Author: Jo DeVoe

Redevelopment has changed the fabric of Halls Hill. Do residents think ‘Missing Middle’ would help or hurt?

By Jo DeVoe
1/3

The following in-depth local reporting was supported by the ARLnow Press Club. Join today to support local journalism and to get an early look at what we’re planning to cover each day.

Marguarite Gooden, who is now in her 70s, remembers the day that her grandfather, “a sage man,” as she describes him, told her something that would forever alter her family’s course.

“Keep the land,” he said.

When she could afford it, she purchased her first childhood home, which her father built on her grandfather’s property. She then purchased her second, larger childhood home, which her father built across what’s now named Langston Blvd, then Lee Highway, when his wife became pregnant with twins.

“I own both properties and I have had the wherewithal to make sure they’re in trusts, and that my kids and grandkids cannot sell them,” Gooden tells ARLnow.

Gooden, who shared her anecdote during a county-facilitated conversation on the Missing Middle housing study, said in an interview with ARLnow that she is glad she could help her kids stay in Arlington if they wanted. She said she wants teachers, firefighters and nurses at the nearby Virginia Hospital Center to be able to afford to live here, too.

But all around her, new construction in Halls Hill is increasingly unaffordable — a new six-bedroom, single-family home with a modern design recently went for $1.7 million compared to a circa-1995, three-bedroom townhouse went for $825,000. Another new construction, single-family detached home on a dead-end street is listed for sale for $1.9 million.

There are still some relative bargains to be had in the neighborhood, like the five-bedroom rambler that sold for $735,000, but with each “fixer-upper” sale comes with the chance that another huge house from a local builder will replace it.

The pricier homes came at the expense of this historically Black community, Gooden said, as neighbors moved away for more space or cheaper property taxes and sold the property they inherited from their parents and grandparents.

“That completely changed that neighborhood,” Gooden said. “We don’t even know all our neighbors anymore. I used to know everybody.”

After all this upheaval, could the county’s plan to allow two- to eight-unit buildings in single-family neighborhoods create more attainable homeownership opportunities in Halls Hill? Could it prevent future displacement?

It’s unclear.

One prevailing attitude is “something is better than nothing,” but concerns remain that Missing Middle will increase development in Halls Hill without bringing down the price. Certain streets already allow low-density multifamily units, and given the recent sale of two duplexes for $1.2 million apiece, they’re worried new “middle housing” won’t be attainable and won’t stem the tide of gentrification.

“People who live here are worried Halls Hill will be targeted, not more north in Arlington, where options are needed,” said community leader Wilma Jones.

Some developers, meanwhile, are excited to tap into buyers who want homes that feed into Yorktown High School and still have lower property values, at least to compared to other North Arlington neighborhoods.

“There’s such little supply, people want to be anywhere in North Arlington,” said Charles Taylor, the head of acquisitions for Arlington-based Classic Cottages. “It’s pretty schools driven. A lot of times, we don’t granularly pick and choose ‘We want to be in this block or that block,’ it’s like, ‘Hey, this is a lot in North Arlington, it feeds into Yorktown, let’s go there.'”

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County Board wants swifter action after most recent pedestrian death

By Jo DeVoe
Vision Zero team representatives during the Arlington County Board meeting on Oct. 18, 2022 (via Arlington County)

Arlington County Board members have indicated their impatience for traffic changes at an intersection where a woman was fatally struck by a driver two weeks ago.

During a meeting yesterday (Tuesday), Board members received a briefing from team members from Vision Zero — the county’s initiative to eliminate traffic fatalities and serious injuries — about all the work they do after a critical crash.

But Board members were less interested in the process and dwelled more on getting answers to questions like “How long will this take?” and “What can we do now?” Part of that motivation, according to Board Chair Katie Cristol, was that the death of 85-year-old Gwendolyn Hayes felt preventable.

“Any fatal crash is unacceptable to our community, as I know you feel deeply, as do we. And what feels so difficult about Ms. Hayes’ death is the sense that this is one that should have been prevented, especially because of those who had been killed at the same location before her,” she said.

