Amazon

Arlington selects two developers to lead affordable housing effort for Crystal House grounds

By Jo DeVoe
Crystal House (staff photo by Jay Westcott)

Arlington County has selected two developers — Arlington Partnership for Affordable Housing and D.C.-area developer EYA — to oversee the construction of affordable housing within an apartment complex in Crystal City.

They’re committing to provide 844 units, of which 655 will be committed affordable units and the remaining will be market-rate, in the Crystal House Apartments at 1900 S. Eads Street, near Amazon’s second headquarters.

After a site plan for the project was approved in 2019, Amazon put up $381.9 million so that the nonprofit Washington Housing Conservancy could purchase the 16-acre site in late 2020, stabilize rent for the 828 existing units and build more than 500 new units. The purchase was part of its commitment to create and preserve affordable housing as rents rise amid its growing HQ2 presence. Amazon later donated the land and development rights to the county.

APAH and EYA are committing to provide 100-plus more committed affordable units than for which the county planned.

“While this is a large development for APAH, the scope and phasing are consistent with our capacity and the need for more affordable housing in the region,” APAH Director of Resource Development and Communications Garrett Jackson tells ARLnow. “EYA has successfully completed several similarly-scaled public-private projects with municipalities and housing authorities including the Brownstones at Chevy Chase Lake and the Lindley with the Montgomery County Housing Opportunities Commission, Capital Quarter with the District Housing Authority, and the 45-acre Westside Shady Grove with Montgomery County.”

Jackson said both APAH and EYA have experience developing housing in partnership with localities in the D.C. area.

“Specifically, APAH co-located the Arlington Mill Residences, 122 homes, adjacent to the Arlington Mill Community Center over one shared garage. Presently, APAH is building 150 units of senior housing in Fairfax County on what was previously a Fairfax County stormwater detention facility,” he said. “EYA and APAH are currently working together on a public-private partnership in the Fort Totten neighborhood in the District that shares many of the same characteristics as the Crystal House project.”

“The Crystal Houses development will create a mixed-income community, ranging from people making 30% of the area median income and up. It will be multigenerational, with one 80-unit development set aside for senior housing. There will be 371 units with two bedrooms or more, of which at least 102 will be three bedrooms and “rare 4-bedroom affordable units,” Jackson said.

“We will provide permanent supportive housing units onsite, all affordable units will offer free Wi-Fi, we will offer residents services for affordable units, and we will develop two parks for the approved site plan,” Jackson said. “EYA is also exploring homeownership.”

Services will be provided in partnership with Arlington County Department of Human Services, Arlington Food Assistance Center and Our Stomping Ground, which helps adults with disabilities live independently.

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County puts equipment from Courthouse’s Rāko Coffee up for public auction

By Matt Blitz
1/3

Items from Rāko Coffee in Courthouse were put up for public auction by Arlington County tax authorities.

ARLnow reported last month that Rāko Coffee at 2016 Wilson Blvd had closed, though a sign claimed the closure was “temporary” and blamed a broken espresso machine.

Several readers had reached out to ARLnow asking if the closure was, in fact, permanent due to how long the sign had been up. A couple of days later, green seizure tags were seen placed on equipment and furniture at the shop, suggesting the coffee shop owed the county money.

Now those items are being sold. The Arlington County Treasurer’s Office announced yesterday a public online auction for equipment and supplies left at the cafe.

“By order of Arlington County Treasurer all equipment, furniture, and fixtures will be liquidated from this location,” reads the auction page. The sale will go towards paying the business’s tax bill to the county.

Items like an espresso machine, food dehydrator, commercial refrigerator, patio tables, and five-pound bags of coffee were on the block. The auction ended this morning, providing would-be commercial fridge owners less than 24 hours to get bids in.

The cafe’s La Marzocco espresso machine sold for $17,350, according to the auction page, which raises the question of whether it was ever actually broken.

Meanwhile, Rāko Coffee’s opening of a planned location at Amazon HQ2 is in doubt. Just over a year ago, Amazon trumpeted that Rāko Coffee and several other local businesses had signed leases to move into the retail space at its second headquarters in Pentagon City.

