Proposed industrial expansion in southern Virginia Beach could reshape land use, infrastructure spending, flooding risk, and growth patterns for decades.
Responsible Growth VB opposes expanded industrial land use in the ITA because we believe the proposal raises unresolved questions related to infrastructure costs, flooding resilience, military compatibility, long-term planning consistency, and public process transparency.
⏰ Public comments are being accepted through June 5th!
What’s Happening Right Now
City leaders are considering updates to the Interfacility Traffic Area (ITA) & Vicinity Master Plan that could expand industrial development within Princess Anne Commons and surrounding areas south of the Green Line.
The proposal could influence:
- future industrial uses
- public infrastructure spending
- stormwater and flooding impacts
- long-term land-use patterns in southern Virginia Beach
Public comments are being accepted through June 5th before City leaders decide next steps.
Why Residents Are Paying Attention
- taxpayer-funded infrastructure costs for roads, drainage, utilities, and flood mitigation
- whether projected public investment aligns with anticipated long-term tax revenue generation
- whether existing industrial-zoned land should be used first
- potential flooding and environmental impacts
- whether outdated zoning laws adequately regulate modern uses like data centers
- whether the proposal aligns with the recently adopted Comprehensive Plan
- whether the public process has provided enough transparency and engagement opportunities
Decisions about infrastructure spending, flooding, traffic, and land use affect taxpayers citywide — not just nearby neighborhoods.
What We’re Asking City Leaders to Do
We are asking City leaders to prioritize transparency, complete analysis, and meaningful public engagement before moving forward with major long-term land-use changes.
Specific asks:
- Prioritize a measured timeline, complete analysis, and broader public input before finalizing decisions with long-term consequences
- Expand opportunities for citizen engagement throughout the process
- Update industrial-use definitions in the zoning code before considering changes that would expand industrial uses
Why It Matters
Revenue projections and infrastructure costs deserve closer review
Some residents are concerned that revenue projections may be optimistic, while infrastructure costs could be significantly higher than current estimates based on comparable past projects.
Questions remain about:
- road and utility expansion costs
- stormwater and flood-mitigation expenses
- future infrastructure maintenance obligations and how additional infrastructure expansion would be funded over time
- whether projected tax revenues justify the level of public investment required
Expanding industrial development into low-lying areas could require major taxpayer-funded investments in roads, drainage, utilities, and flood mitigation — while many existing city projects remain delayed or underfunded.
By the numbers:
- Nearly 60 acres of undeveloped land were conveyed by the City at no cost to two businesses to expand their industrial operations in the Princess Anne Commons area.
- $22 million in City funds were spent to develop Hudome Way and related infrastructure to support those businesses. That investment generated approximately $290,000 in tax revenue, representing an estimated 1.3% return based on tax revenue alone.*
- It is estimated that at least $40 million in additional City spending would be required under the proposal being considered to extend roads and storm water infrastructure in support of further industrial expansion.*
With rising property assessments and local taxes, some residents have questioned whether these investments are an appropriate or equitable use of public funds given other priorities that remain delayed for lack of funding, including projects involving Indian River Road, Landstown Road, Pleasure House Road, and Rosemont Road.
*numbers from independent resident analyses: Financial Analysis of Innovation Park Expansion & Community Concerns with City’s Innovation Park Expansion Proposal
Virginia Beach already has industrial-zoned land available
The recently adopted 2040 Comprehensive Plan directs industrial and logistics growth toward existing industrial areas such as Burton Station, Oceana, and Corporate Landing.
Some residents are asking whether expanding industrial uses into flood-prone agricultural and transition areas is necessary when industrial-zoned land already exists elsewhere in the city.
The Comprehensive Plan also emphasizes directing most future growth inward through redevelopment and infill where infrastructure is already in place.
Current zoning definitions create uncertainty around modern industrial uses
Virginia Beach’s industrial zoning definitions have not been comprehensively updated since 1973.
Some residents are concerned that certain modern high-intensity uses — including large-scale data centers — could potentially qualify under existing industrial zoning categories with limited public review.
Questions raised by residents include whether current zoning regulations adequately address projects involving:
- significant energy demands
- large building footprints
- extensive cooling infrastructure
- backup power systems
- and major utility requirements
While other Hampton Roads and Northern Virginia localities are actively updating industrial and data-center regulations, Virginia Beach currently has no comparable near-term plan.
