OLD TOWN

SMALL AREA PLAN

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ADOPTED 1992 MASTER PLAN

ALEXANDRIA, VIRGINIA

Amended 5/15/1993, Ordinance 3630 Amended 12/11/1993, Ordinance 3686 Amended 12/14/1996, Ordinance 3899 Amended 10/25/1997, Ordinance 3956 Amended 11/14/1998, Ordinance 4030 Amended 1/25/2003, Ordinance 4287 Amended 1/22/2005, Ordinance 4374 Amended 6/21/2005, Ordinance 4412 Amended 10/15/2006, Ordinance 4426 Amended 2/25/2012, Ordinance 4749

Amended 6/24/2014; Ordinance 4896 Amended 11/15/2014, Ordinance 4912 See Ordinance 3381, 5/31/89 - re: the area south of I-95

AMENDMENTS TO THE 1992 OLD TOWN SMALL AREA PLAN - as of 12/31/14

OLD TOWN

SMALL AREA PLAN

ALEXANDRIA CITY COUNCIL

Mayor Patricia S. Ticer

Vice Mayor William C. Cleveland

Kerry J. Donley

T. Michael Jackson

Redella S. Pepper

Lonnie C. Rich

David G. Speck

CITY MANAGER

Vola Lawson

PREPARED BY:

DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT

Staff:

Sheldon Lynn, Director

Principal Author:

Robert L. Crabill, Chief Special Projects Division

Graphics:

V.E. Townsend

JUNE 13, 1992: ORDINANCE 3576

TABLE OF CONTENTS

Introduction

Background and Issues

Existing Conditions

The Future

Implementation

Addendum - Area South of 1-95

LIST OF MAPS

1. Study Area 2
2. Original Town Layout 3
3. Growth by Annexation 4
4. Railroad Activities 1900-1905 6
5. Old & Historic Alexandria District (1992) 7
6. 1974 Generalized Land Use Plan as Amended 12
7. 1974 Generalized Land Use Plan As Amended West of Washington Street 13
8. Community Facilities (1992) 15
9. Existing Parks (1992) 16
10. Major Thoroughfare Plan (1992) 17
11. Employment Data Area (1992) 20
12. Old Town Bus outes (1992) 25
13. Existing Land Use (Generalized) (1992) 27
14. Existing Generalized Land Use West of Washington Street (1992) 28
15. Issues (1992) 30
16. Non-Conforming Uses (1992) 31
17. Current Zoning 34
18. Current Zoning West of Washington Street 35 18A. Zoning Detail West of Washington Street 36
19. Current Height Districts 38
20. Current Height Districts West of Washington Street 39
21. Development Potential Sites (1992) 40
22. Development Potential Sites West of Washington Street (1992) 41
23. Proposed Generalized Land Use Plan (1992) 51
24. Proposed Generalized Land Use Plan West of Washington Street (1992) 52
25. Old Town Land Use Plan, as amended 53 Amended 5/15/1993, Ord.3630; Amended 12/11/1993, Ord.3686; Amended 10/25/1997, Ord.3956; Amended 11/14/1998, Ord.4030; Amended 1/25/2003, Ord. 4287; Amended 6/21/2005, Ord. 4412; Amended 10/15/2006, Ord. 4426; Amended 2/25/2012, Ord. 4749; Amended 6/24/14, Ord. 4896; Amended 11/15/14, Ord. 4912

LIST OF MAPS (CONTINUED)

26. Old Town Land Use Plan, West of Washington Street, as amended	54
    Amended 5/15/93, Ord. 3630; 12/14/96 Ord.3899; Amended 1/22/05, Ord. 4374; Amended 6/21/05/4412; Amended 6/12/14, Ord. 4896

27. | Proposed Changes to Adopted Land Use Plan | 56 |

28. | Proposed Changes to Adopted Land Use Plan West of Washington Street | 57 |

29. | Proposed Major Thoroughfare Plan | 61 |

30. | Proposed Zoning Changes | 68 |

31. | Proposed Zoning Changes West of Washington Street | 69 |

32. | Proposed Zoning Map | 70 |

33. | Proposed Zoning Map West of Washington Street | 71 |

LIST OF MAPS

ADDENDUM

A-1 | Old and Historic Alexandria South of 1-95 | 76 | A-2 | 1974 Land Use Plan | 77 | A-3 | Existing Uses | 78 | A-4 | Existing Zoning | 79 | A-5 | Height Districts | 81 | A-6 | One Hundred Year Flood Plain and Spot Elevations | 82 | A-7 | Proposed Land Use Plan | 83 | A-8 | Changes to Adopted Land Use Plan | 84 | A-9 | Proposed Zoning Changes | 86 | A-10 | Proposed Zoning Map | 87 |

LIST OF TABLES

INTRODUCTION

This plan has been prepared to update the adopted 1974 Consolidated Master Plan as amended for the Old Town Alexandria area. The review of this area includes an examination of the adopted 1982 Waterfront Plan and a portion of the 1978 King Street Station Area Plan. This plan will provide policy guidance to update the Master Plan.

SUMMARY

The Old Town area consists of a mix of land uses. The predominate use of the area is residential. This plan proposes that the residential character of the neighborhood be maintained and protected from commercial encroachment.

New development in the area should be of a scale and character compatible with the existing residential scale. This is specifically proposed for the Waterfront and the Washington Street corridor where height limits have already been reduced.

Since most of the Old Town area has been developed, future use will be primarily infill. While the zoning classifications for the most part will remain unchanged in this area, the density allowed is recommended to be reduced in several areas.

ORGANIZATION AND CONTENTS

The Old Town Area Plan is organized into four sections: Background, Existing Conditions, The Future, and Implementation. The Background section includes a review of the various elements of the 1974 Consolidated Master Plan which relate to the Old Town Area. This section also includes an overview of changes which have occurred in the area since 1974. The Existing Conditions section examines issues, development potential sites, present zoning and present land use. The Future section presents updated goals and objectives. a revised land use plan and current community facilities and a revised major thoroughfare plan. The Implementation section includes proposed zoning changes and explains actions required to implement the plan.

PLANNING PROCESS

This plan has been developed in consultation with citizens, property owners, and community and business groups, through a series of meetings which included a review of existing conditions and trends in the Old Town Area. identification of issues, review of previously adopted plans for the area and a review of plan recommendations.

BACKGROUND

PLAN BOUNDARIES

The Old Town Area Plan area is located in Planning District No. 1, in the downtown/waterfront section of the City. The plan area is bounded on the east by the Potomac River, on the south by the Capitol Beltway (I-95), on the north by Oronoco Street and on the west generally by Washington Street, with a extension along King and Duke Streets west to West Street. The boundaries, for the most part, coincide with the boundaries of the Old and Historic Alexandria District. (Map #1)

The northern boundary was established at Oronoco Street, since the area north of this street was included in the Old Town North area plan.

HISTORY OF AREA

The City of Alexandria, including the area of this plan, was established as a Colonial Settlement in 1749 by an Act of the Virginia General Assembly. The Act envisaged that the town "would be commodious for trade and navigation and tend greatly to the best advantage of frontier inhabitants."

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The town prospered and flourished and was one of the most important port town of the eighteenth century, surpassing in its activity the ports of New York and Boston.

The City as originally established was only approximately 60 acres in area. (Map #2) It extended from the Potomac River as far west as the properties on the west side of Royal Street.

In 1801 it was made part of the Federal City. However, in 1847 Alexandria was returned to the State of Virginia. (Map #3)

By the end of the nineteenth century, railroads brought profound change to Alexandria. Growth shifted to the western edge of the City, near the Southern Railway and the Richmond, Fredericksburg and Potomac Railroad lines.

Map 1 Study Area

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Map 2 Original Town Layout Old Town Study Area

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Photostat: Library of Congress

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MAP 3

GROWTH BY ANNEXATION

OLD TOWN STUDY AREA

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⬚ figure Pitt and King Sts. c 1900

Generally the rail lines followed the coastal plains, including the marshy land adjacent to Cameron Run (Map #4) Most of the land which was put into industrial and warehouse use during the last half of the 19th Century was the property directly served by these railroad lines. When the railroad replaced shipping as the major hauler of goods, Alexandria's waterfront area was the primary area to experience decline

The restoration of Old Town began in the late 1920's. Over the next twenty years, Old Town residents and civic groups were instrumental in saving and rehabilitating many fine Old Town structures The residents' interest and activities led to public policies for historic preservation.

The Old and Historic Alexandria District was created in 1946, running south from Montgomery Street to Hunting Creek and east from Alfred Street to the Potomac River. All structures therein dating from 1846 or earlier were protected from unwarranted demolition and exterior architectural modifications out of keeping with the character of individual buildings or their surroundings. The Board of Architectural Review was established to enforce the provisions of the District.

Subsequent revisions to the Old and Historic Alexandria District Ordinance took place in 1951, 1958, 1965, 1970 and 1984. These amendments changed the District boundaries, expanded the powers of the Board of Architectural Review and established building heights limitations. Map #5 identifies the boundaries of the District as it exists today.

In addition to the industrial areas associated with river commerce and railroads, as well as the residential neighborhoods in the Old Town area, there are two commercial spines, one along King Street and the other along Washington Street.

King Street at its lower end near the river initially housed industrial uses with some limited retailing. Uses in this area related to both port and rail facilities. West of Fairfax Street the area was predominantly retail, which served the needs of residents of the area. The area was viable until the 1950s when outlying shopping centers began to appear in the Washington metropolitan area.

Some large concerns (e.g., Hulfish Hardware) did considerable business, directly and as jobbers with the City's agricultural hinterland (mainly Fairfax and Prince William Counties). The loss of this trade was a major factor in the deterioration of the CBD.

Map 4

RAILROAD ACTIVITIES 1900-1905

OLD TOWN STUDY AREA

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Map 5 OLD & HISTORIC ALEXANDRIA DISTRICT OLD TOWN STUDY AREA (1992)

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OLD and HISTORIC ALEXANDRIA DISTRICT

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100 block of King St., 1900.

The decline of the downtown shopping area caused the City to consider steps to revitalize the area as a commercial center. In the 1960s an urban renewal plan was adopted for King Street from Fairfax Street west to St. Asaph Street. These new offices, commercial and hotel uses served as a catalyst to breath new life into the downtown area.

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328 King St., c. 1880.

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Following the King Street renewal efforts, the City embarked on a program to remove from the waterfront industrial activities which were no longer compatible with the nearby restored residential areas and the revitalized commercial area, and which were not dependent upon waterborne transportation. After much study and public input, a joint plan for the area was prepared by the U.S. Interior Department and the City of Alexandria in May 1982. This plan resulted in reuse of the Old Torpedo Plant as an office/residential and art center. A series of public parks were also created with a pedestrian walk way along the river. These efforts resulted in upgrading the character of Alexandria's deteriorating industrial port area.

The City of Alexandria, like most cities, is an ever evolving community. It has changed from a major port, to a modern office, commercial center with attractive housing areas. This evolution will continue into the future, thus necessitating a review of how change will effect the area and how change should be managed.

CONSOLIDATED MASTER PLAN

In the late 1960s a citizen task force known as the Planning Advisory Committee was appointed by City Council, with the charge to prepare a new master plan for the City. In the early 1970s they presented a Consolidated Master Plan which, for the first time, included all of the plan elements in one document. This plan included, goals and objectives, a land use plan, a capital facilities and recreation and parks section, a major thoroughfare plan and an urban design section. This plan was adopted by City Council in 1974 following a series of public hearings held by both the Planning Commission and City Council.

