Author: Jo DeVoe

County grants developer more time to finish public improvements in Courthouse

By Jo DeVoe
A reconfigured 15th Street N. in Courthouse along one edge of the “Landmark Block” development (staff photo)

A slate of public improvements associated with the construction of a new apartment building in Courthouse are experiencing slight delays.

A year and a half ago, developer Greystar agreed to take on public improvements on behalf of the county in exchange for more units at its redevelopment project. The 423-unit, 20-story residential building dubbed “The Commodore” also has 17,000 square feet of ground-floor retail and an underground parking garage.

The upgrades include pavement, sidewalk, curb and gutter improvements to public streets and the sidewalk adjacent to the California Tortilla, Brooklyn Bagel and Ireland’s Four Courts.

Greystar also agreed to improve and relocate traffic signal equipment and install parking meters — or pay to cover the costs of these upgrades — and install historic markers and a communication conduit.

Designing and constructing these upgrades has progressed on a separate track from the apartment building, and the developer and county staff are still working on getting a civil engineering plan approved, according to a county report.

The long approval timeline could have jeopardized when tenants would move in because the initial agreement conditioned occupancy permits on these street upgrades getting done, the report said. This weekend, the Arlington County Board relieved the developer of this requirement so it can open the apartments this fall and complete the projects on a new schedule.

County staff say the civil engineering plan could happen later this summer.

One reason for the slow progress, per the report, is that Greystar has to coordinate with its other Courthouse development project on the nearby Wendy’s site, which will deliver “similar, though not as extensive” public improvement projects.

“This has resulted in the applicant being delayed in completion of the Off-Site Improvements work in a timely manner, as delays related to design work are compounded by the long lead times required for delivery of materials and installation of the improvements,” it says.

“The Commodore” redeveloped a site that once had a series of single-story commercial buildings called the Landmark block. Together, the two projects are set to realize a significant part of Arlington’s vision for Courthouse’s development.

County Board gives green light to new outdoor dining regulations for restaurants

By Jo DeVoe
1/5

Starting next month, restaurants can apply to keep their Covid-era temporary outdoor seating areas, or TOSAs, for good.

On Saturday, the Arlington County Board approved a framework for restaurant operators to follow if they want to make their outdoor dining areas permanent. Some restaurant operators viewed these as a lifeline when indoor dining was restricted and, later, they became an attractive feature and source of extra revenue.

The changes are nearly two years in the making but are right in the nick of time for restaurants, as their TOSAs — approved via a streamlined Covid-era process — expire next month. Now, they have from when applications open on Sept. 1 until Oct. 16 to apply for new permits.

“I think the pandemic has been an eye-opening moment for Arlington,” Board member Takis Karantonis said. “We now have a new relationship to our outside space. We see our urbanism with different eyes.”

The new ordinances create an administrative review process for restaurant operators looking to expand on private property and public sidewalks, provided they leave six feet for pedestrians. County Board permission is needed for using privately owned public spaces. The County Board can modify parking requirements so private spots can be repurposed.

Over the next month, the county says it will be communicating the changes to restaurant operators and publishing guides for applying.

Outdoor café design guidelines (via Arlington County)

The Board approved the new ordinances despite concerns from some residents, plus the Transportation Commission and Pedestrian Advisory Committee, which both said the Board should defer its vote.

These groups and individuals said they generally support outdoor dining but predicted these amendments will take up sidewalks and leave enforcement up to individuals who complain.

Pedestrian Advisory Committee member Pamela Van Hine told the Board that TOSAs overtook the sidewalk in a neighborhood she and a friend used to frequent for lunch and forced them to walk in the gutter.

“My friend is disabled. She typically uses a walker or wheelchair. Do you know how hard it is to walk in the street?” she said on Saturday, choking back tears. “We realized that we can’t go back there until the TOSAs are gone.”

In a letter to the county, Transportation Commission Chair Chris Slatt noted that some staff were unable to answer questions about the plan and that the county should take time to improve it:

We understand that a deadline is approaching that makes implementation of final rules for sidewalk cafes feel urgent, but careful questioning of staff at the Commission made it clear that staff will already be unable to process these new sidewalk café applications before the deadline arrives and will simply not pursue enforcement action against the old “TOSA” cafes until they can be handled. As such the deadline seems largely symbolic and taking another month or two to get these implementation details correct would be wise.

