Jolliff Woods Civic League (JWCL) Breckinridge Development Issues: (draft as of 11 Dec)
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.
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.
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.
Affected Western Branch Area The Boulevard Kings Point Breckinridge Proposal Lakes of Jolliff I & II
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:
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.
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
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
“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 Road 3.7 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
“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 Square 1.4 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).
“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.
“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.
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