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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Alexandria Planning Commission Meeting Summary: May 5, 2026

Public Meetings — Wednesday, May 6, 2026

BodyAlexandria, Virginia

SessionPublic Meetings

DateWednesday, May 6, 2026

StatusFILED

Video Record

0:00 / 2:35:32

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:00

And chair of the Alexandria Planning Commission.

0:03

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

0:08

If you wish to speak on a docket item and have not already signed up to do so, please fill out 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.

0:26

Jacobs, who has her hand raised.

0:29

Please note comments from the public are limited to three minutes per speaker, except for applicants and their representation.

0:35

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

0:46

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.

0:58

For those here in person, please step up to the podium located at the front of chambers when your name is called and identify yourself by first and last name.

1:07

The city encourages and welcomes public comment from all residents on planning commission matters.

1:13

In keeping with that principle and with the principle of inclusiveness, this is a reminder of the shared expectation that the content and tenor of public comments always be civil and respectful.

1:24

Thank you for honoring those principles.

1:26

A reminder to all, including commissioners, staff, and speakers in the chambers.

1:30

Please speak directly into the microphone to ensure all can hear you clearly.

1:35

And with that, are there any changes to our docket tonight?

1:39

No, there are not.

1:41

All right.

1:41

And Director Stoddard.

1:43

Yeah, madam chair, if I may, uh, regarding item number four uh scheduled for your docket, uh 404A East Alexandria Avenue, the special use permit application.

1:53

Uh staff was made aware of a uh noticing error that occurred on this application.

1:58

Uh of course, with any SUP application, there's ample public notice given in the form of newspaper ads, placarding, uh mailing of letters.

2:06

Uh in a in this situation, uh, one of the letters that's required to go out actually went to the prior owner of record uh rather than the current owner of record.

2:15

Uh given that the other forms of advertisement went out, but this one was an error.

2:19

Uh it's it's certainly fair for the for the planning commission to consider deferring this item until a future meeting uh so that staff can work with the applicant to renoce the application.

2:29

Thank you for that.

2:30

Yeah, I'm I'm inclined.

2:33

Um as much as deferring on technical technicalities is not fun.

2:39

I'm inclined to recommend deferral or ask that uh my fellow commissioners make a motion to recommend deferral.

2:45

Um, and this is primarily so that the deliberations that we have are fairly heard by everybody on this case.

2:52

This is not one of those cases where it's a shoe-win.

2:55

You know, we have people on both sides who have a lot to say about it.

2:58

And um I think we are best positioned to have that um be a clean discussion with a clear um recommendation that goes forward to council if we defer.

3:11

So I'll take a motion on that.

3:16

We're gonna act on this now and take it off the docket and then we'll go through the docket that we can act on.

3:22

Yes.

3:23

Yeah, yeah.

3:24

If we we agree to defer it, we will do do so now so we can um that that also lets anyone who might be here in the audience tonight for that item go ahead and go home instead of waiting.

3:33

Um Madam Chairman.

3:36

Vice Chair Kennedy.

3:37

I would move to defer docket item number four, special use permit 2026 00013 404A East Alexandria.

3:49

And I will second that.

3:51

Great.

3:51

I have a motion by Vice Chair Hanagan a second by Commissioner Manor on the table.

3:55

I will ask um Director Stoddard for a small clarification, which could have been the recommendation.

4:01

Is it staff's opinion that this is just a one-month deferral because we'll just re-notice it correctly to fix the the missing glitch and then do this next month?

4:11

Uh well, uh uh, so in this case, I don't know that you need to defer to a date certain, but yes, for the public's awareness, we anticipate that we would renoce the item and then it would be heard at the planning commission's June, uh, the first June hearing.

4:23

Okay, but the motion is fine then as as it stands.

4:25

Yeah, just as a general deferral.

4:27

All right, terrific.

4:29

And with that, a motion on the table and seconded.

4:31

All those in favor, please say aye.

4:33

Aye.

4:34

Opposed.

4:35

Motion carry.

4:37

Oh.

4:38

Okay.

4:39

Did you want to say anything to that?

