Author: Jo DeVoe

Arlington CivFed’s Missing Middle discussion last night required rules of engagement

By Jo DeVoe
CivFed’s panel on Missing Middle on Tuesday, Oct. 11, 2022 (via Facebook)

Before four panelists could jump into discussing Missing Middle housing, moderators of Arlington County Civic Federation‘s forum last night (Tuesday) did something unusual.

They laid out ground rules for civil discourse, as other community discussions of the county’s proposed zoning changes have gotten loud, and even rowdy.

Arlington County is gearing up to make a decision on whether to allow low-rise, multifamily dwellings to be built on lots currently zoned exclusively for single-family homes. Leading up to the decision, the county and local organizations have been holding many discussions about the potential impacts of these changes.

Panelists, who spoke for themselves, couldn’t discuss their “feelings” and would instead have to provide a citation for every fact or projected outcome, co-moderator Nadia Conyers said. Speakers needed to seek common ground and respect areas of disagreement, and could not attribute motives to what other speakers were saying.

The panelists reviewed each other’s presentations to ensure facts were not misrepresented, co-moderator Jackie Snelling said.

“We spent a lot of time planning this discussion, which is a little different from how our normal discussions go,” she said.

Those in favor of Missing Middle said Arlington’s housing shortage requires the county to do something.

Michael Spotts, the founder of Neighborhood Fundamentals, who has researched housing for the last 15 years, said Arlington as it is currently zoned is running out of developable space. Meanwhile, developers are tearing down starter homes to build so-called McMansions, while certain neighborhoods north of Route 50 are essentially off-limits to renters, he said.

“I believe Arlington does need to grow and continue to add new housing,” Spotts said. “Aside from the economics, I don’t believe it’s fair to say certain neighborhoods shouldn’t have to contribute to meeting the growing need for housing.”

Concentration of home ownership in Arlington County (courtesy of Michael Spotts)

While not a panacea for all of the county’s housing concerns, he says the zoning changes would add units, increase ownership opportunities and marginally cut down on sprawl development in Loudoun, Fairfax and Prince William counties, which in turn has environmental impacts in Arlington.

Affordability matrix for potential homebuyers in Arlington (courtesy of Michael Spotts)

He and Eric Berkey, who chairs Arlington’s Housing Commission, said the changes would help undo the lasting effects of last century’s exclusionary and racist zoning policies. After racially restrictive covenants became illegal, Arlington County used economics to segregate Black people by banning the construction of row houses and creating zones for exclusively single-family detached houses.

“Missing Middle can provide opportunities for more families to live in not just the three or four neighborhoods where we have duplexes, but the entirety of the county in the long term,” Berkey said. “Characters make the neighborhood. It’s important for the county to get rid of these exclusionary housing policies and make sure folks can live in the entirety of our community.”

Single-family detached home occupancy rate by race and ethnicity (via Arlington County)

Opponents Anne Bodine, a member of Arlingtonians for Our Sustainable Future, an advocacy group concerned about rapid growth, and Julie Lee, a member of a coalition of 15 civic association presidents opposed to the framework, said more housing is needed, but Arlington does not need to pick up the slack for a region-wide shortage.

“We cannot solve all of the region’s housing issues, but we should set lofty goals, and we must implement a plan that would achieve our desired objective,” Lee said. “The Missing Middle plan does not do that.”

They argued that the zoning changes won’t make it easier for people of color and low- and middle-income earners to buy here, despite assertions to the contrary by the local chapter of the NAACP and others.

“The county says offering a diversity of housing types is a key Missing Middle goal. Why do we need diverse housing types that don’t promote racial and economic diversity?” Bodine said. “A household needs to earn 118% of the area median income to afford the cheapest Missing Middle unit of $416,000. Looking at current Arlington populations, senior, Hispanic and Black median household incomes fall short. It doesn’t mean none of these groups can afford Missing Middle units, but it shows how slim the chances are.”

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Your next doctor’s appointment could be in Ballston Quarter

By Jo DeVoe
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Ballston Quarter has a 50,000-square-foot vacancy problem.

The redeveloped mall at 4238 Wilson Blvd is home to a rotating roster of restaurants, as well as clothing stores, pet facilities, eye doctors, gaming experiences and other retail businesses, as well as an attached office building and the MedStar Capitals Iceplex.

But filling the retail roster has not been smooth sailing, writes land use attorney Kedrick Whitmore in a letter to the county on behalf of Brookfield Properties, which owns the mall.

Reading the changing economic winds, Brookfield Properties is looking to tack.

