POTOMAC RIVER GENERATING STATION - COMMUNITY MEETING #13 January 30, 2023 - City of Alexandria, VA
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POTOMAC RIVER
GENERATING STATION
COMMUNITY MEETING #13
January 30, 2023
HRP ALEXANDRIA PROJECT TEAM
Our mission is to take on complex projects where we return
economic opportunity to industrial sites that have run their useful
life. We have been successfully acquiring and redeveloping obsolete
properties in cities across the country, bringing new economic life to
places in need of revitalization and opportunity.
Roberto Perez
CEO
Melissa Schrock Julianna Connolly John Newhall Nicholas Pullara Michelle Beaman Chang Danny Pettway Siobhan Steen Rodney Dew
EVP, MIXED-USE EVP, ENVIRONMENTAL SVP, MIXED-USE VICE PRESIDENT, VP, MIXED-USE VP MIXED-USE DIRECTOR, MIXED-USE DEVELOPMENT MANAGER
DEVELOPMENT REMEDIATION CONSTRUCTION DEVELOPMENT DEVELOPMENT CONSTRUCTION DEVELOPMENT MIXED-USE DEVELOPMENT
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13
We transform
unsightly blight...
Into sustainable
communities
a comprehensive
site vision
1 2 3
INTEGRATE THE SITE INTO CONNECT PEOPLE PROVIDE MEANINGFUL &
OLD TOWN NORTH TO THE WATERFRONT VARIED OPEN SPACE
Create a mixed-use, people centric Expand equitable access to Create places for a variety of activities
environment thoughtfully connected to OTN Alexandria’s waterfront seamlessly connected to neighboring parks
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13
We transform
unsightly blight...
Into sustainable
communities
4
CREATE A SUSTAINABLE
NEW PLACE
Pursue sustainable and resilient strategies
a comprehensive through a multi-pronged approach
site vision
1 2 3
INTEGRATE THE SITE INTO CONNECT PEOPLE PROVIDE MEANINGFUL &
OLD TOWN NORTH TO THE WATERFRONT VARIED OPEN SPACE
Create a mixed-use, people centric Expand equitable access to Create places for a variety of activities
environment thoughtfully connected to OTN Alexandria’s waterfront seamlessly connected to neighboring parks
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13
TODAY'S MEETING
1. ABATEMENT/DECONSTRUCTION + ENVIRONMENTIAL REMEDIATION
2. CONNECTIVITY OF OPEN SPACE
3. CSS OVERVIEW
3. NEXT STEPS
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13
>> STEPS FORWARD
| COMMUNITY MEETING #13
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TODAY'S MEETING
1. ABATEMENT/DECONSTRUCTION + ENVIRONMENTIAL REMEDIATION
2. CONNECTIVITY OF OPEN SPACE
3. CSS OVERVIEW
3. NEXT STEPS
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13
Project Approach
REGULATED MATERIALS surveys were performed by state
licensed inspectors to document regulated building materials and Experience:
residual wastes at the Site.
DECONSTRUCTION Contractor selection process underway. 300+ Acres
Coal-Fired Power Plants
Sequence
1,300+ Acres Oil Refineries
20+ Acres
Commercial Buildings
REGULATED MATERIALS Deconstruction
Assess • Abate • Dispose Mechanical • Dismantle • Recycle/Dispose
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13
Anticipated Abatement and
Deconstruction Sequence
LANE
SLAT
ERS DECON
PHASE 3
SL
AT
RS E
LA
NE
PUMP HOUSE
DECON
PHASE 2
E ABINGDON
DRIVE
GEOEMOR
M
RG IAL
E W PAR
ASH KW
ING AY
TO
N
DECON KEY
PHASE 1
DECON PHASE 1
EAS
TA
DECON PHASE 2
BIN
GD
ON
DECON PHASE 3
DR
EXISTING
STRUCTURES/BUILDINGS
LN GUARD HOUSE
NO
RD
S HFO STRUCTURES/BUILDINGS
RTH
BA
TO REMAIN
NO
ROA
RTH
STREET
N ROYAL
YL S
BAS
HFO
RD
LAN
E
P
ITT
T
ST
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13
STREET
N PITT
Anticipated Abatement and SLAT
ERS L
ANE DECON
PHASE 3
Deconstruction Sequence
SL
AT
RS E
LA
NE
HATCH PUMP HOUSE
AS EXISTING
E ABINGDON
DRIVE
GEOEMOR
M
RG IAL
DECON
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PHASE 2
ASH KW
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DECON
PHASE 1
EAS
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QUARTERS
STREET
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PHASE 1 VERTICAL GROUNDBREAKING
DECON
PHASE 1 Procurement/Permitting Deconstruction
DECON
PHASE 2 Procurement Abatement Permitting Deconstruction
DECON
PHASE 3 Procurement Abatement Permitting Deconstruction
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13Deconstruction
Mitigation Measures
Rodent Control Vibration Monitoring
• Rodent abatement measures will be in • There will be continuous on-site
place 10 days prior to deconstruction vibration monitoring.
