virginia beach, virginia urban design associates 2008 urban de · when urban design associates...

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northampton boulevard corridor str ategic growth area implementation plan | december 2008landmark design group | urban design associates

Virginia Beach, Virginia u r b a n d e s i g n a s s o c i a t e sd e c e m b e r 2 0 0 8

n o r t h a m p t o n b o u l e va r d c o r r i d o r s t r at e g i c g r o w t h a r e a i m p l e m e n tat i o n p l a n

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ADOPTED BY THE VIRGINIA BEACH CITY COUNCIL ON JANUARY 27, 2009

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P R E PA R E D F O R

City of Virginia Beach

P R E PA R E D BY

Urban Design Associates

The LandMark Design Group, Inc.

Basile Baumann Prost Cole & Associates

City of Virginia BeachDepartment of Planning

Virginia Beach Economic Development

Northampton Boulevard Corridor Strategic Growth Area

Implementation Plan

acknowledgements

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Table of Contents OVERVIEW 1The Planning Process 2The Site 3The Conceptual Master Plan 4

PUBLIC PROCESS 5

URBAN DESIGN ANALYSIS 7

DESIGN EXPLOR ATION :BURTON STATION VILL AGE 9

Option One: Low Density Residential 10

Option Two: High Density Residential 1 1

Option Three: High Density Commercial 12Burton Station Village: Economic Study 13

STRATEGIC PL AN 1 4

Core Study Area 15Development Capacity 16Design Frameworks 17Burton Station Village 18Golf Course District 21Golf Course District: Norfolk 22Golf Course District: Virginia Beach 23Golf Course District: North Golf Drive 24Northampton – Diamond Springs Corridor 26Airport Industrial Park 28Little Creek Amphibious Base 29

table of contents

PHASING AND IMPLEMENTATION 30Action Plan 32Residential Lot Subdivision 33Residential Design Guidelines 34Commercial Design Guidelines 35

INFR ASTRUCTURE 36

ECONOMIC STUDY 39

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1

Overview

overv iew

the city of virginia beach has identifi ed strategic growth

areas that have the potential to become future areas of economic

growth within the city. The City has embarked on a series of plan-

ning studies for these areas that will provide visions for future

growth. The strategic growth area plans will identify appropriate land

uses, infrastructure needs, opportunities for private development, and

civic amenities.

The Burton Station strategic growth area is located in the

northwestern part of the city, adjacent to the Norfolk International

Airport, Little Creek Amphibious Base, Airport Industrial Park, and

Interstate 64. The western part of the study area is within the City of

Norfolk because the Lake Wright Golf Course within the study area

straddles the border between both cities.

Burton Station is located in the center of the region and at the

convergence of major highways and adjacent to a major portal to the

region, Norfolk International Airport. Port traffi c and military bases

nearby are huge economic engines that bring value to Burton Station

as an area for future economic development.

Burton Station is the name of a historic African-American com-

munity, located in the center of the study area. Many of the current

residents are descendents of two freed slaves who were given this

land for their families. For years the city has failed to provide this

community with basic utilities and services. Tensions between the

community and the city have festered for generations.

This study was prepared with a public planning process that

involved residents, business owners, interested citizens, property

owners, and public offi cials from multiple jurisdictions including the

City of Virginia Beach, Norfolk and the Airport Authority .

Existing houses along Burton Station Road define a neighborhood witha long history and deep roots.

VIRGINIA BEACH COMPREHENSIVE PLAN The study area is one of twelve focus areas for strategic growth

A major component of this planning process involved working

with the residents of the Burton Station community to rebuild trust,

to illustrate potential visions for the future, and to arrive at a clear

series of public improvements and strategies for development of their

neighborhood.

The process confi rmed that redevelopment within the study

area will yield great opportunities for job creation, residential living,

improved public amenities and growth of the city’s tax base.

1

Regional Locator

Hampton

Chesapeake Bay

Virginia Beach

Norfolk

Great Dismal

Swamp

Northampton

Boulevard Corridor

Strategic Growth

Area

Chesapeake

Suffolk

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2 overv iew: the planning process

The analysis phase of the public process began in March of 2008

when Urban Design Associates visited the Burton Station neighbor-

hood to kick off the project with initial stakeholder meetings and site

reconnaissance. In addition to the collection of hard data – photos,

street dimensions, and city mapping – UDA also gathered soft data,

asking people’s opinions, impressions, and visions of the area. The

Design Team continued to gather information through the begin-

ning of the charrette and the Public Process section of this document

summarizes those fi ndings. Input from participants provided valuable

insights into the public perception of the area, as well as identifying

the issues that need to be addressed. This input is combined with an

analysis of the site confi guration and existing conditions within the

area.

The Planning Process

The study area’s assets include an array of native flora such as those on display at the picturesque arboretum and botanical garden of Virginia Tech’s Agricultural Institute. The residents themselves are a key strength as well. Proud of their homes and long history in the area, they are extremely invested in the neighborhood.

ABOVE The large amount of open and unused land parcels in the area provides a remarkable potential. Close to the airport, waterways, and in an area with booming development, the unused railways and high number of vacancies is a unique opportunity.BELOW Burton Station Road is at the core of the study area. It links existing residential neighborhoods, commercial and transportation corridors, and the Norfolk airport. It straddles both Norfolk and Virginia Beach city boundaries.

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3

CORE STUDY AREA

The Site: Core Study Area

Portrait of Existing Conditions

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Diamond Lake

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Lake Wright Golf Course

Virginia Tech

Agriculture

Center

L & J Gardens

Wesleyan Chase

Lake Wright

Norfolk International Airport

overv iew: the site

The project site is located east of the Norfolk International Airport

along the Norfolk and Virginia Beach city boundaries. The study

area includes the Lake Wright Golf Course (Norfolk), historic

African-American community Burton Station, agricultural land, ser-

vice oriented retail and the Airport Industrial Park. The Core Study

Area focuses on the southern part of the site as depicted at right.

No

rfolk

/ Virg

inia

Beach

City

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Study A

rea B

oundary

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4

CORE STUDY AREA

The Conceptual Master Plan: Core Study Area

Key Illustrative Plan

Ward Ave

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Burton Station Rd

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Diamond Lake

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Lake Wright Golf CourseLake Wright Golf Course

Virginia Tech

Agriculture

Center

L & J Gardens

Wesleyan Chase

Lake WrightLake Wright

overv iew: the conceptual master plan

HotelHotel

Burton StationBurton Station

VillageVillage

Office ParkOffice Park

The Conceptual Master Plan was developed based on the goals

identifi ed in the strengths and weaknesses exercise and the planning

principles identifi ed in the planning process. The design is structured

around a reconfi gured golf course and new streets. Development

areas include Burton Station village, new residential development,

commercial offi ce, mixed-use buildings, hotel, and fl ex/R&D/indus-

trial uses.

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5

Public Process

public process

residents and stakeholders participated in a series

of public meetings to kick off the planning process. Following a pre-

sentation on the site research and documentation by Urban Design

Associates, participants were asked to identify strengths, weaknesses,

and areas of highest priority for change in the study area. Their input

served as a guide to the community and helped to defi ne what the

plan should become. This information was compiled and used as the

impetus for design throughout the planning process.

Consultants and residents were also invited on a guided bus tour

through the study area and the different areas encompassed by its

boundary. Strong community participation and feedback not only

helped in understanding the needs of the community, but also in

encouraging residents to contribute their knowledge and their visions

in order to create a plan that accurately depicted and provided for the

constraints and possibilities of the site.