During the Arlington County Board meeting this weekend, the Board is slated to review the property owner’s request to lease about 28,000 square feet of second-floor retail space to a medical tenant. This tenant — which was not named — would provide primary care, ear, nose, and throat and eyes and vision specialists, speech therapy and other medical care, according to a staff report.

“Approving this application would help resolve the Project’s significant, systemic leasing challenges and creatively reposition the Mall,” Whitmore writes in the letter, filed last month. “The Applicant envisions a holistic and mutually beneficial relationship between potential medical offices and the local retail and entertainment market.”

New medical offices benefit those living and working in the heart of Ballston, and would result in more patients patronizing local businesses, Whitmore said.

Although current zoning permits office conversions by-right, the mall is governed by a retail plan that requires Brookfield to file a site plan amendment to make the change.

The mall had struggled for years, due to its large size and age, before its redevelopment was approved, with the goal of improving its performance against newer counterparts in the region. The work wrapped up at the end of 2018.

Around the same time, a county retail plan from 2015 recommended pulling storefronts to the street, creating outdoor activity and attractions, and making interior renovations to encourage activity there. The plan also called for “flexibility and creativity” to encourage these changes.

Per the county report, county staff looked over the retail plan and “understand[s] the challenges in leasing second floor internal spaces in a shifting retail market and that these spaces require greater flexibility in terms of permitted uses.”

This request is not out of the blue, either. The report adds that “even at project inception, office tenancy was viewed as a likely leasing option.”

Not everyone agrees with this assessment. The Ballston-Virginia Square Civic Association said it does not believe the change aligns with the retail plan, but should it pass anyway, it suggested the medical provider “target underserved, lower income communities which would benefit most from the easy access to public transportation.”

The mall recently approved another non-retail tenant, which agreed to lease a large space inside the mall: Grace Community Church. Still, tenants are cycling in and out, as there are fewer office workers from the nearby buildings visiting due to the rise of remote work, not to mention the convenience of online shopping.

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Arlington could scrub ‘dance halls’ from its county code books

By Jo DeVoe
The revamped and reopened Clarendon Ballroom (photo courtesy of Albert Ting/B Social Hospitality)

Arlington County code could soon no longer reference “public dance halls” and the dizzying disco the term evokes.

That would mean live entertainment venue operators would be cut loose from paying for a $600 permit annually.

This weekend, the Arlington County Board is slated to hear a request to advertise a public hearing on whether to repeal a section of the county code governing dance halls. If a hearing is approved, the Board could authorize the change next month.

The section of code in question was adopted in 1969, when people were doing the “Funky Chicken.” That year, a state law allowed localities to issue licenses for public dance halls to “regulate and mitigate the land use impacts associated with establishments where dancing occurred,” per a county report.

A Northern Virginia Sun article from the time notes that the first dancing allowed by the permit took place at the Windjammer Lounge of the Twin Bridges Marriott Motor Hotel, the first lodging establishment opened by the now-international hotel chain.

Northern Virginia Sun article on first dance hall permit (via Library of Virginia)

But Arlington County says this regulation is redundant and burdensome for today’s venues hosting DJs remixing Bad Bunny beats.

That’s because four years after the 1969 code was adopted, the county began requiring business owners to obtain a County Board-approved special exception use permit to provide “live entertainment” — a broad category that includes dancing. Anyone looking to allow dancing specifically still needed the dance hall permit.

“These parallel processes effectively result in the Zoning Ordinance being the primary regulatory mechanism for public dance halls with the County Code assuming an administrative function,” according to a county report.

To ease up on live entertainment venues, the county is looking to simplify permitting processes.

Repealing the code, per the report, “both reduces regulatory burdens for small businesses and eliminates unnecessary regulatory processes without adverse impacts to standing policies and practices related to the regulation of live entertainment and public dance halls.”

The county will still regulate live entertainment venues, given the “land use impacts” associated with live venues, such as noise, disorderly guests or frequent police visits. That means there will still be public hearings, when the community can seek redress for potential impacts a venue may have, such as modified hours of operation.

“It is not just that they may be upsetting to neighbors; they are considered impacts because they are potentially ordinance violations,” said Erika Moore, a spokeswoman with the Department of Community, Planning and Development. “For example, music being played would have to violate the Noise Ordinance for it to be considered a land use impact.”

For instance, Arlington had to revoke the live entertainment permits of Pines of Italy and the Purple Lounge, both of which operated from the same building on Columbia Pike, over health and Alcoholic Beverage Control Board violations.