commencement through project • Additional appropriate off-site locations
completion. (based on proximity to work taking
place) may be identified.
Noise Control • Vibration monitoring will be used to
• Deconstruction activities will be maintain levels that do not exceed
completed in accordance with work allowable thresholds.
hours allowed under Section 11-5-4 (b)
of the City Code. Additional hours may Existing Conditions Surveys
be requested as needed.
• Properties immediately adjacent to the
• On-site noise monitoring will be used site will be externally surveyed prior to
to maintain levels that do not exceed construction.
allowable thresholds.
• Property owners will have the option
to have the interior of their property
surveyed prior to construction.
• The survey team will reach out to
abutting property owners to opt in to
Department of Environmental Quality this service.
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13Deconstruction
Mitigation Measures
Dust Mitigation and Monitoring
• Water will be utilized for dust control, including:
1. Washing down equipment and wheel washes at exits
2. Misting during deconstruction activities
3. Maintenance of stockpiles and work areas
• Daily inspection to verify mitigation measures are working properly
• Third party perimeter dust monitoring in place to verify mitigation
measures are maintaining levels below permissible limits
• Asbestos Monitoring
Department of Environmental Quality
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13Asbestos Abatement Approach
• All asbestos will be abated, containerized and disposed of
properly, following Local, State and Federal regulations.
• All work will be performed by contractors licensed by Virginia
Department of Professional and Occupational Regulation
(DPOR) with ASB designation.
• A final clearance letter stating that identified asbestos has
been removed and properly disposed of will be provided to
City of Alexandria by abatement contractor prior to start of
deconstruction of that specific abated area.
Department of Environmental Quality
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13Community Communication
• Prior to deconstruction commencement, informational
public meetings will be held and there will be ongoing,
periodic community meetings to provide updates.
• A Deconstruction and Construction website will be
created to provide the following information:
⚬ 24/7 Hotline available for immediate questions/concerns
⚬ Online portal for general questions/inquires
⚬ Weekly updates of ongoing work and any updates
to sidewalk and traffic access
⚬ All the information presented at
Community meetings
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13Environmental Background
Voluntary Remediation Program
• HRP enrolled the property in the Virginia Department of
Environmental Quality (VDEQ) Voluntary Remediation
Program (VRP).
• The first step under the VRP was to sample soil and
groundwater in potentially contaminated areas.
• Initial sampling work was completed in the Fall of 2021.
Known Petroleum Release Area
• In 2013, a release of fuel oil from two underground storage
tanks (UST) was identified.
• The prior owner conducted remediation activities, but did not
finish remediation prior to sale to HRP.
• HRP took over responsibility for this release when it acquired
the property.
• HRP is currently monitoring this area.
Department of Environmental Quality
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13VRP Areas of Interest
• Known Petroleum Release Area (light green)
• Former Chemical Storage and Use Areas (blue)
• Former Power Plant Buildings (orange)
• Drain Lines and Outfalls (yellow)
• Former Coal and Ash Storage Areas (dark green)
• Transformers and Electrical Equipment (red)
• Rail Yard (brown)
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13VRP Sampling Plan
• HRP submitted a Voluntary Remediation Program
(VRP) Site Characterization Work Plan to Virginia
Department of Environmental Quality (VDEQ) in
September 2021.
• The Work Plan was approved by VDEQ in
October 2021.
