OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Alexandria Planning Commission Public Hearing – January 6, 2026

Public Meetings — Thursday, January 8, 2026
BodyAlexandria, Virginia
SessionPublic Meetings
DateThursday, January 8, 2026
StatusFILED
Video Record
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Transcript — Verbatim
1:55

Okay.

1:55

Thank you.

2:24

Can you hear me?

2:25

I can hear you.

2:42

Okay, thank you, Burton.

5:31

Testing one, two, three.

6:05

Good evening.

6:06

Welcome to the January 6th, 2026 Planning Commission Public Hearing at the Redella S.

6:13

Dell Resource Community Center.

6:15

This is the namesake was here earlier.

6:22

This new location of our public hearings pending the renovation of City Hall.

6:26

I am Melissa McMahon, Chair of the Alexandria Planning Commission.

6:30

Before we begin, I have just a few announcements about participating in tonight's meeting.

6:34

If you wish to speak on a docket item and have not already signed up to do so, please fill out a speaker form online by following the sign up to speak hyperlink on the cover page of this evening's public hearing docket or in person by filling out a hard copy speaker form, which can be found on the tables located immediately outside the chambers and providing it to Ms.

6:54

Jacobs, who has her hand rate.

6:57

Please note comments from the public are limited to three minutes per speaker, with the exception of applicants and their representation.

7:03

To make your public comment through the Zoom application, please click on the raise hand button located on the Zoom task bar once you hear your name called to let staff know you need to be unmuted.

7:14

If you are dialing into tonight's meeting via phone, please press star nine to execute the raise hand function once you hear your name called upon to make your statement, followed by star six to toggle the unmute function.

7:27

For those here in person, please come up to the podium located at the front of the chambers when you hear your name called upon to make your statement.

7:34

Before starting your public comment, please first identify yourself by first and last name and address.

10:00

Property is zoned R25 residential.

10:02

The applicant is Classic Cottage of Classic Cottages LLC, represented by Chad Ready, agent.

10:18

Good evening.

10:18

Sam Shelby, Planning and Zoning.

10:20

Yes, so as Kendra mentioned, this is a subdivision on East Braddock Road.

10:25

It is one full lot and two partial lots that are going to be technically consolidated and then resubdivided into two lots.

10:33

And the proposal complies with all subdivision and zoning requirements.

10:40

It's currently developed with a single-story single unit dwelling.

10:44

It's in the Potomac West small area plan, pretty close to where Mount Vernon and Braddock Road intersect.

10:51

And it's principally surrounded by residential dwellings and a place of worship across the street.

10:58

So this slide shows outlined in red the existing lot.

11:03

It has kind of a funny upper part here at the at the upper corner.

11:07

But that's gonna that's that's an existing condition.

11:12

So right now it has 50 feet of frontage, it's got about 5,000 square feet of uh lot size, and the proposed subdivision is shown here with the new lots, one one of the new lots on the right and the other new lot on the left.

11:25

I mean right, left, blue and red.

11:28

Um, and they'd be each have about 2500 square feet of lot area and would be suitable for development with a um semi-detached two-unit dwelling.

11:37

So it again it meets all the subdivision requirements.

11:40

Um it's within the range of sizes and widths and um uh frontages of the surrounding lots, um, and it meets the lot requirements.

11:49

So we are recommending approval, and I'm happy to answer any questions that anybody might have.

11:54

You are there any commissioner questions for staff?

11:57

Commissioner Brown.

12:02

Okay.

12:08

Right, hearing no other questions for staff.

12:11

Um, let's open the public hearing.

12:14

Okay, our first speaker is Catherine Shamic Reed, followed by Monica D'Angelo.

12:22

And I just would like to say if our speakers could bear with us, we will have a timer on the screen.

12:27

Um, but our sound, we're still working at the King Center Sound, so I will speak up to let you know that the time collapse if you want to see.

12:34

Thank you.

