NORFOLK
The first shovel of dirt has not been turned, yet light rail already has helped generate more than $220 million in planned office, retail, apartment and hotel development downtown.
Interactive map:
The Tide's route
The Tide's route
Developers of three projects – Wachovia Center, Belmont at Freemason apartments and a Residence Inn – said the city’s starter light rail influenced their business decisions. Having modern transit within a short walking distance delivers a steady stream of potential customers and provides an alternative to driving for residents and workers, they said.
Wachovia Center is a 22-story tower and apartment building that will include office, retail and residential space on Monticello Avenue.
“The fact that there will be a light rail stop right out the front door of our project was a key part of why we selected that site,” said Thomas G. Johnson III, vice president of sales and development for Nusbaum Realty, the project developer.
Developers of the Residence Inn by Marriott on Brambleton Avenue are counting on light rail to transport customers to what they believe will be a big draw for their extended-stay rooms, the Eastern Virginia Medical Center.
For Belmont at Freemason, “light rail was a big factor in the size, quality and scale of our project,” said Pete O. Kotarides, of Kotarides Developers, which plans to break ground early next year on the three-building complex, which will be adjacent to light rail’s York Street station.
It’s hard to predict how much more Norfolk can expect in private development along the 7.5-mile transit line, The Tide, which breaks ground Saturday.
What is certain, though, is that many modern light rail projects are as much about economic development as transportation. Light rail lines are increasingly being used to encourage and guide growth.
The American Public Transportation Association reports that, on average, $6 of private money is invested along a new transit line for every $1 of public money spent. That means for Norfolk’s $232.1 million line, $1.4 billion in new development could follow.
“We know why this project is being built – it’s truly about economic development,” Federal Transit Administrator James S. Simpson said in October when he was in town to award a $128 million federal subsidy for light rail construction. Industry experts warn, though, that there’s no guarantee of significant private investment.
“It’s not automatic; it has to be proactive,” said Robert Cervero, chairman of the city and regional planning department at the University of California, Berkeley, who has done extensive research on transit-oriented development.
To realize the development benefits, Cervero said, other things must be in place. Those include land-use policies supporting transit; a strong economy; a population that’s inclined to use transit; and a transit system that’s effective and inviting in both service and design.
Cervero, a Norfolk native, said downtown’s redevelopment is at a “tipping point.” facing challenges with traffic congestion and parking supply.
“It’s fortuitous to bring in light rail now,” he said. “Without question, light rail can further stimulate the redevelopment of downtown Norfolk. A great thing rail does is provide a focus area.”
Two cities that are often held up as prime examples of how to best integrate light rail and economic development are Dallas and Portland, Ore.
Since building the first light rail line in Portland in the late 1970s, the city has realized more than $3 billion in development adjacent to the line. In Dallas, more than $1 billion has been spent on new development around DART in the past decade.
Closer to home, Charlotte opened its first leg of light rail last month. Already, $400 million in new development is under way and another $1.4 billion is planned through 2011.
But not all light rail projects have been economic development success stories.
“One thing that can happen is nothing,” said Robert Dunphy, of the Urban Land Institute. “Transit advocates will claim if you put rail in, all of a sudden you’ll have this money flowing. It’s just not true.
“What has to happen is someone needs to look at the market and focus the development and make sure there’s a supportive environment.”
Already, Norfolk has adopted a parking policy that limits the growth of downtown parking to encourage transit use.
City planners are now evaluating land uses along the light rail route and identifying where there are opportunities for new development. In some areas, that will mean higher-density development, said Planning Director Frank Duke. Duke, who came to Norfolk in August, said the process should have started many months ago.
“We need a smart plan now,” said Councilman W. Randy Wright. “We’re not going to get the best development by letting plans happen on their own.”
In Charlotte, the city started integrating plans for transit and land use in the 1990s, long before the first light rail track was laid.
“We don’t see how we can do one without the other; we wouldn’t be successful in either,” said Tina Votaw, transit oriented development specialist with Charlotte’s transit agency.
Meanwhile, the city is soliciting proposals for redeveloping what’s now the Kirn Memorial Library site. The library will be relocated, and its building demolished next year to make way for a light rail station.
Roderick S. Woolard, economic development director, envisions more development opportunities at Fort Norfolk, Harbor Park, Military Highway and Newtown Road.
“The greatest value will be connectivity,” he said. “We’ll be connecting Fort Norfolk to downtown and Harbor Park to downtown. It will enable us to have a greater downtown area.”
Wright said that as a result of light rail, the city already has received one unsolicited proposal for developing land near Harbor Park. He would not provide details.
“There’s already huge opportunities within the city of Norfolk,” he said. “Ultimately, when we extend the line to the Navy base, there will be more opportunities. And even more if it goes into Virginia Beach.”
