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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Alexandria Planning Commission Public Hearing - September 1, 2026

Public Meetings — Tuesday, September 1, 2026

BodyAlexandria, Virginia

SessionPublic Meetings

DateTuesday, September 1, 2026

StatusFILED

Video Record

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Transcript — Verbatim

0:10

All right, here we go.

0:15

Good evening.

0:16

Welcome to the September 1st, 2026 Planning Commission Public Hearing.

0:21

I'm Melissa McMahon, Chair of the Alexandria Planning Commission.

0:24

Vice Chair Canig is absent tonight.

0:27

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

0:31

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

0:51

Jacobs, who has her hand raised.

0:53

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

0:59

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

1:10

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.

1:22

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.

1:31

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

1:36

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.

1:47

Thank you for honoring those principles.

1:50

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

1:54

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

1:59

And with that, Ms.

2:00

Jacobs, do we have any changes to the docket tonight?

2:04

Yes, docket item number four.

2:06

Uh the applicant has requested a deferral.

2:10

All right.

2:11

I'll take a motion for a deferral of docket item four.

2:16

So move.

2:19

Motion to that's fine.

2:21

I have a motion to defer docket item four.

2:23

Do I have a second?

2:25

Um I have a motion by uh Commissioner Dubay and a second by Commissioner Manor.

2:29

All those in favor, please say aye.

2:32

Aye.

2:32

Opposed?

2:34

Motion carries six zero.

2:38

And that brings us to our consent calendar.

2:42

Are there any uh let's see, anyone would anyone on the commission like to pull an item from consent tonight?

2:51

And if not, do we have any public comments on items from consent?

2:55

Yes, madam chair.

2:56

We have public speakers for docket item number two, nineteen thirteen Mount Vernon Avenue.

3:01

All right, so we're pulling docket item two from the consent calendar, and that leaves docket item three on the consent calendar.

3:09

I'm sorry.

3:10

Uh if you could hold just one moment, let me just double check.

3:14

I think we were we might have been expecting a public speaker on one East Custis.

3:20

No, I just have the attorney for docket item three.

3:23

Okay.

3:24

So okay, just docket item, just docket item number two.

3:27

Okay.

3:33

Yes, but the condition would be out of the date.

3:39

Is that docket item two?

3:40

So it's only docket item number two to remove from consent.

3:44

Okay, great.

3:45

All right, so I will take a motion to approve the consent calendar, which remains only docket item three, one East Custis Avenue.

3:55

Motion to approve the consent calendar, docket item number three, one East Custis Avenue.

4:00

All right.

4:02

All right, I have a motion to recommend approval of the consent calendar from Commissioner Harris and a second from Commissioner Manor.

4:08

All those in favor, please say aye.

4:10

Aye.

4:11

Opposed?

4:12

Motion carries six zero.

4:14

Um, so let's do docket item two.

4:17

Docket item number two, special use permits.

4:21

2026, 0024, 1913, Mount Vernon Avenue, public hearing and consideration of a request for a special use permit for outdoor live entertainment with a modification to locate the entertainment stage in the vision clearance properties zone CL commercial zone, commercial low.

Discussion Breakdown — Share of Meeting

Planning And Zoning█████████████████████████████████████████████49%

Affordable Housing█████████████14%

Procedural████████████13%

Transportation Safety████4%

Community Engagement███3%

Public Engagement███3%

Water And Wastewater Management███3%

Noise Ordinance Enforcement██2%

Environmental Protection██2%

Summary of Proceedings

Alexandria Planning Commission Public Hearing - September 1, 2026

The Alexandria Planning Commission met on September 1, 2026, at 7:00 PM in the City Council Chambers at the Del Pepper Community Resource Center. Vice Chair Koenig was absent. The meeting included a consent calendar, a deferral request, a discussion item on proposed zoning text amendments, and public hearings on four development applications. The commission voted unanimously (6-0) on all actions, including approvals and a deferral.

Consent Calendar

Special Use Permit #2026-00032 (1 East Custis Avenue): Approved unanimously on the consent calendar for redevelopment of a single-unit dwelling on a substandard lot.

