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Planning staff previews major changes in zoning code refresh: ADUs, preservation bonus, tree canopy
Summary
Planning staff presented the second draft of a decades-old zoning code refresh, highlighting reduced building coverage limits, new accessory-dwelling-unit rules, a preservation bonus, sublot proposals to encourage homeownership and tree canopy requirements; commissioners asked for further data and neighborhood outreach.
City planning staff briefed the commission on the second draft of a comprehensive zoning-code refresh intended to modernize rules that staff said have been in place for roughly 50 years.
The director described the draft's goals: “We want to allow infill housing, but remove some of the loopholes that allow rapid change,” and staff summarized what changed from draft one — reduced maximum building coverage in residential districts, clarified side setbacks, remapped residential categories (RDB/RDC), adjusted mixed‑use building‑scale categories and introduced a preservation bonus that limits units returned to a lot if a structure is demolished versus preserved.
On accessory dwelling units, staff said the draft expands options in some cases (for example allowing more than the single ADU in limited circumstances when existing structures are preserved) while retaining limits that tie the total number of units to a master-lot standard. Staff also described proposed “sublots,” a mechanism to subdivide a master lot into fee-simple parcels intended to create homeownership opportunities while keeping master-lot standards for setbacks and coverage.
The draft also incorporates tree-canopy standards following state code updates: major developments must meet minimum canopy coverage if none exists; if trees exist the percentage may be lower but preservation is encouraged. Staff pointed commissioners to online materials (RBA.gov/code-refresh) and said the public comment period is open through Feb. 15.
Commissioners requested follow-up data — for example, quantified estimates of where additional units might be created, how density changes could affect property values, and district-level unit totals — and asked staff to continue neighborhood association outreach and report back on processes required by state code and the RVA300 master-plan guidance. The director said staff would compile additional GIS and development-trend data ahead of the next draft and continue meeting with neighborhoods and advisory groups.