Scene of fatal pedestrian crash along Little Falls Road in the Williamsburg neighborhood (staff photo)

This was the second pedestrian death and the third notable crash in recent months, and the rash has prompted residents to demand more action. Viviana Oxlaj Pérez died in early August after being struck by an alleged drunk driver on 2nd Street S. and Old Glebe Road. A man charged with involuntary manslaughter related to her death has hearings set for February 2023, according to court records.

Shortly after, a child on a bicycle who allegedly pedaled into oncoming traffic was struck at the intersection of 3rd Street S. and S. Carlin Springs Road. Then, Hayes died at the intersection of Little Falls Road and John Marshall Drive.

All three crashes were near schools: Thomas Jefferson Middle School, Kenmore Middle School and Nottingham Elementary School, respectively. And while school zones are slated to get speed cameras, possibly later next year, it won’t help safety at the intersection where Hayes died, which is just outside the school zone boundaries.

Scene of pedestrian struck in the Williamsburg neighborhood (staff photo)

In light of these crashes, Board members pressed staff to give timeframes for the police investigation into Hayes’ and Oxlaj Pérez’s deaths. They asked when police will choose a vendor for speed cameras, and asked if more red light cameras could be installed. They urged staff not to let new research into this intersection slow them down.

“We’ve got a lot of data, we’ve got a lot of information that doesn’t require a lot of time to initiate original research and study,” Board Vice-Chair Christian Dorsey said. “I would encourage us to use the data that we have and the analytical framework and tools we have to work as expeditiously as we can.”

County Board member Matt de Ferranti said he visited with a neighbor near Little Falls Road who always has first aid supplies ready to take care of people who get into crashes. There have been a total of three fatal pedestrian crashes along a two-block stretch of Little Falls Road near Nottingham Elementary School over the past eight years.

De Ferranti said he has seen videos showing how hazardous the conditions are. These are examples of “qualitative data” staff should use to prioritize changes to this intersection, he said.

“I really hope we can be thinking in weeks and not months in terms of additional action,” he said.

Staff at Arlington’s Dept. of Environmental Services, which builds and maintains local roads, say they’re working on preliminary designs for safety improvements, but are waiting for the facts of the police investigation to finalize these designs.

“We are prioritizing this [intersection],” Transportation and Operations Bureau Chief Hui Wang said. “We are trying to see if there are other data we can utilize without the fresh collection.”

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What Gov. Youngkin’s new crime safety program could mean for Arlington

By Jo DeVoe
Police looking for evidence where shots were fired at officers along S. Wakefield Street in Barcroft (staff photo)

(Updated 4:45 p.m.) Gov. Glenn Youngkin has announced he’s increasing funds to police departments in a bid to reduce homicides, shootings and violent crime in Virginia.

The move, part of a new policy initiative from the Republican governor, will have implications for Arlington police, prosecutors and local restorative justice initiatives.

More than $100 million is slated to go toward state and local agencies to fix wage compression, increase recruiting efforts — including an expedited training program for police officers moving from one department to another — and provide more equipment and training, per a press release.

“The Arlington County Police Department (ACPD) has not been in touch with the Governor’s Office regarding yesterday’s announcement,” spokeswoman Ashley Savage tells ARLnow.

While the impact on ACPD is still hazy, Arlington Coalition of Police President Randall Mason confirms ACPD’s struggles with recruitment, retention and pay compression, which were exclusively reported by ARLnow last year, mirror those highlighted in Youngkin’s announcement.

Although the 2023-24 budget will play “the biggest role” in staffing, he said, Mason projects that Youngkin’s sped-up, eight-week training academy could be a boon, as it would make it easier for officers to switch from Maryland and D.C. departments to Arlington’s.

“Getting more officers onto the street quicker would benefit both officers and the public,” he said. “ACPD could see a significant benefit from the lateral academy depending on what happens in the upcoming fiscal year.”

