Ballston

Ballston Holiday Inn redevelopment proposal reaches Arlington County Board

By Jo DeVoe
1/12

Redevelopment plans for a Holiday Inn and office building in Ballston are headed to the Arlington County Board for approval.

The developers, Hoffman & Associates and Snell Properties, intend to replace the hotel (4600 Fairfax Drive) and Arlington Center Building (4610 Fairfax Drive) with a seven-story, 432-unit apartment building and two five-story, 15-unit buildings.

The development duo also propose building a new private road and alley for parking and loading activity, as well as new sidewalks and streetscapes along them.

The site is located west of N. Glebe Road, along N. Fairfax Drive, just before it becomes an on- and off-ramp to I-66. It is five blocks from the Ballston Metro station and two blocks from a proposed western entrance, currently in an early design phase.

“This site has a lot of surface parking, structured parking, an office building, the Holiday Inn, and a disconnected relationship to our neighbors to the south,” Cathy Puskar, a land use attorney for the developers, told the Planning Commission last week. “It’s been here quite a long time… so we are very eager to move forward with that.”

Hoffman and Snell have cleared nearly every step in the public review process. On Saturday, the Arlington County Board is set to review their request for easements in order to build on the site.

Much has changed since the initial submission more than a year ago.

“This project went through a substantial evolution as we went through the [Site Plan Review Committee] process,” Arlington County planner Adam Watson said during the Planning Commission meeting.

In response to public feedback, the layout changed and a bicycle and pedestrian path was widened to 12 feet and moved.

The 5-story buildings are now to the west of the 7-story building, rather than to its south. Watson says this creates a better height transition from the tall George Washington University building at 950 N. Glebe Road to the single-family homes west of the 4600 Fairfax Drive site.

Now, the proposed path separates the 7-story and 5-story buildings. Watson says this furthers county plans to add a “West Ballston Connection” linking with the Bluemont Junction, Custis and Ballston Pond trails at Fairfax Drive.

The evolution of the site layout for 4600 Fairfax Drive, by Jo DeVoe (via Arlington County)

Watson said the project now delivers “a much improved streetscape, especially along Fairfax Drive” and less impervious surface area. It preserves more trees to increase the buffer between the development and the single-family homes nearby, he said.

“We really loved that first version… but we are very proud of where we are today,” Puskar said. “Despite some painful cuts and changes, we listened, and this is why we have such a good plan in front of you today.”

While the developers directed the bulk of residential traffix to Fairfax Drive — as opposed to the smaller private road south of the site, to allay concerns about traffic flow — some residents still have misgivings, Planning Commissioner Jim Lantelme said.

Climate Change, Energy and Environment Commission representative Mark Greenwood praised the project’s use of electricity rather than gas, but suggested the developers replace the gas stoves with induction ones, while adding more parking for electric vehicles.

After Covid, Ballston BID seeks to increase in-person work and encourage influx of residents

By Hallie LeTendre
1/7

(Updated at 6:20 p.m.) Post-pandemic, the Ballston Business Improvement District says it will do what it takes to entice remote workers back to the office and attract new residents.

Like other business districts across the country, Ballston has had to weather a slow return-to-work environment as well as permanent changes to where, and how, people work. Compared to peer districts, like downtown D.C., the BID says Ballston was buoyed by a influx of young, highly educated and high-earning residents, who choose to live there for its walkability and transit access.

“Ballston continued to grow throughout the pandemic, and we’re still growing,” BID CEO Tina Leone said last Wednesday during the organization’s annual meeting. “New businesses, new developments and more residents have been joining our community.”

The pandemic drove up the office vacancy rate in Ballston to 24% earlier this year, as some employers abandon offices entirely. For other companies signing leases, demand increased for newer office buildings with a host of perks for workers.

Today, there are 942 total businesses in the neighborhood, including 114 retailers, according to the BID. Some 20,000 employees work in Ballston and about 15,000 people call it home, for a 1.4-to-1 employee-resident ratio.

While lauding its success, the BID is charting its course out of the pandemic and the financial uncertainty it caused. Its leaders say they are focused on helping businesses reconnect with their employees, facilitating renovations to aging office buildings and creating a neighborhood where people want to live.

“We want to understand what our employers want and then more importantly what their employees want. We expect to attract both parties to our market and keep them here,” Board President Simon Carney said. “To do this we need to listen, understand and execute in an ordinated manner. We must be looking at the long term.”

