[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6318062,"mediaKeyId","2368105-e4eeb85b37867824abfe370f751a8f96","parentId",2368105,"title","Commission reviews draft two‑year long‑range planning work program; flood resilience, Duke Street and housing updates highlighted","audioSeconds",8475,"startMs",1494000,"endMs",9969000,"viewUrl","/Search/View?dp=1&key=2368105-e4eeb85b37867824abfe370f751a8f96&start=1494&end=9969","thumbnailUrl","https://assets.pipeline.soar.com/2368105-e4eeb85b37867824abfe370f751a8f96/thumbnail_1494000.jpg","articleUrl","/articles/6318062/Alexandria-City-Independent/Virginia/Commission-reviews-draft-twoyear-longrange-planning-work-program-flood-resilience-Duke-Street-and-housing-updates-highlighted","mediaUrl","https://secure.pipeline.soar.com/6318062-56b84f27fc350191bed1d931530a64a1/orig.mp4?Expires=1771151368&Signature=UUq70au7Gac9C8gbP4M6Ycks-QrUewsoEqXg~W6ot3tnQimu5VDxS2Mwu-fBwnX2GjUU3XG8sI~GvUhQq9pDIAQ1Ulz3gpvjhTvdeMTLqgS3M5-~xia35TVtzeZqiWwMutgiME6FE-IavIXxR7i2azm1FF6O93PrSvWl5AomxZYYAyNbmSyOQbuBElkrV-dQ3ArN70lgOaUKLqiGiTINih7NWDIQcXofi2O3vzDETmuP-3gwkG6t9BbSHB2fly7y2snKIPgRyitLC3QHMrA0LOx-sLGilgL9VNuLNdApV18MW~-zFqugdVv8ykl0L3eiO1uFbPW4ktPkmhoQ9xgtWw__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Alexandria","date","2025-02-04T00:00:00Z","article","The Alexandria Planning Commission heard an overview Feb. 4 of the two‑year draft long‑range planning interdepartmental work program covering fiscal years 2026 and 2027. Carrie Beach of the Department of Planning and Zoning presented the draft, joined by staff from transportation, stormwater, housing and parks.

The program organizes planned planning and implementation work by department and fiscal year and shows internal work, community engagement and formal adoption steps. Staff said the Duke Street small area plan effort is expected to ramp up in May–June 2025. The green building policy guidelines will be finalized and released for a 30‑day public comment period with advisory group review ahead of public hearings anticipated in June 2025.

Transportation highlights from Christopher Zeman included engineering design for Duke Street Transitway Phase 1 and work on mobility, curbside management and a parking standards update. Zeman also noted planned pedestrian and bicycle access projects around the former Landmark Mall site and an architect-led design for a Landmark Mall transit center.

Jesse Mains, stormwater management division chief, outlined Flood Action Alexandria efforts and a new flood resilience plan focused on pluvial (urban) flooding and climate change impacts. The plan will include modeling, infrastructure risk analysis, a public engagement program and potential ordinance changes to strengthen protections. Mains also described the Chesapeake Bay TMDL Phase 3 action plan, which staff submitted to the Virginia Department of Environmental Quality, and Oronoco Outfall remediation work under a recent consent decree, including upland remediation, pipe rehabilitation, sediment testing and funding to deploy freshwater mussels in the Potomac River.

Housing director Helen McElvaney reported on the Housing 2040 update, which began in September and will deliver a bundle of actionable items by the end of the year and a draft plan in the fall; she described preservation, homeownership tools and a new focus on landlord-tenant matters. She also listed several projects expected to be under construction soon, including Arlandria/Chirilagua cooperative capital improvements and other infill projects.

Recreation, Parks and Cultural Activities staff presented plans to update the Park and Recreation Master Plan, the Urban Forestry Master Plan and the citywide parks improvement plan, and noted projects such as the Eisenhower East park under the Metro tracks and a Cameron Run Regional Park feasibility study.

Public comment included Melissa Kennan, who urged more frequent reviews of small area plans and the city’s vision plan, saying some adopted small area plans no longer reflect market realities. Commissioners raised concerns about the waterfront flood mitigation approach, with at least one commissioner urging a stronger exploration of passive, nature‑based solutions and asking that the city consider alternatives to the heavily engineered pump‑station approach. Staff agreed to provide follow-up information on sea level rise and the RiverRenew schedule; staff said RiverRenew’s commissioning is expected in 2026 with some operational phases extending into 2027.