4:41

Uh well, yeah, um, my understanding that the person who did not receive notice notified that they did not receive notice.

4:49

So they actually do know about the hearing.

4:52

So okay uh I think it would be okay to proceed, especially since all these folks are here and have made the effort, but I deferred to the commission's opinion.

5:04

Okay.

Discussion Breakdown — Share of Meeting

Planning And Zoning██████████████████████████████████████38%

Zoning and Beekeeping██████████████14%

Public Engagement███████████11%

Community Engagement█████████9%

Parks and Recreation███████7%

Procedural██████6%

Affordable Housing██████6%

Transportation Safety██2%

Animal Welfare██2%

Summary of Proceedings

Alexandria Planning Commission Public Hearing Summary: May 5, 2026

The Alexandria Planning Commission held a public hearing on May 5, 2026, at 7:00 PM in the City Council Chambers. The meeting covered a consent calendar item, a subdivision request, a pool replacement project, and a beekeeping zoning text amendment. Commissioners also discussed a work session on substandard lots and outlots, and received reports from liaison commissioners.

Consent Calendar

Development Special Use Permit #2026-10005 (5050 Mark Center Drive): Approved 7-0. This permits an extension for a previously approved DSUP and Site Plan for a multi-unit building with a parking reduction and penthouses exceeding 15 feet in height.

Public Comments & Testimony

Item #3 Subdivision (411 Clifford Avenue): Ashley Preston, a neighbor, spoke in opposition, citing severe parking shortages on the street, impacts from a nearby commercial use (Mother of Light) that were not mitigated as approved, and personal concerns about the applicant's lack of cooperation. The applicant's attorney, Duncan Blair, argued the subdivision would preserve an existing historic home and create a compatible new dwelling with on-site parking.
Item #6 Beekeeping Zoning Text Amendment: Multiple beekeepers and advocates testified. John Scott (Alexandria beekeeper) questioned enforceability, noting that hives can appear non-compliant when empty or temporarily split for swarm management. Joshua Burns (homeowner) asked for regulations focused on bee health rather than just setbacks. Antoinette Burnham (Washington DC beekeeper) shared DC's model, which uses neighbor permission and flexible regulations under a city agency, not zoning. Jennifer Penisau (master beekeeper spouse) argued the proposed two-hive limit per 5,000 sq. ft. was arbitrary and would hinder swarm mitigation. Robert Yochum (expert beekeeper) emphasized the importance of neighbor consent and suggested regulation by the Virginia Department of Agriculture rather than zoning.

Discussion Items

Subdivision #2026-00001 (411 Clifford Avenue): Staff presented a request to subdivide an existing lot into two lots in the R-2-5 zone. The existing dwelling (built 1915) would remain on Lot 501, which would have a floor area ratio (FAR) variation. The new Lot 502 would be developed with a semi-detached dwelling. Staff recommended approval. The commission discussed parking impacts, the variation standard (substantial injustice), and the condition that any future demolition would require compliance with current FAR standards.
Development Special Use Permit #2026-10003 (Old Town Pool Replacement): Staff presented a proposal to demolish and reconstruct the public pool at 1609 Cameron Street in the POS zone. The project includes a new 8-lane lap pool, zero-entry family pool, bathhouse, shade structures, and a goal of net-zero energy use. No public speakers testified. Commissioners praised the project's design, shade features, universal changing rooms, and the commitment to net-zero, while suggesting maximizing shade.
Zoning Text Amendment #2026-00002 (Beekeeping Regulations): Staff proposed definitions, setbacks (10 feet or 5 feet with a flyway barrier), and a sliding scale for hive counts (maximum 2 on lots ≤5,000 sq. ft., plus 1 per additional 2,500 sq. ft., with a temporary 60-day allowance for splitting hives to prevent swarming). Commissioners expressed significant concerns: the amendment was prompted by a single complaint, lacked community outreach, and may not be the appropriate tool (zoning vs. health department/state agriculture). A motion to defer the entire item passed 7-0.
Discussion Item: Substandard Lots and Outlots Zoning Text Amendment: Staff led a work session on potential revisions to regulations for lots that don't meet minimum size requirements. Key observations included that many substandard lots are in historic neighborhoods (e.g., Old Town, Del Ray) where the condition is common, not anomalous. Staff noted the current 90% eligibility threshold is strict and may block development unnecessarily. Commissioners discussed making development by-right if bulk regulations are met, referring small-scale variance cases to the Board of Zoning Appeals, and correcting attic floor area calculations. A fall 2026 target was set for final recommendations.