The 1974 Plan contained a generalized land use plan for the entire city. At that time, it was proposed that small area plans be prepared for various neighborhoods to further refine and update the recommended land uses contained in the generalized plan, and for the purposes of providing a more detailed land use document. Since then, plans have been prepared for the Waterfront, King Street Station, Braddock Road Station, Potomac West, Old Town North, Cameron Run Valley, Bradlee/Fairlington, Duke Street and Landmark Van Dorn. This plan is a continuation of that process, now involving the Old Town area.

1974 Goals and Objectives

The 1974 Consolidated Master Plan contains the following goals which relate to the Old Town Area. The goals are still valid.

1. General

   o In order to accommodate this anticipated growth, the plan recommends that 19 areas within the City be designated as Development Potential Areas in which most of the future growth of the city will occur. Most of these areas should be developed as living-working activity centers which could help lower the dependency on the automobile. All other areas of the City will generally be held constant in both land use and density.

   o Most areas presently used for single family dwellings should be encouraged to remain single family.

   o Improvements to the existing highway system should be undertaken in order to route traffic away from established residential areas.

o General design guidelines have been recommended for Alexandria's waterfront to establish a visual scale compatible with the surrounding environs. Variety within intense development with adequate transitions is necessary in order to blend old with new. A continuous pedestrian pathway system should be built along and through the waterfront development. The development along the waterfront should be related to a series of intervals scaled to pedestrian activity. A visual awareness of the river must be carefully preserved.

2. Land Use

o Separate incompatible land uses.

o Expand tax base.

o Protect areas of historic value.

o Develop potential of waterfront.

o Preserve sound residential areas.

o Provide more flexibility in development.

o All new residential and commercial projects should provide open space and recreation opportunities for their occupants.

3. Transportation

o Protect residential areas from heavy through traffic.

o Separate through and local traffic.

o Encourage maximum use of transit facilities.

4. Urban Design

o Strengthen community identity.

o Blend old and new development.

o Eliminate above ground utility lines.

o Enhance City landmarks.

5. Old and Historic District

o It is recommended that the City encourage the tourist potential of Alexandria resulting from its historic past and its proximity to the Nation's Capital. Compatible uses can be located adjacent to Old Town, especially along the waterfront area. Such a policy can serve to encourage development of adequate motel and conference facilities to serve the region as well as the City. In doing so, the City should impose requirements that will preserve the historical attractiveness from which this potential is derived.

The recommendations specifically for the Old Town area contained in the section on Alexandria Planning Districts are as follows:

o Retain the retail pattern on King Street from Washington Street to the Potomac River.

o Protect the appearance of Washington Street as the gateway of Planning District I.

o Encourage the relocation of industrial uses from Planning District I to more appropriate sections when one or more of the following conditions exist:

o Close proximity to single-family homes o New uses being planned o Obsolescence of buildings o Environmental hazards

o Redevelopment of the Alexandria waterfront including:

o Replacement of older industrial and storage uses. o Provision for a continuous pedestrian walkway between Jones Point and Dainger-field Island. o Encouragement of new high density residential and office development in the North Waterfront area. o Limit residential density east of Lee Street to no more than 40 units per acre. o Creation of parks and recreation areas and assure public access to the water.

o Visual awareness of the river must be preserved.

1974 Land Use Plan

The 1974 Land Use Plan as amended by the Waterfront Plan and the King Street Station Area Plan shows Old Town as primarily residential with two commercial spines; one along King Street and the other along Washington Street. The waterfront is indicated for mixed use and parks. These land use patterns are shown on the following generalized land use map from the 1974 Consolidated Master Plan.

The predominant land use category shown on the map is medium density residential which covers most of the areas south and north of King Street and east of Washington Street. This land use extends west of Washington Street to Henry Street between Prince and Wolfe Streets.

The waterfront is designated for Waterfront mixed use, which includes office, retail and residential with water oriented activities; for park, recreational and open spaces; and for a small amount of industrial along the east side of Union Street, from Wilkes Street to about Cameron Street. King Street, most of Washington Street, and portions of Prince and Duke Streets are shown for commercial use. Within the Prince and Duke Street area, the King Street plan indicates that the portions of the area should be developed for residential uses.

Schools and cemeteries are designated institutional on the plan.

THE KING STREET STATION AREA PLAN: "Areas bordering established residential neighborhoods should be developed for residential uses. This would apply to parcels fronting Prince Street and Cameron Street and to some extent, Duke and Peyton Streets."

MAP 6

1974 GENERALIZED LAND USE PLAN AS AMENDED

OLD TOWN STUDY AREA

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MAP 7

1974 GENERALIZED LAND USE PLAN

AS AMENDED

OLD TOWN STUDY AREA WEST OF WASHINGTON STREET

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PRESERVATION AREA-ONLY MINOR INFILL REDEVELOPMENT (KING STREET STATION AREA PLAN)

THE KING STREET STATION AREA PLAN: "Areas bordering established residential neighborhoods should be developed for residential uses. This would apply to parcels fronting Prince Street and Cameron Street and to some extent, Duke and Peyton Streets."

Community Facilities

The community facilities which service the Old Town Area are shown on the following map. The seat of local government is located within this area in the 300 block of King Street. There are two library facilities, a public health facility and one public school. Nearby is the Durant Recreation Center, a swimming pool and the Jefferson Houston School. The area contains one fire station on Prince Street and another nearby on Cameron Street.

In addition to these facilities, the area contains several museums and an art center (Map 8).

Parks

The Old Town area is served by a major park facility at Jones Point. This park includes bike and hiking trails, soccer fields, passive areas and a historic lighthouse. In addition, there are a series of public parks along the river and a pedestrian/bike path which provides almost continuous access along the river. Public open space is also provided on the City Hall plaza and at the Lyles Crouch School (Map 9).

Major Thoroughfare Plan

The Old Town Area portion of the Adopted Major Thoroughfare Plan is shown on Map 10. Along the southern boundary of the plan area is the Capital Beltway (I-95) and an 8 lane expressway connecting to Maryland by way of the Woodrow Wilson Bridge. This is the primary north-south highway from Maine to Florida. It is physically part of the Capital Beltway around Washington, D.C. and has become the "main street" of the region.

Main north/south streets through the Old Town Area are Washington Street, an arterial, and Patrick and Henry Streets, also arterial streets. Patrick and Henry Streets are paired one way north and south and carry the official designation of U.S. Rt. #1. Some streets have been designated residential collectors. They are Union, St. Asaph and Columbus Streets. Residential Collectors are supposed to carry local traffic to primary collectors and arterial streets.

Major east/west streets are King, Cameron, Prince, Duke and Franklin Streets. King Street is shown as a primary collector, as is Franklin Street east of Washington Street. Cameron and Prince Streets are residential collectors for their entire lengths, west of St. Asaph Street. Duke Street west of Patrick Street is designated as a arterial street, as is Franklin Street between Patrick and Washington Streets.

The City Code defines streets as follows:

All of the undesignated streets on the Major Thoroughfare Plan are local streets.

MAP 8

COMMUNITY FACILITIES

OLD TOWN STUDY AREA (1992)

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MAP 9 EXISTING PARKS OLD TOWN STUDY AREA (1992)

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MAP 10

MAJOR THOROUGHFARE PLAN

OLD TOWN STUDY AREA

(1992)

EXPRESSWAY ARTERIAL PRIMARY COLLECTOR RESIDENTIAL COLLECTOR

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CHANGES SINCE 1974

Population

The population of the Old Town Plan area has declined since the 1970 Census, but is expected to remain stable in the future. The 1985 estimated population of the area was 5,239, down from the 1970 Census of 6,638, but up from the 1980 Census of 5,108.

Table 1

POPULATION AND HOUSING Old Town

SOURCE 1970-1980: U.S. Census. SOURCE 1985-2000: COG Round IV Forecasts and 1980 U.S. Census.

Most of the population decrease is attributable to the decrease in average household size from 2.36 in 1970 to 1.83 in 1980 and was estimated to be about 1.92 in 1985. Overall, the number of households increased slightly from 1970 to 1980, but declined in 1985 from 2,919 to 2,814. This phenomenon, decreasing household size, is being experienced nationwide as well as in Alexandria.

Employment

An estimated 11,300 people work at locations in the Old Town area. Because of data reporting areas, this includes all of the plan area except a six block area in the extreme western section (Map 11). This reflects an increase of about 63% in jobs in the area since 1976, primarily as a result of office development. By the Year 2000 employment in Old Town is expected to reach 13,608 persons.

Table 2

1976-1985 EMPLOYMENT Old Town

SOURCE: WMCOG Regional Employment Census 1976, 1980, 1985.

MAP 11

EMPLOYMENT DATA AREA

OLD TOWN STUDY AREA

(1992)

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Table 3

PROJECTED EMPLOYMENT

Old Town

• Estimates based on 1985 distribution of jobs.

Office Development and Employment

Since adoption of the Consolidated Master Plan in 1974 there have been 39 office buildings or additions built in the Old Town Plan area. The total size of these developments is 1.2 million square feet gross. This amount of development has added 4,570 employees to the 2,650 employees already working here. The office development added is shown on the following chart.

Office space currently under construction is expected to increase employment in the area by 615. The additional employees reflected by this increase will be working in the following buildings which are presently under construction.

Table 4

OFFICE SPACE UNDER CONSTRUCTION

Old Town

Table 5

OFFICE DEVELOPMENT 1974 - 1988

Old Town

Proposed and possible office projects in the Old Town Plan area amount to 142,350 square feet in 6 projects. This will add an additional 675 employees to the work force. Consequently, by the Year 2000 the Old Town area may have 8,500 office employees.

Table 6

PROPOSED AND POSSIBLE OFFICE PROJECTS

Old Town

DOWNTOWN BUSINESS

Since adoption of the Consolidated Master Plan in 1974 the downtown business area has continued to prosper and grow. This business vitality is due in part to the completion of the final phases of the Gadsby Urban Renewal project, completion of the King and Washington Streets streetscape, improvements to the Waterfront and a continued growth in tourism.

The business area has experienced a large increase in restaurant activities. Since 1974 the number of restaurants in Old Town has increased from 13 to 88. Approximately 40 percent of the restaurants in Alexandria are located in the Old Town Plan area. This increase is associated with the same factors which caused the growth in general business activities, plus enactment of liquor by the drink in Virginia. Restaurants, while being beneficial to the liveliness of the business area, have also caused some concerns to nearby residents and to the City Council. The factors of most concern are parking in residential areas and nighttime noise from restaurant/tavern patrons. The parking issue has been addressed by imposition of residential parking permit zones and the nighttime problems through better police surveillance of the area.

WATERFRONT -- TITLE DISPUTE -- 1981 PLAN

Since 1973. the ownership of the Alexandria Waterfront has been clouded by a title dispute between the U. S. Department of Justice on the one hand and the City and private claimants on the other. The U. S. Department of Justice asserted the United States claim to all lands lying east of the 1791 High Water mark of the Potomac River at Alexandria in the 1973 lawsuit, U.S. v. Bryant, et. al.

