Zoning For Housing: Final Planning Commission Hearing Approaches

ALEXANDRIA, VA — The final three hearings on Alexandria's major zoning reform package, Zoning for Housing, are approaching in November.

The city's Zoning for Housing/Housing for All Initiative, launched in 2019, has a "goal of expanding housing production and affordability and addressing past and current barriers to equitable housing access." Three of the reforms related to accessory dwelling units, co-living and auxiliary dwellings units were adopted in previous years. The nine remaining reforms are being considered this fall.

The latest recommendations for zoning updates to improve housing supply in the city were first presented Sept. 5 to the Alexandria Planning Commission and City Council. Proposals cover housing types in single-family zones, parking requirements, residential multifamily and townhouse zone guidelines and more.

Public hearings and town halls are being held throughout the fall before a final City Council vote on Nov. 28.

On Nov. 1 at 7 p.m., the Planning Commission's final hearing on Zoning for Housing is scheduled. City Council's public hearings are scheduled for 7 p.m. on Nov. 14 and 9:30 a.m. on Nov. 18.

Public comments will be accepted at all three meetings. Translation services in Amharic, Arabic and Spanish will be available at the Nov. 1 Planning Commission hearing. For City Council public hearings, translation services can be requested 48 hours in advance by contacting the city clerk at gloria.sitton@alexandriava.gov or at 703-746-4550.

Virtual participation will be an option for the public hearings. Zoom information for the meetings is as follows:

Nov. 1 Planning Commission

Register: https://zoom.us/webinar/register/WN_cgCjV2hIRsK0Jcx-KGsozQ
Webinar ID: 992 8131 8759
Webinar Passcode: 825210
Dial-in number: 301-715-8592

Nov. 14 City Council
Register: https://zoom.us/webinar/register/WN_zV5y6XT2SEeBk-7ENT2yWw
Webinar ID: 982 0732 5436
Webinar Passcode: 909489
Dial-in number: 301-715-8592

Nov. 18 City Council (Public Hearing Zoom Webinar Information)
Register: https://zoom.us/webinar/register/WN_quQPdJbZTFy7w7MUH1yFxA
Webinar ID: 950 5785 9463
Webinar Passcode: 295384
Dial-in number: 301-715-8592

See the city's Zoning for Housing web page for more details on the proposal.

Summary of Zoning for Housing Proposals

Single-Family 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.

Bonus Heights

Changes to bonus heights allowing extra density with affordable housing are not recommended. The city found bonus height would not help with redevelopments in zones with 45 to 50-foot height limits.