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Light Rail and Wal-Mart are from different planets!
posted on Wednesday, June 19th, 2013 at 3:33 pmPlanning and academic research on the subject of property value changes due to the presence of a nearby Light Rail station consistently documents a positive investment opportunity, especially for commercial property and apartments.
There was an article on the second page of the Virginia Pilot in the June 8th issue, relaying a story about a new Wal-Mart and Wawa coming to the intersection of Ingleside Road and Princess Anne Road in Norfolk. My first thought was, “Does this investment have anything to do with the proximity of the Ingleside Light Rail station for The Tide?”
The article compared the proposed Wal-Mart at Ingleside to a so-called “Neighborhood Market” on Holland Road in Virginia Beach. A typical Wal-Mart store does tend to look and operate like the Holland Road Marketplace. That project would be more aptly be described as an “Un-neighborly Marketplace” since walking there from a nearby house or apartment is to be faced with traversing a wasteland of parking areas and driving aisles. I am open to the possibility that Wal-Mart and Light Rail could be designed to be mutually supportive but the comparison to the Holland Road Marketplace translates to more of the same.
City planners can sometimes influence the design of a large commercial project. They cannot however, transform the design from a big box store to become a truly pedestrian-friendly “Neighborhood Market” project. This project is likely to look and function like the Holland Road Marketplace to which the article writer refers. (That site was formerly a giant Super K-Mart that was closed a few years back.)
The proposed Wal-Mart project is not likely to be a positive influence on the surrounding neighborhood at Ingleside and Princess Anne roads, in terms of becoming a better place to live. There is already another Wal-Mart center about 3 miles away, next to the JANAF shopping center, whereas the proposed new location is 1.7 miles from the Ingleside Light Rail station. Sadly, there is no pedestrian linkage between the two. Distance is not the only obstacle to overcome for Ingleside Road to be imagined as a walking path to the new Wal-Mart, since there is also Norfolk Industrial park that lies along the route.
I believe the presence of light rail is the single most direct opportunity to influence proper urban patterns into the future. As gasoline prices climb upward to the level that they are in Europe already ($12 per gallon) development choices are going to need to be made that do not depend on the private automobile to the extent that has been during the 20th century. We can begin now to make development choices that will shape our urban environments to function more like European cities. Pick your favorite European city and notice how important fixed route public transportation is to the pleasure of the place.
Weighing the pluses and minuses of this prospective Wal-Mart at Ingleside Road and Princess Anne Road, I can see that the new Wal-Mart is good for the tax base of the City of Norfolk, and would provide some new jobs in the area. Another plus is that this Wal-MartCenter has two HRT bus routes within a half mile radius.
By having these bus routes close to the Wal-Mart, they make this proposed site an infill property that is well integrated into the fabric of the existing public transportation systems. Even if the City Planners succeeded in helping the new Wal-Mart appear to be a pedestrian destination instead of another automobile oasis, it is not walkable to the surrounding residents.
I would like to see the stops for The Tide light rail surrounded by small retail establishments that can service the commuters. When stations provide parking spaces for commuters, retail businesses see advantages in locating to those areas. A treed park could pop into the picture, and pretty soon nearby residents would go to those areas for reasons other than to board the light rail. The criteria for selecting stops for new light rail routes should strongly take into consideration intersections where there is already some element of pedestrian activity. The Wal-Mart at Ingleside and Princess Anne Road will do nothing positive for its surrounding neighborhoods. Neither does it contribute to stimulate any pedestrian dynamics for the light rail station at Ingleside Road.
The presence of the Tide light rail station stop at Ingleside Road and the proposed Wal-Mart at Ingleside are too far apart to have a pedestrian relationship, too economically detached have common goals for the surrounding neighborhoods. It’s more like they come from different planets and chanced to land on the same road.
Tags: Hampton Roads Transit, Holland Road, HRT, Ingleside Road, Kroger Marketplace, Light Rail, new urbanism, Norfolk, pedestrian, public transportation, sustainability, The Tide, VA, Virginia, virginia beach, Wal-Mart, walkable
IS SUSTAINABILITY A MARKETABLE IDEA?
posted on Tuesday, May 28th, 2013 at 11:52 amAn important tenet of New Urbanism is the concept of sustainability. Sustainability begins with the idea that neighborhoods should endure in one place for a long time, contributing to their identification as a place that is distinctly recognizable by visitors, as well as home to the inhabitants. Such a concept has everything to do with the weather, terrain, vegetation, architectural context and local industry. Currently sustainability extends to “building green” or Green Building.
Green Building is defined as a high-performance building: designed, built, operated and disposed of in a resource-efficient manner with the aim to minimize the overall (negative) impact on the built environment, human health and the natural environment. As a practical matter, two crucial questions are: ‘Can this be done affordably?’ and ’Will it sell in the marketplace?’
Upfront Costs
The costs of green buildings can imply a higher initial capital cost, compared to the cost of conventional buildings. However, careful planning and deliberate choices can minimize these upfront costs. It is expected that the costs of building green will decrease over time, thanks to experience and the development of products and services. For instance, using modular construction techniques and building components instead of traditional methods.
Life Cycle Cost
One of the main arguments for green home designs is that any higher upfront cost for construction/renovation can be mitigated by a lower operating cost over the life-time of the building, i.e. a lower life cycle cost. If the initial investment leads to lower operation costs and/or higher durability, the higher upfront capital cost needed for construction or renovation can be justified.
Benefits
Green building benefits include environmental, economic and social benefits. The potential environmental benefits are enhancement and protection of biodiversity and ecosystems; improved air and water quality; reduced waste stream and conservation and restoration of natural resources. Economical potential benefits include lower operation costs; a market for green products and services; enhanced occupier productivity and the optimization of life-cycle performance. Social potential benefits include improved health and comfort for residents, minimizing the burden on local infrastructure and improved aesthetics.
Marketability
Typical homes compete on price (comps), features and “sizzle” (such as granite counter-tops) whereas green homes compete on value (lower utility bills, less toxins). There are more options available and more opportunities to build value above and beyond a typical competing home.
Green homes represented $17 billion, or 17 percent of the overall construction market in 2011. This figure is double of what it was in 2008, which showed an 8-percent market share (valued at $10 billion). Green building’s market share is expected to sharply rise to 29-38 percent across a five-year forecast for overall residential construction – potentially an $87-$114 billion opportunity.
According to the report, the two key factors driving market growth are that green homes are seen as higher quality, and that they save consumers money on utility bills. “Homes that are not only green, but also offer the combination of higher quality and better value have a major competitive edge over traditional homes,” said Harvey Bernstein, vice president of industry insights and alliances at McGraw-Hill.
A “high performance” Green-built house need not appear different than its conventional counterpart. The design for a single-family or multi-family residence can be architecturally consistent with the historical precedent of a given neighborhood. There are development projects in many parts of the country that have successfully demonstrated that sustainability is achievable and marketable, regardless of the climate or the geographic/urban context.
Tags: green, green building, green home, new urbanism, sustainability, sustainable