Of ACPD’s 377 authorized, sworn police officers, 278 are able to provide solo law enforcement services, Savage said. Sixty positions are unfilled and 39 officers are in a training or have light duty status.

The police department’s 16% vacancy rate is higher than almost all of ACPD’s regional competitors and that gap is poised to widen, Mason said.

“We are on pace to lose more officers than we hire for the second straight year, increasing our vacancy rate even further,” he said. “That is in spite of ACPD’s recruitment staff traveling all over the East Coast, up to 400 miles away, trying to find new officers.”

Recruitment and retention efforts in Arlington (via Arlington County)

Arlington’s 2022-23 budget includes merit-based increases, signing bonuses and work week reductions to try and address these challenges, but Mason says this doesn’t address another gripe officers have with pay — the county’s pay system.

Unlike other jurisdictions, which reward years of service with set pay increases, Arlington has an “open range” system where officers who have less seniority can end up getting paid more than an officer in their same rank, which is the case for a majority of ACOP members, he said.

“You don’t feel valued for the number of years you’ve been here, when someone who’s been here less time is making more than you,” he said.

Additionally, the hiring challenge comes down to the high cost of living.

“Arlington County is a very expensive place to live and work. Over 60% of ACOP members don’t live in the county,” he said. “It’s ACOP’s opinion that Arlington County’s failure to account for Arlington’s high cost of living is the main explanation for ACPD’s vacancy rate being higher than regional competitors.”

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Missing Middle debate continues amid dueling rallies at County Board meeting

By Jo DeVoe
1/6

(Updated at 3:50 p.m.) The Missing Middle housing debate fueled a tense confrontation and a spat over campaign financing during the Arlington County Board meeting Saturday.

Leading up to the meeting, proponents and opponents rallied outside of county government headquarters in Courthouse. Advocacy group leaders spoke to attendees and NBC 4 over the clang of construction on a new apartment building across the street.

The County Board is gearing up to consider whether to amend the zoning code to allow for buildings with two to eight units on lots that are currently zoned only for single-family detached homes. The Planning Commission and County Board could consider amendments to the proposal over the next few months.

Proponents say the move would give homebuyers more choices in more neighborhoods in a broader range of prices, and help undo the lasting impacts of historically racist zoning policies. Opponents counter these changes will actually displace lower-income residents, won’t decrease home prices, will reduce Arlington’s tree canopy and strain its infrastructure and schools.

In the County Board room this weekend, a resident interrupted the conclusion of an anti-Missing Middle speech to hand each County Board member a rolled-up, printed-out copy of a petition opposing the changes, which had more than 4,460 signatures as of publication.

“No, no — sir, sir, sir — excuse me, please, please, please don’t approach the Board,” said a distressed and frustrated sounding Board Chair Katie Cristol. “Please, can you please go to our Clerk? Sir? Thank you.”

Arlington County Board Chair Katie Cristol directs a resident distributing petitions to the County Clerk (courtesy of David Cheek)

Missing Middle advocate Charles Day then took the podium to say that the status quo — redevelopment of starter homes into larger, multi-million-dollar homes — increases competition for existing market-rate affordable housing, like the garden apartment on Columbia Pike he and his wife live in, thus displacing lower-income families.

“It’s not lost on us that because of lack of starter homes, couples like us are taking up an apartment that a lower-income family might need,” he said. “Unfortunately, most young people don’t have a lot of options… There’s no silver bullet to solve the housing crisis overnight but rents continue to rise and the starter home is becoming a thing of the past.”

After him, independent County Board candidate Audrey Clement, speaking via Zoom, took a shot at the Sun Gazette’s endorsement of her opponent, incumbent Matt de Ferranti. She argued that de Ferranti supports Missing Middle because he’s taking money from construction workers.

“About $50,000 of de Ferranti’s large donor intake is from people and organizations outside the county, mostly outside the state, including $13,500 from construction trade unions destined to benefit from the Missing Middle building boom,” she said. “If the donations from those with no vested interest in the county were subtracted haul, his receipts would shrink to $19,000 and the election would be more competitive.”

