affiliate_linkBuy Microsoft Office Ultimate 2007!

Yet Another Idea for Waterside


In brainstorming more ideas for Waterside, I like to try to find current example from other cities that we could adapt and make our own. I certainly don’t want to copy something; I want to make sure that whatever Waterside becomes, it is truly ours and not somebody else’s. With that in mind, let’s look at EpiCentre, a development in Charlotte, NC. The development consists of nightlife, restaurants, a movie theater, a bowling alley, a rooftop entertainment venue, and a direct connection to a hotel. So far, it has been fairly successful. Like many developments, it has gone through some rough legal patches with lawsuits and such but, overall, it is a great project. It include many aspects that I think would be a great fit for Waterside. In fact, if an EpiCentre-style development was planned well and financed, I might even consider supporting the demolition of Waterside.

Keep in mind that I want a visible plan, signed tenants, and secure financing before a bulldozer even gets near Waterside, but here is my idea:

The developer of EpiCentre, The Ghazi Company, apparently has a good relationship with Starwood Hotels & Resorts, which is why they frequently use Aloft Hotels in their developments. Starwood conveniently owns Sheraton Hotels. In other words, if a company such as Ghazi were to redevelop Waterside, we could utilize the entire strip of land from Dominion Tower to the plaza by the Spirit of Norfolk. A new development could have street-front restaurants and shops on Waterside Drive and waterfront restaurants and hangouts on the Elizabeth River. The development could keep the marina and even include it into the development. The EpiCentre development has a 5-screen theater that closes to under-18s at night and allows adults to purchase beer, wine, and other adult beverages during their movie. That would be something Waterside could handle. The new Waterside could be family-oriented by day and a young adult hotspot at night. It doesn’t have to be one or the other. It could include a new hotel to replace the aging Sheraton. It could also include moderately priced condos and apartments priced in the young adult price range.

Another positive feature of the EpiCentre development was that they partnered with a restaurant management company called Bar Management Group. While I could find very little on the company or its portfolio, I can tell by the diversity and quality of the establishments they secured for EpiCentre that they are a quality company worth using. They can bring in the precise type of eating and entertainment establishments that we want.

The endgame that we should try to produce is a mixed-use facility that showcases the waterfront and is not cut off from the rest of downtown. The ground floor of the Waterside garage could be renovated and remade to include at least a couple of ground floor establishments. The rest of the garage could be artfully decorated so as to make it less of a dead wall. It has to have establishments that cater to all price ranges, so that it keeps the original purpose for Waterside.

Farewell Ms. Williams

Finally. Norfolk’s City Manager Regina V. K. Williams has announced her retirement. She may have done wonderful things in the past, but she had overstayed her usefulness. January 14, 2011 will mark a new era in Norfolk. Hopefully, it will be an era with a younger Manager full of fresh, new ideas.

Economist Says LRT Cost Not Justifiable?

As part of the State of the Region report released by ODU yesterday, Economist James Koch made the statement that the cost of Norfolk’s Light rail is not “justifiable.” He claimed that the continual costs would have to be subsidized at a rate so high that it wold not be worth it. Of course, I want to believe that this economist, Mr. Koch is a smart man. I am very likely to believe that this article was the Pilot’s attempt at once again making somebody’s comment appear to support the misguided notion that LRT somehow is going to be way more costly that our current highways. LRT will cost less than half per mile than building a new highway. It will also last longer. Most people don’t realize that when the interstate system was built, it was paved with concrete in such a way as to give it a lifespan approaching 50 years. First, that lifespan is coming to an end. Second, current more ‘cost-effective’ road construction paves highways with asphalt, which last only 10 years if built and maintained properly. When was the last time VDOT maintained a highway properly. So what we have is a network of highways that will have to be reconstructed every 8-10 years. Current estimates to fix I-264 just inside Norfolk’s borders is $16 million. That is on top of the $33 million spent in Hampton Roads for repaving the rest of the highways this year. This number will only get higher as the years progress. Traffic will only get worse, meaning more wear and tear and more frequent repaving projects. If you think because drivers pay a gas tax then they pay their own way, you are dead wrong. Virginia collected around $920 million in 2008. That sounds like a lot of money. Let’s break it down though.

