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PungoVirginia Beach, Virginia

Urban Land InstituteAdvisory Services Panel

June 16, 2006

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Pungo, Va.AcknowledgementsMayor OberndorfJim Reeve Barbara Henley

Jim SporeBob Scott Tom PaulsMelissa ChimientiRobert Davis Deborah Zywna

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Pungo, Va.The Panel’s AssignmentReaffirm or redefine the role of Pungo within the framework of the 2003 Comprehensive Plan and the 2005 Hampton Road Joint Land Use Study.Clarify and define planning, design, and physical characteristics of the study area.Evaluate the economic viability of the proposed plan; andIdentify realistic development and implementation strategies to help achieve the goals and recommendations of the study.

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Pungo, Va.About ULI

ULI–the Urban Land Institute is a nonprofit research and education organizationMission: Promote responsible leadership in the use of land to enhance the total environment

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Pungo, Va.Panel Members

Frank Martin (Chair)Easley HamnerBill LashbrookRalph NunezBradley ScheibAndrew IrvineDonna Lewis

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Pungo, Va.Panel Process

Briefing materialsBriefing and tourRoundtable discussionsDeliberatePresentation of recommendationsReport

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Guiding Principles Easley Hamner

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WhatWhat’’s the BIG IDEA?s the BIG IDEA?1. Preserve rural character of Pungo area

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WhatWhat’’s the BIG IDEA?s the BIG IDEA?1. Preserve rural character of Pungo area2. Create ‘Gateway’ / ‘Guardian’ to the

‘Environmental Wonderland’

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WhatWhat’’s the BIG IDEA?s the BIG IDEA?1. Preserve rural character of Pungo area2. Create ‘Gateway’ to ‘Environmental

Wonderland’3. Create appropriate character for Pungo Study

Area that respects its history and environment

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Kit House

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WhatWhat’’s the BIG IDEA?s the BIG IDEA?1. Preserve rural character of Pungo area2. Create ‘Gateway’ to ‘Environmental

Wonderland’3. Create appropriate character for Pungo Study

Area that respects history and environment4. Ensure that the agricultural area south of

Indian River Road is preserved for your grandchildren

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WhatWhat’’s the BIG IDEA?s the BIG IDEA?1. Preserve rural character of Pungo area2. Create ‘Gateway’ to ‘Environmental

Wonderland’3. Create appropriate character for Pungo Study

Area that respects history and environment4. Ensure that the agricultural area south of

Indian River Road is preserved for your grandchildren

5. Celebrate life in Pungo by expanding activities over time

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Celebrate Life in Pungo Crossing by Expanding Activities

Strawberry FestivalFourth of July CelebrationLabor DayWine FestivalHarvest Time / Halloween / HayrideChristmas Tree LightingMid-winterMardi Gras

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Develop ArenaFestivals / Equestrian Events / Rodeo / Carnival / Auto-Truck Events

Celebrate Life in Pungo Crossing by Expanding Activities

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Develop ArenaFestivals / Equestrian Events / Rodeo / Carnival / Auto-Truck Events

Create Public Market / Heritage ParkPublic Market / Activities / Relocate Historic Farm Buildings / Exhibits / Life on the Land / Train

Celebrate Life in Pungo Crossing by Expanding Activities

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WhatWhat’’s the BIG IDEA?s the BIG IDEA?1. Preserve rural character of Pungo area2. Create ‘Gateway’ to ‘Environmental

Wonderland’3. Create appropriate character for Pungo Study

Area that respects history and environment4. Ensure that the agricultural area south of

Indian River Road is preserved for your grandchildren

5. Celebrate life in Pungo by expanding activities over time

6. Share the experience and excitement of Pungo with others

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Market PotentialBill Lashbrook

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Pungo, Va.Market Observations

Virginia Beach: A Successful Development HistoryHigh Tax Revenues versus Municipal Costs in

Transition Area Residential Statistics Near Pungo: Buying

Power Position Power: What’s Proximate to Pungo

Crossing?

