Community Toolkit for ALUs Zoning Ordinance Amendment
Community Toolkit for ALUs Zoning Ordinance Amendment
Fairfax County is considering updating the zoning standards for accessory living units (ALUs), and proposed changes have been prepared by staff. This Community Toolkit is a resource for community groups to use for facilitating the review, discussion, and feedback on the proposed changes for ALUs, detailed in the draft text. The toolkit includes:
1. A link to an introductory video by staff that the group can watch together or separately. A link to the presentation slides is also provided.
2. Links to the draft text and summary document.
3. Discussion prompts.
4. A feedback form intended to capture the questions and comments from the group that you would like to share with staff.
Additional information is available on the project webpage. If you have questions or comments, please email Carmen Bishop, carmen.bishop@fairfaxcounty.gov and Casey Judge, casey.judge@fairfaxcouty.gov or call 703-324-1314.
To allow staff time to review the feedback in advance of preparing a staff report on the amendment, please host your community meeting and submit feedback by August 31, 2026. Additional feedback after that date is also welcome.
Learn More
INTRODUCTORY VIDEO
Community groups are encouraged to watch the video below at the beginning of their meeting to ensure community members understand the latest information about the county's ALU Zoning Ordinance amendment and the proposed changes that staff recommends. The video is 11 minutes long. The full meeting time should be adjusted to your community's preferences. Additionally, the video can be reviewed ahead of the meeting if there is a time limit.
View a PDF of the presentation.
OVERVIEW OF PROPOSED CHANGES
The overview below shows the proposed changes to the county’s regulations for ALUs. These proposed changes are staff’s recommendations, as detailed in the full Accessory Living Units White Paper and Draft Text.
Administrative Permit (AP) Process
- Current Regulations: An Administrative Permit (AP) process is required for interior ALUs.
- Proposed Change: Remove the separate permit for interior ALUs and detached ALUs on lots 36,000 square feet (SF) and larger. Zoning review would take place as part of any related building permit application or upon request.
Owner Occupancy
- Current Regulations: The owner must live on the property, either in the principal dwelling or in the ALU.
- Proposed Change: Remove the owner-occupancy requirement.
Permit Renewal
- Current Regulations: An ALU permit is subject to a renewal requirement, lasting two years for the initial period and up to five years for subsequent extensions.
- Proposed Change: Remove the renewal requirement.
Land Record Recordation
- Current Regulations: There is a requirement to record the ALU approval in the county land records.
- Proposed Change: Remove the recordation requirement.
Detached ALU Process & Lot Size
- Current Regulations: A Special Permit (SP) public hearing process is required for all detached ALUs, and a minimum lot size of two acres is required.
- Proposed Change: Allow detached ALUs by right/no AP on lots 36,000 SF and greater, and allow them on lots between 15,000 and 36,000 SF with SP approval.
Detached ALU Maximum Size
- Current Regulations: Capped at a flat maximum of 1,200 SF.
- Proposed Change: Keep the maximum size of 1,200 SF but add a cap of 40% of the principal dwelling, whichever is less (consistent with an interior ALU); also add the ability for the Board of Zoning Appeals (BZA) to approve a larger size.
Detached ALU Maximum Height
- Current Regulations: No specific height limit exists for an ALU, except for the standard 20-foot limit for freestanding accessory structures on lots 36,000 SF or less; an increase may be approved with an SP.
- Proposed Change: Apply the general standards for freestanding accessory structures (e.g., 20-foot height limit on lots less than 36,000 SF in size) with the ability to request a taller height with SP approval, and specify a maximum height of 35 feet and subordinate to the principal dwelling for lots larger than 36,000 SF.
Interior ALU Maximum Size
- Current Regulations: Restricted to 800 SF or 40% of the principal dwelling, whichever is less; the entire basement or cellar can be used only if it existed as of May 10, 2023.
- Option 1 (Proposed Change): Increase maximum size to 1,200 SF or 40% of the principal dwelling (whichever is less) and remove the construction date restriction for basement usage.
- Option 2: Keep current size limits but remove the construction date restriction for basement usage.
Single-Family Attached Dwellings (Townhouses)
- Current Regulations: ALUs are strictly prohibited and not allowed in single-family attached dwellings.
- Proposed Change: None (keep current prohibition), but an option is shown to consider allowing interior ALUs in single-family attached dwellings by right without an AP.
Maximum Occupancy
- Current Regulations: Restricted to a maximum of 2 people in an ALU.
- Proposed Change: Allow up to 3 people (with an evaluated range of 2 to 4 people) to occupy an ALU.
Off-Street Parking
- Current Regulations: Requires the number of on-site parking spaces required for the principal dwelling plus 1 additional space for the ALU.
- Option 1 (Proposed Change): Remove the parking review standard for ALUs entirely.
- Option 2: Keep the required baseline on-site parking spaces for the principal dwelling but eliminate the requirement for the 1 additional ALU space.
Other Proposed Changes
- Add graphics to illustrate possible locations for an interior ALU.
- Define a semi-detached ALU – 10 feet or less connection considered an interior ALU; more than 10 feet considered a detached ALU.
- Clarify the definition of an ALU.
- Delete several standards that are unnecessary or repeat other code requirements.
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