Planning commission backs short-term rental rules, permit system to curb parties and parking

The Alexandria Planning Commission voted 7-0 on Feb. 4 to recommend a zoning text amendment that would regulate short-term residential rentals and require permits for properties rented more than 10 days per year.

The proposal, presented by Tony Cola of the Department of Planning and Zoning, sets maximum occupancy at two people per bedroom plus two additional guests (capped at 10 people), prohibits events or parties in residential zones that exceed the maximum occupancy, establishes minimum parking requirements, and requires operators to provide a “good neighbor” guide and a local 24/7 contact. Staff also proposed a third-party 24/7 hotline for after-hours complaints and use of the city’s Alex311 system for tracking and enforcement.

Commissioners and staff said the measure is intended to address the most frequent neighbor complaints — noise, trash, parking and so-called party houses — while preserving short-term lodging options. Cola said the city’s data show between about 575 and 735 listings seasonally, representing roughly 0.8% of the city’s roughly 80,300 housing units, and that recent market trends have reduced growth in listings since 2022.

Residents who said they live near short-term rentals urged stricter enforcement. Michael Peckman of the West End submitted photographs showing more than a dozen cars parked on a four-house cul-de-sac and said the property next door has drawn repeated complaints. “Please take away the right to have a rental property” if the operator will not cooperate, Peckman said.

Staff responded that parking enforcement and towing are separate operational responses — and that zoning rules cannot directly police every vehicle associated with a single reservation — but said the proposed occupancy, parking and event restrictions would give the city tools to act. Commissioners also discussed notice to neighbors when permits are filed and asked staff to return with a refined recommendation on the size of the notice area (staff said it will analyze sample blocks and propose a radius before council).

Key rules in the draft amendment include: - Occupancy: two persons per bedroom plus two extra guests, maximum 10 people per rental. - Events: prohibited in residential zones when exceeding the maximum occupancy; limited events may be allowed in commercial/mixed-use zones under conditions. - Parking: minimum 0.75 spaces per bedroom outside Alexandria’s enhanced transit area and 0.25 spaces per bedroom inside; excess parking must be off-site and described in a parking plan submitted with the permit. - Permit: required for rentals operating more than 10 days per year; application includes operator and local agent contact information, proof of ownership, parking plan, safety certifications and certification that the good neighbor guide will be posted. - Enforcement: two or more citations for operating without a permit will bar an operator from applying for one for at least one year; repeated violations can lead to permit revocation.

Cola told commissioners platforms such as Airbnb account for the majority of bookings and that platforms generally comply with city requests to remove listings when the city asks. Staff also said it will not publish a public map of short-term rentals because posting exact property locations can create safety risks for guests and operators; however, staff will maintain internal GIS tracking and will share contact information for permitted operators with residents who report problems.

The commission voted first to initiate the text amendment and then, after public comment and discussion, to recommend approval to city council; both votes were 7-0. Staff said, if council approves the amendment, the city plans to launch a permit system and the 24/7 hotline in fall 2025 and will revisit the regulations two years after implementation to consider adjustments.

The commission asked staff to return to the council-level hearing with a clarified neighbor-notice radius and with implementation details for the hotline and Alex311 tracking.