ARLnow has reached out to Rāko Coffee representatives via email and phone but has yet to hear back as of publication. Amazon also has not responded to several inquiries about what this could mean for Rāko’s planned location.

Rāko Coffee, which started as a Lorton-based coffee roaster, opened the Courthouse cafe — its first brick-and-mortar shop — in August 2021.

The company was founded by sisters Lisa and Melissa Gerben. Their LinkedIn profiles note that they ended their tenures at Rāko this past June and August, respectively.

Arlington Community High School finds next temporary home in Ballston office building

By Jo DeVoe
4420 Fairfax Drive in Ballston as of June 2021 (via Google Maps)

(Updated 12:40 p.m.) Arlington Community High School is set to take over part of an office building in Ballston next year.

The semi-nomadic school has had many temporary homes over the years, and is currently located in the former Fenwick building (800 S. Walter Reed Drive).

Now, it will move into the fourth and fifth floors, a space totaling 24,288 square feet, of the office building at 4420 Fairfax Drive. The building is also the headquarters of growing catering marketplace Hungry.

The Arlington School Board signed the lease, from January 2023 to Sept. 30, 2026, earlier this month, says spokesman Frank Bellavia.

The School Board heard and took action on approving the lease in its meeting on Oct. 27. Normally, it hears an item in one meeting and acts on it in a subsequent meeting.

The reason for combining these steps, per a presentation, is that “lease negotiations took longer than expected and staff wishes to begin design work immediately to help mitigate project delays.”

APS will move the school over the summer and students will start in this temporary location in September, Bellavia said.

The school system must seek a Special Use Permit from Arlington County to allow educational use in the office building. That use permit request will go before the Arlington County Board in January.

APS will spend an estimated $1.5 million on building modifications and approximately $80,000 a month on the lease. It estimates the rent will be around $90,000 a month in the final year of the lease.

This will be the last temporary home before moving to a building at Amazon’s second headquarters campus in Pentagon City.

Amazon has pledged to house the school in one of the office buildings it will build at the corner of S. Eads Street and 12th Street S. as part of the approved second phase of its HQ2 project.

Residential investors are especially interested in these five areas of Arlington

By Jo DeVoe
Construction on an upsized home on N. Dinwiddie Street in Halls Hill (staff photo by Jay Westcott)

In Green Valley, resident Portia Clark says she and her neighbors are bombarded with calls and letters from realtors and potential investors about buying their homes.

“We were once a very stable community of homeowners who bought our homes to live here and pay them off,” she said. That increasingly seems to be changing.

There, as in Halls Hill — also known as High View Park — homes are being changing hands as the older generation passes away and their inheritors decide to sell. Some want to buy in more affordable areas, while others cannot afford to make necessary repairs or take over the mortgages, she said.

“At one time, we were the last affordable neighborhood in Arlington to buy a house in,” said Clark, president of the Green Valley Civic Association. “Investors are buying affordable homes, to tear them down and rebuild or have been building townhomes, condos or homes they are renting out.”

Green Valley and Halls Hill — both historically Black communities — are among a handful of Arlington neighborhoods with higher investment rates, according to a home ownership report published by the county in October. The report analyzed home-ownership market trends and barriers to buying.

The county report looked at the number of home loans for investors versus the total loans lent out for every census tract in Arlington. Pentagon City and Aurora Highlands, Radnor-Fort Myer Heights and Halls Hill had investment rates exceeding 12.5%. Investor purchases made up between 10% and 12.5% of financed purchases in Green Valley and Lyon Park, while other neighborhoods had lower rates of investor interest.

Loans issued to investors in 2021 by neighborhood in Arlington (via Arlington County)

Neighborhoods like Clark’s are have lower owner-occupancy rates and higher rates of property purchased for investment purposes, but overall 86% of Arlingtonians in single-family homes are owners, according to Erika Moore, a spokeswoman for the Dept. of Community Planning, Housing and Development.

