Zoning › Virginia › Alexandria

Alexandria, VA Zoning

Euclidean-zoning. 8 districts · 9 overlays · 7 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
lot-size-encoded

R-zone numeric suffix = minimum lot size in square feet (R-20 = 20,000 sf; R-12 = 12,000 sf; R-8 = 8,000 sf; R-5 = 5,000 sf). R-2-5 is a special two-family zone at 5,000/2,500 sf per unit. Multifamily zones use alpha codes (RA, RB). Commercial/mixed-use zones use alpha codes (CL, CG, CD, OC, OCM, OCH, CRMU-L, CRMU-M, CRMU-H, CRMU-X, CDD, RMF, I). No numeric density encoding.

Worth knowing
  • V1_LEGACY_BLEED_CONFIRMED: The prior v1 record used entirely fabricated district codes (R-1, R-2, R-3, R-4, MF-1, MF-2, MF-3) that do not exist in Alexandria's Zoning Ordinance. Alexandria uses R-20/R-12/R-8/R-5/R-2-5/RA/RB for residential. All dimensional values in the prior record were fabricated template fills.
  • INDEPENDENT_CITY: Alexandria is a Virginia independent city — it is NOT part of any county. For zoning purposes, no county overlay applies. The independent-city status means Alexandria acts as both city and county in Virginia's legal framework.
  • CONTEXTUAL_SETBACKS: Alexandria uses a contextual front-yard system — the required front yard is the range of existing front yards on the block face, not a fixed number. This is a distinctive local approach not captured in a single numeric value.

+ 5 more in Quirks & notes

Districts

res_sf 5res_mf 1res_th 1com 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R-20R-20 Residential / Single-Family Zoneres_sf20,000 sf[3]30 ft[4]—[5]0.25[6]—[7]2[8]— / 12[1] / 12[2]
R-12R-12 Residential / Single-Family Zoneres_sf12,000 sf[11]30 ft[12]—[13]0.3[14]—[15]2[16]— / 10[9] / 10[10]
R-8R-8 Residential / Single-Family Zoneres_sf8,000 sf[19]30 ft[20]—[21]0.35[22]—[23]2[24]— / 8[17] / 8[18]
R-5R-5 Residential / Single-Family Zoneres_sf5,000 sf[27]30 ft[28]—[29]0.45[30]—[31]2[32]— / 7[25] / 7[26]
R-2-5R-2-5 Residential / Single- and Two-Family Zoneres_sf5,000 sf[35]30 ft[36]—[37]0.45[38]—[39]2[40]— / 7[33] / 7[34]
RARA / Multi-Unit Family Zoneres_mf1,600 sf[42][{'variant': 'single_and_two_unit_family', 'value': 30, 'citation': '§3-606(D)'}, {'variant': 'all_other_structures', 'value': 45, 'citation': '§3-606(D)'}] ft[43]—[44]—[45][{'variant': 'multifamily', 'value': 27, 'citation': '§3-605(A)'}, {'variant': 'sf_two_unit_townhouse', 'value': 22, 'citation': '§3-605(A)'}][46]2[47]— / [{'variant': 'sf_and_two_unit_family', 'value': 7, 'citation': '§3-606(A)(2)(a)', 'note': '1:3 ratio with 7 ft minimum'}, {'variant': 'multifamily', 'value': 16, 'citation': '§3-606(A)(2)(c)', 'note': '1:2 ratio with 16 ft minimum'}][41] / —
RBRB / Townhouse Zoneres_th—[{'variant': 'sf_and_two_unit_outside_historic', 'value': 30, 'citation': '§3-706(D)(1)(a)'}, {'variant': 'sf_and_two_unit_in_ohad_parker_gray', 'value': None, 'citation': '§3-706(D)', 'note': 'Historic district height governed by Article X BAR review; no absolute numeric ceiling in extracted text'}] ft[49]—[50]0.75[51][{'variant': 'outside_historic_districts', 'value': 22, 'citation': '§3-705(A)'}, {'variant': 'within_ohad_or_parker_gray', 'value': 30, 'citation': '§3-705(A)'}][52]2[53]— / [{'variant': 'sf_and_two_unit_outside_historic', 'value': 8, 'citation': '§3-706(A)(3)(a)', 'note': '1:3 ratio with 8 ft minimum'}, {'variant': 'multifamily', 'value': 16, 'citation': '§3-706(A)(3)(c)', 'note': '1:2 ratio with 16 ft minimum'}][48] / —
CLCL / Commercial Low Zonecom5,000 sf[56]——[57]0.75[58]27[59]——[54] / — / 8[55]