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Pungo, Va.Princess Anne District

Represents an Increasing percentage of real estate value in VA BeachReduced Burden on Municipals ServicesPositive Contribution to Va Beach Residential Tax RevenueFrom $4.8 Billion to $7.8 Billion in Four Years

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Pungo, Va.Demographics

One Mile Three Miles Five Miles Fifteen Miles

HouseholdsHousing Units 123 6,517 21,002 226,948

Owner Occupied 88% 94% 85% 68%

Median Year Built 1991 1994 1990 1982

Percentage Built Period 1999-2006 17.78% 24.86% 20.30% 9.86%

Percentage Built Period 1995-98 18.70% 23.08% 14.83% 6.30%

Estimated Home Value $293,056 $274,481 $236,791 $196,634

Average Household Income $96,295 $97,745 $81,943 $70,923

HOUSING DEMOGRAPHICS - PUNGO - VIRGINIA BEACH

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Planning and DesignRalph Nunez

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Pungo, Va.CONCEPTWe envision Pungo Crossing as a revitalized service community, restoring the rural service role of the past, supplemented with regionally relevant uses that help restore the rural and environmental identity

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Pungo, Va.CONCEPTImplement the greenway improvements associated with the Green Sea project, providing a strong landscape character. Establish a similar landscape character along Princess Anne Road to reinforce the rural experience, helping distinguish the Pungo area in the broader setting.

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Pungo, Va.CONCEPTPungo Crossing represents the transition between the city and the country.

Our plan accommodates a mix of civic, commercial, residential and open space uses, providing a diversity of opportunity for the settlement. Revitalization of the existing housing and shops, in accordance with strict architectural, streetscape and landscape guidelines will help achieve consistency in character and quality of the settlement. We envisage a renovated Munden’s store being an important historic cornerstone of the plan.

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SE Quadrant.

Create new civic space and commonsPublic Safety FacilityNew residentialWoodland preserve and respect of wetlands and sensitive landsPotential Environmental Treatment FacilityNew ARPRevitalization of commercialNew streetscape Commercial focus on intersectionMixed-use service and community retailPedestrian/equestrian trail network

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SW QuadrantRevitalization of commercialCommercial focus on intersectionMixed-use service & community

retailStorm water retentionNew streetscapeMaintenance of

agricultural/equestrian interfacePedestrian/equestrian trail networkRespect of wetlands and sensitive

lands

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NW QuadrantResidential threshold into

settlementCreate commons and view corridorNew village style commercial

Pungo InnMaintenance of

agricultural/equestrian interfaceRespect of wetlands and sensitive

lands

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NE QuadrantPreservations of historic homeWoodland preserve & passive park Arena & livestock/horse oriented

activitiesHeritage park incorporating public

marketRevitalized commercial –

maintaining commercial uses on the NE intersection

Buffer to coast guard facilityRespect of wetlands and sensitive

lands

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Pungo, Va.Design Character

Scale and characterMemorable architectureStreetscapeHeritage valuesSustainabilityEnvironmental managementWalkability & safety

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Infrastructure Brad Scheib

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Pungo Crossing’s Regional Role

Regional CrossroadsPrincess Anne Road

8,000 to 13,000 trips per day through Pungo connects to key regional destinationsserves agri-businessserves construction industrykey outlet for rural residential areas

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Pungo Crossing’s Regional Role

Crossroads (cont.)Indian River Road

2,500 to 5,700 trips per day through Pungoserves as a connection between regional destinationsdesignated a scenic byway (Green Way)

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Pungo, Va.Presence of Rural CharacterNarrow Pavement widthsGravel Shoulders Drainage Ditches vs. traditional storm sewer systems

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Pungo, Va.Presence of Rural Character

Shared with trucksShared with agricultural usesorganic building patterns line the roadless definition given to roadwayShared with pedestrians and bicyclists

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How do we manage traffic through Pungo?

Planned regional road improvements can relieve pressure from Princess Anne and Indian River Roads

Southeast ParkwayNimmo Parkway (segment 5)

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How do we manage traffic through Pungo?

Access Management Standards can reduce conflicts between roads and private propertiesIntersection design and traffic controls can improve flow and increase capacityGood land use planning can reduce localized trip needs

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Pungo, Va.Pedestrian Circulation

Designing a pedestrian pathway that not only makes pedestrian circulation possible, but inviting, fosters a healthy community

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What happens regionally, affects Pungo locally

Rural residential growth will impact traffic if not kept in checkULI recommends a Growth pattern for Pungo Crossings consistent with a rural character

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Pungo, Va.Future Transportation System

The design of future transportation system improvements must preserve the rural/agricultural heritage of the Pungo Area

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Pungo, Va.Utility Systems

Sound rationale for providing sewer and water services to the Pungo Crossing Settlement

preservation of healthy communities (environment and public health)provisions of adequate facilitieseconomic vitalityprevention of blight

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Pungo, Va.Utility Systems

Services limited to define area

only serve settlement areaother strategies define edge between services and countryoptions for how it is implemented

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Development StrategiesAndrew Irvine

