Roanoke, VA Building Setbacks & Zoning: Structure Height Limits (2026)

The City of Roanoke sets maximum building height by zoning district in the dimensional regulations table at Section 36.2-312 of the Zoning Ordinance (Chapter 36.2 of the City Code). The RA (Residential Agricultural), RM-2, and RMF districts allow up to 45 feet; the R-12, R-7, R-5, R-3, and RM-1 districts cap principal and accessory buildings at 35 feet. Height, like yard depth and lot area, is measured in feet under the table's own units note.

Section 36.2-205(j) lists exemptions from these limits for every zoning district except the Airport Navigation Overlay District. Church spires, belfries, cupolas, chimneys, smokestacks, flagpoles, and attached whip antennas under 8 feet are excluded entirely from the height count. Elevator penthouses, solar energy systems, and roof-mounted mechanical or electrical equipment (other than satellite dishes) may exceed the limit as needed to function, provided such features cover no more than 20 percent of the roof's horizontal area. Parapet walls and cornices without windows may exceed the district maximum by up to 4 feet. Wireless telecommunications facilities and broadcasting towers are exempt from the base district height cap citywide except in the Heavy Industrial (I-2) District, where Section 36.2-432 governs instead; wind turbines follow a separate standard under Section 36.2-403(m).

The Zoning Administrator enforces these standards under Section 36.2-571 and may order correction of any building that exceeds its district's height maximum without an approved exemption, variance, or special exception. An owner who believes the limit creates an unreasonable hardship may seek a modification from the Zoning Administrator or a variance from the Board of Zoning Appeals under Section 36.2-561.