Confidence: confirmed partial under review not found

Overlays

OHAD
Old and Historic Alexandria District
HP
Article X, §10-300 et seq. of the Alexandria Zoning Ordinance; established 1946 (third oldest historic district in the U.S.)

Properties located within the designated boundary of the Old and Historic Alexandria District — generally from Hunting Creek north to Bashford Lane, Potomac River east to near King Street Metro, including George Washington Memorial Parkway buffer

PGDHD
Parker-Gray Historic District
HP
Article X, §10-300 et seq. of the Alexandria Zoning Ordinance

40-block area within Alexandria named after Parker-Gray School (opened 1920); primarily northwest of downtown

FP
Floodplain Overlay / NFIP Flood Hazard Management
FP
Article VI, §6-306 (floodplain requirements referenced in threshold-height provisions); NFIP Community ID 515519; FIRM effective 2024-01-11 (FEMA Letter of Final Determination 2023-07-11)

Properties within FEMA-mapped Special Flood Hazard Areas (A, AE, V, VE zones) per FIRM panels effective January 11, 2024. Approximately 20% of Alexandria is within mapped floodplain (Four Mile Run, Holmes Run, Cameron Run, Strawberry Run, Potomac River waterfront).

AP-DCA
Airport Proximity — Reagan National Airport (DCA) Airspace / Noise
AP
Va. Code §15.2-2295 (airport overlay district enabling); FAA Part 77 imaginary surfaces; Alexandria Zoning Ordinance §15.2-2295 enabling applies

Parcels within FAA Part 77 imaginary surfaces for Ronald Reagan Washington National Airport (DCA), approximately 2–4 miles northeast of the city center; Metrorail Blue/Yellow line corridor runs adjacent to DCA

CDD
Coordinated Development District
SPD
Article VII, §7-700 et seq. of the Alexandria Zoning Ordinance; individual CDDs established by separate ordinance per project

Large redevelopment sites designated by City Council action: Potomac Yard, Eisenhower East, Landmark Mall area, and others. Each CDD is a distinct overlay with site-specific development standards.

NOT_FOUND_TOD
Transit Overlay District (Standalone)
TOD
NOT_FOUND_ENV
Environmental Overlay (Aquifer / Riparian / Steep Slope / Wildfire WUI)
ENV
NOT_FOUND_MIL
Military / AICUZ Overlay
MIL
NOT_FOUND_AH
Affordable Housing Density Bonus Overlay
AH

