apartments

JUST IN: Wharf developer announces major residential project in Ballston

By ARLnow.com
1/3

The developer behind The Wharf in D.C. is planning a residential development with more than 500 homes in Ballston.

The 530,000 square foot project at 4600 Fairfax Drive would replace the existing Holiday Inn hotel and the aging office building behind it. In its place would be a seven-story apartment building and a four-story “penthouse” building, consisting of 475 apartments and 29 “townhome-style multifamily units.”

Hoffman & Associates, which developed the massive Wharf project and is also working on the 1.2 million square foot West Falls project in Falls Church, is entering the Arlington market in partnership with Ballston-based Snell Properties.

“We look forward to bringing this dynamic residential project to the Ballston neighborhood,” said Robin Bettarel, Senior Vice President of Development for Hoffman & Associates. “4600 Fairfax Drive will offer incredible connectivity in this vibrant community while providing residential options that meet the community’s needs with an innovative and sustainable design.”

The development would bring some additional foot traffic to the western side of N. Glebe Road, where businesses have struggled to gain a foothold. One area of contention might be its location along busy N. Fairfax Drive, which becomes an on- and off-ramp to I-66 just west of the site.

The site is five blocks from the Ballston Metro station, but would be two blocks from a long-discussed western entrance to the station, if it’s built.

Hoffman said in a press release that it is submitting its initial site plan application, which will kick off a community process that will culminate with county commission meetings and an Arlington County Board vote. If approved, the developer expects to break ground in 2024.

The full press release is below.

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Morning Notes

By ARLnow.com
Thanksgiving week in Shirlington (Staff photo by Jay Westcott)

ACPD Thanksgiving Anti-DUI Event — “On Thanksgiving-eve, traditionally a time of celebrations with heavy alcohol consumption, ACPD, in partnership with WRAP, is hosting a Thanksgiving anti-drunk driving event to highlight the impact alcohol has on motor skills. This free event is open to the public and will take place on Wednesday, November 24, at N. Hudson Street and Wilson Boulevard, from 8:00-10:00 p.m.” [ACPD, Twitter]

Shirlington Apartment Employee Slashed — “An employee of the residential building discovered that the laundry room had been locked and upon opening it, discovered the unknown male suspect inside. The suspect produced a knife and struck the victim’s hand, causing a laceration. The suspect then fled the scene on foot. Arriving officers canvased the area with negative results. The victim was transported to an area hospital with non-life threatening injuries.” [ACPD]

Bus Driver Protest in Ballston — “Arlington Public Schools bus drivers are protesting again, this time in Ballston. They’re chanting and getting passing drivers to honk in favor of better pay and fair treatment.” [Twitter, WJLA]

County Seeks Budget Feedback — “Each winter, the County Manager presents a proposed operating budget to the County Board in order to plan spending for the next fiscal year. We’d like to know your thoughts on how Arlington should prioritize necessary spending in FY 2023. Help us get better insight on questions such as: How would you rate the importance of County programs and services?” [Arlington County]

Clement: Fewer Signs Stolen This Year — “In her annual election wrapup at the first Arlington County Board meeting after the votes were in, perennial protest candidate Audrey Clement told board members that she’d been able to gather up a good portion of her campaign signage from medians. ‘I recovered about 450 signs, or two-thirds of the total,’ she told board members. ‘This is a significant improvement over 2020, when two-thirds of my signs were trashed.’ Clement ran second in the four-candidate County Board race.” [Sun Gazette]

It’s Monday — A chance of showers today, mainly before 10 a.m. Cloudy, then gradually becoming mostly sunny, with a high near 52. Northwest wind 7 to 16 mph, with gusts as high as 28 mph. Sunrise at 6:59 a.m. and sunset at 4:49 p.m. Sunny tomorrow, with a high near 43. Northwest wind 9 to 14 mph, with gusts as high as 23 mph. [Weather.gov]

Reporter’s Notepad: An update on the Serrano Apartments

By Jo DeVoe
1/8

The following appeared earlier this week in the ARLnow Press Club’s Early Morning Notes newsletter. Join the Press Club and help support more local reporting in Arlington.

This week, the County Board got another update from tenant advocates and property owner AHC, Inc. about the ongoing work to improve the physical conditions at the Serrano Apartments as well as their tenant-landlord relationship.

