Zoning For Housing: See The Key Proposals Introduced In Alexandria

ALEXANDRIA, VA — Changes to single-family home zones are among the proposals in Alexandria's Zoning for Housing initiative, a massive undertaking seeking to increase housing and affordable options.

The proposed zoning reforms were introduced Tuesday and will prompt meetings throughout the fall before a final City Council vote on Nov. 28.

Zoning for Housing is an initiative launched in 2019. 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.

Here are the key proposals to know:

Single-Family Zones

The number of housing units permitted in single-family house zones could be increased. 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.

According to the city, an analysis showed that for-sale and rental homes are not within an affordable price range for many residents. The city believes increasing housing supply with various price points could help serve a variety of income levels in all neighborhoods.

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.

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. Side yard setback requirements would be eliminated for lots 25 wide or less, while all townhouse zones would have a 35 percent open space requirement.

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.

In addition, 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.

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.

Historic Development Patterns

The city analyzed historic development patterns that allowed smaller units within historic districts and other neighborhoods. New recommendations seek to allow these types of housing be developed in the future.

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

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 one-third of additional density provided in a coordinated development district to be affordable housing. A City Council policy is recommended to affirm the standard of one-third additional density for affordable housing 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. Now, city staff recommend continuing to work with developers to support conversions of office buildings allowed under the current 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 a 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.

The Zoning for Housing proposals were presented to City Council and the Planning Commission during a joint session Tuesday. Discussions on the zoning reforms will continue at upcoming meetings.

Here is the schedule:

• Sept. 14: Community meeting (location to be announced)
• Sept. 23: City Council Public Hearing, City Hall, comments accepted
• Sept. 24: City Council Town Hall, comments accepted (location to be announced)
• Oct. 5: Community meeting (location to be announced)
• Oct. 12: Community meeting (location to be announced)
• Oct. 14: City Council Public Hearing, City Hall, comments accepted
• Oct. 21: City Council Town Hall, comments accepted (location to be announced)
• Nov. 1: Planning Commission Public Hearing on Zoning for Housing, City Hall, comments accepted
• Nov. 14: City Council Public Hearing on Zoning for Housing, City Hall
• Nov. 18: City Council Public Hearing on Zoning for Housing continued, City Hall
• Nov. 28: City Council Meeting, City Hall, final vote