Fairfax County Zoning Map & Districts 2026

The official Fairfax County zoning map is maintained by the local planning department. You can access the interactive GIS map at https://experience.arcgis.com/experience/9ca5e2ce68f94324ad8b10234689a458. ZoneWire also tracks rezoning activity discussed in council meetings.

Zoning districts in Fairfax County include R-A (Rural Agricultural District), R-C (Residential-Conservation District), R-E (Residential Estate District), R-1 (Residential District, 1 Dwelling Unit/Acre), R-2 (Residential District, Two Dwelling Units/Acre), R-3 (Residential District, Three Dwelling Units/Acre), R-4 (Residential District, Four Dwelling Units/Acre), R-5 (Residential District, Five Dwelling Units/Acre). Each district has specific permitted uses, setbacks, and density requirements set by the local code.

ZoneWire reads every council meeting in Fairfax County to detect rezoning discussions, variances, and zoning amendments. Start a free trial to receive alerts when rezoning activity is detected.

Land use in Fairfax County, Virginia is governed by the county's Zoning Ordinance, which is adopted by the Board of Supervisors. On March 23, 2021, the Board adopted a modernized Zoning Ordinance through the Zoning Ordinance Modernization (zMOD) project, replacing the prior 1978 Ordinance with a version that uses more tables, graphics, and hyperlinks. The Board of Supervisors later readopted the modernized Ordinance, which continues to be amended over time. Amendments proceed through public hearings before the Planning Commission and then the Board of Supervisors.

The Board of Zoning Appeals (BZA) is a quasi-judicial body that decides zoning cases in Fairfax County. It handles three main matters: appeals of administrative zoning decisions, special permits, and variances. The BZA was established under Article 7, Chapter 22, Title 15.2 of the Code of Virginia. It consists of seven members and one alternate, all Fairfax County residents, appointed by the Circuit Court to staggered five-year terms.

The Board of Zoning Appeals meets weekly on Wednesday mornings at 9:00 a.m. in the Board Auditorium at 12000 Government Center Parkway, Fairfax, except for weeks that contain a County holiday. The BZA generally recesses in August/September and again in late December/early January. Meetings air live on Channel 16, stream online, and are available on demand afterward, and residents can sign up in advance to speak in person or submit video testimony.

Both are approvals that allow certain uses in designated zoning districts subject to controls and conditions, but they are decided by different bodies. A special exception applies to uses that by their nature or design can have an undue impact on nearby land, and it is approved by the Board of Supervisors after a public hearing before the Planning Commission. A special permit is approved by the Board of Zoning Appeals, which may grant it when the use complies with applicable standards and is compatible with existing and planned development in the area.

A variance is a request to vary certain requirements of the Zoning Ordinance where, due to special conditions of the property, strict enforcement would effectively prohibit or unreasonably restrict all reasonable use of the property. Variance applications must be submitted electronically through the county's PLUS application portal and are decided by the Board of Zoning Appeals. Fairfax County's variance process takes approximately 90 days from the time an application is filed to the Board of Zoning Appeals public hearing.

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