Park Service Opposes Hunting Terrace Building Project

But IDI was unable to reach agreement with VDOT on the purchase price for Hunting Towers. VDOT wanted $85 million; IDI offered half that. The dispute went to court, and VDOT removed Hunting Towers from the market. IDI is continuing to negotiate to buy the property, and Cecchi said the company expects to succeed because it has a right of first refusal on the purchase. He said IDI has promised the city a good-faith payment of $20 million toward affordable housing, an amount that could be used at Hunting Towers when the purchase is completed or elsewhere in the city.

Cecchi said that if the city rejects the proposal, IDI is ready with an alternative plan that would not require a special permit. The company would build more densely up to the 50-foot limit, filling much more of the property and leaving less room for lawns and greenery than the proposed high-rise would.

"We need to move forward on this," Cecchi said, noting that IDI needs to begin making money on its investment. He said the company intends to tear down Hunting Terrace because it is outdated and its heating system is failing.

"If we're denied, we'll move ahead with a by-right project," Cecchi said, adding that the city will have squandered the chance to maintain a large complex as moderate-income housing.

The National Park Service's criticisms of the proposal carry weight because the city agreed in 1929 to maintain the "memorial character of Washington Street" as part of the George Washington Parkway, which was built in the 1930s. Under the Washington Street standards, new development is supposed to be compatible in scale with the historic buildings that line the boulevard. The proposed development would change the streetscape significantly.

Dozens of residents packed council chambers for the work session, which brought together the city's Planning Commission and Board of Architectural Review, even though there was no opportunity for public comment.

People who live at both complexes have pleaded with the city to maintain the units as affordable housing. IDI has evicted the Hunting Terrace tenants, and the last ones are expected to move out Sept. 30. They are getting some relocation assistance and $3,500 toward moving costs, but they aren't happy about having to go.

"I'm personally very frustrated," said Michelle L'Heureux, who was among those recently evicted. She said that when she left last month about 10 units were occupied, compared with about 90 two years ago.

L'Heureux said she thought Cecchi was making the city pay, in the form of additional density, in exchange for providing some affordable housing at some point.

"It is essentially blackmail," she said.

L'Heureux said city officials are not working fast enough to find innovative solutions that would allow more residents to remain in the Hunting Creek area.

"While I respect many people on the council, there's a lack of political will," she said. "I think more can be done."

Mayor William D. Euille (D) said residents who have complaints about how the city has handled the project may be unaware of all the things the city has done, including passing a resolution asking that the affordable housing be preserved. "There's not a lot the city can do," he said. "We don't own the property.

"This all has to get fleshed out through the planning process," Euille said. The criticism of the IDI proposal, he said, shows that the developer has "a lot more work" ahead to come up with a plan that will gain the city's approval. He said the city has to balance two competing issues -- maintaining the character of Washington Street and preserving affordable housing -- and it is not clear which path will be best.

Herb Cooper-Levy, executive director of RPJ Housing, a nonprofit organization that favors building low-cost housing on the site, said it is premature to empty the buildings now in preparation for demolition when no building plans have been approved. He also said the city has not been given specific guarantees about the amount of affordable housing that would be provided.

"There's nothing concrete or enforceable to ensure that the housing will be affordable," he said.

The issue is expected to go to the City Council for consideration in November.