Maple Avenue & Vienna Development Tracker
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MAC Zoning, Its 2020 Repeal, the 2023 Zoning Code, the 2026 Comprehensive Plan and Where Projects Stand
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Quick Answer: What Is Happening on Maple Avenue?
Status as of October 11, 2026
Quick answer: Maple Avenue’s zoning has changed course twice in about a decade. The optional Maple Avenue Commercial (MAC) overlay allowed taller mixed-use buildings and approved four projects before the Town Council paused it in 2018 and repealed it in 2020. A rewritten zoning code adopted in October 2023 raised the height limit to 42 feet in the Avenue Center district, the middle of the corridor, to make three-story mixed-use buildings practical. The Town’s February 2026 draft Comprehensive Plan reported that the change had not yet produced formal development proposals. The Comprehensive Plan update is still before the Town Council, which listed an October 26, 2026 meeting to return the plan to the Planning Commission for revisions; the outcome is pending until the Town posts it.
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#1 Selling Realtor in Northern Virginia by Units Sold Since 2020
Nikki is the #1 selling realtor in Northern Virginia by units sold since 2020 (RealTrends). See Rankings & Data.
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Maple Avenue Zoning Timeline
| When | What happened |
|---|---|
| Mid-2010s | The Town adopts the MAC, an optional overlay along Maple Avenue that let developers propose buildings above the standard 35-foot limit if they met design standards and offered public benefits. The Town’s draft plan dates adoption to 2013; news coverage at the time dated it to October 2014. |
| 2013 to 2018 | Four mixed-use MAC projects are approved. |
| 2018 | After community pushback over height and density, the Town Council adopts a moratorium on MAC projects. |
| June 2020 | The Council repeals the MAC. The four approved projects remain approved. |
| October 2023 | The Council adopts a rewritten zoning and subdivision code through the Code Create Vienna process, effective January 1, 2024. In the Avenue Center (AC) district, the maximum height rises to 42 feet, and projects no longer need more than half their floor area to be commercial. The east and west ends of the corridor stay at 35 feet. |
| February 25, 2026 | The Planning Commission recommends its draft Comprehensive Plan. The draft says the 2023 change has not yet resulted in formal development proposals, though some conversations had not advanced to an application. |
| October 26, 2026 (past) | Town Council meeting listed to return the draft plan to the Planning Commission for revisions. Outcome pending until the Town posts it. |
Sources: Draft Comprehensive Plan, Chapter 3: Land Use (PDF), Chapter 4: Economic Development (PDF), Tysons Reporter: MAC repeal (June 2020), FFXnow: new zoning code (October 2023), Town of Vienna: Comprehensive Plan update.
2026 Comprehensive Plan: Where It Stands
A comprehensive plan is the Town’s 10- to 20-year roadmap for land use, transportation, parks and public facilities. It does not change zoning by itself, but it guides future zoning changes, capital spending and development decisions.
- October and November 2025: open house, information sessions and a Planning Commission public hearing (November 12).
- February 25, 2026: the Planning Commission recommends its draft to the Town Council.
- April 20 to September 21, 2026: a joint work session, a Council public hearing (May 4) and Council work sessions on May 18, July 6, September 14 and September 21.
- Most recent: Monday, October 26, 2026, a Town Council meeting listed to return the plan to the Planning Commission for revisions; outcome pending until the Town posts it. No adoption date has been set.
Draft items buyers ask about: a strategy to consider a heritage tree ordinance, stormwater strategies such as reducing impervious surface, and land use policy for the Maple Avenue corridor. These are proposals in a draft, not adopted rules. Read the current draft and meeting materials on the Town’s site.
Other Projects to Watch
- New library (101 Maple Ave E): the former Patrick Henry Library was demolished around the start of 2026 for a replacement. Fairfax County Public Library’s latest published timeline (October 2025) points to an early 2028 opening, when the branch will take the name Vienna-Carter Library. Until then, a temporary branch operates at Cedar Park Shopping Center (262C Cedar Lane SE).
- Development Activity Map: the Town’s map lists significant applications as under review, approved, under construction or completed. Check it for anything near a home you are considering.
Sources: FFXnow: library timeline (October 2025), FFXnow: library demolition (January 2026), Town of Vienna: current planning.
How to Follow a Project
- Start with the Development Activity Map for status and documents.
- Watch for public notice signs on the site and check the Planning Commission, Board of Architectural Review and Town Council agendas on the Town’s meetings page.
- For plan details, search the Town’s Applications and Plan Review portal.
- Ask the Department of Planning and Zoning: 703-255-6341 or DPZ@viennava.gov.
Building near Maple Avenue or buying next to a teardown? See Buying or building in Vienna.
More Vienna guides: Vienna VA realtor guide | Town of Vienna vs. a Vienna address | Buying or building in Vienna | Vienna events calendar. Next door: Living in Oakton, Living in Fairfax and Living in McLean. All areas served.
Maple Avenue and Vienna Development FAQ
What was the MAC zone in Vienna?
The Maple Avenue Commercial (MAC) zone was an optional zoning overlay that let developers propose buildings above the standard 35-foot height limit along Maple Avenue if they met design standards and provided public benefits. Four mixed-use MAC projects were approved.
Why was Vienna’s MAC zoning repealed?
By 2018, community resistance to the higher density and height had grown, and the Town Council adopted a moratorium. The Council repealed the MAC in June 2020, and the four approved projects stayed approved.
How tall can buildings be on Maple Avenue now?
Under the zoning code adopted in October 2023, buildings in the Avenue Center district in the middle of the Maple Avenue corridor can be up to 42 feet tall. The east and west parts of the corridor remain at 35 feet.
Have any mixed-use projects been proposed under Vienna’s 2023 zoning code?
The Town’s February 2026 draft Comprehensive Plan said the 2023 change had not yet resulted in formal development proposals, though some conversations had not advanced to an application. Check the Development Activity Map for current applications.
When will Vienna adopt its new Comprehensive Plan?
No adoption date has been set. The Town listed an October 26, 2026 Town Council meeting to return the draft plan to the Planning Commission for revisions; the outcome is pending until the Town posts it.
When will the new Vienna library open?
Fairfax County Public Library’s October 2025 timeline points to an early 2028 opening for the rebuilt library at 101 Maple Avenue East, which will be renamed the Vienna-Carter Library.
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Sources
Sources (last updated October 11, 2026): Town of Vienna: Comprehensive Plan update and meeting schedule; Draft Comprehensive Plan, Chapter 3: Land Use (PDF); Draft Comprehensive Plan, Chapter 4: Economic Development (PDF); Draft Comprehensive Plan, Chapter 8: Environment and Sustainability (PDF); Tysons Reporter: Vienna repeals MAC (June 2, 2020); FFXnow: Vienna poised to adopt new zoning code (October 18, 2023); Town of Vienna: Development Activity Map; Town of Vienna: current planning; Town of Vienna: Applications and Plan Review portal; FFXnow: library construction timeline (October 30, 2025); FFXnow: library demolished (January 5, 2026); Nikki Lagouros Rankings & Data.