State preemptions

VA_CHESAPEAKE_BAY_PRESERVATION_ACT — Va. Code §62.1-44.15:67 et seq.; 9VAC25-830applies
Qualifying condition
Alexandria (independent city) is listed as a Tidewater Virginia locality subject to CBPA. Alexandria sits on the Potomac River with tidal tributaries (Four Mile Run, Cameron Run). CBPA applies to all 29 counties, 17 cities, and 38 towns in Tidewater Virginia — Alexandria is one of the 17 independent cities. Population irrelevant to trigger; geographic location in Tidewater is the sole threshold. Source: §62.1-44.15:68 (listing Tidewater localities); DCR Floodplain Program confirmation.
Source
Va. Code §62.1-44.15:68 statutory list of Tidewater localities
Effect
Alexandria must maintain a DEQ-approved Chesapeake Bay Preservation Area (CBPA) ordinance designating RPAs (100-ft vegetated buffer from tidal waters and tidal wetlands) and RMAs. Development in RPA/RMA requires water quality impact assessment. 100-ft riparian buffer floor mandatory in RPAs (9VAC25-830-140).
VA_FLOODPLAIN_NFIP_PARTICIPATION — Va. Code §10.1-600 et seq.; 44 CFR §59-60applies
Qualifying condition
Alexandria is an NFIP-participating community (CRS Class 6, Community ID 515519). FIRM effective 2024-01-11 (FEMA Letter of Final Determination 2023-07-11). SFHA mapped along Potomac River waterfront, Four Mile Run, Holmes Run, Cameron Run. ~20% of city in mapped floodplain. NFIP minimum standards (44 CFR §60.3) apply citywide for SFHA parcels. Source: https://www.alexandriava.gov/flood-action/community-rating-system-crs-and-national-flood-insurance-program
Source
FEMA Community Status Book; Alexandria CRS page
Effect
Floodplain development permit required for any development in SFHA. Finished floor elevations must meet BFE + freeboard. Substantial improvement/damage threshold at 50% of market value.
VA_HISTORIC_DISTRICT_ENABLING_15_2_2306 — Va. Code §15.2-2306applies
Qualifying condition
Alexandria has adopted the Old and Historic Alexandria District (since 1946, Article X of Zoning Ordinance) and the Parker-Gray Historic District — both confirmed local historic district ordinances with an active Architectural Review Board (BAR) issuing Certificates of Appropriateness. Virginia's Dillon's Rule means §15.2-2306 is the enabling grant for this power. Source: §10-300 et seq. of Alexandria Zoning Ordinance; https://www.alexandriava.gov/historic-preservation/old-historic-alexandria-and-parker-gray-districts-and-one-hundred-year-old.
Source
Alexandria Zoning Ordinance Article X; city historic preservation page
Effect
BAR COA required for exterior alterations and new construction in OHAD and Parker-Gray. Demolition delay applies for structures losing >25 sf of material.
VA_STORMWATER_MANAGEMENT_VSMP — Va. Code §62.1-44.15:24 et seq.; 9VAC25-875applies
Qualifying condition
Alexandria operates as its own VESMP Authority (Virginia Erosion and Stormwater Management Program). The statewide triggering threshold is ≥1 acre of land disturbance; in Tidewater Virginia ≥2,500 sf triggers ESC (Alexandria is in Tidewater Virginia). FIRM effective 2024-01-11 overlaps with VESMP obligations for post-construction stormwater quality (0.41 lb P/ac/yr standard per 9VAC25-875-580). Source: DCR Stormwater Program; Alexandria is listed VESMP Authority.
Source
9VAC25-875; DCR VESMP authority listing
Effect
Construction General Permit required for ≥1 acre disturbance. Post-construction water quality standard applies. Channel and flood protection criteria per 9VAC25-875-600 et seq.
VA_SMALL_CELL_WIRELESS_15_2_2316_4 — Va. Code §15.2-2316.3 / 15.2-2316.4applies
Qualifying condition