KEY
PROPOSED SOIL SAMPLING
LOCATION
PROPOSED GROUNDWATER
MONITORING WELLS
EXISTING GROUNDWATER
MONITORING
Department of Environmental Quality
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13Fall 2021 – Sample Locations
• Soil Sampling
⚬ 49 soil samples were collected from 22 locations and submitted
for laboratory analysis
⚬ Chemical analysis included metals, petroleum hydrocarbons,
polychlorinated biphenyls (PCBs), semi-volatile organic
compounds (SVOC), and volatile organic compounds (VOC)
• Groundwater Sampling
⚬ Groundwater samples were collected from 9 newly installed
monitoring wells and 4 existing wells and submitted for laboratory
analysis
⚬ Chemical analysis included metals, petroleum hydrocarbons, PCBs,
SVOCs, and VOCs
• Soil and groundwater sampling beneath the power
plant building will be conducted at a later time when this area
is accessible
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13Fall 2021 – Soil Sample Results
• Metals
⚬ Concentrations were generally below VDEQ Screening Levels
⚬ Thallium, iron, and manganese were detected above screening levels at a few locations
• Petroleum Hydrocarbons
⚬ Concentrations were generally below VDEQ Action Level
⚬ In the rail yard, a few samples had concentrations above the Action Level
• Polychlorinated Biphenyls (PCB)
⚬ PCBs were not detected
• SVOCs
⚬ Concentrations were below industrial Screening Levels
• VOCs
⚬ Concentrations were below industrial Screening Levels
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13Fall 2021 – Ground Water Sample Results
• Metals
⚬ Concentrations were generally below VDEQ Screening Levels
⚬ Manganese was detected above screening levels at a few locations
• Petroleum Hydrocarbons
⚬ Concentrations were below VDEQ Action Level, except in the known petroleum
release area
• Polychlorinated Biphenyls (PCB)
⚬ PCBs were not detected
• SVOCs
⚬ Concentrations were below industrial Screening Levels
• VOCs
⚬ Concentrations were below industrial Screening Levels
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13VRP Next Steps
• Results from the Fall 2021 sampling were documented in a
Preliminary Site Characterization Report, submitted to VDEQ
and the City of Alexandria in March 2022
• Additional sampling will be conducted in currently inaccessible
areas (beneath buildings, near active utilities) and documented
in a Site Characterization Report
• After additional sampling is complete, locations where
concentrations exceed VDEQ Screening Levels will be evaluated
in a Human Health Risk Assessment
• Results of the Human Health Risk Assessment will be used to
identify areas where remediation is warranted
• Remedial actions will be selected, designed, and implemented in
coordination with deconstruction and redevelopment
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13Monitoring of KNown Petroleum Area
• HRP took over responsibility for this release when it acquired the property
• Regular monitoring of this area
⚬ Groundwater sampling and analysis
⚬ Gauging of monitoring wells from the presence of petroleum
• Status Reports documenting the monitoring activities and results are
submitted to Virginia Department of Environmental Quality (VDEQ) twice
per year
• Additional remediation activities will be conducted in coordination with
demolition and redevelopment work
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13TODAY'S MEETING
1. ABATEMENT/DECONSTRUCTION + ENVIRONMENTIAL REMEDIATION
2. CONNECTIVITY OF OPEN SPACE
3. CSS OVERVIEW
3. NEXT STEPS
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13Open Space Framework
DEVELOPED IN CDD PHASE
SLATERS L
NE
SLATERS LA
ANE
SLATERS LANE
GREEN SPACE Waterfront
0.18 ACRES North
E ABINGDON
DRIVE
BLOCK F
Open Space on PRGS Property: Approximately 5.7 acres PEPCO
Substation
Open Space on Adjacent Property: Approximately 8.4 acres
PEPCO
LEVEL
LINEAR OPEN SPACE WATERFRONT NORTH & SOUTH Liner
PARKWAY.
ALLEY
STREET
BLOCK E PUMP HOUSE
MEMORIAL
No
rf
ol
ON ST.
WATERFRONT
ks
WATERFRONT
PLAZA
SHINGTON
ou
Rail Corridor OPEN SPACE
E ABINGD
th
Open space BLOCK D 0.52 ACRES
er
APPROX. 3 ACRES
nl
an
GEORGE WA
Waterfront
d
South
RAIL CORRIDOR BLOCK C
ST
RE ALL
OPEN SPACE
ET EY
APPROX. 2 ACRES
LE
VE
L
Legend
Open Space, PRGS Property BLOCK B
national
ANE
ORD L
BASHF
Waterfront Open Space, PRGS Property
BA S H F
PEPCO LINER Open Space, National Park Service Land ORD LN
.