Reasons for higher investment rates vary by neighborhood, per the report. The county attributes investment in Pentagon City and Aurora Highlands to Amazon’s HQ2, and investment in Radnor-Fort Myer Heights to interest in the River Place co-op, where an expiring ground lease makes properties more attractive to investors than to individual homebuyers.

When asked if staff had any guesses as to why Halls Hill, Green Valley and Lyon Park attracted more investors, Moore said the data staff collected was unclear.

Realtor Eli Tucker says these neighborhoods all have “pockets” of less expensive properties, typically multifamily homes, and many of the investors in Arlington are builders. That tracks with Arlington’s consistent rate of homes torn down, rebuilt and sold at a premium.

Tear-down and rebuild trends since 2012 (via Arlington County)

In Halls Hill, Green Valley and Lyon Park, the less expensive options include apartments and smaller duplex and townhouse properties, which often have no or low HOA fees. These neighborhoods also attract renters.

“[These] are very good rental locations and properties, but tend to be passed over more by principal buyers,” he said. “They can generate higher return-on-investment for investors than many other locations and property types that generate a lot more competition from principal buyers.”

Owner-occupancy rates by neighborhood (via Arlington County)

As for River Place, Tucker says it attracts investors whereas most cooperatives tend to restrict investors looking for rental income. The ground lease set to expire in 2052 creates two investor-friendly conditions.

First, the timeline means fewer mortgage options, which means buyers must pay with cash, which favors investors. Second, it means unit values are going down, instead of up.

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Randolph Elementary to get a STEM center from Amazon and Cal Ripken, Sr. Foundation

By Jo DeVoe
Randolph Elementary School in July 2021 (via Google Maps)

Amazon and the Cal Ripken, Sr. Foundation are standing up a new STEM center at Randolph Elementary School (1306 S. Quincy Street).

“The center will provide new state-of-the-art STEM equipment and furniture for students to learn and play,” a spokeswoman for the Baltimore-based Cal Ripken, Sr. Foundation said. “Giving elementary and middle school kids access to STEM learning is a priority of the Cal Ripken, Sr. Foundation.”

There will be a ribbon-cutting event today (Tuesday) at noon during which students can try out the educational activities.

“Students [will] take part in a hands-on learning activity with the Sphero BOLTs, led by Amazon robotics experts to explore the STEM equipment the new center has to offer,” the spokeswoman said. (The Sphero BOLT is a spherical robot with programmable sensors that kids can control with an app.)

Amazon’s second headquarters is under construction just a few miles from the elementary school. Since it announced its HQ2 plans, the tech giant has donated money and facilities to Arlington Public Schools, with a focus on science, technology, engineering and mathematics.

It has awarded grants to individual schools, funded a new STEM lab at Wakefield High School and announced plans to co-locate Arlington Community High School within HQ2.

Meanwhile, the Cal Ripken, Sr. Foundation, founded in 2001. has placed a greater emphasis on STEM education in recent years. Since 2016, it has started 261 operational, turnkey STEM programs in 19 states, the spokeswoman said.

The nonprofit, which honors the legacy of the Baltimore Orioles player and manager — and father of baseball legend Cal Ripken, Jr. — provides programs and parks for at-risk youth.

An Amazon van struck a pedestrian across from the Clarendon Metro station

By ARLnow.com
Amazon van that struck a pedestrian in Clarendon

An Amazon delivery van driver struck a pedestrian, causing minor injuries, on arguably the most prominent street corner in Arlington.

The collision happened shortly before 4 p.m. at the intersection of Wilson Blvd and N. Highland Street, across from the Clarendon Metro entrance.

“At approximately 3:50 p.m. police were dispatched… for the report of a crash with injuries involving a pedestrian,” Arlington County police spokesperson Alli Shorb told ARLnow. “The pedestrian sustained minor injuries and did not require transport to the hospital. The driver of the striking vehicle remained on scene. Police remain on scene investigating.”

A traffic camera showed the stopped van blocking the intersection’s northern and eastern crosswalks.

Crystal City-based lender finds new ways to invest in underserved communities

By Matt Blitz

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. 