The National Park Service and the City worked together for two and one half years to devise a joint land use plan to serve as the basis for an out-of-court settlement between the U. S. Department of Justice and the City. This land use plan was presented to the public at a joint public hearing May 14, 1981. On October 6, 1981, City Council approved settlement conditions proposed by the U. S. Department of Justice for five City-claimed properties and certain dedicated public streets and alleys. Included within the proposed stipulation of settlement was the requirement that on or before December 31, 1982, Alexandria would adopt, and thereafter keep in force, a comprehensive plan and zoning ordinance for the Alexandria Waterfront in general accordance with the height and use restrictions shown in the Alexandria Waterfront Draft Joint Land Use Plan issued in May, 1981. The Alexandria Waterfront, as defined in the U. S. Justice Department stipulation of settlement, includes approximately two miles of waterfront between the U. S. General Services Administration owned Ford Plant and the National Park Service owned Daingerfield Island.

The draft plan addressed proposed changes to the long range land use plan map only. The creation of height districts and special waterfront zones were addressed in a separate study.

The proposed waterfront land use plan addressed those properties within the Alexandria Waterfront District as defined by the October, 1981 stipulation of settlement between the U. S. Department of Justice and the City of Alexandria. The ten acre U.S. General Services Administration owned Ford Plant has also been included in the proposed land use plan changes because of City Council's action in May, 1980 approving acquisition of the Ford Plant for water-oriented public/private uses.

The proposed waterfront land use plan differed significantly from the adopted plan. The North Waterfront, high-density mixed-use zone was eliminated and the majority of the waterfront was proposed for waterfront mixed use and recreational and open space uses. The proposed plan showed major existing uses in the North Waterfront as they are today; thus, Marina Towers was shown as Residential High, the PEPCO power plant was shown as Industrial, and the Fairfax Street office/hotel corridor was shown as Commercial.

The 1974 adopted land use plan segments the waterfront into four land uses (from north to south being Mixed Use, Residential Medium, Commercial, and Recreational and Open Space). The Waterfront Plan recommended a mix of Waterfront Mixed Use and Recreational and Open Space uses along the length of the waterfront. The Torpedo Plant remained in the Commercial use designation as the only exception. The plan defined the approximate boundaries of a 30 acre waterfront park stretching from Daingerfield Island on the north to the Ford Plant on the south.

The proposed plan was essentially a refinement of the 1978 draft waterfront land use plan and the 1981 draft Joint City/National Park Service Plan. Most importantly, it provided substantial parkland on the waterfront, public access to the river, a continuous walkway/bikeway, controlled density of development, emphasis on water-oriented uses, and continuation of river-related activities.

The waterfront plan was adopted in 1982 and most of the land along the river was rezoned to the new W-1 waterfront and WPR waterfront park and recreation zones. The only property not rezoned was the City owned Torpedo Plant and the Ford Plant complex.

HIGHWAYS AND TRAFFIC

The Major Thoroughfare Plan in the 1974 Consolidated Master Plan recommended that no new highways be constructed in Alexandria. No new streets have been created in the study area. City Council, however, did approve widening Duke Street from Diagonal Road to Henry Street in accord with the arterial designation in the plan.

North/south traffic into and through the area has increased during the past 14 years. This increase is associated with new offices built in and around the Old Town area, as well as new office development built in Arlington County and in the District of Columbia. In an effort to discourage through traffic in residential areas Alexandria has installed a series of all way stops throughout the Old Town area. The City has also implemented HOV lanes on both Washington Street and Patrick and Henry Streets to encourage peak hour car pooling. Traffic through this area has been improved by installation of a computer controlled signal system.

The study area is served by two Metro stations at King Street and Braddock Road. These stations are within walking distance of much of the study area. The study area is also well served by bus service to the stations and to the Pentagon and National Airport. The major routes of DASH, The Fairfax Connector and Metro Bus are shown on Map 12.

MAP 12

OLD TOWN BUS ROUTES

OLD TOWN STUDY AREA (1992)

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EXISTING LAND USE

Excluding street right-of-ways, the area covered in the Old Town Area Plan area includes approximately 250 acres of land not including streets, with a mix of residential, office, retail, industrial, institutional and open space activities, with residential uses predominating. Generally, the non- residential uses are concentrated along King Street, Washington Street and portions of Prince and Duke Streets. The rest of the plan area is mostly residential. The existing land uses are shown on Maps 13 and 14.

Residential Use

About 48 percent of the total land area in the Old Town Plan area is developed in residential uses. Most of these residences are townhouses built at medium to higher densities. Some of the residential uses include medium to high density garden apartments.

Recent residential development in this area, with the exception of the area in the boundaries of the DIP Residential Urban Renewal area, has been limited to infill townhouses, since there is little vacant residential land available for development.

Commercial (Office/Retail) Use

Commercial uses cover about 25 percent of the land in the plan area. Most of this commercially used land is located along King Street and Washington Street. Some commercial uses are also located along Union, Prince, and Duke Streets.

In addition to retail and restaurant uses, the commercial area contains office buildings. Since this area is covered by a 50 foot height limit most of the buildings are relatively low in scale and are constructed in a style which is compatible with the character of the Old Town area with a few unfortunate exceptions. Most of the office buildings are located in the Gadsby Urban Renewal project area along the 300, 400 and 500 blocks of King Street and along portions of North and South Washington Street. There are a few office buildings near the waterfront in the north end of the plan area.

Industrial Use

Industrially used land accounts for about 5 percent of the land area within the plan boundaries. The largest remaining industrial uses are the Robinson Terminal Corporation, InterArms and the vacant Ford Plant (under consideration for residential reuse).

In the past, the waterfront area had a large amount of land devoted to industrial use. Planning efforts and economic conditions have seen this type of activity decline to a few industrial uses involving a small amount of land adjacent to or near the river. Over time, it is expected that all of the industrial uses, with the exception of the Robinson Terminal shipping facilities, will disappear from the Old Town area.

Park & Open Space

This is the land use which has increased most since adoption of the 1974 Consolidated Master Plan. Parks now account for about 17 percent of the land area in the Old Town area. The largest park area is Jones Point in the south east corner of the plan area. The other large parks are Market Square, Founders, Torpedo Plant, Waterfront, Pomander Walk and Lee Street. Also included in this park calculation is the Old Town Marina.

MAP 13

EXISTING GENERALIZED LAND USE

OLD TOWN STUDY AREA

(1992)

TH-TOWNHOUSE/ RESIDENTIAL GA-GARDEN APTS. C-COMMERCIAL I-INDUSTRIAL O-OFFICE P-PARK IN-INSTITUTIONAL

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MAP 14

EXISTING GENERALIZED LAND USE

OLD TOWN STUDY AREA

WEST OF WASHINGTON STREET

(1992)

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TH TOWNHOUSE RESIDENTIAL C COMMERCIAL CH CHURCH

NOTE: THE BLOCKS DESIGNATED COMMERCIAL INDICATE PREDOMINATE USE. SOME BLOCKS CONTAIN RESIDENTIALLY USED BUILDINGS, ESPECIALLY ALONG PRINCE STREET.

Other Uses

Other uses include government, church and school uses. These uses account for about 5 percent of the land area within the plan area. These uses have remained relatively stable since 1974. The largest of these uses is City Hall and the Courthouse. Included also is a Federal Court house and one fraternal organization.

Vacant Land

There is virtually no vacant land in the plan area. When development takes place in Old Town, it is usually on land used for some existing land use. An example of this is the Vepco waterfront site which is present-ly used for parking and transformer storage, and is the site of an electrical substation. This site, in all like-lihood, will be used for residential purposes.

ISSUES

One of the first steps in the planning process for Old Town was to identify issues in the area. The issues identified by staff and participants in the area plan meetings are:

1. Nonconforming uses (commercial uses on land zoned for residential use) (see attached list and Map #16).

2. Areas with potential for future development (see Maps 21 and 22).

3. How to require mixed uses development where plan calls for mixed use.

4. Industrial zoning on lower King where actual use is commercial.

5. Zoning and future use of InterArms property.

6. Density of commercial zoning.

7. Preservation of open space in residential area.

8. Back Yard Boats - future use of property.

9. Office uses in buildings zoned RC residence, with special use permit approval.

10. Home occupations in RM residential zone.

11. Bed and breakfast establishments.

12. Resolution of ownership by Old Town Yacht Basin and acquisition by City.

Nonconforming uses and areas for future development will be discussed in the latter sections of this plan.

The issue of requiring mixed use where mixed use is mandated or desired is a Citywide issue raised in most of the other area plans, and will be reviewed by the Zoning Task Force with the assistance of the City's Zoning legal consultant.

Much of the 100 block of King Street and part of the 200 block are zoned industrial. This is the remnant of the era when this area was industrial. Now that all of these uses have relocated elsewhere and the area is used for commercial activities, industrial zoning is inappropriate and the properties should be rezoned to an appropriate commercial zone.

ISSUES

OLD TOWN STUDY AREA

(1992)

4. Industrial Zoning
5. Future Use of Interarm Property
6. Redevelopment of Old Ford Plant
7. Future Use of Backyard Boats
8. Resolution of Ownership of Old Town Yacht Basin

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MAP 16

NON-CONFORMING USES

(Commercial Uses on Land Zoned Residential)

OLD TOWN STUDY AREA

(1992)

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(COMMERCIAL USES ON PROPERTY ZONED RESIDENTIAL)

1. 120 S. Fairfax Street - RM - Office - State Justice Institute

2. 216 Prince Street - RM - Office - Julian T. Burke, Inc. Insurance

• 3. 301-303 N. Pitt Street - RM - Office - Law

4. 229 N. Royal Street - RM - Retail/Office - Fota Gallery

• 5. 200 N. Pitt Street - RA - Office

6. 139 S. Fairfax Street - RM - Retail - The Enchanted Florist

7. 200 S. Royal Street - RM - Retail - Old Towne Antiques, Prince Royal Gallery, Inc.

*Status to be determined

31

The density of commercial activity is important in Old Town. The area is limited by the Old Town 50 foot height limit and by the Board of Architectural Review's consideration of building plans. Nonetheless, the densities of new buildings as they relate to the scale of Old Town needs to be controlled to be compatible with nearby residential uses, so they can exist in harmony.

Open space in individual lots is being filled with additions and in some cases subdivided for additional dwellings. The Zoning Task Force, as part of their zoning code review, may wish to consider amending the open space regulations in the RM zone to have open space provided on a sliding scale based on lot area, whereby small lots would provide less open space than larger lots. The larger amount required for large lots will reduce the possibility of large additions being built in areas which have been open and usable space.

Areas in Old Town, along North St. Asaph Street north to Cameron Street are zoned RC, a high density multi-family residential zone. This is incompatible with Old Town development. Therefore, these areas should be rezoned to RM to retain the residential character of the area and to eliminate the threat of office use also permitted in the RC zone.

Home occupations including doctors' offices and similar office uses are permitted by the Zoning Code.

To assure that businesses and offices are not operated in residential areas in Old Town, consideration should be given to amend the Zoning Code to prohibit home occupations as a permitted use.

Consideration should be given to control of the situation where rooms are rented to less than three individuals. This is not now defined as a rooming house or boardinghouse and therefore does not require Special Use Permit approval.

The control of bed and breakfast facilities in Alexandria should be investigated. Consideration needs to be given to defining the use and determining where and under what circumstances they should be allowed.

This series of issues should be considered by the Zoning Code Task Force. The Planning Commission will see them later and have to assess how well they fit into what the commission thinks was done with the various area plans.

