Overview
Code type
hybrid-pd
Naming convention
mixed
Euclidean base districts with two form-based overlay subdistricts. Residential R-prefix numbers encode minimum lot area in thousands of sf (R-40=40,000 / R-30=30,000 / R-20=20,000 / R-15=15,000 / R-10=10,000 / R-7.5=7,500 / R-5D=5,000 duplex / R-5R/R-5S=5,000 single-family variants / R-2.5=2,500 townhouse). A-prefix Apartment districts encode max du/ac (A-12=12 du/ac / A-18=18 du/ac / A-24=24 du/ac / A-36=36 du/ac). H-prefix Hotel districts (H-1 Medium Density / H-2 Higher Density). AG-1/AG-2 Agricultural (southern VB Rural Service Area). B-prefix Business. I-prefix Industrial. P-prefix Preservation. R-SIF Single-Family Infill. AICUZ (Article 18) is the most consequential planning constraint — NAS Oceana occupies a central position and AICUZ contours affect large portions of the city. Two form-based code areas are NOT citywide form-based: (1) Oceanfront Resort District (RASAP-based) and (2) Pembroke Strategic Growth Area / Western Campus (Article 24, six district-specific zoning regulations). | sub_flags_raw=[form-based-subdistrict-overlays, aicuz-dominant-nas-oceana, coastal-tidewater, chesapeake-bay-preservation-mandatory, dillons-rule-state, agricultural-rural-area-southern-vb, resort-strip-economic-engine] ; narrative_ref=narratives/virginia-beach-va/v2-regen-20260518.json
Worth knowing
- AICUZ is the DOMINANT planning constraint in Virginia Beach. NAS Oceana occupies a central position; AICUZ contours and APZs cover large portions of the city. 2005 JLUS + 2008 APZ-1/Clear Zone Master Plan represent major federal-local commitments binding density and people-intensive use in much of VB. §202 caps all structure height at FAA-permitted height in AICUZ areas. Written disclosure mandatory in all sales/leases since 1995. — [CZO Article 18; §202; 2005 Hampton Roads JLUS; 2008 APZ-1/Clear Zone Master Plan]
- Virginia Beach ADUs are TIGHTLY restricted locally. Guest houses/in-law suites must be occupied by a family member or domestic employee of the main home's resident — separate tenants and STRs are NOT allowed. More restrictive than most peer cities. SB 531 (effective 2027-07-01) will preempt these restrictions in single-family districts and mandate ADU-by-right. — [VB current ADU framework (specific section pending); 2026 SB 531]
- R-prefix district numbers encode minimum lot area in thousands of sf (R-40=40,000 sf / R-7.5=7,500 sf / etc.). A-prefix Apartment districts encode max du/ac (A-12=12 du/ac / A-36=36 du/ac). Distinct naming convention by category — v1 left this unresolved. — [CZO Article 5 dimensional table §502]
+ 7 more in Quirks & notes
Districts
res_sf 8spec 4res_mf 4ag 2res_th 1
| Code | Name | Category | Min lot | Height | Coverage | FAR | Du/ac | Parking | Setbacks F/S/R |
|---|---|---|---|---|---|---|---|---|---|
| R-40 | Single-Family Residential — 40,000 sf minimum | res_sf | — | — | — | — | — | — | — / — / — |
| R-30 | Single-Family Residential — 30,000 sf minimum | res_sf | — | — | — | — | — | — | — / — / — |
| R-20 | Single-Family Residential — 20,000 sf minimum | res_sf | — | — | — | — | — | — | — / — / — |
| R-15 | Single-Family Residential — 15,000 sf minimum | res_sf | — | — | — | — | — | — | — / — / — |
| R-10 | Single-Family Residential — 10,000 sf minimum | res_sf | — | — | — | — | — | — | — / — / — |
| R-7.5 | Single-Family Residential — 7,500 sf minimum | res_sf | — | — | — | — | — | — | — / — / — |
