Author: Jo DeVoe

Poop-based power and pickleball are on the bond referenda

By Jo DeVoe
The Water Pollution Control Plant in South Arlington (via DES/Flickr)

Your poop could give Arlington County natural gas to power buildings or buses.

The county is developing plans to upgrade its Water Pollution Control Plant, where local sewage goes. One change involves installing technology that can harness the methane emitted when human solid waste is processed, turning it into renewable natural gas, a process some municipalities have already implemented.

The energy could be used to power the wastewater plant, homes and commercial buildings or become an alternate fuel for ART buses. The “sludge” created through this process can also be used as a fertilizer for gardens, forests, farms and lawns. (If you’ve ever used Milorganite brand fertilizer, you’ve used dried sewage sludge from Milwaukee.)

How sewage can become power (via Arlington County)

Improvements to the wastewater treatment facility, to the tune of $156 million, are part of a $177 million bond request for utilities upgrades, which also includes improvements the regional Washington Aqueduct system ($15 million) and new gravity transmission mains ($3 million).

Funding for this work would come from a half-billion dollar bond referenda that voters will be considering on Election Day tomorrow (Tuesday). Over $510 million will go toward this work as well as a host of initiatives, upgrades and maintenance projects that Arlington County adopted as part of its 2023-32 Capital Improvement Plan.

Some big-ticket items have already grabbed headlines, like the $136 million requested to build a new Arlington Career Center campus and $2 million to design a proposed Arlington Boathouse on the Potomac River near Rosslyn. But there are dozens of other upgrades proposed for facilities that Arlingtonians of all ages use on a regular, and sometimes daily, basis.

Renovations to existing county buildings and the construction of new ones surpass $53 million.

Highlights include:

  • $13.1 million for various renovations to Arlington’s police headquarters and, for the county’s courts building, technology upgrades, new finishes, a redesigned entrance and a relocated Juvenile and Domestic Relations Courts division.
  • $12 million to fund the construction and renovation of some floors of 2020 14th Street N. to make room for ACFD Fire Marshal and Battalion Chiefs offices and other public safety staff and functions. It will also see the replacement of the building’s 60-year-old HVAC system.
  • $7.5 million to acquire land next to the Serrano Apartments to build a fire station there and improve response times on the west end of Columbia Pike, given the pace of development along the Pike.

Overall, Arlington Public Schools is asking for $165 million. Of that, some $12.24 million would pay for safer school entrances, a measure many school systems nationwide are implementing in the wake of high-profile shootings, and new kitchens to allow more meals to be made in-house.

“Upgraded kitchens will allow students to eat high-quality meals that include more fresh fruits and vegetables that are prepared on-site,” according to APS. “The entrance and security vestibule updates will comply with current safety and security standards while ensuring all visitors check in at the main office.”

Existing and modernized school kitchens (via APS)

Another $16.8 million would pay for a new roof for Escuela Key, the Spanish-language immersion elementary school, HVAC replacement at Hoffman-Boston Elementary School and lighting upgrades across schools.

The Arlington Dept. of Parks and Recreation is asking for nearly $22.5 million for a dozen projects.

That includes some funding $1.5 million to replace and renovate some stretches of the county’s nearly 40 miles of off-street, multi-purpose trails, 56 pedestrian bridges and 11 low-water fords.

Preschool- and school-aged kids could have new playgrounds at Bailey’s Branch, Monroe and Woodmont parks sometime in 2024 ($2.8 million). Douglas Park will see $2 million in improvements, including a new picnic shelter, pedestrian bridge, stormwater management, invasive species removal and reforestation.

Athletes who play at Kenmore Middle School could have new turf fields ($300,000).

There’s $1.1 million in funding to design new facilities at Short Bridge Park, near the border of the City of Alexandria, as well as $1.8 million to redesign Gateway Park in Rosslyn, which the budget says is “difficult and dangerous to access due to the surrounding high-speed roadways” and is “under-utilized.”

People who live in the Ballston and Virginia Square areas would be able to get in on the ground floor of master planning processes ($1.5 million) next year to upgrade Maury, Herselle Milliken and Gum Ball parks starting as early as 2025.

The second, $4.4 million phase of work on Jennie Dean Park will move forward, including demolishing the existing WETA building, two parking lots and a portion of 27th Street S., installing a lighted basketball court and converting the existing court for tennis use.