Nonconforming Uses

The City Code regulates nonconforming uses created by zoning code or map changes. Nonconformity relates to any use of land or buildings which is not consistent with the regulations of the zone in which the use is located. Commercial uses occupying land zoned residential in 1951 are required to terminate at the end of a 40 year amortization period. Consequently, several properties must cease operations in 1991.

There are 7 nonconforming uses located in the Old Town Plan area (Map 16). These uses were discussed at citizen meetings and it was the opinion of the majority of those in attendance that all of the nonconforming uses should be terminated as required by the code.

A separate policy study is being prepared by the Planning Staff for consideration by City Council. That paper will provide guidance on a Citywide approach to the 1991 nonconforming use situation.

The non-conforming use issues will reach the Planning Commission in a separate study.

ZONING

Zoning in the Old Town area follows the land use pattern discussed previously. About 50 percent of the land area is zoned residential and the balance is zoned for commercial, industrial and park purposes (Maps 17, 18 and 18a).

Residential Zoning

The predominant residential zone in the area is the RM which is a townhouse zone especially designed for application in the Old Town area. The zone permits between 30 and 42 units per acre at a floor area ratio of 1.50. The maximum building height permitted is 4 stories or 45 feet. Apartments are allowed only in masonry buildings existing in 1951.

The area also contains land zoned RA, RB and RC residential. The RA and RB zones are garden apartment and townhouse zones permitting a density of approximately 22 dwelling units per acre. The floor area ratio for these zones is 0.75 and the basic building height is 4 stories or 45 feet.

The RC is essentially a high density, usually high-rise residential zone. The maximum density is slightly over 54 dwelling units per acre at a floor area ratio of 1.25. The maximum building height is 150 feet; however, since this area is in a special height district, the maximum building height allowed is 50 feet. The RC zone was applied to garden apartments in the southern end of the area and along N. St. Asaph Street in the north, but staff believes that RA zoning is a more appropriate designation.

Commercial Zoning

There are four commercial zones in the Old Town area, C-1, C-2, C-3 and CO. The predominant zone is the C3 central business district zone, which is a retail commercial zone that permits office use as well as residential uses at the same density as the RC zone. This zone is located along both sides of King Street and along segments of Prince and Duke Streets. The floor area ratio of this zone is 1.25 for residential uses and 3.0 for all other uses. Heights in the area are limited to 50 feet.

The C-1 and C-2 commercial zones are similar to the C-3 zone except for uses permitted and density. These zones, found primarily along Washington Street, permit a mix of uses, but the uses allowed are more restricted than the C-3 zone.

The C-O zone is a commercial office zone which allows residential uses and has a planned unit development provision. Some mixed office and retail use in low scale buildings have been built along streets using this zone. It has also been used for the townhouses at the Torpedo Factory and for an office building also located in that complex.

Industrial Zoning

The Old Town area still contains land zoned I-1 and I-2 industrial. This land is located along the 100 block of King Street and is found in and near the waterfront. The I-1 is a light industrial zone and the I-2 is a heavy industrial zone. Both zones permit planned unit developments in addition to retail, office and industrial uses. The main difference between the two zones is the floor area ratio which is 2.50 in I-1 and 3.0 in I-2. The Robinson Terminal Corporation and InterArms are both located on land zoned industrial. The other large industrial parcel is the Old Ford Plant, which is now under consideration for possible change in zone classification.

MAP 17 CURRENT ZONING OLD TOWN STUDY AREA OLD TOWN NORTH PLAN (1992)

This map is for historic reference only. For current zoning, please refer to the citywide zoning map on the GIS Standard Maps webpage, www.alexandriava.gov/gis.

⬚ figure

SOUTHWEST QUADRANT PLAN

This map is for historic reference only. For current zoning, please refer to the citywide zoning map on the GIS Standard Maps webpage, www.alexandriava.gov/gis.

Map 18

CURRENT ZONING

OLD TOWN STUDY AREA

WEST OF WASHINGTON STREET

(1992)

BRADDOCK ROAD STATION AREA PLAN

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SOUTHWEST QUADRANT PLAN

ZONING FOR THIS AREA IS SHOWN IN DETAIL ON A SEPARATE MAP.

MAP 18A ZONING DETAIL OLD TOWN STUDY AREA WEST OF WASHINGTON STREET (1992)

This map is for historic reference only. For current zoning, please refer to the citywide zoning map on the GIS Standard Maps webpage, www.alexandriava.gov/gis.

⬚ figure

C-3 C-3 C-2 C-2 RB NORTH

C-3 PRINCE ST. C-2 DUKE ST. RA

S. ALFRED ST. S. COLUMBUS ST.

RB RM RA

36

Waterfront Zones

There are two zones along the Waterfront, adopted and applied to land in accord with the 1982 adopted Waterfront Plan. These zones are the W-1 zone, a mixed use zone, and the WPR zone, a waterfront park and recreation zone. Along the areas where these zones have been applied the height is restricted to 30 feet by right, with additional height up to 50 feet allowed with approval of a special use permit.

HEIGHT DISTRICTS

With the exception of a small area in the northern portion of the plan area, heights in the Old Town area are regulated by height districts, in addition to the heights permitted in each individual zone. The major portion of the plan is in Height District #1 which includes most of the area within the boundaries of the Old and Historic Alexandria District. Heights within this area are limited to 50 feet with the exception of designated Urban Renewal project areas, where up to 62 feet in height is permitted.

Along the river is the most recently adopted height district, identified as height district #10 (Potomac River Vicinity). Heights in this district are 30 feet by right and up to 50 feet with approval of a special use permit (Maps 19 and 20).

The height limits in the Old Town area are appropriate and it is, therefore, recommended that no changes be made at this time.

150' height limit area in northern portion of Old Town should be included in Old Town Height District - 50' limit.

DEVELOPMENT POTENTIAL SITES

As noted previously, there is little vacant land available for development in the Old Town Plan area; however, 14 potential development sites within the area have been identified. These development sites are shown on Maps 21 and 22.

A possible development level was prepared for each site. Except where site plans have been filed with the City, an average floor area ratio for commercial retail and office of 1.70 was assumed. A residential density similar to Old Town density was also assumed. The most likely level of development is 583,526 square feet of office and retail and 348 dwelling units.

It should be noted that staff is not advocating redevelopment of those sites, but identified under-utilized sites which in the future may have development potential. An example of this is the Safeway site which is used for retail and serves the neighborhood in which it is located. This land was rezoned to commercial to permit this particular "neighborhood" store use because the old Safeway at the southeast corner of Prince and South Royal Streets was being closed because it was uneconomically small. If this use vacates this site, staff and citizens agreed it should be reused for residential. The Robinson Terminal Corporation shipping site is expected to remain for the long term, but was included to show how much development would likely occur in this area if it were redeveloped.

MAP 19

CURRENT HEIGHT DISTRICTS

OLD TOWN STUDY AREA (1992)

⬚ figure

MAP 20

CURRENT HEIGHT DISTRICTS

OLD TOWN STUDY AREA WEST OF WASHINGTON STREET (1992)

⬚ figure

77, 150’ AVG. WITH P.U.D. WITH 200’ MAX.

62’ DIP URBAN RENEWAL AREA

MAP 21

DEVELOPMENT POTENTIAL SITES

OLD TOWN STUDY AREA (1992)

⬚ figure

40

MAP 22

DEVELOPMENT POTENTIAL SITES

OLD TOWN STUDY AREA WEST OF WASHINGTON STREET (1992)

⬚ figure

DEVELOPMENT POTENTIAL SITE OUTSIDE OF STUDY AREA

DEVELOPMENT POTENTIAL SITES

1. ELLSWORTH OFFICE BUILDING | 29,200 sq.ft. (75.01-05-06) | | LOT AREA | - | 14,267 square feet ZONE | - | C-3 central business district commercial SITE PLAN | - | 87-041 OFFICE | - | 28,000 square feet RETAIL | - | 1,200 square feet TOTAL | - | 29,200 square feet HEIGHT | - | 50 feet (30 feet allowed by right; 50 feet requires special use permit approval) PROPOSED F.A.R. | - | 2.05

2. INTERARMS (Union and Prince Streets) | 22,825 sq. ft. (75.03-03-01, 02, 04 and 05) | | LOT AREA | - | 13,506 square feet ZONE | - | I-2 industrial ASSUMED F.A.R. | - | 1.70 OFFICE | - | 22,825 square feet HEIGHT | - | 30 feet allowed by right; 50 feet requires special use permit approval.

   INTERARMS (East side Union at Duke Street) | 35,995 sq. ft. (75.03-03-08) | | LOT AREA | - | 21,299 square feet ZONE | - | I-2 industrial ASSUMED F.A.R. | - | 1.70 OFFICE | - | 35,995 square feet HEIGHT | - | 30 feet allowed by right; 50 feet requires special use permit approval.

   INTERARMS (West side Union at Duke Street) | 20,915 sq. ft. (75.03-02-15 and 17) | | LOT AREA | - | 12,376 square feet ZONE | - | I-1 industrial ASSUMED F.A.R. | - | 1.70 OFFICE | - | 20,915 square feet HEIGHT | - | 50 feet by right ZONE TRANSITION SETBACK | - | 1:1, minimum 25 feet from where adjacent to residential property

3. PORT OF ALEXANDRIA | 64,700 sq. ft. (75.03-03-11 and 12) | | LOT AREA | - | 42,544 square feet ZONE | - | W-1 waterfront (mixed used) zone SITE PLAN | - | 87-040 OFFICE | - | 44,240 square feet RETAIL | - | 20,460 square feet TOTAL | - | 64,700 square feet HEIGHT | - | 49 feet (30 feet allowed by right; 50 feet requires special use permit approval) FLOOR AREA | - | 1.52 FEDERAL SETTLEMENT | - | Not yet completed.

4. CRENSHAW 7,646 sq. ft. (75.03-03-10) LOT AREA - 4,524 square feet ZONE - W-1 waterfront (mixed use) zone ASSUMED F.A.R. - 1.70 OFFICE - 7,646 square feet HEIGHT - 30 feet allowed by right; 50 feet requires special use permit approval. FEDERAL SETTLEMENT - Not yet completed.

