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TRANSCRIPT
Resiliency Planning in Norfolk Vision 2100
Norfolk Zoning Ordinance Rewrite
Military Circle/Military Highway UDA Study
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Presentation Agenda
Norfolk and Resilience
– George Homewood, FAICP, City of Norfolk
Vision 2100
– Jeremy Sharp, AICP, City of Norfolk
Norfolk Zoning Ordinance Rewrite
– Pete Sullivan, AICP, Clarion Associates
Military Circle/Military Highway UDA Study
– Vlad Gavrilovic, AICP, Renaissance Planning Group
Q&A
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Norfolk and Resilience
• Norfolk is one of the Rockefeller Foundation’s 100 Resilient Cities
• International network of cities dedicated to becoming more resilient to the physical,
social, and economic challenges that are a growing part of the 21st century
• RC100 defines resilience as the capacity of individuals, communities, and systems to
survive, adapt, and grow in the face of stress and shocks
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Norfolk and Resilience
• Norfolk recently launched a resilience strategy, with three goals:
• Design the coastal community of the future
• Create economic opportunity
• Connect communities, de-concentrate poverty, strengthen neighborhoods
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Creating the 22nd Century
Norfolk
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What is Vision 2100?
• Strategy for addressing sea level rise in long-term future • In the past, the focus was on the challenges
• In the future, those challenges will give rise to opportunities
• Blueprint for aligning decision-making today with the needs of tomorrow • Focus is on land use, but economic and social considerations will also be a part of the
vision
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Why plan for 2100 now?
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Our world is changing…
• Sea level rise could significantly impact Norfolk by 2100 • Projections vary from a 1.6’ to 7.5’
rise in sea levels
• As much as 5% of land would be inundated
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Our world is changing…
• Even with 2-3 feet of water rise, the impact is significant • Up to 47% of land would be in a
high-risk flood zone
Flood zones today
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Our world is changing…
• Even with 2-3 feet of water rise, the impact is significant • Up to 47% of land would be in a
high-risk flood zone
Flood zones with
moderate water rise
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But there remains opportunity
• Even with sea level rise, there is plenty of opportunity • More than half of land would be
outside a high-risk flood zone
• ¾ of commercial/industrial land would be outside a high-risk flood zone • Much of that land is underutilized and
served by abundant infrastructure
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Our population is growing…
• Norfolk’s recent growth is projected to continue • By 2040, Norfolk should grow to
261,000
• By 2060, Norfolk could grow to 272,000
• By 2100, Norfolk may reach 299,000
• To accommodate this growth, 20,000+ housing units will be needed
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But we can support the growth
• Hundreds of acres of land are vacant • Many thousands more are under-
developed
• The infrastructure can support higher densities • Bus/light rail transit
• Pedestrian walkability
• Utility availability
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We have infrastructure needs…
• Norfolk’s facilities are aging • Dozens of Norfolk’s facilities are
more than 50 years old
• 25+ schools
• 9 of 14 fire stations
• Replacing those facilities is expensive • Now building 5 elementary schools
for $130+ million
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And infrastructure planning is ongoing
• Community Facilities • 5 Elementary Schools under
construction
• 2 new libraries planned
• 2 new fire stations planned
• Transportation • Light rail extension to Naval
Station Norfolk
• Improved Elizabeth River harbor crossings (tunnels/bridges)
• Strategic bicycle network
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What should Vision 2100 tell us?
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What should Vision 2100 tell us?
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What is the planning process?
• Awareness building (Fall 2015) • Research on challenges/concepts
• Group exercises to develop concepts
• Asset mapping (Winter 2016) • Community exercises
• Identifying Norfolk’s key assets
• Vision Development (ongoing) • Series of workshops
• Confirming vision concepts, developing strategy
Phase I:
Awareness
Phase II:
Asset Mapping
Phase III:
Vision Development
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Vision 2100 Asset Mapping
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Community Value Areas
• Green dots – economic value
• Blue dots – cultural value
• Yellow dots – identity value
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Potential Value and Transformation Areas
• Red dots – potential value
• Red lines – areas to
change
• Blue lines – areas to keep
the same
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Planning Areas
• “Red” – “economic engine”
• “Yellow” – “water-oriented”
• “Green” – “opportunity”
• “Gray” – “neighborhood character”
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“Red” Areas
• Norfolk’s “economic engine” • Rich in economic, social, or cultural assets
• Assets can’t/shouldn’t be relocated
• Where might these be?
