Residential Projects

Large-scale residential permit requirements apply to residential demolitions and construction associated with a project that surpasses 2,500 square feet of land disturbance. This may include, but is not limited to, new single-family dwellings, pools, garages, expansions, etc.

Applicants are strongly encouraged to review the checklist and guidelines links below before submitting a residential permit for projects that will disturb more than 2,500 square feet of land.

All applications below required a completed Applicant Authorization(PDF, 432KB) form and are submitted electronically through the online Applications & Plan Review portal.

Demolition agreement in lieu of plan

• name of land disturber, license number, and expiration date
• Fairfax County building permit number 
• area of building site

New single-family dwellings, pools, garages, additions, renovations and expansions, etc. over 2,500 square feet of land disturbance require a large scale residential permit submission. For projects associated with a subdivision, see "Subdivision lot grading plan" requirements below. 

• Large-Scale Residential (over 2,500 sf of land disturbance) Infill Lot Plan Set Checklist(PDF, 697KB)
• How-To Guide: Applying for Large-Scale Residential Building Permits through the online Plan Review Portal(PDF, 2MB).

Subdivision lot grading plan

A Lot Grading Plan for building permit associated with an approved Subdivision Plan. Applicants are required to submit an abbreviated site plan showing compliance with the approved subdivision plat.  

Submission requirements

• The lot shall be in substantial conformance with the approved subdivision plan.
• Grading plan of the proposed lot.
  • Provide erosion and sediment controls for the lot, including but not limited to silt fence around the perimeter, construction entrance, and inlet protection.
  • Building footprint as shown on the architectural plans. Include dimensions of the house and other features, including decks, porches, and patios.
  • Lot planting plan and schedule in accordance with the approved subdivision plan.
• Lot coverage calculation(PDF, 338KB), including a breakdown of feature areas, such as porches, house, driveway, sheds, and patios.
• Building height calculation (PDF, 517KB)showing the average front grade minus the peak elevation.

Wall check survey

Before the walls are constructed above the foundation, a wall check survey, with an elevation certification is required to verify the home being constructed is in compliance with the approved plan.

• Wall Check Survey Checklist(PDF, 203KB)

Certificate of Occupancy 

Before residents can occupy a new or expanded residential structure, the Town of Vienna must issue a Certificate of Occupancy certifying that the structure has passed all Fairfax County building inspections as well as Town of Vienna site and zoning inspections.

Submission requirements

• Building height certification(PDF, 517KB) that shows the height of the structure as well as as-built spot elevations around the house as compared to the pre-construction elevations
• (PDF, 457KB)Final House Location Survey(PDF, 457KB)   showing all improvements on the property, along with lot coverage and deck coverage calculations
• stormwater management certification, when projects include stormwater management facilities
• compaction certification, when projects include right-of-way permits
• FEMA elevation certification, when a site in located within the floodplain

Example project types:  

• Additions with below 2,500 square feet of land disturbance,
• New or modified screened porches,
• New or modified decks, bay windows, areaways, window wells,
• Changes to the existing roof height,
• Pools, above ground or below ground with less than 2,500 square feet of land disturbance,
• Basement renovations, and, 
• Wet bars in an existing home

Submission requirements:

• Completed Applicant Authorization Form(PDF, 432KB)
• Current, to-scale plat showing existing and proposed lot coverage and zoning setbacks (see: Lot Coverage in Residential Zoning Districts(PDF, 338KB))
• Completed to-scale architectural drawings showing proposed scope of work
• If a height increase is proposed, include a height analysis, (see: Structure Height in Residential Zoning Districts(PDF, 241KB))
• Documents meeting all Fairfax County requirements per scope of work
• For basements: a floor plan showing proposed improvements with each room/use labeled and the method of basement access, for example, stairs from upper floors and egress doors and windows
• Outdoor Living coverage: projects utilizing outdoor living coverage must show an approved storm water mitigation option from the Stormwater Manual for Outdoor Living Areas (PDF, 1MB)

Helpful resources:

• Small-Scale Residential Permit Application How-to-Guide(PDF, 1MB)
• Building Height Certification Checklist(PDF, 517KB)
• Lot Coverage in Residential Zoning Districts(PDF, 338KB)

All patios and sport courts require review and approval by the department of planning and zoning, and at times, the department of public works. 

Submission requirements:

• Patio & Sport Court Application Checklist(PDF, 347KB)
• completed Applicant Authorization Form(PDF, 432KB)

 The following are helpful resources for patio and sport court permit applications:

• Lot Coverage in Residential Zoning Districts(PDF, 338KB)
• Example Survey Mark-Up for Patios, Driveways, and Additional Lot Coverage(PDF, 113KB)

Driveway permits are required for expansion or modification of a driveway. Permits require approval by the department of planning and zoning, and the department of public works. 