5. ROBINSON TERMINAL 224,002 sq. ft. (75.03-03-09 AND 75.03-04-01.1, 02 and 03) LOT AREA - 131,766 square feet ZONE - W-1 waterfront (mixed use) zone ASSUMED F.A.R. - 1.70 OFFICE - 224,002 square feet HEIGHT - 30 feet allowed by right; 50 feet requires specials use permit approval. FEDERAL SETTLEMENT - USES - Restaurants, commercial shops, office, residential, marina service facilities, open space and public parks. HEIGHT - Range from no building permitted to 50 feet F.A.R. - 2.5 to 3.0 DU/AC: - 40

6. DOMINION LAND 88 units (75.03-09-01) LOT AREA - 152,258 square feet ZONE - W-1 waterfront (mixed use) zone SITE PLAN - 87-053 RESIDENTIAL - 88 units HEIGHT - 50 feet FEDERAL SETTLEMENT - USES - restaurants, commercial shops, hotel, office. residential, marina service facilities, open space, public parks and power station HEIGHTS - 15 feet - 50 feet F.A.R - 2.5 DU/AC: - 40

7. FORD PLANT 208 units (81.03-01-45) LOT AREA - 511,386 square feet ZONE - R-M residence and I-2 industrial SPECIAL USE PERMIT - #2137 RESIDENTIAL - 208 units HEIGHT - 50 feet (requires special use permit approval). G.S.A. SALE RESTRICTIONS: - Retain existing buildings (Kahn)

   • Maintain deep water pier
   • Residential, office and retail uses

8. BACKYARD BOATS SITES (81.03-01-04 and 44) LOT AREA - 55,810 square feet ZONE - RM residence and I-1 industrial ASSUMED F.A.R. - 1.70 ASSUMED DU/AC - 30 OFFICE - 40,966 square feet RESIDENTIAL - 22 units HEIGHT - 50 feet by right; RM zoned area 45 feet by right. ZONE TRANSITION SETBACK - 1:1, minimum 25 feet for office where adjacent to residential property - BZA variance assumed 40,966 sq. ft. and 22 units

9. SAFEWAY SITE (80.02-05-01) LOT AREA - 43,588 square feet ZONE - C-2 commercial (assume rezoning to RM residence) ASSUMED DU/AC - 30 RESIDENTIAL - 30 units HEIGHT - 50 (RM zone-would limit to 45 feet) OFFICE - Zoning could permit office reuse at approximately 1.7 F.A.R. or 74,099 30 units

10. GAS STATION (East side Washington at Wilkes) (80.02-02-01) LOT AREA - 22,654 square feet ZONE - C-2 commercial ASSUMED F.A.R. - 1.70 OFFICE - 38,270 square feet HEIGHT - 50 feet by right ZONE TRANSITION SETBACK - 1:1, minimum 25 feet for office where adjacent to residential property - BZA variance assumed 38,270 sq. ft.

11. FANNON PROPERTY - Old Coal Yard - now used for parking (74.01-09-12) LOT AREA - 20,903 square feet ZONE - C3 Central Business District Commercial ASSUMED F.A.R. - 1.70 OFFICE/RETAIL - 35,535 square feet

12. NORTHEAST CORNER, South West and Commerce Streets (74.01-02-03. 04 and 05) LOT AREA - 10,916 square feet ZONE - RM Residential RESIDENTIAL - 7 townhouse units ASSUMED F.A.R. - 1.7 OFFICE - 18,557 sq.ft. HEIGHT - 50 feet

13. 110-116 SOUTH WEST STREET (74.01-02-01 and 02) (S.P. 86.063) LOT AREA - 4,247 square feet ZONE - C3 Central Business District Commercial F.A.R - 2.50 OFFICE - 10,615 sq. ft. (net) HEIGHT - 4 stories

14. NORTH WEST CORNER OF FAYETTE STREET AND COMMERCE STREET (74.01-03-13, 14 and 15) LOT AREA - 20,177 ZONE - C3 Central Business District Commercial ASSUMED F.A.R. - 1.70 OFFICE/RETAIL - 34,300 square feet

Total Most Office - 583,526 Likely Residential - 348 units

COMMUNITY FACILITIES

The following items in or near the Old Town Plan area are in the adopted FY 1989-1994 Capital Improvements:

o Lyles Crouch School

Lyles Crouch Elementary School is presently in the middle phase of a three phase modernization project which began in FY 85-86 and will be completed in FY 90-91.

This current project will fund the third phase of modernization which will include the following: upgrade of electrical power and lighting systems; upgrade of plumbing and restroom facilities; provision of handicapped toilet facilities to meet Section 504 requirements; window weather stripping; and renovation and expansion of the library. This is the first major modernization of this facility since it was constructed in 1958.

o Waterfront Improvement Program

This project provides for the improvement of the City's Waterfront for open space, active park areas and other activities compatible with the visual and functional character of the waterfront. These improvements are consistent with the Waterfront Master Plan and, to date, include improvements to Waterfront Park and Lower King Street.

Monies budgeted for site acquisition in FY 1989 represent the City's annual payment for acquiring Waterfront Park and for the potential purchase of the Old Dominion Boat Club property, which includes $75,000 to initiate an agreement and to open up the waterfront area if the title dispute is resolved. Improvements to the waterfront will also be in conjunction with requirements emanating from settlements of the title dispute. FY 1987 monies will be used to construct wood decking along the bulkhead of Waterfront Park, consistent with the water's edge treatment on Oronoco Street, Oronoco Bay Park and the Torpedo Factory, as described in the Waterfront Master Plan. It is essential to construct the Waterfront restroom facility in order to abide by the City's agreement with the Torpedo Factory developer and to meet State requirements for sanitary facilities at a marina.

o Downtown Transportation/Parking

Commercial development and redevelopment in downtown Alexandria during recent years has created increasing pressures for transportation and parking improvements. Many actions have been taken including establishment of fringe parking regulations and fees and construction of parking facilities to support redevelopment of the Torpedo Plant.

This project includes the following components: (a) phased completion of additional fringe parking at Jones Point; (b) completion of the contractual payment for provision of public parking in a private development in the 100 block of South Union Street; (c) studies and development of a 500 space parking garage on City owned land at Cameron and Columbus streets; (d) other approaches to permanently increase the supply of public parking in the eastern portion of the Central Business District, and (e) a parking garage at Queen and Lee Streets.

The plan anticipates the construction of parking garages at Cameron and Columbus Streets and Queen and Lee Streets. The preliminary financial plan for the garage at Cameron and Columbus Streets assumes that the cost of financing the facility would be borne by operating revenues from the facility, a modest tax levy on commercial properties with a downtown service district, and future increases in net revenues generated from existing parking facilities within the district. The preliminary plan also assumes that construction financing would be provided by either temporary notes or an advance by the City which would be retired by the issuance of self- supporting general obligation bonds of the City.

o South Waterfront - Jones Point/Ford Plant/Marina

This project provides for improvements to the South Waterfront area -- Jones Point, Ford Plant and Old Town Yacht Basin. The City has an agreement with the Federal Government to lease Jones Point for 99 years. The Ford Plant is privately owned. An agreement with owners of the Old Town Yacht Basin has not yet been reached and is currently in litigation.

Monies allocated to date have provided for the construction of fishing piers at Jones Point south of the Woodrow Wilson Bridge, for initiation of archaeological survey work areas planned for park improvements, and for phase 1 of the under-bridge parking.

Additional projects for the 52.3 acre Jones Point Park include additional archaeological surveys, a bike trail extension (FY 89), installation of gates and fencing to control park access (FY 1988), bulkhead restoration (FY 1989), parking consolidation (FY 1989 and FY 1990), landscaping (FY 1990 and FY 1991) and nature paths/center rehabilitation (FY 1991). These improvements are consistent with the proposed Federal/City master plan for the park. FY 1993 funds are for architectural fees for renovation of the Old Town Yacht Basin. This work is contingent upon a federal settlement agreement at this site.

o Waterfront Dredging

This project provides for the dredging program for the Alexandria Waterfront.

Dredging was delayed due to an EPA restriction involving possible arsenic and dioxin detection in the Potomac River bed. Sampling and analysis were done by a City contract and showed that the traces found were below the danger level. Since then, dredging in three locations--in front of the Torpedo Factory, Founder's Park transient docking, and public school rowing facility--has been done. This project is funded with 40 percent State revenues. The amount of the State aid may vary each year, depending on funding approved during the legislative sessions.

o Market Square Renovations

This project provides for renovations and improvements to the Market Square Plaza. Because of its prominent location and its significance as a focal point of public activity, the plaza should be maintained at a high level of appearance and utility. This project serves to correct problems that are the result of its 20 year age, and will make improvements that will make the plaza more functional and easier to maintain.

In FY 1988, improvements will include pump replacement and completion of pool renovation, repairs to stone and brick, and replacement of Gadsby lights. FY 1988 funds will also provide for additional restrooms at the Market Square garage, completion of replacement of pumps, and additional repairs to brick, stone and walkway lights. Construction of a permanent stage decked over the garage entrance is planned for FY 1989. This will replace the temporary stage which is nearing the end of its useful life. FY 1989 includes completion of repairs to brick and stone surfaces, major repair of the garage ramp, and additional waterproofing of the garage.

o Eastern Area Combined Sewer Pollution Abatement Program

Much of the City east of the railroad still is served by combined sanitary and storm sewers. Federal regulations require either the treatment of all combined flows or the separation of combined sewers. This project provides for the separation of all combined sewers in the eastern area of The City, except for those which will flow into a retention tank and pump-back facility to be located at the foot of Pendleton Street.

Many streets in the affected area have been rebuilt recently, and it would not be economically feasible to tear them up again. It is possible, however, to separate the Royal Street sewers and the Hooff's Run sewers.

During F.Y 1982 construction was completed on the first two separation projects in the Hooff's Run area (Duke Street, King and Prince Streets). The sewer separation line item does not complete the project. but is shown only for the length of this capital budget. It will take at least 25 years to complete the separation project at the funding rate shown. In the event that current treatment of combined sewage flows is deemed insufficient, this project will be designated as an essential project.

THE FUTURE

GOALS AND OBJECTIVES

• Areas presently used for residential purposes should remain residential.
• Route through traffic away from established residential areas.
• Encourage maximum use of transit facilities.
• Waterfront development should be at a scale compatible with surrounding buildings.
• Provide a continuous pedestrian pathway and bikeway along the entire Waterfront.
• Protect buildings and areas of historic and architectural value.
• Encourage the tourist potential of the historic and architectural aspects of Old Town.
• Encourage mixed use in new development where appropriate, particularly along the Waterfront.
• Encourage water-related development along sections of the waterfront.
• Encourage the design of new buildings in the Old Town Plan area on a basis that is compatible with existing development.
• Preserve existing open space areas including residential side and rear yards wherever practicable.
• Retain the retail pattern along King Street and Washington Street. Encourage more neighborhood serving retail uses and discourage large scale commercial buildings.
• Protect the appearance of Washington Street as the gateway to Old Town.
• Visual awareness of the waterfront should be preserved.
• Encourage developers to consider the open space and recreational requirements of their employees.

POLICIES FOR OLD TOWN

Old Town is unique in that it maintains a very fine residential area in close proximity to the commercial establishments on King and Washington Streets. While both the residential and the commercial areas are currently strong, there is a fragile balance which must be preserved if both are to remain strong and the ambience of Old Town is to be preserved. Further, the commercial areas contain a mix of activities that is unique within the metropolitan area, and that mix needs to be protected if the character of Old Town is to be preserved.

GOALS AND POLICIES AS AMENDED OR ADDED BY CITY COUNCIL Amended 12/11/93, Ord. 3686

Goals of the Old Town Restaurant Policy

1. To lessen the on street parking impact of restaurants in Old Town and adjacent areas;
2. To prevent rowdiness and vandalism from patrons leaving restaurants, particularly in the late evening; and
3. To control the spread of litter in Old Town

Policies to attain the goals of the restaurant policy. City Council shall not approve a request for special use permit for any new restaurant , carryout or fast food establishment or an expansion of an existing restaurant, carryout or fast food establishment, unless it finds that the request does not significantly impact nearby residential neighborhood. City Council shall consider the cumulative impact of the proposal and the number of already establishments and the number of food service eats, bar seats and standing service areas in the immediate area. In the case of an expansion or other intensification, the entire operation of the establishment may be taken into account in determining its impact upon the nearby residential neighborhoods. In making that determination, City Council shall consider the following factors: a) The availability of off-street parking. b) The predicted impact of the restaurant on parking supply in the adjacent neighborhood. c) The extent to which the restaurant is open in the late night hours. d) The extent to which alcohol (such as spirits, mixed drinks, wine and beer) consumption will predominate over food consumption and would consider the number of bar seats, if any, and the standing areas in the vicinity of bars. e) The predicted extent of litter generated in nearby neighborhoods.