Open Space, Norfolk Southern Land
park serv
BLOCK
Site Circulation A
STREET
N PITT
ST.
STREET
N ROYAL
L ST.
Potential Future Site Access
N PIT T
WATERFRONT PLAZA AREA
N ROYA
Site Access
ice land
Potential Woonerf
Mount Vernon Trail
.
FAX ST
City Bike Trail
N FAIR
RPA Line
Property Line
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13WHAT WE HEARD - OPEN SPACE
COMMUNITY INPUT INFORMED OPEN SPACE PLANNING AND PROGRAMMING
OPEN SPACE POLL RESULTS (NOVEMBER - DECEMBER 2021)
215 PARTICIPANTS
INTERACTIVE
5 QUESTIONS
FLEXIBLE
WATER FEATURES LAWNS PUBLIC ART
CHILDREN’S PATHWAYS ALONG
PLAY AREAS WATER
SEATING AREAS
IMPROVED CYCLE NEAR
PATHS WATER
WATERFRONT
DINING WATERFRONT
OVERLOOKS
SPORTS
COURTS
PASSIVE
LAWNS
P
FARMER’S R
MARKET /
ACTIVE G PASSIVE OPEN
ART FAIR S WALKING
PATHS
KAYAK
WOODLAND
DOG RUN LAUNCH
BOARDWALK
AREAS FOR QUIET
DOCK FOR WATER
READING
TAXIS
LAWN / BIRD / WILDLIFE
TABLE GAMES WATCHING
FITNESS TRAIL
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13Community Input Process
Spring 2023 Summer/Fall 2023 early 2024
Community Engagement Kickoff Concept Review Public Hearings
• Concept design presentations for community • Share community feedback collected from Spring • HRP will present design for Waterfront and
feedback on the Waterfront and Railroad Open community outreach and how this information Railroad Open Space Development
Space program and activation elements. influenced design alternatives.
• Special use Permits (DSUPs) to City Committees
• Community engagement to include digital surveys • Present design and program alternatives based on and City Council.
and in-person outreach. community feedback
• Presentations will include an overview of the
• Updates will be shared at project community • Conduct a second online survey and public community engagement process, summary of
meetings. outreach on design options presented. feedback, and implementation of community
feedback in the final
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13TODAY'S MEETING
1. ABATEMENT/DECONSTRUCTION + ENVIRONMENTIAL REMEDIATION
2. CONNECTIVITY OF OPEN SPACE
3. CSS OVERVIEW
3. NEXT STEPS
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13CSS Categories
site energy & carbon water human health climate resilience
• Site Sustainability Strategies • Energy & Carbon Reduction • Water Conservation • Material and Waste • Climate Resilience Strategies
Strategies Strategies Reduction
• Open Space • Heat Island Effect and Tree
• On-Site Renewables • Potable Water Demand • Healthy Materials Canopy
• Native and Adaptive Planting Reduction
for Ecosystem Support • Embodied Carbon • Responsible Sourcing • Adaptation for Extreme
• Indoor Water Use Weather Events
• Circulation and Transportation • System Electrification Efficiency • Waste Management
• Future-proofing and
• Stormwater Management and • Offsite Renewables • Water Storage and Reuse Flexibility for Infrastructure
Green Infrastructure Demands
• Commissioning and
• Zero Emission Vehicle Efficient Operations
Infrastructure
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13SITE
OPEN SPACE + BIODIVERSITY GREEN INFRASTRUCTURE CIRCULATION + TRANSPORTATION
