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Hampton Lodge RV Resort

1631 Waterlily Rd, Currituck, NC

Bill Overman CCIM | 757.640.2254 | 757. 478.2743 | [email protected] slnusbaum.com

S.L. Nusbaum Realty Co. | 1700 Wells Fargo Center | 440 Monticello Avenue | Norfolk, VA 23510 | 757.627.8611 Information herein deemed reliable, but not guaranteed

FOR SALE A Spectacular 500 Acre Waterfront Property With 286 Permitted Campsites

60 minutes From Downtown Norfolk, VA and 30 Minutes to the Outer Banks



Bill Overman CCIM | 757.640.2254 | 757. 478.2743 | [email protected] Christopher Zarpas| 757.640.5437 | 757. 237.7500 | [email protected] slnusbaum.com Hampton Lodge

Corolla

Duck

https://youtu.be/ehrdBdpj5rQ



Bill Overman CCIM | 757.640.2254 | 757. 478.2743 | [email protected] Christopher Zarpas| 757.640.5437 | 757. 237.7500 | [email protected] slnusbaum.com




S.L. Nusbaum Realty Co. | 1700 Wells Fargo Center | 440 Monticello Avenue | Norfolk, VA 23510 | 757.627.8611

THE PROPERTY:

The Hampton Lodge is a Bayfront RV resort and campground located in Coinjock, NC, a coastal community in Currituck County, North Carolina, about 30 miles south of the Virginia State Line and 30 miles north of Nags Head, NC. The property is approximately 480 acres of which 180 are occupied by the campground. Reached at the end of Waterlily Road, Hampton Lodge is a truly magnificent, waterfront property offering stunning views across the Currituck Sound to the Outer Banks. In the late 1800s and into the early 20th century, the property was an exclusive hunt club, one of many that made Currituck County a hunting and fishing oasis for wealthy industrialists and their families from every big city on the East Coast. In the early 1960s, as RV Camping grew in popularity, Hampton Lodge was transformed into an RV Resort. The close proximity of Hampton Lodge to the legendary Outer Banks resort beaches of Corolla, Duck, Kitty Hawk and Nags Head made it the place to be for camping enthusiasts. These pristine beaches and their abundant natural wildlife attract young families, surfers, kayakers, hikers, hunters, birders and other wildlife enthusiasts.

THE PROPERTY FEATURES:

• Over Three Miles of Shoreline • County Water, Septic & Electricity • On-Site Dump Station • Manager’s Residence • 10 Permanent Duck Blinds

• 286 Campsites w/ Water & Electricity • Four Boat Ramps, Four Piers • Two Bathhouses Laundry Facilities • Owner’s Waterfront Lodge House • Recreation Hall and Game Room

Click Here for Currituck County Information Best Family Beach Vacation

http://youtu.be/MY3xKdaWAVA

http://travel.usnews.com/Rankings/Best_Family_Beach_Vacations_in_the_USA/




S.L. Nusbaum Realty Co. | 1700 Wells Fargo Center | 440 Monticello Avenue | Norfolk, VA 23510 | 757.627.8611

THE OPPORTUNITY Hampton Lodge is one of only three campgrounds in Currituck County and is by far the largest and closest to the Outer Banks. The resort beaches of North Carolina's Outer Banks are among the most popular in the Country, drawing over 7 million visitors a year. Citing safe waters, kid-friendly attractions, dining options, spacious accommodations, multi-generational appeal and overall accessibility, US News & World Report currently ranks the Outer Banks #1 on its list of "Best Family Beach Vacation Destinations in the USA." Currituck County alone received over 1 million visitors in 2015 that spent $150 million on tourism related goods and services. Heavy concentrations of these visitors come from the affluent metro areas of Raleigh/Durham, Hampton Roads, Richmond and Washington, DC, and many of them are campers. According to the Recreational Vehicle Industry Association, 2015 marked the longest period of sustained industry growth in the past 50 years. The RVIA forecasts growth in 2016 to more than double the industry’s 2009 recession low. And the National Association of Realtors (NAR) reported sales of vacation homes increased by 57% in 2014 with expectations that figures for 2015 will be similarly strong. That means interest in Park Models and sites for lease should be strong. Hampton Lodge is particularly well positioned to capitalize on both these trends. Hampton Lodge has been well-maintained by its owners, but it lacks the amenities typically seen in a modern, resort style RV campground. But with its extraordinary waterfront location, near one of the most popular oceanfront vacation destinations in the country, Hampton Lodge has the potential to become one of America’s finest RV resorts. The owners are seeking a price of $6 million for the entire 480 acre property. However, they may entertain a sale of only the RV resort itself, which occupies approximately 180 acres.

