Virginia Beach, VA Zoning
Districts & Requirements
Every zoning district in Virginia Beach with permitted uses, setbacks, height limits, and density requirements — in plain English. Virginia Beach uses a traditional Euclidean zoning ordinance with overlay districts. The district number in residential zones tells you the minimum lot size in thousands of square feet — R-10 means 10,000 SF minimum. Apartment districts use the same convention for density — A-12 means up to 12 units per acre. The Oceanfront Resort District uses a form-based code adopted in 2017.
20
Zoning districts
8
Overlay districts
453,000
Population
2024
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| AG-1 | 15-acre minimum lots. Farming and single-family only. Southern VB rural area — no subdivision play. | 35 ft | Not specified |
| AG-2 | Smaller agricultural lots — 5-acre minimum. Transitional areas between rural and suburban. | 35 ft | Not specified |
| R-40 | Near-acre lots (40,000 SF). Estate-scale single-family. No density play. | 35 ft | 30% |
| R-20 | Half-acre lots. Low-density suburban. Common in Courthouse/Great Neck areas. | 35 ft | 30% |
| R-15 | Standard suburban — 15,000 SF lots. The transition between low and medium density. | 35 ft | 35% |
| R-10 | 10,000 SF lots, 80-ft wide. Virginia Beach's workhorse single-family district. | 35 ft | 40% |
| R-7.5 | Compact single-family — 7,500 SF lots. Higher density than R-10, still detached homes. | 35 ft | 45% |
| R-5D | Duplexes by right — 5,000 SF per unit. First multifamily entitlement in Virginia Beach. | 35 ft | 40% |
| A-12 | Up to 12 units/acre, 35-ft height. Garden-style apartments and townhouses. | 35 ft | 40% |
| A-18 | Up to 18 units/acre, 35-ft height. Mid-density apartments — still capped at 3 stories. | 35 ft | 45% |
| A-24 | Up to 24 units/acre, 45-ft height. 4-story apartments with real density. | 45 ft | 45% |
| A-36 | Up to 36 units/acre, up to 120-ft height. High-rise multifamily — the densest residential district. | 120 ft (up to 12 stories) | 50% |
| B-1 | Small-scale neighborhood retail. Convenience stores, personal services, offices. | 35 ft | Not specified (FAR governs) |
| B-2 | General commercial — the standard retail and office district. Drive-throughs allowed. | 45 ft | Not specified (FAR governs) |
| B-4 | True mixed-use — residential, commercial, and office in one district. 45-ft height. | 45 ft | Not specified (FAR governs) |
| O-2 | Office and institutional district. 45-ft height. Medical parks and professional offices. | 45 ft | Not specified (FAR governs) |
| H-1 | Hotels and resorts up to 80 units/acre. 1-acre minimum. Oceanfront and resort areas. | Varies (35 ft adjacent to residential, no fixed max otherwise) | 50% |
| RT-1 | Beach-area mixed use — hotels, retail, restaurants, entertainment. Oceanfront corridor. | 35 ft (varies with Oceanfront overlay) | 80% |
| I-1 | Light manufacturing, warehouse, flex space. 45-ft height. Corporate Park/Oceana West areas. | 45 ft | Not specified (FAR governs) |
| I-2 | Heavy manufacturing and processing. Larger setbacks, fewer locations. Limited areas in VB. | 75 ft | Not specified (FAR governs) |
Agricultural
2 districts in Virginia Beach
AG-1
AgriculturalLarge-lot agricultural district covering most of southern Virginia Beach below Indian River Road. Meant to preserve farmland and limit urban sprawl per the Green Line policy.
What you can build
- ✓Single-family home
- ✓Agricultural uses and farm structures
- ✓Nurseries and greenhouses
- ✓Roadside farm stands
- ✗Multifamily or apartments
- ✗Commercial or retail
- ✗Subdivision below 15 acres
Key numbers
- Height
- 35 ft
- Lot min
- 15 acres
- Width
- 200 ft
- Coverage
- Not specified
- Front
- 60 ft
- Side
- 25 ft
- Rear
- 25 ft
What this means in practice
AG-1 land south of the Green Line is intentionally restricted from urban development. The city's Comprehensive Plan actively discourages rezoning here. If you're looking at AG-1 parcels, the play is agricultural production or holding for very long-term appreciation — not near-term development. Rezoning requests face strong political resistance.
