Neighborhood & Zoning

Neighborhood Zoning Overview — Eisenhower East

The Eisenhower East Plan provides a blueprint for inclusive growth and a people-first orientation to build a complete community. The area is envisioned as two urban neighborhoods of residents, workers and visitors who choose Eisenhower East for its walkability, proximity to two Metrorail stations, network of public parks, trails, bike connections, housing affordability, and variety of retail, dining and entertainment, all of which create the framework for building community. An exclusive focus on density and land uses alone will not create a people-first urban neighborhood or the social infrastructure necessary for an enduring sustainable community that brings lasting value to Alexandria. This Plan focuses on how people experience the place, with recommendations intended to enable Eisenhower East to develop as one of the great neighborhoods in the city – walkable, compact, eclectic, inclusive, equitable and diverse, memorable and distinctive, and economically sustainable. The Eisenhower East plan is divided into two neighborhoods based on proximity to two different Metrorail Stations and other amenities, such as retail, restaurants, and open spaces. The Plan anticipates that with redevelopment these two neighborhoods will continue to become more distinctive over time, providing different experiences for residents, workers and visitors. Blocks 11 & 12 are located in Neighborhood 1 of the Plan. This Block is intended to build on the movie theater and grocery to create a regional restaurant and retail destination. The area will also serve the existing National Science Foundation and future office tenant anchors close to the Metrorail station. In Neighborhood 2, the Main Street in the new retail focus area may be designed as a new shared street, home to restaurants and a possible major entertainment venue.

Residential and/or Commercial

Flex — 30% Minimum Commercial

Flex — 60% Minimum Commercial

Commercial

Residential

Rather than establishing maximum square footage or Floor Area Ratio (FAR) for each block, the Eisenhower East Plan establishes parameters for the required height, open space, parking, and sidewalk dimensions that together guide the overall building volume, allowing for flexibility to achieve the best building design. Eisenhower East is uniquely positioned to maximize building height and density through its proximity to two Metrorail stations, bus connectivity, bike and pedestrian connections and access to the Capital Beltway, as well as a balanced land use mix that reduces peak travel demand. The Plan enables the urban density necessary to activate retail, entertainment and restaurants as well as reinforce a sense of place, urban life, and vitality for the neighborhoods. The Plan recommends a varied skyline, with building heights ranging from 150 to 400 feet. The taller, distinctive buildings will denote prominent locations and provide recognizable landmarks, creating a compelling skyline that defines each neighborhood’s main social core. In Neighborhood 1, the tallest heights are in closest proximity to the Metrorail station, the symbolic center, encouraging transit-oriented development and activity. Heights are lower on blocks farther from the Metrorail Station as they transition to the edges of the neighborhood. In Neighborhood 2, tallest heights denote the active retail and entertainment core and provide visual balance to Neighborhood 1. In support of a varied skyline, the Plan supports flexibility for increasing the maximum height limit for blocks that propose taller buildings and a smaller building footprint, as long as they are consistent with the building volume recommended by the Plan and impact to the streetwall is limited and/or mitigated. As stated, the intent of the Plan is for each block to maximize building height to ensure the appropriate level of use and density given the area’s proximity to two Metrorail stations. In keeping with this intent, the Plan also incorporates a minimum height requirement to ensure at least a minimum level of density. The minimum height is one-half of the maximum height permitted for each block. The building design, adherence to high-quality architecture standards, variety of building heights within each block, and type of building transitions will be determined as part of the development review process based on the context of each site and consistent with the Eisenhower East Design Standards and Guidelines.