Alexandria Master Plan FY 2018 Status of Implementation Report

Above: The Limerick Street Field sits atop of AlexRenew's Nutrient Management Facility. Learn more.

This FY 2018 Status of Implementation Report provides a summary of the year’s implementation and development activities relative to the City’s more recently approved small area plans, as well as projects associated with the implementation of topical chapters of the Master Plan. The report details efforts from June 2017 – June 2018. Each of the highlighted activities contribute to fulfilling the vision of these Plans.

This year, staff created a methodology for assisting with the tracking and reporting of small area plan implementation, which can be regularly updated to provide progress updates. This report describes the effort and includes initial results, which are illustrated in accompanying progress charts.

Alexandria's Growth Crescent

Small Area Plan Implementation Progress Tracking

Over the past year, the Department of Planning and Zoning has developed a process for tracking progress toward development, community and infrastructure goals outlined in Small Area Plans (SAPs).

Staff developed a database to organize this information, which records implementation activity accomplished to date. In some SAPs, implementation goals identify discrete tasks, the progress of which are tracked in the database. Other implementation goals were written to be flexible to accommodate changing conditions over time. Inclusive of these differences, the database is designed to capture the unique nature of each SAP.

Areas of the city respond differently to market conditions over time. The progress shown from the tracking of these implementation goals reflects the relationship between market drivers, city investment, and catalytic projects. For example, minimal real estate development in some SAPs may be balanced by more city investment in transit and infrastructure to prepare for future development. In essence, implementation of SAPs is not a linear process, and is different from one area to another.

Tracking Progress in the Growth Crescent

City Council has adopted several new small area plans in recent years within the growth crescent — areas within the city well served by transit where most development is expected to occur. Starting with SAPs in the growth crescent, staff compiled a list of implementation tasks identified in the plans and organized them into five categories: residential, commercial, open space, infrastructure and community development.

Implementation progress charts for each of these SAPs follow in the succeeding report sections. Each chart indicates progress to date since the Plan’s adoption and assumes implementation of each SAP will take 30 years.


Interior classroom renovation, Ferdinand T. Day Elementary School

Above: Ferdinand T. Day Elementary School Renovation

Implementation Progress Tracking

In the six years since the Beauregard Plan’s adoption in 2012, efforts have been focused on community development and physical infrastructure in the Plan area to attract future real estate investment. The completed infrastructure projects include pedestrian improvements to create a more walkable community, and roadway improvements to reduce traffic congestion. Multiple tasks related to the West End Transitway are currently in progress to expand public transit options. Community development projects have focused on rezoning of redevelopment sites and the initiation of the Beauregard Design Advisory Committee (BDAC). Note: Residential and commercial goals from CDD #21 and CDD #22.

Ferdinand T. Day Elementary School

Alexandria City Public Schools (ACPS) is converting a vacant office building at 1701 N. Beauregard Street into an elementary school. In fall 2018, Ferdinand T. Day Elementary School will open to approximately 640 students, kindergarten through 5th grade and will have a Science, Technology, Engineering and Mathematics focus. The school will include multiple innovative design characteristics, including playspace on the top level of the parking structure adjacent to the school building. The playspace will be fenced-in and include sports courts, playground equipment and a safe and secure bridge for direct access from the school building. The school will also have a multi-purpose space for physical education and interior play. ACPS has approved a gymnasium addition as part of its FY 2019 Adopted Capital Improvement Program.


Above: Illustrative of 1200 N. Henry proposal

Implementation Progress Tracking

Since the 2008 adoptions of the Braddock Metro Neighborhood and Braddock East Master Plans, the City has surpassed expectations in terms of open space development and community development task accomplishment. Residential development is roughly on target and anticipated commercial square footage is primarily located on the WMATA Braddock Metro site, for which there are no current development plans. Based on current and pending applications, the pace of residential development is expected to continue. Note: Tracking is based on the Braddock Metro and Braddock East Master Plans.

1200 N Henry Street

A Preliminary Plan application has been submitted for the redevelopment of this site. The applicant is proposing to develop the property with 115 multifamily units, 11 of which would be committed affordable units for a period of 40 years, 17,000 square feet of retail and 10,000 square feet of day care space in a seven-story mixed-use development. The applicant proposes two levels of underground parking, and publicly accessible ground level open space. If approved, construction is anticipated to begin in fall 2019.

Eisenhower East / Carlyle

Above: Illustrative of Hoffman Blocks 4 and 5 site.

Implementation Progress Tracking

Since plan adoption in 2003, residential and community development within Eisenhower East, which does not include Carlyle, are roughly on track to meet their goals by 2033. To date, the City has focused on infrastructure tasks making it easier to access Eisenhower East from the metro station and the beltway to make the area more attractive to commercial property investors. Note: Square footage estimates are taken from CDD#2.