The public hearing for the work program was closed by motion and the commission discussed refinements and scheduling; staff will return with a revised draft for commission and council review after the budget process.","mediaType","Video","parentTitle","Planning Commission 2025-02-04","oneSentenceSummary","Planning staff presented a draft two‑year long‑range planning interdepartmental work program covering FY2026–FY2027 that schedules major planning and implementation efforts across departments, including the Duke Street plan, flood resilience planning, green building policy finalization and the Housing 2040 update.","taxTitle","Alexandria City (Independent), Virginia","taxId",5798,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6318065,"Planning commission approves Clarence Estates plan for six homes in Seminary Hill, citing invasive species removal",856,595000,1451000,"/Search/View?dp=1&key=2368105-e4eeb85b37867824abfe370f751a8f96&start=595&end=1451","https://assets.pipeline.soar.com/2368105-e4eeb85b37867824abfe370f751a8f96/thumbnail_595000.jpg","/articles/6318065/Alexandria-City-Independent/Virginia/Planning-commission-approves-Clarence-Estates-plan-for-six-homes-in-Seminary-Hill-citing-invasive-species-removal","https://secure.pipeline.soar.com/6318065-8bdbbd8b9829f1a7cf61c54e68023438/orig.mp4?Expires=1771151368&Signature=Mja9oymq5uHjVWxxUnSa4wbILefngSE2SZh6iT3OHwR9uoRYDs5LAlwJY1MvWEfwvWEaopymQucQpGdnVBITI8bvfiIL8YBwPLvQ3RvjBc8yp2lh8tsifcA~KuVY8~rt5lQhD2dWV8Pk9uR3jwUiBI4C4TBNMwJy-zvBBXMc66KbwJONBuVGPTf6F4PXKSaux6KiLcwglqJ-MfRS879~y29MiXYB7Pcz3mqZOieLKbiGsact7rD22Xp3hFUb26y4Sys2NjNQFSd5TqdSeKkZi96l4N5SqNb-A1fLJVBR~MqOnBkUZpRQvdCZnStMCBkrIfUW3wBOXNKcobqDydjytw__&Key-Pair-Id=KUT5TJCACFTXG","The Alexandria Planning Commission on Feb. 4 voted 7-0 to recommend approval of a development site plan and subdivision to create six detached homes at 1 and 2 North Clarence Street, and found a proposed partial vacation of North Clarence Street to be consistent with the master plan. Commissioners also recommended that the vacation be folded into the council-level consistency finding.

Planning staff, represented by Jared Alves, said the 4.4-acre site currently has a detached home and several outbuildings and sits on a hill between Trinity Drive and Duke Street. The applicant proposes to demolish the existing buildings, regrade the slope and construct six two‑story homes with basements and attached two‑car garages; some rear elevations would appear three stories due to the slope.

Staff told the commission the project meets the Seminary Hill and Strawberry Hill Small Area Plan’s expectation for incremental infill. Staff recommended approval, noting several community outreach steps (three community meetings and attendance at a Seminary Hill Association meeting), and several project benefits: removal of a large stand of invasive bamboo across the site; more than the required reduction of phosphorus in stormwater runoff; extension and dedication of North Clarence Street with a sidewalk; and a sizable contribution toward the city’s affordable housing trust fund. Staff estimated the homes would generate a net increase of about two students across Douglas MacArthur Elementary and George Washington Middle School.

Neighbors raised concerns about grading, drainage and proximity to existing homes. Keith Meaghan, a resident at the end of Trinity Drive, said he worries the site is not appropriate for multiple homes and that runoff could increase flooding for downhill neighbors. Kathy Puskar, speaking for the applicant, said the applicant adjusted home siting to respond to neighbor concerns and that drainage and stormwater controls were designed to capture runoff and direct it toward the improved Clarence Street right-of-way; she noted several meetings with neighbors and Seminary Hill leadership and said abutting landowners support the proposal.

Commissioners praised the applicant’s outreach and the mitigation measures. Commissioner Brown said the Seminary Hill Civic Association’s lack of opposition reassured him; Commissioner McMahon and others commended removal of invasive bamboo and the applicant’s design modifications to pull homes closer to the cul‑de‑sac to protect the slope and trees.

Motion to approve the development site plan, subdivision and to find the vacation consistent with the master plan was made by Commissioner Brown and seconded by Commissioner Canning; the motion carried 7-0. Staff’s approval recommendation is subject to the conditions listed in the staff report and the street vacation will still require separate City Council action to finalize the right‑of‑way vacation.

