Creating a clear path for compatible growth
Naval Air Station (NAS) Oceana, the East Coast master jet base, is one of the most important economic drivers in Virginia Beach and the Commonwealth of Virginia.
In 2005, NAS Oceana was included in the Base Realignment and Closure Commission’s list of recommended closures due to safety concerns about commercial and residential development in high-risk areas near the base, where aircraft noise and accident potential are elevated. In response, the City of Virginia Beach launched YesOceana, an innovative initiative designed to protect the community and retain NAS Oceana. The program targets Accident Potential Zone 1 (APZ-1), the area most affected by aircraft noise and operational risk, and works to reduce incompatible business development there.
Using a mix of zoning ordinances and economic incentives, YesOceana helps nonconforming businesses transition to compatible uses or relocate elsewhere in Virginia Beach. Along with improving community safety and reducing encroachment, YesOceana encourages high-quality, thoughtfully planned redevelopment that benefits the broader community.
Oceana Land Use Conformity Committee
Created to help guide land use decisions around the base, the Oceana Land Use Conformity Committee makes key recommendations to the City Council and the Virginia Beach Development Authority.
Relocation Incentives
- Waived conditional use permit, allowing for fast-tracked approvals.
- 90% rebate of the Business Professional and Occupational License (BPOL) tax for 15 years.
- Reimbursement for building permits, site plan applications, water and sewer connections (excluding HRSD fees), and subdivision permits. This is a one-time reimbursement.
- Partial property tax exemption.
Note: In order to qualify for the rebates, a proposed conforming business must be located in APZ-1 and conform to the design criteria mentioned below.
BPOL Eligibility Criteria
- Be located in the APZ-1 Business Opportunity Zone; and
- Conform with the requirements of Section 1804 , Table 2 of the City Zoning Ordinance (“conforming use”); and
- Comply (and continue to maintain compliance) with the development standards set forth in Section § 1810 of the City Zoning Ordinance.
- Register with the Commissioner of the Revenue and maintain a current business license, as needed.
Local results. National recognition
YesOceana has earned national acclaim for its innovative approach to safeguarding residents and base operations. In 2012, it was selected as one of the “Top Ten Projects of the Year” by the International Right of Way Association and has since served as a model for other localities facing problems with encroachment around air installations.
Distinctions
- President’s Award for Entrepreneurial Government - Virginia Municipal League (2009).
- Active Base Community of the Year - Association of Defense Communities (2010), in recognition of NAS Oceana’s community partnership with the City of Virginia Beach.
- 4th place, “Top Ten Projects of the Year” - International Right of Way Association (2012).
- Elected Official of the Year: City of Virginia Beach Mayor William D. Sessoms, Jr. - Association of Defense Communities (2012).
- Gold Excellence Award - International Economic Development Council (2014).
The program has also been a success for local businesses, helping many gain greater growth and stability. This is just one of many APZ-1 success stories:
NAS Oceana: Economic Impact
NAS Oceana is one of the most important contributors to the economic stability of the City and the Commonwealth of Virginia. According to the most recent Economic Impact Report* for the Federal Fiscal Year 2021 from the U.S. Department of the Navy, Navy Region Mid-Atlantic (NRMA), the base** employed 16,450 (13,185 active-duty personnel and 3,265 civilians) with an overall economic impact of more than $2 billion and produced more than $188 million in goods, services, and travel expenditures.
*As of January 2023
**with Dam Neck Annex and NALF Fentress, VA
Residential Property Acquisition in APZ
If you would like your property reviewed to determine if it qualifies for the residential acquisition program, please contact the Public Works Real Estate division at 757-385-4161 or PWRealEstate@vbgov.com .