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Spanish immersion preschool and daycare could take over Staples near Ballston

By Jo DeVoe
1/6

A Staples in Virginia Square could become a Spanish immersion daycare and preschool for more than 100 children.

The proposed change in use for the 62-year-old, one-story commercial building has area residents and civic associations on edge about hours, traffic and noise.

Two Northern Virginia businessmen have chosen the location for a franchise of Tierra Encantada, a national preschool provider offering Spanish immersion, hands-on education and from-scratch meals and snacks. It would operate Monday through Friday from 6:30 a.m. to 7 p.m. and serve up to 150 children.

A use permit associated with their proposal is set for a discussion by the Arlington County Board for today (Tuesday), after being pulled from its consent agenda — intended for non-controversial items — on Saturday.

A county report notes that the Staples will close in the near future after a long search for a replacement tenant.

“The property owner has been searching for a new tenant for the property for some time and seeks to lease the space to the childcare center,” the report said.

An employee at Staples said he was unaware of the potential closure and an attorney handling the proposal did not return a request for a clearer closing time frame before this article’s deadline.

Ahead of the Board’s vote today, residents and nearby civic associations sent letters to the county raising their objections and requesting relief if the permit is approved.

“The hours, size, and traffic flow of Staples are an excellent fit for our residential area. We believe the current proposed number of students for Tierra Encantada will cause too much traffic and noise for the awkward location and poor access of the Staples site,” a letter from several Ashton Heights residents said.

“We would prefer to not have a daycare center at the site (especially of that size), but if the center is approved, we want to make sure that steps are taken to mitigate the potential impact on neighbors. Including: ensuring that traffic flows properly, parents cannot park on neighborhood streets, and the playground is constructed to mitigate noise,” the letter continued.

Ballston-Virginia Square Civic Association members noted that they have observed speeding and “other dangerous vehicle behavior” on N. Oakland Street, related to the traffic signal at Wilson Blvd, according to joint letter from this civic association and the Ashton Heights Civic Association.

“We share these concerns that parents rushing to drop off/pick up the projected capacity of 148 children at the new child care center could well exacerbate these existing problems,” the letter said.

In response to these concerns, franchisees Mustafa Durrani and Zargham Amid have agreed to build a 6-foot fence, which will provide privacy and sound mitigation when children are playing outside.

County staff say they understand the use change will be an adjustment but argue other tenants could generate more traffic and noise.

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Clarendon barbecue spot Smokecraft gets to keep its live entertainment permit

By Jo DeVoe
Smokecraft in Clarendon (via Google Maps)

Smokecraft Modern Barbecue will be able to keep its live entertainment permit after all.

The Arlington County Board approved a 10-month permit for the restaurant at 1051 N. Highland Street in Clarendon this Saturday.

For the last two months, the permit was renewed on a monthly basis while the county and the restaurant went back and forth on policies that would comply with the Arlington Restaurant Initiative, a program that intends to make participating alcohol-serving restaurants safer. Compliance is required for Clarendon restaurants and bars to maintain a live entertainment permit.

Smokecraft had initially balked at some of these requirements because, “per guidance received from their lawyers and insurance agents, the applicant believed that these written policies posed a liability threat to their establishment,” the county said in a report.

“We are a safe establishment. We have been a safe establishment. We continue to plan to do so. Adopting these specific written policies isn’t going to change our commitment,” owner and pitmaster Andrew Darneille told the Board last month.

Since then, however, the county says it has received and accepted written policies and procedures that bring Smokecraft into compliance with ARI.

Signature Theatre may get $415K in loans forgiven as it plots future renovations

By Jo DeVoe
Signature Theatre in Shirlington (staff photo by Jay Westcott)

Arlington County could absolve rent for Signature Theatre for the last two years as the company struggles to move past Covid-era hits to sustainability.

This comes a decade after the county bailed out the Tony Award-winning nonprofit theater company twice in two years: a $250,000 grant in 2013 to help it pay off its real estate and business taxes and a $5 million loan, at a 1% interest rate, in 2014.