Hoffman Blocks 4 and 5

A proposal for Hoffman Blocks 4 and 5 was approved by City Council on March 17. In addition to a Wegman’s grocery store, the project will include 129,000 square feet of other retail uses, and up to 720 dwelling units of various types within the 1 million-square-foot project. A public plaza will be an active, flexible public space constructed to accommodate numerous events and functions. Residential amenities and open space will be located on more than 2.6 acres of landscaped roof decks. Surrounding streets and sidewalks will be improved and modified significantly, allowing space for outdoor dining and trees, and improving the experience for all users. The project includes bike share and public art contributions in addition to a $3.4 million affordable housing contribution. Construction is expected to begin in early 2019, and the project is envisioned to provide a much needed retail anchor for Eisenhower East.

Eisenhower West / Landmark Van Dorn

Above: Brandywine Senior Living at Cameron Park

Implementation Progress Tracking

Since the adoption of the Landmark/Van Dorn Corridor Overlay in 2009 and Eisenhower West in 2015, the City has prioritized improvements to streets and bridges, access to the area via public transit and the beltway, and improvements to the sewer system. Ongoing community development tasks such as the Implementation Advisory Group, developer contribution analysis, and identification of future community facility sites will provide developers with additional incentives to invest in this area. Note: Based on the 2015 Eisenhower West adoption year. The chart includes Landmark/Van Dorn tasks between 2009-2015.

Implementation Studies

Implementation of the two small area plans is underway and includes the following studies:

Infrastructure Plan

The plan will include conceptual design of key framework streets, roadway parameters and alignment development, and planning levels costs. The study is anticipated to be complete in fall 2018.

Sanitary Sewer Analysis

The Sanitary Sewer Analysis began in fall 2017 and includes a sewer model of existing and future conditions, sewer capacity constraints and alternatives for addressing capacity constraints. City staff is coordinating with Fairfax County and AlexRenew on the results of this analysis.

Air Quality Modeling Analysis

The Air Quality Modeling Analysis related to the energy-from-waste facility began in February 2017 and is anticipated for completion this fall.

Funding of infrastructure

An analysis is underway that is analyzing cost, phasing and potential funding for the planned infrastructure including the provision of developer contributions.

Old Town North

Above: Illustrative of Crowne Plaza Adaptive Re-Use

Implementation Progress Tracking

Since its adoption last year, Old Town North (OTN) has exceeded expectations in most implementation tracking categories. The rapid progress, including development of residential properties, demonstrates that the residential real estate market in this area is already attractive to investors. The City is encouraging continued market interest with the establishment of the OTN Arts and Cultural District, and by prioritizing open space development, pedestrian and bike improvements and community resources. Note: Recommended land uses in the Old Town North Small Area Plan include some degree of flexibility. Allocation of square footage between residential and commercial in the chart above is based on one anticipated mix consistent with the Plan recommendations.

Old Town North Arts District

The Old Town North Small Area Plan was approved by City Council in June 2017. In April of this year, Council approved one of the Plan’s implementation recommendations to establish an Arts and Cultural District in Old Town North. The new Arts and Cultural District Overlay zoning text amendment outlines the incentives for the creation of arts and cultural spaces within the Old Town North Arts and Cultural District. The text amendment also establishes definitions for ground floor arts and cultural tenant space and an arts and cultural anchor space.

The Virginia Chapter of the American Planning Association has awarded the City of Alexandria with the 2018 Terry Holzheimer Economic Development Award for the establishment of the Old Town North Arts and Cultural District. The Plan prioritizes economic development and placemaking with recommended strategies for a balanced mix of uses, attraction of retail, arts and cultural uses, and creation of affordable housing options across all income levels.

Potomac West

Four Mile Run Park at Dale Street

Implementation Progress Tracking: Combination of Arlandria and Mount Vernon Overlays

The majority of progress in the Potomac West area has taken place in the Arlandria and Mount Vernon Avenue overlay areas. Arlandria and Mount Vernon have exceeded expectations in terms of open space development, infrastructure implementation, and community development implementation. Infrastructure projects have improved roads, pedestrian and bicycle safety, and streetscaping. Note: Progress is based on the Mount Vernon Avenue 2005 adoption year. The chart also includes Arlandria tasks which occurred 2003-2005.

Implementation Progress Tracking: Oakville Triangle Overlay

In the three years since the adoption of the Oakville Triangle/Route 1 Corridor Plan, implementation has focused on bike and pedestrian improvements to the future Potomac Yard Metrorail Station. Development applications for the plan area have been approved, although construction has not yet commenced. The Plan for the Mount Jefferson Park Improvements was approved in 2016 and will be implemented with redevelopment of the Oakville Triangle site.

Arlandria Neighborhood Parks

The Department of Recreation, Parks and Cultural Activities and Rebuilding Together Alexandria have partnered to improve neighborhood parks throughout Alexandria including Hume Springs and Lynhaven. Rebuilding Together was recently awarded design and construction funding improvements for 3550 Commonwealth Avenue and the Dale Street portion of Four Mile Run Park. The projects are being planned and constructed simultaneously.

Quality of Life Walk

Arlandria Quality of Life Walk

Arlandria community members and City staff participated in the annual Arlandria Quality of Life Walk. This year’s route followed the trail in Four Mile Run Park and continued to Mt. Vernon Avenue, Glebe and Russell Roads.

Potomac Yard

Above: Illustrative of the new site of the American Physical Therapy Association.