The growing pickleball population, sometimes at odds with neighbors, and the dirt trail-less mountain bike enthusiasts could get new facilities through $2 million to convert tennis courts at Walter Reed Community Center for pickleball use, draw pickleball lines on some multi-use courts and fund “design improvements to natural surface trails and mountain biking improvements.”

(more…)

New grant program will support men leaving Arlington County jail

By Jo DeVoe
Jail entrance at the Arlington County Detention Facility

New grant funding will expand re-entry services for men incarcerated in Arlington County jail as they prepare to return home.

The $750,000 grant, available for three years, comes from the U.S. Justice Department’s Bureau of Justice Assistance.

Local nonprofit Offender Aid and Restoration, which provides 60% of the transition services offered at the Arlington County Detention Facility through the Community Readiness Unit (CRU), applied for the grant in May.

OAR has been heavily involved in the CRU since its inception seven years ago. The organization decided to fundraise to support their existing work and do more, according to Executive Director Elizabeth Jones Valderrama.

The new program “will have major long-term public safety benefits and will provide people coming home with badly needed support,” Valderrama said in a statement. “Research shows that in order to mitigate against the harm and discrimination that impact those who are incarcerated, individuals must have access to robust wraparound programming both before and after release.”

CRU provides daily programming on topics such as parenting, conflict resolution, healthy relationships, entrepreneurship, ethics, social justice, wellness and substance use regulation, she said. OAR also offers job training, therapy and basic Spanish.

Dubbed “Project Second and Fair Chances for Individuals and Families,” the plan includes hiring additional staff and purchasing more resources to improve its offerings. It will allow the nonprofit to work with 40 men nine months prior to their release and up to 18 months after their release.

Valderrama told ARLnow the grant will pay for:

  • two new therapeutic staff and additional therapeutic resources.
  • a new tool to evaluate participants and identify appropriate therapeutic supports and post-release plan
  • a third-party evaluator to gauge participants’ success and identify gaps in the nonprofit’s funding programming

Men who participate in the new program will have access to a range of pre-release services, including:

  • risk assessments
  • one-on-one reentry coaching and planning
  • weekly workshops about subjects like co-parenting, employment retention and conflict resolution
  • cognitive-behavioral therapies and psychotherapy

After their release, OAR’s “Project Second and Fair Chances for Individuals and Families” will provide:

  • intensive case management
  • psychotherapy
  • facilitated support groups
  • family support and reunification
  • referrals for educational and vocational training

“Currently, OAR follows participants for three months-post release before transitioning them to other partners,” Valderrama tells ARLnow. “The grant will allow OAR to do more for participants, for a longer period of time after release.”

After the money runs out in three years, OAR will need to seek out more funding to sustain the program.

The Arlington County Sheriff’s Office said it is thrilled to keep working with OAR and expanding resources for incarcerated individuals.

“Most of those incarcerated will return to our community and my staff and I are committed to offering programs and additional services to help their transition and ensure their success,” said Sheriff Beth Arthur in a statement to ARLnow.

In her statement, Valderrama said the grant will mostly serve to uplift Black men as they transition back to their communities.

“Seventy percent of OAR’s reentry participants are Black, compared to only 4-12% of the Arlington area, which reflects the institutional racism and anti-Blackness pervading our country and the criminal legal system,” Valderrama said.

Additionally, 80% live in poverty and 40% experience homelessness after their release, according to OAR.

Construction activity starts on the vacant Wendy’s lot in Courthouse

By Jo DeVoe
1/4

Early site work appears to have started at the long-vacant former Wendy’s lot in Courthouse.

Greystar Real Estate Partners is building an apartment building at 2025 Clarendon Blvd, about a block from the Courthouse Metro station, where the fast food spot and a bank used to be.

And this week, people nearby have observed that a fence has gone up and digging has started.

This June, Greystar has applied for permits for sheeting and shoring work as well as for construction of a two-level underground parking garage and the 16-story apartment building with an in-ground, rooftop pool, according to Arlington County permit records.

Those plans are still being reviewed.

Permits for 2025 Clarendon Blvd (via Arlington County)

Representatives from Greystar were not able to respond by deadline to comment with a construction timeline.

Greystar will turn the 0.57-acre lot into a 16-story apartment building with 231 residential units and 4,000 square feet of ground-floor retail. Residents will have 75 vehicle parking spaces and one bike parking spot for every unit.