According to Virginia Public Access Project, de Ferranti has received roughly $15,000 this year from unions representing construction workers, around the same amount as he received from a single, billionaire-funded education nonprofit.

De Ferranti said he refuses donation from developers and that donations from unions do not change his policy stances.

“I don’t take a dime from developers. In fact, a couple of weeks ago, I learned that one donation that was submitted online had an association with a developer — and I returned it,” de Ferranti said in response. “I have no promises to any of the unions, I merely seek to fight for working people. Let’s have a debate on policy, let’s have a debate on equity, let’s do it civilly, please.”

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JBG Smith files plans to turn RiverHouse parking lots into 1,668 homes

By Jo DeVoe
1/12

(Updated at 4:25 p.m.) Sixty-some years ago, developers paved paradise in Pentagon City and put up parking lots to serve residents of the RiverHouse apartment complex.

And after a few stops and starts, property owner JBG Smith is poised to reach its longtime goal of redeveloping the vast parking expanse along S. Joyce Street, which at this point is only partially utilized by residents. Today (Monday), the developer officially filed its plans to turn parking into apartments with ground floor retail, condos, townhouses and senior living facilities.

JBG Smith plans to preserve the three existing buildings along S. Joyce Street and add 1,668 new units and nearly 28,000 square feet in retail. The proposed development of the 36-acre property will increase density on the site from 49 to 91.3 units per acre.

This filing comes eight months after the Arlington County Board adopted a new sector plan intend to shape development within the 116 acres comprising Pentagon City. It replaced a 45-year-old document that reached the end of its life in the shadow of Amazon’s under-construction second headquarters.

“Following the County’s adoption of the Pentagon City Sector Plan, our team has had the opportunity to meet with local residents, neighbors, County Staff and other community stakeholders,” JBG Smith Senior Vice-President Matt Ginivan said in a statement. “We are grateful for their time, insight and input, which have helped shape our proposed plans for the RiverHouse Neighborhood. We look forward to continuing to collaborate in the coming months as we advance a shared vision for our neighborhood.”

Not all that engagement was positive. Last fall and winter, the plan reignited old concerns about redeveloping the surface parking lots and open spaces surrounding the complex. The density the plan envisioned at the RiverHouse site prompted a group of nearby residents to form a movement criticizing the county for a lack of community engagement and petitioning the County Board to moderate its approach to growth.

An illustrative site plan of the existing RiverHouse high-rises and the proposed infill redevelopments (courtesy of JBG Smith)

Currently, RiverHouse has three apartment buildings:

  • 13-story “James” building at 1111 Army Navy Drive, with 452 units
  • 16-story “Potomac” building at 1400 S. Joyce Street, with 647 units
  • 16-story “Ashley” building at 1600 S. Joyce Street, with 571 units

It also has six tennis courts, a private outdoor dog park, picnic tables, two outdoor swimming pools, a jogging trail and a community garden, according to the complex’s website.

JBG Smith proposes development divided into three parcels:

  • A “north parcel” between James House and Potomac House with:
    • two 7-story, 80-foot tall apartment buildings, one with 401 units and 13,079 square feet of retail and another with 551 units and 14,680 square feet of retail
  • A “central parcel” with:
    • an 88-foot-tall condo building with 164 units
    • a 97-foot-tall building for seniors, with 185 units with options for independent and assisted living and memory care facilities
    • an 84-foot-tall apartment building with 102 units
  • A “south parcel,” located south and west of Ashley House, with:
    • 265 units of three- and four-story townhomes, with two to four bedrooms and a mix of private and communal outdoor spaces

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Zero-waste delivery startup expanding reach in Arlington after $38M in new 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. 

A startup that bills itself as a “modern-day milkman” is deepening its reach in Arlington after securing $38 million in new funding.

The Rounds delivers home essentials, like cleaning supplies, and goods from local companies such as D.C.-based Compass Coffee and Seylou Bakery, in reusable or sustainable packaging. On the same day of each week, members swap their empty containers for replenished products.

