Candidate Question #1
Eighteen acres of the former PEPCO Power Plant in Old Town North along the Waterfront and Mt Vernon Trail have been sold to a development company, if elected your approval will be required for the site development plan. What do you want it to look like when done and what is your expectation of the public benefits of redeveloping this site? How will you ensure those public benefits are realized for the residents of OTN and the people of Alexandria?
Kirk McPike The redevelopment of the old PEPCO Power Plant site is an exciting opportunity for Old Town North, and if elected to Council I would work to ensure that we make the best possible use of these parcels of land. I believe that we can establish a mixed-use space on these properties that include open green space, residential units, public art and commercial spaces. A walkable, livable neighborhood connected via bus or shuttle to the Potomac Yard Metro Station would bring in diversified tax revenues, provide space for trees and greenery, and replace the eyesore of the old coal burning plant with a neighborhood that fits Alexandria’s future needs.
I believe that we can use this project to set a new standard for redevelopment in our city in terms of green space expectations, housing affordability and protections for the workers hired by the developers regarding pay and benefits. We can press for the fulfillment of these expectations when working with the redevelopers on approval for these projects. I would also like to work with the redevelopers and, if need be, our delegation to the General Assembly to prioritize renewable energy sources in this project, a fitting response to the site’s legacy as a carbon-emitting power plant.
Sarah Bagley As a potential City Council member and property owner in North Old Town, I have a particular interest in seeing that this development moves forward in a way most beneficial to Alexandrians. For me, that means planned preserved green spaces and art-focused spaces as set out in the North Old Town Small Area Plan, along with a well-balanced mix of housing options (affordable and market, rent and ownership) and commercial spaces. This is unique waterfront land as well that should be opened in a way that returns access to visitors while protecting the natural shoreline. When finished, ideally this would be a space that is highly walkable to encourage people to spend time, visit businesses and art spaces, and participate in commercial businesses that will contribute to our revenue. Development approvals should be linked to investments into necessary city infrastructure to support the increased density and traffic to this area including investments into our transportation systems, environmental program investments, and incentives for providing housing options at 30% to 70% of AMI.
Amy Jackson I am excited about the North Old Town redevelopment of the PEPCO Power Plant acreage! I think that space will exceed our
expectations along the waterfront. I would like to see this as an
opportunity for several concepts to come together in harmony: mixed use of residential and commercial properties, lots of green open space with parks and trails, inviting tourism with a hotel and
transit/trolley stops, but marketing an all-in-one area plan that
engages residents at every tier of their lifestyle – suitable for
families, singles, and those that wish to age in place. Lively and
“hip” with our arts, this development should be aesthetically pleasing
with solid underground infrastructure, plenty of parking, modern
design and amenities, as well as intertwined with Old Town small town charm with traffic studies done in advance. Those that come to visit will hopefully look to stay permanently, engaging in all aspects of our vibrant community. As developers work with community groups when planning and engineering our schools, I would appreciate seeing more partnership among developers, the community, and the city to benefit all while encompassing our Eco-City agenda, which we need to continue to preserve and promote. As all of these plans come to fruition, though, we need to continue to engage our community in the process. We need to hear their questions, heed their expertise and advice, and realize that most places and spaces created are not a one-size-fits-all, just as all of our neighborhoods are unique throughout our City.
James Lewis As a former NOTICe officer, I know how excited the community is about the opportunity to redevelop the PEPCO site in North Old Town. It is one of the few large areas of the City primed for redevelopment with unique advantages including access to the river, Mt. Vernon Trail and Braddock Road Metro Station. As the City works with developers to redevelop this site, I would prioritize the following issues:
1) Engagement - NOTICe has always been a positive partner working to inform the City and developers about the community's wants and needs.
2) Water views - maintaining the feel of the community by preserving visual access to the river throughout the neighborhood.
3) Open space that's publicly accessible and at-grade level
4) Arts space to help maintain OTN’s designation as an arts community and
5) Affordable housing to ensure the dynamic and vibrant mix that makes OTN unique continues long into the future.
Finally, we have places to live and work throughout OTN and Alexandria but not a lot of places for fun. The unique mix of local advantages provides many opportunities to build more 'fun' into Alexandria so it's a place we can live, work and play.
Alyia Gaskins Alexandria’s neighborhoods are our most valuable asset, which is why it is critical that we invest in and develop our neighborhoods in ways that promote health and well-being. Health is more than health care; good health comes from connected places where people can live, learn, work and play. The best design for the development of the former PEPCO Power Plant is the one that is generated through meaningful,interactive community engagement. Based on conversations I have been having with residents in Old Town North, a successful redevelopment would be pedestrian-focused and include a mix of uses, such as restaurants, arts and cultural uses, open space, and affordable housing options. It would be connected to the rest of the city by a system of reliable, affordable multi-modal transportation options. Leveraging our diverse arts community, the new site would integrate local history and stories to promote fun and citizen interaction.
My expectation would be for this development to generate a range of public benefits, including investments in our tree canopy, stormwater infrastructure, arts and cultural spaces, and affordable housing. I would also advocate for ongoing investments in plackmaking activities.To ensure these benefits are realized, I will draw on my experience working with communities from across the country to get health systems to expand their community benefit programs and invest in affordable housing. Achieving this vision is critical for all of the Old Town North, but it is particularly important for the many seniors who live there and want to age in place.