Seven months ago, residents went public with accounts of rodents, mold and shoddy maintenance that they had endured for years. In the ensuing weeks, the County Board instituted regular updates from residents and affordable housing nonprofit AHC to keep tabs on the work being done to improve life at the Serrano.

Both parties say physical conditions have improved. Inspections are complete, everyone has either moved back to the Serrano or into a new living situation and AHC is still seeing administrative changes after the retirement of CEO Walter Webdale: two more retirements, six new members of the Board of Directors, including two AHC apartments residents, and an ongoing CEO search.

“We have been continuing to make strong progress together with tenant advocates and residents,” said interim AHC CEO Susan Cunningham. “We continue to be focused on making sure our most affected households from some maintenance issues at the Serrano last year are able to be back in secure and comfortable homes.”

But tenants say trust is still lacking — especially when it comes to insurance claim-like process AHC has set up to reimburse residents for property damage caused by its neglect.

For claims settled without mediation, residents are accepting one-third or less than what they estimated was the dollar amount of property damage (which in most cases was under $15,000), said Elder Julio Basurto. He argued that AHC, in undercutting what residents claim is due, re-victimizes them.

“[AHC] can hide behind insurance adjusters. They’re telling residents, ‘If you don’t like it, go to mediation — go to court,” said Basurto. “We ask that you [the County Board] be involved to stop the re-traumatizing, the re-victimizing of these residents.”

If the claims issue can’t be resolved, tenants can choose mediation. But they need a lawyer. Both parties do.

For a company like AHC, Cunningham says getting a lawyer preserves the integrity of the process. But for the folks Basurto represents, “lawyering up” means getting entangled in a process that they may not have the means, command of English, bandwidth or legal status to do.

During the meeting, County Board members spent some time parsing out these differing dynamics. Ultimately, members said they can’t really do anything to modify this legal process. What I took away from this conversation was that residents believe the parameters of an in-court mediation systematically disadvantage people seeking relief, and the County Board wanted to establish that the steps AHC was taking to right things could have unintended negative consequences.

This tension points back to the lack of out-of-court mediation options for tenant-landlord disputes in Arlington County, an issue that ARLnow columnist Nicole Merlene first brought to my attention earlier this year. She talked about the Tenant-Landlord Commission’s work to reinstate some kind of out-of-court, county-run mediation process after the county defunded one years ago.

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How Arlington is tackling its rising, pandemic-era office vacancy rate

By Jo DeVoe

In late 2019, Arlington’s rate of vacant office space was at a six-year low, 15.5%, and poised to continue dropping.

But the pandemic reversed that trend, and today, the vacancy rate hovers around 20%.

While companies continue to weigh going in-person, county staff are working to bring down the vacancy rate. That’s a crucial task for Arlington County, as it derives its commercial property taxes from full — not vacant — office buildings.

“We know nonprofits and associations have been hit hard and that’s a big part of our office market, so that’s troubling. When it comes to tech, government contracting and professional services, there’s a lot of differences among tenants you talk to in terms of their culture: if they are back, how they feel about having people back, how many days a week they’re back,” says Marian Marquez, the director of business investment for Arlington Economic Development. “Until we get past the health crisis, it’s going to be hard to see through a lot of that.”

One new variable is 600,000 square feet of space on the sublease market, which is double the pre-pandemic level and accounts for 7% of total vacancies, she says. In addition, some federal tenants long on their way out finally had their offices go to market.

The office vacancy problem is an entrenched one and not unique to Arlington, says Marc McCauley, AED’s director of real estate.

“For the past decade… the question of ‘Do we have too much office space in the U.S.? has been the major issue,” he said. “That’s not just an Arlington issue, or a Washington, D.C. issue. Even before pandemic, tenants were using space differently, space per employee was plummeting, and almost cut in half.”

From 2016 to 2019, AED worked to drop the 21% vacancy rate by convincing high-growth companies that Arlington “wasn’t a government town,” Marquez said. Now, AED staff and county planners are working to update zoning codes and allow for a wider variety of office tenants, while making zoning processes less onerous for owners seeking to renovate their aging offices. In addition, AED is encouraging, where it can, less speculative office construction and more residential development instead.

McCauley says the Department of Community Planning, Housing and Development plans to study approved office space uses and find ways to expanded those to allow new tenants.