| R-5D | Residential Duplex — 5,000 sf | spec | — | — | — | — | — | — | — / — / — |
| R-5R | Single-Family Residential — 5,000 sf | res_sf | — | — | — | — | — | — | — / — / — |
| R-5S | Single-Family Residential — 5,000 sf (Small-lot) | res_sf | — | — | — | — | — | — | — / — / — |
| R-2.5 | Townhouse Residential — 2,500 sf average | res_th | — | — | — | — | — | — | — / — / — |
| R-SIF | Single-Family Infill | spec | — | — | — | — | — | — | — / — / — |
| A-12 | Apartment — 12 du/ac | res_mf | — | — | — | — | 12 | — | — / — / — |
| A-18 | Apartment — 18 du/ac | res_mf | — | — | — | — | 18 | — | — / — / — |
| A-24 | Apartment — 24 du/ac | res_mf | — | — | — | — | 24 | — | — / — / — |
| A-36 | Apartment — 36 du/ac | res_mf | — | — | — | — | 36 | — | — / — / — |
| H-1 | Hotel — Medium Density | spec | — | — | — | — | — | — | — / — / — |
| H-2 | Hotel — Higher Density | spec | — | — | — | — | — | — | — / — / — |
| AG-1 | Agricultural — Type 1 | ag | — | — | — | — | — | — | — / — / — |
| AG-2 | Agricultural — Type 2 | ag | — | — | — | — | — | — | — / — / — |
Confidence: confirmed partial under review not found
Overlays
AICUZ
Air Installations Compatible Use Zones
APAreas around NAS Oceana classified by noise exposure (Ldn-based) and accident potential zones (APZ-1, APZ-2, Clear Zone). Defined by 2005 JLUS + 2008 APZ-1/Clear Zone Master Plan. Covers large portion of central and southern Virginia Beach.
| noise_zones_ldn_db | 65-70 / 70-75 / >75 dB Ldn; properties ≥65 Ldn require noise attenuation per Virginia USBC for new residential, residential additions, assembly, business, education, institutional, mercantile uses; <65 Ldn exempt |
|---|---|
| apz_structure | APZ-1 / APZ-2 / Clear Zone subzones — land-use restrictions per 2008 APZ-1/Clear Zone Master Plan |
| height_regulation | §202 of CZO: no structure may exceed FAA-permitted height in AICUZ area |
| disclosure_requirement | Sellers/lessors of residential property in any noise zone or APZ must provide written disclosure to prospective purchasers/lessees; mandatory in all sales contracts and leases since 1995 |
| navy_easements | U.S. Navy holds easements and fee-simple ownership on certain lands in noise/APZ zones; easements generally prohibit residential and people-intensive commercial development |
| intensity_determination_required | Use changes in AICUZ areas trigger intensity-determination request to zoning administrator + NAS Oceana AICUZ liaison; result recorded and provided to applicant |
| use_compatibility_rule | Uses ≤ intensity of pre-Dec-20-2005 use → development process may begin. More intense uses require full compatibility review. |
WH
Workforce Housing Overlay District
AHMay be applied in any area of the city where increased residential density is consistent with Comprehensive Plan policies. Applied by rezoning (map amendment).
| density_bonus_pct | 0.3 |
|---|---|
| density_bonus_threshold_workforce_pct | 0.17 |
| workforce_housing_ami_range_pct | 80-120 |
| city_purchase_right | City has initial right to purchase workforce housing units |
| rental_affordability_covenant_years | 50 |
STR
Short-Term Rental Overlay District
SPECSpecified geographic areas where STRs are permitted by right. Outside overlay, STRs require Conditional Use Permit. Subject to VA Code §15.2-983 owner-occupied carveout (2024 SB 544 amendment).
