City of Alexandria, Virginia
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MEMORANDUM
DATE: FEBRUARY 5, 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
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ISSUE: Duke Street Land Use Plan draft themes and concepts for City Council review and discussion.
RECOMMENDATION: That City Council receive the 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 community process launched in June 2025. Since that time, more than 1,500 stakeholders have participated through over 40 pop-up events, three community meetings, two open houses, and numerous discussions with civic organizations, businesses, and other corridor stakeholders.
Guided by City Council direction and consistent with community feedback, staff has focused on key topics including small businesses, affordable housing, safety, access to open space, and integration of the future land use vision with the transit corridor approved through Duke Street in Motion. Based on community input, existing City policies, and best practices, draft principles were developed in September-October to establish a foundation for the plan (Attachment 1). In December, we introduced draft corridor themes at a community open house. These themes will serve as the framework for the plan moving forward. The proposal groups the corridor into four themes: Opportunity; Affordability and Growth; Civic and City Campus; and Small Business. A themes map with additional information is provided in Attachment 2.
With guidance from the Planning Commission and City Council in January, the themes map will become the framework for the plan and the basis for future recommendations. Additional community engagement is planned from January through June. Staff anticipates returning to the Planning Commission and City Council in June for an update and further direction. A full draft plan is expected to be available for community review in the fall, with public hearings on the final plan anticipated in late 2025 or early 2026.
ATTACHMENTS:
Attachment 1: Draft Guiding Principles
Attachment 2: Draft Corridor Themes
STAFF:
Jeffrey C. Farner, Deputy Director, Department of Planning & Zoning
Carrie S. Beach, Division Chief, Department of Planning & Zoning