5

Public Meeting

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Red dots were placed on the weaknesses and problematic qualities of the site and surrounding area.

STUDY ARE A WE AKNESSES

Lack of proper infrastructure along Burton Station Road

Low land value for underserviced residential properties

History of inaction and abandoned plans for the area causes distrust

Multiple land ownership fragments the site

Coordination required with two municipalities and the airport

High traffic and truck routes along surrounding roads and through site

Deterioration and illegal dumping devalue the site

Vacancies along Northampton and within the neighborhood

Spot zoning allows incompatible uses and blocks redevelopment

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STUDY ARE A OPPORTUNITIES

Implement infrastructure improvements for Burton Station

Affordable housing to allow current residents to stay

New residential village with senior housing and community services

Park honoring to legacy of Burton Station

Mix of uses providing for residents, workers, and visitors

Transform Northampton Boulevard into a gateway to Virginia Beach

Showcase the strengths, including the sports complex, golf course, Agricultural Institute, office parks, and history

Prepare for the future with light rail connections and green initiatives

Tie into regional network with pedestrian friendly paths and bike trails

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Blue dots were placed on the areas presenting particular opportunities that are ideal for immediate initiatives.

Residents and stakeholders placed green dots on the strengths and assets of the site and surrounding area.

STUDY ARE A STRENGTHS

Strong history and legacy of Burton Station Road and its residents

Close knit neighborhood is very family oriented

Transportation hub with proximity to airport, railroad, and ports

Academic strength of nearby schools and VA Tech Agricultural Institute

Strong job base

Golf course is a great local attraction

New DHL sports facility serves the greater community

Successful industrial park and office parks

Attractive natural features, such as the lake, and bay

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Public Input

public process

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7 urban design analysis

the urban design analysis includes a plan portrait of the

area which combines information from several sources to provide a

base from which we can develop alternative concepts. It includes all

of the elements of the area: streets, buildings, land use, vacant land,

topography, and natural features.

Understanding the fabric of the site is a key part of the design

process. This is accomplished through a series of diagrams called

UDA X-Rays® which pull apart information so that the site can be

more clearly understood. Each X-ray describes not only a physical

element of the area, but also the issues to be resolved.

7


Urban Design Analysis

COMMERCIAL USES X-RAY: Northampton Boulevard is an important commercial corridor.

INDUSTRIAL USES X-RAY: The industrial park, airport and base are employment centers.

CONSTRAINTS X-RAY: Constraints include airport restrictions and areas of contamination.

RESIDENTIAL BLOCKS X-RAY: Strong residential areas are adjacent to the study area.

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8

LAND OWNERSHIP X-RAY: Publicly owned land is shown in yellow, private in purple.

ZONING X-RAY: The area has a predominance of industrial, residential and commercial land uses.

STREET HIERARCHY X-RAY: The site has insufficient road infrastructure for development.

PUBLIC U T IL IT Y CON T ROLLED

OW NERSHIP K E Y

NORFOLK CON T ROLLED

V IRGIN I A BE ACH CON T ROLLED

PRI VAT E

A IRP ORT CON T ROLLED

FIGURE GROUND X-RAY: The site has large and small buildings and vast empty areas.

urban design analysis

I -1

I -2

NORFOLK IN T ERN AT ION A L A IRP ORT

R - 4 0

R -7.5

R - 5D

R -10

PD - H2

A -12

H -1

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O -2

A -18

A -24

ZONING K E Y

OPEN SPACE X-RAY: Major areas include the golf course, VT Ag center, schools and waterways

Urban Design Analysis

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9

Design Exploration:Burton Station Village

design explor ation: burton station v illage

burton station road and the residential areas accessed by it

defi ned the focus of the study area. The site’s long history of both

thriving as a community while lacking public services make it a key

location for improvement and redevelopment. Various visions pre-

sented during the public process led to the exploration and develop-

ment of three different options for the Burton Station neighborhood.

The fi rst alternative is a low-density scheme which is primarily

residential. Providing for the needs and desires of current residents,

this option keeps all 31 existing homes. The current alignment of

Burton Station Road is respected, and small neighborhood services

such as a corner shop and community center are provided.

The second alternative is a high-density residential scheme. This

envisions a larger scale redevelopment of Burton Station land parcels,

creating higher land value while maintaining a residential neighbor-

hood. Increasing density also validates the market for commercial

and offi ce uses in the area. Apartment units and a senior living com-

plex are included in the plan.

The third alternative proposes commercial and offi ce redevel-

opment. While residential uses are not depicted, this option does

accomplish the highest land value and was explored as an alternative

land use.

The fi nal decision revealed a preference for option 1, allowing the

community to keep their heritage and enhance the existing commu-

nity. Street improvements and a Memorial Park celebrating the area’s

legacy, would be key components.


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10

OPTION 1 : LOW DENSIT Y

RESIDENTIAL PROGR AM

31 existing homes

38 new single family homes

Corner shop

Community Center

Memorial Park

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Option One:Low-Density Residential

Given the strong historical and community ties in the Burton Station

neighborhood, a plan respecting all existing buildings was explored.

This proposal maintains the close-knit, low-density residential

aspect. The goal is to improve and build upon the neighborhood

without losing any of its character.

Existing properties with very deep dimensions may be subdivided

and developed as multiple single-family lots. The addition of inter-

connecting streets allows these newly divided lots to be accessed,

creating a small block network. Single-family houses line the streets,

facing both inwards towards Burton Station Road and outwards

towards the golf course.

With the expanded network, the neighborhood gains a more

complete fabric. The Village core is centered along the improved

Burton Station Road. Small convenience retail is provided in the

corner shop towards the entrance, and a community center along the

golf course opens onto Memorial Park. The Burton Station legacy is

commemorated and celebrated here. The discontinuation of Burton

Station Road at the golf course ensures its use solely as a local resi-

dential street, reducing the traffi c fl ow.

Low density option for Burton Station Village, with surrounding context

CONCEPTUAL PLAN A single-family residential neighborhood with corner shop, community center, and improved infrastructure


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1 1

OPTION 2 : H IGH DENSIT Y

RESIDENTIAL PROGR AM

75 new homes

775 apartment units

120 assisted living units

130,000 Sq. ft. commercial space

Memorial Park

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Option Two:High-Density Residential

Close proximity to major transit corridors and employment oppor-

tunities, combined with high real estate value along the golf course,

creates an opportunity for higher density. This option explored the

capacity within Burton Station Village for a larger range of residen-

tial types. The neighborhood is maintained but all residential parcels

are redeveloped to attain a higher value and density. Some single-

family houses surround the center of the Village, refl ecting the his-

toric character and framing a Memorial Park. At the head of the park

is a community center for all residents to use.

Towards the golf course, townhomes and larger multifamily and

apartment buildings replace the detached houses and maximize

the value provided by the open green. Three- and four-story build-

ings look out over the fairways and create a defi ned edge to the golf

course. A senior assisted living building is also incorporated into the

center of the neighborhood, within an easy distance from the park

and community center.

Some additional commercial uses are also included along the

entry from Northampton Boulevard, providing further retail and ser-

vices within walking distance for all residents.