After launching in Philadelphia in 2019, The Rounds expanded into D.C., Virginia and Miami over the last year. Today, it serves about 10,000 members, according to a blog post announcing the funding.

The Rounds will be expanding its reach first via pick-up at two locations in Arlington: Compass Coffee in Rosslyn (1201 Wilson Blvd) and Movement Crystal City (1235 S. Clark Street). Pick-up is also available from Alexandria’s Sportrock Climbing Centers (5308 Eisenhower Ave).

“Pickup locations are usually what we start out with in new zip codes where we’re still building up a Member base and setting up our refillment centers in that location, so we usually lean on them as we’re getting set up and then transition to at-door delivery when we can support it,” says Nikhita Prasanna, the chief of staff at The Rounds.

The Rounds is now offering a pick-up option for Arlington residents living in the 22202, 22211, 22213, 22214, 22203, 22204, 22205 and 22206 zip codes, Prasanna says. For now, it’s only delivering to residents in the 22201, 22207 and 22203 zip codes.

As for why The Rounds has chosen climbing gyms, she says that is because a lot of its target audience climbs recreationally.

“When we started doing events at climbing gyms, we noticed that people were super excited about The Rounds and regularly came to the climbing gym as part of their weekly routine,” she tells ARLnow. “So, we worked with our climbing gym partners to set up pickup spots so that when Members come to do their climbing, they can also get refilled. We’re not limited to climbing gyms as the only pick-up spots, but we’ve found that the climbing community tends to be mission-aligned and excited about our service.”

The chief of staff said her team hopes to begin at-door deliveries in these eight Arlington zip codes next year.

That effort could get a boost from an upcoming zoning change. Arlington County may soon allow micro-fulfillment centers as an alternative use for vacant office units, as a way to bring down its 20.8% office vacancy rate and meet an increasing delivery demand.

While Prasanna couldn’t speak to the work the operations team may be doing on this locally, she said that is likely “something we’re exploring to allow us to better serve Arlington residents.”

Meanwhile, The Rounds is looking for more apartment buildings with which to partner.

“We already work with a number building partners in Arlington, and we’re looking to expand partnerships,” she said. “If any reader is excited about our concept and lives in a building they think would be willing to partner, we would love any leads. We’re actively working on building partnerships right now.”

The startup is also planning to use the funding to improve the technology it uses to predict when customers need refills, or its “Psychic Home Manager.”

“We’re able to use technology to build a predictive engine that allows us to anticipate what you need before you run out,” said co-founder Alex Torrey in a statement.

Additionally, The Rounds announced that it is partnering with a tech startup started by General Motors, called BrightDrop, to test out delivery via electric vehicles.

The funding — led by private equity company Redpoint Ventures and venture capital company Andreesen Horowitz — follows a $4 million round of seed funding, per the blog post.

The Rounds co-founders, Alex Torrey and Byungwoo Ko

Arlington’s speed camera program slowly moves forward

By Jo DeVoe
Red light camera in Rosslyn (file photo)

While Fairfax County mulls installing speed cameras, it may be some time before locals see speed cameras go up in Arlington.

In January, the Arlington County Board approved their installation in school and work areas to reduce speed-related crashes in these areas. The move is part of its Vision Zero campaign to eliminate traffic fatalities and injuries.

The Board made its move after the Virginia legislature allowed municipalities to install them in these locations in 2020.

But the Arlington County Police Department is still working on finding a vendor to implement the cameras, says Dept. of Environmental Services spokeswoman Katie O’Brien.

“ACPD is in the process of launching a procurement for a vendor, which is estimated to wrap up in spring 2023,” she tells ARLnow.

Once a vendor is chosen, the pace toward implementation could speed up. O’Brien says the county will have a better idea of where the cameras will go and when they’ll be installed “once vendor procurement is complete.”

The same is true for community updates.

“We will begin further community outreach and education once we are closer to procuring a vendor and beginning implementation, which will likely be in spring 2023,” she said.

