Commercial Permits and Certificates

A Certificate of Occupancy is required before any business begins operations in the Town of Vienna. A new Certificate of Occupancy is required when there is a change in use of an existing building, business ownership, business name, or location; new building; new tenant layout; or major interior alteration.

Submission requirements

• completed Applicant Authorization Form(PDF, 432KB)  
• a floorplan layout(PDF, 299KB) with dimensions and functions for interior space
  • the sample plan may be hand drawn; however, it must be drawn to scale
  • if tenant space is located in a building with multiple units, include a key map of tenant location within the building
• completed Wastewater Discharge Questionnaire(PDF, 142KB)
• receipt of payment for application for a Town of Vienna business license or a copy of current license
  • Certificates of Occupancy will not be issued without completion of the business application process, including payment of all fees 
• completion of all site plan, commercial building permit, and Board of Architectural Review exterior modification reviews through the Town of Vienna and Fairfax County
• if the change in use or commercial permit requires an inspection by the Fairfax County Health Department the applicant must initiate any required applications. 
• schedule a post occupancy inspection with the Fairfax County Fire Inspectors Office through the Planning and Land Use System (PLUS) database. For instructions on submitting your request to the PLUS system, see the PLUS Occupancy Application(PDF, 732KB) how-to. 

 Note

• Fairfax County Non-Residential Use Permits are NOT issued for businesses in the Town of Vienna. If a permit is issued, an application to the Town of Vienna is still required. 
• A change of use in tenant space may require review or building permits issued Fairfax County prior to Certificate of Occupancy approval.

Prior to issuance of commercial building permits by Fairfax County, commercial projects require review by the Town of Vienna. Commercial building permit project types include: 

• construction of a new building or accessory structure
• new tenant layout
• change of use of existing commercial unit 
• interior alteration to existing tenant space
• exterior modification to structures or other site features.

Submission requirements

• completed Applicant Authorization Form(PDF, 432KB)  
• architectural drawings, to scale, showing proposed scope of work 
• approved site plan
• completed Drainage Fixture Unit (DFU) Excel worksheet(XLSX, 14KB) converted to PDF

Note

• Not all submission requirements are appropriate for all submissions; applicants looking for guidance on submission requirements should request a pre-application meeting with staff through the Applications & Plan Review portal. 
• Commercial permits for exterior modifications and signage require review by the Board of Architectural Review. Applications are accepted through the Applications & Plan Review portal.
• If modifications to the footprint of structures or changes to parking spaces (for example, the addition of ADA spaces) are proposed, a site plan review is required. Site plan review applications may be submitted through the Applications & Plan Review portal.
• All businesses in the Town of Vienna require a Certificate of Occupancy to reflect the current business name, square footage, and/or dining seat count. Applications for Certificates of Occupancy can be placed through the Applications & Plan Review portal.

The Board of Architectural Review is regulated by Chapter 4 - Architectural Design Control. Within designated design review districts (all non-single family uses), all new construction, additions, exterior modifications, landscape plans (new and modified), and signs (new or altered) require review by the Board of Architectural Review prior to building permit review by the Town of Vienna and issuance of a building permit by Fairfax County. All new or altered signs require review by the Board of Architectural Review before alteration, replacement, or installation. Staff will review signs for zoning compliance, and application completeness. 

Before submitting an application, applicants may wish to review: Commercial Signs in the Town of Vienna(PDF, 303KB)

Submission requirements

• completed Applicant Authorization(PDF, 432KB) form
• scaled renderings of all proposed signs with dimensions; a cross-section diagram showing all channel letters, raceways, and mounting; and a color illustration of the sign in the proposed location
• labeled samples of all materials and colors, including manufacturer names, numbers, finish-type, and installation details matching the plans and renderings submitted
• when applicable, Fairfax County building permit application number
• Please see the complete Board of Architectural Sign Review Checklist(PDF, 290KB)

The Board of Architectural Review is regulated by Chapter 4 - Architectural Design Control. Within designated design review districts (all non-single family uses), all new construction, additions, exterior modifications, landscape plans (new and modified), and signs (new or altered) require review by the Board of Architectural Review prior to building permit review by the Town of Vienna and issuance of a building permit by Fairfax County. 

 Submission requirements

• completed Applicant Authorization Form(PDF, 432KB)
• plans and documentation of proposed modifications, which sufficiently demonstrate compliance with design criteria in Section 4-15 of the Town Code
• scaled color elevations, architectural drawings, or renderings of the proposed exterior modifications; all renderings must clearly show the architectural features proposed and existing features to remain
• scaled site plan or plat plan showing proposed modifications and site plan of existing conditions
• unaltered, survey/plat of property or approved site plan showing existing conditions prepared and sealed by a professional surveyor
• labeled samples of all materials and colors, including manufacturer names, numbers, finish-type, and installation details matching the plans and renderings submitted
• cut sheets or manufacturer’s specifications for all proposed site furniture and fixtures such as benches, bike racks, trash receptacles, bollards, fences, railings, planters, etc., including finish color, height, installation method, and other applicable details; if a fixture has illumination, details of illumination must meet the standards of the lighting details. 
• landscape plan, including specifications on the size, type, variety, and location of each plant
• photographs, clear and labeled, of existing conditions of the site, including landscaping, parking areas, building façade, and adjacent buildings and properties
• lighting details for each proposed fixture or illuminated sign; total lumens AND kelvins must be provided. 
• Please see the complete Board of Architectural Review exterior modification checklist(PDF, 262KB) for additional requirements