“We see tenants that come in and say, ‘I want to do a wet lab or a robotics engineering floor.’ Right now, zoning is an impediment to that — that would be viewed as industrial in an older code,” he said. “We want to open up offices to creative use of space… [We are] excited about letting them fill the space with newer technologies that an older, 1950s ordinance viewed as industrial.”

Marquez said there’s interest in innovation and light research and development spaces, or even using an office building as a micro-fulfillment center.

Salim Furth, a senior fellow at the Mercatus Center at George Mason University, who recently wrote that municipalities can tackle their office vacancy rates by allowing residential development, tells ARLnow that Arlington could go a step further and allow an even greater mix of uses.

“It’s very normal to have some floor for office, and ground floor is retail… but mixing and matching uses — where some floors are for a hotel, some are for a school — these are very normal things that cities should do, and we should make it work,” he said.

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Morning Notes

By ARLnow.com

Blue Line Reopens — “On Friday, October 15, normal service will resume on the Blue, Orange, and Silver lines. Intermittent delays are possible as the investigation into Tuesday’s derailment continues.” [WMATA, Twitter]

New County Website Launching Soon — “Arlington County Government is launching a new website, the first major refreshment of the County’s online presence in more than seven years. The site will launch Monday, Oct. 18. Users will continue to access the site by visiting www.arlingtonva.us.” [Arlington County]

Spotted: Bizarre Banner Bedecked Bus — From Nicole Merlene: “Outside the Courthouse today… What in the world? Civil service sure ain’t for wimps with crazies like this.” [Twitter]

Reuters Photo Shows Local Apartments — “A man sits on his balcony amid a sea of balconies at an apartment building in Arlington, Virginia. Photo by Kevin Lamarque.” [Twitter]

New Utility Vault Near Clarendon — From Arlington’s Dept. of Environmental Services: “Behold the 40-ton concrete utility vault installed under Washington Boulevard yesterday between N Kirkwood and Wilson. That stretch’s big safety upgrades and lane-shift makeover continues into next year.” [Twitter]

National Airport Getting Busier — “New data suggest the airport, which has had one of the most sluggish returns to normal(ish) performance in the COVID era, may be seeing better times for the rest of the year. New data from the trade group Airlines for America suggest that the airport will see just 11 percent fewer flights during the fourth quarter than during the same period in pre-pandemic 2019. That projected performance also is less than the 14-percent drop reported nationally, based on current flight schedules.” [Sun Gazette]

Water Main Break Closes School — Updated at 9 a.m. — Arlington Science Focus School is closed today due to a 6-inch water main break on the 1400 block of N. Lincoln Street that’s affecting about 200 water customers. [Twitter, Arlington Public Schools]

Developer Breaks Ground on ‘The Commodore’ Apartments in Courthouse

By Jo DeVoe
1/7

Developer Greystar broke ground yesterday on an apartment building just a stone’s throw from the Courthouse Metro station.

The under-construction building now has a name: “The Commodore.” Work on it follows about three months of demolition of the “Landmark Block,” previously home to brick buildings that housed a handful of restaurants, including Cosi, Boston Market, Jerry’s Subs and Summers Restaurant.

Completion of the 20-story, 423-unit building at 2025 15th Street N. is expected in the fall of 2023, according to a press release.

“We are extremely excited to partner with Arlington County to redevelop the Courthouse Landmark site into a world-class, mixed-use project in the heart of the Rosslyn-Ballston corridor,” said John Clarkson, the managing director for Greystar Real Estate Partners. “The Commodore will deliver much needed housing and placemaking retail at the seat of Arlington County government and bridge the gap between the Rosslyn and Clarendon Metro Stations.”

The project will advance the county’s plans — seven years in the making — to redevelop not just the “Landmark Block,” but a sub-section of Courthouse it has dubbed “Courthouse Square.” The area is bounded by Clarendon Blvd to the north, N. Courthouse Road to the east, 14th Street N. to the south and commercial buildings to the west.

“Courthouse Square” is envisioned in county planning documents as “the civic and cultural heart of Arlington” and “where the revolution begins.”

Courthouse Square concept plan from 2015 (via Arlington County)

Apartment units will range in size from what Greystar calls “micro-units” to three-bedroom penthouses. The Commodore will offer 24/7 concierge service, a fitness center, a kitchen and dining area, a children’s playroom, a clubroom and a co-working space. Outdoor amenities include a pool and a rooftop with views of Rosslyn and D.C.