Tomorrow (Tuesday) the Arlington County Board is slated to discuss a trio of loan and lease agreements with Signature that could set the stage for the local nonprofit’s long-term plans.

The Board could agree to forgive $414,725 in delinquent payments from April 2020 through June 2022, when production halted due to Covid and when its long-time leader stepped down following allegations of sexual harassment.

In addition, it could agree to renew leases through 2057 for its main stage at 4200 Campbell Ave in Shirlington and a nearby storage facility at 3806 S. Four Mile Run Drive. If approved, the theater would not pay rent on the main building until 2041. It would continue using the storage facility rent-free for the duration of the lease on 4200 Campbell Ave.

The loan forgiveness would provide relief as Signature continues to build back after Covid.

“The theatre temporarily ceased productions at the beginning on the pandemic, and upon reopening remained under limited capacity in adherence with state and local policies in place,” a county report said. “To date, Signature Theatre has continued to experience financial hardship and ticket subscriptions have yet to recover to pre-pandemic levels.”

Signature would still owe nearly $3.3 million on the loan that it inked with Arlington County back in 2014. The county struck the deal with the theater, which was struggling to make payments on a $10 million loan it took out to outfit the interior of its venue on Campbell Avenue.

At the time, the county also forgave Signature for $411,000 in unpaid lease and utility payments and agreed not to collect rent for the term of the loan.

The Sun Gazette reported in 2014 that theater leaders pledged these issues would not happen again. The Washington Post quoted then-County Manager Barbara Donnellan as saying the loan made good financial sense, while arguing again those who characterized the loan as a bailout.

The new loan terms include a new repayment method based on ticket sales. Signature would pay $5,000 a month until it sells 20,000 subscription tickets and $10,000 a month until it reaches 30,000 tickets sold.

Despite these economic hurdles, Signature has plans to upgrade the storage facility on Four Mile Run Drive, where the theater company put on shows in the 1990s and early 2000s, but is now a storage building dubbed “The Garage.”

3806 S. Four Mile Run Drive (via Google Maps)

The Board is set to review a new lease that permits Signature to turn the building into a prop, scene and costume production facility and rename it for a donor who has committed $3 million to fund the upgrades.

“We’re very hopeful that, if approved, the long-term commitment from the county and Signature will mean that we can move forward with raising the funds to conduct the renovation,” Maggie Boland, signature’s managing director, told ARLnow.

Right now, costumes, props and scenes are made in a 900-square-foot space adjacent to the Shirlington theater. It is a tight squeeze and not ideal for design work being done, she says.

“This will be really transformative for our production team and what they’re able to do,” she said. “It’s exciting for us because it’s such an important part of Signature’s history. The space lends itself to this work because it’s a big open space that will be perfect for our needs in the long term.”

In a report, county staff said they may return to the Board with plans to expand that facility. If Signature fails to operate the property continuously or to maintain its main building on Campbell Avenue, the county will be able to end the lease early.

Arlington County Board punts on ranked-choice voting for November election

By Jo DeVoe
1/4

(Updates at 7:25 p.m. on 7/18/23) Arlington County is not adopting ranked-choice voting for the general election this November.

When voters hit the polls or mail in their ballots this fall, they will pick two candidates just like they would in previous two-seat years. Those who get the largest plurality of votes — even if it doesn’t constitute a majority — will win a seat.

In June, voters in the Arlington County Democratic Primary used ranked-choice voting for the first time, in Arlington and in Virginia, to choose two people to run as Democrats for County Board this fall. They selected Maureen Coffey and Susan Cunningham to face Republican Juan Carlos Fierro and independent Audrey Clement.

On Saturday, the Board discussed whether to adopt it for the general election and decided against it — for now.

During the discussion, no Arlington County Board members said they were ready to move forward. They hinted at a future adoption, however, and praised the Dept. of Elections for what they said was a flawless execution of the new system.

Board members expressed concerns, however, about how votes are counted when two seats are up and the quality of outreach to voters about the new system, particularly people of color, renters and young people.

Dubbed “single transferable vote,” votes for eliminated candidates are transferred to subsequent choices and a portion of a winning candidate’s votes are transferred to subsequent choices.