Outdoor Dining Made Easy

Since February 2024, the Board of Architectural Review (BAR) has been working with the Department of Planning and Zoning to streamline the process for reviewing outdoor dining proposals. This new approach allows restaurant owners to bypass the usual monthly BAR meeting review if their plans align with certain pre-approved design guidelines. Applications that meet these criteria can be approved by staff directly, while those that don’t may be revised or brought before the BAR for formal review. The goal is to make the approval process easier and faster for local businesses, particularly ahead of the 2025 dining season. 

On Thursday, April 3, 2025, the board adopted the "Outdoor Dining Made Easy" process, which will go into effect on Monday, April 7, 2025. A link to the form can be found here.(PDF, 5MB)

Note 

• Applications must be received prior to the deadline for inclusion on a specific agenda. Submission by the deadline guarantees staff review, however, remaining outstanding issues may prevent the item from being placed on an agenda.
• Applications found to be insufficient may not be placed on an agenda by staff and/or may be continued to future meetings for action of the board.
• Projects requiring a new or modified site plan or a modification of requirements must have planning and zoning staff approval before submitting an application to the Board of Architectural Review.

A site plan is a scaled drawing that shows uses and structures proposed for a parcel(s) of land. Site plan review is required for alterations of existing non-detached single-family dwelling sites and redevelopment of non-detached single-family dwelling sites. Examples include:

• new/modified commercial buildings
• new/modified multi-family dwellings
• institutional buildings
• amendments to previously approved site plans.

The site plan process allows staff to determine if other approvals or processes are required. Site plans are regulated by Article 25 of Chapter 18 of the Town Code.

Submission requirements 

• a pre-application meeting should be scheduled with Town of Vienna staff through the Applications & Plan Review portal.
• Town of Vienna Site Plan Requirements Checklist(PDF, 648KB)
• all applicable DEQ checklists from the Virginia Department of Environmental Quality.

Some uses within the Town of Vienna require a Conditional Use Permit per Article 21 of Chapter 18 of the Town Code. Conditional Use Permits require recommendation from the Planning Commission to the Board of Zoning Appeals for approval. 

Submission requirements 

• completed Applicant Authorization Form(PDF, 432KB)
• pre-application meeting with Town staff prior to submission of application (applicants can request a pre-application meeting by filling out a pre-application meeting request through the IDT Plans Portal; choose Pre-Application Meeting when submitting for review and upload all documents and background information related to the proposed use)
• approved site plan when applicable
• supporting documents, such as renderings and elevations for newly proposed buildings, or traffic analysis for drive-through facilities or other documents as discussed with staff

A rezoning, also known as a zoning map amendment, is the action of changing the zoning of a parcel(s) of land from one zone to another. Rezonings are regulated by Article 24 of Chapter 18 of the Town Code.

Submission requirements

• pre-application meeting with Town staff prior to submission of application; applicants can request a pre-application meeting through Applications & Plan Review portal.
• completed rezoning affidavit package(PDF, 365KB)
• a certificate of survey, or plat, showing the legal description and boundaries of the site that is subject to the proposed change; the plat must also show all abutting streets and alleys
• a vicinity map, clearly indicating location of the applicant's property, along with the owners, addresses, and zoning classification of all abutting and adjacent parcels as well as all lands on the opposite side of all streets and alleys abutting the subject site
• for changes in zoning to multi-family, townhouse, commercial, or industrial districts, submit a detailed written description of the intended use of the subject site and an accompanying site plan complying with all requirements of Sections 18-250:255 of the Town Code

In order to meet the increasing demand for bicycle parking, the department of planning and zoning and Board of Architectural Review (BAR) have created an expedited process for approval and installation of bicycle racks for businesses and commercial property owners.

Businesses and commercial property owners can take advantage of this streamlined application and approval process by choosing a pre-approved bicycle rack that meets Town guidelines and specifications. The inverted “U” rack and variations of the inverted “U” have been pre-approved.

Submission requirements

• completed Applicant Authorization Form(PDF, 432KB) 
• current, approved site plan showing location of proposed bicycle rack(s)
  • please note that proposed bicycle rack(s) cannot conflict with an approved site plan condition, i.e. parking, landscaping requirements, etc.
• manufacturer’s detail sheet of bicycle rack(s), which includes a picture of proposed bicycle rack(s) and details on the color
• bicycle racks must meet uniform bicycle rack standards:
  • standard inverted U bicycle rack
  • width: 18” to 24”
  • height: 33” to 36”
  • color: Charlottesville green (RAL6005) or black (RAL9005).

When Town of Vienna inspections are required, applicants must request them through the Applications & Plan Review portal. Failure to complete inspections as required by the planning and zoning department or department of public works may result in delays in the issuance of Certificates of Occupancy. Any inspections related to electrical, mechanical, structural, fire, or health are completed through the appropriate Fairfax County office.