About 18,000 square feet of ground-floor retail space “will host locally loved food and drink destinations as well neighborhood, health & wellness, and personal care services for the Courthouse and Clarendon communities,” the release said.

As part of the project, Greystar will build part of a pedestrian promenade along N. Uhle Street between Wilson Blvd and 14th Street N. Residents will be able to use it to access the Courthouse Metro station.

The County Board approved the project back in March. Greystar is also overseeing another project in Courthouse, a 220-unit building on the vacant Wendy’s lot, which is currently winding through county processes.

“Greystar looks forward to being a vested and long-term owner in this dynamic and strategically important submarket,” Clarkson said.

Residential Redevelopment in Rosslyn Under Review

By Jo DeVoe
1/5

A proposed development for the Xerox building in Rosslyn is under review by county planning staff.

Building owner and financial services company TIAA, along with its real estate management arm, propose to tear down the building at 1616 Fort Myer Drive and build a 30-story, 691-unit apartment tower in its place.

“Recognizing the Property’s location and topography, this application envisions the transformation of the property into an exciting multifamily residential development with world-class architecture,” the applicant’s legal representation Nan Walsh and Andrew Painter wrote in a letter to the county in June.

The office building on the site, which neighbors a condo complex, a hotel and another office building (recently home to President Trump’s re-election headquarters), opened in the 1970s. After housing Xerox for many years, it has recently seen some vacancies, the Washington Business Journal reports.

The new 1616 Fort Myer Drive “will serve as an iconic architectural feature for Rosslyn’s southern gateway,” said Walsh and Painter, lawyers with land use firm Walsh Colucci.

They say both the height and the architecture would tick a box in the Rosslyn Sector Plan stipulating that a development should “consider its appearance as a gateway to the Rosslyn area.”

TIAA’s tower would be 290 feet tall, the maximum height allowed in the sector plan. Residents will have access to a semi-underground parking garage that the lawyers say will be “tucked into the property’s natural grade,” which slopes from north to south. There will be 437 parking spaces, for a ratio of 0.63 spaces per unit.

Above-grade parts of the garage “will be fully screened through architectural treatment and residential uses,” they wrote.

TIAA may use more than a third of the apartment units for short stays while the building works on getting longer-term tenants.

“The applicant is considering designating up to 250 residential units for a temporary hotel use and short-term rental during the initial lease-up period for a limited period of up to five years,” Walsh and Painter wrote.

That’s a revenue stream other area developers want to tap into, and one that the County Board has recently deliberated. Some community members have raised concerns about the impact such a policy would have on housing affordability.

Staff from the Department of Community Planning, Housing and Development say they intend to study the issue. For now, per a recent staff presentation, the division will consider temporary hotel use requests for up to two years.

As for community benefits, the developer aims to achieve LEED Gold sustainability certification, contribute to Arlington’s underground utility fund, contribute to public art in Rosslyn, and make streetscape improvements. Plans for additional affordable housing contributions are being developed.

A preliminary review of the project is underway. After its full site plan application is accepted by county staff, dates will be set for public meetings ahead of a County Board vote. Staff anticipate bringing this project to the board prior to July 2022, per the presentation.

Review Process Kicks Off For Affordable Housing Redevelopment Near Rosslyn

By Jo DeVoe
1/9

(Updated at 2 p.m.) Plans from a local affordable housing nonprofit to redevelop apartments in the Fort Myer Heights neighborhood, near Rosslyn are ready for public review.

Arlington Partnership for Affordable Housing (APAH) proposes to redevelop some buildings in a housing complex consisting of a series of three-story garden apartments and a detached single-family residence. These buildings are located within a mile of the Rosslyn and Courthouse Metro stations.

If approved, the plan will demolish some of the existing Marbella buildings, while renovating others and adding two 12-story buildings, at 1300 and 1305 N. Pierce Street, for a total of 561 units. The new buildings would only have committed affordable dwelling units.

According to APAH, a public comment period is set to open today for residents to provide feedback on the project. The site plan submission for the project was accepted by the county earlier this month, a precursor to reviews by county commissions and the County Board. Public review meetings and a County Board vote have yet to be scheduled, however, per the project’s webpage.

