Pungo
Virginia Beach, Virginia
Urban Land Institute
Advisory Services Panel
June 16, 2006
1
Acknowledgements
Pungo, Va.
z Mayor Oberndorf
z Jim Reeve
z Barbara Henley
z Jim Spore
z Bob Scott
z Tom Pauls
z Melissa Chimienti
z Robert Davis
z Deborah Zywna
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The Panel’s Assignment
Pungo, Va.
z Reaffirm or redefine the role of Pungo within the
framework of the 2003 Comprehensive Plan and
the 2005 Hampton Road Joint Land Use Study.
z Clarify and define planning, design, and physical
characteristics of the study area.
z Evaluate the economic viability of the proposed
plan; and
z Identify realistic development and implementation
strategies to help achieve the goals and
recommendations of the study.
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About ULI
Pungo, Va.
z ULI–the Urban Land
Institute is a nonprofit
research and education
organization
z Mission: Promote
responsible leadership
in the use of land to
enhance the total
environment
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Panel Members
Pungo, Va.
z Frank Martin (Chair)
z Easley Hamner
z Bill Lashbrook
z Ralph Nunez
z Bradley Scheib
z Andrew Irvine
z Donna Lewis
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Panel Process
Pungo, Va.
z Briefing materials
z Briefing and tour
z Roundtable discussions
z Deliberate
z Presentation of recommendations
z Report
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Guiding Principles
Easley Hamner
Pungo, Va.
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Pungo, Va.
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Pungo, Va.
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Pungo, Va.
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What’s the BIG IDEA?
Pungo, Va.
1. Preserve rural character of Pungo area
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Pungo, Va.
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What’s the BIG IDEA?
Pungo, Va.
1. Preserve rural character of Pungo area
2. Create ‘Gateway’ / ‘Guardian’ to the
‘Environmental Wonderland’
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Pungo, Va.
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Pungo, Va.
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Pungo, Va.
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What’s the BIG IDEA?
Pungo, Va.
1. Preserve rural character of Pungo area
2. Create ‘Gateway’ to ‘Environmental
Wonderland’
3. Create appropriate character for Pungo Study
Area that respects its history and environment
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Pungo, Va.
Kit House
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Pungo, Va.
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What’s the BIG IDEA?
Pungo, Va.
1. Preserve rural character of Pungo area
2. Create ‘Gateway’ to ‘Environmental
Wonderland’
3. Create appropriate character for Pungo Study
Area that respects history and environment
4. Ensure that the agricultural area south of
Indian River Road is preserved for your
grandchildren
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Pungo, Va.
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What’s the BIG IDEA?
Pungo, Va.
1. Preserve rural character of Pungo area
2. Create ‘Gateway’ to ‘Environmental
Wonderland’
3. Create appropriate character for Pungo Study
Area that respects history and environment
4. 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
Pungo, Va.
z Strawberry Festival
z Fourth of July Celebration
z Labor Day
z Wine Festival
z Harvest Time / Halloween / Hayride
z Christmas Tree Lighting
z Mid-winter
z Mardi Gras
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Celebrate Life in Pungo Crossing by
Expanding Activities
Pungo, Va.
z Develop Arena
z Festivals / Equestrian Events / Rodeo / Carnival /
Auto-Truck Events
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Pungo, Va.
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Celebrate Life in Pungo Crossing by
Expanding Activities
Pungo, Va.
z Develop Arena
z Festivals / Equestrian Events / Rodeo / Carnival /
Auto-Truck Events
z Create Public Market / Heritage Park
z Public Market / Activities / Relocate Historic Farm
Buildings / Exhibits / Life on the Land / Train
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Pungo, Va.
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Pungo, Va.
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Pungo, Va.
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What’s the BIG IDEA?
Pungo, Va.
1. Preserve rural character of Pungo area
2. Create ‘Gateway’ to ‘Environmental
Wonderland’
3. Create appropriate character for Pungo Study
Area that respects history and environment
4. 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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Pungo, Va.
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Pungo, Va.
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Pungo, Va.
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Pungo, Va.
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Pungo, Va.
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Pungo, Va.
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Pungo, Va.
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Pungo, Va.
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Market Potential
Bill Lashbrook
Pungo, Va.
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Market Observations
Pungo, Va.
z Virginia Beach: A Successful Development
History
zHigh Tax Revenues versus Municipal Costs in
Transition Area
zResidential Statistics Near Pungo: Buying
Power
zPosition Power: What’s Proximate to Pungo
Crossing?