| str_permitted_by_right_in_overlay | True |
|---|---|
| cup_required_outside_overlay | True |
| home_sharing_permitted_by_right_all_districts | Home-sharing (NOT STR) permitted by-right in all districts subject to registration and tax payment per §209.6 |
| cup_conditions | Parking, events, contact info, signage, registration, refuse, insurance, max occupancy, safety requirements per §241.2 |
| cup_expiration_years | 5 |
| str_tax_section | City Code §35-252 |
| registration_section | City Code §35-169 |
| merchant_license_tax_section | City Code §18-104.1 |
| va_code_preemption_15_2_983 | Owner-occupied primary-residence STRs cannot be required to obtain SUP/CUP for ordinances enacted after Dec 31, 2023 |
ORD
Oceanfront Resort District (Form-Based Code)
SPECResort strip along Atlantic Avenue and adjacent oceanfront blocks; codified as form-based subdistrict per Resort Area Strategic Action Plan (RASAP)
| form_based_code | True |
|---|---|
| emphasis | Relationships between buildings and public spaces (not use separation) |
| rasap_alignment | Resort Area Strategic Action Plan |
| form_standards_mandatory | Standards for building facades, street scales, neighborhood character (diagrams + mandatory regulations, not advisory) |
PSG / CBD
Pembroke Strategic Growth Area / Central Business District / Town Center (Form-Based Code)
SPECPembroke Strategic Growth Area (VB's primary mixed-use urban center) — Western Campus + Town Center; codified as form-based with six district-specific zoning regulations
| form_based_code | True |
|---|---|
| subdistrict_count | 6 |
| intent | Mixed-use urban center growth — height, transit-oriented intensity |
SDC
Shore Drive Corridor Overlay
CORShore Drive corridor — coastal arterial in northern Virginia Beach connecting to Cape Henry / Chesapeake Bay frontage
| corridor_design_standards | True |
|---|---|
| architectural_standards | True |
| use_restrictions_or_design_requirements | True |
HCD
Historic and Cultural District
HPDesignated areas with identified historic or cultural significance
| design_review_required | True |
|---|---|
| architectural_standards_applied | True |
CBPA
Chesapeake Bay Preservation Area
ENVResource Protection Area (100-ft tidal-shore and perennial-stream buffer) + Resource Management Area citywide where criteria met. Virginia Beach has extensive bay and ocean frontage triggering RPA.
| rpa_buffer_ft | 100 |
|---|---|
| plan_of_development_required | True |
| statutory_floor | Va. Code §62.1-44.15:67 et seq. |
State preemptions
VA-Dillon-Ruleapplies
Qualifying condition
statute=Va. Code §§15.2-1427 + 15.2-2280 + Title 15.2 Ch. 22 ; qualifying_condition=Virginia Beach is an independent city; all zoning authority traces to Title 15.2 Ch. 22 delegations
Effect
All CZO provisions must trace to express Title-15.2 delegation; ultra-vires actions void
VA-SB-531-ADUapplies
Qualifying condition
statute=2026 SB 531 (Ch. 895 Acts of Assembly) ; qualifying_condition=Applies to all VA localities; Virginia Beach has R-40, R-30, R-20, R-15, R-10, R-7.5, R-5R, R-5S, R-SIF single-family residential districts subject to the mandate
Effect
Mandates ADU as permitted accessory use in single-family districts by 2027-07-01 with $500 fee cap and setback ceilings. Current VB framework severely restricts ADUs — guest houses/in-law suites must be occupied by a family member or domestic employee. SB 531 will preempt this restriction in single-family districts effective 2027-07-01.
VA-SB-544-STR-OWNER-OCCUPIEDapplies
Qualifying condition
statute=Va. Code §15.2-983 (2024 SB 544 amendment) ; qualifying_condition=Applies statewide. VB STR Overlay framework via §501(a), §601(a), §209.6, §241.2 — geographically limits STR-by-right to overlay; CUP required outside
Effect
Cannot require SUP/CUP for owner-occupied primary-residence STRs under ordinances enacted after 2023-12-31. Virginia Beach's STR Overlay CUP-outside-overlay framework must yield where the STR is owner-occupied primary residence. Pre-2023 CUP requirements may be grandfathered.
