The Cameron Station Civic Association continues to follow several important city and development initiatives that may affect our neighborhood and surrounding areas. We appreciate their continued commitment to keeping residents informed and advocating for the interests of the Cameron Station community. In this update, they provide information on the Duke Street Land Use Plan, Housing 2040 Master Plan, the Van Dorn Street and Bridges Design Project, and ongoing efforts related to the Virginia Paving asphalt plant and proposed SUP extension request.
Read below for the Civic Association’s report from the May 19 Cameron Station Board Meeting, including current updates, advocacy efforts, and upcoming matters under review.
Cameron Station Community Assoc. 5/19/26 Board Meeting – Key Updates
Update by Sash Impastato, Cameron Station Civic Association
Current Matters
- Duke Street Land Use Plan
- Housing 2040 Master Plan
- Van Dorn Street and Bridges Design Project
- Virginia Paving Asphalt Plant
Green font indicates new additions from prior updates to the HOA board.
Duke Street Land Use Plan
Civic Assoc. Position: The Civic Association is monitoring this matter due to its proximity to Cameron Station in order to try and ensure that, whatever plans for redevelopment occur along Duke Street, they will not unnecessarily adversely impact traffic and density along Duke Street.
Implementation Date: Late 2026 or early 2027.
Current Status: It is anticipated that this matter will go before Council in December 2026.
Next Step: Continue monitoring and submit comments if necessary.
Project Summary: As a part of the Duke Street in Motion project, City staff began contacting civic associations in December 2024 noting that “in April the City is going to be starting a new land use planning process along Duke Street.” The project website states that “The FY 2024-2025 Interdepartmental Long Range Planning Work Program adopted by City Council includes a community planning process to update the comprehensive land use plan for the Duke Street Corridor ... the planning process will explore topics such as land use, environment and climate, equity, mobility and connectivity, pedestrian safety and accessibility, parks and open space, and housing affordability.” The project area is from Landmark Mall to the King Street Metro along
Duke Street. Staff now anticipates that this process will go to City Council for a vote in in late 2026 or early 2027.
The City issued draft guiding principles on September 25, 2025 covering land use and design, mobility and safety, parks and open space, housing, sustainability, and health. Based on the guiding principles noted under “housing”, it appears that City staff may be leaning towards increasing density along the Duke Street corridor since the guiding principles for “housing”, among others, are as follows: “Increase the supply and diversity of housing options accessible to households of all incomes”; “Expand committed affordable rental and homeownership opportunities.” At the October 23, 2025 community meeting, among other things, senior City staff made it clear that they will not add more travel lanes for cars and would rather design travel lanes that are narrower in order to design streets for multi-modal travel.
In February 2026, the City issued a map with “land use theme areas”, which showed that the City envisions increased density and traffic near Cameron Station in the areas along Duke Street near Fox Chase, the Honda dealership, and Popeyes.
On April 22, 2026, the City issued the “Framework Plan” that sets forth land uses, building heights, mobility, and parks and open space. It is unclear why the Framework includes a portion of Cameron Station as part of the “Greenway District” even though it notes that our community is governed by Coordinated Development District (CDD) #9 which limits the types of buildings that can be put in our community. For this Greenway District, the Framework Plan envisions allowing buildings on Duke across form Cameron Station as well as along portions of South Pickett to be 85 feet tall. In addition, it appears to show a “bike facility” (i.e. bike lane) going through Cameron Station Blvd. which is something that is unnecessary (given we have nearby bike lanes) and something our community has vigorously opposed on three separate occasions. The deadline to comment on the Framework Plan is May 28, 2026. To comment online, go to: https://alexandriava.mysocialpinpoint.com/framework-plan. For more info, go to: https://www.alexandriava.gov/DukeStreetPlan.
Housing 2040 Master Plan
Civic Assoc. Position: The Civic Association is monitoring this matter to see when and what will be proposed in the Housing 2040 Master Plan. Of particular concern would be (1) any changes to the application of RMF zoning in locations near Cameron Station, (2) removal or severely cutting back on parking minimums for new development projects, (3) allowing developers to determine the floor-area ratios (FAR), (4) expanding FAR in exchange for additional affordable housing, or (5) allowing changes to the Cameron Station Coordinated Development District to allow multifamily housing to be built within the community.
Current Status: Planning Commission vote on June 2 and Council vote on June 13, 2026.
Next Step: Continue monitoring and submit comments as necessary.
Project Summary: Per the City website, the “2013 Housing Master Plan (HMP) established principles, goals, and strategies to address Alexandria’s housing needs through 2025. The City is undertaking an update to the HMP to shape the City's housing principles, goals and projects through 2040.“
On February 20, 2026, the City issued draft recommendations and strategies for the Housing 2040 Master Plan and asked for comments by March 22, 2026. This draft document sets forth the following ten “goals”:
- “Goal 1: EXPANDthe supply and diversity of housing options to enhance affordability and accessibility at all income levels, life stages, and abilities tomeet the City’s current and future needs.”