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Pungo, Va.
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Princess Anne District
Pungo, Va.
z Represents an Increasing percentage of real
estate value in VA Beach
z Reduced Burden on Municipals Services
z Positive Contribution to Va Beach Residential
Tax Revenue
z From $4.8 Billion to $7.8 Billion in Four Years
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Demographics
Pungo, Va.
HOUSING DEMOGRAPHICS - PUNGO - VIRGINIA BEACH
One Mile Three Miles
Households
Housing Units
Five Miles Fifteen Miles
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
Average Household Income
$293,056
$96,295
$274,481 $236,791
$97,745
$81,943
$196,634
$70,923
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Pungo, Va.
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Planning and Design
Ralph Nunez
Pungo, Va.
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CONCEPT
Pungo, Va.
We 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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CONCEPT
Pungo, Va.
Implement 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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CONCEPT
Pungo, Va.
Pungo 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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Pungo, Va.
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SE Quadrant
z Create new civic space and
commons
z Public Safety Facility
z New residential
z Woodland preserve and
respect of wetlands and
sensitive lands
z Potential Environmental
Treatment Facility
z New ARP
z Revitalization of commercial
z New streetscape
z Commercial focus on
intersection
z Mixed-use service and
community retail
z Pedestrian/equestrian trail
network
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Pungo, Va.
SW Quadrant
zRevitalization of commercial
zCommercial focus on intersection
zMixed-use service & community
retail
zStorm water retention
zNew streetscape
zMaintenance of
agricultural/equestrian interface
zPedestrian/equestrian trail network
zRespect of wetlands and sensitive
lands
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Pungo, Va.
NW Quadrant
zResidential threshold into
settlement
zCreate commons and view corridor
z New village style commercial
zPungo Inn
zMaintenance of
agricultural/equestrian interface
zRespect of wetlands and sensitive
lands
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Pungo, Va.
NE Quadrant
zPreservations of historic home
zWoodland preserve & passive park
zArena & livestock/horse oriented
activities
zHeritage park incorporating public
market
zRevitalized commercial –
maintaining commercial uses on the
NE intersection
zBuffer to coast guard facility
zRespect of wetlands and sensitive
lands
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Design Character
Pungo, Va.
zScale and character
zMemorable architecture
zStreetscape
zHeritage values
zSustainability
zEnvironmental management
zWalkability & safety
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Pungo, Va.
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Infrastructure
Brad Scheib
Pungo, Va.
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Pungo Crossing’s Regional
Role
Pungo, Va.
z Regional Crossroads
z Princess Anne Road
z 8,000 to 13,000 trips per
day through Pungo
z connects to key regional
destinations
z serves agri-business
z serves construction
industry
z key outlet for rural
residential areas
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Pungo Crossing’s Regional
Role
Pungo, Va.
z Crossroads (cont.)
z Indian River Road
z 2,500 to 5,700 trips per
day through Pungo
z serves as a connection
between regional
destinations
z designated a scenic
byway (Green Way)
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Presence of Rural Character
Pungo, Va.
z Narrow Pavement
widths
z Gravel Shoulders
z Drainage Ditches vs.
traditional storm sewer
systems
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Presence of Rural Character
Pungo, Va.
z Shared with trucks
z Shared with
agricultural uses
z organic building
patterns line the road
z less definition given to
roadway
z Shared with
pedestrians and
bicyclists
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How do we manage traffic
through Pungo?
Pungo, Va.
z Planned regional road
improvements can
relieve pressure from
Princess Anne and
Indian River Roads
z Southeast Parkway
z Nimmo Parkway
(segment 5)
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How do we manage traffic
through Pungo?
Pungo, Va.
z Access Management
Standards can reduce
conflicts between roads
and private properties
z Intersection design and
traffic controls can improve
flow and increase capacity
z Good land use planning
can reduce localized trip
needs
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Pedestrian Circulation
Pungo, Va.
z 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
Pungo, Va.
z Rural residential growth
will impact traffic if not
kept in check
z ULI recommends a
Growth pattern for
Pungo Crossings
consistent with a rural
character
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Future Transportation System
Pungo, Va.
z The design of future transportation system
improvements must preserve the
rural/agricultural heritage of the Pungo Area
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Utility Systems
Pungo, Va.
z Sound rationale for providing sewer and
water services to the Pungo Crossing
Settlement
z preservation of healthy communities (environment
and public health)
z provisions of adequate facilities
z economic vitality
z prevention of blight
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Utility Systems
Pungo, Va.
z Services limited to
define area
z only serve settlement
area
z other strategies
define edge between
services and country
z options for how it is
implemented
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Development Strategies
Andrew Irvine
Pungo, Va.