Va. Code §15.2-2316.4 applies statewide to all Virginia localities. Alexandria is a Virginia independent city subject to this preemption. No population or geographic threshold. Source: §15.2-2316.4 (statewide applicability confirmed by statute text).
Source
Va. Code §15.2-2316.4
Effect
Administrative review only (no SUP/variance) for small cell wireless facility co-location on existing structures. 60-day shot clock; fee caps ($100 first 5 facilities, $50 additional). Aesthetic conditions not mandatory. Auto-approval if locality misses deadline.
VA_GROUP_HOME_15_2_2291 — Va. Code §15.2-2291applies
Qualifying condition
Va. Code §15.2-2291 applies statewide to all Virginia localities. Alexandria must treat licensed residential facilities serving ≤8 individuals with disabilities (VDBHDS/VDSS licensed) as single-family residential uses; no conditions more restrictive than those for family residences. Source: §15.2-2291 (statewide; no threshold beyond state licensing).
Source
Va. Code §15.2-2291
Effect
Group homes/assisted living facilities ≤8 residents must be classified as single-family residential use in all residential zones. No SUP, spacing requirement, or occupancy cap below state license thresholds permitted.
VA_FAMILY_DAY_HOME_15_2_2292 — Va. Code §15.2-2292applies
Qualifying condition
Va. Code §15.2-2292 applies statewide. Alexandria must treat family day homes serving 1-4 children as permitted single-family residential uses in all residential zones. Administrative permit with 30-day neighbor notice is the maximum requirement for 5-12 children. Source: §15.2-2292.
Source
Va. Code §15.2-2292
Effect
Family day homes 1-4 children: by-right residential use. Family day homes 5-12 children: administrative permit only (no public hearing unless objections received).
Non-applicable laws (4)
VA_AGRICULTURAL_FORESTAL_DISTRICTS — Va. Code §15.2-4300 et seq.does_not_apply
Qualifying condition
Alexandria is a fully urbanized independent city with no agricultural or forestal land. No AFD program exists or is applicable. Source: Alexandria zoning district list — no agricultural zone; city is 15.75 sq mi of urban fabric.
Source
Alexandria Zoning Ordinance (no AG district listed); city land use composition
Effect
Not applicable
VA_RIGHT_TO_FARM_3_2_301 — Va. Code §3.2-300 et seq.does_not_apply
Qualifying condition
No agricultural zone exists in Alexandria's zoning ordinance. Right-to-Farm Act §3.2-301 preempts SUP requirements in agricultural districts — no such districts exist in Alexandria. Fully urbanized city.
Source
Alexandria Zoning Ordinance district list
Effect
Not applicable
VA_SCENIC_RIVERS_OVERLAY — Va. Code §10.1-400 et seq.does_not_apply
Qualifying condition
Potomac River along Alexandria's eastern boundary is not a Virginia Designated Scenic River. The VA DCR scenic river list includes Rappahannock, Shenandoah, James, Goose Creek, Nottoway, etc. — the Potomac within Alexandria's jurisdiction is not listed. Source: Virginia DCR Scenic Rivers program.
Source
Virginia DCR Scenic Rivers program list
Effect
Not applicable
VA_2024_2025_HOUSING_PREEMPTION_ATTEMPTS — Va. Code (none enacted)does_not_apply
Qualifying condition
All 2024–2025 Virginia housing preemption bills (HB 900, SB 304 — ADU statewide mandate; HB 636 — energy facility override) failed to pass as of 2026-05-19 per state-overlays/virginia.json correction note. Virginia retains full local zoning authority over residential density and ADUs. Alexandria's own housing reform (Zoning for Housing / Housing for All, Nov. 2023) was a voluntary local action. Source: VA overlays.json; Virginia LIS bill tracking.
Source
zoning/us/virginia/overlays.json (date_updated: 2026-05-20)
Effect
Not applicable — no enacted preemption