Submission requirements:

• Driveway Permit Checklist(PDF, 465KB) 
• completed Applicant Authorization Form(PDF, 432KB) 
• current, to-scale plat, showing existing and proposed lot coverage (see: Lot Coverage in Residential Zoning Districts(PDF, 338KB))

Helpful resources:

• Driveway Regulations(PDF, 385KB)
• Lot Coverage in Residential Zoning Districts(PDF, 338KB)

Note

• Driveway permits are not required if the new or expanded driveway already is included with another building permit, such as a residential addition or new single-family home.
• If the driveway alteration requires work in the right-of-way, a separate permit may be required by the department of public works.

The addition or modification of residential fences requires approval by the Town. Fences do not require a Fairfax County building permit.

• Fence Permit Application Checklist(PDF, 347KB)
• Applicant Authorization Form(PDF, 432KB)
• Regulations & Example Survey Mark-Up for Fences(PDF, 442KB)

Any accessory use of a dwelling unit in addition to occupancy is considered a home occupation and requires a Certificate of Occupancy. Home occupations are permitted in accordance with provisions § 18-327(PDF, 30MB) of the Town Code.

Submission requirements:

• Completed Applicant Authorization Form(PDF, 432KB)
• Home Certificate of Occupancy Restrictions Acknowledgement Form(PDF, 162KB)
• Square footage of home and area used for home occupation
• Detailed business description 
• Filed business license application with the finance department

The department of public works reviews application types outlined below. Applications should be submitted through Applications & Plan Review portal. Contact the department of public works for questions about regulations or submission requirements for these plans types.

Demolition and new construction outside Town limits

These applications are for all projects located outside Town of Vienna limits that utilize Town of Vienna utilities, including Town water, sanitary sewer, and storm drains. New homes and subdivisions outside of the Town of Vienna should be submitted through the Applications & Plan Review portal as Prop Develop - Outside of Town, and demolition plans should be submitted as Demolition - Outside Town.

FEMA special flood hazard areas

MT-1 (CLOMR-F or LOMR-F) and MT-2 (CLOMR or LOMR)

These applications are for the Town's review and acknowledgement of FEMA's Conditional Letter of Map Revision based on Fill (CLOMR-F) or Letter of Map Revision based on Fill (LOMR-F) or FEMA's MT-2 Conditional Letter of Map Revision (CLOMR) or Letter of Map Revision (LOMR). The Town of Vienna does not review applications for MT-1 (LOMA or CLOMA) or MT-EZ (LOMA Single Lot or Structure); these applications can be submitted directly to FEMA for its review.

Other public works permit types 

For questions about permits related to right-of-way work, land disturbance, and stormwater management, applicants should contact the department of public works by email DPW@viennava.gov or phone 703-255-6380.

Properties within the Windover Heights Historic District require a Certificate of Appropriateness from the Windover Heights Board of Review for small- and large-scale residential permits, zoning permits, and other exterior modifications not categorized as regular repair and replacement in-kind, including paint color changes.

Submission requirements:

• Windover Heights Board of Review Checklist(PDF, 277KB)
• Completed Applicant Authorization Form(PDF, 432KB)

“Variance” means, in the application of a zoning ordinance, a reasonable deviation from those provisions regulating the shape, size, or area of a lot or parcel of land or the size, height, area, bulk, or location of a building or structure when the strict application of the ordinance would unreasonably restrict the utilization of the property, and such need for a variance would not be shared generally by other properties, and provided such variance is not contrary to the purpose of the ordinance. It shall not include a change in use, which change shall be accomplished by a rezoning or by conditional zoning.

Variances are reviewed by the Board of Zoning Appeals. 

Submission requirements

• Pre-application meeting with Town staff prior to submission of application
  • pre-application meeting must be scheduled at least two weeks prior to submission deadline for Board of Zoning Appeals; the calendar for Board of Zoning Appeals meeting dates and submission deadlines can be found here. Applicants can request a pre-application meeting through Applications & Plan Review portal. 
• Completed Applicant Authorization Form(PDF, 432KB)
• Survey, or plat, showing the legal description, area, boundaries of the subject tract, and abutting streets and alleys; the survey also should include lot coverage calculations and setback information (including building restriction lines)
  • the survey must be current and show all existing improvements
  • surveys that are inaccurate and not reflective of current conditions will not be accepted
• Marked-up survey showing location of all proposed improvements for which the variance or appeal is requested; survey should include an updated lot coverage calculation, including all proposed improvements
• Justification statement prepared in support of the variance request
• Any additional documentation, such as architectural plans and photos, prepared in support of the variance request

A subdivision is the division of a parcel into two or more parcels/lots. Subdivisions are regulated by Chapter 18 Article 6 of the Town Code. Applicants should schedule a pre-application meeting with Town staff through the Applications & Plan Review portal prior to submission of application.

• Subdivision Plan Checklist(PDF, 807KB)
• DEQ Stormwater Management (SWM) Requirements Checklist
• DEQ Stormwater BMP Clearinghouse Requirements
• DEQ VESCH Requirements Checklist