- “Goal 2: PRESERVEthe affordability, livability, and long-term financial viability of existing committed and naturally occurring affordable housing to minimize displacement.”
- “Goal 3: STRENGTHENtenant protections and ENHANCE resources to support renters and landlords.”
- “Goal 4: CREATErental housing that prioritizes affordability up to 60% of the area median income to expand opportunities for renters and workers with the fewest housing options.”
- “Goal 5: EXPANDaffordable homeownership opportunities to enable more residents and workers to become first-time homebuyers and ENHANCE resources to support existing homeowners.”
- “Goal 6: STRENGTHENexisting common interest/condominium communities to improve governance and build capacity to address deferred maintenance, capital needs, and other challenges common to such communities.”
- “Goal 7: EXPANDresources and options for seniors and persons with disabilities to live and age safely within the city.”
- “Goal 8. ENHANCEhousing quality, safety, and livability to support resident health, security, and wellbeing.”
- “Goal 9. EMPOWERresidents to attain housing stability and economic mobility, and FOSTER pathways to help them build and sustain wealth.”
- “Goal #10: SUPPORTefficiency improvements and weatherization and ADVANCE green building practices to lower energy costs, make homes healthier, and build resilience to extreme temperatures and weather.” (Emphasis in original)
The draft of the Housing 2040 Master Plan is not expected to be released until May 22 with no further comment provided for. Less than two weeks later this major housing plan will go for a vote before Planning Commission on June 2 and then by a City Council vote on June 13.
The Civic Association believes that the Housing 2040 Master Plan, Vision Plan 2049 and Zoning for Housing are all interrelated with their main focus being adding more density in Alexandria than envisioned or allowed for in current small area plans or under current zoning policies in order to primarily promote lower cost rental housing. For more information, go to: https://www.alexandriava.gov/HousingPlan.
Van Dorn Street and Bridges Design Project
Civic Assoc. Position: The Civic Association is monitoring the situation in terms of potential traffic disruption along South Van Dorn Street.
Implementation Date: Construction is to begin in 2029.
Current Status: The City notes that the planning and conceptual design phase is in 2025-2026 and the detailed design phase is from 2026 to 2028.
Next Step: Continue monitoring and provide comments as necessary.
Project Summary: This project was first announced by the city on March 26. The City website notes that the city was awarded funding from the Northern Virginia Transportation Authority (NVTA) to design and construct improvements to the South Van Dorn Street bridges to better accommodate people walking and biking. The project area is large and encompasses many of the most congested parts of South Van Dorn Street and extends from Farrington Avenue, through Eisenhower Avenue, Metro Road, Courtney Avenue, South Pickett Street, Dow Avenue and then McConnell Avenue. No mention of car traffic or consideration for how this will affect traffic congestion along South Van Dorn is mentioned on the city website for this project. In fact, the words “car” or “motor vehicle” do not appear on the city website.
On April 30, 2026, the City made available a summary of the 176 comments that it received during the short comment period of March 26 through April 16, 2026. The summary stated that the overall takeaways were the following: Preference for safer, separated walking and biking infrastructure.; Vehicle congestion remains a major concern.; Broad support for balanced, multimodal design.
For more information, go to: https://www.alexandriava.gov/transportation-planning/project/van-dorn-street-and-bridges-design-project.
Virginia Paving Asphalt Plant
Civic Assoc. Position: The Civic Association is actively engaging the City to ensure that Virginia Paving complies with its current special use permit (“SUP”) by vacating its property on or before January 1, 2027.
Implementation Date: January 1, 2027.
Current Status: Virginia Paving has informed the City, by filing a request for a SUP modification on April 8, 2026, that it intends to violate their current SUP and wants to remain on location for another five years. This matter will be up for a vote by City Council at its public hearing on July 1, 2026.
Next Step: We have commenced a vigorous campaign to persuade City staff and City Council to enforce the SUP requiring the company vacate the property by January 1, 2027.
Project Summary: This plant is on Courtney Avenue off of Van Dorn Street and a block up from Modera Tempo on South Pickett Street (5601 Courtney Avenue) and less than a football field away from Tucker Elementary School. The Civic Association took the lead in ensuring that the City imposed a sunset provision on plant operations in 2006 as part of its SUP and again in 2019 when that provision was enforced by City Council. As part of the 2006 SUP, the plant was also required to implement many environmental upgrades. Prior to these upgrades, Virginia Paving had been cited for over two dozen federal, state and local environmental violations. Moreover, Virginia Paving had violated its original 1960 SUP by doing nighttime paving and having trucks enter and egress its premises. It also continues to encroach over 36,000 square feet on a public right of way.