SITE PLAN ANALYSIS AND CONCEPTUAL MASTER PLAN To demonstrate the potential of Hampton Lodge, the owners have engaged the civil engineering firm WPL of Virginia Beach, Virginia to prepare a Site Plan Analysis and Conceptual Master Plan. WPL has significant recent experience in the site planning and approval process as the civil engineer for two national campground operators who sought to expand their campground properties in Virginia Beach. In each case, the plans were approved. The Analysis and Master Plan Narrative follows this page.

Conceptual Master Plan Narrative

Landscape Architecture | Land Surveying | Civil Engineering

Landscape Architecture | Land Surveying | Civil Engineering

The Hampton Lodge Camping Resort Conceptual Master Plan Narrative

WPL

March 8, 2016 The purpose of this summary narrative is to account for the existing site conditions of the Hampton

Lodge Camping Resort and to describe the conceptual land plan for a renovated or amenitized camp

ground. The narrative is broken into two parts: Existing and Proposed. The “existing” is essentially a

textual Site Inventory & Analysis supplemented with image inserts, while the “proposed” covers the new

plan and reasoning for the elements of the design, inclusive of a program list.

Site Location, Inventory & Analysis

The Location

The Hampton Lodge is located in Coinjock, NC, an unincorporated community in Currituck County,

North Carolina, and is located about 30 miles south of the Virginia State Line. When the Corolla Inlet was

closed in by a powerful storm in 1824, it transformed the saltwater bay off the northeastern North

Carolina coast into a vast freshwater sound. Thus became the Currituck Sound, a body of water that

would transform Currituck County from a collection of small fishing villages into a world class waterfowl

hunting and sport fishing destination. Currituck is a local Indian word meaning “land of the wild geese”,

During the late nineteenth century, sportsmen and other outdoor enthusiasts traveled to Currituck

County. Lavishly designed and furnished hunt clubs, among them Hampton Lodge, made Currituck

County a hunting and fishing oasis for wealthy industrialist and their families all along the Eastern United

States. Several active hunt clubs remain from this era including the Pine Island Club, the Currituck

Shooting Club, and the Whalehead Club. The “Crown Jewel of the Outer Banks,” the Whalehead Club is

an exquisite residence constructed in 1925 and remains today an important tourist attraction in the

county.

Coinjock is bordered to the east by the Currituck Sound, and is bordered to the west by the North River.

The Intracoastal Waterway cuts through the community, connecting the two bodies of water. Because

of its ICW intersection, the town is nationally known by boaters traveling the Eastern seaboard. In the

late 1950s, as RV Camping grew in popularity, Hampton Lodge was transformed into an RV Resort. The

close proximity of Hampton Lodge to the legendary Outer Banks resort beaches of Corolla, Duck, Kitty

Hawk and Nags Head made it the place to be for camping enthusiasts. These pristine beaches and their

abundant natural wildlife attract young families, surfers, kayakers, hikers, hunters, birders and other

wildlife enthusiasts

The Mid Currituck Bridge

Reaching those pristine beaches from Hampton Lodge will be possible in minutes with the construction

of the long awaited Mid Currituck Bridge. The Mid-Currituck Bridge is a two lane, 7-mile toll bridge that

connects the Currituck County mainland to the Outer Banks as seen on the map below. It will help

alleviate congestion particularly in peak tourist season and improve the flow of evacuation traffic in the

event of a hurricane or severe storm. It would also provide easier access between the Outer Banks and

Virginia, as well as other communities in northeastern North Carolina. The project has an overall

estimated cost of $440 million and is now fully funded, with rights of way acquisitions already begun. NC

Governor Pat" McCrory recently announced construction would begin in 2017.

The Property

The collective properties owned by Hampton Lodge Campground, LLC or the members comprising this

partnership totals to 536.47 acres for the entire composite of land at or surrounding the camping use.