In proposing the change, county staff noted the dwindling number of places seeking dancing permits. For instance, the Salsa Room moved from Columbia Pike to the current Palladium space at 1524 Spring Hill Road in Tysons in March 2020.

“The current number of public dance hall permits represents a reduction of 60% in the total number of public dance halls over the past 5 years,” the report said.

The Zoning Division issued 10 public dance hall permits in the past 12 months, per the county. They were for:

  • Darna (946 N. Jackson Street)
  • Pike Bolivian Pizza (4111 Columbia Pike)
  • O’Sullivan’s Irish Pub (3207 Washington Blvd.)
  • Restaurante El Salvador (4805 Columbia Pike)
  • Spider Kelly’s (3181 Wilson Blvd)
  • DoubleTree Crystal City Skydome (300 Army Navy Drive)
  • Clarendon Pop-Up (3185 Wilson Blvd)
  • Sushi Rock (1900 Clarendon Blvd)
  • Top of the Town (1400 14th Street N.)
  • Renegade Coffee & Kitchen (3100 Clarendon Blvd)

But that doesn’t mean live entertainment died during the pandemic. Two shuttered venues in Clarendon — Whitlow’s on Wilson and Clarendon Ballroom — have since reopened under new ownership.

In the Whitlow’s space, local restaurateurs Christal and Mike Bramson, who are behind The Lot beer garden, opened B Live and are working to open Coco B’s this fall.

After being home to a series of pop-up bars by the Bramsons, Clarendon Ballroom, was revamped and opened by Michael Darby, a local developer, reality star and former restaurant owner.

How a Penske truck rental lot along Columbia Pike could figure into the Barcroft redevelopment

By Jo DeVoe
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(Updated at 4 p.m. on 12/15/22) The Penske truck rental location on Columbia Pike — which once had an ART bus crash into it and stay there for a month — has closed.

And the replacement for the storefront and expansive parking lot, at the Pike’s intersection with S. George Mason Drive, may be something completely different.

The site is expected to figure into plans from Jair Lynch Real Estate Partners to revamp the neighboring Barcroft Apartments over the next decade. It sits at one edge of the sprawling garden apartment complex, next to a 7-Eleven store, and was purchased by the developer around the time of the buzzy housing acquisition.

Jair Lynch also purchased the small strip mall with the South and Central American eatery Cafe Sazón and a Goodwill location at 4704 and 4714 Columbia Pike, respectively.

“The Penske Truck Rental Mart location at 4110 Columbia Pike in Arlington has permanently closed as of Sept. 30,” Alen Beljin, a Penske Truck Leasing spokesperson, told ARLnow. “Our company had leased the building, so we did not have the opportunity to renew when the property was sold.”

While Penske packed up, the local nonprofit Arlington Community Foundation (ACF) wrote a report that shows how Jair Lynch could set aside some units for residents making less than 30% of the Area Median Income (AMI), using the commercial site and county development tools. Jair Lynch has pledged to set side 1,344 apartments for people making 60% or less of AMI for the next 99 years, supported by loans from Amazon and Arlington County.

“Our vision is that in perpetuity, 30% AMI households can live there,” said Michael Spotts, an Arlington resident who runs the consulting firm Neighborhood Fundamentals, and a co-author of the ACF report. “Barcroft has been a place where people at those income levels can call home. As this neighborhood redevelops, we want to ensure people can continue to call that neighborhood home.”

ACF published the analysis ahead of the Master Financing and Development Plan Jair Lynch is expected to file with Arlington County Manager Mark Schwartz at the end of October. This plan will spell out how the developer plans to renovate existing apartments, build new housing and keep down rent for lower-income residents.

“The plan is part of the financing agreement with Amazon and Arlington County,” David Hilde, Vice-President of development for Jair Lynch, told Arlington’s Tenant-Landlord Commission last month. “It goes through how to maximize the investments Arlington and Amazon made, whether that’s baseline preserving affordability, or exploring options to deepen affordability.”

The developer did not respond to multiple requests for comment for this story.

What ACF recommends

Jair Lynch could build a standard market-rate, mixed-use apartment building on the Penske lot, per the ACF report, as developers who follow the Columbia Pike Commercial Centers Form-Based Code are not required to provide affordable units.

But, using the commercial sites, the tools ACF laid out and another $20-30 million, the developer could set aside 255 units for low-income households earning 30% AMI or less for the next 30 years, ACF says.

