We have a lot of potential here, but for some reason, our leaders won’t make the best of it. Portland looked just like Norfolk in the 70s. They had blocks of vacant parking lots. New construction was taking place in the Portland suburbs and the central city was decaying. This is where our regions split. Hampton Roads kept spending money on new highways and infrastructure designed to facilitate new suburban construction. Portland, however, fought the idea that unrestrained growth was good for the region. Their biggest concern? That this new growth was destroying vital farmland, forestland, and other open space. They took their concerns to their legislatures and, after much debate, enacted some of the most comprehensive growth control regulations in the country. This accomplished their goal: protecting open spaces. It also had an unintended consequence. It forced growth back into the city. All of the money that would have been spent on suburbs was then available for the city. They opposed new highways and even fought to get some torn down. They used the savings from that to build a first class public transit system. One of the most important aspects of the new Portland was that they came up with a real comprehensive plan and stuck to it. For this reason, Portland is a well run, well designed city.

Back to Hampton Roads. While Portland was engineering a new city, Norfolk decided the best course of action was to tear ours down. Hampton Roads as a whole, spent a fortune building new highways to allow for quick driving to and from the suburbs. While Portland worked and grew as a region, Hampton Roads  cities decided to compete against one another. Each city had to fight for its share of new development, for is share of tourists, even for its share of defense dollars. For this reason, we live in a region with a half-dozen “downtowns,” each of them only a fraction of what they could be if they were built as one. We now live in a region with no pattern of employment or housing centers but rather a sprawling mass of congestion. While cities like Portland are the places-to-be amongst todays young people, Hampton Roads is not. Without finding some way to attract new younger residents, our problems will only get worse.

We need to get more forward thinking people in our elected offices from local to state levels. We need to learn from places like Portland and act accordingly. They aren’t perfect, but they still have alot to teach us. Projects like the Southeastern Parkway are a waste of money. New highways only serve to promote new suburbs at the expense of the rest of the region. Positive investments would include a true all-encompassing master plan for the region. This plan would include a well thought out fixed guideway mass transit system like light rail. It would also work to rezone the areas around transit stops to encourage high-density developments. An emphasis should also be put on expanding freight rail to take more trucks off the roads. Above all, Hampton Roads needs to formulate a plan to share revenue between cities, preferably by merging into one jurisdiction. People should not be afraid of a merger. They will still live in the same place. Taxes can even stay the same for each segment of the new city. The goal, however, is to create a region where growth in one part is good for the whole region. It won’t matter if a new tower is but in Downtown Norfolk or at Town Center. The increased tax base will pay for both areas. Once we have a region that can function as a region, we should split our collective economic development money between attracting the relocation of large companies and creating new businesses, preferably start-ups owned by recent graduates of local colleges and universities. The opportunity presented to graduates will encourage them to stay in the area. If they stay, their friends are more likely to stay and/or move to the area.

Hampton Roads can do this. We have to make our leaders know we will accept no less.

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HRBT

The HRBT plan calls for a new, four-lane bridge/tunnel from the Peninsula to Norfolk. The existing lanes would be used for westbound traffic. Additionally, the Monitor-Merrimac Bridge Tunnel and the James River Bridge will also receive upgrades. It would cost $4.5 billion and use tolls as high as $6 each way. These tolls would apparently be applied to the HRBT, the MMBT, and the JRB.

While nobody can argue that an expanded HRBT would ease traffic flow, I also do not think that anybody would argue that tolling all three crossings would not hurt our economy. As described, this project would give the Southside a serious disadvantage over the Peninsula. It would also negatively impact what weak regional drive for mass transit that we have. Alternatively, the “Third Crossing” would most certainly benefit our regional economy, even with tolls. Its multi-modal design would take cars and trucks off the road by allowing freight traffic and transit. The HRBT plan is designed simply to make money for those involved. The “Third Crossing” was designed to improve our regional competitiveness in the global economy. Money would still be made in a public-private partnership, but the impacts would be positive for the region.

US 460

Turning US 460 into an interstate-grade highway is a noble goal… if it were 1960. While it would certainly improved travel time to Richmond and aid in evacuations, it would not serve to increase the region’s competitiveness. The 460 project would make the Western Tidewater communities more appealing to industry and business, but at the expense of Norfolk, Virginia Beach, and Chesapeake. The new highway would only serve to expand the sprawl of Richmond towards Hampton Roads. I think it would be fair to define our region as anything within a 45 minutes drive. The US 460 project would make Isle of Wight County a mere 30 minutes away from Petersburg.

The money would be better invested in High Speed Rail. It has already been estimated that if we had true HSR from both Norfolk and Newport News, that we could operate with profits exceeding $30 million a year. That money could pay for a lot of transportation projects. The economic development that HSR would bring would also benefit the entire region, not just the outlying counties.

