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Alexandria approves housing conversion request for lot without street frontage

Alexandria approves housing conversion request for lot without street frontage

Rule Changes Alexandria, VA local

City Council approves garage-to-townhome conversion on a lot without street frontage

September 19th, 2026: City Council approves garage-to-townhome conversion

Overview

Updated Oct 18

Alexandria's City Council approved a request Sept. 19 to turn a garage-and-storage building at 911 C & D Pendleton Street into a three-story townhome. The lot has no street frontage, so the conversion needed two special use permits. The Planning Commission backed the plan 6-0 on Sept. 1.

Owner Eric Olson keeps the building's footprint and adds a rooftop terrace. The property sits in the Parker-Gray Historic District, so the Board of Architectural Review still must approve the alterations. The case tests how much infill housing Alexandria allows on lots without a public street.

Why it matters

The approval lets housing go up on a lot with no street frontage, a test case for infill development in built-out Alexandria.

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Key Indicators

2
Special use permits granted
One for residential conversion with yard and open-space reductions; one for a lot without public street frontage. The council granted both on Sept. 19.
6-0
Planning Commission vote
Recommended approval of both permits on Sept. 1, 2026.
Sept. 19, 2026
City Council approval
Council approved both permits, ending the special use permit process.
RB/Townhouse
Zoning district
Property is zoned for townhouses; the conversion needed special approval because it reduces required yards and open space.

Voices

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People Involved

Eric Olson
Eric Olson
Applicant, Special Use Permit #2026-00022
Received both special use permits from the City Council on Sept. 19, 2026; the Board of Architectural Review must still approve alterations in the Parker-Gray Historic District
SH
Susan Fitter Harris
Planning Commissioner, Alexandria Planning Commission
Voted in the 6-0 recommendation to approve the Pendleton Street conversion on Sept. 1, 2026

Organizations Involved

Alexandria Planning Commission
Alexandria Planning Commission
City advisory body
Recommended approval 6-0 at the Sept. 1, 2026 hearing; the council granted the permits on Sept. 19

Volunteer body that reviews land-use applications and recommends decisions to the City Council.
Alexandria City Council
Alexandria City Council
Municipal legislative body
Approved SUP #2026-00022 on Sept. 19, 2026

Elected body that votes on special use permits after Planning Commission review.
Del Ray Citizens Association
Del Ray Citizens Association
Neighborhood association
Opposed a similar no-frontage lot application at 404-A East Alexandria Avenue

Civic group that organizes residents around land-use issues in the Del Ray neighborhood.
Alexandria Department of Planning and Zoning
Alexandria Department of Planning and Zoning
City department
Reviews special use permit applications and prepares staff reports

Staff that analyze zoning compliance and advise the Planning Commission and City Council.

Timeline

March 2026 September 2026

7 events Latest: September 19th, 2026 · 2 months ago
Tap a bar to jump to that date

  1. City Council approves garage-to-townhome conversion

    Latest Approval

    Council granted both special use permits for 911 C & D Pendleton Street, following the Planning Commission's 6-0 recommendation.

  2. Council agenda published for Sept. 19 hearing

    Agenda

    The published agenda for the City Council public hearing lists Special Use Permit #2026-00022 for 911 C & D Pendleton Street as an item for the Sept. 19 meeting.

  3. Planning Commission recommends approval 6-0

    Public Hearing

    The commission voted 6-0 to recommend approval of both special use permits for the Pendleton Street conversion.

  4. Pendleton Street SUP added to agenda

    Agenda

    Special Use Permit #2026-00022 for 911 C & D Pendleton Street is scheduled for Sept. 1.

  5. Similar no-frontage lot case heard

    Hearing

    Planning Commission holds public hearing on 404-A East Alexandria Avenue; neighbors petition against it, citing fire access and flooding.

  6. Commission takes up frontage waiver requests

    Hearing

    Commission takes up zoning text amendment and townhomes without street frontage.

  7. Planning Commission hears housing reform docket

    Hearing

    Dockets include affordable housing cases and a zoning text amendment.

Scenarios

4

Board of Architectural Review approves Pendleton alterations

Likely Resolves by End of 2026

Discussed by: ALXnow, which notes proposed alterations in the Parker-Gray Historic District require BAR approval

The Board of Architectural Review must approve the exterior changes to the converted townhome. Olson says the plan keeps the building's existing footprint.

5

City ends 50-year permit rule for undersized lots

Uncertain Resolves by End of 2026

Discussed by: Newzino report on zoning text amendment 2026-00003

The Planning Commission heard the amendment Oct. 6. If adopted, most undersized lots could be built on by right under the zoning code, without council approval, which would make the Pendleton case one of the last of its kind.

Historical Context

3 moments from history that rhyme with this story — and how they unfolded.

June 1982

New York Loft Law (1982)

New York State passed a law allowing residential use of former manufacturing and commercial lofts in parts of Manhattan, Brooklyn, and Queens. The law required landlords to bring buildings up to fire and safety codes while protecting tenants from eviction.

Then

Many loft dwellers gained legal status and code protection.

Now

Established the template for adaptive reuse of nonresidential buildings in cities nationwide.

Why this matters now

The Pendleton Street request is a smaller version of that trade-off: convert nonresidential space to housing, then relax the normal rules to make it work.

1880s–1940s

Washington, D.C., alley dwellings (late 1800s–1940s)

D.C. allowed small houses to be built in alleys behind main streets, often on lots with no street frontage. Reformers and health officials campaigned against them, and Congress funded demolition programs in the 1930s and 1940s.

Then

Most alley dwellings were demolished; a few remain as historic structures.

Now

Their legacy is a lasting assumption that housing should touch a public street, which is why frontage rules exist.

Why this matters now

Alexandria's lot-without-frontage special permit lets the city decide case by case whether that assumption can be relaxed.

2017–2021

California accessory dwelling unit laws (2017–2021)

California passed a series of laws limiting local zoning control over accessory dwelling units, allowing extra homes on single-family lots without the usual frontage, parking, and open-space requirements.

Then

ADU construction rose sharply as the rules took effect.

Now

The laws showed that relaxing frontage and open-space rules can unlock housing in already built-out neighborhoods.

Why this matters now

Alexandria still handles such requests through discretionary special use permits; the Pendleton Street hearing tests how much flexibility the city is willing to grant.

Sources

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+2
City of Alexandria City of Alexandria Change.org Alexandria Brief City of Alexandria ALXnow MyTownView City of Alexandria