One way the BID supports local businesses, Leone says, is through its Ballston Business Appreciation Campaign, which allows workers to attend free in-office events. It is also open to apartment buildings. Interested employers and apartment management companies need only to fill out a general form online.

“Our business appreciation campaign has helped businesses re-engage with their employees through custom events like breakfasts, lunches, a unique happy hour, wellness events or trivia,” Leone said. “We’ll do whatever they need to come back.”

Meanwhile, Arlington Economic Development Director Ryan Touhill emphasized the role of renovation work to existing, vacant office buildings to attract new tenants. Recent examples of this include the Ballston Point building (4300 Wilson Blvd), which netted new occupants, and Three Ballston Plaza (1100 N. Glebe Road), where work is underway.

Touhill says the BID can help more office building owners take on similar improvements.

(more…)

UPDATED: Large power outage affecting Ballston, neighborhoods along Wilson Blvd

By ARLnow.com
Power outage map on 7/1/23 (via Dominion)

Update at 2:35 p.m. — About 500 customers remain without power in Arlington. A Dominion spokeswoman says the outage was caused by an “unrelated tree contractor [dropping] a tree on our wire.”

Earlier: Nearly 4,600 Dominion customers are in the dark as a result of a widespread power outage Saturday morning.

It’s unclear what caused the outage, which stretches from Ballston to Bluemont to Boulevard Manor to Dominion Hills along the Wilson Blvd corridor, according to Dominion’s outage map and emailed tips to ARLnow.

As of publication time, Dominion is estimating that power will be restored between 1-4 p.m.

A tricycle-based Turkish coffee purveyor has set up shop in Ballston

By Matt Blitz
1/3

(Updated on 7/25/23) A tricycle serving Turkish coffee has started serving in Ballston.

The three-wheeled coffee contraption is from long-time restaurant veteran and local author Isa Seyran, who told ARLnow late last year he was working on a new concept that would come after leaving his server job at The Salt Line.

This mobile, custom-designed red tricycle offering Turkish coffee and baklava is that new business. It has been parking along the 4000 block of Wilson Blvd after opening earlier this month.

Seyran named the small coffee stand “Ballstonian,” in homage to the neighborhood in which he has lived for over two decades.

The coffee tricycle is currently open from 7 a.m. to 5 p.m. (or until supplies last) seven days a week.

“I was a waiter for 23 years and worked with some of the greatest chefs in our region. Some of the food I served, like [at] Rasika and Zaytinya, was simply divine, but it was never my thing,” Seyran told ARLnow about why he decided to open a Turkish coffee spot in Ballston.

“So I decided to sing my own song at my own humble stage and wanted to bring a piece of Anatolia, Medietterrenea and Mesopotamia, a cradle of civilization where I spent the first half of my life, to Ballston, where I spent the second half of my life.”

Besides coffee and baklava, Ballstonian also serves cheese pastries and masala chai from a recipe Seyran learned while working at D.C.’s famed Indian restaurant Rasika.

The Ballston resident worked at some of the region’s most popular and renowned restaurants, including ​​Zaytinya, Bombay Club, and Fiola Mare in D.C., before ending his tenure at The Salt Line in Ballston.

Beyond those jobs, Seyran is also an author, playwright, and filmmaker often producing art based on his experiences as a waiter in the D.C.-area. And, now, he’s added entrepreneur to that list.

He told ARLnow that the first few days have gone well so far and he’s been “humbled by the overwhelming support and love Ballstonian received from my fellow Ballstonians.”

But Seyran is not particularly surprised by the reception, noting that no other Ballston business is selling Turkish coffee.

“At The Salt Line… I got to know my client base, their spending habits, who they are and what they want,” Seyran said. “Having done my market research, I knew people were hungry for something different.”

His ambitions go beyond a coffee stand. The hope is one day to set up an “urban oasis” in Ballston with a tent, cushions, coffee, and books where “members of the community could take a breather from the bustling urban landscape around them.”

He also would love to do coffee ground fortune tellings, like he did while working at Zaytinya, and introduce “Bark-lava,” which would be “a bone-shaped, dog-friendly baklava.”

But, for now, all of that will have to wait, including the coffee ground fortune telling.

“That requires time and space to seat people so that I could serve the coffee in a ceramic cup as opposed to a paper cup,” Seyran said. “[A] food truck parked on the side of the road is not suitable for that ancient tradition but I hope to do that in the near future.”

New Japanese restaurant opening in Ballston, next to Uncle Julio’s

By Matt Blitz
1/3

A new Japanese restaurant appears to be opening next to Uncle Julio’s in Ballston.

