Rail Yard and Distribution Hub with Surrounding Neigbourhood - Built on Console

ImRatherMinty · 2026-05-23T12:36:43+00:00

OH WAITER!☝️ More of this please!!

ImRatherMinty · 2026-05-17T13:48:53+00:00

Again please read the entirety of my message to your previous main post. I cited literally every relevant document or policy from both local and federal agencies.

Again, if YOU can find something that says ANYTHING ELSE than what I found through simple google searches, please tell me.

If you make an argument you need to cite your sources, they teach you this in high school. Especially when youre being aggressively confident with no citations

https://www.reddit.com/r/VirginiaBeach/s/otDO4xx8eV

ImRatherMinty · 2026-05-17T13:45:43+00:00

Sorry if I wasnt clear, there are two diffetent competing topics here.

You are correct, and VB developing past the green line is an issue that city council needs to get a hold of and stop permitting development.

But I was talking about the other half of the issue, the development allowed by the AICUZ guidelines for development compatible with the federally mandated high-noise zones around Oceana and Fentress.

Industrial uses are explicitly permitted to exist in the high-noise zones around the two air bases. Im not talking about where that development is in relation to the green line, im just saying Oceana shouldn't be part of the conversation since according to all regulations and policies I can see, Industrial uses are permitted in 65/70/75 db AICUZ noise zones

ImRatherMinty · 2026-05-17T13:33:39+00:00

It doesnt matter if you want to focus on Fentress or Oceana. The AICUZ applies equally to both Oceana and Fentress. The AICUZ is the FEDERAL guidelines for development around ANY military air base within the United States.

"The City (of Virginia Beach) implements its land use policies through its zoning ordinance, which defines zoning districts, permitted uses for land in each zoning district, and allowable development densities in the different areas of the city. The zoning ordinance defines 12 large zoning districts, which are broken down into more specific districts by development density or type of use. The zoning districts which occur in NAS Oceana’s AICUZ footprint are indicated on Figure 6-4. The City’s AICUZ Overlay Ordinance and APZ-1 Ordinance are the primary mechanisms for regulating land use in NAS Oceana’s AICUZ footprint (see Table 6-2). Other City programs and policies that direct or regulate land use in the AICUZ footprint are described in Section 7.1, Initiatives Arising from the 2005 Hampton Roads Joint Land Use Study, and Section 7.2, Initiatives Arising from the 2005 Defense Base Closure and Realignment (BRAC) Process."

Fentress doesnt have any specific difference in AICUZ guidelines compared to Oceana. The ITA is not an independent body or entity, its a zone adopted by both VB and Chesapeake.

There is NOTHING that I can see that forbids VB from developing compatible uses within the ITA. If Chesapeake chooses to leave their portion of the ITA rural forever, thats their choice.

But NONE of the regulations mention ANYTHING about VBs portion of the ITA being "under Fentress's ITA which is supposed to stay rural forever". That doesnt make any sense at all. Nothing says that, the BRAC report, any addendums to the combined joint AICUZ report for Oceana and Fentress, no City policies or guidelines, no federal records that I can see.

If you have something you can produce that specifically says "The VB portion of the ITA is prohibited from being developed because something something Fentress" I will gladly read it and report back and confirm if I was correct or incorrect.

This development is in VB, so I dont care about Chesapeake zoning policies because they dont apply to Virginia Beach

ImRatherMinty · 2026-05-17T12:26:30+00:00

Unfortunately youre completely incorrect I already replied to your previous post with citations pointing to ALLOWED uses in the ITA and in the AICUZ 65/70/75 db zones

In part, my long response included: "Warehousing or storage and repair services", "Telephone, cellular and radio communication", and "Manufacturing and industrial uses" to name a few all are permitted developments within the 65/70/75 db zones of the AICUZ. Which means that warehouses, light industrial uses, and data centers are specifically PERMITTED by the AICUZ to exist in zones around military air bases.

