VA HB816

Requires localities to permit multifamily and mixed-use residential development as a by-right use in at least 50% of commercially zoned land that has public water and sewer service

Applies to cities and towns with populations over 20,000, and parcels within designated metropolitan planning areas, excluding small towns under 7,500 population

Prohibits localities from imposing more restrictive height limits, density caps, or development standards than already permitted in the underlying commercial zoning district

Exempts certain parcels including those with 60%+ tree canopy, military installation zones, heavy industrial sites, Virginia Economic Development Partnership certified sites, and areas within 2.5 miles of approved casino locations

Takes effect July 1, 2027, and expires July 1, 2031