“This isn’t no forever,” said Board Vice-Chair Libby Garvey. “There’s real ramifications that people haven’t totally wrestled with. We need to understand before we move forward.”

She questioned whether a different tabulation method could have yielded a different outcome as well as whether the method did not equally count everyone’s second-choice vote.

County Board Chair Christian Dorsey wanted to see voters try out the method in a primary with only one open seat. He said this typically uses a tabulation style known as “instant runoff” and may be more commonly understood.

“While I don’t really see it as proper and appropriate to continue this for the general, I do hope that everyone will agree at least later on this year — or as soon as possible — to commit to doing this again for the next primary season and the next general election, when our community education can be a lot more consistent with what they think they know RCV to be,” Dorsey said.

Meanwhile, a majority of the 15 public speakers on Saturday urged the Board to adopt the method in all future elections.

Liz White, Executive Director of UpVote Virginia, acknowledged that tabulation remains a sticking point for Arlington voters but praised how it went this June.

“This Board passed the pilot program with unanimous support, the registrar’s office received no complaints on Election Day, and the county reports that a majority of voters liked RCV and want to use it again,” she said. “This community should be very proud, and it is our hope that Arlington will build on this positive momentum, and that the members of the Board will commit to using RCV in the future.”

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After four decades in Arlington, Rick’s Tattoo is moving to Bailey’s Crossroads

By Jo DeVoe
1/4

Rick’s Tattoo on Langston Blvd is moving at the end of the month.

The long-time Arlington tattoo parlor, self-described as the oldest in Virginia, was established in 1980 at 4818 Langston Blvd.

Manager Amy Barrow, who is overseeing the move after 16 years at the tattoo shop, says leaving Arlington — the shop is moving just over the county line to Bailey’s Crossroads — is bittersweet but there were more options, for less money, outside the county.

“Finding a place that meets our needs for as big as we need was difficult,” she said. “There was not much available.”

Rent was expensive and, anticipating plans to redevelop in a few years, some property owners are only offering shorter leases. Barrow instead wanted to find a new location for years to come.

She settled on a storefront in a shopping center in Bailey’s Crossroads at 5916 Leesburg Pike, up the road from a large shopping center where Leesburg Pike and Columbia Pike intersect. The new digs are on the ground floor and have ample parking — both steps up from the current second-floor studio with limited parking spots shared with other businesses.

“We’re just raising the bar, getting to code, and getting ready to ride out another 15 years in a new location,” she said.

Everything entailed with moving — finding contractors, getting permits and dealing with supply chain issues — has prolonged the move. Barrow began looking for a new place in April 2022.

“It’s been challenging,” she said. “I’ve learned a lot [about] how to build a business from the ground floor.”

As for Rick Cherry, the owner of the eponymous shop, he lives in Florida now, traveling the country to tattoo expos and demonstrating his handmade tattooing implements, according to the website for the business.

Over the years, his establishment has racked up recognitions, which hang on available wall space, greeting customers. That reception is a far cry from the cool treatment Cherry got from Arlington when he opened, however.

For the first five years, the county would not let him have a sign outside the door, says Barrow.

“Arlington County did not want him in town,” she said. “He kept them in court for five years. Finally he was able to put a sign on the door. And here we are.”

Hat tip to Buzz McClain

Arlington County to buy a home in Westover for $1.5M for flood mitigation

By Jo DeVoe
5840 18th Street N. (via Google Maps)

Arlington County is buying its fourth home for stormwater mitigation — this time in Westover, near the neighborhood’s main drag.

The Arlington County Board is set to approve the terms of the purchase, including a price tag of $1.5 million, on Saturday. The home is located at 5840 18th Street N., across the street from Cardinal Elementary School and the Westover Library branch.

This purchase is part of its voluntary property acquisition program targeting homes in the Spout Run watershed, which saw severe flooding during rain storms four years ago. Since agreeing to purchase its first home in March, the county has purchased a total of three — all in the Waverly Hills neighborhood.

The goal is to create “overland relief,” or a safe path for stormwater to flow to a stream or storm drain during large rain events. The county contends the existing stormwater systems and public space are not able to handle floods like those seen in 2019.