AG-2
AgriculturalTransitional agricultural district with smaller lots than AG-1. Found in areas south of the city's suburban development where the rural edge is less defined.
What you can build
- ✓Single-family home
- ✓Agricultural uses
- ✓Nurseries and greenhouses
- ✓Home occupations
- ✗Multifamily
- ✗Commercial or retail
- ✗Subdivision below 5 acres
Key numbers
- Height
- 35 ft
- Lot min
- 5 acres
- Width
- 200 ft
- Coverage
- Not specified
- Front
- 50 ft
- Side
- 20 ft
- Rear
- 20 ft
What this means in practice
AG-2 parcels closer to the transition area may have rezoning potential depending on the Comprehensive Plan designation. Check the Strategic Growth Area maps — if a parcel falls within or adjacent to one, a rezoning to R-10 or R-15 has a much stronger case than deep AG-1 land.
Residential — Single-Family
5 districts in Virginia Beach
R-40
Residential 40Low-density estate residential. Found in established neighborhoods and environmentally sensitive areas where large lots are required to manage stormwater and septic.
What you can build
- ✓Single-family home
- ✓Accessory structures
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial
- ✗Subdivision below 40,000 SF
Key numbers
- Height
- 35 ft
- Lot min
- 40,000 SF (~0.92 acres)
- Width
- 150 ft
- Coverage
- 30%
- Front
- 40 ft
- Side
- 15 ft
- Rear
- 20 ft
What this means in practice
30% coverage on 40,000 SF = 12,000 SF footprint. That's a massive custom home and detached garage with room to spare. These lots exist for a reason — typically Chesapeake Bay Preservation Area buffers or floodplain constraints eat buildable area. Check the RPA before committing to a design.
R-20
Residential 20Low-density single-family on half-acre lots. Found throughout the central suburban areas of Virginia Beach where city sewer is available but the Comprehensive Plan calls for low density.
What you can build
- ✓Single-family home
- ✓Accessory structures
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial
- ✗Subdivision below 20,000 SF
Key numbers
- Height
- 35 ft
- Lot min
- 20,000 SF (~0.46 acres)
- Width
- 100 ft
- Coverage
- 30%
- Front
- 35 ft
- Side
- 12 ft
- Rear
- 20 ft
What this means in practice
30% coverage on 20,000 SF = 6,000 SF footprint — plenty for a large custom home. At 35 ft height, two full stories plus a finished attic. R-20 lots near the Town Center SGA may have long-term rezoning potential as that area continues to densify.
R-15
Residential 15Medium-density single-family district found throughout Virginia Beach's suburban core. 15,000 SF minimum lots provide a balance between density and the suburban character residents expect.
What you can build
- ✓Single-family home
- ✓Accessory structures
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial
Key numbers
- Height
- 35 ft
- Lot min
- 15,000 SF
- Width
- 90 ft
- Coverage
- 35%
- Front
- 30 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
35% coverage on 15,000 SF = 5,250 SF footprint. Two stories gets you a 4,000+ SF home with a generous garage. R-15 is common enough that appraisers have strong comps. If you're buying teardown lots, verify the lot actually meets the 15,000 SF and 90-ft width — older platted lots sometimes don't.
R-10
Residential 10The most common residential district in Virginia Beach. Standard suburban lots at 10,000 SF. Found throughout the city's established neighborhoods from Kempsville to Lynnhaven.
What you can build
- ✓Single-family home
- ✓Accessory structures
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial
Key numbers
- Height
- 35 ft
- Lot min
- 10,000 SF
- Width
- 80 ft
- Coverage
- 40%
- Front
- 30 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
40% coverage on 10,000 SF = 4,000 SF footprint. Two stories yields ~7,500 SF of living space. R-10 is the bread-and-butter spec home district — lenders and appraisers understand it, comps are plentiful. Teardown-rebuild projects pencil well in desirable neighborhoods like Great Neck, Kempsville Greens, and Stratford Chase.
R-7.5
Residential 7.5Compact single-family lots at 7,500 SF and 60-ft width. Found in older neighborhoods near the Oceanfront and in newer subdivisions designed for moderate density.