• Within projected high-risk flood zone (some areas protected by sea wall)
• Downtown Norfolk a prime example • High density/mixed-use
• Large-scale, public funded capital investments (flood walls)
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“Yellow” Areas
• “Water-oriented” neighborhoods • Rich in non-location-specific assets
• Large-scale transformation not appropriate
• Where might these be? • Located throughout the city, including many
historic districts
• Within projected high-risk flood zone
• Ohio Creek Watershed a prime example • Smaller-scale, collaborative projects
• Adjusting to “living with the water”
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“Green” Areas
• “Areas of opportunity” • Few current assets, rich in potential value
• Ripe for transformation
• Where might these be? • Underutilized commercial/ industrial properties
• Outside projected high-risk flood zone
• On current or potential transit corridors
• Military Circle Mall area a prime example • Market-driven effort
• Traditional infrastructure investments
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“Gray” Areas
• “Stable neighborhood areas” • Rich in non-location-specific assets
• Large-scale transformation not appropriate
• Where might these be? • Located throughout the city
• Outside projected high-risk flood zone
• May be lagging economically
• Park Place and Fairmount Park as prime examples • Neighborhood-led efforts to protect and enhance
existing assets
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Context – regulation & resiliency
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Themes
User-friendliness
Resiliency Character
Development
standards Nonconformities
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Themes
Resiliency
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How does this translate to development regulation?
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How does this translate to development regulation?
Preserve and protect
Build sustainably Increase choices
Environmental
Economic
Social
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What’s On The Books:
Enhanced three-foot flood elevation requirement
Chesapeake Bay Preservation Area Overlay (CBPA-
O) riparian buffer standards supplemented by
uncodified administrative guidelines—most of city
designated as Intensely Developed Areas (IDAs)
with reduced protection
Modest tree protection regulations
Limited open space standards
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Safeguard vulnerable undeveloped areas from
incompatible development :
Explore limiting IDA designations and reduced buffer
requirements
Use incentives such as sliding -scale density bonuses,
reduced off-street parking, and tailored non-conformity
standards to encourage buffer revegetation
Consider sea level rise in establishing buffers and
reviewing development proposals
Strengthen tree protection and open space requirements
Environmental resiliency
Preserve and protect
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Protect People and Buildings In Vulnerable
Areas:
Adopt tighter standards for locating critical facilities
like hospitals, schools, police, and fire/ems in
flood-prone areas
Allow use of green infrastructure approaches such
as pervious pavement, bioswales
Tailor nonconformity standards to encourage safe
rebuilding
Explore adoption of no-adverse impact floodplain
development regulations as recommended by
certified floodplain managers
Environmental resiliency
Preserve and protect
Build sustainably
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Encourage Sustainable Development In Safe
Growth Areas
Identify less vulnerable safe growth areas
Remove unnecessary impediments to development
in safe growth areas (e.g., excessive off-street
parking standards; restrictions on mixed-use
buildings and accessory housing units)
Focus capital improvements in safe growth areas
Promote sustainable development like energy
conservation, alternative energy, and urban
agriculture by removing code obstacles and
providing incentives
Environmental resiliency
Preserve and protect
Build sustainably
Increase choices
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Include broad array of development options that
provide economic development opportunities for
businesses
Provide a diverse, safe, affordable, and livable range
of housing options
Remove obstacles for, and support, redevelopment
that is consistent with city’s desired character and
context
Provide for efficient and streamlined procedures,
especially for preferred development
Economic resiliency
Increase choices
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Promote a diverse, safe, affordable range of
housing options
Provide tools that allow for aging in place
Support better care for the elderly
Support active lifestyles
Incentivize healthy food options
Social resiliency
Increase choices
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Resilience – tying it all together
Preserve and protect
Build sustainably
Increase choices
Transfer Development Rights
Coastal Resilience Overlay District
Protecting Vulnerable Areas
Enhanced building code
Limit uses to keep vulnerable structures out
of at-risk areas
Allow certain uses that may help recapture
value (e.g. short-term rentals)
Low and wet areas
Neighborhood Resilience Overlay District
Creating Safe Growth Areas and boosting
development potential
Limit auto-oriented uses to improve
pedestrian access
Mobility improvements
Incentivize density, e.g. increase height
limits, reduce parking requirements, allow
ADUs, reduce lot width
High and dry areas
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Military Circle/Military Highway UDA Study
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Military Circle Area Yesterday & Today
1948 2015
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A 50 year transformation plan
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PUBLIC INPUT
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March 2016 Public Meeting – Review Draft Vision
September 2015 – What should the future be?