I am not against public-private partnerships. On the contrary, I think that they can bring much-needed capital to a tight state budget. We do, however, need to spend it wisely, in a way that will allow us to grow our tax base. This way, in the future, we will not have such a tight budget.

Regardless, it doesn’t have to be this way. Our various regional entities need to step up and create programs (and capital) that encourage new college graduates to start new businesses in the region. Another program could be created by the region’s universities that would give businesses a monetary incentive to hire new local graduates. That could be combined with a local/state government tax break for companies that hire local graduates for local jobs. These initiatives would solidify a young, educated base that would help our economy stay strong for years to come. Businesses would want to relocate here for the new ideas and opportunities that come with an intelligent, entrepreneurial workforce. It would also step up the appeal for local universities, making them more in-demand and, in turn, making them more likely to get grants/research projects from federal and private sources.

For the jobs themselves, we need to work harder to shift our focus from government-supported to private, developing industries. For example, the proposed project for the former Ford plant is a good step. A mixed-use development, it would be focused around a solar panel factory. There are a number of industries that would be great to focus on. A wind turbine plant would be a great addition to Hampton Roads. A high-tech battery factory would be another great addition that could also increase our appeal for a hybrid car plant of some sort. These jobs would be both industrial manufacturing jobs and jobs that would require high-tech research and development employees.

Once we started landing jobs for some of these new college graduates, more jobs would follow. Despite the widespread belief that my generation is one of moronic, half-educated slackers whose only aspirations are government welfare and tree-hugging, I strongly believe that we are more than that. Current college graduates want things to change for the better. I believe that you can have both environmental protection and free market business. Our biggest barrier to becoming our own economic force is that those currently in charge seem to have no regard for us. Once that changes, once our current leaders see that they should be focused on encouraging the younger generations to take part in the economy, the regional economy will be what we make of it.

For example, think about how you would go to Harbor Park. Water St., Park Ave., and Union St./E. Main St. are the main entry points. Now think about the surrounding area. Both Tidewater Drive and E. City Hall Ave. both point directly at the Park but the no longer connect, thanks to the Interstate. Also, there is a rarely used exit ramp from I-264 that exits onto Claiborne Ave. that has the potential to assist in getting people to the Park without further clogging E. Brambleton Ave. Unfortunately, Claiborne Ave. has to go through residential-sized roads only to have to merge back into Park Ave. The MMTC plan would fix these issues. Tidewater Drive and E. City Hall Ave. would connect directly to Park Ave. There would also be a new road built to connect Claiborne to additional parking on that side of the railroad tracks.

On the  SPQ side, there are also a number of new connections. The roadways that go through the public housing were designed to not connect. This may be good for keeping poor people from getting out (which doesn’t actually help anybody) but it is bad for a pedestrian-friendly, mixed use development. The SPQ plan would fix this. It would restore a grid system of roads and reconnect the SPQ area to Brambleton Ave. and to Tidewater Drive.

These projects are big news for Norfolk. Both will feed off of each other and off of Downtown. These two projects will nearly double the size of Downtown. Now we just need to get them built. The MMTC has a good chance of getting started if Norfolk gets award the federal grant they applied for.  The SPQ, however, appears to still be in limbo. When the project was released, the Norfolk Redevelopment and Housing Authority decided they wanted to slow things down. Despite their successes in Broad Creek, they seem to still think that they can better serve their clients by containing them in poverty rather than allowing them to mingle with the middle class.

Regardless, since most people don’t read the studies and plans that the city releases, I wanted to make it easy. I have created a map below that shows the major points of both the SPQ and the MMTC combined.  Let me know what you think. Click on something and it should tell you what it is.

If you want to read the actual plans from the City, you can view the MMTC plan here and the SPQ plan here.

He seems to be full of ideas. Some of them I agree with (Privatizing ABC) and some of them I think are terrible ideas (off-shore drilling). I only hope that he can muster the political will to fix our transportation system. We need more money to be devoted to transit construction and operation and we need to focus highway money on the construction of rebuilt choke points.

Good Luck Governor. Good Luck GA. Good Luck Virginia. There is definitely a lot to be done.

