Alexandria Zoning & Land Use Guide
Notable local initiatives in Alexandria
Named ordinances, statutes, and reforms specific to Alexandria — each linked to an official source you can verify directly.
Zoning for Housing / Housing for All — single-family zoning eliminated(2023)
On November 28, 2023 the Alexandria City Council voted unanimously to approve the Zoning for Housing / Housing for All package, eliminating single-family-only zoning citywide and allowing buildings of up to four units in any residential neighborhood. The package also scaled back parking requirements within a half mile of transit and simplified townhouse standards. Alexandria became the second Northern Virginia locality (after Arlington) to end single-family-only zoning.
Source · alexandriava.govOld & Historic Alexandria and Parker-Gray BAR
The Board of Architectural Review (BAR) is a seven-member City Council-appointed body that reviews exterior changes to structures in the Old & Historic Alexandria District, Parker-Gray District, and designated 100-year-old buildings. A Certificate of Appropriateness is required for new construction and exterior alterations visible from a public way, and a Permit to Demolish is required for any demolition of more than 25 sq ft regardless of visibility.
Source · alexandriava.govEisenhower West Small Area Plan(2015)
Adopted by City Council on November 14, 2015, the Eisenhower West Small Area Plan provides a 25-year framework for the 620-acre warehouse/light-industrial district around the Van Dorn Metro Station, transforming it into a transit-oriented mixed-use community. The plan received the APA Virginia 2016 Outstanding Plan Award and 2016 Excellence in Sustainability Award.
Source · alexandriava.govEisenhower East Small Area Plan(2020)
In March 2020 the City Council adopted the 2019 Eisenhower East Small Area Plan following a 12-month community planning process. The plan guides development near the Eisenhower Avenue Metro station and has supported large projects including a Council-approved 800-unit residential project; in December 2024 Council adopted a partial tax abatement to induce conversion of 5001 Eisenhower Avenue to ~377 rent-controlled units.
Source · alexandriava.govAlexandria Zoning Ordinance (Municode)
Alexandria's full zoning ordinance — incorporating the 2023 Zoning for Housing amendments and the city's historic-district overlays — is codified in the Code of Ordinances and hosted on Municode. This is the authoritative reference for permitted uses, dimensional standards, BAR jurisdiction, and procedures.
Source · library.municode.com
Key Zoning Facts
Alexandria Zoning Overview
Alexandria is an independent city in Virginia with approximately 159,467 residents. As an independent city, Alexandria is not part of any county and handles all local government functions directly. Located in Northern Virginia near Washington, D.C., the city manages land use and development through its local zoning ordinance, which divides the municipality into districts regulating permitted uses, building heights, lot sizes, setbacks, and density.
Alexandria follows the Virginia Uniform Statewide Building Code (USBC), which is based on the International Building Code (IBC) and International Residential Code (IRC).
Primary Zoning Districts
Alexandria's zoning code includes several residential districts. The R-20 district requires a minimum lot size of 20,000 square feet with setbacks of 40 feet (front), 15 feet (side), and 25 feet (rear). The R-12 district requires 12,000 square foot minimum lots with setbacks of 30 feet (front), 10 feet (side), and 25 feet (rear). The R-8 district requires 8,000 square foot minimum lots with setbacks of 25 feet (front), 8 feet (side), and 20 feet (rear). The R-5 district allows 5,000 square foot minimum lots with setbacks of 20 feet (front), 5 feet (side), and 15 feet (rear). All single-family districts have a 35-foot height limit.
Commercial activity is served by the CL (Commercial Low) and CC (Commercial Community) districts. The I (Industrial) district provides for manufacturing, warehousing, and distribution uses.
ADU (Accessory Dwelling Unit) Rules
Virginia has no enacted statewide ADU preemption: SB 304 of 2024 would have required ADUs by-right but was deferred to the Virginia Housing Commission and not enacted. Va. Code § 15.2-2292.1 governs only temporary family health-care structures (≤300 sq ft caregiver units), not general ADUs.
Development Process
Development in Alexandria generally requires obtaining the appropriate permits from the city's planning and building departments. The process typically involves:
- Zoning Verification — Confirm that your proposed use is permitted in the applicable zoning district
- Site Plan Review — For commercial and multi-family projects, submit a site plan for review
- Building Permit — Apply for a building permit with construction documents
- Inspections — Schedule required inspections during construction
- Certificate of Occupancy — Obtain final approval before occupying the structure
For projects that do not conform to existing zoning, property owners may need to seek a variance, special exception, or rezoning through the local board of zoning appeals or planning commission.
Key Considerations
Before starting any development project in Alexandria, property owners should:
- Verify the zoning classification of their property
- Review setback, height, and lot coverage requirements for their specific district
- Check for any overlay districts or special regulations
- Determine if the property is in a flood zone using FEMA's flood map service
- Confirm whether HOA covenants or deed restrictions apply
- Contact Planning & Zoning at (703) 746-4666 for pre-application guidance
Disclaimer: This guide provides general information about zoning in Alexandria and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the City of Alexandria or the municipal code before making development decisions.
Regulatory Layers That Apply in Alexandria
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
County — Independent City
- Role: Alexandria is an independent city not part of any county. It handles all local government functions including property records, tax assessment, and planning.
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs and deed restrictions for additional requirements.
Primary Zoning Districts
- Min Lot
- 20,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 40 ft
- Side Setback
- 15 ft
- Rear Setback
- 25 ft
- Min Lot
- 12,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 30 ft
- Side Setback
- 10 ft
- Rear Setback
- 25 ft
- Min Lot
- 8,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 8 ft
- Rear Setback
- 20 ft
- Min Lot
- 5,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft
- Rear Setback
- 15 ft
- Min Lot
- Varies
- Max Height
- 35 ft
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- Varies
- Max Height
- 50 ft
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Alexandria are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Alexandria permit fees →Official Sources
City-specific