As part of the project, Greystar is adding a public plaza at the tip of western edge of the site — in a prominent location a block from the Metro station, where N. Courthouse Road and Wilson and Clarendon Blvd intersect — as well as an alley along the eastern edge.

Before and after Greystar removed columns on the ground to open up the plaza proposed for 2025 Clarendon Blvd (via Arlington County)

The planned building will be taller than what plans for the neighborhood recommend. Greystar was able to nearly double the number of units and increase the building height by six stories by transferring development rights from Wakefield Manor, a small garden-apartment complex deemed to be historic, less than a half-mile away.

The Wendy’s and bank were torn down and initially set to be replaced with a 12-story office building, which was never built because the developer, Carr Properties, couldn’t find a tenant.

For years, the lot sat vacant. It most recently was used as a staging area for 2000 Clarendon, a condo project across the street, while Greystar bought the site and worked up apartment plans.

Meanwhile, construction continues across the street at “The Commodore” apartments. Construction crews officially broke ground on the project in October 2021 and has been adding floors at a relatively quick pace as of late.

“The Commodore” replaces low-slung brick commercial buildings that housed Jerry’s Subs, Cosi, Boston Market and Summers Restaurant. Completion of the 20-story, 423-unit building is expected next fall, Greystar previously said in a press release.

The Commodore’s ground floor retail space is close to being leased out, according to CBRE. Five businesses have struck preliminary agreements to move into the building, while one retail space is still available for leasing.

The real estate company says it’s focused on attracting “a mix of local and regional food & beverage offerings as well as daily goods & service offerings, from conveniences to luxuries, for the [Courthouse] and Clarendon communities.”

The project, located in the “Landmark Block” in Courthouse, is poised to realize a significant portion of a 2015 vision to redevelop a portion of the neighborhood dubbed “Courthouse Square” and centered around the county’s surface parking lot.

NEW: County Board says draft Missing Middle changes respond to community concerns

By Jo DeVoe
An duplex in Halls Hill while it was under construction (via Arlington County)

The Arlington County Board says a draft version of zoning changes that could allow Missing Middle housing types includes provisions that respond to community concerns raised this fall.

After contentious meetings this summer, the county hosted community conversations and information sessions to gather more feedback from residents and share more information about its proposal to allow “middle housing” types — ranging from duplexes to eight-plexes — in districts zoned for single-family homes.

The new draft document, released Monday night, allows the by-right construction of duplexes, three-unit townhouses and multifamily buildings with up to eight units on lots no larger than one acre in districts currently only zoned for single-family homes. (Lots greater than one acre would require the county’s site review process that incorporates public hearings.)

The new additions address the number of units allowed per lot, parking requirements, tree loss and the overall impact of Missing Middle on the pace of redevelopment, per a County Board letter to the Planning Commission describing the draft.

“The input from so many members of the Arlington community has shaped the options for text amendments that are now before you for consideration,” the Board letter says. “The Phase 3 Preliminary Policy Approaches and Considerations — options which this text could effectuate — reflect key areas of community feedback.”

Now, the Arlington County Board is set to decide whether density should be determined by the size of the lot, or if all lots should allow up to eight-unit buildings, as long as the building footprint does not exceed a certain level.

Missing Middle proponent Jane Green, representing YIMBYs for Northern Virginia, said the tiering proposal “is reasonable and codifies what would mostly happen based on the reality of building code restrictions.”

Another proponent, a longtime housing researcher Michael Spotts, said in a thread on Twitter that he prefers allowing eight-unit buildings everywhere, but the tiered option “seems flexible enough to enable MM while addressing concerns about massing on smaller lots.”

Regarding parking, there are new limits placed on the number of spots required per building that vary based on proximity to transit and whether the building is on a cul-de-sac.

The draft text would require at least .5 parking spaces per unit within a certain distance of transit, and at least one parking space per unit for dwellings on a cul-de-sac, regardless of proximity to transit.

For advocates, that’s too much parking. Spotts noted he thinks the parking standards are “a bit too high,” but, he added, “I like that they allow for administrative approval for off-street parking reductions if on-site parking is available. ”

This marks a departure from other municipalities that have already approved Missing Middle housing. Both Portland and Minneapolis removed parking minimums to encourage construction of these housing types.