  • $257,700,000 – Debt Service
  • +$405,100,000 – Support to other agencies and administration
  • +$306,700,000 – ‘Special financing’ and earmarks
  • =$969,500,000 - Does NOT include Road Construction OR Maintenance.
  • $656,800,000 – Construction
  • +$1,698,000,000 – Maintenance
  • =$2,354,800,000 - Maintenance and Construction

So your $900 million in gas tax pays for administrative costs. That means that VDOT needs a 70% subsidy over what gas tax covers. Sure that sounds a little bit better than the 80% subsidy that HRT pulls in, but think about this: HRT’s 80% subsidy equals roughly $60 million while VDOT’s 70% subsidy equals $3.3 billion. Also, VDOT is not the only maintainer of roadways. Each city in Hampton Roads pays for some of their roads and the feds kick in the rest. I would venture to guess that the subsidies’ true cost are nearly equal. Let’s move on. Once you get past the negative aspects of the Pilot’s article, you get to this:

Two scenarios could change the cost/benefit ratio: if gas prices rise enough to move commuters from their cars to light rail; and if the rail is expanded to reach more people.

So here is this economist, the same one who just said that the cost was not justifiable, saying that if the system were expanded or if more people used it, the cost would be easier to swallow.  OK. As an economist, I am sure that he would agree that the first part should include all commuter costs, not just fuel cost. Right? If the total cost of operating a motor vehicle increases, then people will start to move from cars to transit. As part of the State of the Region article, the Pilot wrote:

Long standing transportation problems also make the region less attractive to businesses and the military, Koch said. [...] Road improvements, he said, will demand higher gas tax and steep tolls.

As part of his predictions of the future, he acknowledges that the cost of commuting will be higher in the future if we want to fix our transportations shortcomings. Since our transportation problems are a direct result of our region’s lack of planning and cooperation, I would also assume that he would agree that we need to start today if we want to have any chance of improving our outlook. That would be where light rail comes in. We have to built a regional mass transit system because, in the long run, it will be more effective than building roads. If you had asked me 20 years ago (or asked someone else, since I was 3 year old twenty years ago) I would have agreed that roadways were more effective. Gas was cheap. Road construction was (relatively) cheap. Now, however, we can see that there is an end to that. There will be no more cheap gas. It is on an uphill trend. The second game-changing scenario was that the cost would be more acceptable if it were expanded to reach more people. Is that not in the works? We could never afford to build a multi-billion-dollar system all at once. It has to be built in stages. In the end, despite the Pilot’s attempt at more anti-light rail news, I think that, when read into, it is actually quite positive. The Pilot itself wrote that this economist said that if there were more people and higher commuter costs, than light rail would be more cost efficient. Since we should all be able to agree that those two scenarios are approaching, then we should also agree that, while expensive at first, light rial will be more cost-effective than roads as we enter the future.

ODU Predicts Poor Future for HR

As reported on PilotOnline recently, ODU’s recent State of the Region report is predicting a poor outlook for the region for the foreseeable future. It predicts a decline in Military funding and, in conjunction, a decline in military-related industries. This would ripple through our economy, sending us into a much longer, regional recession. It also predicted a continued decline in population. This could be due to a number of factors with the biggest being a lack of jobs that young people are looking for. Also, in an area such as Hampton Roads, there is an abundance of former military people looking for jobs. This crates a pool of experienced people looking for employment, which makes it very difficult for new college graduates to find entry-level positions.

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.

Regina V.K. Williams: Why is she still here?

The city called for the removal of former HRT CEO Michael Townes after it became known that he had not directly informed the City Council about missing fare box money and cost overruns on the light rail project. So far, we have found out about a number of situations in which people being paid by or spending city tax dollars have been using them improperly. Despite what our city manager, Ms. Williams, says about it not being her or the city’s responsibility, she is wrong. In a city manager form of municipal government, the city is operated as a company with the city manager as the acting CEO. Any business person should know that if a company has an employee acting against the best interests of the company, it is the responsibility of the supervisors and, ultimately, the CEO, to have that employee removed. The city should have a routine auditing process in place for any department that receives city money. Currently, we don’t even have a tip line for fraud and abuse.

The International City Managers Association (ICMA) has a Code of Ethics that it expects its members to follow. Number 3 on their COE list states:

Be dedicated to the highest ideals of honor and integrity in all public and personal relationships in order that the member may merit the respect and confidence of the elected officials, of other officials and employees, and of the public.

The guideline for Public Confidence further expands on this:

Members should conduct themselves so as to maintain public confidence in their profession, their local government, and in their performance of the public trust.

I do not want to detract from Ms. Williams’s past contributions. She has been City Manager for eleven years because, at one time, she had something to offer to the City of Norfolk. Until recent years, I would have agreed that she was doing a fine job. Unfortunately, times have changed. I firmly believe that in almost any situation, a person should not hold a position of authority for longer than ten years. What was good for an organization ten years ago may no longer be in its best interest. This is one such case. As such, Ms. Williams is operating the City of Norfolk in a way that is eroding the public’s trust in her and her office as well as the trust in City Council and government in general.