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Record of Proceedings

Alexandria Planning Commission Public Hearing – March 3, 2026

Public Meetings — Tuesday, March 3, 2026
BodyAlexandria, Virginia
SessionPublic Meetings
DateTuesday, March 3, 2026
StatusFILED
Video Record
0:00 / 3:18:04

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:03

Good evening.

0:05

Welcome to the March 3rd, 2026 Planning Commission Public Hearing at the Dell Pepper Resource Community Center.

0:11

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

0:15

Without objection, Commissioner Lenahan's remote participation due to a personal matter is approved.

0:24

She is traveling for business in Southern California.

0:26

So she's joined us online.

0:55

Yes.

0:56

I nominate Melissa McMahon to be chair of the Alexandria Planning Commission.

1:02

I will second that.

1:04

Are there any other nominations?

1:09

Hearing none.

1:16

As many as favor.

1:17

Melissa Pinkman to serve as chair, say aye.

1:21

Aye.

1:22

All opposed say nay.

1:25

All right.

1:26

Unanimously, the ayes have it.

1:29

And Melissa McMahon, congratulations.

1:31

You are unanimously elected to serve as chair of the planning commission for your one year term.

1:36

Thank you, everybody, for your confidence in me.

1:39

Or maybe you just don't want this job.

1:43

We'll see.

1:47

Are there any nominations for vice chair?

1:49

Madam Chair.

1:50

Yes, Commissioner Dubai.

1:51

Nominate Commissioner Kenning.

1:54

We have a nomination for Commissioner Koenig.

1:56

I will gladly second that.

1:57

Thank you.

1:58

Are there any further nominations?

2:02

Hearing none.

2:03

The nominations are closed.

2:05

As many favor, Stephen Kane for Vice Chair, say aye.

2:09

Aye.

2:10

Aye.

2:11

Those opposed?

2:12

No.

2:14

Hearing no no's and all ayes, you are unanimously approved for your appointment to another year as vice chair.

2:22

Thank you, Commissioner Kenning.

2:24

All right.

2:27

Is there okay?

2:29

So folks know from our docket, we're going to start with a closed session.

2:33

Is there a motion to convene a closed executive session?

2:37

Chair, I move that the planning commission convene in closed executive session pursuant to Virginia Code Section 2.2-3711A19 to discuss plans to protect public safety as it relates to terrorist activity or specific cybersecurity threats or vulnerabilities to include briefings by staff members, legal counsel, or law enforcement, or emergency service officials concerning actions taken to respond to such matters or related threat to public safety.

3:10

A discussion of information subject to the exclusion in subdivision two or fourteen of section 2.2-3705.

3:33

Or discussion of reports or plans related to the security of any governmental facility, building or structure, or the safety of persons using such facility, building or structure.

3:46

All right.

3:47

Great.

3:48

We have a motion by Vice Chair Canning and a second by Commissioner Manor.

3:51

All those in favor, please say aye.

3:54

Aye.

3:54

Opposed.

3:56

Motion carries unanimously.

3:59

At this time, anyone that is not authorized to participate in the closed session, please exit the chambers.

4:05

The planning commission will return no earlier than 7 p.m.

4:08

for the public hearing.

4:11

All right.

43:12

Yeah.

43:20

And now the public has to see us open.

43:27

Testing, testing.

Discussion Breakdown — Share of Meeting
Procedural████████████████████████████████32%
Affordable Housing█████████████████████████████29%
Planning And Zoning██████████████14%
Public Engagement████████8%
Personnel Matters████4%
Community Engagement██2%
Environmental Protection██2%
Historic Preservation██2%
Water And Wastewater Management██2%
Summary of Proceedings

Alexandria Planning Commission Public Hearing – March 3, 2026

The Alexandria Planning Commission held a public hearing on Tuesday, March 3, 2026, beginning at 6:15 PM with an executive session, followed by the regular meeting at 7:00 PM. Commissioners elected a new Chair and Vice Chair, conducted a closed session on public safety/cybersecurity, heard public testimony on an infill development, and received a briefing on the Housing 2040 Master Plan. Several items were voted on, including approval of a townhouse project and withdrawal of a subdivision application.

Elections & Closed Session

  • The Commission elected Melissa McMahon as Chair and Stephen Koenig as Vice Chair for one-year terms by unanimous vote.
  • At 6:19 PM, the Commission convened in closed session under Virginia Code § 2.2-3711(A)(19) to discuss public safety and cybersecurity threats. The session lasted until 6:59 PM, and the Commission certified the closed session by a 6-0 vote.

