Roanoke City Council approves zoning changes — again

A residential zoning do-over in the Star City is done. At least for now.

On Sept. 16, Roanoke City Council voted 6-1 to adopt zoning amendments that will allow greater housing density and eliminate single-family-only housing

City Council adopted similar zoning amendments in March, but several city homeowners, including Republican mayoral candidate David Bowers and former City Attorney Bill Hackworth, filed a lawsuit charging that city officials did not follow proper procedures prior to the vote. The suit remains pending, according to Maynard Sipe, the plaintiffs’ attorney.

Roanoke officials responded to the lawsuit by starting over and reopened discussion on the matter through the summer. In August, Roanoke’s planning commission reversed course, opting by a 3-2 vote not to recommend the changes. But City Council, which isn’t bound by the commission’s vote, adopted the proposal at its September meeting following lengthy public comment.

Several Roanoke homeowners filed a second lawsuit Oct. 16 at Roanoke City Circuit Court charging that Roanoke City officials failed to provide a sufficient summary of the zoning amendments in public notices about public hearings for this round of zoning amendment adoption and other issues.

Roanoke isn’t alone in eliminating single-family zoning, according to Alexander von Hoffman, senior research fellow at the Joint Center for Housing Studies of Harvard University.

“The idea is that by allowing demand to flow freely without the constriction of the zoning regulations, you’d be able to get increased housing … [and] produce more units that are less expensive,” von Hoffman says.

In September, a circuit judge overturned changes that eliminated single-family zoning in Arlington County, citing procedural issues and other problems. A lawsuit challenging Alexandria’s move to end single-family-only zoning appears headed for court.

Roanoke’s previous single-family-only residential zones were a holdover from the city’s Jim Crow era, according to acting Assistant City Manager Chris Chittum, who announced plans to retire in October. Paired with the city’s urban renewal projects that tore down historically Black neighborhoods to make way for Interstate 581, the civic center and a post office, Roanoke became one of the most segregated cities in America. “It’s pretty insidious how well it’s worked,” Chittum says.

The rewritten zoning code makes it easier for developers to build multiunit parcels in residential neighborhoods. It also made other changes, including reducing the amount of lot area required for dwellings.

But don’t expect Roanoke to change drastically overnight. The city issued 98 residential building permits in 2023, and it expects to see fewer than 40 additional units annually following the changes.

“The way our housing market is,” he says, “every single unit that we add is helpful.”  

Editor’s note: This story has been updated from the print version.