Not much is known beyond a permit application that notes there will be “interior alterations” in the space at 4301 Fairfax Drive that will convert it to a “new Japanese restaurant.”

That’s the former home of Willow restaurant, which closed way back in 2015. It does not appear as if a restaurant or business has occupied that space since then.

ARLnow has reached out to the Bethesda-based management company Willard for more information but has yet to hear back as of publication.

What is clear, however, is that neighborhood mainstay Uncle Julio’s is not closing, a restaurant spokesperson confirmed to ARLnow. There was initial worry from some locals, but the anxiousness appears to be unfounded.

The Uncle Julio’s spokesperson said that the staff and ownership are excited to finally have a business moving into the space next door, since it has been vacant for so long.

Whenever the new restaurant does open, it will have some Ballston competition.

Earlier this month, the Japanese barbeque restaurant Gyu San opened just a few blocks away. Also close by is Hawkers Asian Street Food, which serves a number of Japanese dishes along with other Asian-inspired food, plus a handful of poke, ramen and sushi options.

Pedestrian crash near Ballston prompts a stop sign and temporary police presence

By Jo DeVoe
1/16

On a Thursday morning two weeks ago, there was a notable police presence at the intersection of N. Vermont Street and N. Carlin Springs Road.

Officers were watching for people blowing through a new stop sign, which was added in late May at the site of a crash where a driver struck a mother pushing her baby in a stroller.

This is the latest update for the intersection, which has been an “ongoing” location for investigations due to the high number of crashes there, according to Dept. of Environmental Services spokeswoman Katie O’Brien.

Now, instead of two stop signs, the intersection has four.

“We made several improvements in early 2021 and have been monitoring the intersection,” O’Brien said. “Due to recent crashes and an updated safety analysis, we analyzed the intersection for an all-way stop and found that it met the conditions. The signs were installed end of May and we are continuing to monitor the intersection.”

Previous improvements included installing “Cross Traffic Does Not Stop” signs on the existing stop signs and installing additional “Stop for Pedestrians in Crosswalk” neon warning flags and upgraded existing pedestrian warning signs, DES spokesman Peter Golkin said.

Everything, basically, but adding new stop signs.

Now, with the new all-way stop in place, DES is working with the Arlington County Police Department to educate drivers about the traffic change, she said.

“This includes in-person education from officers and variable messaging signage,” she said.

In the relatively short time that ARLnow was out there two weeks ago, three or four drivers who blew the stop sign were pulled over. Now two weeks into June, the variable messaging sign boards alerting drivers to the change are still up.

As part of the county’s goal to end serious and fatal crashes by 2030, known as Vision Zero, this intersection has been investigated as both a “hot spot” and as part of the county’s “high-injury network,” two designations for places with high rates of crashes.

Meanwhile, ACPD has its own list of dicey intersections, collectively known as “Traffic Accident Reduction Program” or TARP intersections, to determine where to send officers and other resources.

These “are generally higher frequency crash locations where enforcement is determined to be useful in reducing overall crash volume,” says ACPD spokeswoman Ashley Savage.

Some of these crash-prone intersections have pedestrians crossing multiple wide traffic lanes, or roads that merge with highways, along faded crosswalks. In others, cars have to navigate atypical traffic patterns.

The police department’s list of crash-prone “TARP” intersection includes the following. (more…)

Juice shop now opening two new locations, in Ballston and Courthouse

By Matt Blitz
1/2

A growing Northern Virginia juice shop chain is now coming to Courthouse, in addition to a previously-announced location in Ballston.

The Ballston shop will be squeezing itself into the former home of Philz at 4121 Wilson Blvd, which closed late last year. The hope is that it will open next month, perhaps by July 15, co-owner Reese Gardner tells ARLnow.

The second Arlington location is set for Courthouse, moving into the one-time home of Rāko Coffee at 2016 Wilson Blvd. That shop quietly closed late last year as well, claiming it was just temporary due to a “out of order” espresso machine. The next month, however, pieces of equipment and furniture were put up for public auction by the county, with the money going towards the company’s tax bill.

It’s not clear when Greenheart will open in Courthouse, though signage is now in place above the door.

This will be the juice shop’s fourth and fifth locations, with other shops in Vienna, Leesburg, and Aldie, Virginia. The menu is focused on cold pressed juices, smoothies, salads, and bowls.

