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Jolliff Woods Civic League (JWCL). Breckinridge Development Issues: (draft as of 11 Dec). Breckinridge “Vision”.

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Jolliff Woods Civic League (JWCL)

Breckinridge Development Issues: (draft as of 11 Dec)


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Breckinridge “Vision”

  • The community will consist of nearly 1,600+ residential homes and a variety of commercial opportunities comprised of retail establishments and flex commercial space for new businesses.

    • “…new development, Breckinridge is reinventing the Portsmouth Boulevard corridor of Western Branch.” (define “reinventing”)

    • “…vibrant planned community: combine a grocery-anchored retail shoppingwith a variety of appealing, yet affordable, residential living spaces.”

    • “…commercial component of Breckinridge will be on 38 acres fronting on Portsmouth Blvd…anticipate a balanced mix of retail, to include big box, lifestyle and convenience tenants, office buildings, and a hotel.”

      JWCL TOPICS:

  • Developers using retail proposal/aspects to attempt to “comply” with Chesapeake Improvement Plan (CIP), without substantiation of highlighted areas above…covered in more detail in subsequent slides.

    • Retail Flex-parcel proposal option will allow conversion of planned retail space to additional residential multi-family housing (Sect I.V.K).

  • Discussions with Chesapeake City Planning Office on 09 Dec, they sent recommendations to higher to deny/disapprove re-zoning proposal: School overcrowding, not enough commercial/economic development & flex parcel option.


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These will only contribute to existing (and future) issues…TODAY!

Proposal will not only compound school overcrowding issues and traffic congestion issues, but would also have affect on/contribute to:

  • Housing “over-development/under-occupancy/sales” (other communities) issues.

  • Three others within three miles having difficulties meeting original development goals.

  • Very little demand, and projections not promising..building as they are sold.

  • Infrastructure must be installed before construction begins…empty lot syndrome!

  • Real estate market (saturation) issues

    • Currently, over 300+ homes/condominiums on the market today in WB area.

    • More home development contributes to other community over-development.

    • Projections for continued growth don’t support any more development.

  • Retail vacancy issues: “Retail Therapy”:

    • What needs therapy? This would “draw” business from exiting business within 10 miles; creating division/redirection of current revenues vice generating additional/new revenue.

    • Area continues to not be able to support retail today as evidenced by existing empty/vacant “boxes”.

    • Additional retail development only worsens the situation.

  • Office space occupancy issues

    • Significant increase in vacancies w/in 10 mile area with contractor reductions result of JFCOM closure.

  • Hotel occupancy issues

    • Significant decrease in occupancy volume w/in 10 mile area result of JFCOM closure.


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    Competing Housing and Real Estate Development Status

    On-going/existing housing development one to three miles from proposed development, all minimal progress on meeting developmental goals.

    • The Boulevard: Three years old/ 81 units / 3.7% developed

      • “Easy Living Townhomes…exciting new urban-inspired townhome community in Chesapeake's Western Branch area”: www.liveatblvd.com

      • Four-to-five plex townhomes (four models / two stories) ranging from 1427 sq ft to 1828 sq ft: ranging $214,900 to $239,000. (Nine 4-plex and nine 5-plex)

      • Four units (one 4-plex unit) built of 81 projected: 3.7% to date…two units sold!

    • Kings Point of Western Branch: Three+ years old / 416 units / 20% developed

      • “Beautifully-designed new condominium community filled with trees, ponds and an upscale pool and clubhouse.”: www.dragas.com/dragas-communities/kings-pointe-condos-chesapeake.

      • Multi-family two-to-three bedrooms w/some one-two floors: beginning $146,000

      • 416 units: 48 built (11%) with 30 (7%) occupied; 38 (9%) under construction.

      • Lakes of Jolliff (I & II): Over four years old / 100 lots (40/60) / 33% developed

      • “Chesapeake's newest “waterfront” neighborhood…classic craftsman design style homes surrounded by woods and leisure paths”: www.lakesofjolliff.com

      • Single family homes (2000 sq ft to 3600 sq ft) beginning at $279,000

      • 100 lot: 28 homes built & occupied; five under construction: 33% developed

      • Bottom Line: Will add to over-saturation of existing housing (additional 300+ on the market today) as well as planned housing, which also affects home values.


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    Affected Western Branch Area

    The Boulevard

    Kings Point

    Breckinridge Proposal

    Lakes of Jolliff I & II


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    The Boulevard: 81 Units

    Two Styles

    • Quad-plex, two stories: 9 bldgs x 4 units per/bldg = 36 units

    • Five-plex, two stories: 9 bldgs x 5 units per/bldg = 45 units

      ----------------------------

      81 total housing units total, of which 3 are built (3.7%) and ZERO occupied:


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    Kings Point of Western Branch: 416 Units

    Three Styles

    • Quad-plex, one story : 26 bldgs x 4 units per/bldg = 104 units

    • Six-plex, three stories: 8 bldgs x 18 units per/bldg = 144 units

    • Eight -plex, three stories: 7 bldgs x 24 units per/bldg = 168 units

      416 total housing units:

    • 6 ea quad-plex bldgs (24) built, 5 ea (20) occupied and 5 more (20) under construction

    • 1 ea eight-plex bldg built (24) and partially occupied (10)

    • 1 ea six-plex bldg (18) under construction

    • Of 416 units: 48 built (11%), which 30 (7%) are occupied , with 38 (9%) under construction.