What you can build
- ✓Single-family home
- ✓Accessory structures
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial
Key numbers
- Height
- 35 ft
- Lot min
- 7,500 SF
- Width
- 60 ft
- Coverage
- 45%
- Front
- 25 ft
- Side
- 8 ft
- Rear
- 20 ft
What this means in practice
45% coverage on 7,500 SF = 3,375 SF footprint. Two stories gives you ~6,300 SF. With the 8-ft side setbacks on a 60-ft lot, you have 44 ft of buildable width — tight but functional for a 4-bedroom product. Popular in infill areas near the beach where land costs justify smaller lots.
Residential — Two-Family
1 district in Virginia Beach
R-5D
Residential DuplexDuplex and semi-detached dwelling district. 5,000 SF per unit, so a duplex lot is 10,000 SF minimum. Found in older neighborhoods near the Oceanfront and along transitional corridors.
What you can build
- ✓Single-family home
- ✓Duplex dwelling
- ✓Semi-detached dwelling
- ✓Accessory structures
- ✗Apartments or multifamily (3+ units)
- ✗Townhouses
- ✗Commercial
Key numbers
- Height
- 35 ft
- Lot min
- 5,000 SF per unit (10,000 SF duplex lot)
- Width
- 50 ft per unit
- Coverage
- 40%
- Front
- 25 ft
- Side
- 8 ft
- Rear
- 20 ft
What this means in practice
A duplex on 10,000 SF at 40% coverage = 4,000 SF footprint. Two stories gives you two ~3,500 SF units. The per-unit land cost is half the R-10 equivalent, which makes duplexes pencil well for rental income. Near the Oceanfront, R-5D duplexes command strong vacation rental premiums.
Apartment
4 districts in Virginia Beach
A-12
Apartment 12Low-density multifamily district allowing up to 12 dwelling units per acre. Typically produces garden-style apartment complexes and townhouse communities. 35-ft height cap keeps it at 2-3 stories.
What you can build
- ✓Apartments (up to 12 units/acre)
- ✓Townhouses
- ✓Duplexes
- ✓Single-family homes
- ✗High-rise apartments
- ✗Commercial or retail (standalone)
- ✗Industrial
Key numbers
- Height
- 35 ft
- Lot min
- 12,000 SF
- Width
- 100 ft
- Coverage
- 40%
- Front
- 30 ft
- Side
- 15 ft (24 ft adjacent to residential)
- Rear
- 20 ft (30 ft adjacent to residential)
What this means in practice
12 units/acre on a 2-acre site = 24 units at 35 ft max (3 stories). At 40% coverage, a 2-acre site yields ~34,000 SF footprint — enough for 24 garden apartments with surface parking. The side and rear setback increases when adjacent to single-family residential eat into buildable area. Plan your site accordingly.
A-18
Apartment 18Medium-density multifamily at 18 units per acre. Same 35-ft height limit as A-12, so you're building the same 3-story building but with smaller units or tighter site plans.
What you can build
- ✓Apartments (up to 18 units/acre)
- ✓Townhouses
- ✓Duplexes
- ✓Single-family homes
- ✗High-rise apartments
- ✗Standalone commercial
- ✗Industrial
Key numbers
- Height
- 35 ft
- Lot min
- 12,000 SF
- Width
- 100 ft
- Coverage
- 45%
- Front
- 30 ft
- Side
- 15 ft (24 ft adjacent to residential)
- Rear
- 20 ft (30 ft adjacent to residential)
What this means in practice
18 units/acre vs 12 is a 50% density increase with the same height cap. On a 3-acre site: 54 units in 3-story buildings. Average unit size drops to ~850-950 SF to hit the density. This is the sweet spot for workforce housing — the unit count pencils without structured parking. Most conventional apartment lenders are comfortable here.
A-24
Apartment 24Higher-density multifamily at 24 units per acre and 45-ft height. The extra story over A-12/A-18 significantly changes the math — more units on the same footprint.
