Alexandria’s Planning Commission sent the new West End plan back for more work, particularly when it comes to the proposal’s lackluster affordable housing outlook.
The AlexWest Plan is a proposal to update land uses throughout the West End and could shape future development in the area for the next few decades.
One of the central problems is that while the plan projects an increase of 1,000 committed affordable units — units set aside by the City of Alexandria to be designated affordable housing — the area is likely to lose 1,000 market-rate affordable units.
While there was enthusiasm that the plan would lead to the creation of new units, the loss of market-rate units set off alarm bells for housing advocates that currently affordable communities in the West End could be priced out and displaced.
“We are still concerned the city is not prepared for probable displacement that will result from land use and planning and zoning changes,” said Ingris Moran, lead organizer for Tenants and Workers United. “Working class families who reside in the impacted neighborhoods continue to suffer from high cost of rent, landlord generated arbitrary fees, unsafe housing conditions and a lack of tenant protections.”
Moran criticized the plan for not incorporating “innovative and proactive tools and resources” geared toward preserving existing communities. Moran also noted that the city’s bar for affordability, 60% of the area median income, is still too high for many residents.
The concerns of Moran and other housing advocates who spoke at the meeting also resonated with Planning Commission members.
“As we look at this: that seems underwhelming, to be diplomatic about it, in terms of having some effect on the issues that we’re trying to deal with,” said Commissioner Stephen Koenig.
Other concerns expressed by Planning Commission members included greater height and density allowances and more support for transit infrastructure.
Commissioner Mindy Lyle said the concerns are big enough that the plan could use another month or two in the oven for staff to work on it and for the Planning Commission to meet with City Council for a work session.
“The housing section really needs some work,” Lyle said. “We’re lowering the number of units rather than giving housing the boost it needs.”
The Planning Commission voted to defer the plan to no later than December with a work session to be set up with the City Council before then.
“We are very excited the Commission agreed with many of our members’ concerns, and took action to ensure the Plan does all it can to ensure affordability and prevent displacement in Alexandria West,” said Peter Sutherland, an Alexandria lead for housing advocacy group YIMBYs of NoVA.
