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) 

Outlots: 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) 

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) 

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Language: Cleaning up the ordinance to ensure the language used is clear, concise, and equitable, while removing outdated and irrelevant references.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)

Stay tuned for future commercial uses text amendments.

Staff is bringing forth zoning text amendments to implement state mandates related to the construction of certain affordable housing projects and the establishment of an administrative site plan process.

In 2026, the Virginia General Assembly passed legislation requiring that localities adopt a stream-lined, by-right approval process to promote the construction of affordable housing projects.  This requirement is for land that is either owned by a tax-exempt 501(c)3 non-profit or religious organization for at least five years. You have likely heard it referred to colloquially as “YIGBY” or Yes in God’s Back Yard.  The state legislation establishes zoning allowances for height, density and setbacks. Requirements outlined in the Zoning Ordinance must also be satisfied. The state mandated legislation is effective on January 1, 2027.

To streamline this process, the proposed amendments will also establish an administrative site plan review process for these types of projects. Additionally, staff proposes allowing small residential and commercial projects, meeting all zoning requirements and requiring no modifications nor special use permits, to utilize the administrative site plan process. Staff also proposes raising the threshold for the number of units that require a site plan from three or more units to five or more units.

An overview of these zoning text amendments has been presented at the Planning Commission, the Alexandria Housing Affordability Advisory Committee and P&Z Bi-Monthly Virtual Update meetings, all in September. It is anticipated that the proposal will be reviewed at the November public hearings (Planning Commission and City Council).