News

Redevelopment plans for Columbia Pike strip mall stall after grocery tenant pulls out

By Jo DeVoe
1/9

An apartment redevelopment proposed for a strip mall on Columbia Pike is stalled for the foreseeable future after the anchor tenant — a grocery store — fell through.

But some of the existing tenants, including the restaurant Atilla’s, have already moved out. And now, the Fillmore Gardens shopping center on the 2600 block of the Pike, which includes a still-operating CVS, is attracting graffiti artists and other signs of blight, according to neighbors.

Penrose Civic Association President Alex Sakes says the development was “slated to become a new crown jewel” but is now “an unbelievable embarrassment.”

“The never ending graffiti and garbage is truly appalling and gets worse by the day,” he said. “My residents and I don’t just work here or drive past this site — we live here. We take great pride in our neighborhood and are happy to step up to help beautify this site once again. I’m not here to point fingers or place blame, but the condition of this site cannot and will not continue to perpetuate.”

The Arlington County Board approved the plans to build a a 247-unit apartment complex with a ground-floor grocery store, rumored to be an Amazon Fresh, in March of 2022. Some tenants have already moved out, anticipating the project starting in late 2022 or early 2023.

Progress halted in late December, however, when the grocery store tenant told the developer it would not be moving in. Without a major tenant guaranteed for the space, the developer — Insight Property Group — could not borrow the money it needed to proceed with the project, Insight’s Sarah Davidson told the Penrose Civic Association earlier this month.

She confirmed that an unnamed retailer pulled out of the space with ARLnow, adding that “economic conditions will determine a revised project timeline.”

The grocery tenant, Davidson said in the civic association meeting, told Insight “they were pulling out of a significant number of pipeline deals, of which this was one.”

That sounds quite similar to what is happening with Amazon Fresh: across the country, proposed locations of the tech company’s grocery store are falling through, with at least one ending in a lawsuit against Amazon.

For Sakes, watching the shopping center struggle is a “worst-case scenario” for “once a thriving hub for diverse, Black and Brown-owned small businesses, including Atilla’s, Salsa Room, Legend Kicks, and more.”

Graffiti keeps popping up. Some drawings found on Monday were apparently scrubbed off only for markings to return today (Tuesday). Davidson says they’re trying to stay on top of it.

“The property owners are committed to keeping the property in clean and presentable condition,” she said.

Insight is also trying to crowdsource ideas for how to fill the storefronts for the next few years, until redevelopment plans can be revived.

“We would love to offer pop-up space for some of the local artist communities, provide space for activities that might be supplementary to CPP’s initiatives, and business incubators as well as find ways to activate some of our parking areas,” Davidson said. “Currently, we feel fortunate to have CVS and Burrito Bros who remain as tenants of the Center.”

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News

Proposed residential development would bring changes to southern Crystal City

By ARLnow.com
1/12

(Updated at 7 p.m.) A new apartment building may be coming to a southern portion of Crystal City, and changing some infrastructure in the process.

Developer JBG Smith announced today a plan for a 370-unit apartment building on “Block W” in Crystal City. The site is bounded by Crystal Drive, a National Airport access road, and railroad tracks, and is currently home to a gravel parking lot, an off-ramp from the access road and a small, JBG-owned workout park.

The plans appear to replace to the park and the off-ramp, with a seven-story building fronting Crystal Drive, in line with the circa-2010 Crystal City Sector Plan. According to JBG, the development plan preserves 35,000 square feet of privately-owned open space, including the adjacent sand volleyball courts, and includes some street-level retail space.

Crystal City sand volleyball courts, next to proposed development site (via Google Maps)

“The Sector Plan envisions, as part of the development of Block W, the current airport access road off-ramp be removed to make way for the new developments,” notes JBG’s recent filing with the county. “Furthermore, the Sector Plan envisions Crystal Drive to be a retail-oriented mixed-use arterial street which includes a bike lane on Crystal Drive in Block W.”

The developer — the predominant property owner in the Crystal City and Pentagon City neighborhoods, also known collectively as National Landing — says the proposed development will transform an underutilized, vehicular-oriented area into new apartments and pedestrian-oriented ground floor retail… further connecting the neighborhood. ”

A press representative for the company confirmed the plans to keep the volleyball courts as one part of the 35,000 square feet of open space.

“JBG SMITH has sited the building to preserve the Crystal City Volleyball Courts and looks forward to engaging with the community on any improvements to this open space,” wrote the spokeswoman. She added that “eliminating the off-ramp will allow JBG SMITH to add over 400 feet of new sidewalk and streetscape, expanding the Crystal Drive pedestrian network to the south.”

