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Planning commission backs parking reduction for 1625 Prince Street office‑to‑residential conversion
Summary
The Alexandria Planning Commission voted 7–0 to recommend approval of a special use permit allowing a parking reduction to convert an office at 1625 Prince St into 45 residential units, citing transit access and floodplain constraints that make required on‑site parking infeasible.
The Alexandria Planning Commission recommended approval on Nov. 6 of a special use permit allowing a parking reduction at 1625 Prince Street to convert an existing office building into 45 residential units and retain ground‑floor commercial space. Vice Chair Koenig moved the recommendation; the commission voted 7–0.
Staff planner Sam Shelby told commissioners the site cannot meet on‑site parking requirements because one garage level sits below the base flood elevation and “is therefore not permitted to be used for residential parking,” so the applicant proposes 15 at‑grade spaces and requests a 26‑space reduction. Shelby also noted the building’s proximity to the King Street Metro Station and nearby retail, grocery and multimodal options as reasons staff concluded spillover impacts would be limited.
Neighbor Mark McNutt urged the commission to deny the request, saying longtime residents and nearby stakeholders already absorbed earlier parking concessions for the adjacent hotel and expressing concern about future conversions. “This is excessive, and will cause problems,” McNutt said during public comment, urging the commission to weigh community fit and cumulative impacts.
Applicant counsel Bob Brandt said the condominium unit currently has 87 parking spaces but only 15 are above the base flood elevation and available for residential use under the floodplain ordinance. Brandt said the property would manage its 15 usable spaces for tenants on a first‑come, first‑serve basis and would refer residents to nearby monthly parking garages when those spaces are full.
Commission discussion focused on precedent for office‑to‑residential conversions, what spaces can legally be allocated for residential use, and how marketing and tenant selection affect parking demand. Several commissioners said they were comfortable supporting the reduction because of the site’s transit access and staff’s recommendation.
The commission’s recommendation will go to City Council for final action. The staff report noted the applicant also offered a voluntary contribution of $75,960 to the city’s housing trust fund as part of the SUP application.