Public Comments & Testimony

Item 2 – 1913 Mount Vernon Avenue (SUP #2026-00024): Three speakers addressed the commission. Darlene Duffitt, a 26-year Del Ray resident and member of the Del Ray Citizens Association, spoke in support, citing the applicant's positive impact on the neighborhood. Danielle Roth of Potomac Yard also supported the application, noting the applicant's history of zero noise complaints. Applicant Jason Portlance, owner of Del Ray Farmhouse, emphasized his long-term investment in the community and requested approval without additional burdens.
No public comments were made on other items.

Discussion Items

Item 5 – Proposed Zoning Text Amendment for Affordable Housing on Tax-Exempt Properties and Administrative Site Plans: Staff presented a discussion item regarding the implementation of Virginia's "Yes in God's Backyard" (YIGBY) legislation, which requires a streamlined by-right approval process for affordable housing projects on land owned by tax-exempt nonprofits or religious organizations for at least five years. Key provisions include a minimum of 60% affordable units (30-year commitment, up to 80% AMI rental or 120% AMI ownership), contextual height and density limits based on the tallest building within 500 feet, and a new administrative site plan review process without public hearings. Staff is considering additional requirements such as a 25% open space minimum, city-initiated noticing (e.g., placarding), and raising the threshold for site plan review from 2 to 4 dwelling units to align with recent zoning changes. Commissioners questioned density comparisons, appeal rights (only the applicant may appeal a denial), and applicability of green building standards. Staff noted that projects must meet all zoning requirements without modifications to qualify for the administrative process. The final text amendment is anticipated in November 2026.

Key Outcomes

Item 2 – SUP #2026-00024 (1913 Mount Vernon Avenue): Approved 6-0 with staff's recommended conditions, but striking conditions 5, 11, and 12 (requiring a sound management plan, an in-house sound system with a noise governor, and a prohibition on sidewalk congregation). The motion was made by Commissioner Dubé and seconded by Commissioner Lennihan.
Item 4 – Vacation #2026-00001 (Ramsey Street and East Alexandria Avenue): Deferred 6-0 at the applicant's request.
Item 6 – SUP #2026-00022 (911 C & D Pendleton Street): Approved 6-0 for conversion of a nonresidential building to residential use with yard and open space reductions and a lot without frontage.
Item 7 – Subdivision #2026-00006 & Development Site Plan #2026-00003 (415 North Alfred Street): Approved 6-0 separately (subdivision first, then site plan) with modifications to allow paved area for parking access and a reduced lot width. Conditions included posting no-parking signage in driveways.
Item 8 – DSUP #2026-10007 (724, 726, 728 North Patrick Street): Approved 6-0 for a cluster development of five townhouses with open space and streetscape improvements.
Fiscal Year 2026 Planning Commission Annual Report: Approved 6-0 with an amendment to add a section on the Green Building Plan adopted in January 2026.
Minutes of June 22, 2026: Approved 6-0 as submitted.
Adjournment: The meeting was adjourned at 7:14 PM according to the minutes, but the transcript indicates adjournment occurred at 9:14 PM; this discrepancy is noted.

Meeting Transcript

All right, here we go. Good evening. Welcome to the September 1st, 2026 Planning Commission Public Hearing. I'm Melissa McMahon, Chair of the Alexandria Planning Commission. Vice Chair Canig is absent tonight. 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 the 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 task bar 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 comments 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, Ms. Jacobs, do we have any changes to the docket tonight? Yes, docket item number four. Uh the applicant has requested a deferral. All right. I'll take a motion for a deferral of docket item four. So move. Motion to that's fine. I have a motion to defer docket item four. Do I have a second? Um I have a motion by uh Commissioner Dubay and a second by Commissioner Manor. All those in favor, please say aye. Aye. Opposed? Motion carries six zero. And that brings us to our consent calendar. Are there any uh let's see, anyone would anyone on the commission like to pull an item from consent tonight? And if not, do we have any public comments on items from consent? Yes, madam chair. We have public speakers for docket item number two, nineteen thirteen Mount Vernon Avenue. All right, so we're pulling docket item two from the consent calendar, and that leaves docket item three on the consent calendar. I'm sorry. Uh if you could hold just one moment, let me just double check. I think we were we might have been expecting a public speaker on one East Custis. No, I just have the attorney for docket item three. Okay. So okay, just docket item, just docket item number two. Okay. Yes, but the condition would be out of the date. Is that docket item two? So it's only docket item number two to remove from consent. Okay, great. All right, so I will take a motion to approve the consent calendar, which remains only docket item three, one East Custis Avenue.