Adopted building codes

Statewide — VA Uniform SBC

IBC
2021
IRC
2021
NEC
2020
IFC
2021
IECC (Residential)
2021
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-05-26retrieved atMunicode link https://library.municode.com/va/alexandria/codes/zoning confirmed active (Cloudflare-gated; primary research via alexandriava.gov PDF extracts)
2024-11-01last amendedOrd. No. 5553 (adopted 2024-11-12)
2023-12-01amendment effectiveZoning for Housing / Housing for All Phase I amendments — R-zone text revisions (Oct–Dec 2023)

Quirks & notes

  • V1_LEGACY_BLEED_CONFIRMED: The prior v1 record used entirely fabricated district codes (R-1, R-2, R-3, R-4, MF-1, MF-2, MF-3) that do not exist in Alexandria's Zoning Ordinance. Alexandria uses R-20/R-12/R-8/R-5/R-2-5/RA/RB for residential. All dimensional values in the prior record were fabricated template fills.
  • INDEPENDENT_CITY: Alexandria is a Virginia independent city — it is NOT part of any county. For zoning purposes, no county overlay applies. The independent-city status means Alexandria acts as both city and county in Virginia's legal framework.
  • CONTEXTUAL_SETBACKS: Alexandria uses a contextual front-yard system — the required front yard is the range of existing front yards on the block face, not a fixed number. This is a distinctive local approach not captured in a single numeric value.
  • SETBACK_RATIO_SYSTEM: Side and rear yard setbacks are expressed as ratios (1:2, 1:3) of building height with absolute minimums — e.g., 1:3 with 7 ft minimum means the setback = max(building_height/3, 7ft). Standard numeric setback schema cannot fully express this; minimums are captured.
  • MUNICODE_CLOUDFLARE_BLOCK: https://library.municode.com/va/alexandria/codes/zoning returns HTTP 403 (Cloudflare Turnstile) to scripted access. Primary data sourced from city-hosted PDF supplements at alexandriava.gov/sites/default/files/2023-10/ and the Z4H feasibility study. Height limits for commercial zones (CL §4-107, I §4-1205) were not captured — these sections appear only in the Municode-hosted full text, not the amendment PDFs.
  • ZONING_FOR_HOUSING_2023: In November–December 2023, Alexandria's City Council approved 'Zoning for Housing / Housing for All' Phase I amendments that expanded permitted uses in SF zones (two-unit and up to four-unit dwellings by right in R-20/R-12/R-8/R-5/R-2-5), revised dimensional standards, and reduced minimum lot sizes in some contexts. The PDFs retrieved reflect the post-amendment code.
  • DCA_AIRPORT_NO_LOCAL_OVERLAY: Reagan National Airport (DCA) is 2-4 miles northeast of Alexandria's city center. Despite proximity, no locally-adopted airport overlay district under Va. Code §15.2-2295 was confirmed in available research. FAA Part 77 federal height restrictions apply by operation of federal law regardless.
  • NFIP_CRS_CLASS_6: Alexandria is one of only two Virginia localities achieving CRS Class 6 (highest in state), yielding 20% flood insurance premium discounts. Community ID 515519. New FIRM effective 2024-01-11.

Formulas

Definitions

height
Vertical distance measured from grade to the highest point of the structure (Va. USBC definition applied locally). Threshold height is measured from grade to the top of the finished first-floor level.
lot_coverage
Not the primary regulatory metric in Alexandria's Zoning Ordinance — the code regulates bulk primarily through FAR, height, setbacks, and open/usable space requirements.
far
Gross floor area of all buildings on the lot divided by the lot area. For residential dwellings in R-20, R-12, R-8, R-5, R-2-5, RB and RA zones (outside historic districts): sum of all areas under roof measured from exterior walls; ceiling heights ≥15 ft counted twice; ≥25 ft counted three times (§2-145).
du_ac
Dwelling units per gross acre. Used as an alternative density cap alongside FAR in multifamily zones.
setback_front
For SF/2-unit dwellings outside historic districts: contextual (range of front yards on the block face), minimum 20 ft when block-face minimum exceeds 20 ft (§3-106 et seq.).
setback_side
Expressed as a height-based setback ratio (1:2 or 1:3) with an absolute minimum in feet.
setback_rear
Expressed as a 1:1 height-to-setback ratio with an absolute minimum in feet.
parking
Off-street parking spaces per dwelling unit (§8-200).