Debbie Messina, (757) 446-2588,
debbie.messina@pilotonline.com
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Hmmm I'm suspicious
I'm kind of suspicious... I seem to recall some of these projects being announced or in the works long before the light rail project was announced. I live right near where one of the stations will be, and don't see myself riding it. I will continue to walk to work instead of waiting around for a train to carry me 7 blocks. When I leave downtown, I like to drive my car. I like the windows down, I like the stereo loud as can be without distortion, and I like to drive fast. I don't really care how Norfolk spends money on silly projects, because I know as a whole the county has very very large economic and employment problems ahead that are being ignored. No bailouts for home debtor loans!
good for Norfolk
Norfolk is on the move, Va. Beach is what it is, a bunch of subdivisions with no real flavor.
The Tide of Negativity
Come on, people. Do you seriously think crime won't find itself in your community without a train ride? Surely people around here aren't that naive. The Tide is an option to driving not the answer! Think about the environment and our dependence on oil. Buses guzzle gas, too. I bet once oil becomes insanely expensive and routes get expanded, it won't take 35 years to pay off. And FYI, development follows volume. Would you put your business on a dirt road or a major artery? These developers are not ignorant fly by night biz types. Why question if light rail is the answer? What one solution fixes all problems? Leadership is about taking chances. The backwards, my mall is bigger than your mall mentality is downright hillbilly and disturbing.
go Norfolk light rail
It appears that most of the posters here live in Va beach, and would rather blast an innovative, gutsy, practical econonomic project like the Tide. I think people who live in Va beach should worry more about their problems such as bland and dysfunctional development and let the City of Norfolk bask in the glory of being the true urban center of HR, with a world class light rail line.
Usual suspects
I see all of the naysayers are having a convention here on the boards. It is obvious the good results this project will have on the entire region. How many positives will it take before you all give up your doomsday scenarios? Perhaps you all should keep in touch, then you can console one another when it is successful. It is sad to see a group of people hoping for the failure of something so good. Ride the Tide baby!
These comments are funny!
I get a laugh everytime I read the comments about the light rail. Yes it has it pros & cons, but we need to get real. People are complaining that it will take 35 years to pay off not counting maintainence. Thats funny, do you own a home? How long is your mortgage? 30yrs plus with each refinance & that doesnt count the maintainence but you are willing to pay for that. What benefit are you getting from that mortgage? Is it making you money? No it is serving a need, which is a roof over your head. This light rail is the same thing for people that do not have a car. I would ride it & I have 2 cars. Plus the idea is not to make it a tourist trap. The commuters will ride it into the city in the morning & ride it home at night. During rush hour!
Think of what else Norfolk could do with 220,000,000
The City could pay the salary of convicted killers for 2200 years. It could pay parents of kids who make A's on 11,000,000 tests. It could pay for the construction of 22 more buildings in Downtown Norfolk to be started then abandoned. Now that I think about it, why not spend the money on light rail.
Saturday
I can't wait until 2010. I currently live over by TCC where the buses are 6:45 AM to 5:45 PM hourly. Yes, I can legally drive. No, I don't have a car. No, I don't want a car. Yes, I prefer to take the bus. I would love Va Beach buses to run at night like Rt 20 (Va Beach Blvd). No, the 20 isn't perfect, but it's the best of the system. Right now, it's 1 1/2 hours from where I live to Downtown Norfolk. Once The Tide is in, life will be so much better.
You peple
Wah, wah. What a bunch of cry baby, negative nellies. My gosh, let's get started. You have to begin somewhere. Once the Tide gets moving, you can be certain the Navy bases, airport etc will be added to the plan. You have to start somewhere, folks. Please have some vision people and quit with the negativity. Nothing has ever happened - nothing, without first trying it out.
Ignorance is bliss
So many on this forum are quick to attack something new like Light Rail that they usually talk without knowing the facts. Experience in other cities should indicate what a great economic stimulus light rail can be. This is a starter line and not the end of the story. Va. Beach will come on board if the city wants to be a 21st century metropolis or continue to be second rate bedroom community with a crappy oceanfront.
How much traffic congestion has it reduced????
More Public-Relations pablum to try to justify this horrific waste of tax dollars!!! With all the real needs we have to reduce commuter traffic congestion, Norfolks is all a flutter because of more developement??? Folks, "Light Rail" is not about reducing traffic congestion - it is about TOD - transit-oriented development. Local taxpayers are getting fleeced as Light rail is used asa marketing "tool" to promote - you guessed it - more development! Oh, and Lord Runny-me Barrett - it was clear the intelligent taxpayers rejected light rail in Va beach! Nice try to attempt to rewrite history! If the "urban dwellers" want Light Rail and TOD built - let them pay for it. If commuter rail is not automated and elevated, then it is a bad design.
For those negative posts
Stay in Norfolk if you like it so much better than Town Ctr,
Keep your Tide, what I call the White Elephant, because it is going to raise your taxes so high that you will have to ride it because you won't be able to afford to own a car, and stay out of my town, which has it's problems, but nothing like you are going to see.
