Duke Street Land Use Planning: Fifth Community Meeting on Draft Framework Plan - April 23, 2026

On April 23, 2026, the City of Alexandria held the fifth community meeting for the Duke Street land use planning process. The meeting introduced the draft framework plan elements—land uses, building heights, mobility, and parks/open space—and provided updates on community engagement to date and opportunities for future input.

Discussion Items

• Engagement Recap: Staff reported that since December 2024, the process has included over 250 businesses engaged, 46 pop-ups (since April 2025), four community workshops (one for business owners), one open house, and five community meetings. More than 250 community ideas were collected, with 75% incorporated into the plan. Over 3,500 residents have been reached through various channels.
• Land Use (Jose Del Cid): The draft land use map identifies strategic redevelopment areas (shown in pink), housing affordability areas (orange), and areas for small business/industrial preservation (e.g., South Quaker Lane, Colvin, Wheeler Avenue). An asterisk note indicates working with property owners to find additional open-space opportunities; a double-asterisk note permits additional density or height for committed affordable units. Two large-scale communities (Fox Chase Apartments and Mason at Van Dorn) are flagged for collaboration on affordable housing objectives.
• Building Heights (Jeff Farner): Height concepts range from 35–45 feet (townhouses) to 85 feet (multifamily) and up to 85+ feet on the city campus for functional facilities. Heights vary along the corridor to create distinct districts and placemaking. Design parameters (e.g., articulation, setbacks, building breaks) will ensure context-appropriate development. Examples of existing precedents were shown.
• Mobility: Plans include new signalized intersections, improved pedestrian/bicycle connections, and a network of enhanced sidewalks, bike facilities, and street trees. A traffic study is underway to address congestion, particularly from Quaker Lane to Telegraph, with results expected in June 2026.
• Parks and Open Space: New parks are proposed in the corridor’s central portion, with a focus on connecting existing parks (e.g., Witter Field, Holmes Run) and creating safer access. Illustrations showed a bike/ped connection from Witter Field to King Street Metro, new park space at Fox Chase Shopping Center and Alexandria Commons, and working with property owners for additional open space (e.g., Virginia American Water site).

Questions and Discussion

• Residential 1 vs. 2: A resident asked about the difference. Jeff Farner explained that floor-area ratios (FAR) for these categories are still being determined; Residential 1 will be lower intensity than Residential 2.
• Building height selection: A resident asked how heights were chosen. Jeff explained that market analysis supports 85 feet for most opportunity sites, with some lower or higher (e.g., city campus). Design parameters will modulate heights and scale.
• Traffic signals at Fort Williams and Taylor Run Parkway: A resident requested signals. Staff will confirm with transportation staff, noting that signal locations generally follow the Duke Street in Motion study.
• Whitter Place building setback: A resident complained about a new building (Whitter Place) being too close to the street. Staff acknowledged the issue and stated that future streetscape requirements will ensure appropriate setbacks.
• Fox Chase and Mason at Van Dorn: A resident asked whether redevelopment for increased density is planned. Jeff responded that staff is working with property owners on a complement of tools to preserve affordable housing, possibly including additional density.
• General building heights: A resident asked if most buildings will be seven to eight stories. Jeff clarified that heights vary along the corridor, with design measures such as articulation and building breaks to reduce perceived scale.

Key Outcomes

• Public Feedback Open: The draft framework plan is available for comment through the online engagement hub (interactive maps, drop pins, comment box). Pop-ups will be scheduled in late April and May; meetings can also be requested for civic associations or other groups.
• Upcoming Engagement: Zoom office hours on April 30, May 12, May 18, and May 27. Two additional community meetings: May 28 (housing and health) and June 17 (parks, mobility, sustainability).
• Board and Commission Presentations: Staff will present to boards and commissions in May and June, including Planning Commission (May 5) and City Council (May 26).
• Documents and Recording: The meeting recording, Q&A, maps, and presentation will be posted on the project website (alexandriava.gov/DukeStreetPlan).
• Next Plan Phases: Technical analyses (infrastructure, traffic, schools, sewer) will be completed and shared; a draft plan is expected later in 2026, followed by a City Council public hearing.