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Alexandria Carlyle project would swap office space for senior housing

Alexandria Carlyle project would swap office space for senior housing

Rule Changes Alexandria, VA local

Carlyle Plaza LLC asks the city to convert 60,099 square feet and build taller at Carlyle Block P, the last developable parcel in the neighborhood

Today: Agenda published for Nov. 5 hearing

Overview

Updated 1 hour ago

Carlyle Block P is the last empty building site in Alexandria's Carlyle neighborhood. Its developer wants to swap about 60,000 square feet of approved office space for senior housing and build taller.

The request reflects a market that shifted since the project's 2020 approval: office demand fell, while the need for housing for older adults grew. The Planning Commission hears the application Nov. 5, and City Council follows Nov. 14. Their decision will determine what finally gets built on the neighborhood's last parcel.

Why it matters

The decision determines what gets built on the last empty parcel in Carlyle: senior housing the area needs, or office space the market may never fill.

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Key Indicators

60,099 sq ft
Office space proposed for conversion to senior housing
The SUP2026-00039 amendment would convert this previously approved office square footage to residential use.
387,550 sq ft
Original approved development size (2020)
The 2020 SUP allowed 237,000 sq ft of elderly housing, 139,000 sq ft of office, and 12,000 sq ft of retail.
210 ft
Original approved maximum building height
The 2026 amendment would increase the approved height above the 2020 limit.
2020
Year of original SUP approval
City Council approved the original special use permit for Carlyle Block P in 2020.

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Organizations Involved

Timeline

2020 November 2026

10 events Latest: Today
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  1. City Council public hearing scheduled

    Upcoming Hearing

    City Council is scheduled to consider the application at a public hearing on Saturday, Nov. 14 at 9:30 a.m.

  2. Planning Commission public hearing

    Upcoming Hearing

    Scheduled public hearing on the SUP2026-00039 amendment, starting 7 p.m. at the Del Pepper Community Resource Center.

  3. Agenda published for Nov. 5 hearing

    Today Publication

    The Planning Commission's published agenda lists SUP2026-00039 for public hearing on Nov. 5, 2026.

  4. Developer files SUP2026-00039

    Application

    Carlyle Plaza LLC files to convert 60,099 sq ft of office to residential and increase building height.

  5. Extension hearing scheduled

    Hearing

    Planning Commission hearing scheduled for the three-year extension request.

  6. Developer seeks three-year extension

    Application

    Carlyle Plaza LLC asked the Planning Commission for a three-year extension, citing interest rates, construction costs, and financing challenges.

  7. City issues SUP2025-00048

    Approval

    The city issued the extended permit that the 2026 amendment now seeks to modify.

  8. Design issues with city staff

    Process

    The developer pursued design refinements and Final Site Plan approvals through 2022, with some bumps in the process.

  9. City adopts Eisenhower East Small Area Plan

    Planning

    City Council adopted the 2019 Eisenhower East Small Area Plan after a 12-month community planning process.

  10. Original Carlyle Block P SUP approved

    Approval

    City Council approved a 387,550-square-foot mixed-use development: 237,000 sq ft elderly housing, 139,000 sq ft office, 12,000 sq ft retail, max height 210 feet.

Scenarios

1

Carlyle Block P conversion approved

Likely Resolves by Dec 15, 2026

Discussed by: The Alexandria Brief reported the application aligns with the 2020 Eisenhower East Small Area Plan's goals for the site; the Planning Commission docket lists the amendment along with state-mandated zoning changes, signaling staff readiness to move forward.

The Planning Commission recommends approval on Nov. 5, and City Council votes yes on Nov. 14. The developer converts 60,099 square feet of office to senior housing and gets the taller building. Construction could begin within a few years, closing out the Carlyle neighborhood's final parcel.

2

Approval with conditions on height or design

Possible Resolves by Dec 15, 2026

Discussed by: The city's design review process has flagged height and massing concerns in prior Carlyle applications, and the proposed increase above the 2020 limit of 210 feet is the most likely point of contention.

The commission and council approve the office-to-residential conversion but attach conditions: a reduced height increase, design modifications, or additional affordable housing requirements. The project proceeds but differs from the application as filed. This outcome is common for large SUP amendments in Alexandria.

3

Application denied or tabled

Unlikely Resolves by Dec 15, 2026

Discussed by: None of the local reporting anticipates denial, but the Planning Commission could table the application for more information, and neighbors have historically pushed back on height increases in the Carlyle corridor.

The Planning Commission defers the application for additional review, or City Council rejects the height increase, forcing the developer to revise and re-file. The parcel stays stalled under the 2025 permit, and the Carlyle neighborhood remains incomplete.

Historical Context

3 moments from history that rhyme with this story — and how they unfolded.

March 2020

Eisenhower East Small Area Plan adoption (March 2020)

Alexandria's City Council adopted the 2019 Eisenhower East Small Area Plan after a 12-month community planning process. The plan set land use and design guidelines for the Carlyle and Eisenhower East neighborhoods, including the parcel that became Carlyle Block P.

Then

Established the zoning framework and design standards that all later development applications in the area must follow.

Now

The plan still governs the area, and the 2026 amendment will be judged against its goals.

Why this matters now

The current SUP2026-00039 amendment must demonstrate compliance with this plan, which anticipated residential and senior housing in the area.

2020

Original Carlyle Block P special use permit (2020)

City Council approved a special use permit for a 387,550-square-foot mixed-use development at 765 John Carlyle Street and 1900 Eisenhower Avenue. The approved program included 237,000 square feet of elderly housing, 139,000 square feet of office, 12,000 square feet of retail, and a maximum height of 210 feet.

Then

Set the baseline program for the last developable parcel in Carlyle.

Now

Construction never began. The developer cited rising interest rates and construction costs when requesting the 2025 extension.

Why this matters now

The 2026 amendment modifies this approved program, trading office space for senior housing and increasing the height.

March 2025

Developer extension request (March 2025)

Carlyle Plaza LLC asked the city for a three-year extension of its 2020 approval, citing 'the fundamental shift in the interest rate environment and substantial increases in construction costs.' The request acknowledged the developer had been unable to secure financing despite design work through 2022.

Then

The city issued a new permit (SUP2025-00048), giving the developer more time.

Now

The extension created the vehicle the developer is now amending with the office-to-residential conversion.

Why this matters now

The 2025 extension shows the developer's struggle to proceed under the original plan, setting the stage for the 2026 revision.

Sources

(4)