Capacity calculations

max_gfa_sf
lot_area_sf * far
max_stories_approx
max_height_ft / 10
side_setback_ft
MAX(building_height_ft / ratio_denominator, min_side_ft)
rear_setback_ft
MAX(building_height_ft / 1, min_rear_ft)

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Setbacks (F / S / R)
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Parking
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
https://library.municode.com/va/alexandria/codes/zoning
Citations
  1. [1] §3-106
  2. [2] §3-106
  3. [3] §3-100
  4. [4] §3-106
  5. [5] n
  6. [6] §3-106
  7. [7] n
  8. [8] §8-200
  9. [9] §3-206
  10. [10] §3-206
  11. [11] §3-201
  12. [12] §3-206
  13. [13] n
  14. [14] §3-206
  15. [15] n
  16. [16] §8-200
  17. [17] §3-306
  18. [18] §3-306
  19. [19] §3-301
  20. [20] §3-306
  21. [21] n
  22. [22] §3-306
  23. [23] n
  24. [24] §8-200
  25. [25] §3-406
  26. [26] §3-406
  27. [27] §3-401
  28. [28] §3-406
  29. [29] n
  30. [30] §3-406
  31. [31] n
  32. [32] §8-200
  33. [33] §3-506
  34. [34] §3-506
  35. [35] §3-505(A)
  36. [36] §3-506
  37. [37] n
  38. [38] §3-506
  39. [39] n
  40. [40] §8-200
  41. [41] §3-606(A)(2)
  42. [42] §3-605(B)
  43. [43] §3-606(D)
  44. [44] n
  45. [45] n
  46. [46] §3-605(A)
  47. [47] §8-200
  48. [48] §3-706(A)(3)
  49. [49] §3-706(D)
  50. [50] n
  51. [51] §3-706(C)
  52. [52] §3-705(A)
  53. [53] §8-200
  54. [54] n
  55. [55] §4-106(A)(2)(c)
  56. [56] §4-105(B)(1)
  57. [57] n
  58. [58] §4-106(B)(2)
  59. [59] §4-106(B)(2)

Research status

Publication gates

primary url presentpassedsource.primary_url = https://library.municode.com/va/alexandria/codes/zoning — HTTPS, not an aggregator domain
no aggregator citedpassedscan clean — no zoneomics, steadily, siteplanguide, sitedesignguide, siteplancreator, propwire, zonara, unzoned references in record
confidence tags full formpassed28/28 confirmed fields carry §-citations (e.g. c§3-100, c§3-605(A), c§3-706(C), c§4-106(B)(2), c§8-200); partial fields carry explicit status=partial + reason or retrieval_failure_reason
overlays have parameters trigger confidencepassedAll 8 overlays have non-empty parameters (or explicit not_found/not_applicable), geographic_trigger, status, and citation. NOT_FOUND overlays carry search_performed.
preempt section city specificpassed11 state preemption laws evaluated with city-specific qualifying_condition_checked. Virginia is not in the Gate 5 active-preemption state list (CA/TX/FL/OR/WA/CO/MN/MT/UT/AZ/NJ/CT) — but VA has active Dillon's Rule and CBPA preemptions; 11 laws evaluated, 7 applies=true with numeric/geographic inputs, 4 applies=false with explicit reasoning.

Data quality

75%completeness28 confirmed11 partial3 not found
Documented gaps
  • CL zone maximum height (§4-107) — Municode blocked; amendment PDF does not include unchanged sections
  • I zone maximum height (§4-1205) — same retrieval blocker
  • RA zone explicit rear yard minimum — not stated in extracted amendment PDF
  • RB zone minimum lot size — not stated as single absolute number; derived from density cap
  • Commercial zones CD, CG, OC, OCM, OCH, CRMU-L, CRMU-M, CRMU-X not extracted — only CL and CRMU-H PDFs available; I zone amended PDF partially retrieved
  • Front setback numeric minimum — contextual system not reducible to a single number without parcel context

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