This acreage is per legal tax records; however, GIS records indicate a smaller acreage, totaling

approximately 479.93 acres, which concurs with a scaled plan of the aerial ortho image and parcel lines.

http://www.google.com/url?sa=i&rct=j&q=&esrc=s&source=images&cd=&cad=rja&uact=8&ved=0ahUKEwik09OihrfLAhVFdT4KHZM5CjcQjRwIBw&url=http://www.13newsnow.com/story/news/local/north-carolina/2014/12/04/mid-currituck-bridge-funding-on-nc-transportation-list/19882475/&bvm=bv.116573086,d.cWw&psig=AFQjCNHCeHeXxkSB6EfiqT16PEDX3xTcqg&ust=1457731241732619

https://www.google.com/url?sa=i&rct=j&q=&esrc=s&source=images&cd=&cad=rja&uact=8&ved=0ahUKEwid6uSlh7fLAhVIPz4KHf5KDToQjRwIBw&url=https://carovarealtor.wordpress.com/tag/mid-currituck-bridge/&bvm=bv.116573086,d.cWw&psig=AFQjCNGfodpwtHHZcrnFVz1awjC7jnQRuA&ust=1457731441473014

The discrepancy is listed in this manner on the county GIS mapper, and the difference in areas, at least

for the northernmost parcel, is apparent between the 1975 boundary survey performed by Sirine &

Associates and the GIS property lines as shown on the county’s GIS exhibit. Depending on how the deeds

for the properties were listed, if they are water / grade elevation dependent boundary lines, the rise in

water over the last 40+ years may contribute largely to this discrepancy. The Sirine survey and the

County GIS images are shown below for reference:

[Left Image: 1975 Boundary Survey performed by Sirine & Associates.]

[Right Image: A current Currituck County GIS Exhibit showing parcels only]

Zoning

The zoning district for the site property is “SFI”, which stands for, “Single Family Residential - Isolated”.

Campgrounds are no longer supported in the Currituck County zoning ordinance. However existing camp

grounds that were in place before the ordinance change such as this particular site, are considered

existing legal non-conforming uses. Campsites can be moved around to a degree and they can be

converted from one type of campsite to another But in the end, the number of campsites has to remain

consistent with the number of sites that existed at the time of the ordinance. For the Hampton Lodge,

this number appears to be 268 campsites. At least 169 of these campsites appear to be full hookup with

water, electric, and sanitary. The balance may contain more RV sites and tent sites, but these numbers

could not be determined.

There are some camping trends that are not well accounted for in county ordinances that may have a

bearing on a campground renovation plans. For instance, “park models”, are small cottages on wheels

that stay on a campsite on a seasonal or long-term basis. These units are less than 440 SF and mobile.

As such, they are classified as recreational vehicles by HUD and not subject to the same requirements as

dwelling units. The Currituck County code does not yet recognize Park Models in their ordinance as an

option for a campsite. Without writing these campsite elements into the current ordinance, the County

considers them similar to RVs which are required to be moved after 90 days. In order to replace some

existing RV sites with Park Model sites, it will be necessary to work with the County to establish a

common understanding of what these units are and how they are to be used.

Flood

The area on the base map below that is surrounded by a light blue dashed line indicates land area above

the 100-year flood plain, as determined from current FEMA flood insurance rate maps. The area

indicated is roughly 40-acres and is largely being used for campsites, since it is higher than the

surrounding land areas. Anything proposed below this line is in the Base Flood Elevation or in a Storm

Surge zone and should be carefully considered to ensure it meets County and U.S. Army Corps flood

requirements. These limits show the approximate useable acreage for developing new campsites or

enhancing the existing camping resort.

[Image: Aerial photometric of camping area of the site]

Wetlands

From the blue dashed line and outboard to the edge of woods and water comprises about 90-acres

total. The green hatch area on the aerial map indicates wetlands as delineated in the 2005 Wetland

Delineation provided by Stokes Environmental, of Norfolk, VA. The delineation is a valuable tool since it

confirms the low-laying areas and the potential for presence of wetlands. These areas will need to be

re-delineated and confirmed by the U.S. Army Corps of Engineers as any future development will need

to be mindful of any potential encroachments.

[Left Image: Aerial photometric of camping area of the site with 2005 wetlands overlaid]

[Right Image: 2005 Wetlands Map Exhibit from Environmental Report]

Utilities

The existing utilities for the campground were reviewed at the site with the property manager. The

current location of utilities was determined mostly by above-ground evidence and the property

manager’s memory of what installations occurred and where over the years.

Electrical

The electrical service comes into the site via overhead power lines down the main entry drive extended

from Waterlily. There are a few transformers servicing the poles, and limited light fixtures on site.

These lines can mostly be retained in any redevelopment scheme, and a site electrical plan would need

to be considered for upgrading the site for specific areas where new amenities may be installed. All RV

sites are metered individually, so reconfiguration of RV sites will need to anticipate meter and electrical

line reconfiguration.