Implementation Progress Tracking: North Potomac Yard

Since its adoption last year, the City has prioritized infrastructure tasks in North Potomac Yard to make the area more attractive to real estate developers, with a focus on enhancing public transit and pedestrian facilities including the forthcoming Potomac Yard Metrorail Station and the existing Metroway bus rapid transit system.

Preliminary Implementation Progress Tracking: South Potomac Yard

This progress chart is preliminary and is based on summary-level data for South Potomac Yard from staff analysis, rather than on project-level data from the Department’s implementation tracking database. In addition to the real estate development depicted here, the SAP and supporting CDDs may call for open space, infrastructure, or community development tasks; these data will be collected throughout the remainder of 2018 and included in next year’s report.

American Physical Therapy Association

APTA is proposing to construct a new seven story office building. This project would be the second non-residential building in Potomac Yard, abutting the National Industries for the Blind office building, currently under construction. Both of these sites sit across Potomac Avenue from the future Metrorail station. The retention of these two existing organizations in the city and their move to Potomac Yard serve as catalysts to support retail and other non-residential uses in the Town Center area. The APTA building will have approximately 115,000 square feet with three levels of below grade parking. Two new roads will be constructed around this site to complete the block including Dogue Street to the west and Wesmond Drive to the north. The project will feature a public plaza, enhanced streetscaping and contemporary architecture.


Above: New Old Dominion Boat Club

Implementation Progress Tracking

Since its adoption in 2012, the City is on track to meet its development goals in the Waterfront Overlay Plan area. The City has prioritized flood mitigation tasks, pedestrian and bike facilities, and open space rehabilitation along with completing community development goals such as working with the Waterfront Commission and negotiating the relocation of the Old Dominion Boat Club to allow for contiguous public access to the waterfront.

Old Dominion Boat Club and Interim King Street Park

The new home for the Old Dominion Boat Club opened in January of this year. The new three-story building sits at the foot of Prince Street overlooking the Potomac River and features large balconies and a patio area for outdoor use by members.

Groundbreaking for the interim park at the foot of King Street took place in March following the demolition of the former boat club structure. The Waterfront Small Area Plan calls for a network of pedestrian and bicycle paths to provide continuous public waterfront access from Oronoco Bay Park to Jones Point Park. The new park will be the keystone in this vision, establishing prime public access to the Waterfront. The interim park will include a river terrace, flexible plaza, lawn and waterfront promenade. Scheduled to open in fall 2018, this new space will provide the community with a flexible gathering space for daily use and seasonal special activities.

Construction of the interim park at the foot of King Street

Housing Master Plan

Learn about the City's effort to preserve housing diversity in the Southwest Quadrant area.

Above: St. James Plaza

The City continues to implement the Housing Master Plan goal of providing for the preservation and/or development of 2,000 units of affordable housing through enhanced planning and policies encouraging affordable housing, public/private and nonprofit partnerships, increased leverage of financial resources, and incentives to secure additional affordable housing through the development process.

Open Space Master Plan

Holmes Run Fair Weather Crossing Replacement Project

Staff continues to implement recommended action steps as identified in the City’s Open Space Master Plan 2017 Updated Implementation Strategy. Implementation this past year included updating the City’s Landscape Guidelines, completion anticipated for December 2019, and the development of standard public access easement language with the Departments of Recreation, Parks & Cultural Activities, Planning & Zoning and the City Attorney’s Office. The Update identifies priority actions for new investments, activities, and projects in support of protecting additional and enhancing existing public open space. These actions include a focus on data collection and analysis, policy, and opportunities to form and support innovative partnerships between public and private sectors. The recommended strategies and actions in this Update support the five goals established in the 2002 City of Alexandria Open Space Master Plan.

Transportation Master Plan

Vision Zero Dashboard

The Vision Zero Crash Performance Dashboard shows crash trends in Alexandria and tracks the progress towards the goal of 0 traffic deaths and serious injuries by 2028 (as adopted by City Council in the Vision Zero Plan). The performance dashboard includes an interactive map that can be used to sort crashes by type, year and outcome.

Vision Zero Action Plan

In December 2017, City Council adopted Alexandria’s Vision Zero 2028 Action Plan. Vision Zero is a multidisciplinary, multi-national traffic safety concept that aims to achieve a transportation system with no deaths and serious injuries. The Action Plan highlights the City’s commitment to providing safe streets for all users and reducing fatalities and severe injuries on the roadways, and includes Priority Action Items that will be a major focus during years one and two of implementation, as well as Vision Zero Work Plan, providing a detailed outline of the milestones for implementation.


Implementation of the City’s Wayfinding System Design Guidelines Manual recommendations continued in FY 2018. Implementation milestones included the installation of 73 vehicular directional signs throughout the city. These signs provide direction to major historic sites, recreational facilities, neighborhoods and other city resources. An additional 79 vehicular directional signs are expected to be installed by December 2018.


Department of Planning and Zoning

Department of Project Implementation

Department of Recreation, Parks and Cultural Activities

Department of Transportation and Environmental Services

Office of Housing

Alexandria Economic Development Partnership

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