City Council shall separately adopt criteria for determining the extent to which each of the factors are met.

To further these ends, this plan recommends the following policies:

King Street East of Washington Street 1. No additional restaurants should be allowed east of Fairfax Street, and few, if any east of Washington Street. (A major new restaurant has already been approved for the waterfront behind the Torpedo Factory; additional restaurant development could threaten the lively mix of commercial activities and could impact nearby residential areas.) 2. No additional fast food or carry out establishments should be allowed east of Washington Street. (With the addition of several new eating establishments in the pavilion behind the Torpedo Factory, the supply of these uses will be extensive and additional establishments should be discouraged.) 3. The City should do whatever possible to retain a mix of restaurants and shops providing a diversity of goods and services in the King Street area. (The small scale of shops and restaurants and the general absence of chain establishments are some of the characteristics which distinguish Alexandria from suburban shopping areas and should be maintained.) Amended 12/11/93, Ord. 3686

Diversity The City should be whatever possible to retain a mix of restaurants and shops providing a diversity of goods and services in the King Street area.

Washington Street

Washington Street is a street which still retains some of its historic and memorial character, and the City should take steps to try to retain as much as possible of the existing character of diverse, small scale activities including retail and residential uses. City Council has already taken steps to reduce the heights of new office 'buildings are proposed, the City should encourage ground floor retail activity and should encourage buildings of a small or mixed scale (i.e., non-monolithic structures in townhouse design) compatible with nearby historic areas.

Waterfront

The Waterfront Plan calls for continuous public access along the waterfront: this goal has substantially been achieved. The plan calls for an extensive waterfront open space/recreation zone and this has been enacted. The major remaining issue for the waterfront is the development of the private parcels on or near the water.

The waterfront is an important resource and the quality of the development of the remaining private parcels will have a major impact on the future character of the waterfront. The waterfront plan and the W-1 zone call for mixed use development, but since the zoning allows many uses, the results have been and could continue to be all office development. This would be contrary to the intent of the plan which called for a mix of uses and a diversity of activities, producing a lively waterfront.

This plan recommends the following policies:

1. The zoning of the remaining development parcels should be CRMU (commercial-residential mixed use) which calls for limiting the densitiy developments not including housing. This zone is similar to the W-1 zone, but attempts to put some teeth into the requirement to include residential.

2. Because of the importance of the water, and the relationship of inland areas to the water, the design of buildings along the water should be subjected to particularly close review. Therefore, staff recommends retention of the special use permit requirement for buildings over 30 feet in height in this area, in order to insure that the buildings developed are executed with particular design sensitivity.

3. Buildings along the waterfront should be designed with a variety of architectural styles compatible with the character of the area. They should have varied rooflines and brick colors.

4. Developments along the waterfront should provide ample open space.

5. The City should encourage water-oriented activities both in the water (e.g., marinas) and on land adjacent to the water. There should be public access to the river for its entire length within the City of Alexandria.

PROPOSED GENERALIZED LAND USE PLAN The proposed generalized land use plan for the Old Town Plan area, for the most part, follows existing development patterns. The major portion of the area is land used for townhouse residential use. There are some scattered institutional and commercial uses in this area.

Commercial use is concentrated along both King Street and Washington Street, with a small amount of retail along Union Street both north and south of King Street. There is also some commercial along Prince Street and portions of Duke Street. The plan acknowledges the existence of somewhat more dense development along N. Washington Street, but proposes to hold down the scale and intensity of development on S. Washington Street.

The Waterfront area continues to be shown for both mixed use and parks. It is recognized that in portions of the area shown for mixed use the primary or even sole use may become residential. This is an acceptable use along the river provided there is public access to the river. Maps 23 and 24 illustrate in a general manner the land use proposed for the Old Town Plan area.

DETAILED LAND USE PLAN The detailed land use plan for Old Town is essentially the same as the Long Range Land Use Plan Map in the 1974 Consolidated Master plan, except for a greater specificity in the commercial land use category. The residential area remains in a medium density residential classification. This covers about 50 percent of the plan area (Maps 25 and 26).

The commercial area is confined to its present boundaries with no expansion envisioned for the foreseeable future. Two commercial designations are used in this plan: CD and CL. The CD is a category designed for use in the central business district and for areas with sizable office buildings. It is a relatively dense commercial category which would translate to a zoning classification similar to the present C-3 central business district commercial zone.

Along South Washington Street and portions of Duke and Prince Streets, CL commercial-low has been proposed. This low profile, lower density commercial category can exist next to residential uses of similar building profile and density. This low density and scale is particularly appropriate along historic streets and adjacent to moderately low scale historic residential areas.

MAP 23

PROPOSED GENERALIZED LAND USE PLAN

OLD TOWN STUDY AREA (1992)

This map is for historic reference only. For currently approved land use, please see Map 25.

TH-TOWNHOUSE C-COMMERCIAL P-PARK IN-INSTITUTIONAL MU-MIXED USE --BIKE TRAIL --WALKWAY

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51

MAP 24

PROPOSED GENERALIZED LAND USE PLAN

OLD TOWN STUDY AREA WEST OF WASHINGTON STREET (1992)

This map is for historic reference only. For currently approved land use, please see Map 26.

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RM RESIDENTIAL MEDIUM C COMMERCIAL TH TOWNHOUSES CH CHURCH

Amended 5/15/93, Ord 3630 Amended 12/14/96, Ord. 3899 Amended 10/25/97, Ord 3956 Amended 11/14/98, Ord 4030 Amended 1/25/03, Ord 4287 Amended 6/21/05, Ord 4412 Amended 10/15/06, Ord 4426 Amended 2/25/12, Ord 4749 Amended 6/24/14, Ord 4896

Amended 11/15/14, Ord. 4912

Map 25

Old Town Land Use Plan,

as amended

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Amended 5/15/93, Ord. 3630 Amended 12/14/96, Ord. 3899 Amended 1/22/05, Ord. 4374 Amended 6/21/05, Ord. 4412 Amended 6/24/14, Ord. 4896

Map 26

Old Town Land Use,

West of Washington Street

as amended

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A park category has been used to designate public parks and waterfront walkway areas. The largest amount of land designated for park is located along the waterfront.

Where waterfront mixed use was designated for land along the waterfront in the 1982 amendment to the Master Plan, this has been changed to CRMU, commercial-residential mixed use. This is a new category, and in this area with the height limit controls, is similar to the present waterfront category, except that strong inducements are given to promoting mixed use developments.

This plan contains no industrial land uses. The Robinson Terminal Corporation shipping facility is included in the CRMU category. Any new zone classification for the waterfront should continue to allow this type of water oriented use to continue.

CHANGES TO THE ADOPTED LAND USE PLAN

The following changes are shown on Maps 27 and 28.

1. Commercial to Residential Medium - N. St. Asaph Street area, north of Cameron Street.

   The area of change is zoned primarily RC residential and is used residentially. This change reflects the predominant zoning and use.

2. Residential Medium to Commercial Downtown and Residential Medium - South side of Oronoco Street between Union and Lee Streets, as well as the area from Queen to Princess between Lee and Royal Streets, and north side of Cameron Street, Fairfax to Royal Streets.

   These areas are zoned predominantly I-1 industrial with a little C-3 commercial and are predominantly used for office purposes. The changes identified here reflect the predominant zoning and use of these areas, but propose that the industrial category be changed to commercial, a more compatible zone for the area.

3. Residential Medium to Commercial Downtown - East side of Union Street north of Cameron Street.

   This building is used for commercial purposes and will remain in this use. This change reflects the current use.

4. Commercial to Institutional - City Hall.

   This change reflects the present use of the block.

5. Commercial to Park - Carlyle House and Park.

   This change reflects the present use of the site.

6. Industrial to Commercial - Torpedo Factory.

   This change reflects the actual use and proposes a change to a category which would be more compatible with the use and zoning of the area.

MAP 27 PROPOSED CHANGES TO ADOPTED LAND USE PLAN OLD TOWN STUDY AREA

This map is for historic reference only. For currently approved land use, please see Map 25.

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56

PROPOSED CHANGES TO THE ADOPTED LAND USE PLAN

OLD TOWN STUDY AREA WEST OF WASHINGTON STREET

This map is for historic reference only. For currently approved land use, please see Map 26.

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Legend

16 - From RM to CD 17 - From COMM to CL 18 - From RM to CL 19 - From RM to CD 20 - From RM to CL 21 - From RM to INST 22 - From RM to CD 23 - From RM to CL 24 - From COMM to RM 25 - From COMM to RM 25a - From COMM to RM 26 - From COMM to CL 27 - From Mixed Use to CD 32 - From COMM to CL 33 - From RM to CL 34 - From RM to CL

7. Commercial to Residential Medium - Area along north side of Prince Street from Lee Street to St. Asaph Street.

This change reflects the current residential zoning of the area and proposes that the commercial uses not be extended into this residential area.

8. Waterfront Mixed Use to Commercial Residential Mixed Use - Waterfront area from Prince Street to Wilkes Street and the Ford Plant.

This is essentially no change, but rather an update using the new land use categories. (Mandatory 50% residential use.)

10. Residential Medium to Institutional - Departmental Progressive Club and St. Mary's and the Presbyterian Meeting House.

This change reflects the present use of the property.

11. Residential Medium to Park - area south of Green Street at Jones Point Park.

This change reflects the current zoning and use of the property.

12. Residential Medium to Commercial Low - Washington Street area from Gibbon Street to Franklin Street and northeast corner of Jefferson and Washington Street.

These areas are zoned commercial use for office and retail uses. This change reflects the current zoning. use and scale of the area.

13. Commercial to Residential Medium - St. Asaph Street from Gibbon Street to south of Wolfe Streets.

This area is predominately zoned residential and is used for that purpose. This change reflects the predominate zoning and uses in the area and maintains the existing commercial use within its current boundary.

14. Residential Medium to Institutional - Alfred Street Baptist Church and St. Paul's Church.

This change reflects the current use of the properties.

15. Commercial to Institutional - Christ Church and Lyceum and Federal Courthouse.

These changes reflect the current use of the properties.

16. Residential Medium to Commercial Downtown - North side of Prince Street from Henry Street to Patrick Street.

This block is developed with two office buildings. This change reflects the current use of the properties.

17. Commercial to Commercial Low - Mid block of east side of the 100 block of S. Columbus Street except 711 Prince Street.

These are low profile, townhouse style offices and retail. The CL category reflects the present development of their property.

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18. Residential Medium to Commercial Low - Northeast corner of S. Columbus and Prince Streets.

This area contains a store in a previously residential building. The CL category reflects the density and style of buildings in this area, as well as the current commercial zoning.

19. Residential Medium to Commercial Downtown - Northeast corner of S. Columbus Street and Duke Street.

This is the western half of the Atrium office building and the proposed category therefore reflects the present use of the property.

20. Residential Medium to Commercial Low - 900,901 and 916 Prince Street

These buildings were built as commercial buildings and are used commercially.

21. Residential Medium to Institutional - South side of Duke Street between Patrick and Alfred Streets.

This property is occupied by the Alfred Street Baptist Church. This change reflects the present use of the property.

22. Residential Medium to Commercial Downtown - area bounded by Duke Street and Patrick and Henry Streets.

This block is occupied by an office building complex of a relatively high density. The CD category reflects the character of the development on this block.