CONCEPTUAL PLAN High density scheme composed primarily of townhouses, apartments, and assisted living, as well as commercial uses near Northampton Boulevard


High density option for Burton Station Village, with surrounding context

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OPTION 3 : H IGH DENSIT Y

COMMERCIAL PROGR AM

40 new homes

120 room hotel

575,000 Sq. ft. commercial space

Parking garages

Memorial Park

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Option Three:High-Density Commercial

Burton Station Village stands in an unlikely position for residential

units, cut off from nearby neighborhoods by the busy Northampton

corridor and under the wing of Norfolk International Airport. High

concentrations of commercial and industrial uses in the immediate

vicinity led to the exploration of a third option, which proposes rede-

veloping the area as an offi ce and commercial center. The success of

similar developments in the area and the views provided by extensive

golf front property made this a potential prime location for corporate

development.

Though residential units are also provided, and a Burton Station

Memorial Park is incorporated to continue and celebrate the com-

munity there, the focus of this plan alternative was on the creation of

offi ce and fl ex spaces. Employment opportunities, in high demand,

would be accommodated here and the addition of a new hotel would

benefi t from the golf course, transportation corridor, and airport

proximity.


CONCEPTUAL PLAN The neighborhood is reconceived as a commercial office district with some new townhouses and a hotel.

Commercial density option for Burton Station Village, with surrounding context

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13 design explor ation: burton station v illage

The land values on a per acre basis for the three Burton Station

Village alternatives were estimated for comparative purposes.

COMMERCIAL L AND SALES

Assumptions governing the valuation estimates

Zoning: commercial zoning will be achieved prior to sale.

Infrastructure: adequate infrastructure and suffi cient utility capac-

ity is available, or committed, at the time of sale.

Site Prep: cost for demolition and removal of houses and other

built structures (approximately $25,000) is not factored into per

acre valuation

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L AND VALUATIONS FOR BURTON STATION PROPERTIES

Option 1: Single Family Residential

Option 2: High Density Residential

Option 3: High Density Office

Low

$100,000

$200,000

$270,000

High

$200,000

$280,000

$390,000

Average

$150,000

$225,000

$330,000

Burton Station Village:Economic Study

Comparable Sales

Several commercial brokers and developers interviewed identifi ed

recent land transactions

Residential site sales in comparable areas range from $100,000 to

$200,000 per acre

Commercial site sales in comparable areas range from $180,000

to $455,000 per acre

Average commercial site sold for $300,000 per acre

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1 4 str ategic plan

the combination of public input and analysis throughout

the planning process revealed the hopes and needs of the community.

Through this input, a series of design principles were defi ned:

Respect traditions and context

Optimize and extend connections

Develop sustainable initiatives

Provide a mix of uses

Encourage economic development

Create an image

Improve the quality of life

The strategic plan which evolved from the design exploration

merged each of these goals in order to create a cohesive vision and

direction for development in this area. The golf course is reconfi g-

ured into a more central amenity, surrounded by residential units

and ample offi ce and employment opportunities. Northampton

Boulevard is improved and developed to provide a more comfort-

able pedestrian atmosphere and increased commercial opportuni-

ties. The industrial park to the north remains and is assumed to

support more intense business development over time. Improved

street connections link it to surrounding development and the

port to the north. Burton Station Village is developed according

to community preference, maintaining a low density village atmo-

sphere and completing the neighborhood fabric to defi ne a safer

and more connected neighborhood.

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Strategic Plan

ILLUSTRATIVE PLAN Strategic plan interventions throughout the study area are focused around the golf course, Northampton Boulevard, and Burton Station Road.

Key Illustrative Plan

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Core Study Area

str ategic plan: core study area

Ward Ave

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Diamond Lake

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Virginia Tech

Agriculture

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Wesleyan Chase

Lake WrightLake Wright

HotelHotel


VillageVillage

SeniorSenior

LivingLiving

CenterCenter

Office ParkOffice Park

Illustrative Plan

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block block acreage f.a.r. use proposed units/mix existing use existing sf

A 12.33 0.83 office 440,000SF (3st.) golf NAB 6.32 1.50 multifamily 360du (4st.) golf NAC 1.29 NA residential/retail 4 new res; 3,500SF retail residential ?D 2.93 NA residential 8 new res residential ?E 4.07 NA residential 10 new res residential ?F 0.92 0.30 institutional 12,000SF instit residential ?G 5.20 NA residential 12 new res residential ?H 1.90 NA senior living 90,000SF senior (90du; 2st.) vacant retail NA

400,000SF office; 150rm hotel100,000SF retail

40,000SF restaurant restaurant 37,000flex space 2,600

hotel 120 roomsoffice 10,000retail 7,500

restaurant 9,000warehouse/distribution 166,000

K 14.50 NA DLH Sports NA NA NA112,500SF office

112,500SF retail

280,000SF office (3st.)

140,000SF retail

145,000SF office; 300du res (3st.)70,000SF retail

warehouse/distribution 341,000research & development 18,000

office 41,500light industrial 286,000

flex space 33,000retail 43,500

warehouse/distribution 1,036,000research & development 122,500

flex space 255,500office 20,000

warehouse/distribution 101,000light industrial 62,000

flex space 190,500retail 12,000office 10,500retail 40,000

warehouse/distribution 239,000T 24.00 0.36 flex 370,000SF flex warehouse/distribution 108,000U 5.89 0.39 flex 100,000SF flex open area NAV 10.15 0.37 flex 162,000SF flex

135,000 office 107,000SF flex open area NA

X 22.18 0.34 office 330,000SF office (3st.) open area/car repair NAY 20.00 0.54 office 467,000SF office (3, 4st.) golf NAZ 3.50 0.52 office 80,000SF office (3st). golf NA

0.3715.15W

1,400,000SF office

750,000SF flex

0.35 flex

office

650,000SF flex

1,000,000SF office

trailer park & open area

1,600,000SF office

storage NA

?

golf & open area NA

I 20.70

O 10.50

30.00

?

retail0.80 office/comm/hotel

732,000SF off (3st.)

93,000SF retail

flex/office

BURTON STATION STRATEGIC GROWTH AREAPROGRAM ANALYSIS

August 27, 2008

90,000

L 12.50 0.40 office/commercialtrailer park

R 42.86

110.68Q

0.82 office/retail

M

160,000SF retail

P 49.40

1.25 office/comm/residential

0.30 office/commercial

37.22

office/flex

J 29.00 0.65 office/retail

0.44

S 0.62

J

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Development Capacity

str ategic plan: development capacity


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STREETS DIAGRAM

str ategic plan: design fr ameworks

Frameworks improvements across the study area connect and extend

existing networks for both vehicular and pedestrian traffi c.

STREET FR AMEWORK

Existing heavy traffi c along all outer boundaries of the study area

causes congestion. Additional street connections relieve the load by

providing alternate routes and discouraging the use of small roads as

bypasses. Connections around the golf course intersect at multiple

points the larger thoroughfares, opening up the parcels they access

for higher density development. New north-south connections cre-

ate a transportation corridor linking the airport, new offi ces, existing

industry, and port. The intersection of Northampton Boulevard and

Diamond Springs Road is reconfi gured to provide a safer crossing.

OPEN SPACE FRAMEWORK

Parks and open spaces serve as amenities for residents and pedestri-

ans, linking to the golf course and preserving some of the existing

natural vegetation. The new Memorial Park is at the center of the

residential village. A system of pedestrian and bicycle trails access the

neighborhood, retail centers, and offi ce developments, and link into

the botanical gardens and port.