“We think this is going to be challenging to accomplish and it’s going to require a lot of commitment from stakeholders,” Spotts said. “We’re optimistic, based on conversations we’ve had, that this can be pulled off.” (more…)

Local arts nonprofit develops plans for a new performance venue

By Jo DeVoe
Encore Stage & Studio’s 2019 production of ‘Newsies’ (courtesy of Cindy Kane Photography)

Embracing Arlington Arts has put forward a business plan for a future “Arlington Performing Arts Center.”

And it is taking great pains to prove it will survive on private financial support, and won’t take county funds or fizzle out like the county-run Artisphere in Rosslyn, which suffered from ineffective marketing and a relative lack of engagement from Arlington residents and artists.

The arts nonprofit proposes a roughly 14,300-square-foot performing arts space, with a black box main stage theater seating up to 150 people. The center would have four rehearsal studios, dressing rooms, a lobby with a box office, a concession stand, storage, offices and an art gallery wall.

“We are very excited to publish this business plan for a new venue in the County,” Embracing Arlington Arts (EAA) President Janet Kopenhaver said in a statement. “We know this is a challenge, but we also recognize that Arlington is a great County that can be made better with the addition of a performing arts/live music venue.”

Now, the organization said it is looking for the right site, and will announce its pick after consulting with the county. If the Arlington Performing Arts Center (APAC) is built as planned, the facility could cost $8 to $10 million to build, costs the nonprofit aims to cover with corporate and individual donations.

The proposed layout for an ‘Arlington Performing Arts Center’ (via Embracing Arlington Arts)

“This plan assumes that EAA will raise funds to support the new venue from investors, corporations, the developer, private individuals, foundations and other entities to cover the capital costs of the building,” the organization’s treasurer, Robert Goler, said in a statement. “Furthermore, this plan assumes no management requirement by the County, no County staff expenses, and all operating expenses being paid by the APAC operating entity.”

EAA already has some support from Amazon, which Kopenhaver thanked for “underwriting the consultant’s fees to research and draft this important document.”

“Our work with Embracing Arlington Arts is a part of our broader support of arts-focused nonprofits across the DMV,” Amazon spokeswoman Hayley Richard tells ARLnow, listing nearly a dozen other arts groups it has supported, including Signature Theatre, Arlington Arts Center and Synetic Theater.

According to the business plan, rent from theater companies and others will not fully cover the APAC’s operating expenses, and the arts booster group will have to raise about $25,000 a year to break even.

Arlington County Board Chair Katie Cristol has expressed excitement for the proposal.

“The opportunities that a professional mid-size venue will offer in Arlington are tremendous: It will bring high-quality arts experiences to residents and give local arts groups access to professional rehearsals and performances in Arlington,” she said in a statement included in the plan. “It’s exciting to see multiple sectors come together to support this vision, particularly in our current moment, where the arts are essential to help our community make meaning of and heal from the pandemic.”

The nonprofit surveyed residents as part of its research. While much of the feedback was positive, some predicted, according to the business plan, the APAC wouldn’t succeed because the Kennedy Center in D.C. is close by and Arlington already has too many venues.

EAA said APAC would host performances by local groups that would not be able to afford or sell out the Kennedy Center. A more modest theater would keep ticket prices down, expanding the scope of who could attend performances.

As for making do with what’s around, EAA says none of the nearly two dozen venues across the county meet the needs of several professional, local theater organizations.

Schools are too small and lack the ambiance guests expect when going to the theater, per the business plan. Meanwhile, existing privately run spaces like Synetic Theater and county-run spaces like Theatre on the Run wouldn’t be able to provide the flexibility EAA is seeking to host live music, readings, plays, receptions, artist exhibitions, camps and improv nights throughout the week.

Meanwhile, an earlier county plan that would have seen a developer build a Metro-accessible black box theater in the Virginia Square area fell through, leaving it up to private organizations like EAA to envision ways to fill the void.

“Our goal is to have a lively and vibrant facility that also serves as a community partner and good neighbor,” Kopenhaver said.

Arlington civil rights activist Kent Carter remembered for his leadership, love of family

By Jo DeVoe
Arlington Branch NAACP First Vice President Kent Carter at a Black Lives Matter rally in June 2020 (staff photo by Jay Westcott)

On Saturday afternoon, Kent Carter left Arlington to celebrate his 40th birthday on Turks and Caicos, the Caribbean islands southeast of the Bahamas, with his long-time girlfriend.

He was supposed to fly back on Tuesday.

Instead, while riding in a shuttle back from a jet-skiing excursion on Sunday evening, an alleged gang member opened fire on the vehicle. The gunman shot and killed Carter and an employee of a local business and wounded three others. The shooting has been covered by both local and national media outlets, including The New York Times.

