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  • Zoning Codes


    The Official Zoning Map designates the location and boundaries of the various base zoning districts and overlay zoning districts, at a level of detail that allows for the Zoning Administrator to determine the zoning district classification for every lot and land area within the City. The most current version of the official Zoning Map shall be kept on file in the Clerk of Council's office, with copies maintained in the office of the Zoning Administrator. The official Zoning Map is available for public inspection during normal business hours. It shall be the final authority as to the status of the current zoning district classification of land in the City.


    Nonresidential and Mixed-Use Districts:  Section 72-32 




          Commercial/Office-Transitional District       Section 72-32.1      

    The Commercial/Office-transitional (C-T) District is established to provide for the location of predominantly nonresidential commercial uses in a low-intensity manner such that they can be employed as transitional land uses between residential neighborhoods and higher-intensity uses.


    C-D   Commercial-Downtown District   Section 72-32.2  

    The Commercial-Downtown (C-D) District is established to promote harmonious development, redevelopment, and rehabilitation of uses in the commercial areas of the Old and Historic Fredericksburg (HFD) Overlay District. The regulations of this district are intended to implement the goals of the Comprehensive Plan for historic district development while encouraging mixed uses in the downtown area. The emphasis in site planning is to be placed upon enhancing pedestrian circulation, minimizing vehicular and pedestrian access conflicts among uses, respecting the geometry of the downtown streetscape, and maintaining continuity with the architectural precedents of the historic area. Outdoor storage is prohibited in the district.


    C-SC          Commercial-Shopping Center District   Section 72-32.3  

    The Commercial-Shopping Center (C-SC) District is established to provide locations for community and neighborhood retail commercial and service uses in planned shopping centers. The application of this division is intended for areas which will provide for orderly facility development, minimize traffic congestion, permit one-stop and comparison shopping, and provide for safe pedestrian movement. Typical uses found in the C-SC District include supermarkets, drugstores, variety department stores, specialty stores, movie theaters, personal service establishments, and small professional offices in limited number. Outdoor storage and display is permitted only in those areas approved for such uses on the site plan.


    C-H   Commercial-Highway District   Section 72-32.4  

    The Commercial-Highway (C-H) District is established to provide locations on heavily traveled collector and arterial highways for those commercial and service uses which are oriented to the automobile and require good access but not dependence on adjacent uses or pedestrian trade. The district shall generally be considered inappropriate in those parts of the City where individual uses can be grouped in preplanned concentrations and in newly developing areas, such as those in areas that have been annexed to the City. Adequate transportation and site planning of uses should have the goal of minimizing through-traffic movements. Outdoor storage and display is permitted only in those areas approved for such uses on the site plan. Uses engaged in fuel sales must store fuel underground.


    I-1   Light Intensity Industrial District   Section 72-32.5  

    The Light Intensity Industrial (I-1) District is established to provide areas for a broad range of clean industries operating under high-performance standards. The district is designed to encourage light-intensity uses in low-density, well-landscaped industrial park settings with dustless, surfaced driveways and walks which are compatible with all types of adjacent uses and afford maximum protection to surrounding properties. Outdoor operations or storage of materials is prohibited.


    I-2   General Industrial District   Section 72-32.6  

    The General Industrial (I-2) District is established to provide for medium to heavy industrial land uses in areas of the City appropriate to adequately serve the physical, transportation access, and environmental impacts of such industrial development. Outdoor storage areas shall be screened where visible from off-site areas.




    Planned Development Districts:  Section 72-33 



    PD-R           Planned Development-Residential District                   Section 72-33.1     

    The Planned Development-Residential (PD-R) District is established to encourage innovative and creative design, to facilitate use of the most advantageous construction techniques, and to protect watercourses, stream valleys, forest cover in watersheds, and areas with scenic vistas. The district is designed to permit a greater degree of flexibility in terms of layout, design and construction of planned development than is found in conventional zoning classifications. It will permit planned mixed use communities comprising residential, commercial, office and service uses. For these reasons, the PD-R District shall not be appropriate unless the General Development Plan submitted by an applicant satisfies the requirements of this division and the adopted Comprehensive Plan to a significantly greater degree than the requirements of a conventional zoning district.