(Updated 12:40 p.m. on 10/11/22) If you own a local restaurant, grocery co-op or healthcare clinic in an underinvested neighborhood, there’s a good chance that Arlington-based Capital Impact Partners can help find money to assist your business.

Capital Impact Partners (CIP), which has been in Crystal City for 40 years, is a Community Development Financial Institution aimed at helping lower-income and racially diverse communities secure loans as well as capital and financial assistance.

And this summer, CIP joined forces with lender CDC Small Business Finance and lending software company Ventures Lending Technologies to help clients more effectively. They are together known as Momentus Capital. The new group is already heating up the region’s economy, according to the Washington Business Journal, which named it as an honoree of its 2022 Inno on Fire Awards program.

“Small business owners, developers, and other local leaders are the engines of job creation and economic activity in communities across the country. When these leaders have the opportunity to succeed, their communities, their residents — and our country — thrive,” said Ellis Carr, president and CEO of Momentus Capital, in a statement. “We need bold thinking and a holistic approach to unleash solutions for underestimated communities. Momentus Capital was created to meet that challenge.”

Carr, who led CIP, and Kurt Chilcott, at the time the leader of CDC Small Business Finance and now the chair of both organizations’ boards, began developing the idea for Momentus in 2019. Under the new umbrella organization, the companies will still operate as one, although they will be maintained as separate legal entities, providing but their clients will now have access to more resources and products.

A small food business that Capital Impact Partners helped fund as part of Nourish DC (courtesy of Capital Impact Partners)

For instance, Momentus is developing new lending and investing products aimed at helping people who have historically been denied access to funding. It provides borrowers with training, mentorship and networking opportunities and also provides technical support to community-based organizations and lenders.

This is the kind of work that CIP has been doing since its founding in 1982. Now a national organization, with offices in Oakland, Detroit, Austin and New York, the company got its start in Crystal City, where its headquarters remain at 1400 Crystal Drive.

“We are always thinking about racial equity, the racial wealth gap, what was our role in that as lenders, and how can we create more access to capital in a more holistic way, deep in communities,” says Alison Powers, director of economic opportunities at Capital Impact Partners. “I like to think we’ve been one of the leaders when it comes to thinking about those questions.”

That might mean helping to secure a loan for a family-owned pharmacy in Green Valley or pinpointing a grant that might assist with staffing at a small, immigrant-owned restaurant on Columbia Pike.

Powers said this work reverses exclusionary systems in the U.S., such as redlining, which prevented communities of color and low-income families from getting home loans because their neighborhoods were deemed too risky for investment.

“How we think about credit and risk and underwriting has really been influenced by the history of the U.S. and who is perceived as being good candidates for access to certain financial products,” she says.

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Public art at Amazon’s HQ2 takes shape as construction continues ahead of 2023 opening

By Jo DeVoe
1/4

An art installation in the shadow of the under-construction first phase of Amazon’s HQ2 is getting taller.

Last month, crews began laying the groundwork to build “Queen City” by Nekisha Durrett, per Clark Construction, the group building out the first phase, dubbed “Met Park” and located at the corner of 13th Street S. and S. Eads Street.

The tower, situated in the park south of 12th Street S., will pay tribute to the former Black community by the same name, which was located nearby before it was razed by the federal government to make way for the Pentagon.

“We are excited to give you a closer look at our progress over the last few weeks,” Clark Construction said in an email on Friday. “The structure is starting to take shape. The installation will stand approximately thirty-five feet tall, when complete.”

The structure’s reclaimed brick façade will highlight the area’s past as a hub for brick production, while park-goers will be able to explore its decorative interior.

Construction of “Queen City” is expected to deliver with the rest of Met Park in 2023, Richard said.

When asked about a timeline for completing the first phase of Amazon’s HQ2, Richard said, “We’ll share more information [about the opening] in the coming months.”

The structure will be located in Met Park’s forthcoming green space. There is disagreement, however, over what it should be named.

