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  • Live

    Make the most of Alexandria's outstanding quality of life with information and services of interest to residents.

    • Be Prepared

      Are you ready? Find resources and information to help residents, businesses and visitors to prepare for all types of emergencies, and to stay safe.

      • Flooding Preparedness
      • Snow and Ice Control
      • Hurricane Preparedness
      • Emergency Preparedness
      • Public Health Emergency
    • Community Life

      Learn more about pets and animals, schools and libraries, parks and farmers' markets, community gardens, and more.

      • Community Gardens
      • Farmers' Markets
      • Parks
      • Pets
      • Recreation
    • Get Involved

      There are many opportunities to get involved to help better the City of Alexandria. Opportunities include serving on a Board, Commission or Committee, providing input on a new City project or speaking at a City Council meeting.

      • Boards and Commissions
      • Civic Engagement Policy
      • City Academies
      • Community Emergency Response Team (CERT)
      • Speak at a Meeting
      • Volunteering
    • Getting Around

      Information on how to get to and through the City of Alexandria, including walking, biking, bus, rail, air, ridesharing, and more.

      • Bicycling in Alexandria
      • Bus and Rail
      • King Street Trolley
      • Parking in Alexandria
      • Street Maps
      • Taxis
      • Water Taxis
    • Historic Preservation

      Historic Alexandria is a treasure trove of early structures, artifacts, and records that creates a unique way of life for its citizens and provides enjoyment for thousands of people who visit this special community every year. The City continues to add resources to its collection of local and nationally designated historic districts.

      • Alexandria History
      • Board of Architectural Review
      • Historic Alexandria
      • Historic Districts
    • Licenses & Permits

      Find out whether a permit is required, the type of permit needed, fees involved, and what requirements are necessary for the activity you want to engage in Alexandria.

      • Building & Construction
      • Business Licenses
      • Health Permits
      • Marriage Licenses
      • Virginia Department of Motor Vehicles (DMV)
    • Parking

      Information about parking in the City of Alexandria, including parking options, enforcement, districts and permits.

      • Contest a Parking Ticket
      • Guest Parking Permits
      • Parking Permits
      • Parking Studies
      • Parking in Old Town
      • Pay a Parking Ticket
    • Public Health & Wellness

      Alexandria is committed to ensuring our residents thrive through physical, mental, and social health.

      • Aging & Adult Services
      • Domestic Violence
      • Environmental Health
      • Environmental Quality
      • Health Department
      • Health Clinics
      • Sexual Assault
      • Substance Abuse Prevention
      • Substance Abuse Services
      • Teen Pregnancy Prevention
      • Teen Wellness Center
    • Public Safety & Courts

      Agencies and programs that help maintain our safety and overall quality of life. These links contain information about the City of Alexandria's law enforcement agencies and public safety organizations, courts and judicial system.

      • Fire Department
      • Police Department
      • Sheriff's Office
      • Circuit Court
      • Clerk of Circuit Court
      • General District Court
      • J&DR Court
      • Court Service Unit
    • Public Works

      Learn more about how the City maintains streets, sidewalks, bridges, and other infrastructure in the City.

      • Bridge Maintenance
      • Paving and Potholes
      • Sewer Maintenance
      • Street Sweeping
    • Real Estate & Taxes

      The City collects car and real estate taxes, maintains tax relief programs and assesses property values. Taxes can be paid in a variety of ways including online, by phone and by mail.

      • Payments
      • Personal Property/Car Tax
      • Real Estate Assessments
      • Real Estate Tax
      • Tax Guide
      • Tax Relief
    • Schools & Libraries

      Did you know that ACPS is one of the most diverse school systems in the country? Our students come from more than 80 different countries, speak more than 60 languages, and represent a myriad of ethnic and cultural groups. The Alexandria Library is an educational, user-oriented service institution providing free public access to recorded knowledge and ideas.