Transit proximity map (via Arlington County)

As for trees, the draft proposes requiring at least one tree for every dwelling unit on a lot.

While Green and Spotts said the provision on trees highlights the county’s willingness to listen and change, Missing Middle opponents are not so sure.

“The new draft Missing Middle plan shows that the County Board is listening to its critics,” Green said. “It provides options that address tree canopy, the potential of limiting higher unit buildings to larger lots and adjusting parking requirements by proximity to transit.”

Anne Bodine, of Arlingtonians for Our Sustainable Future, which opposes the proposal, said “it sounds good at first glance, but I’m not sure how it clicks with” state tree planting requirements.

Lastly, regarding the limits on the pace of development, staff have included “placeholder” language floating the idea of annual caps on development or neighborhood-based caps to prevent high concentrations of projects in some areas and little change in others.

That responds to concerns that neighborhoods with relatively less expensive homes and land values, such as Halls Hill, will see more development than more expensive neighborhoods further north.

But YIMBYs of NOVA is urging the county to adopt options providing “the fewest barriers to building new housing,” Green said.

“In particular, the County should reject options that allow caps on the number of units per year,” she said. “Addressing our housing crisis cannot wait.”

(more…)

A kid nearly fell through a rotting utility cover along Route 50

By Jo DeVoe
1/3

A few weeks ago, seven-year-old Desmond Kelly was walking to school when he stepped on a utility cover and it collapsed.

“I didn’t know what to do so I put my arms out,” he said. “I was pretty shocked and amazed that I was able to catch myself before my feet hit the bottom.”

The fall happened at the northeast corner of S. Glebe Road and Arlington Blvd (Route 50), near Alice West Fleet Elementary School. His mother, Genevieve, said her son’s feet never touched the ground because the hole was so deep.

“It turns out that the cover gave way under his small body weight because it was made of rotted wood,” she said. “My son was agile enough to stick his elbows out to prevent himself from falling all the way through to the bottom of the hole and possibly breaking a leg.”

When Desmond’s mother reached out to ARLnow over the weekend, she noted the utility cover had yet to be repaired, although the issue happened several weeks ago.

“And other covers nearby look like they are about to cave in,” she said, including the utility cover at the southeast corner of the same intersection.

This cover is an access point for an underground fiber cable. Arlington County has about 1,700 “handholes” for fiber cable and other electrical cables linked to things like traffic signals or streetlights.

For issues with publicly and privately owned handholes — which are typically small and shallow, allowing workers to reach in and access the cables inside — the county in part relies on residents noticing and reporting issues through its Report-a-Problem tool. Using the online form, people can also bring attention to potholes, street light outages and make other maintenance requests.

This utility cover in question belongs to FiberLight, according to the Arlington Dept. of Environmental Services.

“When DES went out to inspect the area today, they placed the temporary metal cover and cones,” spokeswoman Katie O’Brien said. “FiberLight has been notified of the issue and are working with their contractor to repair it.”

DES also reached out to Level 3 Communications, the owner of the utility cover at the southeast corner of the eastbound on-ramp to Arlington Blvd, from S. Glebe Road, she said.

“The County has reached out to them and has requested that they inspect their cover and replace it if necessary,” she said.

People can report utility cover issues through the Report-a-Problem tool under “Utility Cover Damaged/Missing,” O’Brien said.

A screenshot of the Report-a-Problem tool (courtesy of Dept. of Environmental Services)

EXCLUSIVE: Opioid epidemic infiltrates Arlington Public Schools

By Jo DeVoe
Counterfeit OxyContin with fentanyl, also known as ‘blues’ (via Drug Enforcement Agency/Flickr)

(Updated 11/02/22 at 9:20 a.m.) “Do you know how it feels to look at your daughter when she can’t move her eyes?”

That’s an Arlington mother, who spoke to ARLnow on the condition of anonymity, about a recent fentanyl overdose her 13-year-old daughter survived. It happened off school grounds, but the mother believes her daughter took the drugs during school hours.

Parents and school community leaders who have spoken with ARLnow say that students in middle and high school are able to access counterfeit prescription oxycodone laced with fentanyl at or near schools.

The mother who spoke to ARLnow said her daughter started vaping nicotine and marijuana in middle school, and by the end of eighth grade, got a hold of counterfeit Percocet — a mixture of oxycodone and acetaminophen — cut with fentanyl.

