Zoning | City of Fairfax, VA

The Zoning Division issues Zoning Permits and coordinates plan approvals related to use and development of residential, commercial and industrial properties; enforces Zoning regulations and staffs the Board of Zoning Appeals.

Please scroll down to the Zoning Topics section to find helpful information about zoning regulations and permits.

Permit Portal Guide
Records Research

Please be advised a signed affidavit is required when submitting an application for any of the following through the Permit Portal. Use the links below to download and fill out the affidavit form to be included with the application.

Have a question about how to use the Permit Portal? Take a look at the Permit Portal Guide for help.

Frequently Asked Questions (FAQs) for Permit Portal

Additional questions? Email zoning@fairfaxva.gov

Zoning Topics

Please read down this list for information on a variety of topics from the Zoning Code.

Accessory Uses (Commercial & Residential)

A permit is required for accessory dwelling units (ADU), minor home occupations (MHO), keeping of honey bees and/or chickens and food trucks. Consult the accessory use table for commercial or additional uses and permit requirements.

Icon Table Accessory Use Table

brochure Accessory Dwelling Units: What to Know

brochure Keeping of Chickens: What to Know

Residential, Accessory Uses (ADU, MHO, Bees & Chickens) (Public Portal)

Information: 703-385-7820 or email

Bonding

Commercial Use & Occupancy

Driveways

Driveway improvements may be relatively minor (such as resurfacing), or as detailed as to involve relocation, regrading, or new curb cut. Some of these projects may require permits from the Zoning Office or Public Works Department.

Driveways should stay out of the 100-year Floodplain and Resource Protection Area (RPA). Where this is not possible, property owners must pursue Floodplain and/or RPA permit approvals prior to construction. This may require hiring a state-licensed design professional. For the general location of the Floodplain and RPA visit our online Zoning Map.

Before constructing a new driveway or expansion, property owners must obtain property boundary information showing the distance available between the existing driveway and the side lot line. This may be found on the house location survey obtained by home purchasers when closing on the property. Additionally, the Zoning Office has some plats in its archives.

New or expanded driveways in the RL, RM or RH zoning districts must stay 5 feet from the side property line; existing driveways may be “grandfathered” in if they do not meet this criteria. These driveways may not be wider than 18 feet within the required front setback area, and should extend across (not along) the front yard. In other zoning districts, driveways may be controlled by rezoning cases that established the district.

Information: 703-385-7820 or email

New or expanded connections to a public street require a right-of-way permit from the Department of Public Work. Information: 703-385-7810.

Erosion & Sediment Control Plan (Lot Grading Plan)

Fences

The zoning ordinance regulates type, location and height of fences. In residential districts most fences will not require a building or zoning permit unless masonry is being used. In industrial or commercial districts fences may need a Certificate of Appropriateness from the Board of Architectural Review and building and zoning permits if footings are needed.

brochure Fence Guide

Information: 703-385-7820 or email

Floodplain

The City of Fairfax participates in the Federal Emergency Management Agency’s (FEMA) National Flood Insurance Program (NFIP). If a property has a Special Flood Hazard Area on it as shown on the Flood Insurance Rate Map (FIRM), any proposed man‐made change to the site, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations or storage of equipment or materials within a floodplain requires a permit.

For more information see Public Works webpage.

Information: 703-385-7820 or email

Home Occupations, Major & Minor

All residents who wish to generate income with a home-based business, or home occupation, must obtain approved permits before establishing that business. There are two categories of home occupations allowed in the City: minor home occupations and major home occupations.

brochure Major and Minor Home Occupations

application Minor Home Occupations (approved administratively)

application Major Home Occupations (requires Special Use Permit approval by City Council)

Information: 703-385-7820 or email

FAQ: Follow this link to Zoning: Residential

Parking (Commercial & Residential)

Prohibited Signs

Rental/Shared Housing

In Fairfax City, property owners may rent out their single-family home, townhouse or apartment — in part or in full — for 30 consecutive days or more. (No short-term rental is permitted in the city.) Single-family homes may have one family and up to three unrelated persons sharing the home. In owner-occupied rentals, the owner and renters must all share the common kitchen and living areas.

To establish a rental, homeowners must obtain a business license. Additionally, homeowners must obtain a Rental Occupancy Permit if the home is not owner-occupied. Apartment tenants who want to sublease their apartment should first confirm with the management company that they may do so. More info: fairfaxva.gov, search “Rental Properties.”

brochure Rental/Shared Housing

Information: 703-385-7820 or email

FAQ: Follow this link to Zoning: Residential

Resource Protection Area (RPA) (Chesapeake Bay)

A Resource Protection Area (RPA) is designated around all streams in the City in response to State-mandated requirements of the Virginia Chesapeake Bay Preservation Act. Broadly speaking, if a RPA is in a natural state, there should be no removal of vegetation or any other encroachment into it. All areas of the City not in a RPA are in a Resource Management Area (RMA).

For more information see Public Works webpage.