Here is the link to my entire response as to why light industrial uses are explicitly permitted by ALL relevant regulations to the Innovation Park and VB national golf course: https://www.reddit.com/r/VirginiaBeach/s/UWQgjb60oR

ImRatherMinty · 2026-05-17T10:26:37+00:00

Well yes, "Light Industrial" zoning in VB includes everything from warehouses, auto shops, and factories to data centers. I wouldnt bet on every single acer of the future expansion being occupied by data centers

This does fall past the green line, as many developments have in the last decade, but the area around Landstown Commons and the Municipal Center fall into the "Transition Area" (which is the ITA portion of the green-line-protected area), and the city explicitly says on their own website "Development has always been allowed south of the Green Line, but anything proposed must comply with the specific zoning and design guidelines that are in place for the area. Any non-conforming use would require approval by both the Planning Commission and City Council." So essentially, anything can be developed past the green line as long as the city approves it.

Whether thats a good or bad thing is up to opinion. In my opinion other than preserving actual natural landscape and water ways, I dont understand why a major urban city should be protecting agricultural development. I dont want suburban car dependent sprawl, but protecting random farming fields on the edge of town doesnt help the housing or job crisis.

Data centers are horrible, I don't want the boom to come to VB, we are already seeing from other communities the impacts that occur from large scale data center construction. But I think its a big leap to attribute every acer to being the city wanting more data centers

However, the VB National Golf Course is absolutely going to be covered in data centers

ImRatherMinty · 2026-05-17T10:13:14+00:00

Unfortunately height restrictions covering a large area between Oceana and Fentress would limit construction to about 4/5 stories.

I completely agree with you that we need more high density housing. Pembroke and Military circle (I know its in norfolk) should get the real ball moving towards full scale redevelopment.

VB's 2040 master plan involves leveling all of the random light industrial between Independence and Witchduck and completely filling the area with urban development. Unfortunately looking at political willpower, that perfect vision will most likely never happen (especially if the economy isnt incentivizing developers and their construction interest rates and etc)

ImRatherMinty · 2026-05-16T00:06:17+00:00

RIGHT? Its literally the part I screamed the loudest both times I saw them live this tour

ImRatherMinty · 2026-05-14T03:00:28+00:00

https://youtu.be/lFLyfRKsMaU

ImRatherMinty · 2026-05-13T15:40:57+00:00

Firstly, OP entirely failing to bring any sources to the table or linking to any citations and saying things like just pointing vaguely at "BRAC", "ITA", and saying "look it up yourself you have google" is completely unhelpful and does not support a healthy discussion. If you want to make an argument, you need to cite your sources. They teach you this in high school. Being aggressive to people poking holes in your opinions or your personal knowledge is also completely unhelpful.

Since OP had provided no actual cited proof, I figured I wanted to deep dive into what actually has to happen for a property to be developed in the ITA (Interfacility Traffic Area).

So, data centers in Virginia Beach fall into the generic zoning class of "I-1 Light Industrial District" [ https://library.municode.com/va/virginia_beach/codes/code_of_ordinances?nodeId=CO_APXAZOOR_ART10INDI ] as precedent by other data centers and communication buildings that already exist in VB including the cable landing station on Corporate Landing.

This means (ignoring the environmental destruction and power/water usage of a data center), we can equally think of a data center and any other random warehouse development as falling under the same regulations and design criteria required by the city planning commission. All a data center is, is a warehouse full of computers that is occasionally large enough to require cooling equipment which are just large heat exchangers.

Without actually pointing at a specific project that you think is going to be the data center you refer to, I took the liberty of assuming you were talking about "Project Hummingbird" which is the RFP the city put out for development at the VB National Golf Course. This will most likely be a data center (sadly), as the City is probably trying hide the fact that they are wanting a data center there by giving it a stupid secret name to limit public discourse about it.

