Photo courtesy of The Heritage
It is no secret that the proposed redevelopment of The Heritage apartments, located off of Route 1 in the southeast quadrant of Old Town, has faced extensive criticism.
In a City sponsored public meeting about the project this week, numerous staff members addressed some of these criticisms, including concerns over the heights and density of new buildings, the need for affordable housing, relocation and right of return of current residents, traffic, and adequate infrastructure and school capacity.
The need for affordable housing in Alexandria has increased as the City continues to grow and real estate costs continue to rise. According to the City’s Housing Master Plan web page, more than 15,000 affordable units have been lost since 2000. Affordable housing allows for important diversity and accessibility within Alexandria.
In a detailed diagram, City staff laid out the economic viability of creating more affordable housing sites like those proposed for The Heritage site. The only way to guarantee there is no permanent displacement of residents or city subsidization of units (with a cost of up to $98 million) is to redevelop the site with increased density. City investment in this scenario would be limited to gap financing.
As for relocation of existing tenants, staff members reiterated the numerous opportunities for resident and public engagement that have occurred and will continue to occur before the project is finalized. If construction proceeds at planned in October 2021, developers will be required to have an onsite coordinator by April 2021 and give notice to residents by June 2021. Phased construction means there is a possibility many of the HUD residents may be able to stay on site during the process. The City and ACPS are working to keep all children in their current schools through the redevelopment even if some residents must be relocated elsewhere.
Transportation studies were also discussed as many area residents have voiced concern of increased congestion in an already traffic heavy area. Data collected pre-COVID-19 did show increased wait times for drivers on S. Patrick Street, Duke Street and Gibbon Street in particular during evening hours. In the underground garages there will be approximately one space per unit which should assist with concerns about limited street parking in the neighborhood. The City says it will continue to study and find ways to improve traffic and safety around the site.
Due to the age of the existing apartment buildings, there is not enough stormwater quantity or quality control in place. New development will allow for the use of vegetative roofs, bio-retention, a hydrodynamic separator and storm vaults will filter runoff and reduce the amount of runoff leaving the development.
No significant impact on schools like Lyles Crouch is expected and the City says that the improved quality of housing, providing affordable housing, the redesign of Wilkes Street Park and improved streetscapes will benefit the community.
Many members of the community spoke up to get clarification on many of the points presented at the meeting including relocation, the removal of existing mature oak trees, parking and traffic concerns, the necessity of affordable housing and preserving the look and feel of Old Town. A recording of Wednesday’s meeting will be posted and more information can be found on the City’s Development Division page here.