Information: 703-385-7820 or email

Setbacks & Dimensional Standards (Commercial)

Setbacks & Dimensional Standards (Residential)

Sheds / Storage Structures

Group Homes/Statutory

A permit is required for using a residential homes as a group homes. Occupancy shall be limited to no more than 8 aged, infirm, disabled, mentally ill or developmentally disabled persons, with one or more resident counselors or other staff persons. In addition to the city regulations the operator of the facility will need to comply with the state of Virginia requirements. Consult the accessory use table for commercial or additional uses and permit requirements.

Icon Table Principal Use Table brochure Group homes/Statutory

Information: 703-385-7820 or email

Sign Permit (Permanent)

Prior to contracting, purchasing, or installing any signage an approved sign permit must be obtained. Sign regulations apply to size, color, illumination, movement, materials, location, height and conditions of signs placed on private property. Signs located in the Old Town Fairfax Historic or Transition Overlay Districts require architectural review and approval.

brochure Permanent Sign Requirements

brochure Prohibited Signs

Permanent Sign Application (Permit portal)

Information: 703-385-7820 or email

FAQ: Follow this link to Zoning: Signs

Sign Permit (Temporary)

Permits are no longer required for most temporary signs. Business banners (ie announcement/promotional), construction signs, real estate signs, seasonal display signs, minor event signs, and message signs (ie yard signs including political signs and similar types), that meet the applicable standards for number of signs, sign area, location, and duration are allowed without a permit.

Permits are required for Additional Residential Message signs and Special Event signs.

Zoning Text Amendments (Temporary Signs)

Additional Residential Message Sign Application

Special Event Sign Application (Information: 703-385-7820)

brochure Prohibited Signs

Information: 703-385-7820 or email

FAQ: Follow this link to Zoning: Signs

Site & Subdivision Plans

Solar Energy Systems

Solar energy systems that are constructed at ground level on residential property may be up to 12 feet in height and must be at least five feet from the side (interior) and rear property lines. Solar energy systems are not allowed in the side (street) or front yard. If mounted on a concrete pad or other impervious surface the maximum building coverage limits will apply. Any required permits must be obtained prior to installation.

Zoning review is required for equipment on residential property, except for rooftop equipment. If any part of a ground-mounted system encroaches into the Floodplain or Resource Protection Area additional permitting may be required. Zoning Permits are required for equipment on commercial property, and architectural review may also be needed. For Zoning Permit information, email zoning@fairfaxva.gov or call 703-385-7820.

Building Permits are required for all solar equipment installations. For Building Permit information email codeadministration@fairfaxva.gov or call 703-385-7830.

Telecommunication Facility

Temporary Uses (Special Events, Storage Pods & Other Similar Uses)

Tree Removal

Zoning Compliance Letter (Zoning District Information)

If you just want to know the current zoning of your property, please visit the city’s official zoning map here.

If you want to receive the records that reflect the approval history on a property, please submit a request under the Freedom of Information Act (FOIA) on the City Clerk’s webpage.

To obtain a Zoning Compliance Letter that responds to specific questions about the current zoning, history of approvals and violations, please send the request in writing on the requestor’s letterhead or using your company’s questionnaire. The request needs to provide the property address(es), tax map number(s), and common name if available (ie shopping center name or office building/complex name). The letter should indicate the specific information to include in the written response and the name, street address, email address and phone number for the recipient of the response. A nonrefundable $525 processing fee is required for each tax map parcel included in the request.

Mail the request and a check (made out to the City of Fairfax) for the processing fee to the Zoning Administrator, Department of Community Development and Planning, Suite 207A, 10455 Armstrong Street, Fairfax, Virginia 22030. Once the payment is processed you will receive a receipt. For credit card payment, please send the request letter via email or US mail to the same address and you will receive an invoice with instructions for payment followed by a receipt once the payment is processed.

Information pertaining to Building and Fire Code violations can be sent separately to the Code Administration, codeadministration@fairfaxva.gov or by mail to 10455 Armstrong Street, Fairfax, Virginia 22030, Suite 208A.

Zoning Permits for Property Improvement Projects

Anyone who may be considering property improvement projects requiring a building permit will most likely need to obtain a zoning permit. For example:

Commercial/Industrial: new & existing tenant fit outs, exterior renovations, landlord improvements, interior & exterior demolition, telecommunication equipment etc.
Residential: new homes, additions, decks, porches, stoops, attached and detached garages, carports etc. (Note: if located in a planned development check with your homeowners association on any restrictions or design guidelines)

Property improvement projects not requiring a building permit may require a zoning permit.

Commercial/Industrial: parking lot restriping, fences, dumpster enclosures, site lighting etc.
Residential: driveways, patios, any items located in the Chesapeake Bay Resource Protection Area (RPA) or floodplain etc.

Zoning permits may contain conditions of approval and must be displayed at all times during construction.

There are three (3) types of zoning permit applications:

application Commercial Non Land Disturbing (Public Portal)

application Commercial Land Disturbing (Public Portal)

application Residential (Public Portal)

Information: 703-385-7820 or email

Disclaimer

The information provided on the Zoning webpages is intended as a guide only. These webpages have no legal status. The City of Fairfax Zoning Ordinance is the legislative act adopted by the City Council.