County Reviews Accessory Living Unit (ALU) Regulations

GFCA Reviews Potential Impacts 

Fairfax County is studying potential changes to its zoning rules governing Accessory Living Unit (ALU), a housing option that allows a secondary residential unit on the same lot as a single-family home.

An ALU—sometimes referred to as an accessory dwelling unit—may be attached to or detached from a primary residence and includes independent living facilities with a kitchen and bathroom. The unit cannot be subdivided or sold separately from the main home. Across the country, ALUs have become increasingly common as communities look for ways to provide adaptable housing options without large-scale redevelopment.

County officials have begun public outreach and presentations to the Planning Commission, with a more detailed staff report expected later this summer. Possible action by the Board of Supervisors could follow in 2026.

At its February meeting, the Great Falls Citizens Association (GFCA) Land Use & Zoning (LUZ) Committee reviewed the County’s ALU study and discussed how expanded allowances could interact with local conditions.

Why the Situation Is Different in Great Falls?

In Great Falls the impact of the proposed ALU regulation changes carries additional considerations. The community is zoned primarily Residential Estate (R-E) and is designated in the County’s Comprehensive Plan as low-density and semi-rural. Many homes rely on private wells and almost all have septic systems rather than public water and sewer infrastructure.

Septic systems are designed and permitted based on bedroom count and wastewater capacity. Adding an ALU could, in some cases, require septic system upgrades or expanded or new drain fields. Depending on lot conditions, this may involve additional land disturbance or tree clearing.

Because most properties are not connected to public sewer, wastewater capacity is a central part of the discussion. Residents have emphasized that infrastructure realities in well-and-septic communities differ significantly from areas served by public utilities.

Detached ALUs are typically located toward the rear of a property. Constructing a new unit of meaningful size could require grading and site disturbance, particularly if the structure includes expanded driveways that attribute to the land disturbance and additional impermeable surface. If grading thresholds are met, a county grading permit may be required which will require stormwater management measures to address additional runoff.

The question has been raised whether these projects will undergo stormwater review comparable to new home construction, including detention or retention systems designed to ensure that post-construction runoff does not exceed pre-construction levels. In a community with sensitive watersheds, a history of runoff concerns, and increased flooding, stormwater management is expected to be a significant part of the broader policy discussion.

Environmental and Watershed Considerations

Committee members noted that limited density in Great Falls is closely tied to environmental protection. Maintaining spacing between homes and preserving wooded lots helps manage groundwater absorption and protect downstream properties.

Great Falls contains substantial tree canopy and environmentally sensitive land such as Resource Protection Areas (RPA) adjacent to streams. Increased clearing or impermeable surface area can contribute to stormwater runoff and sediment entering nearby streams.

Traffic and Community Character

Changes that incrementally increase residential density may also affect traffic patterns, parking, and neighborhood character. Great Falls was intentionally zoned as a low-density community. A higher population density will create more traffic on the area’s historic roads.  It also has the potential to add a larger school age population which could have an impact on the current Langley Pyramid. 

While ALUs may function smoothly in more urban or suburban parts of Fairfax County, the County includes a wide range of community types. Policies applied uniformly across diverse regions may affect some areas adversely depending on local infrastructure and environmental conditions.

Next Steps

The County’s ALU study remains in its information-gathering phase. Additional community engagement opportunities are expected before formal ordinance amendments are drafted.

The GFCA LUZ Committee plans to engage with County staff prior to publication of the summer report to ensure that Great Falls–specific considerations—particularly septic considerations, grading, stormwater impacts, watershed health, traffic, and consistency with the Comprehensive Plan—are included in the analysis.  This is to ensure that the low density, semi-rural, tree canopy rich and dark sky friendly character of Great Falls is maintained.

Residents are encouraged to monitor County updates and participate in future outreach sessions as the process moves forward. For more information visit: https://www.fairfaxcounty.gov/planning-development/zoning-ordinance/amendments/accessory-living-units

Support Crosswalk Projects in Great Falls

The Fairfax County Board of Supervisors has set a goal to invest $100 million in bicycle and pedestrian infrastructure improvements between 2021 and 2027. So far, $82.12 million has been committed, with the remaining $17.88 million expected to be allocated within the targeted timeframe. 

Two projects in Great Falls are being considered for funding:  

•Walker Road/Columbine Street - Improve the existing marked crosswalk on Walker Road that connects the Village Centre shopping plaza north of Columbine Street to the shopping center on the east side of Walker Road by installing upgrade signage and a pedestrian refuge.

