• Purpose: The purpose of this initiative is to identify land use patterns, such as the mix of uses and building types found in historic neighborhoods (Del Ray, Rosemont, Old Town, and Parker-Gray) that can no longer be built under existing zoning. Characteristics of historic land use patterns that are desirable would be identified along with recommendations for changes to the Zoning Ordinance to allow these patterns to be considered.
• Methodology: Along with community input, the goal is to identify approximately three areas within Alexandria with a mix of uses and/or mix of housing types that could not be constructed today. The areas selected would have a range of housing types and affordability, be walkable, and located near transit and other neighborhood services. Zoning provisions which prevent these types of developments from being constructed under today's Zoning Ordinance will be identified.
• Equity Impact: The result would be to facilitate the construction of more diverse housing options geared for a range of income levels.

• Purpose: The purpose of this initiative is to explore regularizing the practice, recently used as part of the Potomac River Generating Site/Hilco Redevelopment Partners project, to allow Bonus Density (Section 7-700 of the Zoning Ordinance) in Coordinated Development Districts (CDDs) in exchange for affordable housing. Although newer CDDs typically include provisions for affordable housing or have anticipated the use of Section 7-700, this project would standardize and streamline that process, particularly by not requiring additional Special Use Permit approval (through Section 7-700). Please note that this initiative would only apply to new CDDs created in the future or those where property owner(s) are requesting an amendment to an existing CDD. Existing CDDs where no amendments are being requested would not be affected.
• Methodology: Along with community input, the design of standard CDD conditions in which Bonus Density could be offered in exchange for committed affordable housing would occur.
• Equity Impact: This initiative would increase the ease with which Bonus Density could be used in CDDs and potentially the amount of affordable housing created as part of these CDD projects.

• Purpose: This initiative will propose a zoning framework that adds to the housing supply now provided by Single Family zones and, by doing so, broadens socio-economic access to traditionally single-family neighborhoods. The initiative will evaluate the current limit of one household per lot in the City’s Single-family Zones and the potential benefits of allowing a greater number of households per lot in those zones. Staff will examine changing the number of permitted units as well as the definition of “family.”  As currently conceived, this initiative will potentially amplify our housing production goals by enabling new typologies in neighborhoods where they don’t exist now, and/or are by their nature are less expensive, but this initiative will not be examining the potential for these new units to be “committed affordable” as we have interpreted that without specific tools or public investment to make them so.  A component of this review is to explore how reductions in parking requirements may be both possible and necessary to achieve housing access goals, as well as preserve open space.
• Methodology: Along with community input, the initiative will focus on examining areas restricted to single family detached housing; how housing demand is not being met by supply and the attendant economic factors (price increases/decreases and vacancy projections), types, price points; income needed to purchase/rent specific dwelling price ranges and correlation with missing typology in current housing stock; additionally a forecast for additional units that could be created with through options for multi-family housing. Supporting data will inform potential reductions in parking requirements. Other factors include impacts on schools and public facilities and environmental sustainability.
• Equity Impact: Adding multi-unit dwellings to single family zones and amending the family definition expands the potential for less-costly housing and allows for expansion of socio-economic diversity throughout Alexandria. Allowance for more residential density can promote environmental sustainability.
• Single-Family Zones Map: Alexandria is 15.21 square miles, 5.17 of which represent the single family zones of R20, R12, R8, R5, and R2-5. View map .

• Purpose:  The Industrial Zone currently does not allow residential uses but many uses within the Industrial Zone may be compatible with residential uses. This analysis will look at the potential for allowing land zoned industrial to apply for Residential Multi-Family (RMF) zoning. It will also look at any barriers to the planned transition in some areas from industrial uses to mixed-use/residential uses.
• Methodology: Along with community input, research would be undertaken of any City background materials, such as the 2014 Industrial Study, national best practices, and local data, such as business license data and CoStar real estate data on existing vacancy rates and rental rates. Staff will also research to the best of its ability the impact of any policy decisions on employment and small businesses/jobs.
• Equity Impact: Consideration of the impact on increasing the number of affordable residential units, impacts to existing businesses and employees, and the environmental justice impact of locating affordable housing in former industrial sites.
• Story Map: For background information on the City's Industrial Zone including reference maps and photos, visit this Story Map.

• Purpose: This initiative will review existing permitted densities within the walksheds of existing and planned Metro stations and BRT stations. It would further  analyze any existing barriers currently in place that limit increased densities around transit stations.
• Methodology: Along with community input, a  review existing Small Area Plans (SAPs) around Metro and transit stations and an analysis of the permitted densities will occur. A comparison and contrast of the different Transit Oriented Developments (TODS) within Alexandria will also occur. Research on best practices/policy innovation for affordable housing within TODs will also be included.
• Equity Impact: The potential for encouraging more affordable housing around Metro and transit stations.
• Story Map: For background information including a reference map, visit this Story Map.