His last act was to protect his girlfriend of eight years, who survived with minor injuries.

“He shielded me from being shot,” his girlfriend, who requested we not use her name, tells ARLnow.

Now, Arlington is mourning Carter’s death and paying tribute to his legacy as a local civil rights leader, loving father and caring partner. His story has attracted national attention and an outpouring of support from community members and local realtors with whom he worked, elected officials and regional and national leaders of the NAACP.

“We are devastated to learn of Kent’s loss and will be keeping his family in our prayers,” Arlington County Board Chair Katie Cristol said in a statement to ARLnow. “Kent was a true leader in the Arlington community: knowledgeable and determined on civil rights issues and gifted at building relationships and coalitions.”

Carter, an Army veteran and a real estate agent by trade, was serving his second term as the First Vice-President of the Arlington branch of the NAACP, and the chair of the Criminal Justice Committee. He represented the NAACP on Arlington’s Police Practices Group, which came up with more than 100 ways to change policing in the county, and advocated for a Community Oversight Board with subpoena power, which was officially established last summer.

“Kent led that charge,” Julius “JD” Spain, president of the Arlington branch of the NAACP, told ARLnow. “Many citizens in Arlington will benefit from the hard work that Kent put in. Words alone aren’t enough to express the level of gratitude for someone who not just wore the nation’s cloth, but one who’s a servant leader.”

The NAACP Arlington branch president said his First Vice-President was reserved but could command a room. He was duty-bound to his advocacy work and didn’t care about the accolades.

Arlington’s elected officials are now working to recognize Carter’s efforts, including his work with lawmakers on a criminal justice reform package several years ago, through a memorial resolution led by Sen. Adam Ebbin (D-30). It is expected to go before the Virginia legislature in January.

The memorial resolution recognizes “the esteem we in the Arlington delegation held Mr. Carter in,” Ebbin told ARLnow. “It is also in recognition of the impact of Kent’s work for social justice and in service to our country, which extended far beyond the borders of Arlington.”

Carter was born Sept. 28, 1982, and grew up outside Knoxville, Tennessee. He joined the military in 2000 and was first deployed to the Pentagon just after 9/11 to provide security. In 2002, he deployed to Afghanistan for six months as a member of a U.S. Army Personal Security Detail. While in Afghanistan, he met his ex-wife, Melanie Bell-Carter, to whom he was married for 11 years.

Carter also served as an airborne Army police officer and later, as a special agent in the Air Force Office of Special Investigations and the U.S. Department of Commerce. Concurrent with his military career, he pursued his bachelor’s and master’s degrees in criminal justice.

His lived experience as a Black man in the South, combined with his law enforcement experience, compelled him to tackle criminal justice reform where he could feel the impact directly: in his backyard in Arlington.

“He was one to stand up for those who couldn’t stand for themselves,” Bell-Carter told ARLnow in an email. “He frowned upon injustice and wanted to be a leader in changing how the country and the world treated people. Always one to look after those less fortunate.”

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Advocates renew call for safer conditions on S. Carlin Springs Road after teen on bike struck

By Jo DeVoe
A utility pole blocks a narrow sidewalk, bordering four lanes of traffic on S. Carlin Springs Road (via Google Maps)

After a driver collided with a child on a bicycle on S. Carlin Springs Road this week, neighbors and advocates are calling for street safety upgrades.

For its part, Arlington County says it has already been working on safety measures for the area, which has narrow sidewalks, little or no pedestrian buffer and a history of crashes. Upcoming steps include reducing speeds near the schools in the area: Kenmore Middle School and Carlin Springs Elementary.

“We are looking into the details from police regarding the crash and will identify next steps based on the report,” Dept. of Environmental Services spokeswoman Katie O’Brien said.

And Arlington County Board member Matt de Ferranti has recently gotten involved, too. He tells ARLnow he has walked the area with advocates and will be meeting with staff next week.

“First and foremost, I understand that the young man is okay and the safety of our kids and our residents is highest on my mind,” de Ferranti said. “Second, the accident raises important and urgent questions about safety in that whole corridor… We need to do better to address them.”

How the crash happened

Just before 7 p.m. on Monday, a driver traveling south on S. Carlin Springs Road proceeded through a green light and struck a juvenile riding a bicycle in the crosswalk, Arlington County Police Department spokeswoman Ashley Savage said.

The driver remained on scene. The child, who did not require a trip to the hospital for treatment, was tended to on scene by medics, Savage said. No citations were issued.