JBG has several residential developments in the works in Crystal City.

This month, Arlington County is expected to advance a review of the company’s plans to add more apartment buildings to the River House site.

Plans to build two towers on the site of an 11-story office building and the former Jaleo restaurant, meanwhile, are still under review, according to Arlington County’s website. The Americana Hotel is currently being demolished to make way for one apartment tower while construction continues on two pairs of residential towers: one at 1900 Crystal Drive and another at 2001 and 2000 S. Bell Street, with construction expected to wrap up in 2024 and 2025, respectively. 

The press release about the new apartment redevelopment is below.

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Sponsored

Listing of the Day: 1404 N Herndon Street

By ARLnow.com

Address: 1404 N Herndon Street
Neighborhood: Lyon Village
Type: 4 BR, 4 (+1 half) BA single-family detached – 3991 sq. ft.
Listed: $2,575,000

Noteworthy: Stunning Lyon Village Modern Masterpiece.

Stunning modern masterpiece designed and renovated in 2016 by acclaimed Moser Architects, seamlessly blending cutting-edge design with refined comfort. Nestled in sought-after Lyon Village, this home offers a light-filled, open layout that exudes sophistication and warmth. Every detail reflects the vision of the current owner, a talented interior designer who curated the interiors with an elevated sense of style. Upon entry, soaring ceilings, white oak flooring, and Italian lighting by Artemide set the tone for contemporary elegance. The striking dining room features Schumacher wallpaper, custom cabinetry, and Scandinavian lighting by Louis Poulsen, while a stylish home office with built-ins complements the design. Along the hall, a custom mural by NYC’s Calico Wallpaper leads to the mudroom and powder room, accented by Kelly Wearstler Visual Comfort lighting and Scalamandre wallcoverings. The open-concept living area, wrapped in walls of windows, centers around state-of-the-art kitchen by Jack Rosen Custom Kitchens with Canadian Elmwood cabinetry, Dekton countertops, walk-in pantry, butler’s pantry with beverage center, and custom banquette upholstered in Christopher Farr Cloth. Upstairs, the primary suite includes two custom-designed walk-in closets and a luxurious spa-inspired bath with an oversized shower and bench seating. Three additional bedrooms, two full baths—one showcasing a Scandinavian light fixture by &Tradition—and a convenient laundry room complete the upper level. The lower level includes a recreation room with 9-foot ceilings, guest suite, full bath, second laundry, and garage access. Outside, professional landscaping and a private flagstone patio provide a serene retreat just two blocks from Clarendon Metro, shops, and dining.

https://listings.blueskyemedia.com/videos/0199cef4-7c51-7244-a953-e84ce3580c1c

Listed by:
Sheri Grant – TTR Sotheby’s International Realty
[email protected]
(703) 405-1016

News

New funding will boost effort to plant trees in disadvantaged neighborhoods

By Jo DeVoe
Trees in Arlington (staff photo)

EcoAction Arlington just got a $60,000 boost from the Arlington branch of the NAACP and the Mormon church in its efforts to plant trees in disadvantaged neighborhoods.

Last year, the environmental advocacy group announced its plan to plant trees in 10 neighborhoods where the canopy is thinner than elsewhere — areas generally less wealthy and more diverse than Arlington’s leafier enclaves. The 2022 announcement coincided with a $50,000 donation from Amazon.

The initiative, dubbed the Tree Canopy Equity program, aims to raise $1.5 million to fund planting 250 trees twice a year, for the next five years — or 2,500 trees total. Last week, the NAACP announced it had selected EcoAction Arlington to receive the money through a strategic grant and partnership with The Church of Jesus Christ of Latter-day Saints.

“Arlington has a 10-year life expectancy difference amongst its neighborhoods, and this donation will create focus and provide much-needed tree canopy in places that have, for decades, been left out of the conversation,” NAACP Branch President Michael Hemminger said in a statement. “For years, EcoAction Arlington has been a committed partner in the furtherance of our mission, making them a natural fit for why we selected this non-profit as the recipient.”

To date, EcoAction Arlington has raised $239,000 from individuals, corporations, nonprofits, foundations and the state of Virginia, executive director Elenor Hodges tells ARLnow.

“That’s got to be a record for us in most money raised in shortest amount of time,” she said. “We’re truly grateful to the NAACP and looking to them as a true partner.”

The money funds outreach needed to find residents, apartment buildings and organizations interested in planting trees. It also pays for shrubs — trees are paid for through the Arlington County Tree Canopy Fund — and, in some cases, water.