Camera locations have not yet been chosen, said O’Brien. But Arlington schools have been close to a number of notable crashes, including a fatal crash involving a motorcyclist in front of Drew Elementary School, a fatal crash involving a pedestrian and a driver near Nottingham Elementary School, a fatal pedestrian crash near Thomas Jefferson Middle School, and a less serious crash involving a cyclist near Kenmore Middle School.

Locations will be chosen based on guidelines that DES has worked on with a consultant. That effort, funded by a Metropolitan Washington Council of Governments grant, is wrapping up, O’Brien said.

“The County (ACPD, APS, and DES) will then collaborate to refine and finalize specifications and guidelines, using the information from the grant project combined with local needs and knowledge,” she said.

Future progress, such as approving the vendor or camera locations, won’t need County Board approval, O’Brien said.

Once installed, cameras will identify and ticket speeding vehicles using radar, and police officers review footage to confirm the speeding violations. Tickets will be issued by mail to drivers traveling at least 10 mph over the speed limit, per state law.

The tickets will cost $50 and won’t result in a points reduction on your driver’s license or impact insurance rates.

“Speed camera fines are intended to encourage people to drive the speed limit,” the county says. “Fines do not generate revenue for police or transportation programs. Rather, fines issued will be distributed to the County’s General Fund. Therefore, there is no incentive to use speed cameras to fund department budgets.”

Community engagement is not set to begin until spring 2023. Previous outreach conducted as part of Arlington’s Vision Zero initiative, which reached more than 1,000 community members, indicated support for the cameras, according to the county.

Likewise, some supported speed cameras during online forums facilitated by Arlington’s Police Practices Work Group, as a way to reduce race- and ethnicity-based disparities in traffic enforcement.

Local private school plans move from Ballston to Rosslyn office space

By Jo DeVoe
1550 Wilson Blvd (via Google Maps)

A private secondary school in Ballston is looking to move to Rosslyn.

The Sycamore School, which has operated at 4600 Fairfax Drive since it began in 2017, will soon lose its home to a residential redevelopment. So it is asking Arlington County for permission to relocate to 1550 Wilson Blvd, near Fire Station 10, offices, apartments and an Arlington Public Schools building

The Sycamore School proposes operating a private school for up to 140 students grades five through 12, along with 40 staff members and teachers, according to a county report. Its campus would comprise 14,000 square feet on the third floor, divided into seven classrooms, a canteen, an art studio, an exercise room and other administrative rooms and amenities.

“The Applicant provides a valuable educational service to the County’s residents by serving a diverse cross-section of students,” writes land use attorney Andrew Painter. “As part of its personalized learning approach, The Sycamore School offers small class sizes at a ratio of one teacher to six students, and provides individualized instruction with self-paced learning and a focus on student choice.”

The Sycamore School floor plan (via Arlington County)

The Sycamore School’s proposed opening hours are 8 a.m. to 5 p.m., with classes occurring Monday through Friday from 8:30 a.m. to 3:30 p.m. Occasional school-related and community-based events may occur in the evenings, and are required to conclude by 11 p.m.

Meanwhile, the County Board approved a new childcare tenant in a nearby office building last month. The Gardner School will set up in the ground-floor retail space of an office building at the corner of Clarendon Blvd and N. Quinn Street (1776 Wilson Blvd).

The Gardner School has locations in seven states, the closest being in Herndon, Virginia.

The child care center will take up about 17,670 square feet, divided into 13 classrooms for preschoolers, toddlers and infants, playrooms and 400 square feet of outdoor play area. There will be up to 28 staff and up to 186 enrolled children.

But with two schools moving into an area with offices, apartment buildings, Arlington Public Schools’ H-B Woodlawn Secondary Program and the Eunice Kennedy Shriver Program, and Fire Station 10, the Rosslyn Business Improvement District expressed some concerns about transportation management.

The Rosslyn BID encouraged the county to “take a holistic approach” to evaluating APS’s transportation management plans for its two programs against those of the new daycare and private school.

