City of Alexandria, Virginia
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MEMORANDUM
DATE: MAY 21, 2026
TO: THE HONORABLE MAYOR AND MEMBERS OF CITY COUNCIL
THROUGH: JAMES F. PARAJON, CITY MANAGER
FROM: PAUL STODDARD, DIRECTOR, PLANNING & ZONING
DOCKET TITLE:
TITLE
Duke Street Land Use Plan Update
BODY
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ISSUE: Duke Street Land Use Plan Draft Framework Plan for City Council review and discussion.
RECOMMENDATION: That City Council receive an update and provide guidance.
BACKGROUND AND DISCUSSION:
As part of City Council’s FY 2026 Long Range Planning Work Program, the Duke Street Land Use Plan <https://www.alexandriava.gov/DukeStreetPlan> community process launched in June 2025. Since that time, more than 3,500 stakeholders have participated through over 45+ pop-up events, 5 community meetings, 1 open house, 4 workshops, and numerous discussions with civic organizations, businesses, ACHS students, and property owners.
Over the first few phases of the planning process, Staff worked with the community to develop the essential building blocks of the future Plan, each step building upon previous discussions to reflect the community’s vision for the future. First, the Draft Plan Principles (Attachment 1) were finalized in October 2025 to establish the foundation, upon which all recommendations will be aligned. Next, the Draft Land Use Themes (Attachment 1) were shared in December and January as a geographic organization of the Draft Plan Principles. Most recently, the Draft Framework Plan (Attachment 1) was shared in April. The Framework Plan is a set of four maps (Land Use, Heights, Open Space, and Mobility) that will become the key elements of the Plan.
As part of the community engagement and development of the draft Plan elements discussed above, Staff have also been meeting with property owners in the Plan area. Continued discussions are underway with the owners of large market affordable housing properties such as Foxchase and the Mason at Van Dorn to develop Plan recommendations that maximize housing affordability and minimize displacement on these important City housing resources.
Additional community engagement is planned for May and June, with the intent of releasing draft Plan recommendations in July and the full draft Plan for public comment in September, with public hearings on the final plan anticipated in late 2025 or early 2026.
ATTACHMENTS
1. Draft Guiding Principles, Draft Land Use Themes and Draft Plan Framework
STAFF:
Jeffrey C. Farner, Deputy Director, Department of Planning & Zoning
Carrie S. Beach, Division Chief, Department of Planning & Zoning