•Utterback Store Road/Loran Road - Construct approximately 1,100 feet of Active Transportation facilities on the west side of Utterback Store Road from Leesburg Pike to Loran Drive including a marked crosswalk, upgraded curb ramps, and pedestrian signage across Utterback Store Road at Loran Road near Forestville Elementary School.

To develop priorities for funding, Fairfax County Department of Transportation seeks citizen input on these and other pedestrian and bicycle projects across the county. To participate in on-line meetings to discuss your concerns and to ask questions, join either of two meetings on Wednesday March 11 at 12 noon and Thursday, March 12 at 7 pm. For zoom links visit: https://www.fairfaxcounty.gov/transportation/bike-walk/100-million-funding/prioritization         

Free E-Waste Collection Event

Great Falls E Waste Flyer.pdf

Join us for a Free Community E-Waste Collection Event on Saturday, March 21 from 8 am -12 pm in the Great Falls Elementary School parking lot. 

GFCA is partnering with Dranesville District Supervisor Jimmy Bierman, Fairfax County’s Zero Waste program (Public Works and Environmental Services), and our local Great Falls Parkout to pilot this free service. This event is designed to make it easier for residents to responsibly recycle unwanted electronics and keep hazardous materials out of the regular trash stream.

Now is the perfect time to look around your home and start collecting e-waste to drop off at the event. There are limits to what will be accepted, so please review the guidelines on the event flyer. 

County resources are also available to help you understand what can be recycled, upcycled, or safely disposed of beyond this event:

• Electronics Recycling — Fairfax County Public Works & Environmental Services
• Recycle or Trash: What Goes Where? — Fairfax County Public Works & Environmental Services
• Recycling & Trash Locations and Hours — I-66 Transfer Station and I-95 Landfill Complex

Still not sure if you can bring a particular item to the Free E-Waste Event?

Join our March GFCA Environment and Parks (EP) meeting by Zoom on March 2 at 7 pm! EP will be hosting a discussion with Catie Torgersen from the county’s Solid Waste Management Program, a partner for the E-Waste Event. She will answer questions about the event and other county recycling options. Please message environment@gfca.org for the link.

Calling for Photo Entries by April 10

May 1and 2, 2026

Great Falls Library

To Learn more and register by April 10 please email: 

GFphotoshow2026@gmail.com

The Great Falls Library, along with GFCA and six other local organizations, are hosting a special free photography exhibition. Local, amateur photographers of all ages are invited to submit photos depicting life in zip code 22066 (e.g. flora, fauna, scenery, buildings, pets, hobbies, subjects inside/outside the home, local events, thedark skies, parksand more. (But, please, no people in the photo.) It's a wonderful opportunity to share your artistic perspective of Great Falls with the community. 

The unjudged exhibition is open to ALL residents of zip code 22066 and members of sponsoring organizations. A People’s Choice award will be included.

Register now (by April 10) at: GFphotoshow2026@gmail.com

Submit Photograph (8x10) at the Great Falls Library on Saturday, April 11,2026 and Saturday, April 18, 2026.

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Sponsoring Hosts: The Great Falls Citizens Association, Celebrate Great Falls Foundation,Great Falls Library, The Friends of the Great Falls Library, The Great Falls Garden Club, Arts of Great Falls, The Friends of Riverbend Park and Friends of Colvin Run

Fairfax County Public Schools (FCPS) 

School Boundary Public Hearing Update

On January 8, 2026, Dr. Michelle Reid, FCPS Superintendent, presented "her" recommendations, to the School Board, for Boundary changes to be implemented for School Year (SY) 2026-2027. It is basically Scenario #4 with a few options that don't affect Great Falls students. Only 2,200 students will be moved out of a total of 177,100 students countywide. 

The School Board hosted a three-hour "Public Hearing" on the Superintendent's Proposed Changes, Saturday, January 10, 2026 at Luther Jackson Middle School.  There were 90 scheduled speakers. GFCA Special Committee on Schools (SCS) chair, Ed Phillips, was speaker #10 on the original list and delivered remarks consistent with what the SCS approved on Jan 7, 2026.

One of the individuals on the list was Speaker #17, Ms. Melissa Morrison. She was listed as representing "Individual” however when she spoke, she said she was representing the Herndon High School Parent Teachers Association. Ms. Morrison requested that the School Board formally consider redistricting some of the Western Langley High School (LHS) Pyramid to the Herndon High School Pyramid within the next five years. Watch two minutes on You Tube (FCPS) minute 47:50 – 49:44 of Ms. Morrison’s points on school capacity and utilization which are valid and that some residents in the Langley HS pyramid live closer to other High Schools.