Hodges says she is excited to use support from a foundation to pay community members to do the outreach work, similar to a model used in Wards 7 and 8 in D.C.

“This community work takes people, time and money, so we want to pay people and professionalize it,” she said.

This spring, volunteers planted 215 trees and 110 shrubs across the 10 neighborhoods, particularly in Penrose, Green Valley and Aurora Highlands, she said. Shrubs provide the benefits of trees and are ideal for people without the space for a tree or who are not ready to add one to their yard.

The 10 neighborhoods being targeted have a lower average tree canopy than Arlington County as a whole, according to one study funded by some members of local environmental advocacy groups, including EcoAction Arlington.

Based on imaging from 2021, a consultant found that trees cover 33% of land — excluding the Pentagon and Reagan National Airport — down from 41% on the same land six years ago. The 10 neighborhoods, meanwhile, have a canopy coverage average of 22.6%.

The neighborhoods and their canopy levels are as follows:

  • Arlington View, 17%
  • Aurora Highlands, 22%
  • Buckingham, 21%
  • Columbia Heights, 28%
  • Glebewood, 29%
  • Green Valley, 24%
  • John M. Langston Citizens Association, 19%
  • Long Branch Creek, 24%
  • Penrose, 23%
  • Radnor/Fort Myer Heights, 19%
Tree canopy in Arlington by neighborhood (via Arlington Tree Action Group)

The absence of trees makes a neighborhood hotter and Arlington’s hottest places are along the Rosslyn-Ballston corridor and near Reagan National Airport, per a study by Marymount University.

Study authors say this is because concrete and asphalt absorb heat and radiate it back into the environment while neighborhoods in North Arlington have more trees and gardens to soak up that sunshine.

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Around Town

Joe’s had its place, but A Modo Mio is the way forward

By Nick Barahona
1/9

“Joe’s is the past, A Modo Mio is now!”

These are the words from Rosario, part owner of what used to be Joe’s Pizza Place, but is now A Modo Mio.

Joe’s made a name for itself and became a community favorite with its pizza, pasta, subs and most memorably, their buffet. Fast forward to 2020, with Covid in full effect, the restaurant changed its name, concept and menu to stay alive.

A Modo Mio was born.

Located at 5555 Langston Boulevard, A Modo Mio stands as a location serving its community authentic Italian cuisine.

“A Modo Mio, it came to be because of Covid. The previous concept wasn’t Covid friendly. With the buffet and salad bar, you just can’t do it,” co-owner Rosario Farruggio said. “[At first] we didn’t know what to do actually. We knew Joe’s wouldn’t be able to survive.”

The answer: a sit-down dining experience that borrows some of the Italian playbook from its restaurant cousin, the well-liked Georgetown eatery il Canale.

“Joe from Joe’s Place has another restaurant in D.C. called il Canele, and because of that restaurant and because of Antonio, one of the head chefs there when il Canele first opened, they were able to partner up and bring that concept here to Arlington. He knew the cuisine and we had the location, we made it happen,” says Rosario.

Born in the Agrigento region of Sicily, Italy, Joe Farruggio is an award winning restaurateur, pizzaiolo, chef and author that has over 53 years of food service experience. He opened the first Joe’s Place in Bailey’s Crossroads in 1978.

Joe, Rosario, and master pizza chef Antonio Biglietto — who’s from Naples, Italy — all came together to bring a piece of home to life here in Arlington, saving the location’s business.

“In August of 2020, we shut Joe’s down, remodeled and reopened in October as A Modo Mio,” says Rosario. The name translates to “my way” in Italian.

“Not inspired by the Sinatra song,” says Rosario. “It was something Joe came up with.”

What was new about this restaurant, other than the name?

“This is real authentic Italian, not like an Olive Garden. One of the main things that showcases that and what the people appreciate and recognize is that we are VPN certified,” says Rosario.

VPN stands for Vera Pizza Napoletana and can be seen within the menu. To that end, a Modo Mio has a custom made, hand built brick oven from Italy.

“To get certified, you have to be authentic,” says Rosario. “You need to have real Italian ingredients imported from Italy, like our flour and tomatoes, and you need real mozzarella cheese, fresh mozzarella.”

The restaurant’s employees are even trained by a certified Neapolitan pizza maker.

“We have the roots so now we can actually teach that art,” says Rosario. The authenticity extends to other parts of the menu, too.

“The pasta that we have, it’s authentic in how we make it. It’s all house made,” Rosario says.

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