What you can build
- ✓Apartments (up to 24 units/acre)
- ✓Townhouses
- ✓Condominiums
- ✓Senior housing
- ✗High-rise apartments (5+ stories)
- ✗Standalone commercial
- ✗Industrial
Key numbers
- Height
- 45 ft
- Lot min
- 12,000 SF
- Width
- 100 ft
- Coverage
- 45%
- Front
- 30 ft
- Side
- 15 ft (24 ft adjacent to residential)
- Rear
- 20 ft (30 ft adjacent to residential)
What this means in practice
24 units/acre on 5 acres = 120 units at 4 stories. This is where you transition from garden-style to corridor-loaded buildings. Surface parking may still work but structured parking starts making sense above 3 acres. The 45-ft height gives you 4 full stories with generous floor-to-floor heights.
A-36
Apartment 36Virginia Beach's highest-density residential district. 36 units per acre with up to 120-ft height allows mid-rise and high-rise apartment and condo towers. Found near Town Center and along major corridors.
What you can build
- ✓High-rise apartments
- ✓Condominiums
- ✓Senior housing
- ✓Townhouses
- ✗Standalone commercial
- ✗Industrial
- ✗Hotels (need H-1 zoning)
Key numbers
- Height
- 120 ft (up to 12 stories)
- Lot min
- 12,000 SF
- Width
- 100 ft
- Coverage
- 50%
- Front
- 30 ft
- Side
- 20 ft (30 ft adjacent to residential)
- Rear
- 20 ft (30 ft adjacent to residential)
What this means in practice
36 units/acre on 3 acres = 108 units. At 120 ft, you can build a 10-12 story tower. Structured parking is mandatory at this density — budget $25,000-40,000 per space. A-36 land near Town Center or the Oceanfront commands premium pricing because of the entitlement. Run your pro forma against A-24 alternatives to see if the extra density justifies the land premium and parking cost.
Business
3 districts in Virginia Beach
B-1
Neighborhood BusinessLow-intensity commercial for neighborhood-serving uses. Designed to provide daily conveniences without the traffic and scale of larger commercial districts. Found at neighborhood intersections.
What you can build
- ✓Retail stores (small-scale)
- ✓Personal services
- ✓Offices
- ✓Restaurants (no drive-through)
- ✓Medical and dental offices
- ✗Drive-throughs
- ✗Auto repair or gas stations
- ✗Industrial
- ✗Apartments (standalone)
Key numbers
- Height
- 35 ft
- Lot min
- None
- Width
- None
- Coverage
- Not specified (FAR governs)
- Front
- 10 ft
- Side
- 0 ft (10 ft adjacent to residential)
- Rear
- 0 ft (20 ft adjacent to residential)
What this means in practice
B-1 is intentionally limited — the small scale and prohibited drive-throughs keep it neighborhood-compatible. If you need more intensity, look for B-2 sites. The setback increases adjacent to residential are the main constraint — they can eat 30-40% of buildable area on narrow lots.
B-2
Community BusinessVirginia Beach's workhorse commercial district. Accommodates most retail, office, and service uses. Found along major corridors like Virginia Beach Blvd, Independence Blvd, and Holland Road.
What you can build
- ✓Retail stores and shopping centers
- ✓Restaurants with drive-throughs
- ✓Offices and medical facilities
- ✓Hotels and motels
- ✓Auto service stations
- ✓Apartments above commercial
- ✗Heavy industrial
- ✗Warehousing and distribution
- ✗Standalone apartments (need conditional use)
Key numbers
- Height
- 45 ft
- Lot min
- None
- Width
- None
- Coverage
- Not specified (FAR governs)
- Front
- 10 ft
- Side
- 0 ft (10 ft adjacent to residential)
- Rear
- 0 ft (20 ft adjacent to residential)
What this means in practice
B-2 is the most common commercial zoning in Virginia Beach. At 45 ft you can build a 3-4 story mixed-use building — ground-floor retail with apartments or office above. Along VB Blvd, B-2 sites are trading for $15-25/SF depending on frontage and access. The conditional use pathway for apartments in B-2 has become increasingly common as the city encourages mixed-use redevelopment.
B-4
Mixed UseVirginia Beach's mixed-use district explicitly designed for residential and commercial integration. Permits apartments by right alongside retail and office. Found along developing corridors and in Strategic Growth Areas.