Patrick Moran The Potomac River Waterfront is Alexandria's greatest asset. Unlike our neighbors upstream or down, we have direct access to the water. It is phenomenal, and it is something that we must accentuate and make increasingly accessible with any adjacent improvements.
The closing of the Mirant plant was something that my father worked very hard on when he served as Congressman of this region, and to see his vision nearing reality is a dream. I love seeing the plans that show it will be redeveloped with 98% of existing materials to be re-used. As a toxic brownfield and site that had for so long contaminated our community with pollution, I feel that it is only fitting that its new life offers a beacon of sustainability, incorporating the most progressive and sustainable practices.
As for use, in addition to the affordable housing that is already incorporated as part of the plan, I would like to see retail partners that fit gaps in what is currently accessible in Alexandria. I would like to see the Alexandria Economic Development Partnership target specific types of businesses that fit unmet demand in our community to further maximize the quality of life and support walkable communities for current residents of North Old Town, particularly for those who live on or around Slaters Lane and Bashford. While the redevelopment of the Giant/ABC was a great step in the right direction, there is a lot more that can be done. I would also love to see a flex space incorporated into the site that can be utilized as an incubator for entrepreneurs and small businesses, especially those who are working towards our green future.
William Campbell Any discussion as to the desired look and outcome of the redevelopment of the former PEPCO plant should begin and end with the approved 2017 Old Town North Small Area Plan. Twenty-five folks who lived in the neighborhood and/or people with design/planning/vision served on the plan’s Advisory Group and an additional twenty staff and related folks assisted. The plan outlines wonderful opportunities and guidance for a mixed-use, pedestrian-focused community with an equal mix of residents and employees. The plan seeks to focus retail, enhance recreation and parks, encourage arts and cultural uses, link the area through multi-modal means and promote sustainability.
To realize this plan’s wonderful vision, a city council member needs to have a solid understanding of the city, the plan, the planning processes, the mechanisms required to implement and the challenges. When the land is virtually all private property, a council member (and citizens) must recognize that our most daunting challenge is injecting compassion into capitalism. Council members need to not only become intimate with the plan, each of the challenges and tools, but need to continuously over communicate all issues, to citizens and developers as the project moves forward. Lastly, via their training, trade, and efforts in the city, council members need to have the appropriate experience and gravitas to be able to persuade citizens and other councilors when decisions must be made.
Kevin Harris For all developments, there is a delicate balance between increasing density and ensuring that density is properly integrated with the existing community. I personally believe that the former point is of more importance; We need to ensure that the people who make Alexandria are able to live in Alexandria.
A prime example of this is our fire department - approximately only a dozen of our firefighters live in Alexandria due to a lack of affordable housing. This causes abnormally high turnover rates, as firefighters take jobs in surrounding counties with similar pay rates but cheaper housing options. We have similar situations with our police, teachers, and frontline essential workers. Though they work in the city, they can’t afford to live here. This is not sustainable.
Alexandria is at a crossroads - we can either be a city where we pat our frontline and essential workers on the back, thanking them for serving our community while not allowing them to live here, or we can come together to find new ways to increase our housing stock.
Therefore, for any new development, I want to maximize the amount of affordable housing available. This does not have to come at the expense of protecting our waterways or creating greenspace. By ensuring new developments meet green building standards, requiring developers to contribute to fund stormwater projects and creating permeable surfaces by maximizing our green/park spaces, we can create the necessary density to house our residents while still keeping Alexandria the great community it is today.
John Taylor Chapman As a member of Council, I am proud that we adopted the Old Town North small area plan. In my view, that plan presents a generational opportunity to integrate the site of a former power plant back into the fabric of the neighborhood and to address the environmental issues associated with past uses. Urban development and natural ecosystems need not be mutually exclusive, nor are people and their activities separate from nature. In my vision, the former power plant site will modify its relationship with the environment by restoring and maximizing waterfront open spaces, reducing impervious surfaces, remediating the soil, and treating stormwater runoff. The site will be accessible through public transportation, the pedestrian and bicycle network, and will engage the adjoining uses and buildings, offering Alexandria the ability to showcase forward thinking urban and sustainable planning and development for the 21st century.
I will push for community facilities with meeting/event, cultural, after-school, potential affordable housing, and recreational space on the former power plant site and/or within the plan area. As a part of the implementation, we must develop avenues for community input and engagement around potential community uses. I’d like redevelopment to provide a variety of engaging pedestrian routes that will encourage walking and biking. I believe there is an opportunity to provide an additional trail along the waterfront parallel to the existing Mount Vernon Trail in order to provide a separation between pedestrians and cyclists and increase the safety and convenience of the trail for all users.
Bill Rossello Well, it’s great to finally rid North Old Town of the old coal plant and its nasty dust that would always make its way to the balconies of nearby condos. With no demand for commercial buildings, I would look to build townhouses along with an abundance of open space. That would be a practical use of the space that could work well for a city experiencing overdevelopment, the developers themselves, and the neighborhood. I would set aside some of the units for affordable housing ownership, perhaps making a few buildings into low rise condo buildings. In terms of open space, I would look to straighten and widen the Mt. Vernon trail for pedestrians and cyclists (I bike the trail myself). Given the location on the waterfront, I would also advocate for passive use park area there and, if there is room, a playing field for our youth and adult recreational athletes.