Zoning For Housing Endorsed By Planning Commission, Heads To City Council

ALEXANDRIA, VA — Zoning for Housing, a massive zoning reform proposal, will head to Alexandria City Council after endorsement by the Planning Commission Wednesday.

Although the Planning Commission unanimously approved many of the Zoning for Housing reforms, the parking elements of the townhouse zoning and single-family home zone reforms were approved 5-2. A motion to remove the term "family" in zoning ordinance definitions was approved 5-2.

Alexandria's Zoning for Housing initiative kicked off in 2019. Goals of the initiative are to expand access to new housing, expand affordability and expand housing choices regarding price points, types and tenure.

The Metropolitan Washington Council of Government estimated 75,000 additional units are needed across the DC region from 2020 to 2030 to meet housing needs in addition to 240,000 units projected to be built. In March 2020, City Council endorsed the housing goal, including Alexandria's own target of 3,000 additional units on top of 8,000 already projected in the 10-year period.

Amid a demand for more housing, there's also a need for affordable housing. According to a city staff report, U.S. Census data shows nearly 20 percent of 80,000 households in Alexandria with incomes up to $75,000 are cost burdened. Of the 3,000 additional units Alexandria needs to meet its housing goal over 10 years, 75 percent (2,250) are recommended to be affordable to low-income and moderate-income households.

The Planning Commission action came after plentiful public speakers for and against Zoning for Housing components. Before the approval, Alexandria Planning Commission Chair Nathan Macek noted the importance of listening to people who "have been shut out of the city" because of housing accessibility. He noted his child's teachers at Alexandria's Naomi Brooks Elementary lived in Reston and St. Mary's County, Maryland. But neither of those teachers work for Alexandria City Public Schools anymore due to the commute from the places they could afford to live.

"I think we've got some precedent here, and I think this is an important step to give people these options, but I don't think it's one to fear," said Macek. "It's not the elimination of single-family homes, but is an enhancement in terms of what we're permitting to be constructed in those parts of the city."

There are two City Council public hearings at 7 p.m. on Nov. 14 and 9:30 a.m. on Nov. 18 before the final City Council vote on Nov. 28. Public comments will be accepted at the Nov. 14 and 18 meetings but not the City Council action on Nov. 28.

What's Included In the Housing for Zoning Proposal

Since Zoning for Housing began in 2019, three reforms have already been approved — accessory dwelling units, co-living and auxiliary dwellings units.

There are eight key components to the new Zoning for Housing proposal pertaining to single-family home zones, townhouse zoning, residential multifamily zones, historic development patterns, coordinated development districts and affordable housing, office to residential conversions, industrial zones, and transit-oriented development.

A ninth component — Changes to bonus heights allowing extra density with affordable housing — is not being recommended for approval. The city found bonus height would not help with redevelopments in zones with 45 to 50-foot height limits.

Single-Family Home Zones

The types of housing units permitted in single-family house zones could be changed. City staff's recommended proposal would be adding an opportunity for two-unit and three to four-unit dwellings in the R20, R12, R8, R5, and R2 R2-5 single-family zones. These single-family zones make up 34 percent of the city's total land area. Under the proposed zoning, the city anticipates 66 new residential buildings with 178 units could be developed over a decade.
The second option not recommended by staff would be to allow two-unit dwellings in the R20, R12, R8, and R5 zones and three to four-unit dwellings in R2 R2-5 zones. This could produce an estimated 66 buildings with 150 units over a decade.
The estimated increase of students in the school system over a decade with this option is 15.

For parking requirements, the staff recommended option is no minimum parking required in an "enhanced transit area" and 0.5 spaces per dwelling unit elsewhere. Another option would be 0.5 spaces per dwelling unit in an "enhanced transit area" and one parking space per dwelling unit elsewhere. The current parking requirements are 2 spaces per dwelling unit for single-family detached homes, two-family homes and rowhomes or townhouse dwellings. The requirement for multifamily units depends on the number of bedrooms and proximity to transit.

Townhouse Zoning

The recommendations for townhouses focus on lot requirements, setbacks and open space. Lot requirements would vary by location and how similar lot sizes are. For example, RM zone townhouse lot, bulk, and open space requirements are proposed for Old Town homes in areas zoned for townhouses.

Side yard setback requirements would be eliminated for lots 25 wide or less, while all townhouse zones and residential uses in commercial zones would have a 35 percent open space requirement.
Off-street parking requirements would be eliminated for single-unit, two-unit or townhouse units within an enhanced transit district, while one space per dwelling unit would be required for homes outside the enhanced transit district.

Residential Multifamily Zones

The city recommends a policy supporting residential multifamily zones in areas planned for medium or higher density development and "other specific locations where the proposed project is compatible with adjacent development and consistent with City policies." Proposals would still need to go through the same required city approvals.

More flexibility is recommended for ground floor uses and permitted uses that typically require special use permits. Uses such as restaurants, medical care facilities and fitness studios currently require special use permits in residential multifamily zones but are typically by-right in other zoning districts.

Historic Development Patterns

The city proposes removing dwelling units per acre limitations in multifamily zones to allow smaller, less expensive units. In addition, the city proposes removing zone transition setback requirements when commercial buildings are proposed next to residential zoned areas and implementing the proposed townhouse zoning recommendations.

Coordinated Development Districts and Affordable Housing

The city is seeking to increase affordable housing in coordinated development districts, which are planned areas like Potomac Yard, Eisenhower East and Landmark Mall. The proposal calls for a standard of one-third of additional density provided in a coordinated development district to be affordable housing. A City Council policy is recommended to affirm the one-third additional density for affordable housing standard in coordinated development districts.

Office to Residential Conversions

The city has seen a trend of office to residential conversations with examples like the Oronoco, the Foundry, Park Center. The city recommends continuing to work with developers to support conversions of office buildings allowed under the current zoning ordinance. The city would be encouraged to support conversions of older buildings but not office buildings that remain competitive. A City Council policy is suggested to encourage increased residential density for affordable housing, as well as conversion standards for a green building and review of the voluntary affordable housing contribution policy.

Industrial Zones

According to the city, much of the industrial zone in the city is already planned for mixed-use development, including in the Eisenhower West and Landmark Van Dorn Small Area plans. About 2.3 percent of the city is zoned industrial.

To that end, the city recommends adding site and building criteria to the industrial zone for new buildings to be compatible with potential future residential and pedestrian-scale development.

Expanding Transit-Oriented Development

Locating higher-density development near transit has already been a goal of the city. That's why the city sees opportunity for undeveloped or low-density land parcels near Metro stations.The city is recommended looking at undeveloped or low-density land near the King Street Metro, reviewing the Braddock Metro neighborhood's requirements for non-residential development, promoting transit-oriented levels of development for affordable housing in the Duke Street corridor plan and Alexandria West Small Area Plan, and studying removing parking requirements for affordable housing within a half mile of a Metro station.