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Alexandria Planning Commission Public Hearing - September 1, 2026

Consent Calendar

Special Use Permit #2026-00032 (1 East Custis Avenue): Approved unanimously on the consent calendar for redevelopment of a single-unit dwelling on a substandard lot.

Public Comments & Testimony

Item 2 – 1913 Mount Vernon Avenue (SUP #2026-00024): Three speakers addressed the commission. Darlene Duffitt, a 26-year Del Ray resident and member of the Del Ray Citizens Association, spoke in support, citing the applicant's positive impact on the neighborhood. Danielle Roth of Potomac Yard also supported the application, noting the applicant's history of zero noise complaints. Applicant Jason Portlance, owner of Del Ray Farmhouse, emphasized his long-term investment in the community and requested approval without additional burdens.

No public comments were made on other items.

Discussion Items

Item 5 – Proposed Zoning Text Amendment for Affordable Housing on Tax-Exempt Properties and Administrative Site Plans: Staff presented a discussion item regarding the implementation of Virginia's "Yes in God's Backyard" (YIGBY) legislation, which requires a streamlined by-right approval process for affordable housing projects on land owned by tax-exempt nonprofits or religious organizations for at least five years. Key provisions include a minimum of 60% affordable units (30-year commitment, up to 80% AMI rental or 120% AMI ownership), contextual height and density limits based on the tallest building within 500 feet, and a new administrative site plan review process without public hearings. Staff is considering additional requirements such as a 25% open space minimum, city-initiated noticing (e.g., placarding), and raising the threshold for site plan review from 2 to 4 dwelling units to align with recent zoning changes. Commissioners questioned density comparisons, appeal rights (only the applicant may appeal a denial), and applicability of green building standards. Staff noted that projects must meet all zoning requirements without modifications to qualify for the administrative process. The final text amendment is anticipated in November 2026.

Key Outcomes

Item 2 – SUP #2026-00024 (1913 Mount Vernon Avenue): Approved 6-0 with staff's recommended conditions, but striking conditions 5, 11, and 12 (requiring a sound management plan, an in-house sound system with a noise governor, and a prohibition on sidewalk congregation). The motion was made by Commissioner Dubé and seconded by Commissioner Lennihan.

Item 4 – Vacation #2026-00001 (Ramsey Street and East Alexandria Avenue): Deferred 6-0 at the applicant's request.

Item 6 – SUP #2026-00022 (911 C & D Pendleton Street): Approved 6-0 for conversion of a nonresidential building to residential use with yard and open space reductions and a lot without frontage.

Item 7 – Subdivision #2026-00006 & Development Site Plan #2026-00003 (415 North Alfred Street): Approved 6-0 separately (subdivision first, then site plan) with modifications to allow paved area for parking access and a reduced lot width. Conditions included posting no-parking signage in driveways.

Item 8 – DSUP #2026-10007 (724, 726, 728 North Patrick Street): Approved 6-0 for a cluster development of five townhouses with open space and streetscape improvements.

Fiscal Year 2026 Planning Commission Annual Report: Approved 6-0 with an amendment to add a section on the Green Building Plan adopted in January 2026.

Minutes of June 22, 2026: Approved 6-0 as submitted.

Adjournment: The meeting was adjourned at 7:14 PM according to the minutes, but the transcript indicates adjournment occurred at 9:14 PM; this discrepancy is noted.

Meeting Transcript