Next steps: the Planning Commission’s recommendation will be forwarded to the City Council for action on the street vacation; building permits and final plats will proceed per conditions in the staff report if council and other required approvals follow staff recommendations.","The commission voted 7-0 to recommend approval of a development site plan, subdivision and to find a street vacation consistent with the master plan for a six-home project at 1–2 N. Clarence Street; staff highlighted stormwater improvements and bamboo removal.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6318070,"Planning commission backs short-term rental rules, permit system to curb parties and parking",3045,6369000,9414000,"/Search/View?dp=1&key=2368105-e4eeb85b37867824abfe370f751a8f96&start=6369&end=9414","https://assets.pipeline.soar.com/2368105-e4eeb85b37867824abfe370f751a8f96/thumbnail_6369000.jpg","/articles/6318070/Alexandria-City-Independent/Virginia/Planning-commission-backs-short-term-rental-rules-permit-system-to-curb-parties-and-parking","https://secure.pipeline.soar.com/6318070-7fecb46da9cf80d5028153baa2f253eb/orig.mp4?Expires=1771151368&Signature=boIVJY854igOw3Vg5pr80B39nEmxiH6pZzE7i98sCku5RzPQaPYB0s10emXgMfy0v6B6gcq7AXY3KO7eYDH0ZFtR3AUqBf5TbS4z9CDSv5zm6AqyubhLiM-g1t2sUX6yk1RuHj8Alnne70Cz~ziDD9kOPGM48brjjA1ZjmYl7Vvtk-~OkgQjDMjPYJaxg68lruSi1992LgpjVV349bs4oEsR8QKTK50V0qy8s0AiqUzc77cNIE89Fm4cc0EPJyJLRk~WlmDV9503LZ2Jyj3pazIZ7HcgyzKI5h9VWaVGBT0BmZXJV3E5Wagc-rFqeYYyVOCenvCUtJob38LJ3zlmWw__&Key-Pair-Id=KUT5TJCACFTXG","The Alexandria Planning Commission voted 7-0 on Feb. 4 to recommend a zoning text amendment that would regulate short-term residential rentals and require permits for properties rented more than 10 days per year.

The proposal, presented by Tony Cola of the Department of Planning and Zoning, sets maximum occupancy at two people per bedroom plus two additional guests (capped at 10 people), prohibits events or parties in residential zones that exceed the maximum occupancy, establishes minimum parking requirements, and requires operators to provide a “good neighbor” guide and a local 24/7 contact. Staff also proposed a third-party 24/7 hotline for after-hours complaints and use of the city’s Alex311 system for tracking and enforcement.

Commissioners and staff said the measure is intended to address the most frequent neighbor complaints — noise, trash, parking and so-called party houses — while preserving short-term lodging options. Cola said the city’s data show between about 575 and 735 listings seasonally, representing roughly 0.8% of the city’s roughly 80,300 housing units, and that recent market trends have reduced growth in listings since 2022.

Residents who said they live near short-term rentals urged stricter enforcement. Michael Peckman of the West End submitted photographs showing more than a dozen cars parked on a four-house cul-de-sac and said the property next door has drawn repeated complaints. “Please take away the right to have a rental property” if the operator will not cooperate, Peckman said.

Staff responded that parking enforcement and towing are separate operational responses — and that zoning rules cannot directly police every vehicle associated with a single reservation — but said the proposed occupancy, parking and event restrictions would give the city tools to act. Commissioners also discussed notice to neighbors when permits are filed and asked staff to return with a refined recommendation on the size of the notice area (staff said it will analyze sample blocks and propose a radius before council).

Key rules in the draft amendment include:
- Occupancy: two persons per bedroom plus two extra guests, maximum 10 people per rental.
- Events: prohibited in residential zones when exceeding the maximum occupancy; limited events may be allowed in commercial/mixed-use zones under conditions.
- Parking: minimum 0.75 spaces per bedroom outside Alexandria’s enhanced transit area and 0.25 spaces per bedroom inside; excess parking must be off-site and described in a parking plan submitted with the permit.
- Permit: required for rentals operating more than 10 days per year; application includes operator and local agent contact information, proof of ownership, parking plan, safety certifications and certification that the good neighbor guide will be posted.
- Enforcement: two or more citations for operating without a permit will bar an operator from applying for one for at least one year; repeated violations can lead to permit revocation.

Cola told commissioners platforms such as Airbnb account for the majority of bookings and that platforms generally comply with city requests to remove listings when the city asks. Staff also said it will not publish a public map of short-term rentals because posting exact property locations can create safety risks for guests and operators; however, staff will maintain internal GIS tracking and will share contact information for permitted operators with residents who report problems.

The commission voted first to initiate the text amendment and then, after public comment and discussion, to recommend approval to city council; both votes were 7-0. Staff said, if council approves the amendment, the city plans to launch a permit system and the 24/7 hotline in fall 2025 and will revisit the regulations two years after implementation to consider adjustments.

The commission asked staff to return to the council-level hearing with a clarified neighbor-notice radius and with implementation details for the hotline and Alex311 tracking.","After hours of public comment, the Alexandria Planning Commission unanimously recommended a zoning text amendment that would set occupancy rules, parking minimums, a 24/7 local contact requirement and a permit for short-term residential rentals operating more than 10 days a year.","actionData","errors"]

Article not found

Commission reviews draft two‑year long‑range planning work program; flood resilience, Duke Street and housing updates highlighted

Planning commission approves Clarence Estates plan for six homes in Seminary Hill, citing invasive species removal

Planning commission backs short-term rental rules, permit system to curb parties and parking