“The only thing I want is for the parents to know that kids can get every kind of drug inside the schools,” she said through a Spanish-language interpreter. “I want them to be conscious and aware of what’s going on in the school. I don’t want other parents to go through what I went through and I want the schools to pay more attention.”

It has been difficult to quantify drug use among Arlington students. Parents fear parent-shaming — but the mother who spoke with ARLnow did say three other moms she knows are struggling with the same problems — and ARLnow couldn’t get data specific to drug overdoses involving minors.

The Arlington County Police Department provided the number of calls for service to Arlington Public Schools buildings involving reports of an overdose, which encompasses use of prescription drugs, illegal substances or alcohol.

The data shows there has been a relatively small but steady number of calls to buildings since 2018. Although there was a brief drop when schools were closed during the early stages of the pandemic, the rate hasn’t changed despite the decision to remove School Resource Officers from school grounds.

Overdose calls to Arlington Public Schools buildings (courtesy of ACPD)

“Overall, the volume of juvenile-involved opioid cases remains limited across Arlington, however, all cases involving opioids are taken seriously and thoroughly investigated,” ACPD spokeswoman Ashley Savage said.

Anecdotally, there were three overdoses last academic year, according to Elder Julio Basurto and Janeth Valenzuela, who founded Juntos en Justicia, an advocacy group representing Arlington’s Latino population. This school year, they have only heard of the overdose involving the 13-year-old girl mentioned earlier.

Basurto and Valenzuela noted that they have heard teens take the drugs in the bathrooms and distribute them in nearby parks and by vape shops near the schools.

“It’s getting out of hand,” Valenzuela said. “If we don’t do anything to correct this we’ll lose a generation.”

https://twitter.com/ElderBasurto/status/1583435692331257856

What’s going on

Basurto said he has heard different descriptions of what kids are taking, and that ambiguity is part of the problem.

“We can’t confirm exactly what it is,” he said. “Something they smoke, something square in their mouth, they get high off that.”

He described some students obtaining blue pills that are then crushed into aluminum foil. Those are counterfeit oxycodone pills, known as “blues” or “M30s.”

“The real concern, the real worry, is these counterfeit pressed pills,” says Jim Dooley, who has taught more than 900 Arlingtonians how to administer Narcan through the Arlington Addiction Recovery Initiative. “What kids are getting — and adults — in a large number of cases, are pills that look identical to commercially manufactured pills: Adderall for attention, Xanax for anxiety.”

(more…)

With one week to Election Day, challengers seek advantage and differentiation

By Jo DeVoe
Candidates for Virginia’s 8th Congressional District during a public forum in September (via Arlington County Civic Federation/Facebook)

It’s not easy to beat a Democratic incumbent or endorsee in deep blue Arlington, but independent and GOP candidates in local races are trying to find ways to do just that in the days approaching next week’s general election.

Rep. Don Beyer, who is running to be re-elected to Virginia’s 8th Congressional District, is trading political punches with his challenger Karina Lipsman over news of an investigation into one his staff members.

Barbara Hamlett, a scheduler for Beyer, allegedly reached out to other congressional aides to set up meetings with Chinese embassy members to discuss policy, National Review reported.

“From the moment he learned of these inappropriate activities, Rep. Beyer closely followed directions of security officials, and the staffer is no longer employed by his office,” Beyer spokesman Aaron Fritschner told ARLnow in a statement. “He has been and remains a prominent critic of China’s record on human rights, its threatening behavior towards Taiwan, and its totalitarian repression of its citizens.”

Hamlett “did not have any national security or foreign policy role or influence,” and “inappropriately tried to connect staff in Republican offices with Chinese Embassy staff without Rep. Beyer’s knowledge or consent,” Fritschner said.

ARLnow asked what additional steps Beyer’s office has considered taking to prevent this from happening again. Fritschner said all he can say is that “we are working with security officials to address the issue.”

Lipsman has called for Beyer’s removal from Congressional committees and for a Congressional investigation. Beyer sits on the House Ways and Means Committee and the Joint Economic Committee.

“I have been part of investigations on sensitive national security subjects before, and it’s very clear to me that, based on what we know, this matter must be thoroughly investigated by Congress,” she said. “The extent of Beyer’s office’s ties to the Chinese government needs to be determined, so the level of national security risk can be determined. His office has clearly been compromised. Again, I’ve held top-level security clearances for years and this situation is well within my experience. It needs to be treated extremely seriously.”