For those of you who really don't know anything about the White Elephant, here goes:
Est. passangers per day: 12,000. Fare: $1.50(which is going to be on an honor system, and we know how honorable people are) which equates to about: $6.6 million dollars a year in revenue. Divide that into the cost just to build, and it would take 35 years to pay if off. This also doesn't include maintenance, salaries, etc. lol
Hardly...
I don't think a few restaurants and shops at Va Beach Town Center make it a more appealing destination than MacArthur Center or downtown Norfolk. When I'm in Norfolk visiting family and friends and want to do some serious shopping, give me MacArthur Center over Town Center anytime. As for restaurants, I much prefer independent owned restaurants like those on Granby Street than the chain restaurants blanketing Town Center. And as for that exciting invigorating city feeling, there in no comparison, Downtown Norfolk all the way.
Money Wasted?!?!? Idiots!!!!
Its funny people say money is being wasted on much needed public transportation. If you live in Norfolk you can get almost anywhere in the city because of HRT and Norfolks commitment to them. They have buses running all the time, but in the beach you have to walk miles to find a bus, talk about a real waste, why doesnt the beach invest in this?? People complain about traffic but if the beach would invest some of this money to improve it a lot more people would use it, myself included. Virginia Beach is a joke with public transportation and its almost always people with money complaining about spending money on transportation that would help lower income families and traffic. Some people are idiots and shouldn't be allowed to speak.
Wait...
$220,000,000 is in the plan now? Why?! Okay, it would be uber cool to step out of my motel or condo and get on the light rail, but to where, the Pink Banana Boutique on Newtown Road, maybe Tony's Hot Dogs, Shoney's? How about getting Virginia Beach's approval, have stops that are actually useful for commuters (Oceana, Lynnhaven Mall, NOB Norfolk and the Oceanfront to name a few). When are you people in Norfolk going to grow a pair and start screaming at your "leaders" for your money to be spent on tangible projects, not pie-in-the-sky garbage. Remember ODU's Mag Lev failure?
Norfolk says light rail's benefits already rolling in
Sure, but the key word here is... "planned office, retail, apartment and hotel development downtown."...The question to really ask, is who will foot the bill if all this "planned" development does not occur. Light Rail is not the complete answer for Norfolk, Leadership is. Perhaps a shot at fixing that first, huh?
Transit oriented Development
Certainly, light rail does provide a stimulus to transit oriented development as long as there are not other impediments in place to block it. Those impediments can be related to zoning, to comprehensive plans, to highway projects, or to neighborhood opposition. However, with the new generation of citizens who seem to appreciate urban life as an alternative to suburbia, and with the declining inventory of greenfields except in outlying counties of this region, it is clear that we must remove impediments and encourage light rail in strategic growth corridors. Years ago when the Beach voted, the vote was so close, even with almost unanimous opposition from politicians, it is clear that the citizens knew the importance of this development.
Too many if's!
If, If, If, and to limit parking options downtown? that's just stupid, where are we to park if we decide to hope on this snail rail to go to newtown road and have a Tony Jr. Hotdog?? This should be a bee line to Town Center Downtown Va. Bch. that's where the action is, Look at all the reataurants and retailers, right there, wow what a thrill it is to shop and dine there, it's a paradise, so until the line gets that far, i'll be driving and parking for FREE!! at town Center, what stupid remarks, if, if, We're still waiting for the third anchor for the tax subsidised MacMall, we're not counting the Farmer's market as an anchor. Town Center VA Bch, is an incredible experience, sandler center, retail, dining, light rail to and from would wrk
Hey, Va. Beach -
When are are going to wake up??? Ride the Tide, baby!!! You better hurry up, because, as they say, the train is leaving the station....
Is it me? Or is there something not adding up here?
The development projects mentioned in the article have been in the plans for quite some time. Light rail had nothing to do with the final decission to built them because the timeline wouldn't fit. I guess we can expect to see many more articles about how great light rail is and how it has spawned development in the area. That is until 2012 when articles about muggings on the rail take over. I'm nearing retirement myself, so I will be moving out of the area but I wonder if young people are keen on "high density" living. Is your greatest dream to raise your kid in a high-rise? Or maybe your dream is to have a yard for the kids to play in and not hear your neighbors walking on the floor above you or hitting the wall next to you. No Thanks!
Waste more money
So norfolk is going to blow $220 million of federal and state tax dollars for development incentive and create more congestion on the roads, in the name of building a local choo-choo shuttle around downtown? I thought mass transit was supposed to fix traffic problems, not create additional headaches? HRT is a sham, and the transit plan for tidewater is a joke. Where is the rail plan for the Naval base, the major traffic headache. Where is a shuttle to the airport? What political idiot voted for this? VB voters told council no. We did not want to waste money on a silly train idea. VB council must listen and heed its voters. We do not need to ride the tide of failure.