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Arlington staff outline study to set maximum impervious-area limits in low-residential zones
Summary
County staff presented a multi-department study plan to examine limits on impervious surface on low-residential lots, citing stormwater, tree canopy and equity trade-offs; public engagement is planned to begin in fall 2025 with recommendations expected by late 2026.
Arlington County staff told the board May 13 they will begin a formal study to consider setting maximum allowable impervious-area limits on single-family lots to reduce stormwater runoff and protect tree canopy.
The county manager said the project will require difficult tradeoffs between environmental goals and private property use. "We have difficult conversation ahead of us," he told the board. Staff said low-residential (R-zone) lots make up about 70% of private land in Arlington and are where impervious area is increasing fastest.
Officials outlined a phased work plan: project staffing and consultant support this summer, a public-engagement kickoff aimed for September 2025, draft policy options in early 2026 and recommendations to the board by the end of calendar 2026. Staff said the effort will be interdisciplinary, drawing on planning, stormwater, forestry and parks divisions.
Key issues include whether to pair new impervious-area limits with existing lot-coverage rules, how to treat existing legally nonconforming lots, equity concerns for older vs. newer homes, and how the county would administer and enforce any new limits. Staff warned that many lots may be nonconforming under new standards and that resolving nonconformities will be a central technical and equity challenge for homeowners, lenders and the county.
Staff also proposed a public engagement approach aimed at an "involved" level under the county's outreach guidelines: multiple meetings, online tools and a proposed web lookup tool by summer to let homeowners see their property's current impervious percentage. The board asked staff for early data releases and regular briefings.
Ending: Staff said the study will compare environmental benefits to impacts on homeowners and will emphasize outreach to avoid surprises; recommendations are expected in late 2026 after public review.