Design Frameworks

OPEN SPACE AND TRAILS DIAGRAM

Lake Wright Lake Wright

Golf CourseGolf Course

Virginia Tech Virginia Tech

Agriculture Agriculture

CenterCenter

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18

Burton Station Village

The residential community comes together at Burton Station Village,

a hamlet of single family homes surrounded on three sides by the

golf course. The expanse of open space and the tight knit network of

small streets containing the Village insulate the homes from airport

and traffi c activity nearby. Upon entrance through the commercial

gateway along Northampton, the atmosphere calms to provide a

comfortable pedestrian environment. Small blocks of homes are lined

with sidewalks, leading to the corner shop to the east and the com-

munity center to the west. The park edging the golf course provides a

communal gathering space for neighbors to convene.

str ategic plan: burton station v illage

Portrait of Existing Conditions CONCEPTUAL PLAN: Illustrative plan of Burton Station VillageIllustrative Plan

BURTON STATION VILL AGE

DEVELOPMENT PROGR AM

31 existing homes

38 new single family homes

Corner shop

Assisted living home

Community center

Memorial Park

»

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Burton Station Rd

Burton Station Rd



VillageVillage

SeniorSenior

LivingLiving

CenterCenter

Golf Course Golf Course

ClubhouseClubhouse

Corner Corner

ShopShop

Community Community

CenterCenter

Memorial Memorial

ParkPark

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19

Burton Station Village Vision

Perspective View of Burton Station Village Square, with residential and neighborhood retail

Perspective View of the entry into Burton Station Village looking north, depicting assisted living home on the right and corner shop on the left

Aerial view of Burton Station improvements, from the southwest

Aerial view of Burton Station improvements, from the west


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Burton Station Village Vision

Aerial Perspective of the enhanced Burton Station Village with additional development along the Northampton corridor


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Golf Course District

str ategic plan: golf course district

CONCEPTUAL PLAN: The redesigned golf course has a mix of new development - commercial office, hotel, mixed-use and residential - on all sides.

Portrait of Existing ConditionsIllustrative Plan

Virg

inia

Beach

No

rfolk

Collaboration between the cities of Virginia Beach and Norfolk

allows a new confi guration for the golf course, increasing its impact

as an amenity to the entire area. Fairways stretch along an existing

and proposed lake, and are edged by new offi ce development oppor-

tunities. A nearby commercial district and the residential neighbor-

hood of Burton Station Village provide a range of uses within the

vicinity.

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Golf Course District:Norfolk


CONCEPTUAL PLAN: New commercial office development is created by the golf course re-alignment.

The Norfolk boundary of the golf course is revitalized with the

addition of new street access off of Miller Store Road. This further

separates the golf from the airport, opening up land for a new layer

of development. This golf front real estate is a desirable location for

offi ces. Proximity to transportation routes is an asset, while the ben-

efi ts of peaceful open space and views out over the fairways create

a pleasant environment. The golf course also gains since the offi ce

buildings protect it from land and air traffi c beyond.

NORFOLK DEVELOPMENT

PROGR AM

467,000 SF commercial office space

Surface parking

Golf course frontage

Two access points

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Aerial view of Norfolk development

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Golf Course District:Virginia Beach


CONCEPTUAL PLAN: New mixed-use development is created along Northampton Boulevard

At the south end of the golf course, the fairways wrap around the

Village into Virginia Beach and terminate in a consolidated block

of offi ce development. This location along Northampton Boulevard,

situated between two hotels and a commercial corridor, is a prime

location for offi ces. In addition to the view over the golf course and

clubhouse, the wide range of uses and easy access for both visitors

and residents throughout the region makes this a vibrant and active

block. Whether its the walk to the offi ce, the lunch shared at a res-

taurant up the block, or a break taken as a stroll along the course, a

wide range of assets create a great potential for offi ce development

here.

Closer to the Village, multi-family apartment and townhouse

buildings mediate between the three- to four- story offi ces and the

small single family homes. These smaller buildings descend in size

and height as they approach the Village. A wooded path further sep-

arates the townhomes from the existing houses, using green space to

tie the neighborhood together while maintaining views and respect-

ing the context and atmosphere of community.

VIRGINIA BE ACH DEVELOP-

MENT PROGR AM

440,000 SF commercial space

26 new homes

250 apartment units

Garage parking

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Aerial view of Virigina Beach development

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Golf Course District:North Golf Course Drive


CONCEPTUAL PLAN: Commercial and mixed-use front the golf course along the northern edge

The northern edge of the golf course creates another address for

offi ce development. A series of offi ce, fl ex, commercial, and mixed-

use buildings line North Golf Course Drive. This scenic street pro-

vides them with easy access to the neighboring residential and com-

mercial districts, and the buildings help enclose the golf course and

shelter it from the industrial park to the north.

NORTH GOLF DRIVE DEVEL-

OPMENT PROGR AM

680,000 SF commercial space

155,000 SF retail space

Surface and garage parking

Golf frontage

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Aerial view of North Golf Course Drive

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Golf Course Improvements and Vision

Perspective along the edge of the new Golf course, lined by the new commercial office buildings




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26

Northampton–Diamond Springs Corridor

Scattered commercial properties currently along Northampton

Boulevard and Diamond Springs Road are now consolidated along

the street front to create a more continuous urban environment. New

commercial and fl exible use buildings face the two primary roads, as

well as new secondary roads servicing the interior of the study area.

Connections to Burton Station Village, multi-family residential

apartments, the DLH sports complex, and the lake tie into the com-

mercial corridor and link both pedestrians and vehicular traffi c. New

landscaping and pathways around the lake create an address for the

development and lead to the golf course. A new hotel enjoys a visible

location along the corridor, with proximity to a variety of uses and

open spaces.

The busy intersection at Diamond Springs Road and

Northampton Boulevard is calmed, with a simplifi ed 4-way stop-

light. The development along Baker Road and increased connections

throughout the site lessens the load on one single intersection and

helps to disperse the fl ow of traffi c.

str ategic plan: northampton–diamond springs corridor

NORTHAMPTON - D IAMOND

SPRINGS CORRIDOR DEVEL-

OPMENT PROGR AM

1,356,000 SF commercial office space


40,000 SF restaurant space

300 apartment units

150 room hotel

Surface and garage parking

Reconfigured lake

»

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CONCEPTUAL PLAN: New development on the Northampton - Diamond Springs Corridor includes mixed- use, hotels, office, and retail Portrait of Existing Conditions

DLH Sports DLH Sports

ComplexComplex

HotelHotelApartmentsApartments

Mixed-use Mixed-use

DevelopmentDevelopment

Mixed-use Mixed-use


Mixed-use Mixed-use


OfficeOffice

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Northampton Boulevard Improvements and Vision

Aerial Perspective depicting the improved Northampton Boulevard street conditions and commercial development

str ategic plan: northampton–diamond springs corridor

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28

Airport Industrial Park

Improvements to the existing Airport Industrial Park maintain all

existing buildings and increase connectivity and access. Baker Road

is extended to reach Bayside Road, and Air Rail Avenue is extended

beyond the train tracks to access the port to the north. Some new

industrial development allows the Park to expand and connect to

the commercial corridor at Northampton Boulevard and Diamond

Springs Road. With improved road access and connections to major

arterials, parcels within Airport Industrial Park can be redeveloped to

more intense uses over time.

str ategic plan: airport industrial park

AIRPORT INDUSTRIAL PARK

NEW DEVELOPMENT PRO -

GR AM :

100,000 SF commercial office space

370,000 SF flex/R&D/indus-trial space

»

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Portrait of Existing Conditions CONCEPTUAL PLAN: New development sites at the southern edge of the airport industrial park along with an enhanced road system may spawn redevelopment on existing properties of the airport industrial park.