What you can build
- ✓Apartments (by right)
- ✓Retail and restaurants
- ✓Office buildings
- ✓Hotels
- ✓Mixed-use buildings
- ✓Live/work units
- ✗Heavy commercial (auto repair, outdoor storage)
- ✗Industrial
- ✗Warehousing
Key numbers
- Height
- 45 ft
- Lot min
- None
- Width
- None
- Coverage
- Not specified (FAR governs)
- Front
- 10 ft
- Side
- 0 ft (10 ft adjacent to residential)
- Rear
- 0 ft (20 ft adjacent to residential)
What this means in practice
B-4 is the district if you want apartments by right in a commercial zone — no conditional use permit needed. The city has been rezoning corridors to B-4 to encourage walkable mixed-use development. A 1-acre B-4 site at 45 ft and typical coverage yields ~60,000-80,000 SF of mixed-use gross. Compare with A-24 + conditional use — B-4 is faster to permit for mixed-use.
Office
1 district in Virginia Beach
O-2
OfficeGeneral office district for professional offices, medical facilities, and institutional uses. Found near major intersections and hospital campuses throughout Virginia Beach.
What you can build
- ✓Professional offices
- ✓Medical and dental offices
- ✓Hospitals and clinics
- ✓Financial institutions
- ✓Day care centers
- ✗Retail (standalone)
- ✗Restaurants
- ✗Apartments
- ✗Industrial
Key numbers
- Height
- 45 ft
- Lot min
- None
- Width
- None
- Coverage
- Not specified (FAR governs)
- Front
- 10 ft
- Side
- 10 ft (15 ft adjacent to residential)
- Rear
- 10 ft (20 ft adjacent to residential)
What this means in practice
O-2 is straightforward — office uses with buffers to adjacent residential. If you're looking to add retail or residential, you'll need a rezoning to B-2 or B-4. Medical office space in Virginia Beach commands $22-30/SF NNN near the Sentara campus areas. The 45-ft height lets you build a 3-story office building with generous floor plates.
Hotel
1 district in Virginia Beach
H-1
HotelDedicated hotel and resort district. Found along the Oceanfront, Sandbridge, and near the Convention Center. The 1-acre minimum lot and 100-ft width requirements favor larger resort properties.
What you can build
- ✓Hotels and resorts
- ✓Convention and conference facilities
- ✓Restaurants (within hotels)
- ✓Retail (accessory to hotel)
- ✓Recreation facilities
- ✗Standalone apartments
- ✗Standalone retail
- ✗Industrial
- ✗Office (standalone)
Key numbers
- Height
- Varies (35 ft adjacent to residential, no fixed max otherwise)
- Lot min
- 1 acre
- Width
- 100 ft
- Coverage
- 50%
- Front
- 35 ft
- Side
- 20 ft
- Rear
- 20 ft
What this means in practice
Hotel zoning near the Oceanfront is scarce and trades at a premium. At 80 units/acre, a 2-acre H-1 site yields a 160-key hotel. The 50% coverage constraint pushes you to taller buildings — plan for 6-10 stories to hit your key count. Height is restricted to 35 ft only when adjacent to residential; otherwise, the practical limit is driven by the Oceanfront Resort District overlay if applicable.
Resort Tourist
1 district in Virginia Beach
RT-1
Resort TouristResort commercial district along the Virginia Beach Oceanfront. Allows the mix of tourist-serving uses that define the resort strip — hotels, restaurants, bars, retail, and entertainment.
What you can build
- ✓Hotels and motels
- ✓Restaurants and bars
- ✓Retail shops
- ✓Entertainment venues
- ✓Amusement facilities
- ✗Standalone residential
- ✗Industrial
- ✗Auto repair or service
- ✗Warehousing
Key numbers
- Height
- 35 ft (varies with Oceanfront overlay)
- Lot min
- None
- Width
- None
- Coverage
- 80%
- Front
- 0 ft
- Side
- 0 ft (10 ft adjacent to residential)
- Rear
- 10 ft
What this means in practice
RT-1 at the Oceanfront is some of the most valuable land in Virginia Beach, but the Oceanfront Resort District form-based code overlays most of it. Check whether your parcel falls under the ORD FBC — if it does, the form-based code height and frontage standards supersede the base RT-1 requirements. The 0-ft front setback puts the building at the sidewalk, which is the design intent for the resort strip.