Key Outcomes

Item #2 (Consent): Approved 7-0.
Item #3 (Subdivision): Approved 7-0 based on staff report and discussion, with conditions ensuring future development complies with FAR.
Item #4 (SUP #2026-00013): Deferred to the June 2026 planning commission hearing due to a noticing error (letter sent to prior owner). Vote: 6-1.
Item #5 (Old Town Pool Replacement): Approved 7-0 for recommendation to City Council.
Item #6 (Beekeeping ZTA): Deferred indefinitely 7-0; staff to conduct further community engagement and reconsider the regulatory approach.
Item #7 (Minutes): Approved 7-0.
Staff Direction: Staff will continue research on substandard lot regulations, with a community meeting planned for early summer and a target of fall 2026 for final recommendations to the commission.

Meeting Transcript

And 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 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 raised. Please note comments from the public are limited to three minutes per speaker, except for applicants and their representation. To make your public comment through the Zoom application, please click on the raise hand button located on the Zoom taskbar 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 step up to the podium located at the front of chambers when your name is called and identify yourself by first and last name. The city encourages and welcomes public comment from all residents on planning commission matters. In keeping with that principle and with the principle of inclusiveness, this is a reminder of the shared expectation that the content and tenor of public comments always be civil and respectful. Thank you for honoring those principles. A reminder to all, including commissioners, staff, and speakers in the chambers. Please speak directly into the microphone to ensure all can hear you clearly. And with that, are there any changes to our docket tonight? No, there are not. All right. And Director Stoddard. Yeah, madam chair, if I may, uh, regarding item number four uh scheduled for your docket, uh 404A East Alexandria Avenue, the special use permit application. Uh staff was made aware of a uh noticing error that occurred on this application. Uh of course, with any SUP application, there's ample public notice given in the form of newspaper ads, placarding, uh mailing of letters. Uh in a in this situation, uh, one of the letters that's required to go out actually went to the prior owner of record uh rather than the current owner of record. Uh given that the other forms of advertisement went out, but this one was an error. Uh it's it's certainly fair for the for the planning commission to consider deferring this item until a future meeting uh so that staff can work with the applicant to renoce the application. Thank you for that. Yeah, I'm I'm inclined. Um as much as deferring on technical technicalities is not fun. I'm inclined to recommend deferral or ask that uh my fellow commissioners make a motion to recommend deferral. Um, and this is primarily so that the deliberations that we have are fairly heard by everybody on this case. This is not one of those cases where it's a shoe-win. You know, we have people on both sides who have a lot to say about it. And um I think we are best positioned to have that um be a clean discussion with a clear um recommendation that goes forward to council if we defer. So I'll take a motion on that. We're gonna act on this now and take it off the docket and then we'll go through the docket that we can act on. Yes. Yeah, yeah. If we we agree to defer it, we will do do so now so we can um that that also lets anyone who might be here in the audience tonight for that item go ahead and go home instead of waiting. Um Madam Chairman. Vice Chair Kennedy. I would move to defer docket item number four, special use permit 2026 00013 404A East Alexandria. And I will second that. Great. I have a motion by Vice Chair Hanagan a second by Commissioner Manor on the table. I will ask um Director Stoddard for a small clarification, which could have been the recommendation. Is it staff's opinion that this is just a one-month deferral because we'll just re-notice it correctly to fix the the missing glitch and then do this next month? Uh well, uh uh, so in this case, I don't know that you need to defer to a date certain, but yes, for the public's awareness, we anticipate that we would renoce the item and then it would be heard at the planning commission's June, uh, the first June hearing. Okay, but the motion is fine then as as it stands. Yeah, just as a general deferral. All right, terrific. And with that, a motion on the table and seconded. All those in favor, please say aye.

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