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Arlington launches public phase of study to limit impervious surfaces in low‑density neighborhoods
Summary
County staff has begun Phase 1 of a study to recommend limits on impervious surfaces in Arlington’s low‑residential zoning districts, with public open houses, a mapping tool and consultant analysis planned before draft options are prepared.
Arlington County staff on Sept. 16 opened a public engagement phase of a Low Residential Study that will evaluate setting limits on impervious surfaces in the county’s lower‑density residential zoning districts to improve stormwater outcomes and protect tree canopy.
The study, led by staff planners Nick Rogers and Eileen Winquist, will proceed in three phases: (1) build shared understanding and outreach this fall; (2) evaluate regulatory options and model impacts in early 2026; and (3) prepare draft zoning text for Planning Commission and County Board consideration. “The objective is focused on better outcomes for stormwater management and tree canopy,” Rogers told the board.
Why it matters: impervious surface — measured by the county code as “any surface that significantly impedes or prevents the ground from absorbing water” — has increased across many properties, staff said, contributing to higher storm runoff and stressing the tree canopy. Staff said the code currently treats many building surfaces and even some pervious pavers as impervious area, and that the study will examine how credits, plantable area minimums and lot‑size differences should be handled.
Staff said they have published a project plan and are working with consultant support to benchmark other Virginia jurisdictions that already limit impervious area, to run localized hydrologic and tree‑canopy modeling, and to prepare “test fit” site layouts showing the tradeoffs between building footprint, usable yard area and minimum contiguous plantable area. Eileen Winquist summarized the consultant work: “We’re looking at where limits are, how they’re implemented and preparing to do some modeling… looking at potential impacts on peak flows and tree canopy.”
Public engagement: Staff described a fall outreach program that includes pop‑ups at community events, two in‑person open houses (one on Oct. 20 at Lubber Run Community Center and another on Nov. 13), targeted Q&A sessions, and an online mapping viewer that lets property owners see impervious area and tree canopy on parcel maps. Staff encouraged residents to use the mapping viewer and to subscribe to the study email list; they said an online version of the open house materials will be posted between the open houses.
Board members pushed staff to keep outreach accessible. Board member Susan Cunningham asked staff to explain technical terms and stressed the importance of including urban forestry expertise on tree root zones and required soil volumes. Rogers and Winquist said urban forestry staff are coordinating the modeling and that tree canopy and root‑zone information will be a visible station at the open houses.
Next steps: staff will continue Phase 1 outreach through the fall, publish modeling results and options during Phase 2 early next year, and return with a recommended preferred option and draft zoning text after Phase 2. No regulatory text was proposed today; staff emphasized the effort is intended to build public understanding and develop consensus around tradeoffs before any zoning text is drafted.
Ending: Staff estimated the full study will extend into 2026 as staff and consultants complete analysis and hold additional hearings prior to Planning Commission and County Board action.