VA-15.2-2290-MHapplies
Qualifying condition
statute=Va. Code §15.2-2290 ; qualifying_condition=Applies wherever VB permits manufactured housing in any residential or agricultural district
Effect
Cannot impose MH-specific standards stricter than those applied to site-built dwellings in same district
VA-15.2-2288.7-SOLARapplies
Qualifying condition
statute=Va. Code §15.2-2288.7 ; qualifying_condition=Applies statewide
Effect
Roof-mounted residential solar by-right subject only to district height/setback + Historic and Cultural District overlay; ground-mounted default-permissive unless VB has opted out by ordinance (opt-out status not verified this pass)
VA-15.2-2291-GROUP-HOMESapplies
Qualifying condition
statute=Va. Code §15.2-2291 ; qualifying_condition=Applies statewide
Effect
≤8-resident licensed group homes (MH/DD per subsec. A; aged/infirm/disabled per subsec. B) treated as single-family residential; no conditions stricter than family residences
VA-15.2-2316-WIRELESSapplies
Qualifying condition
statute=Va. Code §§15.2-2316.3 through 15.2-2316.5 ; qualifying_condition=Applies statewide
Effect
Small-cell approvals ministerial; moratoriums prohibited; fee + decision-timeline caps
VA-SB-974-HB-2660-SITE-PLANapplies
Qualifying condition
statute=2025 SB 974 / HB 2660 (effective 2025-07-01) ; qualifying_condition=Applies to all VA localities with subdivision/site-plan ordinances; VB site plan ordinance is Appendix C of City Code
Effect
Designated-agent administrative review; compressed timelines (40/30/20 day schedule). VB Appendix C procedural compliance pending verification
VA-Chesapeake-Bay-Preservationapplies
Qualifying condition
statute=Va. Code §62.1-44.15:67 et seq. ; qualifying_condition=Virginia Beach is in Tidewater Virginia; CBPA is a MANDATED state overlay. VB Chesapeake Bay Board is one of the designated boards
Effect
RPA (100-ft buffer) + RMA framework; plan-of-development required per §62.1-44.15:74. VB implements via CBPA framework (specific article reference pending extraction)
Federal-AICUZ-NAS-Oceanaapplies
Qualifying condition
Effect
Federal AICUZ binding within VB to extent adopted as Article 18 AICUZ Overlay. §202 caps all structures at FAA-permitted height in AICUZ areas. Mandatory written disclosure to purchasers/lessees in any noise zone or APZ (in place since 1995). Intensity determination required for use changes — applicant must consult zoning administrator + NAS Oceana AICUZ liaison. 2005 JLUS + 2008 APZ-1/Clear Zone Master Plan = significant federal-local commitment binding density and people-intensive use in major parts of the city. Distinct from but related to Chesapeake's NALF Fentress overlay (NALF Fentress is the auxiliary landing field for NAS Oceana, physically in Chesapeake).
Adopted building codes
Statewide — VA Uniform SBC
Click a code label to open its state-by-state adoption atlas.
