09/30/2026
Code Refresh - Update. We sent out the email below to membership this morning:
Below is a message from your Neighborhood Development Committee. If you have any questions or comments, you can reach them at [email protected]
Bellevue residents -
The city has opened a short window for citizen comments on draft 3 of the Code Refresh zoning map. Comments are currently being accepted through this Friday, October 2. https://app.atlas.co/shared/HRP2gioczvLqmlGvevNM
If you made comments on the previous two maps, thank you for your time. You can just repeat your previous observations, as the map has not been changed or updated for the Bellevue neighborhood.
Every parcel in the city will be placed in an entirely new zoning category as part of the refresh effort. For those new to the process, you can start by clicking on your current residence or business and making a comment about what you like or don’t like about the new zoning applying to this property. However, you’re not limited to making comments about your property or neighborhood. Please feel free to express your questions, concerns or support for any areas of the city.
You can make a new comment, or if there is an existing comment, you can vote thumbs up or thumbs down to support or oppose that comment. Here are some areas of interest to Bellevue that have been identified previously:
RD-C zoning. Currently, a large majority of the residences in Bellevue are zoned R-5. This has 50 foot wide minimum lot widths. Under Code Refresh, the city would place many of these in the new RD-B category, which maintains the minimum 50 foot wide lot width. However, the city created a new, significantly smaller, zoning category RD-C. The city’s proposal is to place approximately 420 Bellevue lots in this new category. This covers most of the residences east of MacArthur and south of Bellevue Avenue.
RD-C was originally proposed to have 25 feet minimum lot width, but in the latest draft, this has been increased to 30 feet minimum. This means that fewer lots could be divided in smaller pieces to be sold separate separately. However, it is still significantly smaller than the current zone allowances. In addition, when compared to the other residential zoning categories, the RD-C category allows for a greater percentage of the lot to be covered with construction, and has a smaller requirement for tree canopy retention, and green space on each lot. The city did a study earlier this year that estimated that RD–C properties would have three times as much tear-downs, new construction, and ADU building than in the other residential zoning categories. In a survey done this time last year, a strong majority of survey respondents (82%) did NOT support RD-C as then proposed for Bellevue.
Spot-zoning. This is the practice of applying a zoning category to a single lot that is different from the surrounding properties. The small 3-unit apartment complex on Avondale between Brook and Fauquier is currently zoned for a single-family residence. Under the city’s proposal this would be zoned to allow for construction of up to nine apartments. Similarly, there are several current church properties across the street from the Bellevue neighborhood on Brook, Laburnum, and Hermitage. All are currently zoned for single-family residences. The proposed zoning is for three story apartment buildings.
Westbrook Avenue. The north side of the street is currently zoned for a single-family residences. Under the proposal, zoning would allow up to three story apartment buildings. This is a big change from the current zoning, but could conceivably provide a transition between the zoning allowed in Henrico for the Azalea Mall property of up to 12 story buildings if that property is ever developed.
Brook Road. The strip between the old Azalea Mall property and Brook Road is in the city. It is currently zone for two story commercial use such as the existing Exxon and laundry. Under the city’s proposal, this would be rezoned to allow for commercial buildings of increasing height from three stories near the library to up to seven stories at the intersection with Azalea.
ADUs. Though not specifically a map issue, draft 3 proposes changing the rules and size limits for such buildings. The new proposal states residential lots can have an accessory dwelling unit of up to 1200 square feet that can be attached or separate from the primary residence. This is a significant increase from the current size which is 500 square feet or 1/3 the size of the primary residence.
It is expected that Draft 3 is the final significant draft of the new zoning code.The city has said it will make some changes based on feedback and then submit this as legislation in the coming months. The city has not published a specific timeframe, but the expectation is that there will be several comment periods and possible amendment windows as the code makes its way through the planning commission, and City Council and the committees. Based on feedback from Civic Association members, the BCA may make formal comments to the city such as several other civic associations are in the process of doing.
Please let us know if you have any questions or comments at [email protected]
We plan on having at least a brief discussion on this topic at the November 17 BCA quarterly meeting.
