Zoning Amendments

Planning and Zoning staff are undertaking a targeted review of specific sections of the City's Zoning Ordinance that affect residential properties, commercial operations, and historic preservation. This project stems from feedback received from residents, applicants, and City decision-makers and is based also on staff experience in applying current regulations.
Page updated on March 10, 2026 at 11:21 AM
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What This Process Involves

Our approach combines technical staff experience and analysis of current regulations with opportunities for community comment. We're examining how current rules work in practice, identifying areas where clarity or updates may be needed, and gathering community input to inform potential changes before bringing any recommendations to the Planning Commission and City Council. 

Project Scope

Residential Uses

Subdivision Regulations: Looking at standards for dividing land into smaller parcels, including procedures, infrastructure requirements, and design standards. (Anticipated Public Hearings, Fall 2026/Winter 2027) 

Developed and Vacant Substandard Lots: Looking at regulations that govern properties that don't meet current dimensional (size, width, or frontage) requirements, including how existing homes can be modified and how vacant lots can be developed. (Anticipated Public Hearings, June 2026) 

Lots Without Street Frontage: Looking at requirements and processes for developing properties that lack direct street access, including provisions for access easements and development standards. (Anticipated Public Hearings, June 2026) 

Historic Preservation Regulations

Board of Architectural Review Development Project Review Processes: Examining the BAR review process for DSUP projects to formalize the concept review and ensure consistency between the DSUP and BAR approvals. (Anticipated Public Hearings, Fall 2026)  

Historic District Ordinance Consistency: Examining review standards and section ordering to improve consistency across the different historic districts and create more pathways for administrative approval. (Anticipated Public Hearings,  Fall 2026)  

Historic District Ordinance Language: Cleaning up the ordinance to ensure the language used is clear, concise, and equitable, while removing outdated and irrelevant references. (Anticipated Public Hearings,  Fall 2026)  

Maintenance and Alteration Requirements: Reviewing standards for routine maintenance, repairs, and alterations to historic properties to clarify what projects require review. (Anticipated Public Hearings,  Fall 2026)  

Historic District ATM Regulations: Reviewing regulations that affect where an ATM can be installed in the historic districts. (Anticipated Public Hearings,  Fall 2026)  

Historic District Curb Cut Regulations: Updating how curb cut applications are reviewed in the Old and Historic Alexandria District. (Anticipated Public Hearings,  Fall 2026)

Commercial Uses

  • Convert Some SUP Uses to By-Right Uses
    • Indoor live entertainment permitted accessory to a principal commercial use, up to 30% of total weekly operating hours, subject to use limitations.
    • Temporary trailers at public and private schools (K-12)
  • Create New By-Right Uses:
    • Outdoor health and athletic clubs or fitness studios permitted in conjunction with an abutting indoor club or studio use, subject to use limitations.
  • Anticipated Public Hearings, April 2026

Timeline and Community Engagement

  • Current Phase: Research and Analysis 

  • Through September 2025

    • Staff analysis of current regulations and implementation challenges
    • Research on how similar issues are addressed in comparable communities
    • Development of proposed amendments to the zoning ordinance

  • Community Engagement 

    • September 17, 2025: Board of Architectural Review Hearing (Historic Preservation Updates ONLY), City Hall, 
      Council Chambers

      • At the end of the hearing, an information session was held about the proposed Historic Preservation text amendments. 

    • October 9, 2025: Planning Commission Discussion Item, 6 p.m., City Hall, Council Chambers

      • Residential and Commercial Zoning Ordinance Updates

    • October 22, 2025: Community Meeting, 7 p.m., City Hall, 301 King Street, Room 1900 (1st floor)

      • Presentation of current regulations and how they work in practice
      • Discussion of reasons for proposed changes to the zoning ordinance identified through staff experience
      • Presentation
      • Meeting video

  • Anticipated Public Hearings (subject to change)

    • Historic Preservation - Fall 2026
    • Residential Uses - June 2026
    • Commercial Uses - April 2026

Questions?

Contact project staff:

  • Residential Uses: Sam Shelby, Principal Planner, 703.746.3865
  • Historic Preservation:
  • Commercial Uses: Tony LaColla, Division Chief Land Use Services, 703.746.3829