Community Meeting on Historic Preservation Zoning Text Amendments - September 11, 2026

On September 11, 2026, the Alexandria Historic Preservation staff held a community meeting to introduce proposed zoning text amendments. The amendments address parking curb cuts in the Old and Historic District (OHAD) and Parker Gray, establish a formal development concept review process, and make several administrative clarifications. Staff emphasized that no formal votes were taken; the meeting was for gathering public input.

Public Comments & Testimony

• A speaker raised concerns about the fairness of fees for administrative reviews (currently $121) compared to the low cost of items like replacement lamps ($40), suggesting this discourages compliance. Staff noted that fees were recently adjusted citywide and are not part of this zoning amendment, but the comment was recorded.
• Scott questioned the need for a curb cut process, noting that most OHAD properties have no space for a driveway and that existing curb cuts often harm streetscape character. Staff clarified they are not advocating for curb cuts but must establish a legal pathway after a court ruling eliminated the previous variance process.
• Another speaker expressed opposition to any curb cuts in OHAD, arguing they damage the historic character. Staff responded that public comments advocating a blanket ban would be considered.
• During the development concept review discussion, a participant urged that the process allow for up to three meetings instead of two, citing experiences with intransigent developers who did not meaningfully reduce mass and scale. Staff agreed to consider this feedback.
• A speaker suggested that the first-stage review should require the applicant to show they have considered alternative site layouts, but staff explained that applicants are not required to present alternatives.

Discussion Items

Parking Curb Cuts

• Julie Weiss Gerber, Principal Planner, explained that the current ordinance provides no process for applying for a curb cut after the Virginia Court of Appeals in 2025 ruled that variances from the Board of Zoning Appeals (BZA) were not an appropriate relief mechanism. Two pending cases are on hold.
• Staff presented data: there are approximately 1,350 existing curb cuts in OHAD (887 are driveways to individual homes); about 1,480 properties lack alley access or interior courts and could potentially seek a curb cut.
• The proposed process: an applicant must first prove no alley or interior court exists, then undergo a feasibility review by Transportation & Environmental Services (T&ES) for safety and code compliance. If feasible, Historic Preservation staff would review for appropriateness based on new design guidelines (still being drafted). If T&ES denies, the applicant or neighbor can appeal to the Traffic and Parking Board (no further appeal). If staff denies, appeal goes to the Board of Architectural Review (BAR) and then to City Council.
• The process would also apply to Parker Gray, where currently curb cuts go directly to BAR; the change would place T&ES feasibility first.
• Bill Conki, Preservation Architect, emphasized that design guidelines will be strict, likely prohibiting curb cuts on pre-1932 properties and those that block historic building views. He noted that the guidelines will be developed separately and reviewed by the Design Guidelines Committee on September 23.

Development Concept Review

• Bill Conki described the current informal, non-binding concept review that occurs before a project goes to Planning Commission and City Council for a Development Special Use Permit (DSUP). Under current rules, the BAR can only give feedback; applicants can attend once and proceed, often bypassing meaningful input on height, mass, and scale.
• The proposed change splits the Certificate of Appropriateness (C of A) into two stages. Stage 1 (tentatively called "Concept Plan Approval" or "C of A Stage One") would be a formal vote on the building envelope: height, mass, scale, and location of buildings on the site. This would occur before the DSUP. Stage 2 would cover architectural details, materials, and other standards.
• Applicants would be required to attend at least two concept review meetings (unless all parties agree earlier) before a vote is taken. The board would vote yes/no; if denied, the applicant can appeal to City Council. The number of meetings was debated; staff agreed to consider a maximum of three.
• Staff noted that this change does not alter the list of standards; it merely moves the bulk characteristics review earlier in the process to provide certainty to developers and ensure BAR input is not an afterthought.
• Public commenters supported the idea but raised concerns about land-use attorneys conflating envelope and architectural issues. Staff acknowledged the challenge and said they would work on clear language.

Administrative Clean-Up Items

• Staff proposed correcting outdated language, such as removing references to "urban renewal" as a reason for proceeding with projects and eliminating the $15 fee for mailing hearing calendars.
• They seek to align rooftop mechanical screening waivers between OHAD and Parker Gray.
• A major proposal extends the validity of a Certificate of Appropriateness from 12 months to 36 months, matching the DSUP approval period. This was requested by the BAR due to homeowner difficulties in securing contractors and materials. Some commenters suggested a fee waiver for renewal after 12 months instead, which staff said they would consider.
• Enforcement of historic preservation violations was raised as an ongoing issue but not part of this amendment.

Key Outcomes

• No votes were taken; this was an informational and input-gathering meeting.
• Public comments are accepted through Thursday, September 17, via email or phone to Julie Weiss Gerber.
• The presentation and materials will be posted on the historic preservation website the following day.
• The Planning Commission held a workshop on the amendments on September 1 and gave generally positive feedback.
• Staff will compile public comments and continue refining the proposals, including design guidelines, before bringing them to the BAR and City Council for formal action.