Presentation of Findings Response to CommentsPresentation Outline ... Norfolk Southern Vulcan...

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Presentation of FindingsResponse to Comments

September 15, 2009

Eisenhower West Industrial Land Use Study

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Presentation Outline

Introduction

Existing Industrial Operations

Summary of Findings

Public Comments

Next Steps

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Purpose of Study

Compare economic and environmental conditions ofexisting industrial uses and redevelopmentalternatives

Provide the background information necessary toinform a future Eisenhower West Small Area Plan

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Existing Industrial Uses

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Summary of Findings

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What is the redevelopment potentialof the area?

Redevelopment of the study area will likely belong term

• Short term demand can be met by other planneddevelopment

• The study area will be competing with moreattractive redevelopment sites

Likely stronger market support for residentialuse than office or retail uses

Neighborhood serving retail is appropriate

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What is the redevelopment potential ofthe area? (cont’d)

Mid-rise Office,retail, multifamily

Mid-rise Office,retail, multifamily

Townhouses,low rise multifamily; retail

Townhouses,low rise multifamily; retail

D: Baseline plusAdditionaldensity andbridge

No ChangeNo ChangeTownhouses,low rise multifamily; retail

Townhouses,low rise multifamily; retail

C: Baselineminus Covantaand Norfolksouthern

Mid-rise Office,retail

Mid-rise Office,retail

Park/OpenSpace

Townhouses,low rise multifamily; retail

B: Baseline plusOpen Space

Mid-rise Office,retail

Mid-rise Office,retail

Townhouses,low rise multifamily; retail

Townhouses,low rise multifamily; retail

A: Baseline

NorfolkSouthern

CovantaVirginia PavingVulcanAlternatives

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Does Change in Land Value Support Relocation or Cessation?

UnknownNoNoPossibly Alt. D

$17.9 million($24.3 million)$5.3 million$22 millionAlternative D

No ChangeNo Change($1.2 million)$10.2 millionAlternative C

$13.1 million($24.3 million)No Change$10.2 millionAlternative B

$13.1 million($24.5 million)($1.2 million)$10.2 millionAlternative A

Change in Residual Land Value from Current Use

N/AMin. $11.5 million$23-27 million$15-17 millionEst. Cessation

N/AMin $300 million$10.5 - $14.5million

$15.5 millionEst. Relocation

NorfolkSouthern

CovantaVirginia PavingVulcan

Would the potential value appreciationencourage the current operations to relocate?

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Comparison of economic & environmentalimpacts

-3.4-1.60.10.6VOC

-18-5.1-18-18SO2

-7.8-4.8-7.7-7.6PM2.5

-10.2-6.4-7.9-7.6PM10

-586-11-579-579NOx

-507.3-20-16

N/A

CO

Change in emissions from Status Quo (tons/year)

Environmental

2,500804,4604,500234PotentialEmployees

$3.62 million$1.95 million$4.23 million$4.45 million$890,000Fiscal Impact

Economic

DCBA

Status QuoBenefits/cost Alternatives

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Overall findings

Significant constraints to redevelopment exist

There could be some fiscal and economicbenefits if hurdles can be overcome

Comprehensive redevelopment would likelyrequire City involvement

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Further consideration

Improve existing conditions

Explore if rezoning is appropriate through asmall area planning process

• Continued industrial use

• Conditions under which mixed-use redevelopmentshould occur

• Promotion of transit-oriented development

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Response to public comments

3 main categories of public comments

1. Technical and other corrections

2. Comments on redevelopment scenarios

3. Comments on use of consultants

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Response to Public Comments

1. Technical and other corrections

Updated air quality data and tax revenues fromIndustrial Users

Clarification on business processes andoperations

Virginia Paving receives aggregate from Vulcan’squarry in Manassas

Revisions had a minor effect on the data and noeffect on the conclusions

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Response to public comments

2. Redevelopment scenarios:

a) More density in redevelopment alternatives

• FAR is based on market, not what is moredesirable

• Some barriers to achieving higher densities

• Small area plan process can address some ofthose barriers

• FAR of 4.8 would yield buildings 10-20 storieshigh

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Response to public comments

2. Redevelopment scenarios:

b) Other Comments

• Alternative B designates VA Paving as open spacedue to floodplain, Resource Protection Area, andproximity to existing open space

• Conservative approach to development in thefloodplain

• Re-zoning can cause existing use to be “non-conforming,” but does not require businesscessation

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Response to public comments

3. Purpose of study and use of consultants

• Purpose of study is to inform future planningefforts and exam redevelopment potential

• Consultants provided expertise in economicanalysis and environmental assessment

• Staff has been involved in the study

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Next Steps

Submit study to Planning Commission and CityCouncil for their receipt in October

No plans to hold a public hearing

Eisenhower West Small Area Plan is currentlyscheduled to begin at end of 2010

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Contact Information

http://alexandriava.gov/industrialstudy

Dirk Geratz, Principal Planner

Email: dirk.geratz@alexandriava.gov

Call (703) 746-3815