12:38

Madam Chair, members of the planning commission, my name is Catherine Chak Mac Reed, and I live at 10 108 East Braddock Road, immediately adjacent to the property under consideration today.

12:50

I respectfully oppose the proposed subdivision of 106 East Braddock Road.

12:55

My husband and I moved into our home two and a half years ago.

12:58

After falling in love with the Rosemont and Delray area.

13:01

We are not opposed to investment in our neighborhood.

13:05

As a neighbors, we understand construction is temporary and a necess and a reality of progress.

13:10

However, we strongly oppose the subdivision of 106 East Braddock Road into two lots.

13:16

This proposal raises significant safety concerns at a time when the city is already critical of the Braddock Road corridor for its traffic and pedestrian state safety.

13:26

Doubling the density of the specific lot only exacerates these concerns and runs counter to the city's Vision Zero initiative.

13:34

Regarding the site plan, classic cottages is shared that they intend to keep a single shared driveway for the two separate units.

13:41

This plan is functionally flawed.

13:45

A shared driveway leads to car stacking or musical cars, if you will, for residents.

Discussion Breakdown — Share of Meeting
Planning And Zoning████████████████████████████28%
Energy And Water Management███████████████15%
Climate Change█████████████13%
Energy Efficiency█████████████13%
Procedural████████8%
Public Safety█████5%
Public Engagement███3%
Affordable Housing███3%
Public Transportation███3%
Summary of Proceedings

Alexandria Planning Commission Public Hearing – January 6, 2026

The Alexandria Planning Commission held a public hearing on January 6, 2026, beginning at 7:00 p.m. in the Redella S. "Del" Pepper Community Resource Center, Room 1305, 4850 Mark Center Drive. The meeting included a work session on the draft Duke Street Land Use Plan at 6:00 p.m. The commission considered a consent calendar of three subdivision requests, a development special use permit extension, and several new business items, including a mixed-use infill project, an office-to-residential conversion, a zoning text amendment to facilitate commercial-to-residential conversions, and a master plan amendment to adopt a new Green Building Plan. All votes were unanimous (7-0) unless noted. The meeting adjourned at 12:04 a.m.

Consent Calendar

  • Subdivision #2025-00009 (106 East Braddock Road): Pulled from consent and heard separately. Approved 7-0 after public hearing and discussion.
  • Subdivision #2025-00010 (412 East Nelson Avenue): Approved on consent 7-0.
  • Subdivision #2025-00011 (413 East Nelson Avenue): Approved on consent 7-0.
  • Development Special Use Permit #2025-10021 (3120 Colvin Street – Colvin Street Garage): Extension of a previously approved DSUP for auto repair/warehouse. Approved on consent 7-0.

Public Comments & Testimony

  • 106 East Braddock Road subdivision: Two adjacent homeowners (Catherine Shamic Reed and Monica D'Angelo) opposed the subdivision, citing safety concerns, traffic, drainage risks, and loss of neighborhood character. The applicant's agent argued the proposal meets all zoning requirements.
  • 220 & 224 South Peyton Street mixed-use project: Multiple residents (Andrew Herseth, Karen Griffin, Tim Foley, Thomas Maresh) opposed the project, raising concerns about emergency vehicle access on Commerce Street, parking congestion, flooding, building scale incompatible with historic neighborhood, and lack of on-site parking. The applicant's attorney (Lauren Riley) highlighted the project's transit proximity, removal of a surface parking lot, and improvements to the public realm.
  • 732 North Washington Street conversion: One resident (Melissa Kennan) spoke against the conversion, arguing it misinterprets the Old Town North Small Area Plan and that removing commercial space harms neighborhood vitality during the day. The applicant's attorney (Ken Wire) noted the building was vacant for 2.5 years and that the market no longer supports office use.
  • Zoning Text Amendment #2025-00009 (Commercial to Residential Conversions): Melissa Kennan expressed concern that the amendment only benefits the city and developers, not neighborhoods, and recommended adding neighborhood benefits such as funds for open space and retail requirements. Ken Wire, representing NAOP, supported the amendment as a necessary technical fix to facilitate conversions.
  • Green Building Plan (Master Plan Amendment #2025-00004): Multiple speakers supported stronger energy efficiency standards. David Peabody urged lowering the multifamily EUI target from 38 to 30 to protect residents from rising energy costs. Deborah Bulow argued that achieving 30 EUI is feasible based on built examples. Sandra Liebowitz (USGBC) recommended adding LEED certification as a compliance pathway. Moira McDougall (Grassroots Alexandria) supported strong EUI targets and biennial reviews. Ken Wire (NAOP) expressed industry support for the plan but raised concerns about EUI feasibility for high-rise buildings and legal questions under the Dillon Rule. Mary Catherine Gibbs (Paradigm Development) argued that strict EUI targets will disincentivize high-density development and worsen the housing crisis. Steve Walls (Faith Alliance for Climate Solutions) supported the commission’s earlier recommended 30 EUI target. Scott Barstow cited ASHRAE guides showing net-zero multifamily buildings are achievable.

