Alexandria East Side Planning Community Meeting – June 1, 2026

This was the sixth community meeting for the East Side planning effort along the Duke Street corridor from Union Station. City staff from the Office of Housing, Planning and Zoning, and community health presented updates on housing affordability, community health, and land use strategies. The meeting included bilingual presentations (Spanish and English) and a question-and-answer session with attendees online and in person.

Public Comments & Testimony

• Attendees asked about ways to support small businesses along Duke Street while preserving existing housing and developing new affordable housing. Jeff Farner (Planning and Zoning) noted the challenge of balancing reconstruction costs and density, and encouraged early engagement with property owners.
• A question was raised about charging drivers for parking on Duke Street to reduce incentives. Staff responded that parking policies are a council priority and part of ongoing discussions.
• In response to a question about city-owned property (1500 campus), staff explained that the site is used for functional city operations (e.g., trucks, police facilities) but opportunities for mixed-income housing and compatible uses are being considered.
• A question about why the plan does not assume more single-family housing was answered by noting that density is a key tool and that zoning changes are part of a longer process, including a potential Phase 2 for citywide changes.
• Attendees asked about heat mitigation studies in the corridor. Staff acknowledged that the area is very hot and treeless, and that the plan will increase tree canopy and shade through redevelopment requirements and open space improvements.
• A question about connecting Duke Street to Bandon Metro was addressed by stating that the transportation department is designing transit improvements, including better bike and bus connectivity.
• Regarding affordability and density bonuses, staff confirmed that they are considering options to increase the percentage of committed affordable units through bonus density tools.
• A question about the most effective heat mitigation measures led to discussion of shade, bus shelters, and tree planting, with staff noting that these are relatively low-cost interventions.
• A question about high-density residential areas and supporting small businesses was answered by noting that the city cannot regulate retail backfill but can incentivize space for shops.
• One attendee mentioned an estimate of 300,000 housing units needed regionally; staff discussed the challenge of supply and demand affecting rents.
• A question about how the Housing 2040 plan informs the corridor plan was answered by explaining that the city is conducting a needs assessment, looking at expiring subsidies, income trends, and available resources (federal, state, private) to maximize regulatory tools like density bonuses.

Discussion Items

• Tamara Yovovich (Office of Housing) presented an overview of housing strategies, including the Housing 2040 plan, focusing on preserving existing affordable units, expanding housing types, and using density as a tool for growth and affordability. She highlighted that 3,300 units are below 60% of area median income and 2,000 units are between 61-80% AMI, with concentrations in the eastern part of the corridor (Foxy, Lisbandon).
• Natalie (community health) discussed health disparities in the corridor, noting that the area is one of the hottest in Alexandria, with higher rates of emergency room visits for preventable conditions. She emphasized the need for walkable neighborhoods, green spaces, and shade to improve health outcomes.
• Kevin (planning) tied health to land use and open space, stressing that the plan should prioritize shade, tree canopy, and safe routes for walking and biking.
• Jeff Farner addressed questions on zoning, density, and small business support, reiterating that the city is working with property owners and considering future zoning changes.
• Staff noted that a social pinpoint map is available for community input, and that private open space is also important for residents.

Key Outcomes

• No formal votes were taken. The meeting was a community engagement session to gather input on the draft plan.
• Next steps include: additional community appearances at stores and events; a final community meeting on June 29 (topic: transportation, mobility, sustainability, and open space); a draft plan release expected by July 15, 2026; a community meeting on July 15 to review the draft; and a final plan adoption targeted for September 2026, with a 30-day public comment period in December.
• Staff encouraged attendees to provide feedback via email (the project email was shared) and through a business engagement initiative ("Duke Street Business Initiative") with 19 businesses registered, offering a $100 raffle for participation.
• The project website and informational flyers were available for further details.