The first major rewrite of zoning rules governing Fairfax’s manufactured home communities since the 1970s soon could head to county supervisors by the end of this year.
If approved, the new regulations would guide future development at the seven existing residential parks, which are mostly located in the Route 1 corridor. They also potentially would provide more protections for residents in cases of redevelopment or other displacement.
Current zoning rules related to mobile home parks “haven’t changed much” since they were adopted in 1978, county planner Jennan Qato told the Board of Supervisors at a land use policy committee meeting on Tuesday (July 8).
A number of those communities were already in existence in 1978 and secured exemptions from some of the rules at that time.
Fairfax County staff have been discussing possible amendments to the comprehensive plan and zoning code for months now after conducting a survey of mobile home residents last year to better understand their needs.
While existing properties would still be grandfathered in, the new zoning rules could guide future development or redevelopment of the parcels.
The proposed changes will build on recommendations released in 2021 by a Manufactured Housing Task Force. Adopted by the Fairfax County Board of Supervisors in 2022, the task force was charged with identifying ways to preserve existing manufactured home parks and provide protections for those living in them.
Residents of the approximately 1,770 homes in the parks typically rent the land and are at risk of displacement if properties are redevelopment. In addition, portions of some of the communities are located in floodplains.
According to county staff, none of the existing mobile home park owners have expressed interest in redeveloping or selling their land, but some “have a shared interest in preservation incentives.”
As a result, the proposed comprehensive plan amendment would add language explicitly describing mobile homes as important affordable housing options and stating that existing units should be preserved or replaced on a one-to-one basis if one of the communities is redeveloped. The developer should also provide relocation assistance to any displaced residents.
Franconia District Supervisor Rodney Lusk said modernizing regulations and providing avenues for renters to become property owners is “something that I’m very deeply committed to.”
However, he admitted “there’s no clear and easy path at this point” for how to expand home ownership options.
The zoning ordinance changes would update standards for the R-MHP District that have remained largely unchanged since 1978. Under the current code, mobile home parks must:
- Be located on at least 15 acres
- Not exceed a maximum density of up to six units per acre, or up to nine with the Board of Supervisors’ approval
- Provide at least 1.5 parking spaces per unit
- Have at least 15 feet side-to-side clearance
Changes in the draft proposal would increase the maximum number of units per acre to 10, increase parking requirements to two per unit, and revise some setback requirements.
One open question is whether to retain the 15-foot side-to-side separation. State law mandates a minimum of just 5 feet.
Some of the proposed changes are reflective of current conditions at the communities, while others — such as increased parking — came from residents themselves, Qato told supervisors.
Sully District Supervisor Kathy Smith, who chairs the land use policy committee, said it’s important for current residents to understand the changes are “for things moving forward,” and would not necessarily impact current conditions.
She expressed fears that faulty communication efforts could “create unintended consequences” for resident expectations that can’t be met.
“We’ll have to have continued dialogue with affected residents,” Smith said.
Supervisors were also briefed on recommended changes to voluntary relocation guidelines for manufactured home residents who find themselves displaced by future redevelopment.
Like Lusk, Smith sought further staff study of ways to provide ownership opportunities for those who currently rent spaces in manufactured home parks.
“More creative ways” are needed to tackle the issue, she said.
About 350,000 Virginians live in manufactured housing, according to the advocacy group Manufactured Home Community Coalition of Virginia. That’s about 4.4% of the commonwealth’s total population.