The School Board’s mandatory boundary review cycle, started in July 2024, is almost complete. The process included inputs from the community and the Superintendent's Boundary Review Advisory Committee (BRAC). The BRAC had over 100 members. In the end, the Superintendent makes the recommendation, not the community, and not the BRAC; it is Superintendent Reid’s recommendation alone.

On January 22, 2026, the School Board will vote, and pass, a Boundary Change for SY 2026-2027. Some want the decision to be delayed but the School Board will not delay. No Great Falls students will be redistricted.

The next School Boundary Review process has informally started. It was started by the Herndon Pyramid PTA. They have made some unsubstantiated and exaggerated assertions which the Langly Pyramid and GFCA will need to start countering so that they don't take root as valid points. Note: Ms. Morrison has made valid point about capacity utilization---that Langley HS will be at 103% and Herndon will be at 77% in SY 2026 - 2027.

Plastic Jersey Barriers on the Springvale Road

One-lane Bridge over Piney Run

Orange and white plastic barriers showed up recently on either side of the Springvale Road bridge over Piney Run. See photo below. 

Asked about the purpose of the barriers, Sam Fallaha, NOVA District Bridge Engineer with the Virginia Department of Transportation, answered:  “These barriers were placed to shift traffic toward the center of the structure, relieving the exterior beams which are experiencing ongoing corrosion.”

He offered this information on replacement of the bridge, a project which has been identified on VDOT’s web site for some time: “Regarding the bridge replacement, design work has not yet begun and is not expected to commence before 2028 due to funding constraints. Given the typical three-year timeline for design, public involvement, right-of-way acquisition, and Utilities relocation, construction is unlikely to start before 2031. In the interim, we will continue with necessary maintenance and repairs to keep the bridge in safe service until the replacement bridge is constructed.”

Update to 1990 Countywide Comprehensive Plan

Long-range planning in Fairfax County is guided by the Comprehensive Plan. The first Fairfax County Comprehensive Plan was adopted in the mid-1950s and updated regularly through an amendment process. It is required by state law to be used as a guide in decision-making for the built and natural environment by the Board of Supervisors, the Planning Commission, the public, and staff. The Plan is a living document that responds to the climate of the times.

This strategic update, called Plan Forward, will help the county address emerging trends while ensuring planning remains consistent with Fairfax County’s broader vision. It reflects the county’s commitment to thoughtful, forward-looking planning and to effectively serving its diverse community. To learn more about Plan Forward visit: https://www.fairfaxcounty.gov/planning-development/sites/planning-development/files/Assets/Documents/compplanamend/policy-plan-update/2022-CW-2CP-Staff-Report.pdf

Over the past three decades, Fairfax County has experienced transformation driven by rapid population growth and changing demographics, and a shift from greenfield development toward more complex infill and redevelopment. Once largely suburban in character, the county has embraced a more focused urban development pattern. The county’s priorities have evolved by adopting initiatives such as the One Fairfax Policy and the Countywide Strategic Plan, which reflect a broader commitment to equity, sustainability, and long-term resilience. Additionally, changing land use trends warrant a forward-looking approach to provide additional flexibility to adjust to evolving market conditions.

GFCA recently sent a letter to the Fairfax County Planning Commission and Supervisor Bierman addressing the important issues that impact our community from the Plan Forward document including maintaining low density zoning, tree canopy, dark skies, traffic limits and impacts and the protection of historic and scenic Georgetown Pike, just to mention a few.  See letter below.

The public hearing before the Board of Supervisors on Plan Forward is scheduled for November 18 at 4:30 in the Government Center: Questions and comments can be submitted by email or directed to Connie Bebek at (703) 324-1237.

2025 Annual Report

Per the GFCA bylaws, the 2025 annual report summary and budget overview is now available:   (click here to access the report)  It was a dynamic and robust year with special attention to the Leigh Mill Road Bridge gas spill and clean up, the Walker Road bridge construction closures and the Potomac Interceptor wastewater pipe break mitigation efforts at Manhole 31. The GFCA welcomed many new members to the board with significant experience with community issues and continued an ongoing and productive engagement with Supervisor Bierman and VDOT on many issues including the recent limit on truck size to forty feet in length on Leigh Mill Road.  GFCA’s Special Committee on Schools continued close collaboration with the Fairfacts Matters Foundation’s mission on the school boundary redistricting initiative currently ongoing by the Fairfax County School Board. The GFCA also expanded communication outlets with our membership and community in an effort to reach a larger audience and share the issues that impact our residents.