Doing so, the BID said, could “help mitigate potential logistical and safety impacts, particularly during pick-up/drop-off hours,” per the report.

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An Ohio museum wants to give away spare pieces of a house it owns, but needs Arlington’s permission

By Jo DeVoe
1/6

A museum in Columbus, Ohio has a piece of post-World War II Arlington history.

Technically, more than one piece — almost an entire enameled steel, prefabricated two-bedroom, one-bathroom house that originally stood in the Columbia Forest neighborhood. In 2011, Arlington County donated the home, a prefabricated steel Lustron house, to the Ohio History Connection (OHC).

Eight years after the museum rebuilt the house and put it on public display, it is looking to get rid of some parts it did not end up incorporating, like a bathroom vanity, trusses and a heating unit, per a county report. It’s offering first dibs to the Arlington County Board, which it has to do, per the terms of the donation a decade ago.

County staff recommend the Board refuse the offer, arguing that the museum is in a better position to place these pieces with other Lustron homeowners, who are mostly in the Midwest. Plus, staff say, the county already has some panelling salvaged from other Lustron homes.

“The proximity of the OHC to a robust network of Lustron Homes and owners in Ohio and beyond provides a better-suited opportunity for these historic items to be feasibly reused,” per a county report.

Arlington County had struggled for years to figure out what to do with this home, which came into its possession about 15 years ago.

Advertised as “the house America is talking about,” several thousand Lustron houses were produced between 1948-1950. Eleven were built in Arlington, giving the county the distinction of having the largest quantity in the D.C. area, per a 2006 board report.

Due to their small size and unusual construction, they “are are at great risk for demolition and are becoming increasingly rare,” according to the report.

By 2005, only six remained in Arlington — and the one in the best condition was Clifford Krowne’s 1,805-square-foot “Westchester Deluxe 02” model in “dove gray.” That year, he told the county he intended to raze the home and redevelop his property, but he offered to delay those plans if the county wanted to preserve the house but put it somewhere else.

The county agreed to pay $18,500 to have a contractor disassemble it. Plans to reassemble it in the Arlington Heights neighborhood never transpired, so it sat in storage in Chantilly, costing the county $4,800 a year, for five years, save for a brief moment of celebrity in New York City’s Museum of Modern Art.

Then, staff found a recipient: the Ohio history society.

“Though the OHC maintains the official Lustron corporate archives in its collection, the organization did not yet own an actual Lustron Home,” according to the 2022 board report. “The OHC agreed to assume all associated costs for shipping the house from Chantilly to Columbus and was eager to use the home for educational and interpretive purposes.”

If the County Board approves the refusal, the last pieces of Arlington’s post-World War II history will go to Lustron homeowners whose homes remain a testament to everything prefabricated homes represented.

“The design and manufacture of Lustrons aimed not just to satisfy an overwhelming and immediate need for affordable housing, but to raise the quality of living for middle-class Americans,” according to the county report. “Lustrons were ingenious not only in their materials, but also for their open floor plan, space-saving built-in cabinetry, and maintenance-free and fireproof all steel construction.”

The Arlington Historical Society is separately in talks with the Ohio museum about taking some pieces, the County Board report notes.

Arlington asks: should Covid-era outdoor dining be a permanent fixture?

By Jo DeVoe

Arlington County is asking locals if they like Covid-era outdoor dining and want it to stay post-pandemic.

One central question in a recently-posted survey is where permanent outdoor dining areas would go. Top contenders appear to be streets, parking spaces and parking lots, according to the survey, which asks respondents if they’re comfortable ceding some parking to outdoor dining experiences.

This feedback form, available online through Friday, Oct. 28, is part of Arlington’s Future of Outdoor Dining Study — appropriately dubbed the “FOOD Study.” The study, first discussed last fall, is the latest step forward for the open-air eating movement, which gained traction during the pandemic.

“The FOOD Study will look at lessons learned from [temporary outdoor restaurant seating areas] and identify recommended amendments to the Zoning Ordinance and Outdoor Café Guidelines to strike an appropriate balance between commercial resiliency and public and community interest,” the webpage said.