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    Lakes of Jolliff #1: 40 Units/Lots

    Single family homes

    • 40 lots total with 28 homes built/occupied

    • 12 lots vacant

    • NOTE: Construction contingent on sale of lot and house style selection


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    Lakes of Jolliff #2: 60 Lots

    Single family homes

    • 60 lots total

    • 5 lots w/homes under construction

    • NOTE: Construction contingent on sale of lot and hose style selection


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    “Anchor” Grocery Business

    Current area supermarkets/food centers:

    • Farm Fresh Supermarkets:

      • 3353 Western Branch BLVD 5.2 miles (*)

      • 4000 Victory BLVD, Portsmouth, VA 23701: 6.4 miles

      • 1401 North Main ST, Suffolk, VA 23434: 12.4 miles

    • Harris Teeter:

      • 7386 Harbour Towne Pkwy, Suffolk, VA 23435:6.2 miles

    • Food Lion Supermarkets:

      • 2409 Taylor Road2.5 miles

      • 3325 Taylor Road3.7 miles

    • Wal-Mart Super Center

      • 2448 Chesapeake Square Ring Rd:2.2 miles

      • 6259 College Dr, Suffolk, VA 23435:6.5 miles

      • 1200 North Main St, Suffolk, VA 23434: 12.7 miles

    • Bottom Line: Demographics, even with current communities under development, don’t support any adding another new facility, especially given recent development in competing areas (i.e. Harbour View in Suffolk).

      (*) NOTE: all distances from intersection of Jolliff Road and Portsmouth Blvd


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    “Retail Therapy”: New Retail Activity

    Chesapeake Square & Center retail submarket:

    • Lowes/Chesapeake Square Commons: 0.1 miles

      • Lowes/Cracker Barrel/One-Life anchor stores

      • Four vacant lots (LFCU and NFCR on signs)

      • Fourteen office areas: six occupied: 42%

    • KMART/Chesapeake Center: 1.0 mile

      • Kmart/Pet Smart/Michaels/AJ Gators/Red Robin anchor stores

      • Twenty-seven office areas: twenty-two occupied: 81%

    • Chesapeake Square Mall 1.4 miles

      • Target, J.C. Penney, Macy’s, Burlington Coat, Sears anchor stores

      • New movie theater, but old one vacant

      • ?___? business areas: ?____? occupied: ___%

    • Best Buy/Crossroads at Chesapeake Square1.4 miles

      • BJ’s/Best Buy/Dollar/Pizza Hut anchor stores

      • Twenty office areas: fifteen occupied: 75%

    • Bottom Line: Existing vacancies and new retail openings w/in five miles (Harbour View) highlight demographics showing non-support of new retail w/out adversely affecting existing businesses in immediate area (within 3 miles).


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    “New” Office Building(s)

    Deactivation of JFCOM and lack of other businesses:

    • Decrease of office occupancy in immediate area, creating a significantly higher vacancy rate within three miles of proposed area:

      • Branch Executive Quarters (by Home depot)

      • Prudential Business Building (by Starbucks)

      • Farris Executive Commons (small office on Portsmouth BLVD);

    • …and within four miles:

      • Harbour View Bridgeway Complex: Three buildings with ?__? office spaces (?___? Sq ft)

      • ODU Tri-Cities Education & Business Complex (College Dr): Three?? buildings with ?__? office spaces (?___? Sq ft)

    • Bottom Line: from a business perspective, this proposed office development would not be conducive for office space/business use, especially in/around apartment/housing complexes.


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    “New” Hotel

    Deactivation of JFCOM and lack of other “travel” business:

    • Having significant hotel mid-week occupancy impact in immediate area, affecting existing ones within one mile:

      • Candlewood Suites

      • Country Inn & Suites

      • Spring Hill Suites Marriott

      • Holiday Inn Express

      • Hampton Inn & Suites

    • …and others within four miles:

      • Marriott Exec-u-stay

      • Courtyard Marriott

      • Town Place Suites Marriott

      • Hilton Garden Inn

      • Comfort Suites

      • Hampton Inn

    • Bottom Line: Reduced activities don't substantiate/support any new hotels, and upscale hotels (Marriott/Hilton/Hampton) won’t invest and expand in scaled-back markets.


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    SUMMARY: Breckinridge “Vision”

    • The community will consist of nearly 1,600 residential homes and a variety of commercial opportunities comprised of retail establishments and flex commercial space for new businesses.

      • “…new development, Breckinridge is reinventing the Portsmouth Boulevard corridor of Western Branch.” (define “reinventing”)

      • “…vibrant planned community: combine a grocery-anchored retail shoppingwith a variety of appealing, yet affordable, residential living spaces.”

      • “…commercial component of Breckinridge will be on 38 acres fronting on Portsmouth Blvd…anticipate a balanced mix of retail, to include big box, lifestyle and convenience tenants, office buildings, and a hotel.”

    • SUMMARY:

    • Existing availability/opportunity to buy/build/rent ??? new homes, townhomes and condominiums within three miles of proposed 1600+ new residences: and Chesapeake requires more in this over-saturated development market today because of…………???

    • In addition to adding to existing real estate market issues, retail vacancy issues and business development issues, the Breckinridge Plan not aligned to meet objectives established in Chesapeake Improvement Plan (CIP).

      • Chesapeake Planning Office recommended rejection of the re-zoning proposal


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