Ba

ke

r Rd

Dia

mo

nd

Sp

rin

gs R

d

Ward Ave

Mil

ler

Sto

re R

d

Thurston Ave

Bayside Road

Aragon Dr

Shore Dr

Amphibious Dr

Air

Rail

Ave

A IRPORT INDUSTRIAL PARK

RE- DEVELOPMENT PROGR AM :

4,000,000 SF commercial office space

1,800,000 SF flex/R&D/industrial space


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Little Creek Amphibious Base was started early in World War II

when Navy Planners realized the need to train large numbers of

American troops to land on foreign shores under fi re. The base has

grown over the years developing into a strategic expeditionary orient-

ed command. It continues to evolve to meet the needs of the Global

War on Terrorism and is the fastest growing base in Hampton Roads.

Its mission is to provide outstanding customer service support

to the more than 14,400 personnel of the 132 resident commands

located on base. Little Creek Amphibious Base has an estimated

annual payroll of $821 million, and employs more than 14,400 mili-

tary and civilians personnel, including civil service, contractors and

non-appropriated fund employees. There are 18 ships home ported at

Little Creek, 35 Landing Crafts Air Cushion (LCACs) and 34 con-

ventional waterborne landing craft units (LCUs) and other smaller

boats.

Little Creek Amphibious Base is currently conducting a long-

range planning and design charrette process to determine how base

expansion needs can be met. Navy realignments have left Little

Creek with a 2 million square foot defi cit of offi ce space.

Not all needs can be met on the Base and this growth can provide

an economic catalyst for the redevelopment of the Northampton

Portrait of Existing Conditions CONCEPTUAL PLAN: A newly reinstated an enhanced connection from the study area to the amphibious base increases access to the base and the docks.

Little CreekAmphibious Base

Boulevard Corridor Growth Area. Development must meet the

security needs and standards of the military and the Navy’s con-

cerns regarding port security must be addressed. Stronger links

between the Base and the Northampton Boulevard Corridor Growth

Area have been built into this plan through briefi ngs with the

Base Commander and technical support from NAB Little Creek,

NAVFAC and MIDLANT staff representatives.

29 str ategic plan: little creek amphibious base

str ategic plan: airport industrial park

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30

PHASE 1

Redesigned Lake Wright golf course

New Wesleyan Drive exten-sion

Improved Burton Station Road

New Burton Station Village road network

New golf course drive

New single family homes

New commercial office, mixed- use development, and flex/R&D/industrial development

»

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strategic plan recommendations may be subdivided into

three stages of implementation. The core of the study area, focused

around Burton Station Road, and land exchanges with the City of

Norfolk for the golf course reconfi guration, are the primary initia-

tives for Phase 1. Current demand and interest in these initiatives

will spur the demand for later development. Commercial develop-

ment along the Northampton Boulevard - Diamond Springs Road

Corridor follows as the next step in Phase 2. Infrastructure improve-

ments and potential expansion to the Industrial Park defi ne addi-

tional initiatives to be tackled in Phase 3.

phasing and implementation

PHASE 1: Infrastructure, Land Use, and Implementation

Phasing and Implementation

Illustrative Plan

COMMERCI A L OFFICE

OPEN SPACE

MULT I - FA MILY RESIDEN T I A L

S INGLE - FA MILY RESIDEN T I A L

FLE X / R & D / INDUS T RI A L

INS T IT U T ION A L

MI X ED - USE

K E Y

NE W ROA D

IMPROV ED ROA D

E X IS T ING ROA D

COMMERCI A L RE TA IL

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31 phasing and implementation

PHASE 2: Infrastructure, Land Use, and Implementation PHASE 3: Infrastructure, Land Use, and Implementation

PHASE 2

New road network in core commercial area

Improved Baker Road

New Barr Road extension to port property

Improved Northampton-Diamond Springs intersec-tion

New apartment units

New mixed-use, commer-cial office, and flex develop-ment

Reconfigured lake

»

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PHASE 3

New roads for improved network in existing AIP

Potential future redevelop-ment of industrial uses

Potential redevelopment of port property

»

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COMMERCI A L OFFICE

OPEN SPACE



FLE X / R & D / INDUS T RI A L


MI X ED - USE

K E Y

NE W ROA D

IMPROV ED ROA D

E X IS T ING ROA D


COMMERCI A L OFFICE

OPEN SPACE



FLE X / R & D / INDUS TRI A L


MI X ED - USE

K E Y

NE W ROA D

IMPROV ED ROA D

E X IS T ING ROA D


PHASING AND IMPLEMENTATION

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Action Plan SHORT TERM (PHASE I )

CIP for Burton Road Improvements

A Capital Improvement Plan should be sought for utility and road-

way improvements to existing Burton Road (north to Tim Road).

Improvements should include: sewer, city water, lighting, roadway

including curb and gutter, and sidewalks.

Modified CIP for Wesleyan Drive

The Capital Improvement Plan for Wesleyan Drive should be

structured for a cost participation agreement with developer of golf

course development.

Golf Course Relocation Plan

A catalyst of most of the development is the relocation and redesign

of the Lake Wright Golf Course. An agreement and strategy for

development should be established between City of Virginia Beach,

City of Norfolk and private developer.

Facilitate Development in Burton Station Village

The City of Virginia Beach to facilitate development in the Burton

Station Village area through education (workshops for rezoning

and redevelopment) and coordination (connecting land owners and

developers).

Facilitate Development of Mixed-use Parcels

A Request For Proposals for 20 acres of development in Virginia

Beach at Northampton-Wesleyan intersection.

Rezoning Application of Strategic Growth Area

In order to facilitate implementation of the proposed plan, an appli-

cation for rezoning or zoning overlay should be created.

LONG TERM (PHASES I I & I I I )

CIP for Northampton/Diamonds Springs Intersection Improvements

A Capital Improvement Plan should be sought for the redesign of

western side (Diamond Springs Road southbound) of the intersec-

tion to include: shorter right turn lane and new curbs and increased

curb cuts into commercial properties.

AIP Road Improvements

An improved Barrs Road (using the current alignment of Air Rail

Ave) has been reconceived as a front door to development in the AIP

and will allow more direct access to the airport. Additional roads

have been proposed within the AIP to increase connectivity. A pub-

lic-private agreement for development of the road should be sought.

Alignment with Amphibious Base Development

Potential development on the Amphibious Base will create new

opportunities for growth. A strategy for future redevelopment of the

Airport Industrial Park should be established to provide supporting

uses to the Base development. Extending Barrs Road under Shore

Drive into the port property will provide greater opportunity for sub-

stantial development.

SHORT T ERM ( PH ASE I )

LONG T ERM ( PH ASE I I & I I I )

phasing and implementation: action plan

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33

Residential Lot Subdivision

Residential lots within the existing Burton Station neighborhood

may respond to the strategic plan recommendations in a variety of

ways. These lots, much longer than the modern convention, present

an opportunity to landowners to subdivide their land into multiple

lots for sale or rent.