Water

The site was once supplied by well water. The existing pump houses still reside on site along the main

entry road. However the wells have been abandoned and county water now serves the site. The size of

the mainline is undetermined, but it extends down the main road, with laterals extending into the RV

spaces. These areas will need to be considered before undertaking any new RV campsite

reconfigurations.

Sanitary

Sanitary septic tanks and their drain fields are provided to clusters of RV spaces. Most are unmarked at

grade but can be observed through other above-ground evidence, such as turf reaction to the field

pipes. The tanks get serviced on an as-needed basis via a honey wagon. Redesign of the RV sites will

require location of and consideration for these the septic tanks and drain fields. It may be beneficial to

review and compare costs associated with a mass collection system with a series of central septic tanks

and drain fields versus a decentralized system depending on upkeep, land value, and new regulations.

Stormwater

There is currently no stormwater mitigation on site for stormwater runoff treatment or storage.

Modifications to the site will require detailed discussion and evaluation with County stormwater review

officials in order to determine the extent of the requirements for stormwater mitigation for new

development. Soils should be tested for porosity and depth of adjusted water table in order to explore

options for infiltration and below-grade storage, if required.

Other Private Franchise Utilities

The existence of other private franchise utilities is undetermined at this site. This includes the presence

of gas, fiber optics, cable, and other data lines. It is apparent that phone service is available in the area.

The lack of Wi-Fi access for internet via cable, fiber optics, or satellite dish has been an expressed

concern of many guests according to the property managers. Providing modern, high speed Wi-Fi

service is certainly an issue to be explored in any renovation scheme.

Conceptual Land Use Plan

The conceptual master plan is intended to show an illustrative design for the renovation or

amenitization of the existing campground that includes high quality park models, reconfigured RV sites,

and recreational features. The plan also shows improvements to features and facilities generally

associated with the RV sites, such as bathhouses, meeting halls, docks, and vehicle circulation on site.

Other improvements such as utility upgrades for water and sanitary, stormwater management, and

other private franchise utilities, while not shown graphically, are inherent to the design. The overall

design is meant to meet national campground standards for quality, similar to campgrounds operated

by industry leaders such as KOA, Sun Communities, Carefree Communities and Lifestyle Equity. The

conceptual plan image shows three stages of development, and an overall colored rendition of a total

improved site.

Amenitization Only

The first phased plan shows what would happen if the site were simply amenitized. If all the existing RV

sites and campground elements were otherwise left in-place, but the common areas and core function

of the campground were brought to new standards, this is what might result. The entry road leading to

the core traffic circle would create a strong visual sense of “arrival”. A full view of the amenity areas

immediately to the left of the entry road would help to draw the first-time visitor’s eyes down the long

entry road and give a positive first impression of the site. As a visitor turns into the traffic circle and

bears left, he can stop at the main registration and check-in building, or can swing around to the parking

stalls and walk in for a longer initial exploration of the facility. The existing camp store building is

retained, at least for the short term, showing its orientation reversed so that its front face would now

greets guests entering the campground from the south. A new lodge could also replace this building in

the near term. Other existing buildings surrounding the traffic circle and core amenity area have been

retained in-place so that they can be worked in with any renovation scheme as needed, or they can

simply be removed upon renovation. The intention was to allow for maximum development flexibility.

These structures include the existing property manager’s quarters, the existing rec hall and game room,

and the laundry / bathhouse. Some of these elements should be removed and/or replaced at some

point during renovation, but in the near-term, they are shown to prove that a new plan will work with

their inclusion if necessary. The traffic circle also allows for temporary RV parking for easy check-in and

check-out. It is this central core traffic circle and amenity zone which will help to unify the entire site

and give guests a better sense of how to navigate the site. This hub will also serve as the main identity

of the campground. It will have the most active parts of recreation, and it will provide a convenient

connection to all other parts of the campground, both active and passive. Pedestrian and bike trails will

connect to this area along side drive lanes and corridors which radiate from the hub outward to

different parts of the campground.