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Pungo, Va.DEVELOPMENT STRATEGIES

Agriculture StrategyGovernance StrategyDevelopment StrategyMarketing Strategy

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Pungo, Va.Ag Preservation Strategy

A clear desire exists to protect Agricultural Lands to:

sustain agriculture as a viable economic usemanage the expansion of rural residential growth

How successful is it?protects land for 25 years…not permanentlyprovides value to agricultural land owners enabling them to continue farminghas not prevented rural residential growth

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Pungo, Va.Regulations need to be revisited

Limit density in the rural areastrengthen design standards

set back from roadsmore rural architectural characterrepresentative of farmstead and rural environsprotection of adjacent agricultural uses

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Pungo, Va.GOVERNANCE STRATEGIES

Leadership and advocacy are necessary for the successful realization of the vision.

Providing certainty to the community, through transparency of process and timeliness in decision making is necessary to ensure the planning and implementation process moves forward in a positive manner, carrying the momentum created by the community, developers and investors.

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GOVERNANCE STRATEGIES

Define decision making and administrative framework for Pungo Crossing

Facilitate public/private partnerships

Quickly initiate actions to begin planning and development of the plan

Review Comprehensive Plan to address plan and policy recommendations

Develop infrastructure funding plan, with emphasis on prioritization of city wide road improvements

Re-define mission of ARP program, reinstate funding and aggressively pursue purchase of high priority properties into the program

Do not pursue ARP purchases north of Indian River Road.

Develop ‘special district’ and funding mechanisms for Pungo Crossing improvements, with incentives toolbox for developers

Initiate scenic byway designation for Princess Anne Road and implement Green Sea Byway

Review planning ordinance, policy and guidelines to restrict further residential development in rural areas south of Pungo Crossing

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Pungo, Va.DEVELOPMENT STRATEGIES

The vision and plan for Pungo Crossing will help to set the character and direction for the settlement. It is important that the plan accords with the following principles:

be economically viable and self sufficient have a broad appeal to a wide range of peoplehave adequacy of public facilitiesbe aesthetically attractivecreate strong neighborhoods

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DEVELOPMENT ACTIONS

Prepare a detailed master plan for Pungo Crossing

Prepare design guidelines

Plan and implement access improvements, including parking

Implementation strategy for regional pedestrian, bicycle and equestrian trails

Development strategy for relocation of farmers market

Implementation strategy for relocation of historic farm buildings

Implementation strategy for regional greenways strategy

Identify and adopt sustainable development principles and practices for Pungo Crossing.

Development strategy for civic park and fire station

Implement building improvement program

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Pungo, Va.MARKETING STRATEGIES

“Good marketing isn’t about selling the story……it is about telling the story”

Spread the word: the Pungo area is of great natural beauty and historic significance. A broader program of events and activities, based around the Public Market, seasonal events, local produce festivals, wine and food, and heritage and environmental activities will help to reinforce the important role the area has to play within the city setting.

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Pungo, Va.MARKETING ACTIONS

Prepare marketing strategy to promote Pungo Crossing as a Virginia Beach destination

Market the public market and Heritage Park as a regional destination

Prepare events calendar for regional and seasonal festivals and gatherings

Prepare rural education program and rural heritage marketing strategy

Insert Pungo Crossing into regional recreation marketing initiatives

Market environmental education and recreational attractions to the region

Strategy to attract environmental recreational uses to the Pungo and Back Bay areas

Attract mix of unique retailers and specialty service uses

Market value and benefits of redevelopment opportunities in greater Virginia Beach

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Donna LewisImplementation

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Recommendations

Resulted from intense review of reports, interviews, visits and researchWill impact every aspect of PungoAre needed to preserve Pungo and the agricultural areaWill involve every segment of the community

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Pungo, Va.ImplementationWill be expensive: financially and politically and sociallyNot implementing will be even more expensiveWill require participation of many people Will require many things to happen simultaneously

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Implementation Web

Maintains implementation on multiple frontsEliminates redundancy Minimizes conflictsLeverages funding opportunitiesEnsures transparent and inclusive process

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Implementation Web

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What now?

Implementation will take yearsNo time to wasteCapitalize on the energy and interestReview the elementsSeparate the recommendations into smaller unitsBegin the public discussionStart today!

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Pungo, Va.Concluding Remarks

Our hope is that, as a result of our recommendations, you and the other Pungo stakeholders will soon engage the City of Virginia Beach in a constructive dialogue that will result in a plan and actions that preserve and enhance Pungo experience and quality of life. Don’t delay this dialogue! Thank you

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