Lipsman said she has served for 14 years in the U.S. defense and intelligence communities and has had security clearances “exceeding Top Secret.”

Fritschner said Lipsman’s “baseless, Trumpian insinuations are reminiscent of her previous declaration that ‘Fauci should be jailed.'”

“Lipsman’s unserious demands are a ploy for attention and money, not a genuine concern about national security, which is why she is fundraising off them,” he said. “In reality, when she was busy scrubbing mentions of her opposition to abortion rights from her website in August, Congressman Beyer was in Taiwan standing with our allies in defense of freedom. Lipsman would rather make political hay out of this than talk about her backing for House Republican leadership which wants to wreck the economy, make inflation worse, cut Social Security and Medicare, and cut off support for Ukraine. We are confident that Northern Virginians will see through her.”

The back-and-forth comes a week before the election. This year, registered voters in Arlington can cast their ballots for the Arlington County Board, School Board and Virginia’s 8th Congressional district, as well as six local bond referenda totaling $510 million. For those who are still on the fence, ARLnow will publish, as we do every local election cycle, candidate essays on Friday.

Early voting numbers are down compared with 2021. As of the end of the day yesterday (Monday), about 11,600 people had voted, Arlington Director of Elections Gretchen Reinemeyer said. That tracks with the muted start to early voting in September.

“On average, we’ve been slightly slower than last year’s election,” she said.

A week prior to the election last year, about 15,400 people had voted.

(more…)

Portland and Minneapolis allow ‘Missing Middle’ housing. So far, new construction has been modest.

By Jo DeVoe
1/6

(Updated at 4:30 p.m.) Arlington County is gearing up to make a decision on whether to rezone areas that only allow single-family detached homes.

And the debate has gotten fierce.

Proponents say the changes will give renters, middle-income residents and many people of color a fighting chance to buy in Arlington. Opponents say the plan will forever change local neighborhoods, won’t serve lower-income residents, will displace seniors and and people of color, and will cut the county’s tree canopy.

Two cities — Portland, Oregon (pop. 641,162) and Minneapolis, Minnesota (pop. 425,336) — have walked this path before, enacting similar policies in 2020 and 2018, respectively.

Both policies were described as controversial, as local officials considered whether to adopt them. In Portland, concerns over displacement of low-income renters led some officials to vote against the changes. In Minneapolis, support for the change among local officials was near-unanimous despite some vocal opposition, deemed NIMBYism in a 2019 article in The Atlantic.

Since then, both municipalities have clocked a modest number of “middle housing” units. A similar story could play out in Arlington, where the county estimates about 19-21 units could be built per year, but support for and opposition to “Missing Middle” continues to intensify.

“Our goal wasn’t really to drastically change the landscape of our primarily single-family neighborhoods,” Jason Wittenberg, the manager of Code Development for the City of Minneapolis, tells ARLnow. “It was always our expectation that duplexes and triplexes would be added in a very incremental way, which is how that has played out.”

He noted that both proponents and opponents “are a little surprised by the fact that it’s not a real rapid change.”

New housing data from Minneapolis (courtesy of CPED)

In a typical year, Minneapolis grants permits for over 3,000 new housing units. The 64 duplexes, or 128 units, built over the past 2.5 years as a result of the zoning change are “a small fraction of the overall housing supply,” Wittenberg said.

“Our feeling is that this is not insignificant,” he said. “Over time, that’s hundreds of units between now and 2040 that wouldn’t have existed.”

Meanwhile, there’s been a drop in single-family home construction, which predated the adoption of the new zoning laws and likely had to do with the pandemic, civic unrest in the wake of the murder of George Floyd, supply chain shortages and rising construction costs, Wittenberg said.

This “it’s more than the status quo” sentiment is shared in Portland.

From Aug. 1, 2021 to Aug. 1, 2022, slightly less than half of new development consisted of “middle housing,” according to a presentation by city planner Sandra Wood during a conference hosted at George Mason University earlier this month.

Of the 196 sites developed or redeveloped, 89 had two to four units on them, yielding 289 units.

“Two hundred more units were built on those middle housing sites than would otherwise have been built, had this all been redeveloped, they would’ve just been single-family houses,” Wood said at the time.