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DEVELOPMENT STRATEGIES
Pungo, Va.
z Agriculture Strategy
z Governance Strategy
z Development Strategy
z Marketing Strategy
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Ag Preservation Strategy
Pungo, Va.
z A clear desire exists to protect Agricultural
Lands to:
z sustain agriculture as a viable economic use
z manage the expansion of rural residential
growth
z How successful is it?
z protects land for 25 years…not permanently
z provides value to agricultural land owners
enabling them to continue farming
z has not prevented rural residential growth
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Regulations need to be revisited
Pungo, Va.
z Limit density in the rural area
z strengthen design standards
z
z
z
z
set back from roads
more rural architectural character
representative of farmstead and rural environs
protection of adjacent agricultural uses
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GOVERNANCE STRATEGIES
Pungo, Va.
z Leadership and advocacy are necessary for
the successful realization of the vision.
z 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
Pungo, Va.
z
Define decision making and administrative framework for Pungo Crossing
z
Facilitate public/private partnerships
z
Quickly initiate actions to begin planning and development of the plan
z
Review Comprehensive Plan to address plan and policy recommendations
z
Develop infrastructure funding plan, with emphasis on prioritization of city wide road
improvements
z
Re-define mission of ARP program, reinstate funding and aggressively pursue purchase of
high priority properties into the program
z
Do not pursue ARP purchases north of Indian River Road.
z
Develop ‘special district’ and funding mechanisms for Pungo Crossing improvements, with
incentives toolbox for developers
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Initiate scenic byway designation for Princess Anne Road and implement Green Sea
Byway
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Review planning ordinance, policy and guidelines to restrict further residential development
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in rural areas south of Pungo Crossing
DEVELOPMENT STRATEGIES
Pungo, Va.
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:
zbe economically viable and self sufficient
zhave a broad appeal to a wide range of people
zhave adequacy of public facilities
zbe aesthetically attractive
zcreate strong neighborhoods
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DEVELOPMENT ACTIONS
Pungo, Va.
z Prepare a detailed master plan for Pungo Crossing
z Prepare design guidelines
z Plan and implement access improvements, including parking
z Implementation strategy for regional pedestrian, bicycle and equestrian trails
z Development strategy for relocation of farmers market
z Implementation strategy for relocation of historic farm buildings
z Implementation strategy for regional greenways strategy
z Identify and adopt sustainable development principles and practices for Pungo
Crossing.
z Development strategy for civic park and fire station
z Implement building improvement program
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MARKETING STRATEGIES
Pungo, Va.
“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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MARKETING ACTIONS
Pungo, Va.
z Prepare marketing strategy to promote Pungo Crossing as a Virginia Beach
destination
z Market the public market and Heritage Park as a regional destination
z Prepare events calendar for regional and seasonal festivals and gatherings
z Prepare rural education program and rural heritage marketing strategy
z Insert Pungo Crossing into regional recreation marketing initiatives
z Market environmental education and recreational attractions to the region
z Strategy to attract environmental recreational uses to the Pungo and Back Bay
areas
z Attract mix of unique retailers and specialty service uses
z Market value and benefits of redevelopment opportunities in greater Virginia
Beach
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Donna Lewis
Implementation
Pungo, Va.
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Recommendations
Pungo, Va.
z Resulted from intense review of reports,
interviews, visits and research
z Will impact every aspect of Pungo
z Are needed to preserve Pungo and the
agricultural area
z Will involve every segment of the
community
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Implementation
Pungo, Va.
z Will be expensive: financially and politically
and socially
z Not implementing will be even more
expensive
z Will require participation of many people
z Will require many things to happen
simultaneously
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Implementation Web
Pungo, Va.
z Maintains implementation on multiple fronts
z Eliminates redundancy
z Minimizes conflicts
z Leverages funding opportunities
z Ensures transparent and inclusive process
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Implementation Web
Pungo, Va.
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What now?
Pungo, Va.
z Implementation will take years
z No time to waste
z Capitalize on the energy and interest
z Review the elements
z Separate the recommendations into smaller
units
z Begin the public discussion
z Start today!
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Concluding Remarks
Pungo, Va.
z 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!
z Thank you
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Pungo, Va.
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