Duke Street Land Use Plan Sixth Community Meeting - June 1, 2026

On June 1, 2026, at 7:12 PM, the City of Alexandria held the sixth community meeting for the Duke Street Land Use Plan (DSLUP) at Patrick Henry Recreation Center. The meeting focused on housing strategy and community health, with presentations from the Office of Housing, the Health Department, and planning staff. Approximately 11,000 housing units exist along the corridor, with a 60% renter / 40% owner split and a high concentration of market-affordable units. The meeting also included a student work showcase from local classes. No votes were taken; next steps include a June 29 meeting on transportation, mobility, parks, and sustainability.

Housing Strategy and Housing 2040

• Tamara Yovovic (Office of Housing) presented the Housing 2040 plan, which is in final stages and goes to Planning Commission on June 7 and City Council on June 13. The plan sets 10 goals for the next 15 years, including expanding committed affordable rental housing, supporting aging Alexandrians, and improving housing quality.
• Andra Schmidt provided housing data: Duke Street has over 11,000 units, about 3,300 market-affordable (naturally occurring) units—nearly half of the city’s total. Rent escalation has been steady but outpacing income growth, disproportionately impacting the area.
• Melissa Sims outlined guiding principles: increase housing supply and diversity, expand committed affordable opportunities, improve quality and stability, and prioritize anti-displacement and preservation.
• Land use themes: "Affordability and Growth Areas" (including Fox Chase with 2,100 units and Mason at Van Dorn with 1,200 units) and "Opportunity Areas" (vacant commercial sites for mixed-use redevelopment). Staff emphasized pairing preservation with density to avoid displacement.
• Jeff Farmer (Planning and Zoning) noted that bonus density for affordable housing (above the usual 30% threshold) is being considered for the corridor, similar to the Alexander West plan.

Community Health and Built Environment

• Natalie Tallis (Alexandria Health Department) presented findings from a community health assessment: mental health was the top concern citywide, and the Landmark Van Dorn area has higher rates of chronic diseases, fewer trees, and extreme heat. A coalition of residents selected three priorities: youth opportunities outside school, community safety and violence prevention, and green space/recreation.
• Kevin Kask explained how the DSLUP addresses health through the built environment: reducing surface parking, adding open space, expanding tree canopy, improving streetscapes, and enhancing pedestrian/bicycle infrastructure. Health is a cross-cutting issue in the plan.

Q&A and Discussion

• Small business preservation: Jeff Farmer explained the plan avoids adding density in existing small business areas to keep rents affordable; the city has engaged over 75 businesses.
• Updates on Fox Chase and Mason at Van Dorn: Staff are still in discussions with owners; more information expected in the coming months.
• Charging for parking to disincentivize driving: Not proposed; instead, the plan focuses on improving transit, safety, and biking.
• City-owned land ("city campus"): Some housing may be added near Wheeler, but functional city operations must remain.
• Single-family upzoning: Any changes would be citywide, not per corridor.
• Tree canopy and heat mitigation: The Urban Forestry Master Plan update is forthcoming; current plan pursues street trees, private property tree planting (with owner consent), and shade from bus shelters.
• Connection to Van Dorn Metro: Improved transit and walking/biking connectivity via the Duke Street transitway.
• Housing targets for Housing 2040: To be set in second half of 2026 using need analysis, resources, and feedback from the Alexandria Housing Affordability Advisory Committee.

Key Outcomes

• No formal votes or decisions were taken.
• The next community meeting is scheduled for Monday, June 29, 2026, at 6:30 PM (location TBD, likely on the western end of the corridor). Topic: transportation, mobility, parks, open space, and sustainability.
• Draft plan recommendations will be released on July 15, 2026, followed by a review period and a September community meeting for the full draft plan.
• The DSLUP is targeted for Planning Commission and City Council public hearings in December 2026.
• The Duke Street Passport Program (launched May 2026) continues through September, offering prizes for visiting local businesses.
• Housing 2040 goes to Planning Commission on June 7 and City Council on June 13, 2026.