In 2020, the Arlington County Board approved a temporary way for restaurants to circumvent the normally lengthy bureaucratic process for getting an outdoor dining permit. Many restaurants debuted these Temporary Outdoor Seating Areas (TOSAs) to make up for lost revenue due to social distancing requirements and diners skittish of indoor spaces, giving guests an arguably safer dining experience in the process.

Since then, the County Board has expanded and molded the ordinance to changing circumstances.

In December, the Board granted restaurant and bar owners the ability to set up TOSAs in common areas, such as plazas. When capacity restrictions were lifted in the spring of 2021, the County Board gave restaurants a way to request temporary certificates of occupancy for their TOSAs so they could operate the seating areas while operating at full capacity indoors.

Now, the county is examining whether it should allow local restaurants to expand their outdoor dining areas on both private and public property permanently, according to the county website.

For instance, the study will look at how much private parking space and public right-of-way cafés should take up, and whether those on private property could continue operating with administrative approval, while those operating in public spaces would need County Board approval.

“Given the public interest, outdoor cafés in public rights-of-way generally face stricter requirements,” the website says. “This approach helps ensure sidewalks continue to serve mobility needs of the public or recreation needs of those enjoying public spaces and aims to protect other community interests and avoid adverse impacts.”

Permanent outdoor dining areas may end up in competition with another in-demand amenity: private parking provided by the restaurant. Currently, county zoning ordinances require one parking space for every six seats in restaurants that are more than 1,000 feet from a Metro station.

A dent in parking might not impact the majority of TOSAs, many of which are concentrated in Metro-accessible areas, such as the Rosslyn-Ballston corridor and in Crystal City and Pentagon City, per a map of existing TOSA locations.

A map of temporary outdoor seating areas (TOSAs) (via Arlington County)

But parking spaces have enough potential that the survey asks respondents what safety features would encourage them to eat in street parking zones or in a parking lot, such as traffic barriers, planters, reflective features and tents.

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JBG Smith asks for more time to negotiate lease for Crystal City library

By Jo DeVoe
1/3

JBG Smith is asking the Arlington County Board for more time to negotiate a lease with the county for a library inside one of its new buildings.

In May 2021, the Arlington County Board approved JBG Smith’s plans to replace Crystal Plaza One (2050 and 2051 S. Bell Street) with two multifamily towers, an “East” and “West” tower, and shift S. Clark Street to the east to create a new S. Clark-Bell Street.

As part of a residential redevelopment project, JBG Smith agreed to financially support a new 7,200-square-foot library branch located in an existing building at 1901 S. Bell Street.

As of now, the developer is predicting it will not make a deadline set as part of conditions for its redevelopment, according to a county report. The conditions require the lease for the library space to be executed when a specific building permit, known as a footing-to-grade permit, is issued as construction progresses at the Crystal Plaza One site.

According to the report, JBG Smith and the county “have been diligently working to complete the lease agreement,” but they won’t be ready before construction reaches the footing-to-grade milestone.

“The result would potentially cause a work stoppage and prolong the construction timeline,” the report says. “To prevent construction delays and allow more time to complete the lease agreement, the applicant proposes to move the deadline for lease execution back to the final building permit for the second building (West Tower). This would provide approximately five months of additional time to complete the lease execution.”

County staff recommend requiring the lease to be executed when the final building permit for the second building is issued, or by April 1, 2023, whichever occurs first.

Additionally, JBG Smith has agreed to revised conditions ensuring it will begin contributing payments for the library’s operations before the footing-to-grade permit is issued.

JBG Smith previously agreed to contribute $250,000 per year, for five years, for a total of $1.25 million, beginning concurrent with the lease execution, per the report. These revisions will allow the payments to begin while the lease is being finalized.

Currently, people who live and work in the area have to cross busy Route 1 to reach the nearest library, the Aurora Hills branch located a few blocks from the Pentagon City mall. Previously, Crystal City residents also had access to a temporary, “pop-up” library.

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