Discussion Items

  • Subdivision #2025-00009 (106 East Braddock Road) – pulled from consent: Commission discussion focused on whether the subdivision meets zoning requirements, which it does. Some commissioners expressed concerns about increasing density and building scale, but acknowledged that the application complies with all standards. Approved 7-0.
  • Development Special Use Permit #2025-10030 (220 & 224 South Peyton Street): Staff and applicant presented a proposal for an 8-unit apartment building with ground-floor office, zero parking, and several modifications. Commissioners discussed emergency access, parking reduction, compatibility with historic district, and flooding. The applicant noted residents will not qualify for residential parking permits. The commission voted 7-0 to recommend approval to City Council.
  • Master Plan Amendment #2025-00005 / Rezoning / SUP / Encroachment (732 North Washington Street & 710 Madison Street): Staff presented a proposal to convert an existing office building to 20 residential units with minor exterior changes, requiring a master plan amendment, rezoning, special use permits, and an encroachment. The commission discussed parking, public benefits, and alignment with the small area plan. Approved 7-0 on all components after public hearing.
  • Zoning Text Amendment #2025-00009 (Commercial to Residential Conversions): Staff (Sam Shelby) explained the need for a streamlined SUP process for office-to-residential conversions to address vacancy rates (21.1% citywide) and zoning barriers. The commission supported the amendment as a way to simplify approvals and encourage reuse. Initiated and recommended approval 7-0.
  • Master Plan Amendment #2025-00004 (Green Building Plan): Staff (Ryan Freed) presented the plan focusing on energy use intensity (EUI), renewable energy (3% on-site generation with an optional Clean Energy Fund), electrification, and resilience. Extensive discussion ensued on EUI targets, renewable energy requirements, the Clean Energy Fund cap, and EV charging safety. Commissioner Koenig and Commissioner Lanahan proposed eight modifications (lowering EUI to 30 for multifamily, raising renewable requirement to 5%, eliminating the Clean Energy Fund, adding a prohibition on combustion, lowering the small-project exemption threshold, requiring a net-zero energy standard for public projects, directing OCA to create a development review process, and requiring biennial reviews). After debate, the commission voted 7-0 to initiate the amendment and then 7-0 to adopt the resolution as amended by the modifications, including an addition regarding EV charging and life safety to be incorporated into the development review process.