That fits with the overarching reason for the zoning changes in Portland.

“Overall, what we’re aiming for is to increase access to more types of housing in all Portland neighborhoods, allowing more units at lower prices on every lot, and applying new limits to the building scale and heights and reducing displacement overall, which we don’t know the results of yet, but we will be monitoring,” Wood said.

New housing data from Portland (courtesy of BPS)

The most common new housing type in Minneapolis is the duplex. About half of duplexes were built in zones that were formerly restricted to single-family homes, Wittenberg said.

Meanwhile, the most common “middle” housing type in Portland is a quadplex.

“We expected duplexes might be because of our small site sizes but fourplexes have outstripped duplexes by quite a bit,” Wood said.

Prior to the ordinance updates, Portland’s lowest-density neighborhoods allowed single-family homes, accessory dwelling units and corner-lot duplexes. The ADU program has been successful, she said, with 5,000 ADUs built so far.

Similar ADUs have started popping up in Arlington since the Arlington County Board approved them in 2019, but developers and economists say the building rate has been hampered by county policies and financing hurdles.

(more…)

VDOT looks to repair ‘deteriorating’ I-66 overpass and parking lot

By Jo DeVoe
1/5

The parking garage over I-66 near Ballston is falling apart and needs repairs, says the Virginia Department of Transportation.

The garage sits above I-66 between N. Stafford and Quincy streets, next to Washington-Liberty High School. It serves as the primary parking area for the school and is the site of a seasonal flea market, called the Arlington Civitan Open Air Market.

VDOT has launched a public engagement period to brief locals on the garage’s deteriorating condition and the $2.7 million in planned improvements. Through next Monday, Nov. 7, people can provide comments online in a survey and by email or postal mail.

The state transportation department says it aims to minimize traffic disruptions and keep most parking spaces available during construction. VDOT expects to send out the project for bid next summer and to start work in the fall of 2023, with construction wrapping up in about six months.

“The purpose of this project is to address various conditions identified through routine inspections that are likely to deteriorate further if not repaired soon,” a VDOT staff member said in a presentation. “Delaying action could allow some of them to become critical requiring much more extensive, expensive and disruptive repairs down the road. The repairs will ensure the structure remains safe for all users for years to come.”

The garage was built in 1982, and since then, there has been no major work performed beyond routine maintenance, VDOT Communications Coordinator Mike Murphy tells ARLnow.

After 40 years of exposure to the elements — including cycles of freezing and thawing, anti-icing salts, and high temperatures — the garage’s columns and surfaces are worse for wear, according to the state transportation department’s presentation. The presenter said these signs of deterioration are typical of structures this age.

Slides showing deterioration of the I-66 overpass and parking lot (via VDOT)

Some columns on the garage’s lower level need significant repairs to ensure its structural integrity, the presenter said. Leaking water has caused the reinforcing steel within the concrete to corrode, causing the concrete to break in flakes.

Slides showing deterioration of the I-66 overpass and parking lot (via VDOT)

In one phase of the project, traffic lanes on I-66 will be shifted to the outside lane and the shoulder to allow work along the median, per the presentation. Lane closures are expected to be limited to single lanes.

“The majority of repair work occurs on the lower level along I-66, which is isolated from parking areas of the garage,” the VDOT staff member said. “There will be no changes to local traffic patterns or pedestrian flow on N. Quincy Street, N. Stafford Street, or 15th Street N.”

No impacts to the Custis Trail — which runs parallel to I-66 under the garage — are anticipated at this time, Murphy said.

Software development startup Cosmonic announces $8.5M in seed funding

By Jo DeVoe

Sponsored by Monday Properties and written by ARLnow, Startup Monday is a weekly column that highlights Arlington-based startups, founders, and local tech news. Monday Properties is proudly featuring 1515 Wilson Blvd in Rosslyn. 

Cosmonic, a software startup founded by a Cherrydale resident, just announced $8.5 million in seed funding.

The company provides developers with tools and services that make it easier for them to build software applications in the cloud — like Amazon’s AWS or Microsoft’s Azure — rather than building such applications in traditional data centers and then retrofitting them for the cloud.

“We are on a mission to bring back joy to the art of developing cloud-native software,” said co-founder and CEO Liam Randall in a press release.