      • Alexandria City Public Schools (ACPS)
      • Alexandria Library
      • Child Care
      • Higher Learning
      • Out of School Time Programs
    • Social Services

      The City provides public assistance as a safety net for individuals and families, including help with homelessness prevention, food, rent, utilities, medical coverage and prescriptions, job training and placement assistance, and much more.

      • Aging & Adult Services
      • Child Care Assistance
      • Homeless Services
      • Housing Resources
      • Mentoring Programs
      • Military & Veteran Services
    • Trash & Recycling

      Find information on the City's refuse, recycling and yard waste collection programs.

      • Recycling
      • Refuse Collection
      • Yard Waste
    • Utilities

      The City of Alexandria does not operate any public utilities. The following companies are the primary providers of their respective service:

      • Cable TV (Comcast / Xfinity)
      • Drinking Water (Virginia American Water)
      • Electricity (Dominion Energy)
      • Natural Gas (Washington Gas)
      • Sewage/Water Treatment (Alex Renew)
      • Wired Telephone (Verizon)
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  • Play

    Whether you live here or are just visiting, Alexandria is a great place to shop, dine, take in the arts, get outdoors, and just have fun.

    • About Alexandria

      If you are looking for small-town charm and big-city amenities, Alexandria is the place to find them. Alexandria has a fascinating history, and many of its historic buildings are still preserved today. The City's many historic homes, churches, businesses, and museums allow residents and visitors alike to experience the past that makes it the charming town it is today.

      • Alexandria's History
      • Demographics & Statistics
      • Maps & GIS
      • Visit Alexandria
    • Arts & Culture

      Through engaging the community, encouraging participation, and facilitating access to arts and culture, the City builds a vibrant community for its residents, workers, and visitors.

      • City Concerts
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      • Historic Property Rentals
      • Museums & Historic Sites
      • Office of Historic Alexandria
      • Office of the Arts
    • Entertainment

      Find events and activities, shops and restaurants, concerts and performances, arts and culture, historic attractions, parks and libraries, farmers' markets, and more.

      • City Concerts
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      • Visit Alexandria: Things to Do
    • Getting Around

      Information on how to get to and through the City of Alexandria, including walking, biking, bus, rail, air, ridesharing, and more.

      • Bicycling in Alexandria
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    • Museums & Historic Sites

      Alexandria is a desirable location to live, work and play. The City owns many of the premier historic sites in Alexandria and it is charged with the conservation, interpretation and promotion of these links to the past.

      • City Museums
      • Historic Sites & Attractions
      • Office of Historic Alexandria
    • Parks & Recreation

      Alexandria is an active community that offers more than 900 acres of parks and dedicated public space, and a wide variety of neighborhood and recreation centers, pools, dog parks, farmers' markets, waterfront activities and more.

      • Classes & Camps
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      • Facility & Park Rentals
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      • Marina & Waterfront Parks
      • ParkLink Interactive Map
      • Parks & Trails
      • Pools & Aquatics
      • Recreation Centers
      • Sports Leagues & Programs
    • Visit Alexandria

      Information about visiting Alexandria, including shopping, dining, attractions, accommodations, events listings and more. Plan your visit with an itinerary builder, interactive maps, hotel booking, online restaurant reservations and much more.

      • Group Tours
      • Meet in Alexandria
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  • Services

    We are here to serve you. Browse the topics to the right to learn more about the programs and services we offer.

    • Alex311

      Connect with professional and knowledgeable staff for City service and information requests from every City department.

      • Missed Collection
      • Parking
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    • Animals

      What you need to know about animals, pets and wildlife in Alexandria.

      • Animal Adoption
      • Animal Control
      • Dog Parks
    • Buildings & Construction

      The City provides services to residents, businesses, contractors, and visitors needing permits for constructions and other developments.

      • Building Codes
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      • Code Administration
      • Green Building
      • Land Use & Zoning
      • Permit Center
      • Permits & Land Use Applications
    • Environment

      "Green" initiatives, air quality, noise, water conservation, mosquito and rodent control.