While ACPD does not provide identifying information, she did say the child involved was older than first reported on social media.

A history of unsafe sidewalks 

Community advocate Janeth Valenzuela tells ARLnow that she passed by the crash around 6:45 p.m. and saw emergency responders. She says she’s been working on safety along S. Carlin Springs Road for many years now, and has suggested everything from building a bridge for kids crossing the road to erecting a fence to prevent kids from getting pushed into the street.

“I’ve been proposing a lot of things, but they don’t take it into consideration,” she said. “The solution is hard.”

S. Carlin Springs Road is an important walking route for Kenmore students, but she and other residents say the pedestrian amenities are poor. Sidewalks are narrow and not well maintained and often do not have any landscaping separating pedestrians from traffic.

Narrow sidewalks provide no separation between pedestrians and drivers on S. Carlin Springs Road (via Google Maps)

And people have been telling the county the same thing for nearly a decade, according to a 2014 report by the APS Multimodal Transportation and Student Safety Committee and Advisory Committee on Transportation Choices meeting minutes from 2017.

During one ACTC meeting in 2017, a father said moms with strollers pass kids playfully shoving each other on the sidewalk as cars whiz right next to them. In the winter, if the sidewalks aren’t plowed, kids walk in the road, he added.

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Shirlington-based WETA will now broadcast teen quiz show ‘It’s Academic’

By Jo DeVoe
The logo for ‘It’s Academic’ (via YouTube)

After 61 years with D.C.’s local NBC station, the teen quiz show “It’s Academic” has a new broadcast home: WETA-TV in Arlington.

And the inaugural episode on the public TV station will feature a team of three Arlington students from Washington-Liberty High School, who will face teams from Herndon High School and W.T. Woodson High School in Fairfax County.

As early as fall 2024, the show could be produced at the local PBS station’s headquarters in Shirlington, at 3939 Campbell Ave, which are currently being renovated. But for now — due to the pandemic — students are participating via Zoom.

For Senior Vice President and General Manager Miguel Monteverde, Jr., bringing the show to WETA was an obvious decision.

“It was a no-brainer,” he tells ARLnow. “There’s no show more local than one that features… 240 of frankly some of our brightest kids, our future leaders, in an education themed quiz show.”

The last few years have been rocky for the independently produced show, which has aired on WRC-TV (NBC 4) since it started in 1961 and holds the Guinness Book of World Records title for the longest-running TV quiz show.

“It’s Academic” was previously filmed in WRC-TV’s historic Studio A in upper Northwest D.C., near the American University campus, until renovations started on that building. The show then bounced around filming locations while still airing on NBC 4.

Then, the show lost its longtime sponsor Giant, which decided to focus on food-related philanthropy. Finally, the pandemic hit, and filming pivoted to Zoom.

Major funding for the show is now provided by McLean-based MITRE. And now, having a new broadcaster — and eventually a new filming location — provides “It’s Academic” with even more security, Monteverde says.

“I’m glad that all the stars were aligned and that we could work out a deal and keep that show going and bring it to the WETA audience,” he said.

For now, kids will still use Zoom to appear on the show, but as early as the spring, the show could be in-person at a yet-undetermined location.

“The kids are just as smart on Zoom as they are in the studio, but they’re eager for the show to be in the studio,” Monteverde said. “You’ve got the parents and family members in the seats, the team mascot. Schools will bring cheer squads. It’s a more visually interesting, festive experience.”

Washington-Liberty High School students on an episode of “It’s Academic” that premiered April 30, 2022 (via YouTube)

Although renovations to the WETA building could be finished next year, the studio won’t be ready for filming “It’s Academic” until the 2024-25 school year, he said.

“When we’re able to finally get the show in the new WETA studios in a couple of years, it will start to look a little different,” he said. “It’ll still be the quiz show format, but it’ll be in a new studio, so we have an opportunity to give it a fresh look.”

Monteverde approached the producers of “It’s Academic” about switching homes to add to the station’s stock of local shows. He says WETA is investing in local programming to distinguish itself from streaming services and cable television.

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Some Planning Commission members say micro-fulfillment center proposal lacks ‘due diligence’

By Jo DeVoe
An Amazon delivery worker delivers packages in Ballston (staff photo by Jay Westcott)

Feeling the pressure to respond to its soaring office vacancy rate, Arlington County is looking to fill empty buildings quickly.

One option for adding tenants and knocking down the 20.8% vacancy rate would be to permit companies to set up small warehouses, or micro-fulfillment centers, inside of office buildings that are struggling to attract new tenants — especially as remote work appears here to stay.