On October 19, 2019, both the Planning Commission and City Council unanimously approved revising Virginia Paving’s SUP to add a sunset provision requiring them to vacate its current premises. The date recommended by staff of the Department of Planning and Zoning for plant closure was November 14, 2022, but City Council approved an additional four years for them to leave on January 1, 2027. The staff of the Department of Planning and Zoning made it clear in both its October 2019 reports to Planning Commission and to City Council that “the asphalt plant is not consistent with either the recommendations of the Eisenhower West Small Area Plan or the ensuing/foreseeable redevelopment of the area.”
On November 4, 2025, the Cameron Station Civic Association sent Paul Stoddard (Director of Planning & Zoning) an email requesting that City staff make inquiry of Virginia Paving as to the status of their plans to relocate by January 1, 2027. On November 13, 2025, Mr. Stoddard stated that “[w]e’ll need to reach out to them for updates on their plans. I’ll let you know when I have additional information.”
Since we did not hear back from Mr. Stoddard on this time sensitive matter in over two months, the Cameron Station Civic Association sent a follow up email on January 19, 2026 to Director Stoddard with copies to, among others, the Mayor, City Council, the City Manager and the City Attorney. We requested that the City let us know what, if anything, Virginia Paving Company has done to be able to relocate by January 1, 2027. We also asked the City to let us know what the City intends to do to ensure that Virginia Paving complies with conditions 63 and 75 of its current SUP that was issued in 2019 (which require the plant to issue annual reports on its relocation progress and request a change in zoning to facilitate the relocation, respectively) as well as who will be responsible for the extensive environmental clean-up that will be required once Virginia Paving vacates the premises.
On April 3, 2026, the Civic Association filed a FOIA request designed to find out if Virginia Paving complied with conditions 63 and 75 of its current SUP that was issued in 2019 (which require the plant to issue annual reports on its relocation progress and request a change in zoning to facilitate the relocation, respectively) as well as what bids or expressions of interest the company received to buy its property. We are still awaiting completion of this FOIA request, but, based on documents received to date, it appears that Virginia Paving never submitted annual reports on their relocation progress in violation of their operating permit. It is also worth noting that, when we met with Mr. Stoddard on March 20, he informed us that he would make inquiry of his staff on the three matters covered by our FOIA request. However, we have not yet gotten an update from him or anyone else from City staff on these matters.
On April 8, 2026, Virginia Paving submitted a request for a five year extension of the sunset clause of its existing SUP which would allow them to stay until 2032 even though they knew since 2019 that they would have to relocate in 2027. We understand that this matter will be up for a vote before City Council at its public hearing on July 1, 2026.
Given Virginia Paving’s long history of bad conduct as evidenced by (1) violating its original 1960 SUP, (2) violating its current SUP, (3) violating over two dozen local, state and federal environmental and other laws (including a violation in 2024 of the Clean Water Act), and (4) continued operations near an elementary school while emitting toxic substances (e.g. carbon monoxide, nitrogen oxides, sulfur dioxides, small particulates (i.e. PM2.5 and PM10) and volatile organic compounds), the Civic Association has determined that every effort needs to be made to force the City to finally enforce the sunset provision of the SUP.
Upcoming Civic Association Meetings
Membership Meetings: at 7:00-8:30pm = September 2, and November 4, 2026.
Executive Committee Meetings: at 7:00-8:30pm = June 3, August 5, and October 7, 2026.
Become a voting member of the Civic Association. Cameron Station residents, Cameron Station real property owners, and business owners (ages 18 or older) are non-voting Cameron Station Civic Association members. If you would like to have a vote on Civic Association matters or become eligible for leadership positions, you can become a voting member for just $20 per year. This small fee supports the Civic Association's operating expenses and helps us continue representing the neighborhood effectively. Voting members also receive more detailed updates on matters affecting Cameron Station and are eligible to become officers or directors. To become a voting member of the Civic Association, you must fill out our membership form at https://www.cameronstation.org/pdf/images/CSCA_Civic_Membership_Form_2025.pdf. You can pay the $20 per person annual membership fee by cash or a check (made payable to the Cameron Station Civic Association) or pay via Zelle to cameronstacivic@gmail.com). If paying by cash or check, send the payment with your membership form to: Cameron Station Civic Association 200 Cameron Station Blvd, Alexandria, VA 22304. If using Zelle, send the membership form cameronstacivic@gmail.com which can also be used to contact us.
The Cameron Station Civic Association is a neighbor-led organization dedicated to advocating for the interests of our community within the City of Alexandria. Established in 2000, the Civic Association works to ensure that local voices are heard on key issues such as development, public safety, traffic, and environmental concerns. With a focus on keeping residents informed and engaged, the Civic Association plays an active role in helping Cameron Station maintain a strong and thoughtful presence in citywide decisions.
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