Development Brief: Wednesday, November 5
Real estate, construction, planning, and zoning in Alexandria
Good morning, Alexandria.
Welcome to the first Development Brief—your guide to real estate, construction, planning, and zoning in Alexandria.
Published twice weekly, the Development Brief covers new projects, development proposals, planning decisions, and how development shapes Alexandria’s neighborhoods.
Here’s what’s happening in Alexandria development this week.
1️⃣ Board of Architectural Review
The Alexandria Board of Architectural Review will meet today at 7 p.m. in City Hall Council Chambers to review alteration requests for properties in the city’s historic districts.
The board will consider seven alteration requests requiring public hearings, including:
City-requested changes at 301 King St. and 108 N. Fairfax St. (unfinished business from a previous meeting)
Alterations at five residential properties ranging from 229 N. Alfred St. to 415 N. Peyton St.
Alterations and new signage at 111 N. Pitt St.
The board will also review preliminary design concepts for 333 N. Fairfax St.
Staff already approved 18 routine maintenance requests administratively, including roof, window, and door replacements at properties throughout the historic districts.
2️⃣ Planning Commission
The Alexandria Planning Commission will consider on Thursday whether to allow more flexibility for developers in South Potomac Yard’s remaining vacant blocks.
The commission will review three amendments affecting 33 acres in Potomac Yard’s Landbays G and H: a Master Plan change, zoning text amendment, and development district concept plan revision. The amendments would shift more than 1 million square feet from office to residential use and create 330,000 square feet of flexible density that could accommodate any mix of uses without future Master Plan amendments.
The changes would enable three projects—432 market-rate apartments with retail, 88 committed affordable units, and 120 townhouses—on sites adjacent to the Potomac Yard Metro station. City staff recommend going beyond what MTV Holdco, the applicant, requested.
The commission will also consider Bozzuto Development’s 402-unit apartment building at 4880 Mark Center Drive.
The commission will also hear:
SUP No. 2025-00041 - 1625 Prince St.: Parking reduction at an existing Old Town building.
SUP No. 2025-00042 - 1000 Cameron St.: La Pluma restaurant seeking to amend existing permit to add additional outdoor seating and expand its hours.
3️⃣ Office Vacancy
Alexandria’s commercial office vacancy rate climbed to 21.1% in the second quarter of 2025, but city officials say an aggressive office-to-residential conversion strategy has significantly slowed the decline in commercial property values.
Commercial property assessments improved from a negative 4% decline to less than negative 1%, a shift City Manager James Parajon attributed to City Council policies encouraging conversions and business retention efforts during Saturday’s budget retreat.
“If you’ll notice, we’ve slowed the trend downward,” Parajon said. “If you look at the 24, which was that negative 4%, which really had a tempering of our revenue stream, but with some of the actions council has directed us, that has chipped away a little bit down to less than 1%. That’s a measurable change.”
Morgan Routt, director of management and budget, said the vacancy rate of 21.1% compared with about 15.5% the previous year represents ongoing challenges in the commercial market.
4️⃣ Housing Affordability
The Alexandria Housing Affordability Advisory Committee (AHAAC) is meeting on Thursday to review and vote on two major affordable housing projects. The primary agenda items include consideration of the Potomac Yard Landbay G-G Affordable Housing Plan and the Olde Towne West Relocation and Affordable Housing Plan.
The Potomac Yard project is an 88-unit, entirely affordable development being developed by Wesley Housing on land donated by JBG Smith. The building will serve households earning 30-80% of Area Median Income, with units averaging under 60% AMI. No City funding is anticipated, as the project will utilize 9% Low Income Housing Tax Credits. The Olde Towne West project involves redeveloping 34 existing affordable units at 598 S. Alfred Street into a 145-unit building in partnership between Alfred Street Baptist Church and The Community Builders. This project will maintain all 34 Project-Based Voucher units while adding units affordable at 50-60% AMI, with a comprehensive relocation plan for current residents during the 18-24 month construction period.
The committee will also discuss FY2027 budget priorities, receive updates on the implementation of the Housing Master Plan, and hear reports from ARHA and Housing Alexandria. According to the October minutes, the committee has been actively engaged in reviewing multiple development projects and advocating for clarity on affordable housing policies, particularly regarding base density calculations that affect voluntary monetary contributions.
See the docket and supporting documents here.
5️⃣ 600 Block Columbus Street Open House
The City of Alexandria is hosting a pre-construction community meeting on Thursday from 7-8 p.m. at Charles Houston Recreation Center to discuss the 600 Block of North Columbus Street Sewer Separation Project.
The meeting will be held in person at 901 Wythe Street, with a virtual attendance option available via Zoom for those who are unable to attend in person. Registration is required for virtual participants to receive the meeting link and passcode.
The sewer separation project represents infrastructure work planned for the 600 block of North Columbus Street. Project team members will be available to discuss construction plans, work hours, road closures, parking restrictions, and other relevant details, as well as address questions from the community.
Read more about the project and register for the Zoom link here.
This Week
Wednesday, Nov. 5 at 7 p.m.: Board of Architectural Review Public Hearing
Thursday, Nov. 6 at 7 p.m.: Planning Commission Public Hearing
Thursday, Nov. 6 at 7 p.m.: Housing Affordability Advisory Committee
Thursday, Nov. 6 at 7 p.m.: 600 Block Columbus Street Open House
The flexibility provisions for Potomac Yard sound like they could really stremaline development there. Converting office space to residential with that kind of density seems smart given current market demands. Will be interesting to see if the commission goes with the staff recommendation or sticks with the applicant's proposal.