ROOFTOP STORMWATER RETENTION
NATIVE PLANTING 4 DASH BUS STOPS
FOR ECOSYSTEM SUPPORT WITH SHELTERS
2 BIKESHARE STATIONS
10% EV READY
OFF-STREET PARKING
CREATED OR IMPROVED
14 ACRES TRANSPORTATION
ON SITE + ADJACENT PROPERTIES
OPEN SPACE
GREEN
INFRASTRUCTURE
STORMWATER
MANAGEMENT 610 MT
CO2 SEQUESTRED FROM
EXTREME VEGETATION
WEATHER 25%
ADAPTATION INTENSIVE GREEN ROOF AREA
BY BLOCK
ACTIVE & PASSIVE OPEN SPACES
NATURE-BASED BIORETENTION FOR PEDESTRIAN USES
20% GENUS SITE PLANTERS
DIVERSITY SOLUTIONS 2 ACRES
IN TREE PLANTING GREEN ROOF AND BIORETENTION
SYSTEMS SITE-WIDE
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13Energy & carbon
ENERGY EFFICIENCY STRATEGIES SYSTEM ELECTRIFICATION COMMISSIONING & EFFICIENT OPERATIONS
METERING
FOR ENERGY USE TRANSPARENCY
COMMISSIONING
OF SYSTEMS
DISTRICT & ENERGY
RECOVERY SYSTEM
25%
REDUCTION
EVALUATION
SYSTEM OPTIMIZATION
MASSING & ENVELOPE
DENSITY
RESULTS IN A LOWER CARBON
ALL ELECTRIC FOOTPRINT PER CAPITA
BUILDING DHW/HVAC SYSTEMS
HIGH PERFORMANCE
ENERGY STAR BUILDING ENVELOPES
APPLIANCES & EQUIPMENT
REDUCED
HIGH PERFORMANCE WINDOW TO WALL RATIO
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13WATER
INDOOR WATER USE REDUCTION OUTDOOR WATER USE REDUCTION STORAGE AND REUSE
QUANTIFY WATER REUSE WITH METERING
DRIP IRRIGATION
SYSTEM
NATIVE & ADAPTIVE GREEN ROOF
PLANTING
EFFICIENT BUILDING
STORMWATER
REUSE 50%
REDUCTION
FIXTURES & EQUIPMENT SITE WIDE
OUTDOOR WATER USE
ULTRA LOW FLOW
FIXTURES
STORMWATER
& CONDENSATE
STORAGE
40%
REDUCTION
WATER REUSE
SITE LANDSCAPE
BY BLOCK
INDOOR WATER USE
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13Human health
OCCUPANT COMFORT INDOOR ENVIRONMENTAL RESPONSIBLE MATERIALS WASTE MANAGEMENT
QUALITY
USER EXPERIENCE HEALTHY SPACES MATERIAL TRANSPARENCY WASTE MANAGEMENT PLAN
THERMAL CONTROLS & INDOOR AND
SMART THERMOSTATS CONSTRUCTION AIR QUALITY ENVIRONMENTAL PRODUCT ALL CONSTRUCTION
MANAGMENT PLANS DECLARATIONS PHASES & OPERATIONS
ACOUSTICAL DESIGN & WITH WASTE MANAGEMENT PLANS
OPTIMIZED AT ENVELOPE REDUCED MATERIAL MATERIAL INGREDIENT
OFF-GASSING REPORTS
OUTDOOR COMFORT COMPOSTING
SHADING IN SUMMER & ACCESS TO DAYLIGHT LOW-EMITTING MATERIALS OPERATIONAL COLLECTIONS
SUNLIGHT IN WINTER ACCESS & CONTROL
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13climate & resilience
ADAPTATION FOR EXTREME WEATHER INFRASTRUCTURE HARDENING
HIGH REFLECTANCE
MATERIALS
TREE CANOPY
SHADING STRUCTURE
VEGETATED ROOFS
HEAT ISLAND
REDUCTION
FUTURE-PROOFING
SYSTEM SELECTION
100% BUILDING SYSTEMS FLEXIBLE CAPACITY
DESIGNED FOR FUTURE FOR FUTURE DEMANDS
CLIMATE PROJECTIONS
INFRASTRUCTURE
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13TODAY'S MEETING
1. ABATEMENT/DECONSTRUCTION + ENVIRONMENTIAL REMEDIATION
2. CONNECTIVITY OF OPEN SPACE
3. CSS OVERVIEW
3. NEXT STEPS
POTOMAC RIVER GENERATING STATION | COMMUNITY MEETING #13>> STEPS FORWARD
| COMMUNITY MEETING #13
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JUThank You
POTOMAC RIVER GENERATING STATION
REDEVELOPMENT
WEBSITES:
HRPALX.COM
ALEXANDRIAVA.GOV/PLANNING/INFO
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