Alexandria Planning Commission Public Hearing – June 22, 2026

The Alexandria Planning Commission held a public hearing on June 22, 2026, at 7:00 PM in the City Council Chambers. The meeting covered two consent calendar subdivision requests, a deferred right-of-way vacation, a special use permit for an office-to-residential conversion, and a highly contested five-year extension for an asphalt plant. The commission voted 6-0 to recommend denial of the asphalt plant extension, approved the other items, and deferred one item at the applicant's request. The meeting adjourned at 9:33 PM.

Consent Calendar

• Subdivision #2026-00008 (311 Clifford Avenue): Approved unanimously (6-0) on the consent calendar to re-subdivide three existing lots into two lots in the R-2-5 zone.

Public Comments & Testimony

Subdivision #2026-00005 (114 East Raymond Avenue)

• Barbara Fox (neighbor): Opposed the subdivision. Argued the existing 1920s Dutch Colonial home should not be demolished and that a duplex would worsen parking, increase impervious surface, and harm neighborhood character. Stated that parking on Raymond Avenue is already "abysmal" and that new curb cuts would reduce on-street spaces.

Special Use Permit #2026-00019 (1010 & 1020 Princess Street)

• Dino Drudy (President, West Old Town Citizens Association): Stated the association conducted extensive due diligence. Noted that the reduction from 11 to 4 units made the association "much more predisposed" toward the project. Criticized the city's decision to end special briefings to the Federation of Civic Associations, which complicated their review.
• Duncan Blair (Attorney for applicant, Old Creek Homes): Supported the project. Explained that the original plan for 11 units required too much infrastructure and that the revised 4-unit design better suits the neighborhood. Emphasized that the BAR will review exterior details.

Special Use Permit #2026-00018 (5601 Courtney Avenue – Asphalt Plant Extension)

• Richard Greenberg (Principal, Green Hill Capital): Opposed the extension. Stated that his company owns 23 adjacent acres, has made two written offers to purchase the property that went unanswered, and that the plant's presence blocks redevelopment of their site. Called for a clean shutdown.
• Martin Minnes (Cameron Station resident): Opposed. Said the city is "letting Virginia paving off the hook" and that the 2019 SUP was meant to be final. Recommended a maximum one-year extension.
• Hernando Garzon (Economist, Cameron Station resident): Opposed. Argued the system of incentives is flawed and that the plant should have been relocated as urban growth occurred. Questioned what penalties exist for SUP violations.
• Joyce Sullivan (Cameron Station condo owner): Opposed. Described noxious asphalt smells preventing her from opening windows or enjoying her balcony less than a football field away. Expressed no faith that another five years would lead to closure.
• Mindy Lyle (Cameron Station resident, former chair of Eisenhower West Small Area Plan Advisory Group): Opposed. Noted that the plant is in total compliance with the SUP but that conditions requiring a closure plan and notification of interest were never met. Suggested a one-year extension and immediate rezoning to mixed-use to prevent a by-right industrial use.
• Dell Pepper (Former City Council member): Opposed. Stated that when Council voted for the 2019 extension, they intended it to be final. Argued that the economy is improving and that development is already occurring nearby. Concluded "enough is enough."
• Ken Wire (Attorney for Virginia Paving Company): Supported the five-year extension. Highlighted $2 million in proposed improvements (new bag filter, door upgrades, better buffer, Courtney Avenue improvements). Noted no violations in seven years and that the city remains a major customer. Argued that the redevelopment environment has not changed since 2019.

Discussion Items

Subdivision #2026-00005 (114 East Raymond Avenue)

• Staff confirmed that the lot is consistent with the character of the block and that there is no historic district designation to prevent demolition. Commissioners noted that a subdivision approval only evaluates lot dimensions, not the fate of the existing structure. Some expressed sympathy for the neighbor's concerns but found no basis to deny the application. Approved 6-0.

Special Use Permit #2026-00019 (1010 Princess Street – Office-to-Residential Conversion)

• Staff presented the proposal to convert a vacant office building into four townhouse-style units with rooftop open space. The applicant voluntarily reduced from 11 units after staff raised concerns about open space adequacy. The project includes a $12,000 contribution to the Housing Trust Fund and conditions for a noise study. Commissioners discussed the trade-off between more units (potentially more affordable) and better open space, but found the 4-unit plan acceptable. Approved 6-0.

Special Use Permit #2026-00018 (Asphalt Plant Extension)

• Staff recommended approval with a five-year extension, citing compliance history, lack of redevelopment progress, and the need for a transition period. They proposed conditions including reduced production caps (600,000 tons/year), a closure plan two years before sunset, and roadway improvements.
• Commissioners expressed strong opposition to a five-year extension. Vice Chair Koenig noted that the 2019 SUP set a clear expectation of closure by 2027 and that the site's continued operation discourages redevelopment. Commissioner Ramirez pointed out that the plant has had seven years to prepare and that the city's environmental goals conflict with the use. Chair Lennihan questioned whether a one-year extension could be structured with a meaningful decommissioning plan, but the applicant declined to negotiate conditions on the fly.
• After discussion, the commission voted 6-0 to recommend denial of the extension.
• The commission also discussed the possibility of initiating a rezoning for the property but took no formal action. Director Stoddard noted that a rezoning would require a separate public hearing and coordination with City Council.

Key Outcomes

• Subdivision #2026-00005 (114 East Raymond Avenue): Approved (6-0).
• Subdivision #2026-00008 (311 Clifford Avenue): Approved on consent calendar (6-0).
• Vacation #2026-00001 (Ramsey Street and East Alexandria Avenue): Deferred at applicant's request (6-0).
• Special Use Permit #2026-00019 (1010 Princess Street conversion): Recommended approval (6-0).
• Special Use Permit #2026-00018 (Asphalt plant extension): Recommended denial (6-0). City Council will consider this item on July 1, 2026.
• Minutes from June 2, 2026: Approved (6-0).
• Next regular meeting: Scheduled for September 2026 after summer recess.