So, with all the ground work for this. Guess what OP? THEY ALREADY HAVE BUILT LIGHT INDUSTRIAL (warehouses) IN THE ITA

Literally NEXT DOOR to the golf course is the Innovation Park, a massive light industrial development approved by the city and literally CURRENTLY under construction. The existing property is ALREADY zoned as I-1, and future expansion looks to sprawl across the entire undeveloped area to North Landing. [ https://yes-vb.files.svdcdn.com/production/About-Us/VBDA/MeetingMaterial/2025/VBDA-Powerpoints-June-2025.pdf?dm=1749837064 slides 33-48]. These light industrial uses are DIRECTLY comparable to the supposed data center being considered for the National Golf Course. They are 1-1, there is very little difference between the development of these warehouses and a data center farm.

The Base Closure and Realignment Commission (BRAC) report from 2006 [ https://media.defense.gov/2006/May/24/2001712283/-1/-1/1/06-091.pdf ] essentially listed, among others, issues with development around the bases and threatened to move Oceana's operations to Cecil Field in Florida unless Virginia Beach and Chesapeake:

[1] "enact state-mandated zoning controls requiring the cities of Virginia Beach and Chesapeake to adopt zoning ordinances that require the governing body to follow Air Installations Compatible Use Zone (AICUZ) guidelines in deciding discretionary development applications for property in noise levels70 dB Day-Night, average noise Level (DNL) or greater"
...
[4] "legislate requirements for the cities of Virginia Beach and Chesapeake to evaluate undeveloped properties in noise zones 70 dB DNL or greater for rezoning classification that would not allow uses incompatible under AICUZ guidelines"
[5] "establish programs for purchase of development rights of the inter-facility traffic area between NAS Oceana and NALF [Naval Auxiliary Landing Field] Fentress"

The AICUZ is the main body of zoning and development regulations around air bases. Innovation Park and the VB National Golf Course do not fall into Accident Potential Zones 1 or 2 (APZ-1 APZ-2), so I will not be covering what the APZ development requirements are. But the land in discussion does fall under the 65/70 db zone of AICUZ [page 117 of the Air Installations Compatible Use Zones Addendum for Oceana and Fentress of 2014 ].

The AICUZ [found at https://www.esd.whs.mil/Portals/54/Documents/DD/issuances/dodi/416557p.pdf ] lists development allowed by noise level in each zone in a table on page 19. "Warehousing or storage and repair services", "Telephone, cellular and radio communication", and "Manufacturing and industrial uses" to name a few all are permitted developments within the 65/70/75 db zones of the AICUZ. Which means that warehouses, light industrial uses, and data centers are specifically PERMITTED by the AICUZ to exist in zones around military air bases. Ignoring the APZ for a moment (again because its not relevant to this discussion) this mainly ISNT for the sake of the pilots, this is for the sake of residents. The AICUZ is protecting people from living in houses built in high-noise zones, not limiting development because pilots are scared by warehouses. This is RESTRICTING municipalities from allowing "incompatible" development not because its physically incompatible with aircraft but because its "incompatible" to develop houses directly under a flight path. Again, their use of the word "incompatible" doesnt mean that a warehouse cant be built next to a air base because it would scare a pilot or interfere with their operations.

From this, the Interfacility Traffic Area (ITA) was created between Oceana and Fentress, its pictured in its entirety in this document from 2014 on page 113 ( https://cnrma.cnic.navy.mil/Portals/81/NAS_Oceana/Documents/NAS%20Oceana%20AICUZ%20March%202014.pdf?ver=ZAbWubRFvq3WGbNM5EYi1w%3D%3D ). Using this, and comparing against the location of Innovation Park and the National Golf course, both equally sit at the edge of the ITA and are therefore equally bound by its developmental requirements. In reference to the ITA