      • Air Quality
      • Clean Waterways
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      • Eco-City Alexandria
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    • Jobs
      • City Government Jobs
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      • Job Search Assistance (Workforce Development Center)
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    • Maps & GIS

      Geographic Information Systems (GIS) centrally manages, shares and analyzes information about locations through specialized mapping technology. This information increases transparency, improves many City technology applications and provides critical data to decision makers and the public.

      • Interactive Maps
      • Open Data
      • Standard Maps
    • Parks & Recreation

      Alexandria is an active community that offers more than 900 acres of parks and dedicated public space, and a wide variety of neighborhood and recreation centers, pools, dog parks, farmers' markets, waterfront activities and more.

      • Classes & Camps
      • Dog Parks
      • Facility & Park Rentals
      • Farmers' Markets
      • Marina & Waterfront
      • Parks & Trails
      • Pools & Aquatics
      • Recreation Centers
      • Sports Leagues & Programs
    • Property & Housing

      The City administers various housing-related programs and services.

      • Housing Master Plan
      • Landlord & Property Manager Resources
      • Maps & GIS
      • Office of Housing
      • Parcel Viewer
      • Real Estate Assessments
    • Public Health & Wellness

      Alexandria is committed to ensuring our residents thrive through physical, mental, and social health.

      • Aging & Adult Services
      • Emergency Mental Health Services
      • Environmental Health
      • Environmental Quality
      • Health Department
      • Health Clinics
      • Sexual and Domestic Violence Services
      • Substance Abuse Services
      • Teen Pregnancy Prevention
      • Teen Wellness Center
    • Public Safety & Courts

      Agencies and programs that help maintain our safety and overall quality of life. These links contain information about the City of Alexandria's law enforcement agencies and public safety organizations, courts and judicial system.

      • Fire Department
      • Police Department
      • Sheriff's Office
      • Circuit Court
      • Clerk of Circuit Court
      • General District Court
      • J&DR Court
      • Court Service Unit
    • Public Works

      Learn more about how the City maintains streets, sidewalks, bridges, and other infrastructure in the City.

      • Bridge Maintenance
      • Paving & Potholes
      • Sewer Maintenance
      • Street Sweeping
    • Real Estate & Taxes

      The City collects car and real estate taxes, maintains tax relief programs and assesses property values. Taxes can be paid in a variety of ways including online, by phone and by mail.

      • Payments
      • Personal Property/Car Tax
      • Real Estate Assessments
      • Real Estate Tax
      • Tax Guide
      • Tax Relief
    • Social Services

      The City provides public assistance as a safety net for individuals and families, including help with homelessness prevention, food, rent, utilities, medical coverage and prescriptions, job training and placement assistance, and much more.

      • Aging & Adult Services
      • Child Care
      • Children & Families
      • Discrimination & Disabilities
      • Gang & Youth Violence Prevention
      • Homeless Services
      • Housing Assistance
      • Human Rights
      • Job Search Assistance (Workforce Development Center)
      • Mentoring Programs
      • Military & Veteran Services
    • Trash & Recycling

      Find information on the City's refuse, recycling and yard waste collection programs.

      • Recycling
      • Refuse Collection
      • Yard Waste
    • Transportation

      Information on how to get to and through the City of Alexandria, including walking, biking, bus, rail, air, ridesharing, and more.

      • Bicycling in Alexandria
      • Bus & Rail
      • King Street Trolley
      • Parking in Alexandria
      • Street Maps
      • Taxis
      • Transportation Planning
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  • Business

    Ideally located just across the Potomac River from Washington, D.C., Alexandria is nationally recognized as one of the best places to live and do business on the east coast. Learn how we can help you start or relocate your business in Alexandria, and access resources for existing businesses and commuters.

    • Business Resources

      The City provides services and resources to help existing businesses expand within the City and promotes recruiting new businesses in Alexandria.