Cities Without Suburbs - By: David Rusk

I recently finished reading a book by David Rusk called “Cities without Suburbs.” I highly recommend this book to everyone. The book argues in support of regional cooperation and/or consolidation of suburbs with their historically central cities. Going beyond your typical benefits of regional cooperation, this book explains, with evidence, that there are many benefits for regional consolidation of services. He thoroughly identifies the problems facing inner cities today including, increasing poverty rates, decreasing tax revenues, and the inherent problems with solving complicated social, transportation, housing, economic, and budgetary problems when cooperating with a number of municipalities. Using census data, he explains why cities that have expanded their boundaries to encompass their own suburbs have historically done much better than cities that are unable to expand their boundaries.These locked-in cities lose revenue, resources, and opportunities in the long run to their independent suburbs. This same reason is also why suburbanites fight consolidation/annexation. They believe that their suburbs are doing well and that they don’t want to take on the inner city’s problems. There are a couple of problems with this philosophy, however. First, history and statistics have shown that suburbs that are independent from their central city do not grow as fast as suburbs that are connected to their city. In fact, the average income for the entire region is lower for regions that are segmented versus those that are not. Second, when connected to their suburbs, central cities have fewer problems and the region as a whole has a lower crime rate and a better quality of life.

While I have always felt that a regional Hampton Roads would be a good thing, this book got me thinking that it should go further than that. It is certainly a step in a positive direction to have regional organizations. Certainly don’t get me wrong. Our current institutions such as HRT, SPSA, HRPDC, HRTPO etc all have their problems but when it comes down to it, they make certain things simpler for our area. Imagine if each city had to run its own bus service. You would have to transfer to another bus every time you crossed a city boundary. What if each city had to compete individually for transportation money from the state and federal government? You think we get shorted our share now? Despite current and planned or possible future regional entities, we still need to go further.

Let’s look at one thing that our region does. It may seem minor but think about it. Tourism. Our region has many great tourist attractions. From the Virginia Beach Oceanfront and Ocean Breeze to Colonial Williamsburg and Busch Gardens/Water Country and everything in between such as Nauticus and the Wisconsin, Hampton Roads has a lot to offer. Each city spends millions a year in tourism advertising money to attempt to attract visitors to patronize their respective city. While places like Virginia Beach and Williamsburg spend money to directly advertise their attractions, other places such as Chesapeake advertise to attract visitors to stay in their hotels, hoping to capture tourists’ shopping dollars at Greenbrier, etc. The reason this has to be done is because otherwise, Chesapeake makes no money off of Virginia Beach’s tourists. If our cities were one jurisdiction, however, things would be much different. We could combine our money to advertise for our regional attractions and the whole area would benefit. The area of Chesapeake would benefit just as much from tourists that came to Greenbrier as from those that never shopped west of Lynnhaven.

The same goes for transportation. Think of our major projects. The HRBT is a good example. As it stands, Hampton and Newport News want an expanded HRBT. Norfolk, however, is against it because the outcome on our side of the water would be destroyed properties. If we were one city, though, we would be much more likely to support it. An expanded HRBT would almost certainly be a catalyst for a better business climate on the Peninsula. Norfolk doesn’t really care about that. Hampton voters can’t vote for Norfolk’s City Council. As one city, the Peninsula’s economic climate would be Norfolk’s economic climate meaning that the expanded HRBT would benefit the city. Same goes for the Dominion Blvd. project. Peninsula, Norfolk and VB leaders can see how it is important to Chesapeake and the region overall. Secretly, though, they also know that Chesapeake residents are not their constituency. They can support Chesapeake’s project but at the same time they are obligated to do what is best for their constituency.

We can look at social issues. Public housing for example. First, current housing projects were built in Norfolk, Portsmouth, Newport News, and Hampton simply because the cities were there. Chesapeake, Virginia Beach, Suffolk and the counties of Hampton Roads did not have the capacity to support large scale housing projects at the time. Current housing policy no longer supports concentrated ‘projects.’ Studies have shown that everyone does better when the poor are dispersed throughout the middle class housing areas. This dispersion keeps the poor from feeling hopeless about their situation. Their income rates increase as does the pass rate for their school children. College attendance and graduation rates increase. Despite the objections by some middle class areas, the property values do not decrease and crime does not increase. In cities that are serious about this policy, overall crime rates tend to decrease and overall income averages go up. In our area, however, due to our segmented cities and therefore our segmented housing authorities, the residents of the current projects cannot be transferred to other cities using funds from their home city to pay the rent. This condition severely limits the ability of our housing authorities to successfully assist the poor residents of the housing projects. As one city, the authority could move residents freely around the region to make sure that they have the best opportunity to advance their situations.

I think that this can be accomplished with the right amount of public support. This will not be easy, however, and will take careful consideration to make a thorough proposal to the General Assembly (required for consolidation in Virginia). This will require public education and public input to make sure that all issues are addressed. I know that not everyone will support this but that is typical of any major proposal. I also know that if we could consolidate our area so that the central cities encompasses 60-75 % of our regional population that we would be a force to be reckoned with at the state, federal, and economic levels.

Norfolk - mid-1980's - zoom in and pay close attention to the number of people at Waterside

The image above shows a Waterside full of people. It shows a Waterside tha tis not dependent on taxdollars to survive. That is what we need to rebuild. Do not tear the building down. Renovate it. Make it bright inside again.