Within a low-density residential scheme, size and height of

buildings should remain relatively low, and the density and character

of the surrounding neighborhood respected. With that in mind, there

still remain a variety of options for lot and building types and uses.

Single family lots, townhouses and attached units, and small multi-

family buildings may all be potential for subdivision and redevelop-

ment within a lot.

As a guideline, block corners and edge locations, such as lots adja-

cent to the larger buildings in the commercial district and close to

the golf front offi ces, are best suited to larger units and higher density

if desired.

phasing and implementation: residential lot subdiv ision

POTENTIAL SUBDIVISION: Existing house remains, and higher density units are added. Six townhomes fill the block, and a larger multi-family building caps the corner.

POTENTIAL SUBDIVISION: Existing house remains, and three new lots are created facing the side and opposite streets

EXISTING LOT CONFIGURATION: Example of a lot approximately 500 Feet deep

EXISTING LOT CONFIGURATION: Example of a lot approximately 300 Feet deep

POTENTIAL SUBDIVISION: Existing house remains, and additional lot is created facing the street on the opposite side

POTENTIAL SUBDIVISION: Existing house remains, and two small lots are created and serviced by a new alley through the block

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Residential Design Guidelines

Respect for the context also defi nes guidelines for the massing of

new buildings erected on subdivided lots. New buildings placed in a

low-density neighborhood should be sized so as not to overshadow

or intrude on their neighbors. A complete neighborhood is created

when all buildings are in harmony.

An example of this is in limiting height. Buildings within the

Village should be no more than 2 to 2 1/2 stories. Open space also is

a key element to consider. Lots should retain a percentage of open

space, serving as landscaped public and private yards and separating

buildings.

Sizes and depths of existing lots and the resulting subdivisions

may vary. Typical lots may be divided into two categories: deep lots

(120-200 feet) and shallow lots (80-120 feet deep). Though building

setbacks and placement may differ slightly, all other design guidelines

will apply to all residential lots. The diagrams to the right depict the

standards and guidelines as applied to several typical conditions.

phasing and implementation: residential design guidelines

SHALLOW LOT DESIGN GUIDELINES:

Lots shallower than 120 feet are well suited to subdivision into narrower lots and smaller unit typologies such as townhomes.

Buildings are set back 20’ from the street.

DEEP LOT DESIGN GUIDELINES:

Lots deeper than 120 feet, typical for the existing homes, have larger yards and are sites for potential multi-family buildings.

Corner lots address both adjacent streets.

Building fronts are situated within a 10’ Facade Zone

Garages are situated behind the main body of the house.

Corner lots are oriented primarily towards the deeper dimension and may have a larger setback.

Single family houses are limited to 2 stories.

Porches address the street and create a friendly environment.

Multi-family buildings may be 2-21/2 stories

Prominent corners may have larger massing.

Parking is placed behind buildings.

Buildings are set back 10’ from the street.

Building fronts are situated within a 10’ Facade Zone

Townhouses may be 2-21/2 stories

Alleys may service parking needs.

Garages may be attached or detached.

Individual stoops or porches address the street and create a friendly environment.

Parking should be handled in the rear of townhouses.

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35

Commercial Design Guidelines

A multitude of retail and offi ce opportunities are provided in various

commercial components within the plan. Several addresses include

commercial uses, and heights may vary depending on location in

order to maximize views.

There are a set of consistent design guidelines for the building

siting and massing. The street edge is urbanized and defi ned by

bringing commercial uses closer to the street, creating a pedestrian

friendly environment and pushing parking to the rear. Outdoor

seating and gathering spaces create courts that draw people into the

block and lead to the buildings beyond.

The setting may vary depending on the type of commercial use.

Mixed use buildings will have retail uses on the ground fl oor, and

should be articulated at this level with storefronts. Offi ce buildings

may incorporate more open space. Surrounded by landscaped greens,

views are maximized and the open space becomes a park amenity

rather than a parking lot.

MIXED USE

Storefronts along the ground floor

Multiple entries

Awnings and signage indi-cate retail

Outdoor seating

High transparency (i.e., large shop windows) engage pedestrians

Lighting elements, espe-cially along court and paseo sides

»

»

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OFFICE

Entrance court or lobby

Landscaped front may be significant

Side greens and park fea-tures

Sustainable elements for water retention and man-agement are beneficial

»

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»

Pedestrian courts

Office: landscaped setback

Mixed Use: hardscaped setback with pedestrian amenities

Mixed Use: storefronts along ground floor frontage

A parking garage can significantly increase potential commercial floor space.

Taller ground floor (18 feet typical)

Parking recedes behind building

Entrances along streets and courts

Buildings address the street

Parking options may vary but relate directly to the potential commercial floor space. Here, surface parking yeilds two floors.

Landscaped zone separates street from parking

COMMERCIAL DESIGN GUIDELINES: Buildings are placed and sited, both within the lot and in relation to one another, so as to create a continuous street edge and comfortable pedestrian environment. Scale and layout may vary; the examples above depict two typical possibilities.

Landscaped side lots allow pedestrian paths and create paseos

phasing and implementation: commercial design guidelines

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36 infr astructure

Infrastructure the basic infrastructure system for the implementation

of the plan includes public vehicular, pedestrian and bicycle linkages

and the improvement and extension of public water, sanitary sewer,

and stormwater drainage systems to serve the area. These improve-

ments will be developed in a phased implementation plan and will

most likely be accomplished through a public/private development

partnership.

TR ANSPORTATION

An emphasis of the plan will be to provide an integrated system

of multi-modal circulation throughout the strategic growth area,

including provision for future improvement to the public transpor-

tation system. Typical sections are provided for the newly created

roadways, the new roadway extensions and the improved roadways

in the area. All emphasize the provision of pedestrian walks, and the

major roads include multi-purpose paths consistent with the City

of Virginia Beach goals for the development of a city-wide bicycle

route. The typical sections identify locations for street and pedestrian

lighting and for roadway landscaping. For the routes in the business

areas of the site, suffi cient lane width is recommended to allow truck

access. In addition to internal roadway improvements, improvements

to the streetscape along Northampton Boulevard are recommended

to improve the gateway appearance and character of this important

location.

WATER SYSTEM

Public water is available along Northampton Boulevard as well as

throughout Airport Industrial Park, allowing the capability to extend

the system into the undeveloped areas of the study area. These

systems will need to follow the proposed road grid to allow for a

network that provides suffi cient fl ow for domestic use as well as ade-

quate fi re fl ow for the proposed commercial and industrial areas.

SANITARY SEWER SYSTEM

A new sanitary sewer collection system will need to be developed to

service the currently undeveloped portions of the service area. The

development will also require the construction of at least two new

pump stations and upgrades to existing pump stations within the

service areas to support the densifi cation of Airport Industrial Park

in the future. The most effi cient improvements to the sanitary sewer

system would include coordination between the public utility depart-

ments of Norfolk and Virginia Beach to jointly serve the area.

DR AINAGE AND STORMWATER MANAGEMENT

Drainage for the Burton Station area will ultimately fl ow into both

Lake Wright and the existing lake created by the former borrow pit

west of and adjacent to the trailer park. Prior to entering this system

a series of stormwater management ponds or other facilities will

be necessary to provide water quality and quantity controls. These

ponds are planned to be designed as part of the water hazards within

the golf course. An open swale and pipe collection will connect the

ponds and roadways to the major lakes.