      • Alexandria Economic Development Partnership (AEDP)
      • Alexandria Small Business Development Center (SBDC)
      • BIPOC Small Business Program
      • Doing Business with the City
      • New Business Guide
      • Public-Private Partnerships
    • Jobs

      Alexandria offers wide range of job opportunities and services. Work for City government or City Public Schools, find out about an internship opportunity or learn about workforce development and career training options.

      • City Government Jobs
      • Job Search Assistance (Workforce Development Center)
      • Collective Bargaining
    • Licenses & Permits

      Find out whether a permit is required, the type of permit needed, fees involved, and what requirements are necessary for the activity you want to engage in Alexandria.

      • APEX Permitting & Land Use System
      • Business Licenses
      • Business Outdoor Program & Permits
      • Health Permits
      • Permit Center
      • Zoning Information
    • Real Estate & Taxes

      The City collects car and real estate taxes, maintains tax relief programs and assesses property values. Taxes can be paid in a variety of ways including online, by phone and by mail.

      • Business License Tax
      • Business Personal Property Tax
      • Lodging Tax
      • Meal Tax
      • Payments
      • Real Estate Assessment Search
      • Real Estate Assessments
      • Sales Tax
    • Transportation

      Information on how to get to and through the City of Alexandria, including walking, biking, bus, rail, air, ridesharing, and more.

      • Getting Around
      • Vehicle Registration
      • GO Alex Commuter Resources
      • Parking in Alexandria
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  • Government

    Learn more about Alexandria's accountable, effective, and well-managed government.

    • City Council

      The Alexandria City Council is composed of a Mayor and six Council members who are elected at-large for three-year terms. The Mayor, who is chosen on a separate ballot, presides over meetings of the Council and serves as the ceremonial head of government.

      • City Council Calendar
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    • Boards & Commissions

      The City of Alexandria has a strong commitment to citizen participation as evidenced by the number of citizen boards and commissions established by City Council. These bodies compose a formal system through which citizens can advise City Council on all major issues affecting the City.

      • Meeting Dockets & Video
      • Apply for a Board or Commission
      • Boards & Commission Calendar
      • Boards & Commission Vacancies
      • Board of Architectural Review
      • Board of Zoning Appeals
      • Planning Commission
      • Park & Recreation Commission
      • Transportation Commission
    • Departments & Agencies

      View a list of City departments, offices and other agencies, and learn about their role in the organization.

      • City Government Departments & Offices
      • Virginia Department of Motor Vehicles (DMV)
      • Washington Metropolitan Area Transit Authority (WMATA)
      • Alexandria City Public Schools (ACPS)
      • Alexandria Economic Development Partnership (AEDP)
      • Alexandria Redevelopment and Housing Authority (ARHA)
      • Alexandria Transit Company (DASH)
      • Animal Welfare League of Alexandria (AWLA)
      • Small Business Development Center (SBDC)
      • Visit Alexandria (Official Tourism Site)
    • Public Safety & Courts

      Information about the City of Alexandria's law enforcement agencies and public safety organizations, courts and judicial system.

      • Police Department
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      • Emergency & Customer Communications
      • Community Policing Review Board
    • Elected Officials

      Alexandria voters elect a Mayor and City Council and three local officers, as well as state and federal representatives.

      • City Council
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      • Voting in Alexandria
    • Get Involved

      There are many opportunities to get involved to help better the City of Alexandria. Opportunities include serving on a Board, Commission or Committee, providing input on a new City project or speaking at a City Council meeting.

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    • Transparency

      The City government acts with integrity in an open process, and provides timely access to clear, trustworthy information, presented and employed by all parties from the beginning to the end of the process, including the reasoning that leads to and supports the policy conclusion.