Survey respondents, area civic associations and the National Landing Business Improvement District voted to name the 2.5-acre green space “Met Park” — the old name for the grassy patch that Amazon is paying $14 million to revamp.

They voted for the name “Pen Place” for the park in the second phase of Amazon’s HQ2, also dubbed Pen Place.

A majority of members of the Historical Affairs and Landmark Review Board, however, recommend naming Met Park’s green space Elm Park and Pen Place’s, Fern Park.

The least popular options, both in the survey and in the HALRB meeting in August, were Goldfinch and Chickadee Park.

Meanwhile, Clark Construction reported that crews made “a lot of progress” on the park and surrounding buildings last month. In an update from Sept. 16, the company said crews poured concrete on the “overlook,” which is the highest walkable point inside the park.

“Rubber surfacing is being installed under playground equipment,” the email said. “Additionally, we recently received the first stone shipment for seat walls that will be featured along pathways throughout the park.”

This time last year, workers placed the timber first beam in Met Park’s event center and began pouring the 10th floor of concrete.

This summer, Amazon announced four additional local businesses, including two restaurants, to open at Amazon HQ2. The tech company celebrated the “topping out” of Met Park in March.

The tech giant has, at this point, assigned “more than 5,000 employees” to its HQ2, Amazon spokeswoman Hayley Richard told ARLnow yesterday (Monday). It was first announced in April that Amazon had hired its 5,000th HQ2 employee.

To kick off the new school year, Amazon donated more than $250,000 to Arlington Public Schools and two D.C.-area nonprofits addressing food insecurity, to open food pantries at a handful of public schools in Arlington.

Morning Poll: Should delivery vehicles be towed if improperly parked on private property?

By ARLnow.com
1/4

An Amazon van was towed from an apartment complex on Tuesday. This was the second time we’ve noted one of the company’s delivery vehicles getting towed.

It raises a question: should delivery drivers get special treatment and a blind eye turned to violating a given property owner’s parking rules, or should the rules apply to them too?

In the latest case, tow company Advanced Towing told ARLnow that Amazon’s van was parked in a fire lane — and, indeed, we spotted “no parking, fire lane” signs on the property.

Fire lanes are there for a reason, but the flip side of the argument is that delivery drivers have a tough job to do and only stay in one place for a brief period of time, making it less likely that they’ll end up getting in the way of something important.

So what do you think? For the purposes of this poll, we’ll set aside the issue of delivery drivers blocking lanes on public streets and instead focus on those on private property.

It’s Advanced vs. Amazon after delivery van towed from Buckingham apartments

By ARLnow.com
1/7

An Amazon delivery van was reported stolen yesterday near Ballston. Except it wasn’t stolen. It was towed.

The tow pits two Arlington institutions against each other — infamous local towing company Advanced Towing and, in the other corner, newer arrival Amazon. It also raises a general policy question: should delivery vehicles parked improperly on private property get towed?

The incident happened around 2 p.m. yesterday at a residential complex in the Buckingham neighborhood.

“At approximately 2:01 p.m. on August 16, police were dispatched to the 4300 block of 4th Street N. for the report of a stolen delivery vehicle,” Arlington County Police Department spokeswoman Ashley Savage tells ARLnow. “Prior to officers arriving on scene, dispatch advised the vehicle had been towed from private property. Officers were then placed back into service.”

Soon thereafter, the van could be seen impounded in the Advanced Towing lot in Ballston.

Advanced says that the van was towed because it was parked in a fire lane on private property, and that the company tows regardless of whether the driver is making deliveries.

“The Amazon driver left their delivery vehicle unattended in a fire lane/no parking zone, rather than park in one of the open spaces,” the company said in a brief statement to ARLnow. “Amazon vehicles are not exempt from following the law or rules of someone’s private property.”

Signs at the address police were dispatched to do, in fact, explicitly state “No Parking — Fire Lane” and “Towed at Owner’s Expense,” though the exact location the van was parked prior to being towed is unclear.

ARLnow reached out to Amazon for comment but has not received answers to our questions as of publication.