The proposed solution is part of a new initiative to modernize and add flexibility to the county’s zoning approval process. In addition to micro-fulfillment centers, this plan suggests a few other non-traditional uses for office buildings, from breweries to urban farms. It also provides an expedited public process with shallower community engagement so that the Arlington County Board can sign off more quickly.

“The goal of this different approach for new or amended uses is to have them ready for board consideration more quickly than other typical zoning studies,” said Jill Hunger from the Dept. of Community Planning, Housing and Development (CPHD). “This is the first application of the county manager’s strategy to ensure commercial market resiliency.”

After a discussion that called out county staff for not engaging enough with the community, all but one member of the Planning Commission voted to send the amendment to the Arlington County Board for approval on Monday. Commissioner Stephen Hughes abstained.

The proposed zoning change limits each micro-fulfillment center to 10,000 square feet, reflecting industry best practices and staff discussions with center operators, Hunger said. If the center is in a ground-floor space and opens onto an active street, it must provide a walk-in customer sales area.

Staff recommend that no fewer than 10% of deliveries should be made by a delivery worker on foot or on a bicycle.

“It’s anticipated that quite truthfully after the initial startup, and if more than one micro-fulfillment center operates in Arlington, this modal split may actually increase,” Hunger said.

While Planning Commission members ultimately voted in favor of permitting micro-fulfillment centers, a number criticized the plan for not talking to the civic associations that could be impacted.

According to a draft county document, the county placed public notice ads with the Washington Times for the Planning Commission and County Board meetings, updated its webpages for zoning studies and its response to office vacancies, and briefed the Planning Commission and the Economic Development Commission.

“We feel we have done the outreach that’s consistent with many zoning text amendments,” Hunger said.

But without asking residents for their input, Commissioner James Schroll said he has a hard time believing the County Board can approve the change without additional public hearings. The Board is expected to take up the matter at its Saturday, Oct. 15 meeting.

“How we do what we do matters,” he said. “I get that you want to move quickly and I support that and I also want staff to be engaging with broad stakeholders as you do that.”

He said he’ll be reticent to support future amendments to consider permitting breweries and urban farms in office spaces, for instance, if there isn’t more stakeholder outreach.

(more…)

Hate crime charge dropped in Crystal City “dine and dash” assault case

By Jo DeVoe
Jordon Bevan (photos via ACPD)

A man who was charged with a hate crime after allegedly shoving a restaurant employee in Crystal City and refusing to pay for his meal pled guilty to a lesser offense.

In May 2021, Jordon Bevan left a local restaurant without paying, pushed an employee and used anti-Asian slurs, the Arlington County Police Department alleged at the time.

Bevan was charged with a hate crime, which is a felony, along with the misdemeanors of resisting arrest, defrauding an innkeeper and petit larceny. The nature of the slurs he is alleged to have used is unclear and court documents reviewed by ARLnow only detail Bevan using the term “Asians.”

The “dine and dash” case and hate crime allegations were widely reported, with a video of the incident broadcast on local TV news.

The hate crime charge was later amended, however, to the misdemeanor assault and battery, according to court records. Bevan pled guilty to that in September 2021 and was not prosecuted for the other crimes.

After his May arrest, Bevan was discharged to reside in Ohio with his mother and seek mental health treatment, including psychiatric visits and medication, according to court records.

“There was a strong mental health component to this case, which included a resolution requiring mental health treatment, along with restitution and no contact provisions, all pursuant to a plea agreement wherein other charges were dismissed,” Arlington’s Commonwealth’s Attorney Parisa Dehghani-Tafti told ARLnow. “That usually happens on our motion. There was a follow up hearing in December 2021 to ensure mental health compliance and our notes indicate the court deemed that Mr. Bevan was compliant.”

Mental health symptoms noted during an evaluation after his arrest were later found to no longer be present “likely due to treatment with antipsychotic medicines,” according to Bevan’s court file.

When asked if the hate crime charge was dropped because of insufficient evidence, a plea deal or otherwise, Dehghani-Tafti said there were multiple factors to consider.

“For each case, we take into consideration the evidence that supports the elements of the charge, mitigating evidence such as mental illness, and what is the just thing to do for all the parties involved,” she said. “Balancing all those things, here it made sense to focus on mental health treatment.”

According to a statement from the restaurant employee who was shoved, Bevan came into the restaurant and ordered what she described as too much food. She said she tried and failed to persuade him to shorten his order.

After being served he changed tables. The employee said she noticed he had disappeared when she went to take orders from other customers.