      • Operating Budget & Capital Improvement Program
      • Meeting Dockets & Video
      • Performance Analytics
      • Alexandria's Strategic Plan
      • Race & Social Equity
      • Community Policing Review Board
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      • City Code
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  • Projects & Plans

    Much of our work involves creating and improving infrastructure and planning for the future. Learn more about major projects and plans here, and how you can get involved!

    • Arts & Culture

      Information about arts, culture and historic projects in the City.

      • Arts & Culture Master Plan
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      Information about commercial and residential development projects in the City.

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      Information about environmental and "green" projects in the City.

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      • Windmill Hill Park Project - Phase II
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      Information about neighborhood projects in the City.

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      • King-Callahan-Russell Intersection Improvement Project
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Zoning for Housing/Housing for All

In November 2022, City Council directed staff to move forward with consolidating and accelerating remaining 'Zoning for Housing/Housing for All' initiatives included in the adopted FY 2023 Interdepartmental Long Range Planning Work Program in support of the production of market and affordable housing.
Page updated on March 23, 2023 at 1:19 PM

Related Content

  • Alexandria's Civic Engagement Policy
  • Development
  • Historic Preservation
  • Land Use and Zoning
  • Neighborhood Planning
  • P&Z Forms, Fees & Applications
  • Planning & Zoning Homepage

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Zoning for Housing Logo

 

Safe and affordable housing is still a challenge for many Alexandrians due to a lack of supply and because of institutional barriers to equitable access. 

Zoning for Housing is a comprehensive proposal of zoning reforms with the goal of expanding housing production and affordability and addressing past and current barriers to equitable housing access. 

The City is continuing its Zoning for Housing work begun in 2020 by exploring additional solutions to these long-standing challenges through proposed amendments to the Zoning Ordinance.

West Alex development

March Zoning for Housing Kick-Off Event

Learn more about this event. 

Housing for All

Housing for All is the equity component of Zoning for Housing and will explore the extent of past discriminatory housing policies and their continued impact, especially on people of color and/or low-income.

This initiative will also focus on how Alexandria can help ensure residual effects of past exclusionary housing provisions are identified and addressed in new policies under Zoning for Housing through the setting of equity goals and metrics for those policies.

Housing for all

Housing for All

Learn more!

Ways to Engage

March 23 Virtual Community Listening Session

March 23, 6-8 p.m.: Following the March 20-21 Zoning for Housing/Housing for All event, the City will hold a virtual ‘listening session’ to continue to receive comments and questions from the community about the Zoning for Housing/Housing for All initiative. A short presentation on the initiative will be given at the start of the meeting.   

Captioning and Interpretation services in Spanish, Amharic and Arabic will be provided.  

  • Zoom link:  https://zoom.us/webinar/register/WN_1JDgRfFTSM67XUOjPPV8ig 
  • Webinar ID: 960 0721 3678 
  • Passcode: 727732 
  • Dial-in:  301.715.8592  

April 12 Community Meeting (Hybrid)

Wednesday, April 12, 6-8 p.m.– William Ramsay Recreation Center, 5650 Sanger Avenue (Hybrid)

  • Zoom information to be posted in advance of the meeting

May 10 Community Meeting (Hybrd)

Wednesday, May 10, 6-7:45 p.m. – Charles Beatley Central Library, 5005 Duke Street

  • Zoom information to be posted in advance of the meeting

Community Comment Form

Feedback

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

Overall Project Schedule

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. 

Estimated Timeline 

Activity  

Quarter 2 FY 2023 (October – December 2022) 

Data Gathering/Analysis Continues 

Quarter 3 FY 2023 (January – March 2023)  

Public Launch  

Quarter 4 FY 2023 (April – June 2023) 

Community Engagement – A Review of Preliminary Analysis and Findings for Community Input 

Quarter 1 FY 2024 (July – August 2023) 

Update Analysis/Findings and Develop Preliminary Recommendations 

Quarter 2 FY 2024 (September – October 2023)  

Community Engagement – A Review of Updated Findings and Recommendations for Community Input 

Quarter 2 FY 2024 (November – December 2023) 

Schedule Public Hearings 

Proposed 2023 Zoning for Housing Initiatives

Historic Development Patterns

  • 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.

