacts of the removal of the flyover, both now and in the year 2026 Study also looked at issues with demolition of the flyover structure. Flyover removal element included analysis of sequencing of the demolition as well as traffic control requirements to minimize impact on adjacent street access in the Coliseum Central area. City of Hampton, VA Department of Public Works 15 Study Results Coliseum Drive between Mercury and Cunningham should be expanded to a 6-lane roadway. At the intersection of Mercury and Coliseum, three eastbound left turn lanes are recommended. Only a single eastbound right turn lane is needed vs. the dual right turn lanes that presently exist. Dual left turn lanes are needed at all 3 signalized intersections along Coliseum (Mercury to Cunningham). Provide for separate right turn lanes for eastbound and westbound Cunningham at Coliseum. Extend the westbound and southbound left turn lanes at Mercury and Coliseum so that they do not block thru movements. Removal of the flyover was durable and sequencing was such that traffic impacts could be minimized. City of Hampton, VA Department of Public Works 16 Roadway Geometrics City of Hampton, VA Department of Public Works 17 Redevelopment Moves Forward In 2005, plans were officially announced for the redevelopment of the Coliseum Mall Site. Peninsula Town Center would be a mix of department and specialty retailers and restaurants, as well as commercial office and residential space above stores on some buildings. 991,000 total square feet with 876K retail and 115K office. Would also include several landscaped parks, plazas and squares and 4,042 parking spaces in surface and structured lots as well as on-street. The City was committed to removing the flyover and doing other street and intersection improvements, primarily in the vicinity of Mercury Boulevard and Coliseum Drive City of Hampton, VA Department of Public Works 18 Peninsula Town Center Site Layout City of Hampton, VA Department of Public Works 19 Site Traffic Impact Study Developer undertakes the traffic impact study for the redevelopment of the site using an out-of-state traffic consulting firm Developer was using the services of a different civil engineering consulting firm to do both the site and required off-site improvements Removal of the flyover by the City was a given condition going into the project Coliseum Drive between Mercury and Cunningham would remain as a 4-lane divided roadway to avoid extensive right-of-way acquisition and to also conform to the 2026 Hampton Roads Regional Long Range Plan City of Hampton, VA Department of Public Works 20 Traffic Impact Study Scope Collect intersection turning movement counts from 4 p.m. to 6 p.m. on a typical weekday and from 11 a.m. to 2 p.m. on a Saturday to represent peak periods. Develop a future growth rate of the 2010 and 2026 design years based on the regional long range plan. Remove existing Coliseum Mall traffic from the roadway system. Prepare trip generation and trip distribution analysis based for the site based on existing conditions and future development. Prepare Synchro model. Conduct intersection capacity analysis and level of service evaluations for the key intersections in the study area both with and without the proposed development for 2010 and 2026. Provide an overall assessment of traffic operations including queuing lengths and lane configurations. City of Hampton, VA Department of Public Works 21 Traffic Impact Study Finding and Recommendations There would be reasonable impact on traffic operations at intersections around the site. A separate eastbound right turn lane is recommended at Coliseum and Cunningham. A new signal is warranted at the only unsignalized intersection on Coliseum between VonSchilling and Cunningham. Lengthening of various left turn lanes at signalized intersections around the site. Only dual lefts were needed for the eastbound approach of Mercury at Coliseum. At the new intersection on Mercury between I-64 and Coliseum, only a single left turn lane is needed. Internal site roadways were found to be acceptable during both weekday and weekend peak periods. City of Hampton, VA Department of Public Works 22 City of Hampton, VA Department of Public Works 23 Study Points of Concern by City Most of the study results were consistent with the earlier study done by the City. At the new intersection on Mercury between I-64 and Coliseum, this study recommended a single eastbound left turn lane – the City had concerns that the length was not sufficient and that spillover into the thru lanes would occur. Only dual lefts were needed for the eastbound lefts from Mercury onto northbound Coliseum – the earlier study recommended triple lefts. Lengthening of left turn lanes was needed at various signalized intersections around the site with the study noting that needed lengths could not be obtained. Only a separate eastbound right turn lane was needed at Coliseum and Cunningham while the City’s study indicated that dual northbound and southbound lefts were also needed. City of Hampton, VA Department of Public Works 24 Resolving Differences City comments about the traffic study results and responses by the consultant were not resulting in consensus. Project was being fast tracked by the developer. Site and roadway improvements were being handled by a separate consultant. City decided to work with the draft study results, past City study, known geometric constraints, etc. and layout roadway, pedestrian, and landscape needs for the street network around the site (on Mercury, Coliseum, and Cunningham). These markups then became the template for the final street construction plans around the site. City of Hampton, VA Department of Public Works 25 City Solutions to Geometric Improvements City of Hampton, VA Department of Public Works 26 City Solutions to Geometric Improvements City of Hampton, VA Department of Public Works 27 City Solutions to Geometric Improvements City of Hampton, VA Department of Public Works 28 City Solutions to Geometric Improvements