“The development will provide critically needed affordable housing in north Arlington, thereby advancing the priorities of the County Affordable Housing Master Plan and other County housing policies,”  said Kedrick Whitmore, a land-use lawyer with Venable.

Currently, the apartment complex — deemed “notable” in the county’s historic preservation program — has 72 committed affordable units. The new construction will bring a net increase of 489 committed affordable units to Arlington.

The two buildings, designed by KG&D Architects, are designed to attain EarthCraft Gold energy efficiency. They will feature a mixture of family-size and senior housing units.

The project will be divided into two phases. In the first phase, a 12-story tower with 325 residential units — 132 of which are dedicated to senior housing — and 163 underground parking spaces will be built. The second phase will see the construction of the second 12-story tower with 236 residential units and 118 below-grade parking spaces.

The project includes streetscape and sidewalk improvements, make utility fund contributions and improvements and add bicycle parking. There will also be in-building wireless first responder networks.

APAH is looking to request modifications for bonus height and density, among others possibly needed for the projects.

Conditions at Serrano Apartments Continue to Improve, But Concerns Remain

By Jo DeVoe
Serrano Apartments (photo via Google Maps)

Work continues at the Serrano Apartments to improve living conditions for residents of the affordable housing complex.

Repair and maintenance work started in earnest after advocates brought to light the deteriorating conditions of the Columbia Pike complex in May. Since then, the County Board has kept tabs on housing nonprofit AHC Inc., which owns the building, and its commitment to make things right.

During the County Board meeting on Tuesday, members said they were pleased to see progress on the physical conditions in the complex. They were dissatisfied, however, with AHC’s communication efforts, after hearing reports from residents and advocates that communication gaps and “disrespectful” treatment persist.

“We’re in the middle, not at the end,” Board Chair Matt de Ferranti said. “I’m pleased with the micromanagement, candidly, but I think communication is absolutely critical.”

In a letter to the board, Housing Commission Chair Eric Berkey said the biggest strides have been removing the rodents and getting a handle on air quality issues.

“It is revealing that little of our September 9, 2021 meeting was dedicated to current physical conditions challenges,” he said.

Susan Cunningham, the interim CEO of AHC appointed after the previous head resigned, said rodent infestation is now down to just three apartments.

Meanwhile, about two dozen units will be abated for asbestos and condensation on cooling pipes. Testing by Arlington County confirmed there were no “systemic air quality issues in the building, no airborne asbestos or lead paint,” she said.

Of the 280 units in the building, the county has inspected all 221 that opted into its inspection program. Arlington County Housing Director Anne Venezia said staff will begin inspecting other aging affordable housing properties for deferred maintenance.

Communication remains a primary concern for the Housing Commission and the County Board. Berkey said to its credit, AHC has made some improvements on that front. Cunningham says AHC now communicates with 85% of residents via text, sends out anonymous third-party surveys, and holds monthly meetings with professional translation services.

But poor treatment of residents continues, longtime advocate Janeth Valenzuela said.

“No one should be asked to put up with dismissive, rude and disrespectful treatment that makes them feel like a problem to be fixed rather than a human being,” she said. “There are fundamental and systemic changes that need to be made at AHC.”

The advocate suggested cultural competency and trauma-informed training for all AHC board members, employees and contractors, as well as customer service training.

Cunningham said a cultural competency curriculum could be in place next year, with trauma-informed training done in-house.

Finally, the County Board urged AHC to prioritize compensating residents whose belongings have been damaged. Residents had reported damage to their possessions when maintenance requests were ignored or mismanaged and during the relocation process some opted into.

AHC has launched a claims process that replicates renters’ insurance, which Cunningham said few residents have.

Although compensation for such losses was a chief priority for the County Board, Valenzuela says a claims system was not set up until ARLnow reported on an online fundraiser for Serrano residents.

AHC “did not offer compensation to residents for property losses until advocates started a public fundraiser that received press attention,” Valenzuela told the Housing Commission, according to Berkey’s letter.

County Solicits Public Input on Plans for Vacant Wendy’s Lot

By Jo DeVoe
1/6

Arlington County is inviting the public to provide feedback on the planned development for the vacant Wendy’s lot at 2025 Clarendon Blvd.