Coordinated Development Districts and Affordable Housing

  • 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.

Expanding Housing Opportunities in Single Family Zones

  • 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 .

Industrial Zones Analysis

  • 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.

Expansion of Transit Oriented Development

  • 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.

 

Residential Multi-family (RMF) Zone Analysis

  • 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.

Townhouse Zoning Analysis

  • 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.

Office to Residential Conversions

  • 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.

Bonus Height Text Amendment

  • 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.
  • Phase 1 project website

 

Housing Costs and Need in Alexandria

2022 Area Median Income

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.

% of AMI

1 Person  

2 People  

3 People  

4 People  

5 People  

6 People

10%

$9,970

$11,390

$12,810

$14,230

$15,370

$16,510

20%

$19,940

$22,780

$25,620

$28,460

$30,740

$33,020

30%

$29,900

$34,200

$38,450

$42,700

$46,150

$49,550

40%

$39,880

$45,560

$51,240

$56,920

$61,480

$66,040

50%

$49,850

$56,950

$64,050

$71,150

$76,850

$82,550

60%

$59,820

$68,340

$76,860

$85,380

$92,220

$99,060

70%

$69,790

$79,730

$89,670

$99,610

$107,590

$115,570

80%

$79,760

$91,120

$102,480

$113,840

$122,960

$132,080

100%

$99,700

$113,900

$128,100

$142,300

$153,700

$165,100

120%

$119,640

$136,680

$153,720

$170,760

$184,440

$198,120

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

 

 

Residential Assessed Values and Rental Housing Costs

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.

 

2023 Assessed Values Single Family Homes
The majority of single-family homes assessed below $750,000 are located in the Potomac West, Seminary Hill/Strawberry Hill, Alexandria West and Landmark/Van Dorn areas. Under five percent (972) of single-family homes are assessed below $500,000. Source: 2023 Real Estate Assessments, Office of Real Estate Assessment; and Office of Housing

 

 

2023 Assessed Values Condominium Homes
While established condominiums represent the most affordable entry point into homeownership, the cost of condominium fees (which cover capital improvements, property maintenance, and some utilities) and special assessments pose an added challenge to the affordability of many condominium communities. The majority of residential condominiums assessed below $500,000 are located in the Landmark/Van Dorn, Alexandria West, Northridge/Rosemont, and Seminary Hill/Strawberry Hill areas. Source: 2023 Real Estate Assessments, Office of Real Estate Assessment; and Office of Housing

 

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

Alexandria's Housing Need

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). 

Alexandria Median Income by Race
Households of color are more likely to be housing cost burdened or priced out of Alexandria.

 

Median Income by Number of Earners
Single-earner households are more likely to be housing cost burdened or priced out of Alexandria.

Regional Housing Initiative

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.

Background

November 2022 City Council Meeting

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

2020 Zoning for Housing Initiatives

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, Purpose and Previous Activities Related to Zoning for Housing (November 2022 City Council update)

Alexandria's 2020-2050 Preliminary Forecasts

Category 2020 2050
Population 158,070        260,454
Households   75,555 126,026
Jobs 101,803 123,242
Source: Department of Planning & Zoning    

 

Related Sites and Information

  • 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
  • Historical resources and information
  • Adopted Zoning for Housing Initiatives
    • Accessory Dwelling Units Policy
    • Auxiliary Dwellings Policy 
    • Co-Living Policy
  • Other related information can be found on these sites:
    • Office of Housing
    • All Alexandria
    • City of Alexandria Housing Master Plan
    • Zoning Ordinance
    • Housing Definitions and Terminology
    • Glossary of Planning Terms

Questions?

Contact the interdepartmental Zoning for Housing team at ZoningforHousing@alexandriava.gov

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