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Alexandria Planning Commission backs historic preservation zoning changes

Alexandria Planning Commission backs historic preservation zoning changes

Rule Changes Alexandria, VA local

The commission voted 6-0 to recommend the amendment, which would update historic district rules and the Board of Architectural Review's development review process; City Council takes it up Nov. 14.

6 days ago: Planning Commission recommends approval of ZTA #2026-00005 on 6-0 vote

Overview

Updated Oct 25

Alexandria's Planning Commission is scheduled to hold a public hearing Nov. 5 on Zoning Text Amendment #2026-00005, a historic preservation update that changes how the Board of Architectural Review handles development reviews. The recommendation goes to City Council, which holds a public hearing Nov. 14 at 9:30 a.m.

The amendment would let the architectural review board delegate waivers for rooftop mechanical screening, lift restrictions on ATMs in contributing historic buildings, and rework curb cut applications in the Old and Historic District and Parker-Gray District. It also sets up a two-step Certificate of Appropriateness process for projects needing preliminary site plans and extends those certificates and demolition permits from 12 to 36 months.

Why it matters

The rules decide how fast owners of historic buildings can get approval for changes, and who signs off.

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Key Indicators

6-0
Planning Commission vote
Recommendation to approve ZTA #2026-00005, sent to City Council.
Nov 14
City Council hearing
Public hearing at 9:30 a.m., where the council makes the final decision.
6
Historic preservation areas under review
The city is reviewing BAR project reviews, district consistency, ordinance language, maintenance, ATM and curb cut rules.

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People Involved

MM
Melissa McMahon
Chair, Alexandria Planning Commission
Presided over the Nov. 5 hearing, where the commission voted 6-0 to recommend ZTA #2026-00005
 Julie Weisgerber
Julie Weisgerber
Principal Planner for Historic Preservation, City of Alexandria
Staff lead on historic preservation zoning amendments
 David Brown
David Brown
Planning Commissioner
Announced resignation effective February 2026

Organizations Involved

Alexandria Planning Commission
Alexandria Planning Commission
City advisory body
Voted 6-0 on Nov. 5 to recommend ZTA #2026-00005; City Council hearing set for Nov. 14

The Planning Commission reviews zoning text amendments and makes recommendations to the City Council.
BA
Board of Architectural Review
Municipal review board
Subject of historic preservation amendment affecting its project review process

The BAR reviews changes to buildings in Alexandria's historic districts.
City of Alexandria Department of Planning & Zoning
City of Alexandria Department of Planning & Zoning
Municipal agency
Staff lead on the zoning review

The department is conducting a targeted review of zoning ordinance sections through 2026.

Timeline

September 2025 November 2026

8 events Latest: 6 days ago
Tap a bar to jump to that date

  1. Planning Commission recommends approval of ZTA #2026-00005 on 6-0 vote

    Latest Hearing

    The commission voted 6-0 to recommend the historic preservation amendment, which shares the docket with a Carlyle office-to-senior-housing request and three other zoning text amendments. The recommendation is advisory; City Council makes the final decision at a Nov. 14 hearing.

  2. BAR approves six design guideline chapters, returns roof-deck chapter

    Vote

    The Board of Architectural Review approved six chapters of updated design guidelines with modifications and sent the decks, roof decks and balconies chapter back to staff for a revised draft. No vote was recorded on the mechanical equipment, heating, ventilation and air conditioning chapter.

  3. Agenda published for November 5 hearing on ZTA #2026-00005

    Procedural

    The city published the Planning Commission agenda listing the public hearing on Zoning Text Amendment #2026-00005, which would allow the Board of Architectural Review to delegate rooftop mechanical screening waivers.

  4. HARC agenda lists briefing on historic preservation amendment

    Meeting

    The agenda for the October 20 meeting of HARC, the city's historic preservation advisory body, listed a presentation by Bill Conkey giving an overview of the proposed historic preservation zoning text amendment.

  5. Historic preservation amendment deferred at staff request

    Procedural

    The Planning Commission deferred a historic preservation zoning text amendment at staff's request during a meeting that also approved commercial zoning changes.

  6. Planning Commission work session on zoning updates

    Meeting

    The commission held a work session covering residential and commercial zoning ordinance updates.

  7. City hosts community meeting on zoning updates

    Meeting

    The Department of Planning & Zoning held a community meeting at City Hall to discuss potential updates to residential, commercial, and historic preservation regulations.

  8. BAR holds info session on historic preservation amendments

    Meeting

    The Board of Architectural Review concluded its hearing with an information session about proposed historic preservation text amendments.

Scenarios

1

Planning Commission approves amendment, City Council follows

Likely Resolves by Jan 31, 2027

Discussed by: City planning staff and Planning Commission leadership

The Planning Commission holds the Nov. 5 public hearing and advances ZTA #2026-00005. The item moves to City Council for a public hearing and final vote. If approved, the amendment would update historic preservation rules, including the BAR's development review process.

2

Amendment deferred for further staff review

Possible Resolves by Jan 31, 2027

Discussed by: Planning Commission members who raised concerns about delegation

The Planning Commission defers the item, similar to what happened in late 2025. Staff may need more time to refine the amendment language or address commissioner concerns.

3

Amendment approved with restrictions on delegation

Possible Resolves by Jan 31, 2027

Discussed by: Commissioners concerned about preserving BAR oversight

The Planning Commission advances the amendment with modifications that adjust how the BAR's project review process works.

4

City Council approves the historic preservation amendment

Likely Resolves by Nov 14, 2026

Discussed by: City planning staff, who scheduled the item for the Nov. 14 council hearing

The council takes up ZTA #2026-00005 after the Planning Commission's 6-0 recommendation and adopts the text changes, including the delegated rooftop screening waiver and the revised curb cut process.

Historical Context

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

November 2025

Alexandria's commercial zoning overhaul (2025)

The Planning Commission unanimously approved a sweeping zoning text amendment making restaurants a permitted use, allowing small live entertainment venues by right, and cutting change-of-ownership approval time from 30 days to two weeks.

Then

The changes headed to City Council for final approval on December 13.

Now

The overhaul signaled the city's push to streamline business approvals and reduce red tape.

Why this matters now

Shows the city's broader pattern of delegating and streamlining land use approvals, of which the rooftop screening waiver is the latest example.

2026

Virginia's YIGBY affordable housing legislation (2026)

The Virginia General Assembly passed legislation requiring localities to adopt a streamlined, by-right approval process for affordable housing projects on land owned by non-profits or religious organizations for at least five years.

Then

The law takes effect January 1, 2027.

Now

It represents state-level pressure on localities to adopt administrative approval processes.

Why this matters now

Shows the broader trend toward administrative streamlining in land use regulation, which the rooftop screening waiver reflects at the local level.

Sources

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City of Alexandria Alexandria Brief ALXnow Alexandria Federation of Civic Associations Open Publica James H. Studio City of Alexandria Legislative Information System Docket City Alexandria Brief City of Alexandria City of Alexandria