Newport News Zoning & Land Use Guide
Notable local initiatives in Newport News
Named ordinances, statutes, and reforms specific to Newport News — each linked to an official source you can verify directly.
One City, One Future 2040 Comprehensive Plan
Newport News' adopted comprehensive plan — One City, One Future 2040 — sets the city's long-range vision for land use, housing, and infrastructure. The Planning Commission and City Council process small-area land use amendments against this plan, and the city's recent zoning text amendments are framed as implementation of its housing and growth chapters.
Source · nnva.govZoning Text Amendment ZT-2024-0002 — ADU regulations(2024)
Ordinance ZT-2024-0002 amended Newport News' Zoning Ordinance (Chapter 45) to add a definition of Accessory Dwelling Unit in Article II Section 45-201 and general ADU regulations in Article V Section 45-518.1. The Planning Commission recommended approval and City Council adopted the amendment, establishing a local ADU framework independent of the still-pending Virginia statewide bill.
Source · nngov.civicweb.netChoice Neighborhoods — Southeast Community Redevelopment(2019)
In 2019 the City of Newport News and the Newport News Redevelopment and Housing Authority received a $30 million HUD Choice Neighborhoods Implementation grant for the Marshall-Ridley area of the Southeast Community. The project (Legacy Landing and follow-on phases) is delivering 150+ mixed-income units and reshaping neighborhood zoning and infrastructure.
Source · newportnewschoice.comCity Center at Oyster Point (Master-Planned Downtown)
City Center at Oyster Point is a 52-acre public-private mixed-use development that the city positions as its de facto downtown, with approximately 1,000,000 sq ft of Class A office, 225,000 sq ft of retail, residential, and a Marriott conference center. The City and its Economic Development Authority remain active partners in the project, illustrating how master planning rather than a traditional CBD drives Newport News' commercial form.
Source · nnva.govZoning Ordinance — Chapter 45 (Municode)
The authoritative zoning regulations for Newport News are codified at Chapter 45 of the Code of Ordinances. Chapter 45 contains the use tables, dimensional standards, overlay districts, and procedures including the ADU regulations added in 2024 via ZT-2024-0002.
Source · library.municode.com
Key Zoning Facts
Newport News Zoning Overview
Newport News is an independent city in Virginia with approximately 186,247 residents. As an independent city, Newport News is not part of any county and handles all local government functions directly. 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.
Newport News 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
Newport News's zoning code includes several residential districts. The R-1 district is the lowest-density single-family zone with setbacks of 30 feet (front), 10 feet (side), and 25 feet (rear). The R-2 district allows medium-density single-family development with setbacks of 25 feet (front), 8 feet (side), and 20 feet (rear). All single-family districts have a 35-foot height limit. The R-3 district accommodates higher-density residential uses including multi-family housing.
Commercial activity is served by the C-1 (Neighborhood Commercial) and C-2 (General Commercial) districts. The I-1 (Light Industrial) district provides for warehousing, light manufacturing, 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 Newport News 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 Newport News, 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 the Planning Department at (757) 926-8761 for pre-application guidance
Disclaimer: This guide provides general information about zoning in Newport News and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the City of Newport News or the municipal code before making development decisions.
Regulatory Layers That Apply in Newport News
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: Newport News 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
- Varies
- Max Height
- 35 ft
- Front Setback
- 30 ft
- Side Setback
- 10 ft
- Rear Setback
- 25 ft
- Min Lot
- Varies
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 8 ft
- Rear Setback
- 20 ft
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- Varies
- Max Height
- 45 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
- 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 Newport News are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Newport News permit fees →Official Sources
City-specific