23. Residential Medium to Commercial Low - Area along Duke Street from approximately Henry Street to Alfred Street.

The majority of the buildings in this area are used for commercial purposes. The vacant Fannon Coal Yard on the west side of the 200 block of S. Henry Street is being used for off street parking. Reuse of the site should be of a character and scale which is compatible with nearby buildings. Staff is therefore recommending CL for this area.

24. Commercial to Residential Medium -Area including the 1100 block of Prince Street, most of the 200 block of S. Fayette Street.

The majority of the buildings in this area are used for residential purposes. This change, therefore, reflects the present use of the buildings.

25. Commercial to Residential Medium - south side of Prince Street between West and Payne Streets.

The buildings in this area are used for residential purposes. This change reflects the present use and zoning of this area, and an intention to maintain existing residential.

25A. Commercial to Residential Medium - Remainder of Prince Street (1300 Block) between West and Payne Streets.

26. Commercial to Commercial Low - both sides of the 1200 block and north side of the 1300 block of Prince Street.

This area contains low scale buildings, the majority of which are occupied by commercial uses. The purposed change reflects the scale and density of the existing commercial use of this area.

27. Mixed Use to Commercial Downtown - Northeast and southeast corner of King Street and West Street.

This area is used for commercial use as is the rest of King Street. This change would bring this area into conformance with the land use category along King Street.

28. Residential Medium to Commercial Downtown - Southeast corner of N. Lee and Queen Streets.

City Council voted to purchase this parking lot for use as a municipal parking garage.

29. Residential Medium to Commercial Downtown - 120 S. Fairfax Street.

This building is used for office purposes and is attached to a building which is zoned and used commercially. The alley to the south of 120 S. Fairfax Street is a reasonable boundary between commercial and residential uses.

30. From COMM to OCM

City Council decided that OCM was the most appropriate designation for this site.

31. From COMM to CL

City Council decided that CL was the most appropriate designation for this site because of the existing character of the current development.

32,33, 34. From RM to CL

City Council decided that these sites are appropriate for low density commercial and residential use. and they designated these areas commercial low.

Please see maps 25 and 26 for currently approved land use in the Old Town Small Area Plan.

MAJOR THOROUGHFARE PLAN

The 1974 Major Thoroughfare Plan, as amended, is basically sound. Staff recommends only one change to this plan. Gibbon Street, between Washington Street and Route 1, is one-way west bound and is paired with Franklin Street which is one way east bound. Gibbon Street is presently shown as a local street. Because of Gibbon Street's function, it is proposed that it be designated as an Arterial Street. This is consistent with the designation of Franklin, Washington and Patrick and Henry Streets (Map 29).

St. Asaph, Union and Columbus Streets are deleted as residential collectors. (Map 29)

MAP 29

PROPOSED MAJOR THOROUGHFARE PLAN

OLD TOWN STUDY AREA

(1992)

EXPRESSWAY

ARTERIAL

PRIMARY COLLECTOR

RESIDENTIAL COLLECTOR

PROPOSED ARTERIAL

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61

PLAN ADOPTION

After submission of this plan to the Master Plan Task Force, it will be forward to City Council along with other area plans for Planning District #1. It is recommended that City Council refer the plan to the Planning Commission for processing for adoption pursuant to the provision of Section 9.05 of the Charter.

COMPREHENSIVE ZONING CHANGES

Subsequent to plan adoption and in conjunction with the Zoning Task Force, the City should initiate a comprehensive rezoning of property in the City in accord with the adopted Master Plan. The comprehensive rezoning would result in the adoption of a new (6th revised) zoning map. The zoning changes necessary to implement this plan are set forth in the following section.

Zoning Changes

1. South side of Oronoco Street between North St. Asaph and Pitt Streets - C2 commercial to Residential Medium (RM).

   This block contains predominantly residential uses except for a carry-out restaurant and a commercial business. The use, style and scale of the existing buildings necessitates a change in zone classification to protect the block from future commercial encroachment. The balance of the block is zoned RM residence and contains townhouses which are presently under construction. The commercial uses will become non-conforming, but will be given a reasonable period of time to amortize their investment prior to discontinuance.

2. Both sides of 600 block of Princess Street / between N. Washington Street and N. St. Asaph Street - RC multi-family residential to RM residence zone.

   This area contains residential uses similar to those found elsewhere in Old Town which are zoned RM. This proposal would rezone the properties to a more appropriate zone. It would also eliminate the possibility of professional office uses (S.U.P. required).

3A. Northwest corner of Queen and North Pitt Streets - RC multi-family residential to RM residence zone.

Same as 2.

3B. Northeast corner of Queen and North Washington Streets - RC multi-family residential to Commercial Downtown Zone.

This row of buildings fronts on N. Washington Street and is used commercially. This proposal would conform the zoning to the use. The existing buildings will be protected by B.A.R. review.

4. West side of 200 block of N. St. Asaph Street / between Cameron Street and Queen Street - RC multi-family residential to RM residence zone.

Same as 2.

5. <u>South side of 200 and 300 blocks of Princess Street, northern half of west side of 200 block of N. Lee Street and the west side of the 300 block of N. Lee Street - I-1 industrial to Commercial Downtown Zone and Residential Medium (CD & RM).</u>

This approximately two block area contains office and commercial uses. Industrial zoning is out of character with the existing uses and surrounding area. Commercial zoning is in keeping with nearby downtown commercial.

6. <u>Southeast corner of Oronoco Street and N. Lee Street - I-1 industrial to Commercial Downtown Zone (CD).</u>

Heavy industrial zoning is no longer appropriate for this old gas works site. It is presently used for offices and should be zoned to a commercial classification.

7. <u>Southeast corner of Cameron and North Washington Streets - RC multi-family residential to Commercial Downtown Zone (CD).</u>

This corner is used for commercial office purposes and is at a very busy commercial street intersection. This would conform to the zoning to the use.

8. <u>Carlyle House, 100 block N. Fairfax Street - RM residential to Park Zone.</u>

This property is a historic park and should be zoned accordingly. The park and open space being reviewed by the Zoning Task Force will fit this site.

9. <u>Law Building, 100 block N. Fairfax Street - I-1 industrial to Commercial Downtown Zone (CD).</u>

This building is used for offices but is still zoned industrial. This zone is not in keeping with the use or the character of the nearby area.

10. <u>Torpedo Factory Complex along 100 block of N. Union Street and southeast corner of King Street and South Union Street - I-1 industrial to Commercial Downtown Zone (CD).</u>

This is the remains of the industrial part of the waterfront. This zoning is no longer appropriate for the uses now made of this land and is out of character with the waterfront plan and the contract for reuse of the buildings.

11. <u>Torpedo Factory Docks and Piers - I-2 industrial to Waterfront Park and Recreation (WPR).</u>

The docks and piers should be zoned for parks and recreation use as is the other park area along the river. This zoning would conform to the Waterfront plan and existing uses.

12. <u>All of the 100 block of King Street and portions of the 200 block of King Street - I-1 industrial to Commercial Downtown Zone (CD).</u>

This is the remains of the past industrial use found near the waterfront. The industrial zoning is not in keeping with the current or proposed master plan or with the existing uses in the area.

13. <u>East side and portions of the 200 block of South Union Street - I-1 and I-2 industrial to W-1 waterfront zone.</u>

This proposal is to replace the outdated industrial zoning with the waterfront (mixed use) zone. This zone was designed for the waterfront area and use of the W-1 zone at this location would, make these properties conform to the predominant zoning along the river.

14. Area bounded by S. Union Street on the east, Gibbon Street on the south, S. Lee Street on the west and Old Southern Railroad right-of-way on the north - RM Residence and I-1 Industrial to Park Zone..

This area is used for park purposes and needs to be zoned accordingly.

15. Safeway Store, 500 block of S. Royal Street - C-2 commercial to Residential Medium

This grocery store serves the needs of the residential community and should remain. The use will be protected within the RM zone through the non-complying provision. The RM Zone will provide for townhouse development if the site is redeveloped.

16. Portions of the 100 block of Franklin Street and S. Union Street (Backyard Boats) - I-1 industrial to RM residence.

This area is used for commercial purposes, primarily Backyard Boats. The surrounding area is zoned and used residential. Since 1974 these sites have been land used residential medium. This zone change will conform the zoning to the current and proposed master plan. The present zone allows uses incompatible with the surrounding area. If rezoned the current uses would become nonconforming, subject to the amortization provision of the Code.

17. Old Ford Plant, S. Union Street at Franklin Street - RM residence and I-2 industrial to W-1 Waterfront Mixed Use Zone.

The Ford Plant was not rezoned when the rest of the waterfront was rezoned in conformity with the adopted waterfront plan. This proposal will conform the zoning to the current and proposed land use plans. If Council approves rezoning of this parcel to W-1 Waterfront (Mixed Use), that action should replace this proposal.

18. Portions of the 700 block of S. Washington Street, east side of 800 block S. Washington Street, both sides of 900 block S. Washington Street, portion of the 700 block of S. St. Asaph Street, both sides of the 800 block S. St. Asaph Street, and the west side of the 800 block S. Pitt Street - RC residence to RM residence.

This area contains primarily apartments and has been land used residential medium since 1974. The present zone allows high density apartments and professional offices with special use permit approval. This rezoning will conform the zoning to the current and proposed land use plan. Apartments in masonry buildings existing in 1951 are permitted in the RM zone.

19. Northeast corner of S. West and Commerce Streets - RM Residential to Commercial Downtown (CD).

This is a commercial building used for commercial purposes in a block in which the balance is zoned commercial. This would conform zoning to the use of the property.

20. Both sides of the 1200 block of Prince Street - C-3 central business district Commercial-to-Commercial Low (CL).

This area is predominantly commercial, but in buildings that had previously been used as dwellings or in low scale buildings. A new zone compatible with the CL land use designation will be in keeping with character and scale of the buildings in the area. The structures will be protected by the Old and Historic District.

21. 1100 block of Prince Street, most of the 200 block of S. Fayette Street - C-3 central business district commercial to RM residential.

The buildings in this area are occupied as dwellings.

22. South side of Prince Street between Henry and Patrick Street - C-2 commercial and C-3 central business district commercial to RM RESIDENTIAL.

The predominant use in this area is residential. In order to retain this residential area, a change of zoning to residential is essential.

23. South side of the 900 block of Prince Street - C-3 central business district Commercial-to - Residential Medium (RM).

These buildings are low scale and most are used for residential use.

23A. 900, 901 and 916 Prince Street-C-3 central business district Commercial to Commercial Low (CL).

These buildings were built as commercial buildings and are used for commercial uses.

24. Northeast corner of Columbus Street and Prince Street - C-3 central business district Commercial - to - Commercial Low (CL).

This group of buildings is low scale but are used for commercial activities. The CL zone would recognize the character and scale of the buildings and will be more appropriate than the current zoning.

24A. 711 Prince Street - C3 Central Business District Commercial-to-Residential Medium (RM).

This is an architecturally significant house which should be retained in residential use.

24B. Northeast Corner of Prince and S. Columbus Streets - C-3 Central Business District Commercial to CL Commercial Low

City Council decided this site should be zoned Commercial Low.

25. Southeast corner Prince Street and S. Columbus Street - C-3 Commercial to RM Residential.

This building is used for condominiums. The RM zone allows apartments in masonry buildings existing in 1951. This building meets and exceeds this criteria. The RM zone will assure that the use remains residential.