Aerial Perspective depicting the improved Northampton Boulevard street conditions and commercial development

Improved Burton Station Road section

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Infrastructure

infr astructure

WESLEYAN DRIVE EXTENSION

NORTHAMPTON BOULEVARD

41' 0"8' 0" 7' 5" 4' 0" 15' 5"

48' 0"48' 0" 20' 0" 8' 0" 5' 0"8' 0"5' 0"

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Infrastructure

infr astructure

BURTON STATION ROAD

7' 6"4' 0" 7' 6" 4' 0"27' 0"

NORTH GOLF COURSE DRIVE

8' 0"8' 0" 8' 0" 4' 0"39' 0"

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39 economic study

FISCAL AND ECONOMIC IMPACT ANALYSIS

A fi scal and economic impact analysis of the phased development

plan was prepared. The analysis included the fi scal impact (e.g. per-

sonal and corporate income tax, sales tax, real and personal property

tax, business license tax) and the economic benefi ts (e.g. jobs, payroll,

consumer expenditures, and material purchases) generated during the

construction period and at the build-out (operating) period of the

project were quantifi ed.

In order to determine the net fi scal and economic impact of

the implementation of the Burton Station plan, the existing to-be-

changed development for Phases I, II, and III was compared to the

proposed new development for Phases I, II, and III. The increase in

fi scal and economic impacts from the existing development to the

proposed development will determine the net new economic impact

that will be generated to the Commonwealth of Virginia and the

Cities of Virginia Beach and Norfolk during each phase of the devel-

opment. The primary increase is in the City of Virginia Beach.

Economic Study CONSTRUCTION PERIOD ECONOMIC AND FISCAL IMPACTS

During the construction period for each phase of the proposed

Burton Station Strategic Growth Area, a variety of new opportuni-

ties will be created. The construction period will generate jobs, mate-

rial purchases, and consumer purchases in the region that will result

in tax revenue to the Commonwealth and to the City of Virginia

Beach.

The proposed development during the construction period of all

three phases is projected to generate 22,495 jobs, $746.2 million in

payroll, $357.8 million in material purchases made in the region, and

$612.5 million in consumer expenditures, including direct and indi-

rect impacts.

`

Phase 1 Phase 2 Phase 3 Total Existing (to-be-changed) Phase 1 Phase 2 Phase 3 Total

ProposedProject UsesOffice 10,000 72,000 82,000 999,000 2,134,500 4,000,000 7,133,500General Retail 97,500 95,500 193,000 3,500 515,500 160,000 679,000Restaurant 46,000 46,000 40,000 40,000Residential

Single Family72,000

(36 units) 72,000 120,000(60 units) 120,000

Rental Apartment180,000

(150 units)216,000

(180 units) 396,000

Condo Multifamily120,000

(100 units)144,000

(120 units) 264,000

Senior Housing90,000

(90 units) 90,000

Hotel 116,000 116,000 145,000 145,000Research and Development 140,500 140,500Warehouse 166,000 2,173,000 2,339,000Flex 2,600 479,000 481,600 369,000 1,770,000 2,139,000

Total 72,000 438,100 2,960,000 3,470,100 1,512,500 3,564,000 5,930,000 11,006,500

Burton Station Strategic Growth AreaDevelopment Schemes

Existing (To-be-replaced) Development Proposed Development

*Rental Apartments and Condo Multifamily are currently projected to be 1,200 SF per unit. Single Family units are currently projected to be 2,000 SF per unit.

City of VA Beach

Commonwealth of VA Total

City of VA Beach


Income Tax - $2,476,223 $2,476,223 - $5,757,805 $5,757,805Permit Fees $117,612 - $117,612 $290,140 - $290,140Sales Tax $92,265 $1,291,707 $1,383,971 $183,701 $2,571,813 $2,755,514

Indirect Sales Tax (Off Site) $102,329 $425,962 $528,291 $224,593 $872,012 $1,096,605Personal Property Tax $0 $0 $0 $0 $0 $0

TOTAL $312,206 $4,193,891 $4,506,098 $698,433 $9,201,630 $9,900,063

City of VA Beach


City of VA Beach


Income Tax - $9,785,703 $9,785,703 - $18,019,732 $18,019,732Permit Fees $482,732 - $482,732 $890,484 - $890,484Sales Tax $268,354 $3,756,955 $4,025,309 $544,320 $7,620,474 $8,164,794

Indirect Sales Tax (Off Site) $319,913 $1,257,719 $1,577,631 $646,834 $2,555,692 $3,202,527

Personal Property Tax $0 $0 $0 $0 $0 $0TOTAL $1,070,999 $14,800,377 $15,871,376 $2,081,638 $28,195,899 $30,277,536

Phase III Combined

Fiscal Impacts (Construction Period)Burton Station Strategic Growth Area

Phase I Phase II

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40 economic study

Based on these projections, the proposed development during the

construction period of all three phases is projected to generate the

following tax revenues:

$18.0 million in income tax to the Commonwealth

$891,000 in permit fees to the City of Virginia Beach

$544,000 in on-site sales tax to the City of Virginia Beach

$7.6 million in on-site sales tax to the Commonwealth

$647,000 in indirect off-site sales tax to the City of Virginia

Beach

$2.6 million in indirect off-site sales tax to the Commonwealth

The total hard construction cost of the proposed project is estimated

to be $1.2 billion. Phase III of the development program has the

largest construction cost ($637 million), followed by Phase II ($375

million) and Phase I ($161 million).

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OPER ATION PERIOD ECONOMIC IMPACTS

Once construction is complete and market absorbed, impacts related

to the Burton Station Strategic Growth Area project operations will

continue on a sustained annual basis. The at build out (operation)

fi scal and economic impacts measure the annual permanent fi scal and

economic impact on the Commonwealth and the local jurisdiction’s

economy associated with the development project.

At build out, Phase I of the projected development is projected

to generate a net new economic impact, direct and indirect, of 9,015

jobs, $395.0 million in payroll, $472.8 million in consumer expendi-

tures, and $914,000 in retail sales on-site. Phase I is also expected to

generate a net new 366 on-site households, which in turn result in a

net new aggregate household earnings of $19.0 million.

At build out, Phase II of the projected development is projected


jobs, $883.8 million in payroll, $1.1 billion in consumer expenditures,

and $148.2 million in retail sales on-site. Phase II is also expected to

generate a net new 300 on-site households, which in turn result in a

net new aggregate household earnings of $17.1 million.

At build out, Phase III of the projected development is projected


jobs, $1.6 billion in payroll, $2.4 billion in consumer expenditures,

and $41.8 million in retail sales on-site. Phase III is not projected to

generate on-site households or household earnings.

Economic Study

$0

$200

$400

$600

$800

$1,000

$1,200

$161

$375

$637

1,173

Exhibit 1:Construction Period ‐ Construction Value (millions)

Burton Station Strategic Growth Program

Construction Value

Phase I Phase II Phase III Total

0

2000

4000

6000

8000

10000

12000

1,600

3,718

6,316

11,634

Exhibit 2:Annual Impact at Construction ‐ Direct Jobs


Proposed Development


$0

$50

$100

$150

$200

$250

$300

$350

$400

$450

$56

$131

$223

$411

Exhibit 3:Annual Impact at Construction ‐ Direct Payroll

(millions)Burton Station Strategic Growth Program

Proposed Development


$0.0

$5.0

$10.0

$15.0

$20.0

$25.0

$30.0

$35.0

$4.2$9.2

$14.8

$28.2

$0.3

$0.7

$1.1

$2.1

Exhibit 4:Annual Fiscal Impact at Construction ‐millions


Commonwealth of VA City of Virginia Beach

Phase I Phase II Phase III

$4.5$9.9

$15.9

$30.3

Total

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4 1 economic study

In all, the proposed development during the build out period of

all three phases are projected to generate a net new economic impact,

direct and indirect, of 78,579 jobs, $2.9 billion in payroll, $4.0 billion

in consumer expenditures, and $190.9 billion in retail sales on-site.