Greystar Real Estate Partners is proposing to turn the 0.57-acre lot about a block from the Courthouse Metro station into a 16-story apartment building, with up to 231 residential units and 4,000 square feet of retail.

Through Thursday, Sept. 16, residents can comment on land use — whether the building should be used for apartments or offices — as well as building size, architecture, transportation and open space.

Initially, the project was set to be an office building, proposed by the former developer, Carr Properties. After receiving the County Board’s go-ahead in 2015, the fast food spot was demolished in 2016 but the office building never materialized. The vacant lot has instead been used as a staging area for 2000 Clarendon, a condo project across the street.

A Greystar representative said in a presentation that Carr could not secure a tenant for the office building. So the new developer has turned to apartments instead.

“While a conversion from office to residential use will always require some changes to a building, we took a fresh look at the previously approved project, while changing it to fit a residential floor plan and adding a modest amount of additional height,” the representative said.

For the new project, the county and Greystar are interested in feedback on the architecture.

Greystar and architect Cooper Carry liken the building to a ship, said county planner Adam Watson. At the “prow,” pointing west towards N. Courthouse Road, an “angular glass vessel” set on marble-clad columns will rise above the plaza, while the façades along Clarendon and Wilson Blvd will feature red brick, he said.

“We really look forward to hearing your thoughts and comments on what you’d like to see in terms of signature gateway architecture at the site,” he said.

A 1,497-square-foot public pedestrian plaza will sit under the columns, at the intersection of Courthouse Road, Wilson Blvd, and Clarendon Blvd. Greystar is looking to fill the retail space with a restaurant that can use the plaza for outdoor dining, according to a spokesman.

Below ground, the new project includes a parking ratio of .32 spaces per unit, for a total of 74 spaces for residents, but no retail parking, according to a staff presentation. There will be 252 secure bicycle parking spaces and eight visitor spaces.

At 16 stories and 165.5 feet tall, the project clocks in much taller than recommended maximum of 10 stories in the Rosslyn to Courthouse Urban Design Study. But Greystar has a plan for securing its desired height and density.

The project includes a 104,789 square foot transfer of development rights from Wakefield Manor, a small garden-apartment complex less than a half-mile from the proposed development. The housing on N. Courthouse Road — featuring art deco and moderne design elements — has a historic easement, according to the county.

After the comment period ends, the county expects to hold virtual site plan review committee meetings in October and November. Dates for commission meetings and a final approval from the County Board have yet to be determined.

Morning Notes

By ARLnow.com

Apartment Rents Bounce Back — “It took a little while, but average rents for Arlington apartments have now shot past pre-pandemic levels, according to new data. With median rent prices of $2,013 for a one-bedroom unit and $2,437 for two bedrooms, Arlington is among 92 of the nation’s 100 largest urban communities that has seen rents return to, or exceed, levels of March 2020, when the pandemic hit.” [Sun Gazette]

Ballston Resident Creates Bourbon Brand — “I Bourbon is one Arlingtonian’s ode to this classic American whiskey. Now, if he could just get it on store shelves.” [Washington Business Journal]

Reston to Crystal City Bus Proposed — “One of two projects proposed by Fairfax County, the new express bus service would connect Fairfax Connector’s Reston South Park and Ride lot with key employment destinations in Arlington County, including the Pentagon and Pentagon City and ending in Crystal City. The county is seeking $5.1 million to cover two years of operating costs for the service as well as the purchase of six buses.” [Reston Now]

AWLA Takes in Louisiana Pets — “A special delivery arrived Wednesday afternoon at Manassas Regional Airport: a plane carrying more than 100 pets that were evacuated from the Louisiana hurricane zone ahead of Ida’s arrival earlier this week. As the plane landed, rescue organizations from throughout the D.C. area were standing by to take the animals in. ‘There were mostly dogs, but also a few cats in the mix,’ said Samantha Snow with the Animal Welfare League of Arlington.” [WJLA]

Student Housing May Become Hotel — “Marymount University is moving to convert some of its recently acquired student housing in Ballston into hotel rooms, giving its hospitality program a boost in the process. The Arlington university filed documents with county planners Tuesday seeking permission to convert as much as half of the 267-unit residential building at 1008 N. Glebe Road into a hotel. Marymount has operated the building, dubbed The Rixey, as housing for students, faculty and staff since buying it back in 2019.” [Washington Business Journal]

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