In addition to co-owning the juice shop, which he acquired a few months ago, Gardner also owns a number of other local bars and restaurants. That includes Dudley’s Sport and Ale in Shirlington, Quinn’s on the Corner in Rosslyn, and Brass Rabbit Pub in Clarendon.

Morning Poll: Which of these noise complaints has the most merit?

By ARLnow.com
1/3

One inevitability of running a local news outlet is that you’ll get plenty of people contacting you with complaints about stuff, some more newsworthy than others.

In general, we’re disinclined to use our limited reporting resources as a cudgel against pet peeves that lack greater significance or safety concerns to the community at large. More often, the better stories tend to be those that come from tips sent because something seems interesting, not because it bothers the tipster personally.

Recently, though, there has been a noticeable uptick in a certain type of tip: those complaining about noise.

Noise is a constant concern in a place like Arlington, which has no shortage of noisy things from airliners to helicopters, bars to buses.

Noise complaints abound in our 26 square miles, but those that have a more limited local impact and fall into a category that might be described as “annoying but to be expected where you live” often do not rise to the level of local coverage.

Arguably, the following three noise complaints could get that categorization. But after receiving each in notably short succession, we’re going to let readers decide which, if any, has the most merit and might deserve additional scrutiny.

First up: (1) the use of leaf blowers in Ballston when there are, in fact, few if any leaves on the ground.

You folks should do a story on excess use of gas powered leaf blowers in [Ballston]. I live off Welburn Square, and when I work at home I hear pairs of workers with leaf blowers frequently, like every few days. This happens literally year round, every month,–80% of the time there are no leaves!

Are these county workers? It seems like a waste of taxpayer money plus unneeded air pollution and sound pollution.

I’ve attached a photo from this morning. No leaves!! Yet two guys with gas powered blowers wailing.

Regards

Welburn Square apartment resident.

Next: (2) nightly runway closures at DCA steering late flights closer to residential towers in nearby Crystal City.

As a longtime resident of Crystal City, my high-rise building, and others on the northern end of Crystal Drive, are directly along the flight path of aircraft currently departing the 15/33 runway that’s being used during the evenings while the main runway is worked on. Since the project started,  aircraft depart that runway perhaps 1000′ from my building regularly during the late evening until nearly 3AM … and then resume a few more times before 6AM when the main runway is cleared for regular daytime traffic. (It’s intolerable for us in Waterford House and Crystal Gateway, but likely is worse for the residents of Crystal City Lofts and Water Park Towers.)

In addition to working professionals, several buildings in this part of Crystal City count many senior citizens as homeowners and/or renters. Taken together, we are all directly – and adversely – impacted being in such immediate proximity to the overwhelming noise of aircraft taking off on 15/33 that pass so close to our buildings during the overnight hours. I think you’d agree that long-term sleep deprivation and the related health consequences – at any age – certainly is not the answer. :(

According to a 2022 airport diagram[1], DCA runway 15/33 is 5200×150′ while 4/22 is 5000×150. Runway 4/22 is another ‘cross’ runway but departs over the Potomac River and does not put departing aircraft so close to residential buildings during their initial climb-out from DCA. Given the nearly identical length of these runways, it would be nice to know why DCA is not able to use that runway instead and therefore prevent disrupting the residents of northern Crystal City.

Finally: (3) the daily playing of the National Anthem at a Navy facility in the Penrose neighborhood, which allegedly “started last fall” and “can be heard from several blocks away, through windows, and is played every day.”

I am writing in about the Naval Support Facility at 701 S Courthouse Rd, Arlington, VA. Several months ago, the facility began playing the National Anthem every morning at 8am.There are speakers pointed directly into the neighborhood. While it may have simply been an oversight, I wanted to bring Arlington County’s noise ordinances to your attention.

According to Arlington County, the Naval Support Facility is located in Zone S-3A. Arlington’s noise control regulations require that noise for Zone S-3A is below 95 decibels for “impulsive noise” during daytime hours (7am – 9pm weekdays, 10am – 9pm weekends) and below 90 decibels during nighttime hours. Please note they also define impulsive noise as lasting less than 1 second [Noise Ordinance, page 2]. All other noise needs to remain below 60 decibels during daytime hours and 55 decibels during nighttime hours. The Naval Support Facility plays the National Anthem at an audio level far beyond the permissible levels.

Additionally, I would like to bring your attention to the prohibited acts in the Arlington County noise ordinance. [Noise Ordinance, page 6]. I live approximately 600 feet from the Naval Support Facility, and the noise is extremely loud, even with the windows closed. This is a direct, clear violation of Arlington County’s noise ordinances.