Industrial
2 districts in Virginia Beach
I-1
Light IndustrialLight industrial and flex space district found in Virginia Beach's industrial parks — Corporate Landing, Oceana West, and the London Bridge corridor. Accommodates manufacturing, warehousing, and office-warehouse flex.
What you can build
- ✓Light manufacturing
- ✓Warehouse and distribution
- ✓Office-warehouse flex
- ✓Research and development
- ✓Contractor's offices with storage
- ✗Residential
- ✗Retail (standalone)
- ✗Heavy manufacturing
- ✗Junkyards or salvage
Key numbers
- Height
- 45 ft
- Lot min
- None
- Width
- None
- Coverage
- Not specified (FAR governs)
- Front
- 35 ft
- Side
- 10 ft (25 ft adjacent to residential)
- Rear
- 10 ft (25 ft adjacent to residential)
What this means in practice
I-1 flex space in Virginia Beach leases for $8-12/SF NNN. At 45 ft you can build a clear-span warehouse with 28-32 ft clear height. The defense sector drives demand near NAS Oceana and Dam Neck — but AICUZ restrictions may limit development intensity. Check the AICUZ overlay before committing to a site plan.
I-2
Heavy IndustrialHeavy industrial district for manufacturing, processing, and large-scale warehousing. Very limited geography in Virginia Beach — mainly along the southern industrial corridors.
What you can build
- ✓Heavy manufacturing
- ✓Processing and assembly
- ✓Large-scale warehousing
- ✓Utility installations
- ✓Recycling facilities
- ✗Residential
- ✗Retail
- ✗Hotels
- ✗Schools or churches
Key numbers
- Height
- 75 ft
- Lot min
- None
- Width
- None
- Coverage
- Not specified (FAR governs)
- Front
- 50 ft
- Side
- 25 ft
- Rear
- 25 ft
What this means in practice
I-2 land in Virginia Beach is scarce — the city is primarily suburban and resort-oriented. The 50-ft front and 25-ft side/rear setbacks are substantial buffers. If you're evaluating I-2 sites, also check environmental constraints — many are in or near the Southern Watershed Management Area with additional stormwater and wetland requirements.
Development Bonus Program
Virginia Beach does not have a citywide density bonus program comparable to form-based code incentive structures. However, the Oceanfront Resort District FBC provides optional development forms that allow additional height or density in exchange for public amenities, design features, or community benefits. Additionally, Conditional Use Permits (CUPs) can enable uses or densities beyond what the base zoning allows — the city regularly grants CUPs for apartment developments in B-2 commercial districts. For affordable housing, Virginia Housing (VHDA) tax credit projects may receive favorable zoning treatment through the CUP process.
Overlay Districts
AICUZ Overlay (NAS Oceana / Fentress)
Air Installation Compatible Use Zone surrounding NAS Oceana and NALF Fentress. Noise zones (65-75+ dB DNL) and accident potential zones (APZ-1, APZ-2, Clear Zone) restrict residential density and noise-sensitive uses. APZ-1 prohibits new residential. APZ-2 limits density to 1-2 units/acre. This is the single most impactful overlay in Virginia Beach — check it before any residential deal south of I-264 or near Fentress.
Chesapeake Bay Preservation Area (CBPA)
Resource Protection Areas (RPAs) and Resource Management Areas (RMAs) along all tidal shorelines, tributaries, and their buffers. RPAs require a 100-ft vegetated buffer from the water — no structures, grading, or clearing within the buffer. RMAs require a Water Quality Impact Assessment for development. Affects a large portion of the city's waterfront parcels. Budget for a wetlands delineation and CBPA review on any waterfront site.
Oceanfront Resort District Form-Based Code
Form-based code overlay covering the resort area from Rudee Inlet to 42nd Street. Replaces traditional dimensional standards with building form, frontage type, and height map controls. Height varies by block — from 35 ft in cottage areas to 200+ ft near the Convention Center. If your parcel has OR zoning, the FBC is your primary regulatory document, not the underlying district.
Shore Drive Corridor Overlay
Covers properties along Shore Drive from the Lesner Bridge to Pleasure House Road. Limits density to 18 units/acre for lots under 30,000 SF and 24 units/acre for lots 30,000 SF to 4 acres. Additional landscape buffering and design standards apply. The overlay is designed to manage redevelopment pressure along this high-demand corridor.