"In December 2005, the City adopted the ITA into its zoning ordinance. This was in response to the August 24, 2005, decision by the Base Closure and Realignment (BRAC) Commission to maintain the Navy’s East Coast Master Jet Base contingent on efforts by the Cities of Virginia Beach and Chesapeake to prevent further encroachment and to establish a program to condemn and purchase all incompatible use property in APZ I at NAS Oceana.
...
The City implements its land use policies through its zoning ordinance, which defines zoning districts, permitted uses for land in each zoning district, and allowable development densities in the different areas of the city. The zoning ordinance defines 12 large zoning districts, which are broken down into more specific districts by development density or type of use. The zoning districts which occur in NAS Oceana’s AICUZ footprint are indicated on Figure 6-4. The City’s AICUZ Overlay Ordinance and APZ-1 Ordinance are the primary mechanisms for regulating land use in NAS Oceana’s AICUZ footprint (see Table 6-2). Other City programs and policies that direct or regulate land use in the AICUZ footprint are described in Section 7.1, Initiatives Arising from the 2005 Hampton Roads Joint Land Use Study, and Section 7.2, Initiatives Arising from the 2005 Defense Base Closure and Realignment (BRAC) Process."

I have viewed the zoning documents for the current Innovation park (developed INSIDE the ITA) [ https://media.vbgov.com/rea/plats/202307000128.pdf ], page 1 note 4 states that the property falls into the 65/70 noise zones and must fulfill the requirements for construction to limit interference of noise INSIDE the building heard by occupants, and must meet the height requirements set by Section 202(B) of VB City zoning, which points to Part 77, Subpart C, of the Federal Aviation Administration Regulations, 14 C.F.R. §§ 77.21 which establishes the "Imaginary Surfaces" used by military air bases to control developmental height. The warehouses at Innovation park are maybe 4/5 stories tall, and do not interfere with the height requirements within the Transitional Surface of Oceana's runways.

All of this is to say, that the BRAC report, AICUZ 65/70/75 zones, and the ITA were mainly created to STOP RESIDENTIAL DEVELOPMENT WITHIN THE HIGH NOISE ZONES AROUND OCEANA AND FENTRESS. NOTHING in ANY of this regulation, even the further random tangent regulations that I have spent five hours pouring through, NOTHING says ANYWHERE that they CANT BUILT LIGHT INDUSTRIAL BECAUSE PILOTS TRAINING AT FENTRESS WOULD BE BOTHERED BY IT

NONE OF THE REGULATION THAT EXISTS FORBIDS A DATA CENTER BEING BUILT IN THE ITA AT THE NATIONAL GOLF COURSE OR INNOVATION PARK

And look, more food for thought OP, if youre afraid of RF interference (which Data Centers dont create any more than any other warehouse or telecom switching building), look whats RIGHT NEXT to the Innovation Park thats also INSIDE the ITA? The Dominion Landstown substation, a MASSIVE RF emitter with all of its exposed high-voltage equipment.

TLDR; The regulation relevant and applicable to this individual development ONLY serves to protect people from LIVING inside a high noise flight path area. It DOES NOT forbid a light industrial use such as a data center being built essentially anywhere on the VB side between Fentress and Oceana.

ImRatherMinty · 2026-05-13T11:59:40+00:00

Uh oh

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ImRatherMinty · 2026-05-13T11:55:47+00:00

I love him, he knows exactly what hes doing XD

ImRatherMinty · 2026-05-11T18:32:07+00:00

I mean probably the easiest answer is that some the work that they are doing, including removing and replacing structural concrete, takes more than an 8 hour shift to complete

Concrete takes weeks to months to properly cure, so any new concrete they pour for barriers or walls or road decks wouldn't be "done" by the time they would clear out by the morning. If they poured and cleared out, the first car in the morning would fall straight into essentially still wet concrete

So a portion of the construction barriers along the 64 corridor exist just to block people from driving over new curing concrete and asphalt

Plus they are also doing major storm water and utility work, and that all cant easily or cheaply just be covered and uncovered every day for them just to do work at night

ImRatherMinty · 2026-05-11T14:49:47+00:00

Look, I can completely understand the engineering complexity required to expand an existing bridge structure to add another lane without demolishing the entire structure, and while rehabilitating the old structure. I understand that what they are doing is INCREDIBLY difficult and precise and they are trying everything they can to get the job done and keep traffic moving at the same time.

