Department Resources

Living Shoreline

What is a Living Shoreline?

A living shoreline is defined in § 28.2-104.1 of the Code of Virginia as a shoreline management practice that:

Provides erosion control and water quality benefits.
Protects, restores, or enhances natural shoreline habitat.
Maintains coastal processes through the strategic placement of plants, stone, sand fill, and other structural and organic materials.

When practicable, a living shoreline may also enhance coastal resilience and help reduce wave energy and storm surge impacts.

Determining if Your Property Has Tidal Shoreline

If you own or are involved with property that includes tidal shoreline, you can use the following online resources to locate and evaluate shoreline areas:

Fairfax County Tidal Wetlands and Shoreline Map – Search by address to view approximate tidal shoreline locations.
AdaptVA - Includes the 10-year potential tidal wetland projections and potential wetlands under the Natural Resources layer.

If you need additional assistance in determining whether tidal shoreline exists on your property, contact staff for the Fairfax County Wetlands Board:

Department of Planning and Development, Planning Division
12055 Government Center Parkway, Suite 730,
Fairfax, VA 22035-5504
703-324-1380, TTY 711
DPDWetlandsBoard@fairfaxcounty.gov

How does this affect you?

Maintaining or Modifying Existing Shorelines

Existing tidal shoreline structures, including bulkheads and riprap, should be maintained to prevent erosion and structural failure.

If you want to modify your shoreline, approvals and permits are required before any work begins. Unauthorized activity, including construction of a living shoreline, may result in violations and require restoration. See the below Requirements section for more information.

If a bulkhead or rip rap has failed, and tidal wetlands have developed landward of the structure, a living shoreline may be required as part of the repair.

Under the Code of Virginia § 28.2-104.1.D, a living shoreline approach must be used, unless it is determined to be unsuitable. In those cases, elements of a living shoreline must be incorporated to the maximum extent possible.

The Shoreline Decision Support Tool is available to provide recommendations for shoreline erosion control. This tool integrates the best available science on shoreline management. For additional resources, see the Technical Assistance section below.

Benefits of Living Shorelines include:

Reducing erosion and property loss for you and your neighbors.
Improving water quality for safer drinking water and recreation.
Storing and absorbing carbon to slow greenhouse gases and reduce the harmful effects of climate change.
Providing a natural barrier to waves.
Preserving natural coastal processes, such as marsh dunes.
Providing an attractive natural appearance.
Supporting resilient communities.
Streamlining the permitting process for some projects.

Submit one JPA electronically to the U.S. Army Corps of Engineers (USACE) through the Regulatory Request System (RRS), which will distribute it automatically to:

U.S. Army Corps of Engineers (USACE)
Fairfax County Wetlands Board (WB)
Virginia Marine Resources Commission (VMRC)

Typically, the order of review is: (1)USACE → (2)Wetlands Board → (3)VRMC. Each agency issues a permit or written response indicating whether a permit is required. (Note: USACE may advance the JPA to the Wetlands Board without issuing a written response.

After the JPA is submitted, then submit a Wetlands Permit Application through our online permitting system (PLUS).

Before submitting:

Review Fairfax County How Do I Apply for a Tidal Wetlands Permit.
Review Fairfax County Wetlands Board Application Guide.
Review Joint Permit Application guidance.
Use the Shoreline Decision Support Tool for project recommendations.
Remember: A public hearing is required as part of the Wetlands Board process.
Obtain Wetlands Board and VRMC approvals – or written confirmation that no permits are required – before proceeding to Step 2.

Questions? Contact Fairfax County Wetlands Board staff at 703-324-1380, TTY 711, DPDWetlandsBoard@fairfaxcounty.gov, or in-person at 12055 Government Center Parkway, Suite 730, Fairfax, VA 22035-5504.

Submit the following to Land Development Services (LDS) through our online permitting system (PLUS):

Floodplain Use Determination (FPUD) for encroachment in the floodplain.
Water Quality Impact Assessment (WQIA) for encroachment in a Resource Protection Area (RPA).
Grading plan* (see note below).

Before submitting:

Submit the FPUD request to determine whether your proposed use is allowed under county floodplain regulations.
Complete a Resilience Assessment as part of the WQIA. This assessment evaluates climate change and sea-level rise impacts for any project in an RPA per § 118-4-3(g)(1)-(6) of the Fairfax County Code.
Confirm whether a WQIA is required under § 118-3-3(a). It is typically required for any land disturbance or development in an RPA. If requesting a WQIA exemption for a living shoreline, demonstrate compliance with § 118-3-3(i) criteria.
Schedule a pre-application meeting before submitting your materials.

*NOTE: The type of grading plan required depends on the scope of work and total associated disturbance. Common plan types for living shoreline projects include:

Infill lot grading plans (INF)
Rough grading plans (RGP)

For details, visit the Permit Library: Site Plans or contact the Site Engineer of the Day at 703-324-2268, TTY 711, by email at sitequery@fairfaxcounty.gov, or in-person at 12055 Government Center Parkway, Suite 324, Fairfax, VA 22035-5504.

Virginia Institute of Marine Science (VIMS) on Living Shorelines
Shoreline Decision Support Tool: integrates the best available science on shoreline management and can determine a recommended shoreline erosion control strategy.
Living Shoreline Design Guidelines for Shore Protection in Virginia’s Estuarine Environment
How do I apply for a Tidal Wetlands Permit
Important Information for Owners of Tidal Shoreline Property flyer

Floodplain Use Determination (FPUD)
Water Quality Impact Assessment (WQIA)
The type of grading plan depends on what is being constructed and the amount of land disturbance associated with the project. Some common types associated with a living shoreline are the Infill Lot Grading Plan (INF) and Rough Grading Plan (RGP). For more information on the types of grading plans, visit Permit Library: Site Plan.
If you would like to meet with staff to discuss your project before submitting an application, go to the Meet with Staff webpage or request a meeting via this form.

The Virginia Conservation Assistance Program (VCAP) provides financial and technical assistance to property owners who would like to install a Living Shoreline. For more information, please visit Virginia Conservation Assistance Program.

For questions about VCAP grants, contact: conservationdistrict@fairfaxcounty.gov.

Land Development Services

Land Development Services Alert:

Department Resources

Living Shoreline

What is a Living Shoreline?

Determining if Your Property Has Tidal Shoreline