The newest acquisition is a stone’s throw from the stormwater detention vault at Cardinal Elementary, which was also a “community-driven project following the devastating losses and impacts to surrounding businesses and homes from the July, 2019 storm event,” according to the county.

The single-family home will be demolished, with viable parts of it salvaged for new purposes, if applicable.

Vicinity map for 5840 18th Street N. (via Arlington County)

County to ink $117M contract with JBG Smith for second Crystal City Metro entrance

By Jo DeVoe
1/2

A long-planned-for second entrance to the Crystal City Metro station is set to hit a milestone during the Arlington County Board meeting tomorrow.

The Board on Saturday is set to approve a $117.2 million contract with JBG Smith and Clark Construction, which intend to design and build an east entrance to the station on the northwest corner of 18th Street S. and Crystal Drive.

JBG Smith approached the county with an unsolicited proposal to undertake the project and, in 2020, the county struck a deal with the developer. It was one of the five transportation projects associated with Amazon’s second headquarters, including a pedestrian bridge to Reagan National Airport and an at-grade Route 1.

This May, JBG Smith and Clark submitted 30% complete designs and the $117.2 million price tag. Since then, county staff and the developers have been negotiating the terms of the contract, which would hold the developers responsible for budget overages.

Project costs have increased by a few million dollars since 2022, when JBG Smith and the county agreed to tweak the project to save $13 million from the then-estimated total of $126 million.

In a report, the county says this entrance project is targeting one of Arlington’s most heavily used Metro stations in an area expected to grow even more in the near future.

“The Metrorail station serves high-density residential buildings, office buildings, and retail development,” the report said. “The station is also a major transfer point for Metrorail, commuter bus and rail, and premium bus service.”

The new entrance will provide a direct route accessible to people with disabilities and forge a better connection to the Virginia Railway Express station to the east.

When the Board reconvenes in September, members are expected to consider a separate agreement with WMATA, the county report said. It will outline the county’s role overseeing design and construction and how it will coordinate with WMATA.

Location of proposed second Crystal City Metro entrance (via Arlington County)

But this is not the only second Metro entrance project taking a step forward on Saturday.

Next up, in Ballston, the Board is slated to accept $4.5 million in Northern Virginia Transportation Commission I-66 Commuter Choice Program Funds for a long-envisioned western entrance at the intersection of N. Fairfax Drive and N. Vermont Street.

The county has pooled together a hodge-podge of funding sources, including an $80 million from the Northern Virginia Transportation Authority, approved last summer. NVTA helped cover the cost to develop design costs in 2016 but denied a 2019 request for $33.5 million.

Despite these funding wins, costs continue rising: a county report now estimates a price tag of $150 million, up from $140 million in 2021 and $130 million in 2019.

The county expects to have a final estimate after WMATA finishes reviewing the 35% complete plans. Then, Arlington County will seek out a company to finish the designs and build the project.

“A second station entrance will improve access from the Glebe Road area and growing development in the western part of Ballston. The project will also improve egress in the event of an emergency incident requiring evacuation from the station and train platforms.”

There will be two street-level elevators and either escalators or stairs to an underground passageway and a new mezzanine with stairs and elevators to the train platform. The new entrance will have fare gates, fare vending machines and a station manager kiosk.

The project will come with improved street-level transit connections.

Map showing potential location of new Ballston Metro entrance (via Google Maps)

Silver Diner redevelopment project faces delays over ‘unresolved design challenges’ with N. Irving Street

By Jo DeVoe
1/12

The empty Silver Diner in Clarendon may remain standing for a little longer while redevelopment plans for the site wrap up.

The former restaurant at 3200 Wilson Blvd closed in December and soon thereafter reopened in Ballston. Seven months later, developers proposing to build a hotel and apartment building on the site say more time is needed to make the ground floor of their project more welcoming to pedestrians.

Bounded by 10th Street N., Wilson Blvd and N. Irving Street, the site includes the diner, The Lot beer garden — itself issuing a last call for drinks this year — two brick structures called “The Doctors Building,” and an auto repair facility.

The developers, TCS Realty Associates and The Donohoe Cos., are asking the Arlington County Board for another two months to fix “unresolved design challenges” that arose during the public review process, per a county report. On Saturday, the Board is set to vote on the request, potentially delaying a final review until September.