26. West side of the 200 block of S. Alfred Street - C-2 commercial to CL commercial low.

Council decided these sites are appropriate for the Commercial Low land use designation.

27. Both sides of the 800 blocks of Prince Street and Duke Street between Alfred and Columbus Street - RA residential to RM residential.

This area has a large amount of scattered RA residential zoning. The RA, in addition to townhouse residential, allows garden apartments and professional offices with approval of a special use permit. The RM zone is the predominant residential zone applied in this area. This rezoning would conform the RA buildings to the Old Town Residential Zone - RM.

28. 200 block of Henry Street and North side of the 1100 block of Duke Street - C-2 commercial and C-3 central business district Commercial-to-Commercial Low (CL).

The existing buildings are low scale and relatively low density. This is the type of character of development for which the CL land use category was designed. The vacant Fannon Coal Yard is prime for redevelopment, which should be at a scale and of a character compatible with nearby buildings. A zone based on the CL land use category would assure compatibility in this situation.

29. Northwest corner of Duke and Payne Street - C-2 Commercial-to-Commercial Low (CL).

The buildings in this row are for the most part used for commercial purposes. They were originally residential and still reflect that low profile character. This change would retain the low density and scale of this area.

30. West side of the 200 block of S. Payne and the east side of the 200 block of S. West Street - C-3 central business district Commercial to RM Residential.

The predominant use in this area is dwelling units. This change would retain the existing residential use and thereby assure that there will be a mix of uses in the area.

31. 1300 Block of Prince Street. C-3 central business district Commercial to RM Residential.

Council was of the opinion that this was a predominately residential block, based on testimony at their public information hearing.

32. S.E. corner of N. Lee and Queen Streets-RM Residence to Commercial Downtown (CD).

City Council has voted to purchase this lot for use as a municipal parking garage. This zoning designation shall revert to RM should the parking garage for some reason not be constructed.

33. 123 S. Henry Street and 122 and 124 S. Fayette Street - C3 central business district Commercial to RM Residence (RM).

These are residential buildings south of an alley which should serve as the boundary between the commercial and residential zones.

34. N.E. corner of S. Washington Street and Jefferson Street - C-1 Commercial to Commercial Low (CL).

This is a commercial building. This change brings zoning into conformance with new zone category.

35. S.E. corner of S. Royal and Prince Streets. - RM Residence to Commercial Low (CL).

This is a commercial building which has always been used for commercial purposes.

36. 120 S. Fairfax Street - RM Residence to Commercial Downtown (CD).

This is a commercial building attached on the north to a commercially zoned and used building. The alley to the south of the subject property is a natural boundary between commercial and residential zoning.

37. From CO to OCM

Council decided OCM is the most appropriate zoning given the existing office use.

38. From CO to CL

Council decided CL is the most appropriate zoning given the existing townhouse commercial uses.

39. From CO to RM

RM residential zoning is appropriate within Old Town.

40. From C-2 and C-3 to CL

Council decided low scale CL is most appropriate for these sites.

41. From C-3 to CL

Council decided low scale CL is most appropriate for these sites.

PROPOSED ZONING

Maps 32 and 33 translate the proposed preceding zoning changes into a composite zoning map. If all of the changes proposed are adopted, this is how the final zoning boundaries will be drawn.

For currently approved zoning, please refer to the citywide zoning map on the GIS Standard Maps webpage, www.alexandriava.gov/gis.

This map is no longer being updated. For current zoning, please refer to the citywide zoning map on the GIS Standard Maps page, www.alexandriava.gov/gis.

Map 30 - Proposed Zoning Changes, Old Town

This map is no longer being updated. For current zoning, please refer to the citywide zoning map on the GIS Standard Maps page, www.alexandriava.gov/gis.

Map 31 - Proposed Zoning Changes, West of Washington Street

This map is no longer being updated. For current zoning, please refer to the citywide zoning map on the GIS Standard Maps page, www.alexandriava.gov/gis.

Map 32 - Proposed Zoning, Old Town

This map is no longer being updated. For current zoning, please refer to the citywide zoning map on the GIS Standard Maps page, www.alexandriava.gov/gis.

Map 33 - Proposed Zoning, Old Town

The area south of I-95 was inadvertently omitted from the 1992 Old Town Small Area Plan (Ord. 3576), but the 1989 Plan for this area (Ord. 3381) was intended to be carried forward.

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OLD TOWN

SMALL AREA PLAN ADDENDUM

COVERING THE AREA SOUTH OF I-95

Adopted as an amendment to the Master Plan, May 31, 1989: Ordinance 3381

INTRODUCTION

The area included in this addendum to the Old town Area Plan was inadvertently left out of the original Old town Plan area. Since the area involves the mouth of the Hunting Creek, a portion of the Southwest Area Plan is included in the discussion of the area south of the Capital Beltway.

OLD AND HISTORIC ALEXANDRIA DISTRICT

The Old and Historic Alexandria was created in 1946, running south from Montgomery Street to Hunting Creek and east from Alfred Street to the Potomac River. All structures therein dating from 1846 or earlier were protected from unwarranted demolition and exterior architectural modifications out of keeping with the character of individual buildings or their surroundings. The Board of Architectural Review was established to enforce the provisions of the District.

Subsequent revisions to the Old and Historic Alexandria District Ordinance took place in 1951, 1965, 1970 and 1984. These amendments changed the District boundaries, expanded the powers of the Board of Architectural Review and established building height limitations. Map A1 identifies the boundaries of the District as it exists today in the area of Hunting Creek.

1974 LAND USE PLAN

The 1974 Land Use Plan as amended shows the subject area about equally divided between residential use and recreation and open space (Jones Point). The area to the west of Jones Point is shown for residential high use and the area across S. Washington Street is shown for residential medium use. (Map A2).

EXISTING LAND USES

The predominant use in the area is Jones Point, a public park. The area contains three apartment developments: Hunting Towers, Porto Veccio, and Hunting Terrace. It also contains the HUMRRO building, a mid-rise office. The largest portion of the area is under water or in mud flats.

ISSUES

The only issue remaining in this built up area is the future of the water area and the mud flats: Should they be allowed to be filled and built upon?

EXISTING ZONING

For the most part zoning in the area follows the land use pattern. About 50 percent of the area is zoned residential and the balance is zoned for park purposes. The residential zoning in this area is R-C high rise residential. This zone permits apartments at 55.45 dwelling units per acre. There are two small areas zoned C-2 commercial, a commercial zone which permits office and residential uses at the same density as the R-C zone. Jones Point Park is zoned WPR, waterfront park and recreation. This zone was adopted to implement the Waterfront Plan. Zoning of the area is shown on Map A4.

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MAP #A-1 OLD AND HISTORIC ALEXANDRIA DISTRICT SOUTH OF I-95

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MAP #A-2 1974 LAND USE PLAN

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MAP #A-3 EXISTING USES

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MAP #A-4 EXISTING ZONING

A5

HEIGHT DISTRICT

All of this area is included in a height district (Map A5). Both sides of S. Washington Street are within height district #1, the Old and Historic Alexandria District, and are limited to 50 feet.

Jones Point east of the extension of S. Union Street is located in height district #10. This district was adopted to protect the waterfront environment from buildings which would be out of scale and character with the Old Town area and the rivers edge. Heights in district #10 are limited to 30 feet, except upon approval of a special use permit by City Council when buildings may extend up to 50 feet in height.

The area east of Route #1 and west of height district #1 is located in height district #4. Heights in this area are limited to 50 feet, but may extend up to 77 feet with approval of a special use permit by City Council.

FLOOD PLAIN AND AREAS LESS THAN ELEVATION THREE (3) FEET

The major portion of the area under consideration is in the 100 year flood plain (Map 6A) which requires compliance with flood plain regulations of the City of Alexandria, and Federal and State Governments.

Within this area, no fill is allowed unless approved by the City of Alexandria and the Corps of Engineers. The minimum floor level of any habitable building must be at or above the 100 year flood plain which at Jones Point is +9.75 feet above mean sea level. Land below +3.0 feet cannot be included in a lot and used for floor area and density calculations.

DETAILED LAND USE PLAN

The detailed land use plan for the area south of the Beltway is essentially the same as the long Range Land Use Plan Map in the 1974 Consolidated Master Plan, except for the area below elevation +3.0 feet. The park area remains in park use and the residential medium and high areas remain in their respective classifications. The HUMRRO building is changed as office commercial medium to recognize the existing use of the property.

In the 1974 Consolidated Master Plan the water and mud flats were not included in a land use classification. Since this area is below elevation +3.0 feet, is a bird refuge area and is already restricted by current zoning regulations, it is recommended that the area be land designated WL, wet lands to assure that the area is retained as a natural area and not filled for development of any king.

By designating this area as wet lands it is unlikely that the City of Alexandria, the Corps of Engineers and the Virginia Marine Resources Commission will grant permission to fill. This environmentally sensitive area should be preserved. (Map A7)

CHANGES TO THE ADOPTED LAND USE PLAN

The following changes are shown on Map A8:

1. FROM RESIDENTIAL HIGH TO OFFICE COMMERCIAL MEDIUM: N. Washington Street at the Capital Beltway. This area is zoned commercial and contains an office building. The proposed land use change acknowledges the existing use.

2. FROM NO LAND USE CLASSIFICATION TO WET LANDS: This change affects all areas below elevation +3.0 feet elevation. This area is either under water or contains mud flats. This change is to assure that this area is not filled and developed.

MAP #A-5

HEIGHT DISTRICTS

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MAP #A-6 ONE HUNDRED YEAR FLOOD PLAIN (SHADED) AND SPOT ELEVATIONS

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LEGEND: RM-RESIDENTIAL MEDIUM RH-RESIDENTIAL HIGH OCH-OFFICE COMMERCIAL HIGH WL-WET LANDS P-PARK U/T-UTILITIES & TRANSPORTATION

MAP #A-7 PROPOSED LAND USE PLAN

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MAP #A-8 CHANGES TO ADOPTED LAND USE PLAN

LEGEND:

3. NO LAND USE CLASSIFICATION TO UTILITY/TRANSPORTATION: Southeast quadrant of Route #1 and the Capital Beltway. This area is highway right-of-way and should be classified utility/transportation.

ZONING CHANGES (Map A9)

1. FROM EAST SIDE OF S. WASHINGTON STREET AT THE CAPITAL BELTWAY: C-2 commercial to Office Commercial Medium (OCM). This property contains an existing office building occupied by HUMRRO. The change in zoning will only be to change to the appropriate new zoning classification which will continue the existing building as a conforming use.

2. FROM SOUTHEAST QUADRANT OF ROUTE #1 AND THE CAPITAL BELTWAY: R-C residential to Utility/Transportation. This is part of a two divided and limited access highway and should be zoned according to its use.

It is not essential to create a new zone and apply it to the wet land area. The adoption of this small area plan as an amendment to the master plan should assure that the agencies responsible for protection of wet lands will prevent building in these areas. (Map A8)

PROPOSED ZONING

Map A10 translates the proposed zoning changes into a proposed zoning map.

PROPOSED HEIGHT

The existing height limits are satisfactory. Therefore, no changes are proposed.

MAP #A-9 PROPOSED ZONING CHANGES

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LEGEND:

1. FROM RC & C2 TO OCH
2. FROM RC TO U/T

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MAP #A-10 PROPOSED ZONING MAP