• Purpose: This initiative will analyze potential expanded opportunities for the Residential Multi-family (RMF) Zone including looking at criteria for consideration of the RMF in existing and future Small Area Plans.
• Methodology: Along with community input, research of the creation of the RMF Zone will occur in addition to compilation of an existing inventory of RMF projects, coupled with meeting with other divisions to better understand the limitations and opportunities with the RMF.
• Equity Impact: The RMF Zone is a tool to help expand the number of affordable housing units.
• Story Map: For background information on the City's RMF Zone including reference maps and photos, visit this Story Map.

• Purpose: This initiative will seek to remove inequities in zoning regulations within the various Townhouse Zones (RA, RB, RC, RM, others), and reduce unnecessary regulatory barriers to residential development within Commercial Zones (CL, CSL, CD, others).
• Methodology: With community input, this project will research zoning history, analyze existing lot patterns and residential development, draft recommendations, conduct outreach, and finalize recommendations.
• Equity Impact: Will eliminate inequities in development potential between the Townhouse Zones.

• Purpose: The purpose of this initiative is to determine whether the Zoning Ordinance includes impediments to Office-to-Residential conversions and whether there are areas where we want to incentive or de-incentivize conversions.
• Methodology: With community input, conduct a cost/benefit review of completed/approved conversions and work with the Alexandria Economic Development Partnership (AEDP) to determine the volume and location of office buildings that may be ripe for conversion. The work will include a look at the financial realities of conversion and their potential for impacts on neighborhoods, City infrastructure, and services. Once that is completed, staff will determine how existing zoning is a hindrance, neutral or a help to future conversions, and potential suggest changes where the ordinance now hinders conversions..
• Equity Impact: Additional office-to residential conversions would increase existing housing stock and support the City's Green Building goals. Questions remain whether this would improve ownership or affordable housing opportunities.

• Purpose: This purpose of this initiative is to incentivize more use of Section 7-703 of the Zoning Ordinance (Bonus Height) in order to both expand market rate and affordable housing. This initiative would further explore use of the Bonus Height provision in zones with height limits of 45 feet or more. Currently it can be utilized in zones with a height of more than 50 feet, representing a limited change of 6 feet.
• Methodology: With community input, and through modeling, the City will examine the utilization of the existing Bonus Height provision within in zones with height limitations between 45 and 51 feet to determine the feasibility of adding the additional height in a manner that is contextual to existing structures. The goal is to minimize physical impacts while expanding housing and affordability. 
• Equity Impact: To expand housing choices and dispersion throughout more areas of the City in a manner that is harmonious to the surrounding physical context of the community.

• Related Information: In June 2022, staff presented the proposed Bonus Height Zoning Text Amendment to the Planning Commission. At that time, the Planning Commission requested staff to undertake more research and analysis to illustrate if and where the proposal could be viable. Staff acknowledges that while a 2022 map of zones with 45 feet height limits and above was developed, the use of the proposal in those zones would still be subject to existing regulatory standards and other considerations. As a result, a property owner would have to meet those standards before using it, if approved. Additionally, the Bonus Height provision, as it currently exists and as proposed, would continue to be subject to a public hearing Special Use Permit. The additional analysis that is currently being conducted is testing utility of the proposal given the other regulatory standards that apply in the zones.

  • View Map . For those areas that are hatched, a feasibility study of sample sites is underway to determine viability of this proposed tool with results anticipated in the fall phase of Zoning for Housing.

• Phase 1 project website

Approximately 15,500 Alexandria renter households with incomes up to $75,000 are estimated to be housing cost burdened, defined as spending more than 30 percent of their gross income on housing costs (American Community Survey 2017-2021 5-Year Estimates). Housing cost burden is experienced most acutely by Alexandria households with incomes below $50,000 (approximately 10,500 households).

In addition, approximately 3,500 Alexandria homeowner households with incomes up to $75,000 are estimated to be housing cost burdened (American Community Survey 2017-2021 5-Year Estimates). 

More information on Alexandria's housing need can be found in the presentation given by Helen McIlvaine during the Zoning for Housing kick-off event in March. 

The 2022 Area Median Income (AMI) for the Washington-Arlington-Alexandria-DC-MD area, as calculated by the U.S. Department of Housing and Urban Development (HUD), is $142,000 for a family of four. (The 2023 AMI is anticipated to be released by HUD in May 2023.) Income eligibility, rents and sale prices for committed affordable rental and homeownership units are based on the income limits listed in the chart below. To learn more about the impacts of housing costs on Alexandria's workforce, view our Quick Facts. Have questions about Housing Definitions and Terminology? Visit our Housing website.

Source: 2022 U.S. Department of Housing and Urban Development (HUD): Income Limits for Washington, Arlington, Alexandria, DC-VA-MD HUD Metro Area; Office of Housing, City of Alexandria

The high cost of housing in Alexandria is reflected across a number of housing indicators; common examples include residential assessment values and rents as compared to household income. The median household income in the City is estimated to be $105,450 based on the most recent 5-Year American Community Survey (2017-2021). 

2023 Average Residential Assessed Values

• The average assessed value of a residential property is $679,914.
• The average assessed value of a single-family home (both detached and attached properties in fee-simple ownership) is $940,375.