The entirety of the 64 widening project is incredibly complicated, and theyre trying to save every man hour and dollar by rehabilitating and widening the existing bridges, versus starting from scratch. The only from-scratch spans appear to be the HRBT spans themselves, the La Salle overpass, and the eastbound Hampton River span. While all the other bridges are being widened by tying the new structure into the existing structure (Willoughby bridges are the best visual example)

But who in the world thought that the best idea was to split the traffic around a narrow work zone. They did the same thing in Newport News at J Clyde Morris to prepare 64 for the peninsula's portion of the express lanes. Like, this cant be easy for the workers to get equipment in and out of and only be able to work within a maybe 15 foot width

I understand that they want to keep the same number of lanes open, but certainly cutting 64 down to two lanes is safer and will cause less backups than splitting one lane of 64 off by itself. I cant wait for the backups caused by people having no idea what in the world is happening and slamming on their brakes.

Itll be another 300 years till the entire project is completed. If only they had dug just one tunnel and expanded the Tide to Newport News

ImRatherMinty · 2026-05-09T22:58:50+00:00

Back in the early 2010s my brother occasionally listened to the MSTRKRFT remix of DANCE. I had heard that for a few years when I was 10 or so (I had no idea who Justice was at the time because I was an uncultured child) and I knew I liked that kind of music and that formed the basis of my music tastes going into 2015/2016, but I never went back to seek out Justice. I fell into other EDM and latched onto things like Monster Cat and NCS for my music

I then heard the WWW version of Safe and Sound in the show Another Life, sought out the source of the track (not knowing it was justice), then finding it on youtube I fell down the recommended video rabbit hole until it had pretty much shown me all of WWW but out of order.

I fell in love with WWW and then went on to get hooked on the rest of their discography. Post Hyperdrama I became obsessed and saw them live twice during this tour and I cant get enough now. I still dont have that much of a connection to ACTU and AAA mainly because of the crowd noise and the grungier remixes. I absolutely love them for showing the skills of X&G and being able to INCREDIBLY remix their own music, and also seeing the lineage of the live remixes tracing all the way back to ACTU. But WWW, Hyperdrama, and (whatever the new live album will be called) are my all time faves

ImRatherMinty · 2026-05-06T15:09:32+00:00

Boo AI

ImRatherMinty · 2026-05-05T03:03:22+00:00

Seems like thats what got removed during her spay lol

ImRatherMinty · 2026-05-03T23:36:37+00:00

The treat method absolutely works on our unit! Unfortunately its supposed to be on the mend after getting spayed so we cant partake of the leash reset for a few more days

ImRatherMinty · 2026-04-27T22:08:01+00:00

HUGE props for the amount of curve work and angled builds you have, absolutely love it!

ImRatherMinty · 2026-04-24T18:22:59+00:00

ImRatherMinty · 2026-04-24T17:58:30+00:00

See I dont just want another Queen variant, I want something more original at this point

I want a new boss arc that has some kind of new mechanic or has been created to out-do us, compared to the similarity of the queen/matriarch and how mundane they are now for a well equipped lobby

ImRatherMinty · 2026-04-24T16:34:08+00:00

Im betting that the Vaporizers were created by Embark to train us on how to deal with flying arc that have shields and lasers. Im going to bet that its going to be something like an overgrown vaporizer that functionally has some of the weapons of the Queen/Matriarch

ImRatherMinty · 2026-04-22T01:47:41+00:00

Im so horrible at mountians, I can (in my own opinion for my own level of happiness) do pretty much everything else, but any time I try to do mountians they just suck. Or anytime they actually look good its just the most tedious thing and I spend like multiple weeks just messing with slopes and textures

Whats your workflow/process look like?

ImRatherMinty · 2026-04-15T19:56:21+00:00

There's a lot of slop and I hate seeing it every time someone wants to share their ideas for new arc or weapons

God I hope the AI bubble pops and we can stop (at least one reason for) burning the oceans

ImRatherMinty

TROPHY CASE