REVITALIZE
SURROUNDING
AREA
INCREASE
SAFETY &
SECURITY
BUILD FOR
RESILIENCE
CONNECT &
UNIFY THE AREA
ATTRACT
ECONOMIC
DEVELOPMENT
G O A L S
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LONG TERM RESILIENCE
SPINE OF HIGH
GROUND
PROJECT AREA
Source: adapted from Sea Level Rise Maps for Virginia
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LIGHT RAIL OPTIONS
Options from
the HRT 2015
Naval Base
Study
SITE
A B
NAVAL
BASE
Source: NSN Transit Extension study – February 2015
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REGIONAL TRAVEL MARKETS
PAST
PRESENT
FUTURE
INTERSTATES
BOULEVARDS
LIGHT RAIL
(Potential)
SITE
the crossroads
of the Region:
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MEETING PROJECT GOALS
B2
JANAF MALL
MILITARY CIRCLE
MALL
SENTARA LEIGH
HOSPITAL
EXISTING TIDE LIGHT
RAIL
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A 50 Year Transformation
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Value Capture
2,552 du RESID.
5.9 Mil sf
LOW SCENARIO
NON- RESID.
5,763 du
8.9 Mil sf
HIGH SCENARIO
RESID.
NON- RESID.
Net New Development Potential Value (Present Day $)
$2.37 billion
$1.26 billion
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Military Circle Mall
Area
From Suburban Mall to Urban Center
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CURRENT CONDITION
Existing Mall
Conversion of JC Penney store into office space
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STAGE 1
Begin to develop future road and open space system for new urban center
Work with potential developers and tenants on repurposing additional vacant space in Mall
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STAGE 2
Repurpose additional Mall anchor stores as flexible office space or institutional use
Orient new entrances to outside to prepare remainder of Mall for redevelopment
Continue developing future road and open space system as space leases up
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STAGE 3
Demolition of interior of Mall and conversion to temporary open space or parking areas
Create campus of new office uses organized around future street grid
New – high density office space develops for potential transfer of existing tenants from the Mall anchor stores
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STAGE 4
Eventual demolition of former Mall anchor stores and new development of high density mixed office and residential buildings
Right of Way preserved for future light rail in new urban street system
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STAGE 5
Light rail is built and begins to catalyze the development of new high density mixture of uses according to the Vision
Transit couplet allows slower speed walkable transit streets in the core- also allows off-peak shuttle between this area and JANAF
Final development stages are the highest density and tallest buildings around the station area – mix of residential and office towers
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BELMAR – CASE STUDY
DEVELOPMENT STORY:
Lakewood - city of 150,000 located 9 mi. west of Denver
104 ac. failing “Villa Italia” Mall redeveloped into 22 block urban center with:
Single developer bought mall and did a master plan in 2002
$750 mil. Total project – phase 1 completed in 2009
Free shuttle to light rail station 1 mile away
Generates 4 times the tax revenue of the old mall ($17 mil. Per year)
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ADVICE FROM DANIEL BURNHAM:
Make no little plans
they have no magic to stir men's blood and probably
themselves will not be realized. Make big plans; aim
high in hope and work, remembering that a noble,
logical diagram once recorded will never die, but
long after we are gone be a living thing, asserting
itself with ever-growing insistency
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Closing Thoughts