About OLUC

How Creative Thinking Placed the Community First

The original recommendation to meet the requirements of the BRAC Commission was to condemn and acquire $15 million worth of property annually. This was proposed in order to roll back incompatible development in Accident Potential Zone 1 (APZ-1) adjacent to NAS Oceana.

But the process of condemnation is costly and slow, and can appear unfair. Virginia Beach officials were determined to find a better way — a way to meet the BRAC order without forcibly taking homes and businesses. By brainstorming with citizens, business owners, and community leaders, a better way was truly created.

The result is the Oceana Land Use Conformity (OLUC) Program, also known as YesOceana.com. This innovative program comprises zoning ordinances and economic incentives to foster the conversion of nonconforming businesses in APZ-1 into conforming ones. Or if businesses cannot be converted, the program will help them relocate to another part of Virginia Beach.

Not only does this approach accomplish the necessary rollback, but it also ensures that subsequent redevelopment follows sound planning and land use principles, and that any new development is of a higher quality than currently exists.

Why a Great Community is Everyone’s Business

Virginia Beach has a rich heritage as home to tens of thousands of Navy families. The people who work at Oceana and their families are part of the fabric of this City, as are the businesses that currently operate in APZ-1. As dedicated partners in fashioning this community for a lifetime, we’ve all joined forces to safeguard our city and preserve our high quality of life.

Through this win-win scenario, Virginia Beach has found a way to both keep Oceana and protect our residents and business owners.

This program of business incentives was created to:

  • Encourage the development of compatible uses in APZ-1
  • Provide financial encouragement to relocate nonconforming businesses out of APZ-1
  • Promote the highest and best use of property in the City

Oceana Land Use Conformity Committee

Louis R. Jones

Mark D. Stiles
City Attorney

David L. Hansen
City Manager

Sam Reid
APZ-1 Homeowner

Captain Louis Schager
Non-voting Member

J. C. Lauterbach, Jr.
Non-voting Member

Charles M. Sallé
Non-voting Member

Dorothy L. Wood
Non-voting Member

John Parker
APZ-1 Business Owner

Joe Ferrara
APZ-1 Homeowner

Rosemary L. Wilson

Brac History & Timeline

  • 2016

    2016 - 2016

    Regional Community Economic Development Award issued by the Southern Economic Development Council.

  • 2015

    2015 - 2015

    International Development Council’s Gold Award for Real Estate Redevelopment and Reuse Program.

  • 2014

    2014 - 2014

    International Economic Development Council’s 2014 Gold Excellence Award.

  • 2013

    2013 - 2013

    Chesapeake adopts MOU and begins formulating acquisition plan. State grant administration transferred to Secretary of Veterans Affairs and Homeland Security.

  • 2012

    2012 - 2012

    The City wins 4th place in the International Right of Way Association’s “Project of the Year” competition.

  • 2011

    2011 - 2011

    City Council adopts the ITA Master Plan. Rural AICUZ Area (RAA) established and RAA Acquisition Plan created.

  • 2010

    2010 - 2010

    The APZ-1 Acquisition Plan is again amended to include transitional and transportation areas as shown in the APZ-1 Master Plan. Naval Air Station Oceana selected as the Active Base Community of the Year in 2010 by the Association of Defense Communities, in recognition of its community partnership with the City, which has enhances military value and overall economic development of the community.

  • 2009

    2009 - 2009

    The City wins Virginia Municipal League’s President’s Award for entrepreneurial Government.

  • 2008

    2008 - 2008

    City Council adopts the APZ-1/CZ Master Plan.