The arms that radiate from the hub extend to other existing RV sites and eventually to the woods or to

the water. Some of these arms take advantage of the existing docks along the water. The docks and

other water-dependent uses along the shoreline create a rhythm which is used to compartment off

sections of camp sites so that guests can find their way more easily and little communities are formed in

each section. The proposed improved uses along the water from left to right include an extended beach

with revetment protection, a boat launch area with clearly defined parking, fishing / crabbing area, and

an extended dock connection to the waterline. These areas should all consider ADA wheelchair

accessibility of some form. Connections from the hub to the woods areas include pedestrian linkages to

tent camping, access to a boat and RV storage and service area, and entry into an aerial ropes course.

A service lane bordering the west side of the open field offers improved access to the existing dumpster

area (bottom left of plan), and shows several pavilion structures for lease. These structures would allow

larger groups of campers to get together for special events.

[Image: Site with Proposed Amenitization Only]

Some RV sites are lost by extending the arms from the central hub all the way out to the water. These

sites are accounted for by the addition of several park model sites west of the existing rec building.

The core area and amenity zone along with their connections could be improved as shown and the

existing campsites could be mostly left as-is. This is one way to phase-in some of the renovations for the

campground without interfering with many of the existing campsites. This plan retains a minimum of its

existing 169 RV (or park model) sites, with the 99 remaining sites as either RV or tent sites, totaling 268

sites.

Amenities and Reconfiguration of RV sites

In a potential phased scenario where the amenities and core of the campground get renovated first, the

RV sites would be renovated afterward as shown. The plan shows campsites in largely the same areas

but with more room. The sites have essentially been spread out, and some RV sites have been replaced

with park models. An RV site and park model site are interchangeable in terms of width, and depending

on the exact floor plan of a park model, more units may be used at a tighter cadence along the drive

lanes.

The RV sites and park model sites are shownthroughout the plan, and many are waterfront. Much of

the existing and unimproved road network has been shown as as upgraded, with asphalt for the main

road, and either asphalt or compacted gravel for the drive lanes accessing the sites. The main road

entering the site is about 30 feet wide, transitioning to 26 feet wide at the hub. The drive lanes are

otherwise shown at 18 feet wide. The RV sites are shown as 11-feet wide with roughly 30 foot separations.

Many of the existing pull-thru sites have been reduced to driver-side back ins in order to take better

advantage of the spacing between roads and drive lanes to allow for more sites. Also, the entry road, as

proposed, no longer has RV pull-thrus since these existing sites were eroding the edge definition of the road

and detracting the sense of arrival for guests visiting the site. This plan retains approximately 131 RV (or park

model) sites, with the 137 remaining sites as either RV or tent sites and not defined on the plan if 268 sites

are considered.

[Images – Site with Proposed Amenitization and Reconfigured Campsites and Park Model Homes]

Full Renovation Plan

The full renovation plan adds premium RV sites to the south of the core traffic circle area, and it shifts

the amenity area more linearly along the main entry road. This shows a potential ability to gain another

37 sites which are otherwise lost due to spreading out the campsites to meet a national model’s

standard minimum width of 30 feet.

The colored plan rendition shows labels for most design elements and it indicates the campground’s

relative proximity to the new proposed Mid-Currituck Bridge proposed to the south of the property.

The concept for the site seeks to make a more uniform and flexible site for renovation and

amenitization. It uses central organizing elements and a clearly defined network for circulation

throughout the site, and it works to communicate the scale and complex range of activity available to

this property. The site is innately beautiful, and the plan makes efforts to leverage the natural amenities

by putting them in view, providing clear access to them and ensuring competing elements are not in

conflict with the aesthetics of the family camping experience.

The Hampton Lodge is a unique and historic property. Its history should be celebrated and may present

a compelling branding opportunity. Design elements should reinforce this rich, historical hunt club

culture in the context of a modern, resort style campground destination. These elements might include

a signature “lodge” building and camping clubhouse and special hunting cabins that are designed in the

historic architectural vernacular of the County. The old existing farmhouse could also be renovated and

retained as a bed and breakfast retreat with a similar design theme.

This plan retains approximately 168 RV (or park model) sites, with the 100 remaining sites as either RV

or tent sites and not defined on the plan, if 268 sites are considered.

This plan can be was designed to stimulate the imagination and assist with the initial costing and

conceptualizing of any future renovation plan. It should help to begin a positive dialogue between the

County and prospective buyers looking to add a world-class, resort type, waterfront campground to

their portfolios. Hampton Lodge is a special place where the happy summer memories of many families

over the years still linger. With modern improvements that take into account long-term maintenance

and flexibility for new camping trends, Hampton Lodge will once again become a national camping and

sporting destination.

[Image: Site with Full Amenitization and Extended Reconfigured Campsites]

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