Mostly, the design challenges relate to how the developer plans to use N. Irving Street.

TCS and Donohoe intend to put hotel-related facilities and a loading area along N. Irving Street, which Arlington County staff said in a report earlier this year deviates from the 2022 Clarendon Sector Plan. This plan, developed in anticipation of the Silver Diner redevelopment, among others, envisions this street as walkable and with outward-facing retail.

In response to earlier feedback, the developers added a “living green wall” to the hotel façade along N. Irving Street. While appreciative of the effort, staff said in March that a grassy wall does not address the lack of retail or the pedestrian-vehicle conflicts a loading area could create.

Façade changes to 3200 Wilson Blvd redevelopment (via Arlington County)

“The applicant has designed the ground floor plan of the Hotel building to have the less active uses (i.e. kitchen, employee break room, etc.) along Irving Street,” said a county report from March, adding that county planning documents instead suggest the street should have “retail, retail equivalents, food establishments, entertainment establishments.”

Arlington County says the loading area, meanwhile, pits vehicles turning in and out of the hotel against pedestrians who use N. Irving Street to access the Clarendon Metro station.

It anticipates more people using N. Irving Street to access a public plaza called for in the Clarendon Sector Plan. The space where this will go became public right of way after some street upgrades along Wilson Blvd. The future plaza will be delivered with a project to redevelop the Wells Fargo nearby.

Silver Diner site and future N. Irving Street plaza, elements emphasized by ARLnow (via Arlington County

“Irving Street is recognized as a pedestrian desire line from the Ashton Heights and Lyon Park Civic Associations to the Clarendon Metro stop,” the county report said. “The addition of a curb cut on Irving Street presents pedestrian conflicts and is contrary to County policies that discourage curb cuts and loading activity near public spaces, in this case the public plaza at the terminus of Irving Street.”

The sector plan suggests loading should instead occur on 10th Road N. It envisions the new road as an east-west connection to provide access to parking and loading facilities.

Fmr. School Board member expected to replace Katie Cristol on the County Board

By Jo DeVoe
Tannia Talento in 2019, when she was Vice Chair of the Arlington School Board (courtesy photo)

(Updated at 4:10 p.m.) Former Arlington School Board member Tannia Talento could be tapped to finish out the term Arlington County Board member Katie Cristol vacated early.

Cristol stepped down from her position on the Board on July 4 to lead the Tysons Community Alliance, a booster organization for the area. State law requires the Board to fill her vacancy within 30 days of her departure, per a county staff report.

On Saturday, the Board is slated to nominate Talento for the position. If appointed this weekend, Talento will be sworn into during the Board’s next meeting, on Tuesday, July 18. She would serve until Dec. 31 of this year, leaving at the same time as Board Chair Christian Dorsey.

The November general election, which includes two Democrats, a Republican and an independent, will determine their replacements.

Talento has lived in Arlington with her family for nearly two decades. She served one term on the School Board from 2017-2020. If appointed, she would also continue in her current role as the regional director in the office of U.S. Sen. Mark Warner, where she manages his Vienna office and leads outreach work.

“Ms. Talento is an Arlington resident, born and raised in the DMV, that has worked as a community leader and public servant,” a county report said.

Before joining the School Board, Talento worked in corporate law for 15 years as a legal secretary and assistant.

“She used these skills to support the Arlington Public Schools, students, and young professionals through committees, commissions, and related organizations,” the report said, listing the half-dozen school committees she worked on during that time.

Talento co-founded Arlington Schools Hispanic Parents Association, which became a vehicle for increasing Covid vaccination rates among Latinos. It also informed her advocacy for a more cautious school reopening plan during the pandemic and county oversight of AHC Inc. after deteriorating conditions at its affordable housing property, the Serrano Apartments, came to light.

In 2021 and early 2022, she joined the boards for various local organizations, including Arlington Free Clinic, Aspire! Afterschool Learning, the Animal Welfare League of Arlington and the Arlington Partnership for Affordable Housing.

She also filled her time participating in the Arlington County Civic Federation Task Force in Governance and Election Reform, which studied whether to adopt ranked-choice voting and other changes to the size and structure of the County Board and School Board.

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