Old Beach Overlay District
Covers the resort-area neighborhood roughly from 22nd to 28th Streets west of Pacific Avenue. Established in 2005 to preserve cottage-scale character. Design review required for new construction and additions. Height and mass are regulated to maintain the neighborhood's low-rise, walkable feel. Expect 1-2 months of additional review through the Old Beach Design Review Committee.
North End Overlay District
Covers the residential area from 42nd Street to 89th Street along the Oceanfront. Additional lot coverage, height, and setback restrictions beyond the base residential district. Designed to preserve the lower-density character of the North End neighborhoods. New construction must comply with overlay dimensional standards that are typically more restrictive than the underlying zoning.
FEMA Flood Zones (AE / VE)
Extensive flood zones throughout Virginia Beach — the city averages just 12 ft above sea level. AE zones (1% annual chance flood) cover large inland areas. VE zones (coastal flood with wave action) cover the Oceanfront and bay-facing shorelines. Base flood elevation plus 3 ft freeboard determines first-floor height. Flood insurance is mandatory in SFHAs and significantly affects project economics. Factor $2,000-8,000/year per unit for flood insurance in VE zones.
Historic and Cultural District Overlay
Multiple locally designated historic districts including portions of the Oceanfront and older neighborhoods. Certificate of Appropriateness required for exterior modifications to contributing structures. Demolition requires review. Check the city's historic resources inventory before planning renovations or teardowns in older areas.
Frequently Asked Questions
How do I check zoning for a specific property?
Use the city's GIS portal at gis.data.vbgov.com — search by address to see the zoning district, overlays, AICUZ zones, flood zones, and Chesapeake Bay Preservation Areas. For what the zoning means for your specific parcel, you need to cross-reference the district standards with all applicable overlays.
What does the AICUZ overlay mean for my project?
It depends on which zone you're in. The Clear Zone prohibits all development. APZ-1 prohibits new residential and limits commercial density. APZ-2 limits residential to 1-2 units/acre. Noise zones above 70 dB DNL restrict residential and require sound attenuation. Check your specific APZ and noise contour — the restrictions are parcel-specific and non-negotiable. The Navy reviews all development applications within the AICUZ.
Can I build apartments on commercially zoned land?
In B-4 mixed-use districts, apartments are permitted by right. In B-2 community business districts, standalone apartments require a Conditional Use Permit from City Council. The CUP process takes 3-6 months and requires a public hearing. The city has been increasingly supportive of residential in commercial zones, especially along transit corridors and in Strategic Growth Areas.
What is the Oceanfront Resort District form-based code?
The ORD FBC replaced traditional zoning for parcels with OR classifications in the resort area. Instead of use-based districts, it regulates building form, frontage type, and height using maps. Height ranges from 35 ft in cottage-character areas to over 200 ft near the Convention Center. If your parcel has OR zoning, the FBC is your primary regulatory document — the building type standards, not traditional setbacks and lot coverage, govern what you can build.
What are Strategic Growth Areas and why do they matter?
SGAs are areas the Comprehensive Plan identifies for higher-density, mixed-use development — including Town Center, Burton Station, Pembroke, Rosemont, and the Oceanfront. Rezoning applications in SGAs receive favorable treatment if they align with the plan. If you're evaluating a site in or adjacent to an SGA, the long-term entitlement value is significantly higher than the base zoning suggests.
How do flood zones affect development feasibility?
In AE zones, the first finished floor must be at or above the base flood elevation plus freeboard (typically 3 ft in Virginia Beach). In VE zones, the structure must be elevated on piles or columns with breakaway walls below. Flood insurance in VE zones can run $2,000-8,000 per unit annually — factor this into your operating expense pro forma. Many Oceanfront and bay-side parcels are in VE zones.
What is the Green Line?
The Green Line is a planning boundary that separates the city's urban and rural areas. South of the Green Line, the Comprehensive Plan discourages urban development and supports agricultural preservation. Rezoning requests for AG-1 or AG-2 land south of the Green Line face strong political and policy resistance. If you're looking at land south of the Green Line, assume the agricultural zoning is permanent unless the Comprehensive Plan is amended.
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