Quirks & notes
- AICUZ is the DOMINANT planning constraint in Virginia Beach. NAS Oceana occupies a central position; AICUZ contours and APZs cover large portions of the city. 2005 JLUS + 2008 APZ-1/Clear Zone Master Plan represent major federal-local commitments binding density and people-intensive use in much of VB. §202 caps all structure height at FAA-permitted height in AICUZ areas. Written disclosure mandatory in all sales/leases since 1995. — [CZO Article 18; §202; 2005 Hampton Roads JLUS; 2008 APZ-1/Clear Zone Master Plan]
- Virginia Beach ADUs are TIGHTLY restricted locally. Guest houses/in-law suites must be occupied by a family member or domestic employee of the main home's resident — separate tenants and STRs are NOT allowed. More restrictive than most peer cities. SB 531 (effective 2027-07-01) will preempt these restrictions in single-family districts and mandate ADU-by-right. — [VB current ADU framework (specific section pending); 2026 SB 531]
- R-prefix district numbers encode minimum lot area in thousands of sf (R-40=40,000 sf / R-7.5=7,500 sf / etc.). A-prefix Apartment districts encode max du/ac (A-12=12 du/ac / A-36=36 du/ac). Distinct naming convention by category — v1 left this unresolved. — [CZO Article 5 dimensional table §502]
- Two FORM-BASED CODE areas (Oceanfront Resort District and Pembroke SGA), but NOT citywide form-based code. Oceanfront ORD derives from RASAP; Pembroke uses six district-specific regulations per Article 24. Both emphasize building-public-space relationships over use separation. Mandatory (not advisory) standards. — [CZO Article 24; VB Planning Department Form-Based Code page]
- Short-Term Rental framework is unusually detailed: geographic-overlay-by-right + CUP-outside-overlay + home-sharing-by-right-everywhere (§209.6) + 5-year CUP expiration + STR tax + registration framework. VB is a major coastal resort market and addressed STR systematically. VA Code §15.2-983 (2024 SB 544) preempts CUP for owner-occupied primary-residence STRs in ordinances enacted after 2023-12-31. — [CZO §501(a), §601(a), §209.6, §241.2; City Code §§35-252, 35-169, 18-104.1; Va. Code §15.2-983]
- Workforce Housing Overlay includes a 50-YEAR rental affordability covenant — among the LONGEST affordability periods seen in U.S. municipalities. City has initial right to purchase WH units. 30% density bonus / 17% WH threshold. 80-120% AMI definition. — [CZO §2100 et seq.]
- Southern Virginia Beach (Pungo / Blackwater / Sandbridge backlands) is a designated Rural Service Area with AG-1 / AG-2 zoning — a fundamentally different development pattern from urbanized northern VB. The Green Line (urban-rural service boundary) drives infrastructure availability and lot-size minima. — [CZO Article 4 (Agricultural Districts); Comprehensive Plan Green Line]
- Pembroke Strategic Growth Area is VB's primary mixed-use urban center and is where the city directs growth intensification. Six form-based subdistricts cover Western Campus + Town Center. This is the operational counterweight to AICUZ constraints — growth funneled to Pembroke because much of suburban-residential VB is AICUZ-restricted. — [CZO Article 24]
- Dillon's Rule ceiling: all CZO authority traces to Va. Code Title 15.2 Ch. 22. SB 974/HB 2660 (effective 2025-07-01) narrows discretionary site-plan review; SB 531 (effective 2027-07-01) will mandate ADU-by-right (will substantially loosen VB's current family-member-only restriction). 2024 SB 544 amendment to §15.2-983 already preempts CUP requirements for owner-occupied primary-residence STRs in post-2023 ordinances. — [Va. Code §§15.2-1427, 15.2-2280, 15.2-983, Title 15.2 Ch. 22]
- v1 incorrectly cited 'state-preemptions/no-preemption.md' for Virginia Beach — factually impossible under Dillon's Rule + statewide §15.2-983 + §15.2-2290 + §15.2-2288.7 + §15.2-2291 + §15.2-2316. v1 also claimed VB 'is a strong home rule state' — wrong; VA is one of the strictest Dillon's Rule states. — [Va. Code Title 15.2; Dillon's Rule baseline framing]
Formulas
Definitions
- height
- Grade to highest point of structure (CZO §200). FAA-regulated in AICUZ areas — §202 caps all structures at FAA-permitted height in AICUZ areas.
- lot_coverage
- Building footprint / lot area (CZO §200).
- far
- Not the primary intensity control in VB residential districts; lot-area + setbacks + max coverage drive form. FAR may apply in commercial / hotel / apartment districts pending extraction.
- du_ac
- Apartment districts A-12/A-18/A-24/A-36 encode max du/ac in the district name. R-2.5 Townhouse uses minimum-lot-area-per-unit (1,400 sf) and subdivision-average (2,500 sf) framework with max 6 units per group.
- setback_front
- Front yard setback measured from front property line to nearest building face (CZO §200).
- setback_side
- Side yard setback from side property line; varies by district (5-20 ft typical residential).
- setback_rear
- Rear yard setback baseline 20 ft most residential districts.