This is not the first time Advanced has towed an Amazon van. ARLnow reported on a delivery van towed from an apartment parking lot in Falls Church in 2019.

Asked about delivery vans being towed and local towing policies, Savage referred readers to the county website.

“You can find information regarding private tows, also known as trespass tows, from private property on the County website and in County Code § 14.3-5. Removal of Trespassing Vehicles,” she wrote. “If a vehicle owner believes their vehicle was towed in error, they can report to Arlington County Police for investigation by submitting an online complaint or calling 703-228-4266.”

Advanced has long maintained that its local notoriety is the result of its efficiency in properly towing vehicles that are improperly parked and thus trespassing on private property. A lawsuit brought by former Virginia Attorney General Mark Herring for alleged predatory towing practices only resulted in a $750 fine — which owner John O’Neill touted as vindication.

The towing company also won some recent plaudits for a driver’s actions to help a man threatening to jump from an overpass.

ARLnow’s photographer, meanwhile, spotted another Amazon van getting away with some improper parking just steps from where the other van was towed. While looking for the original towing scene, we snapped an Amazon van parked on the private drive of the 4300 block of 4th Court N.

“Private street — no parking in alley — towing at owner’s expense,” read a sign at the entrance to the driveway. It was placed by Advanced’s competitor, A-1 Towing.

New public art in park next to HQ2 to commemorate former Black community

By ARLnow.com
1/5

A towering remembrance of the former Black community of Queen City is slated to be included in an Amazon-funded park next to HQ2.

Arlington’s Historical Affairs and Landmark Review Board (HALRB) is set to review the proposed public art installation, from D.C. artist Nekisha Durrett, at its meeting tonight.

A presentation prepared for the meeting shows a 30 foot tall brick chimney stack, with the words “Queen City” written in brick, along the footpaths of the new Met Park in Pentagon City. The park is currently under construction after the County Board approved a $14 million, Amazon-funded renovation project two years ago.

The revamped park is expected to re-open at some point next year.

The proposed red brick structure, harkening back to the area’s past as a hub for brick production, will also include a decorative interior that park-goers will be able to freely enter.

Made with reclaimed bricks and illuminated by LED uplighting, the tower will seek to carry forward the legacy of the Black enclaves of Freedman’s Village and, more specifically, Queen City — two of several that dotted Arlington a century or more ago.

Freedman’s Village, founded on the former estate of Confederate Gen. Robert E. Lee during the Civil War, was closed by the federal government in 1900 and became part of Arlington National Cemetery. Queen City was founded nearby in response to the closure of Freedman’s Village.

But Queen City, too, would eventually be razed by the federal government — in 1942, to make way for the freeway network built around the newly-constructed Pentagon.

From the doctoral dissertation of Lindsey Bestebreurtje, Ph.D., a curator in the National Museum of African American History and Culture:

Together with the adjacent community of East Arlington, Queen City was located in south-eastern Arlington on flat land, prone to flooding from the nearby Potomac River, near several factories and along the Washington, Alexandria, and Mt. Vernon trolley line. Queen City was built around the Mt. Olive Baptist Church which had roots in Freedman’s Village. Saving one-fourth of an acre for the church, the remaining land was parceled into forty lots to be sold to church members leaving the Village. With small plots of 20 feet by 92 feet, this subdivision transformed the former farm land into a more dense and suburban environment. Many of the homes constructed by former residents of Freedman’s Village at this time were reminiscent of the simple clap-board houses they called home in the Village, making housing type another product of the Village’s diaspora.

By 1942 more than 200 working class families lived in modest but well-kept frame houses. Just as was the case in Freedman’s Village, where residents saw a thriving community, outsiders saw the black neighborhood as a ghetto. In January of 1942 construction began for the Pentagon’s road networks in the path of the communities. Properties were seized through [eminent] domain laws with modest payments. With this loss some community members left the area entirely, while other residents and institutions relocated to Arlington’s remaining black communities of Hall’s Hill, Johnson’s Hill, or Green Valley.

The dissertation notes that the destruction of the Queen City community was personally approved by the president at the time.

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