“My neighbor has tried bringing this to Arlington County, but they won’t preemptively come out to the facility to witness the noise, so they won’t enforce their own rules,” the anthem tipster told ARLnow.

Which of the above complaints do you think has the most merit?

Map via Google Maps

A new Starbucks has opened in Ballston

By Matt Blitz
1/3

There’s now a new spot to get a Caramel Ribbon Crunch Frappuccino in Ballston.

The new Starbucks at 4000 Wilson Blvd held its grand opening this morning (Monday). It’s located in the ground floor retail space of the View Apartments, in the former home of Lebanese Taverna’s quick-service concept LebTav, which closed earlier this year.

ARLnow first reported in late February that a Starbucks was set to move into that location.

Starbucks store No. 71315 has some indoor seating and an outdoor patio. Seating, in general, appears to be rather limited, however.

This morning, employees were outside the store shouting “happy opening day” and providing free samples to passers-by.

The new location gives the densest census tract in Virginia and the entire D.C. region its own adjacent Starbucks.

There are at least four other Starbucks stores within walking distance, however. Among them: next to the Virginia Square Metro station, at the bottom of the Marymount University building at the intersection of N. Glebe Road and Fairfax Drive, inside of the Westin Hotel on N. Glebe Road, and adjacent to the Ballston Metro station.

There are also several other non-Starbucks coffee options nearby, including Compass Coffee, Dunkin’, and Slipstream, which opened in March.

Gyu San BBQ is now sizzling in Ballston

By Matt Blitz
1/2

A new Japanese barbeque restaurant has started sizzling in Ballston.

Gyu San BBQ opened late last month at the corner of N. Glebe Road and Wilson Blvd, a restaurant spokesperson confirmed to ARLnow.

ARLnow first reported last September the restaurant was coming to the space that was formerly occupied by Bangkok Bistro, which closed in 2020.

It’s in the Ballston Point building, which it shares with the coffee shop Slipstream, which opened recently, albeit on the opposite side of the triangular building. World of Beer, at the building’s “point,” closed in April.

Gyu San is from Ivea Restaurant Group, which owns a number of other restaurants in Arlington and across the region. That includes Chinese dim sum eatery Tiger Dumpling and Japanese izakaya-style restaurant Izakaya 68, which are set to open next to each other on Washington Blvd in Clarendon. No word yet on when those establishments might start serving.

While Gyu San BBQ has only been up for a short time, Yelp reviews are already generally positive.

“Fun new spot in Ballston that did not disappoint,” reads one. Several reviews did note that it gets busy on weekends.

Gyu San is competing with at least one other local Japanese barbeque restaurant, Gyu-Kaku, which opened several years ago in Clarendon.

MedStar Health planning urgent care facility in Ballston

By Jo DeVoe
1/3

MedStar is looking to open its first urgent care facility in Arlington at the base of a building in Ballston owned by Marymount University.

The Maryland-based healthcare nonprofit proposes locating the facility in a retail bay near the corner of N. Fairfax Drive and N. Wakefield Street, per an application filed with Arlington County.

In addition to being its first Arlington location, this facility at 1000 N. Glebe Road would be the second MedStar urgent care facility in Virginia, according to Matthew Roberts, a land-use attorney for the hospital.

Along N. Fairfax Drive, MedStar proposes to build a separate lobby entrance for patients and guests, a manager’s office and at least six exam rooms.

“MedStar intends to develop this space with its signature MedStar Health Urgent Care facility,” Roberts wrote. “MedStar will provide illness and injury treatment, as well as preventative care services, at the facility. In addition to use by the adjacent neighborhoods, MedStar anticipates that its facility will (complement) Marymount University’s operations and will be used by its students.”

The facility will be open to the public, including walk-in patients, from 8 a.m. to 8 p.m., seven days per week, he said.

It is asking Arlington County for permission to increase the opacity of the windows into the exam rooms so it can protect patient privacy.

“Patient privacy is of great concern to MedStar,” Roberts said. “In addition to exam tables and related furniture, MedStar will install blinds or other window treatments to ensure patient privacy is maintained during examinations.”

The manager’s office and lobby will meet the transparency requirements for retail in Ballston, per the application. Roberts emphasizes that the transparency is not expected to dull activity along the street front.

“MedStar anticipates its urgent care facility will generate foot traffic to the space from students and walk-in patients, and it will maintain a separate lobby entrance to its facility,” he said. “This will serve to generate needed ground floor activation at the Property and in this area of Ballston more generally.”

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