Back to Jillian’s. They don’t need to be inside waterside. They should remain Downtown, but not in Waterside. Same goes for Hooters, Outback, and Joe’s. By themselves, they are all good places. They simply do not belong in a venue like the one that I have described. They can stay Downtown, definitely. In fact, it would improve Downtown as a whole to have those restaurants move OUT of Waterside and INTO a street-front property. The amount of pedestrian traffic would surely increase traffic and revenue to the other stores. This move is not an end, but a beginning. A good beginning.

My only question is why can Hampton Roads not come up with something this comprehensive. We did work on a plan for the future of transit but it seems to be viewed more as a dream and less of an actual this-is-what-we-need-to-work-for plan. Think about it. You see city after city create plans and actually follow them. Our area can do that too. Virginia Beach has been working on the Southeastern Parkway for 23 years now because it falls into their now-outdated plans to make the Corporate Landing office park successful. Why can’t we work this hard to make transit plans come through? If you ask any city, they will tell you that they want it to work, but nobody seems to be actually pushing for it.

In my opinion, the reason for the lack of drive for this issue is the lack of regional cooperation. Fairfax’s plan will work and has support because it only deals with one locality, Fairfax County. It ties into existing routes that go into other municipalities, but the plan itself, only expands service inside county lines. Here, however, our plan encompasses Norfolk, Virginia Beach, Chesapeake, Portsmouth, Suffolk, Newport News, Hampton, Williamsburg, James City County, and York County. In fact part of our Transit Vision Plan extends service toward Moyock, NC. How in the world do our leaders think that they can make something this expansive work if they can’t make simpler regional systems work. It is hard enough to get two cities to work on a bus route together let alone a system including both light rail and commuter rail. We need a functional regional government. If our localities could combine services and resources, we could actually overcome the problems that we face now. Look around. we are facing budget cuts all the time and money can no longer be guaranteed by the state. We have to help ourselves. Nobody else is coming to our rescue.

Most recently, the Virginian-Pilot ran an article about HRT’s new facility that they were building. In fact, I have posted already on this. For a refresher, HRT’s new building was supposed to incorperate a mixed-use development, but now the developer is putting it on hold until the economy improves. My favorite comment so far is by the Virginia Beach Taxpayers’ Alliance’s  Vice Chairman and Transportation Chairman, Reid Greenmun. Now, this man is affiated with the VBTA, so we know that by default he is against all change and somehow wants the city to print its own money and stop wasting their tax dollars doing crazy things such as repairing schools/roads/etc. His comment is as follows:

Gosh, that must touted mythical TOD (Transit Oriented Development) HRT has been pitchinf to justify its light rail boondoggles is now shown for the myth it really was – and in this case HRT is not willing to stick with their own TOD plans! Gosh, if tens of millions of state, local, and federal taxes are available to be used to subsidize the planned HRT TOD project (LEADS “green” roof and all)- and HRT can’t make it happen with all that FREE tax money thrown into the “deal”, just imagine how unlikely it is that any PRIVATE developers will be able to find the hundreds of millions needed to build the promised TOD in VA Beach, along the old Norfolk Southern right of way. The light rail TOD ROI myth is being exposed for the sham it is – right here in River City folks!

As you can see, he (and the VBTA) is severely misguided on the concept of a TOD. If we follow his definition of a TOD, every neighborhood that happens to be built near a bus line is a TOD. This is completely and utterly wrong. In order to be a TOD, the development has to have been built because of the transit line that it sits near. The HRT mixed-use development was not being build because the buses ran through. It was being built because the developer saw potential for profit. This is the same reason that the other development  was built right across the street from the HRT building: not because of HRT, but because a developer saw profit potential in an underutilized area.

Existing Development between Granby St. and Monticello Ave. HRT building can be seen in bottom right corner.

Furthermore, if TOD were “mythical,” how can Mr. Greenmun explain actual TODs in Northern Virginia? Take the following example in Arlington, VA:

This TOD is located around the Ballston-MU Station located on the Orange Line of the DC METRO

This suburban neighborhood is located only one mile from the TOD, above. It is not located on a transit stop

TODs are not myths, as Mr. Greenmun believes. They are simply not well known around Hampton Roads because there are so few of them. They do exist here, however. Both the Belmont @ Freemason and the Wachovia Center developments are TODs. The Wachovia Center development is also a mixed-use TOD. Both of these projects have a Tide light rail stop on the same block. As Hampton Roads’s light rail lines grow and become well-used, these TODs will begin to sprout up along the routes. In fact, Virginia Beach is planning a TOD off of Newtown Road because of Norfolk’s light rail stop.

Wachovia Center (TOD) - Under Construction

Belmont @ Freemason (TOD) - Under Construction