Key Outcomes

  • Subdivision #2025-00009 (106 East Braddock Road): Approved 7-0.
  • Subdivision #2025-00010 (412 East Nelson Avenue): Approved on consent 7-0.
  • Subdivision #2025-00011 (413 East Nelson Avenue): Approved on consent 7-0.
  • DSUP #2025-10021 (3120 Colvin Street): Approved on consent 7-0.
  • DSUP #2025-10030 (220 & 224 South Peyton Street): Recommended approval to City Council 7-0.
  • Master Plan Amendment #2025-00005 (732 North Washington, height map change): Adopted resolution 7-0.
  • Rezoning #2025-00006 (732 North Washington): Recommended approval 7-0.
  • SUP #2025-00066 and Encroachment #2025-00009 (732 North Washington): Recommended approval 7-0.
  • Zoning Text Amendment #2025-00009 (Commercial to Residential Conversions): Initiated and recommended approval 7-0.
  • Master Plan Amendment #2025-00004 (Green Building Plan): Initiated 7-0; adopted resolution with eight modifications (detailed in discussion) 7-0.
  • Minutes of November 6, 2025 (as amended) and December 2, 2025 (as submitted): Approved 6-0 (Vice Chair Koenig absent).
  • Meeting adjourned at 12:04 a.m.

Meeting Transcript

Okay. Thank you. Can you hear me? I can hear you. Okay, thank you, Burton. Testing one, two, three. Good evening. Welcome to the January 6th, 2026 Planning Commission Public Hearing at the Redella S. Dell Resource Community Center. This is the namesake was here earlier. This new location of our public hearings pending the renovation of City Hall. I am Melissa McMahon, Chair of the Alexandria Planning Commission. Before we begin, I have just a few announcements about participating in tonight's meeting. If you wish to speak on a docket item and have not already signed up to do so, please fill out a speaker form online by following the sign up to speak hyperlink on the cover page of this evening's public hearing docket or in person by filling out a hard copy speaker form, which can be found on the tables located immediately outside the chambers and providing it to Ms. Jacobs, who has her hand rate. Please note comments from the public are limited to three minutes per speaker, with the exception of applicants and their representation. To make your public comment through the Zoom application, please click on the raise hand button located on the Zoom task bar once you hear your name called to let staff know you need to be unmuted. If you are dialing into tonight's meeting via phone, please press star nine to execute the raise hand function once you hear your name called upon to make your statement, followed by star six to toggle the unmute function. For those here in person, please come up to the podium located at the front of the chambers when you hear your name called upon to make your statement. Before starting your public comment, please first identify yourself by first and last name and address. Property is zoned R25 residential. The applicant is Classic Cottage of Classic Cottages LLC, represented by Chad Ready, agent. Good evening. Sam Shelby, Planning and Zoning. Yes, so as Kendra mentioned, this is a subdivision on East Braddock Road. It is one full lot and two partial lots that are going to be technically consolidated and then resubdivided into two lots. And the proposal complies with all subdivision and zoning requirements. It's currently developed with a single-story single unit dwelling. It's in the Potomac West small area plan, pretty close to where Mount Vernon and Braddock Road intersect. And it's principally surrounded by residential dwellings and a place of worship across the street. So this slide shows outlined in red the existing lot. It has kind of a funny upper part here at the at the upper corner. But that's gonna that's that's an existing condition. So right now it has 50 feet of frontage, it's got about 5,000 square feet of uh lot size, and the proposed subdivision is shown here with the new lots, one one of the new lots on the right and the other new lot on the left. I mean right, left, blue and red. Um, and they'd be each have about 2500 square feet of lot area and would be suitable for development with a um semi-detached two-unit dwelling. So it again it meets all the subdivision requirements. Um it's within the range of sizes and widths and um uh frontages of the surrounding lots, um, and it meets the lot requirements. So we are recommending approval, and I'm happy to answer any questions that anybody might have. You are there any commissioner questions for staff? Commissioner Brown. Okay. Right, hearing no other questions for staff. Um, let's open the public hearing. Okay, our first speaker is Catherine Shamic Reed, followed by Monica D'Angelo. And I just would like to say if our speakers could bear with us, we will have a timer on the screen. Um, but our sound, we're still working at the King Center Sound, so I will speak up to let you know that the time collapse if you want to see. Thank you. Madam Chair, members of the planning commission, my name is Catherine Chak Mac Reed, and I live at 10 108 East Braddock Road, immediately adjacent to the property under consideration today. I respectfully oppose the proposed subdivision of 106 East Braddock Road.

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