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Alexandria moves to clarify affordable housing rules for foreclosed RMF properties

Alexandria moves to clarify affordable housing rules for foreclosed RMF properties

Rule Changes Alexandria, VA local

Planning Commission voted 6-0 to recommend the zoning text amendment on affordability requirements after foreclosure

6 days ago: Planning Commission public hearing

Overview

Updated 5 days ago

Alexandria's Planning Commission voted 6-0 on November 5 to recommend a zoning change that would keep affordable-housing requirements in place after an RMF-zone property is foreclosed. The amendment, #2026-00007, rewrites Section 3-1406 of the city zoning ordinance. City Council makes the final decision.

The Residential Multi-Unit zone, created in 2019, lets developers build beyond base limits if one-third of the extra density is rented to households earning 40% of area median income. The city narrowed one foreclosure exception in 2025, for loans backed by the Virginia Housing Development Authority. The same docket carried four other zoning text amendments, two of them required by state law.

Why it matters

If foreclosure wipes out affordability covenants, Alexandria loses deeply affordable units it traded density for — and lenders gain the ability to raise rents.

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Key Indicators

6-0
Planning Commission vote
Vote on November 5 to recommend approval of Zoning Text Amendment #2026-00007.
2019
RMF zone adopted
Year the Residential Multi-Unit zone was created to incentivize deeply affordable housing.
40% AMI
Affordability threshold
Income level, as a share of area median income, for households served by RMF zone affordable units.

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People Involved

MM
Melissa McMahon
Chair, Alexandria Planning Commission
Chairs the Planning Commission, which voted 6-0 on November 5 to recommend the RMF foreclosure amendment

Organizations Involved

CA
City of Alexandria Office of Housing
City Agency
Staffed Zoning Text Amendment #2026-00007, which the Planning Commission recommended 6-0 on November 5

The city agency responsible for housing policy and affordable housing programs.
Alexandria Planning Commission
Alexandria Planning Commission
City advisory body
Voted 6-0 on November 5 to recommend Zoning Text Amendment #2026-00007 to City Council

The appointed body that reviews zoning text amendments and land use proposals before City Council action.

Timeline

2019 November 2026

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

  1. Planning Commission public hearing

    Latest Hearing

    Commission hears testimony on the amendment clarifying affordability requirements in case of foreclosure.

  2. Planning Commission recommends approval, 6-0

    Vote

    The commission voted 6-0 to recommend Zoning Text Amendment #2026-00007, which clarifies affordability requirements in the RMF zone after foreclosure. City Council has the final vote.

  3. Agenda published for November 5 hearing

    Procedural

    Planning Commission agenda lists Zoning Text Amendment #2026-00007 on affordability requirements in the RMF zone.

  4. RMF affordability rule amended for state housing loans

    Policy

    The city amended Section 3-1406(B) so committed affordable units can be cut only if the Virginia Housing Development Authority is first lienholder, forecloses and wins the bid, and then only to 20% of the originally approved units at 60% of area median income.

  5. City Council approves Zoning for Housing reforms

    Policy

    Council unanimously approves housing reforms expanding production and affordability, including RMF zone provisions.

  6. RMF zone adopted

    Policy

    Alexandria creates the Residential Multi-Unit zone, trading extra density for deeply affordable units.

Scenarios

1

Planning Commission approves, City Council adopts amendment

Likely Resolves by Dec 15, 2026

Discussed by: City staff and housing advocates

The commission voted 6-0 on November 5 to recommend approval. If City Council adopts the amendment, it would make explicit that affordability requirements survive foreclosure in the RMF zone, and lenders and new owners would have to maintain affordable rents on units that received density bonuses.

2

Amendment modified or deferred

Possible Resolves by Dec 15, 2026

Discussed by: Planning Commission members

Commissioners request changes to the amendment language, or the item is deferred to a later meeting. The clarification is delayed while staff revises the proposal.

3

Amendment fails, affordability requirements remain unclear

Unlikely Resolves by Dec 15, 2026

Discussed by: Housing advocates

The commission or City Council rejects the amendment, leaving the question of whether affordability requirements survive foreclosure unresolved. Future foreclosures in the RMF zone could result in lost affordable units.

4

City Council adopts the RMF foreclosure amendment

Likely Resolves by End of 2026

Discussed by: City staff and housing advocates

Council would make the commission's recommended language part of the zoning ordinance, so affordability requirements on RMF-zone units survive a foreclosure sale. The commission's 6-0 recommendation sends the item to Council with unanimous support.

Historical Context

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

2019

RMF zone adoption (2019)

Alexandria created the Residential Multi-Unit (RMF) zone to incentivize preservation and creation of deeply affordable housing. The zone allows additional Floor Area Ratio with a Special Use Permit in exchange for one-third of the additional density being provided as housing affordable to households earning 40% of area median income.

Then

Developers gained a density bonus in exchange for committing to deeply affordable units.

Now

The RMF zone became a key tool for Alexandria's affordable housing strategy, with the city later expanding related reforms.

Why this matters now

The current amendment addresses a gap in the RMF zone framework: what happens to the affordability commitment when a property is foreclosed.

November 2023

Zoning for Housing reforms (2023)

Alexandria City Council unanimously approved a series of zoning reforms to expand housing production and improve affordability, addressing past barriers to equitable housing access. The reforms included updates to the RMF zone and related housing policies.

Then

The reforms took effect, increasing density allowances in exchange for affordable units across multiple zones.

Now

The city continued implementing the reforms through 2026, with additional zoning text amendments refining the framework.

Why this matters now

The 2023 reforms established the broader policy context for the current amendment, which clarifies a specific detail — foreclosure — within the RMF zone framework.

Sources

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City of Alexandria Alexandria Brief The Zebra City of Alexandria City of Alexandria Legistar Alexandria Brief City of Alexandria