    PD-C   Planned Development-Commercial District   Section 72-32.2  

    The Planned Development-Commercial (PD-C) District is established to provide locations for a full range of retail commercial and service uses which are oriented to serve a regional market area. The district also provides for planned employment centers with offices and professional business uses. The district should be located adjacent to major transportation arteries, with development encouraged in centers planned as a unit. 

    The district should be reserved for development on contiguous land areas of at least 150 acres under single ownership or control capable of containing an aggregate gross floor area in excess of 500,000 square feet.


    PD-MU   Planned Development-Mixed-Use District   Section 72-33.3  

    The Planned Development Mixed-Use District is established to promote areas appropriate for office, retail, and residential uses, designed in a unified and cohesive manner in order to create an attractive environment in which to live, work and recreate. Two or more uses shall be integrated into a mixed use project. The district is appropriate in areas suitable for redevelopment as identified in the Jumpstart Plan contained within the Comprehensive Plan, and those areas designated for mixed use development to provide a process and design criteria that can be used to transition from established uses while accommodating new growth and evolving market trends. Vertical integration of uses is encouraged where appropriate. 

    Where appropriate, existing environmental features are to be preserved and integrated into the plan of development. In order to lessen the dependence on vehicles, the major land uses are encouraged to be connected by way of pedestrian linkages, bicycle/pedestrian facilities, trails and greenways that tie together the businesses, residences and open space into accessible patterns of development, and connect to adjacent offsite roads, parks and trails. The pedestrian-oriented nature of the district should be emphasized by the building scale and design, block sizes, pedestrian-oriented uses and streetscapes. 

    This district is considered an urban-style model with uses that are mixed together and easily walkable. For example, main entrances are located close to public streets, parking lots serve multiple uses, residential densities are higher to promote more activity within the development, as well as more public open spaces, and buffers located between different uses within the borders of the development are reduced or eliminated. 

    The district shall encourage mixed-use development and its accompanying support commercial and office uses while maintaining a strong emphasis on pedestrian scale, urban development and amenities. In order to encourage high quality design and innovative arrangement of building and open space uses throughout the project, this district provides substantial flexibility from the conventional use and dimensional requirements of the general districts. 

    The district shall promote a compact mixed-use design, traditional neighborhood pattern of development which includes a hierarchy of interconnected streets and blocks, pedestrian friendly walkable streets, a variety of housing types and lot sizes, mixed-use commercial neighborhood centers, and a connected passive and active open space network. 

    For purposes of this district, the following themes are embraced as desired sustainable growth policies and should be included in the design of each project: walkability, green building design, recycling, natural resource protection, and non-commercial community gardens, where appropriate.


    PD-MC   Planned Development-Medical Center District   Section 72-33.4  

    The Planned Development-Medical Center (PD-MC) District is intended to permit the development and growth of general and specialty hospitals to serve as the nuclei of medical center complexes within the City. The principal land use objective of the district is to permit the location around a general hospital of closely related medical uses, such as medical offices, diagnostic laboratories, pharmaceutical centers, special patient care units and allied housing units, in order to provide for an improved, convenient and efficient health care and delivery system for the City region. The district shall be developed in accordance with the Comprehensive Planning principles, guidelines, and performance standards outlined in this section. 

    The PD-MC District shall not be appropriate unless the generalized development plan submitted by an applicant satisfies the requirements of this section and the adopted Comprehensive Plan, to a significantly greater degree than the requirements of a conventional zoning district.



    Use Table - Section 72-40



    General. Table 72-40.2, Use Table, lists use types by base zoning district and indicates whether they are allowed by right, allowed with a use permit, or prohibited. The Use Table also includes references to any additional requirements or regulations applicable to the specific use type. References to additional requirements or regulations may not be all-inclusive.



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