• The average assessed value of a residential condominium (which includes condominium townhomes) is $407,616. The annual household income needed to afford a condominium at this assessed value is estimated to be between approximately $137,000 and $145,000 (assuming a condominium fee of $600/month and loan-to-value ratio of 97%).

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2022 Rental Housing Costs

• The average asking rent for a one-bedroom unit, adjusted for utilities, is estimated to be $1,920 (2022). The minimum annual household income needed to afford an average one-bedroom is approximately $77,000.
• The average asking rent for a two-bedroom unit is $2,413 (2022). The minimum annual household income needed to afford an average two-bedroom is approximately $96,500.
• Utility costs are passed onto tenants at many properties further decreasing the overall affordability of rental housing. 

Learn more about the impacts of housing costs on Alexandria's workforce by viewing our Quick Facts.

Source: Office of Housing, 2022 Residential Market Analysis

The demand for housing at all price points is driven by employment growth and other factors, such as a rising divergence between the growth in housing costs and wages. The Metropolitan Washington Council of Governments (MWCOG) has estimated that 75,000 additional housing units are needed across the region, above the 245,000 units estimated to be produced between 2020 and 2030. MWCOG has recommended that 75 percent of these units serve low- and moderate-income households and be located in transit and activity centers, near jobs, services and amenities. 

In response to regional housing demand, MWCOG adopted the 2020-2030 Regional Housing Initiative (RHI) which established housing production targets for its member jurisdictions. In March 2020, City Council endorsed Resolution R27-2019, including the City's housing production allocation of 3,000 units (above the City's development projections) by 2030, with a goal that 75 percent of the units (2,250) be affordable to low- and moderate-income households. Progress towards this target is reported on the City’s Housing Opportunities Dashboard.

Expanding and diversifying housing supply will enhance housing opportunity for Alexandria’s residents and workers by moderating housing cost growth (which has increasingly been forcing households to locate farther and farther from their places of employment and community networks) and by introducing new housing types, and will help contribute to the reduction in regional sprawl, congestion, and loss of open space. A range of regulatory tools, financial resources, and public-private partnerships are necessary to help support market rate and affordable housing production. These include the Housing Master Plan toolbox and the Zoning for Housing initiative.

We want to hear from you! Everyone’s voice is important. Please join the conversation by completing an online questionnaire by June 19. Your input will help inform this initiative as we move forward. 

• English
• Amharic
• Arabic
• Dari
• Pashto
• Spanish

We want to hear from you! Please let us know if you have questions or comments related to the Zoning for Housing initiative. Your input will be documented and will help inform the process. 

• Community Comment Form

The Zoning for Housing initiative will continue through December 2023 and includes two extended periods of community engagement in the spring and early fall. Details and additional opportunities for community input throughout the process will be shared through several channels of communication. Community members may ask questions or provide comment anytime during this process through an online feedback form. 

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• Presentations
  • Background and Resources Previously Shared
  • Components of the Zoning for Housing Initiative
• Meeting videos
  • English 
  • Amharic
  • Arabic
  • Dari
  • Pashto
  • Spanish

• Agenda
• Zoning for Housing Components Presentation
• Housing for All Presentation
• Meeting video

• Agenda
• Presentations
  • Zoning for Housing Components, Karl Moritz
    • Welcome
  • Housing for All, Nancy Williams
    • Opening Remarks
• Meeting video

Presentations and Meeting Recordings

• Recorded Community Questions and Comments with Staff Answers
• English presentation  | Meeting recording unavailable due to technical difficulties
  • Opening Remarks
  • Closing Remarks
• Amharic presentation | Meeting recording
• Arabic presentation | Meeting recording
• Spanish presentation | Meeting recording

All materials and videos can be found on the event website.

•  Meeting video
• Presentation
• Memorandum to City Council
• Attachments
  • Background
  • Proposed Framework
  • 2020 Prioritization Plan

This document summarizes the origins of the Zoning for Housing and Housing for All initiatives, including the analysis and policy determinations establishing the need, previous actions that identified initiatives to be included under the Zoning for Housing umbrella, outreach that has occurred, and initiatives that have already been adopted.

• Background - updated March 2023

• City Council Resolution 2926 , endorsing MWCOG's Resolution R27-2019 related to regional housing needs
• Resolution 2974, All Alexandria: Committing to Race and Social Equity

• Accessory Dwelling Units Policy
• Auxiliary Dwellings Policy 
• Co-Living Policy

• AARP’s Future of Housing: Addressing Housing Challenges [for all ages/income groups] Across the Country

• More Flexible Zoning Helps Contain Rising Rents, Pew Charitable Trusts, April 2023

• Montgomery County, PA Transit Oriented Development Model Ordinance, October 2021

• How Communities are Rethinking Zoning to Improve Housing Affordability and Access Opportunity, Urban Institute, January 2019

• Gray to Green Communities, A Call to Action on the Housing and Climate Crises, Dana L. Bourland (Available through Islandpress.org or retail outlets)

• Office of Housing
• All Alexandria
• Alexandria West Planning Process
• City of Alexandria Housing Master Plan
• Zoning Ordinance
• Housing Definitions and Terminology
• Glossary of Planning Terms