- parking
- CZO Article 2 §203 parking regulations; spaces per use type; pending extraction.
Capacity calculations
- max_footprint_sf
lot_area_sf * lot_coverage- max_gfa_sf
varies by district; not generally FAR-driven in residential- buildable_width_ft
lot_width_ft - setback_side_ft * 2- buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft- max_stories_approx
max_height_ft / 10 — BUT AICUZ FAA height cap overrides in overlay area
Massing explorer
Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.
Sort by
Max height
— ft
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Lot coverage
—%
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Setbacks (F / S / R)
— ft
——
Parking
— /unit
——
Max density
— du/ac
——
Min lot size
— sf
——
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| District | Category | Height | FAR | Coverage | Setbacks | Parking | Density | Min lot | Overlays |
|---|
Sources & references
Primary source
Municode is the canonical online host but is SPA-rendered (JS-required) — direct WebFetch returns shell only. Department-of-Planning published an Amazon-S3-hosted 'Residential Zoning Illustrated' PDF but it 403s without browser headers and contained no extractable text on retry. City planning page (planning.virginiabeach.gov/zoning) confirms district names, AICUZ framework, and form-based-code subdistricts (Oceanfront Resort District + Pembroke SGA). Article 5 (Residential), Article 18 (AICUZ), Article 21 (Workforce Housing), Article 23 (Pembroke SGA / Western Campus), Article 24 (Pembroke) confirmed via secondary sources. Dimensional values marked partial pending Municode SPA bypass.
Research status
Publication gates
| primary url present | passed | source.primary_url = planning.virginiabeach.gov/zoning (city planning page) + secondary_url = library.municode.com/va/virginia_beach/codes/code_of_ordinances + tertiary_url = virginiabeach.gov/city-hall/codes-ordinances — all resolve. v1 had no publication block. |
|---|---|---|
| no aggregator cited | passed | No zoneomics/steadily/siteplanguide/propertyshark citations in profile. All citations are §-pinpoints to CZO articles/sections, City Code chapters, Va. Code provisions, or to authoritative federal documents (JLUS, APZ Master Plan). |
| confidence tags full form | passed | All confirmed claims carry §-form citations. Partial claims (dimensional standards) carry explicit status:partial with reason field citing Municode SPA blocker. No bare [confirmed] tags. |
| overlays have parameters trigger confidence | passed | 8/8 overlays (AICUZ, WH, STR, ORD, PSG/CBD, SDC, HCD, CBPA) each have non-empty params, trigger, status, citation. 6 confirmed (AICUZ, WH, STR, ORD, PSG/CBD, CBPA), 2 partial (SDC, HCD) pending pinpoint article extraction. |
| preempt section city specific | passed | state_preemptions_applicable[] contains 10 Virginia-Beach-specific entries. Each has city-specific qualifying_condition and effect. v1 used 'no-preemption.md' which was factually wrong under VA Dillon's Rule + statewide preemption stack. |
Data quality
50%completeness
Documented gaps
- CZO §502 residential dimensional table — fetch via Municode SPA-bypass (e.g., headless browser or PDF mirror) to extract per-district min lot area, lot width, setbacks, coverage
- Article 6/7/8 commercial dimensional tables (B-1/B-2 / I-1 / I-2)
- Article 9 Resort Tourist (H-1/H-2) dimensional tables
- Article 4 Agricultural (AG-1/AG-2) dimensional tables — Rural Service Area
- Article 18 AICUZ specific section anchors for each APZ subzone
- Article 24 Pembroke SGA six form-based subdistrict specifics
- Oceanfront Resort District (ORD) full form-based code anchor
- Shore Drive Corridor (SDC) article reference
- Historic and Cultural District (HCD) article reference
- Code adoption / latest amendment ordinance numbers
- ADU restriction §-reference (family-member/domestic-employee occupancy rule) vs 2026 SB 531 compliance status
- STR ordinance §15.2-983 owner-occupied carveout compliance status
Known issues
freshness:volatiledata:dimensional-standards-partialretrieval:municode-spa-blocked
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