Over the last decade, many companies have transitioned from running their software applications using in-house hardware to running them on “cloud” servers accessed via the internet. But Randall said this transition has mired software development in complexities, which has slowed down innovation.

So Cosmonic’s tools make it easier to build software applications on a “cloud-native” platform, which requires no hardware, needs 95% less coding and is more secure, he says.

Randall tells ARLnow he got the idea to found the company after he helped build this new platform while working as the vice president of innovation for Capital One in Tysons.

“Capital One was wonderful because it gave me insight into the complexities of operating thousands of applications over long periods — and we built an open-source platform called wasmCloud to help solve those,” he said.

Cosmonic logo (courtesy photo)

Relying on that experience, he said in the press release that Cosmonic’s tools will change how applications are developed, deployed and managed.

“The funding will enable us to support developers working in early-stage, rapid and interactive environments — allowing them to transform applications from napkin sketch to scale in minutes,” he said in the statement. “Future releases will offer the advantages of high reliability and lower long-term software maintenance costs.”

Randall said he founded the company in 2021, adding that the name refers to how it allows companies to operate in any cloud.

“As it transcends our current method of deploying applications into a single cloud, we wanted to convey the vastness of space — Cosmonic was designed around quickly enabling secure distributed software,” he said.

Currently, the startup employs 10 people full time and has a dozen part time employees. Randall says he intends to hire more people over the next few months as the product goes to market.

Randall has worked in the D.C. area for many years. Before working at Capital One, he founded a company, Critical Stack, which he later sold to the financial firm, which is headquartered in Tysons.

When he’s not starting companies, Randall says he can be found with his wife and three kids enjoying the Custis Trail.

Crosswalk repainting on Langston Blvd in East Falls Church slated to begin today

By Jo DeVoe
1/3

Unmarked or temporarily marked crosswalks along Langston Blvd are slated to be painted today (Friday), weather permitting.

The repainting activity comes nearly two months after the Virginia Department of Transportation paved Langston Blvd from Washington Blvd to N. Glebe Road, in East Falls Church, and from Military Road to N. Kenmore Street, in Cherrydale, according to a paving map.

VDOT, which manages the road, finished the repaving projects at the start of September, as part of its annual road repaving and repainting schedule.

According to the state transportation department, the lag between paving and painting is not uncommon.

“As the line painting contractors are different than the milling/paving contractors, sometimes schedules don’t line up as smoothly,” VDOT spokeswoman Ellen Kamilakis tells ARLnow.

Arlington County and some residents tell ARLnow they have raised concerns about the lag with state transportation department.

“VDOT is aware of our concerns and are working to complete the markings on Langston Blvd,” Arlington Dept. of Environmental Services spokeswoman Katie O’Brien said.

The repainting comes while pedestrian safety occupies the minds of Arlington County Board members, local advocates and residents. In recent months, drivers struck and killed two pedestrians: one woman near Thomas Jefferson Middle School was killed by an alleged drunk driver and a woman near Nottingham Elementary School was killed in a crash, which police are still investigating.

While VDOT repaves state routes, Arlington County does take advantage of the state’s schedule to consider changes to the streets under its purview through its Resurfacing for Complete Streets program, O’Brien said.

“For roadways maintained by VDOT, Arlington does coordinate with VDOT on improvements,” she said. “For example, this year VDOT will be adding crossing enhancements on Langston Blvd at our request.”

These include high visibility crosswalk markings, advance yield signs and markings, she says.

She added that the county coordinated with the state to “upgrade the two uncontrolled crosswalks at the intersections of Langston Blvd and N. Oakland Street and Langston Blvd and N. Nelson Street, as well as marking all side streets with high-visibility crosswalks instead of standard crosswalks.”

On Langston Blvd between Military Road and N. Kenmore Street, VDOT will be installing bike lane skip marks through intersections, high-visibility crosswalks along side streets and additional directional markings, according to the county’s first annual Vision Zero report, released this spring.

Arlington County is a year and a half into its Vision Zero initiative that aims to eliminate traffic fatalities and serious injuries. Between January 2021 and March 2022, the county updated 238 crosswalks to high-visibility crosswalks, according to the report.

It also “added new warning signage, pavement yield and high visibility crosswalk markings, and other minor improvements at 12 multilane crossing locations,” after a review of multi-lane crossings, per an August newsletter.

View More Stories