The W-1 Waterfront Mixed Use zone promotes mixed-use development with public amenities along appropriate portions of Alexandria's waterfront, permitting a mixture of residential, commercial, cultural and institutional uses at greater densities than would otherwise be allowed where the mix of uses, design and location warrant. Floor area ratio is tiered by use mix and rises to 2.0 with a special use permit; building height is set by the applicable height district map rather than by the base zone. Development on sites identified in the Waterfront Small Area Plan is governed by that plan's Development Goals and Guidelines.
Development standards in W-1
Maximum FAR
1
Minimum lot width
50 ft
Max density
30 units/acre
Front setback
0 ft
Rear setback
8 ft
Tiered (Sec. 5-504): single-use commercial 0.75 or residential 1.0 (1.5 for SF/two-unit/townhouse in Old & Historic Alexandria or Parker-Gray), each +0.25 retail; mixed use (25%+ residential) 1.0 +0.25 retail; with SUP up to 2.0 where 50%+ residential and commercial FAR <=0.75; continuum of care 1.25 (2.0 w/SUP).
Set by the applicable height district map (Sec. 5-507), not by the base zone.
Read from City of Alexandria Zoning Ordinance, effective through 2025-06-14. Amendments adopted after that date (most recent 2026-03-14) are not yet reflected.
Permitted uses in W-1
AllowedSingle-Unit Dwelling Sec. 5-502(A); additional standards in Sec. 5-512 (5,000 sf min lot).
AllowedTwo-Unit Dwelling Sec. 5-502(A.1); 2,500 sf/unit (Sec. 5-512).
AllowedTownhouse Dwelling Sec. 5-502(A.2); 1,452 sf min lot; 30 du/acre cap (Sec. 5-505).
AllowedMulti-Unit Dwelling Sec. 5-502(B); 50 ft min lot width (Sec. 5-505(C)).
AllowedAuxiliary Dwelling (up to 4 units) Sec. 5-502(B.1).
AllowedBusiness & Professional Office Sec. 5-502(C).
AllowedChurch Sec. 5-502(C.1).
AllowedPersonal Service Establishment Sec. 5-502(C.2); subject to ground-floor rules (Sec. 5-509).
AllowedRetail Shopping (10,000 sf or less) Sec. 5-502(F.1); larger retail requires SUP (Sec. 5-503(K)).
AllowedArts/Cultural Use (under 5,000 sf) Sec. 5-502(H); 5,000 sf or larger requires SUP (Sec. 5-503(P)).
AllowedDay Care Center Sec. 5-502(I); subject to Sec. 5-509 and drop-off plan (Sec. 5-511(B)).
AllowedHealth/Athletic Club or Fitness Studio Sec. 5-502(J); subject to Sec. 5-509.
AllowedPublic Building, Park or Recreation Sec. 5-502(D)(E).
ConditionalRestaurant Administrative special use (Sec. 5-502.1(D)); admin approval per Sec. 11-513.
ConditionalOutdoor Dining / Outdoor Market Administrative special use (Sec. 5-502.1(B)(C)); broader cases require SUP (Sec. 5-503(F)(G)).
ConditionalCo-Living Dwelling (up to 2 units) Administrative special use (Sec. 5-502.1(A)); larger requires SUP (Sec. 5-503(A.1)).
ConditionalHotel SUP (Sec. 5-503(D)); consistent with Waterfront Small Area Plan.
ConditionalContinuum of Care Facility SUP (Sec. 5-503(A.2)); FAR up to 2.0 per Sec. 5-504(E).
ConditionalLive Entertainment Use SUP (Sec. 5-503(A)).
ConditionalSTR - Short-Term Rentals STR permit required for >10 days/year; owner-occupied or unhosted permitted; Sec. 7-1403/7-1404.
"Conditional" means the use generally requires a public hearing or special-exception approval — a very different timeline and risk profile from a by-right permit.
This is the zone. What about the parcel?
Zone rules are the starting point — the answer for a specific property also depends on lot
size, overlays, existing improvements and site conditions. Run a free address lookup to see
what applies to one property.