By Gene Gresko

Are residential zoning changes coming to the City?

In late November 2023, the City of Alexandria passed a zoning change to allow the building of up to four dwelling units on any residential lot, essentially eliminating detached single-family home neighborhoods (Alexandria ends single-family-only zoning – The Washington Post). This followed a similar change in Arlington County which now allows sixplexes to be built on traditionally single-family-zoned lots (Arlington ends single-family-only zoning with missing middle vote – The Washington Post). Both of these jurisdictions started with redeveloping along their high impact commercial/metro corridors and gradually expanded rezoning changes into single-family areas.

Falls Church City has also seen redevelopment along its major Broad and Washington Streets that feed into our two Metro Stations. And last year, most of the City’s Transitional Zones, including those located on Park Avenue, were rezoned after much deliberation. Do the trends in Arlington and Alexandria suggest further zoning changes in Falls Church single-family residential neighborhoods?

City Comp Plan offers insights

The Falls Church City Comprehensive Plan provides insight into zoning goals. In the Plan’s Chapter 4 on Land Use and Economic Development, the following is expressed under goal #7 on page 79: “Maintain existing zoning for stable single-family detached developed residential areas.” The explanation for this goal is that “The majority of the residential areas within the City are developed and stable. For this reason, this Plan does not recommend land use or zoning changes to higher density residential, mixed-use, or commercial districts in residential neighborhoods.”

Falls Church City Comp Plan cover for zoning changes post

However, in Chapter 10 titled Housing a Complete Community: Housing Chapter of the City’s Comprehensive Plan, adopted in 2019, there is an opposing action found on page 19 and currently underway to “Amend the Zoning Ordinance to allow for more forms of housing (such as granny flats, accessory dwelling units, duplexes, and quadplexes).”

And in November 2023, the City Council approved a Community Energy Action Plan (Energy Plan Includes Residential Zoning Changes For Greater Density | Falls Church Pulse) that advocates for zoning changes to “Allow Accessory Dwelling Units, multiple units per lot, and reduce R1A/R1B lot sizes.” The planning goals don’t immediately change existing zoning regulations, but they do indicate what the City Council will consider. But what vision for our residential neighborhoods do the majority of citizens support?

Be Informed and Get Involved

In zoning meetings held in all three jurisdictions, citizens consistently ask, “Why wasn’t I aware of this proposed change sooner?” and “Why aren’t more of my neighbors asking questions and stating their opinions about this change?”

With the start of a new year and a new Falls Church City Council, it’s a good time to reflect on the recent T-Zone process and on ways to increase citizen involvement on any future zoning changes. Citizens are encouraged to attend Planning Commission meetings and City Council meetings, either in person or remotely. Visit this City link to sign up for automatic meeting notifications and agendas.

Zoning shapes the “Little City” we know and love. What change is acceptable and what is not? Please share this article with your neighbors and get involved!