Public Comments & Testimony

  • Item 4 – 806 North Columbus Street (Townhomes): Two neighbors spoke in opposition to the proposed four-story height (approximately 42.5 feet) and massing, arguing it would be out of character with adjacent two-story homes and would block light and green space. They requested a three-story design and raised concerns about use of a private alley (Snowden Hollow Way) without compensation to the homeowners' association. The applicant, Kenneth Wire, responded that the RB zone permits 45-foot buildings, that the project includes side setbacks and roof recess, and that the alley has a public access easement. He noted the Board of Architectural Review (BAR) has supported the massing and scale, with refinements pending.

Discussion Items

  • Item 4 – Subdivision #2025-00006 & Development Site Plan #2025-00030 (806 North Columbus Street): Staff recommended approval of the subdivision (to re-subdivide three lots with minor lot-line shifts) and the development site plan for three townhouses. The project will remove a surface parking lot, add a continuous sidewalk, street tree, and bike rack, and exceed stormwater treatment requirements by 65%. Commissioners discussed the subdivision variation criteria, finding no substantial injustice. They also confirmed that BAR previous reviews focused on design refinements, not massing, and that the public alley access is adequate. The Commission voted 6-0 to approve both the subdivision and the site plan.
  • Item 6 – Housing 2040 Master Plan Presentation: Staff from the Office of Housing presented an overview of the planning process, including engagement efforts (1,200 survey responses, targeted stakeholder meetings), quantitative needs analysis (declining market-affordable units from 18,000 in 2000 to 6,900 at 60% AMI in 2025), and draft goals focused on tenant protections, preservation of affordable housing, and sustainability. Key recommendations include exploring tax relief for rehabilitation, creating a rehabilitation pipeline, and supporting aging condominium communities (50% of homeownership stock). Commissioners discussed universal design, senior housing, parking requirements, and the use of CPACE financing. No vote was taken; public comment on the draft plan is open until March 22, 2026.

Key Outcomes

  • Approved (6-0): Withdrawal of Subdivision #2025-00013 (3833–3837 Elbert Avenue) at the applicant’s request.
  • Approved (6-0): Subdivision #2025-00006 and Development Site Plan #2025-00030 for 806 North Columbus Street.
  • Approved (6-0): Meeting minutes from February 3, 2026.
  • Adjourned at 9:33 PM.

Meeting Transcript

Good evening. Welcome to the March 3rd, 2026 Planning Commission Public Hearing at the Dell Pepper Resource Community Center. I am Melissa McMahon, Chair of the Alexandria Planning Commission. Without objection, Commissioner Lenahan's remote participation due to a personal matter is approved. She is traveling for business in Southern California. So she's joined us online. Yes. I nominate Melissa McMahon to be chair of the Alexandria Planning Commission. I will second that. Are there any other nominations? Hearing none. As many as favor. Melissa Pinkman to serve as chair, say aye. Aye. All opposed say nay. All right. Unanimously, the ayes have it. And Melissa McMahon, congratulations. You are unanimously elected to serve as chair of the planning commission for your one year term. Thank you, everybody, for your confidence in me. Or maybe you just don't want this job. We'll see. Are there any nominations for vice chair? Madam Chair. Yes, Commissioner Dubai. Nominate Commissioner Kenning. We have a nomination for Commissioner Koenig. I will gladly second that. Thank you. Are there any further nominations? Hearing none. The nominations are closed. As many favor, Stephen Kane for Vice Chair, say aye. Aye. Aye. Those opposed? No. Hearing no no's and all ayes, you are unanimously approved for your appointment to another year as vice chair. Thank you, Commissioner Kenning. All right. Is there okay? So folks know from our docket, we're going to start with a closed session. Is there a motion to convene a closed executive session? Chair, I move that the planning commission convene in closed executive session pursuant to Virginia Code Section 2.2-3711A19 to discuss plans to protect public safety as it relates to terrorist activity or specific cybersecurity threats or vulnerabilities to include briefings by staff members, legal counsel, or law enforcement, or emergency service officials concerning actions taken to respond to such matters or related threat to public safety. A discussion of information subject to the exclusion in subdivision two or fourteen of section 2.2-3705. Or discussion of reports or plans related to the security of any governmental facility, building or structure, or the safety of persons using such facility, building or structure. All right. Great. We have a motion by Vice Chair Canning and a second by Commissioner Manor. All those in favor, please say aye.

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