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.