The projected development is also expected to generate a net new

666 on-site households, which in turn result in net new aggregate

household earnings of $36.1 million.

OPERATION PERIOD FISCAL IMPACTS

Fiscal impacts during the at-build out period are measured in terms

of tax revenue to the Commonwealth of Virginia and the City of

Virginia Beach. Fiscal impacts during the at-build out period include

income tax, corporate income tax, real property tax, business license

tax, sales tax, indirect sales tax, hotel room tax, and personal property

taxes.

The total proposed development is projected to generate $166.0

million of total fi scal impact, a net increase of $156.7 million. The

fi scal impact for Phase I is projected to generate $19.7 million annu-

ally, a net increase of $19.3 million in fi scal impact. The fi scal impact

for Phase II is projected to generate $54.1 million annually, a net

increase of $49.7 million in fi scal impact. The fi scal impact for Phase

III is projected to generate $92.1 million annually, a net increase of

$87.8 million in fi scal impact.

The operation period of the Phase I development is expected to

generate net new tax revenue of a combined total of $19.3 million of

total fi scal impact to the City and Commonwealth ($9.0 million to

the City, $10.3 million to the Commonwealth), as follows:


$412,000 in corporate income tax to the Commonwealth

$2.5 million in real property tax to the Cities of Virginia Beach

and Norfolk

$4.0 million in business license tax to the Cities

$9,144 in sales tax to the Cities

$28,803 in sales tax to the Commonwealth

$2.0 million in indirect off-site sales tax to the Cities

$535,000 in indirect off-site sales tax to the Commonwealth

$656,000 in personal property tax to the Cities

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Economic Study

City of VA Beach


City of VA Beach


Income Tax - $9,299,910 $9,299,910 - $21,873,741 $21,873,741Corporate Income Tax - $412,102 $412,102 - $1,107,098 $1,107,098

Real Property Tax $2,464,533 - $2,464,533 $4,951,746 - $4,951,746Business License Tax $3,976,464 - $3,976,464 $9,884,123 - $9,884,123

Sales Tax $9,144 $28,803 $37,947 $980,733 $3,430,773 $4,411,506

Indirect Sales Tax (Off-Site) $1,960,928 $535,351 $2,496,279 $4,696,164 $1,336,196 $6,032,360Hotel Room Tax (City of

Virgnia Beach) $0 - $0 $85,848 - $85,848Personal Property Tax $655,732 - $655,732 $1,317,498 - $1,317,498

TOTAL $9,066,801 $10,276,167 $19,342,968 $21,916,112 $27,747,808 $49,663,920

City of VA Beach


City of VA Beach


Income Tax - $43,769,753 $43,769,753 - $74,943,404 $74,943,404Corporate Income Tax - $2,134,505 $2,134,505 - $3,653,705 $3,653,705

Real Property Tax $6,818,531 - $6,818,531 $14,234,810 - $14,234,810Business License Tax $20,501,038 - $20,501,038 $34,361,625 - $34,361,625

Sales Tax $168,506 $530,795 $699,301 $1,158,383 $3,990,371 $5,148,753

Indirect Sales Tax (Off-Site) $9,380,966 $2,627,066 $12,008,032 $16,038,058 $4,498,613 $20,536,671Hotel Room Tax (City of

Virgnia Beach) $0 - $0 $85,848 - $85,848Personal Property Tax $1,814,189 - $1,814,189 $3,787,419 - $3,787,419

TOTAL $38,683,230 $49,062,117 $87,745,348 $69,666,143 $87,086,092 $156,752,235

Phase I Phase II

Phase III Combined

Net New Fiscal Impacts (Operations Period at Buildout)Burton Station Strategic Growth Area

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42 economic study

The at build out period of the Phase II development is expected to

generate net new tax revenue of a combined total of $50 million of




$1.1 million in corporate income tax to the Commonwealth

$9.9 million in real property tax to the City of Virginia Beach

$4.0 million in business license tax to the City

$981,000 in sales tax to the City

$3.4 million in sales tax to the Commonwealth

$4.7 million in indirect off-site sales tax to the City


$86,000 in hotel room tax to the City

$1.3 million in personal property tax to the City

The at build out period of the Phase III development is expected to

generate a combined total of net new tax revenue of $87.7 million of







$169,000 in sales tax to the City

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$531,000 in sales tax to the Commonwealth




$1.8 million in personal property tax to the City

In all, the proposed development during the at build out period of all

three phases is projected to generate a net new total fi scal impact of

$156.8 million to the City and Commonwealth ($69.7 million to the

City, $87.1 million to the Commonwealth), as follows:





$1.2 million in sales tax to the City

$4.0 million in sales tax to the Commonwealth


$535,000 in indirect off-site sales tax to the Commonwealth


$3.8 million in personal property tax to the Cities

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Economic Study

0

5,000

10,000

15,000

20,000

25,000

30,000

35,000

0 625 517 1,1423,624

10,307

19,257

33,189

3,624

9,682

18,740

32,046

Exhibit 6:Annual Impact at Buildout ‐Direct Jobs


Existing (to‐be‐changed) Development Proposed Development Net New Development


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43 economic study

MARKET VALUE

The total market value of the proposed development is $1.8 billion, a

$1.6 billion increase over the $223 million market value of the exist-

ing development. This can be largely attributed to the large offi ce

component in the proposed development project, which comprises

approximately 72% of the market value of the proposed project.

Phase III of the development project has the largest total and net

market value ($928 million total, $766 million net), followed by

Phase II ($603 million total, $556 million net) and Phase I ($293

million total, $277 million net).

JOB CREATION AND PAYROLL GENERATION

At build-out, the proposed development is projected to generate net

new direct jobs on-site and indirect, or spin-off, jobs off-site during

the operations period. The total proposed development is projected

to generate a total of 33,189 direct jobs and 47,370 indirect, repre-

senting a net increase of 78,579 jobs. The 9,015 jobs created from

Phase I during the operations period are all new jobs. The 24,006

jobs created from Phase II during the operations period represent a

net increase of 23,066 jobs. The 47,537 jobs created from Phase III

during the operations period represent a net increase of 46,498 jobs.

The proposed development is also projected to generate net new

direct and indirect annual payroll as a result of the jobs created on-

site. The total proposed development is projected to generate a total

of $2.9 billion in aggregate annual payroll, which represents a net

increase of $2.8 billion. The larger payroll relative to the existing

development likely refl ects both its increased overall development

and also its larger offi ce component, whose employees have a rela-

tively high multiplier effect.

The $394 million payroll generated by Phase I during opera-

tion period is all new payroll. The $920 million payroll generated

by Phase II during the operation period represents a net increase

of $884 million in payroll. The $1,593 million payroll generated by

Phase III during the operations period represents a net increase of

$1.6 billion in payroll.

Economic Study

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