Residents are asking City leaders to clarify and modernize industrial-use definitions before expanding industrial land-use opportunities within the ITA.
Land-use decisions can have long-term consequences
The 2017 Interfacility Traffic Area & Vicinity Master Plan emphasized sports tourism, recreation, education, wellness, municipal uses, agriculture, and eco-tourism within the TA/ITA area.
Some residents believe that a major shift toward expanded industrial development warrants:
- additional analysis
- comparison of alternatives
- infrastructure and environmental review
- updated economic viability analysis
- and broader public engagement
Because land-use decisions can be difficult to reverse once development occurs, many residents believe additional review and public input are warranted before major policy changes move forward.
Residents want a more transparent and accessible public process
Some residents feel opportunities for public engagement to date have been limited.
Concerns raised by residents include:
- limited opportunities to compare alternatives
- limited time for questions and discussion
- difficulty accessing clear and consolidated information
- and a compressed public comment window ending June 5th
Many residents are asking for a process that is transparent, accessible, and allows meaningful public participation before long-term land-use decisions are finalized.
Why Your Voice Matters Right Now
City leaders need to hear what ideas, questions, and concerns residents have before deciding how to move forward.
Public comments are currently being accepted through June 5th.
Right now is the window when public input can still influence the process.
Big land-use decisions deserve public input.
Choose a message and send a comment to City leaders before June 5th!
What Is the TA/ITA and Why Does It Matter?
The Transition Area / Interfacility Traffic Area (TA/ITA) is a large planning area in southern Virginia Beach located between the City’s urban core, military operations, and rural communities.
The area was originally planned as a lower-intensity transition area between urban development, Naval Air Station Oceana, Naval Auxiliary Landing Field Fentress, and rural southern Virginia Beach.
The TA/ITA includes environmentally sensitive, flood-prone land with poor drainage and high water tables, making land-use decisions especially important for long-term resilience, infrastructure costs, flooding risk, and military compatibility.
The area also plays an important role in:
- managing growth patterns
- limiting public infrastructure costs
- supporting flood resilience
- protecting open space
- and maintaining compatibility with military operations
Once land is developed, it is often difficult to restore or reclaim.
Take Action Now (In 2 Minutes or Less)
👇Choose a message and send a comment to City leaders before June 5th.
Your voice matters!
Want to stay informed?
Planning decisions often happen quietly — and by the time many residents hear about them, major decisions may already be underway.
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- the ITA Master Plan process
- public meetings
- zoning and land-use proposals
- and future planning decisions that could impact Virginia Beach
Want to learn more?
We encourage residents to review source materials directly and form their own conclusions.
- ITA Master Plan Update Presentation (2026) - The presentation currently being discussed by City leaders outlining proposed changes, development concepts, and planning direction for the ITA area.
- Market Analysis & Economic Assessment - A supporting analysis evaluating potential economic development opportunities, projected uses, and market demand related to the ITA proposal.
- Interfacility Traffic Area (ITA) & Vicinity Master Plan (2017) - The currently adopted long-term planning document outlining land-use, recreation, environmental, transportation, and economic priorities within the ITA area.
- Infrastructure & Public Investment Analysis – Resident-prepared reference materials reviewing infrastructure costs, long-term maintenance obligations, projected tax revenue considerations, and broader fiscal questions related to proposed industrial expansion within the ITA.
- 2040 Virginia Beach Comprehensive Plan - The City’s long-range policy framework guiding growth, infrastructure, land use, resilience, housing, and economic development citywide.
- Transition Area Design Guidelines (2015) - Planning and design standards intended to preserve the lower-density, environmentally sensitive character of the Transition Area.
- Article 10 of the Virginia Beach Municipal Code of Ordinances - The City’s enforceable zoning regulations, including current definitions and permitted industrial land uses.
- Definitions of “Light Industrial” in VB v. Nationally - A resident-prepared comparison exploring how Virginia Beach’s industrial definitions differ from more modern zoning approaches used elsewhere.
- Sea Level Wise Program - Virginia Beach’s long-term resilience and flood-management initiative addressing sea level rise, stormwater, and flood risk.
- The Ripple Effect - Exploring the Southern Rivers Watershed - Background information on one of Virginia Beach’s most environmentally sensitive and flood-prone watershed systems.
- Local News Articles
- WHRO May 5, 2026 - Virginia Beach seeks public input on plan, including industrial development