“My son and I went to follow him,” she said. “I asked him to pay for the food, but he kept saying ’emergency.'”

The woman continued to ask Bevan to pay while her son recorded the confrontation. When her son called the police, Bevan tried to run away.

“I went in front of him to block him, but he kept trying to run,” she said. “He said, ‘Asians, get out of my face.'”

She said she fell after he bumped into her with his shoulder and he got away as she rose to give chase.

When asked if ACPD could confirm provide more information about the hate crime allegation, spokeswoman Ashley Savage told ARLnow that “no additional details are available to ensure the integrity of any future court proceedings.”

Court records show Bevan was also charged with two counts of petit larceny and one count of resisting arrest in April 2021 for separate, alleged “dine and dash” incidents in the Pentagon City area.

Records indicate he was only prosecuted for one count of petit larceny, for which he paid a $151 fine. He has a court date on Tuesday, Oct. 11 to review his progress.

Satisfaction with public transit depends on where you live in Arlington, survey finds

By Jo DeVoe
A bus parked at a new bus bay outside of the Ballston Metro station (staff photo)

(Updated 6:00 p.m.) A new survey shows that a majority of Arlingtonians are satisfied with public transit, but their levels of satisfaction vary by geography.

Mobility Lab, a division of Arlington County Commuter Services, surveyed county residents last year to gauge travel patterns for work and non-work trips as well as concerns about public transit. This “state of the commute” survey was last conducted in 2010 and 2016, and the 2021 results included additional information about the pandemic’s effect on travel in Arlington.

ACCS uses the data to improve how it markets bicycling, walking and transit options to residents, businesses, and commercial and residential property managers, said Dept. of Environmental Services spokeswoman Claudia Pors. Those people-facing efforts include Bike Arlington, Walk Arlington and Arlington Transportation Partners.

“The primary uses of ACCS surveys are to check how well these programs are running,” she told ARLnow.

Of the 4,213 respondents, 71% of residents said they were satisfied with transit in Arlington. But people living along Metro corridors were happier with their options than people living in parts of  South Arlington where the bus is the main transit mode.

People living along the Rosslyn-Ballston and Route 1 corridors were the most satisfied with their options, at 81% and 75%, respectively. And they were more likely to be members of Capital Bikeshare, at 37% and 38%, respectively.

Outside of the Metrorail corridor, the survey found satisfaction levels of 64% in Shirlington, 58% in Columbia Pike and 64% in what was deemed “Other South.” Shirlington residents reported lower rates of availability for various transportation services in general and only 13% said they had a Bikeshare membership.

Pors said a takeaway from the survey for ACCS might be that they need to focus their outreach in Shirlington “to make sure they’re aware of their options… and make sure apartment managers are talking to tenants, and using daily face time to make sure they’re fully informed.”

What the data will not do, Pors said, is set which transit projects to prioritize — for instance, applying more time and staff to improving bus transit along the Pike over adding a second entrance to the Ballston Metro station.

Concerns about safety and long waits

While generally happy with their options, Arlingtonians did have some gripes with the transit system, including how long one must wait for the bus or Metrorail as opposed to driving.

Nearly 40% said they would have to wait too long for transit to arrive while another 35% said the trip would take too long.

As for barriers to bicycling, two-thirds of residents said they don’t feel safe riding a bike in traffic, while another 37% mentioned concerns about the network of bike paths or bike lanes.

The pandemic spurs changes

The survey showed how transit use for non-work trips changed during the pandemic. While remote work contributed to the widely reported steep drop in Metro ridership, between 2015 and 2021, transit use for non-work trips also declined from 87% to 68%.

But one form of transportation increased during the pandemic: walking. About 34% reported walking “somewhat more” for non-work trips and 22% walking “much more.”

In fact, many respondents said the most important transportation needs facing the county post-pandemic are ones that take them outside: walking (58%) and cycling and scooting (42%).

Meanwhile, most respondents said they won’t be changing their commuting mode anytime soon: 81% who drove alone, 82% who used transit, and 71% who biked or walked indicated they would keep doing so post-pandemic.

Still, to chip away at those statistics, Arlington is embarking on extensive marketing efforts to encourage people to swipe their SmarTrip cards and stop driving.

“Through ACCS, [the county is] going to come out with more messaging to get people to feel comfortable on transit again,” Pors said. “There has been that loyal set of riders who’ve stayed through the pandemic. Maybe this is an opportunity for people who shifted to single-occupancy vehicles to try something new, and pitching bus as that option.”

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