construction

Construction on ‘The Highlands’ in Rosslyn Is Starting to Wrap Up

By Jo DeVoe
1/12

Developer Penzance is approaching the finish line for The Highlands development in Rosslyn, which includes a trio of residential towers, a fire station and a park.

One apartment building, named Aubrey, will be completed this summer, a spokeswoman said.

Early this fall, Penzance is set to deliver two residential buildings — apartment tower Evo and condo tower Pierce — as well as the new ACFD Fire Station 10, which is temporarily located at 1791 N. Quinn Street.

Construction on The Highlands started in October 2018. When finished, The Highlands will feature 780 luxury rental apartments, 104 condos and 40,000 square feet of retail space, in addition to the park and fire station.

Yesterday (Thursday), Penzance announced the start of leasing for apartments in Evo, a new milestone for the massive development. Leasing for Aubrey began March 1 and condo sales are ongoing for Pierce.

“We’re excited to begin leasing for Evo, the final residential tower coming to The Highlands,” said John Kusturiss, Penzance’s senior vice president of development and construction.

The 29-story building with more than 450 luxury apartments will feature a number of amenities, including a rock-climbing wall, a golf simulator, a dart alley and bar, a rooftop pool, grilling stations, and coworking lounges.

“Following The Highlands’ delivery, Rosslyn will also welcome the forthcoming Rosslyn Highlands Park that residents can enjoy,” a press release noted. The 26,000-square-foot park is set to be completed by the end of the calendar year, the spokeswoman said.

The Highlands is part of a flurry of construction in Rosslyn, including the recently completed Queens Court Residences affordable housing development (1801 N. Quinn Street), which will have its grand opening on Tuesday and which features a new playground on-site.

Collective Bargaining, Higher Wages for Construction Workers on the County Board Agenda

By Jo DeVoe

The County Board will consider tomorrow whether to advertise public hearings for two amendments that could impact labor negotiations and wages.

One will determine whether the county code should allow employee associations to enter into collective bargaining with the county over compensation, benefits, working conditions and other issues. The other would add prevailing wage provisions — increasing compensation for construction workers — for contracts of $1.5 million or more, starting this October.

Both of these changes respond to state laws passed by the General Assembly in 2020 and went into effect last month. One law allows municipal employees to join unions and negotiate employment conditions for the first time since the 1970s. The other gives local governments the option to implement prevailing wage programs for public works contracts exceeding $250,000.

Collective bargaining is slated to go first on Saturday.

“Consistent with Arlington’s values, the proposal to allow employees to organize and collectively bargain in good faith is intended to promote constructive relationships between the County and its employees,” a county report said.

The county anticipates that the initial collective bargaining agreements will go into effect in the 2023-24 fiscal year. Nearly 2,540 employees are eligible to join one of five collective bargaining units proposed in the ordinance.

These five units are police; fire and emergency medical services; service, labor and trades; office, professional and technical; and general government.

Some employee associations representing these categories already exist, but “the advent of collective bargaining will offer employees the choice to more formally organize their views through professional representatives,” the report said. Currently, associations for employees like police officers and firefighters are limited to publicly advocating for raises and other changes, as opposed to being able to directly negotiate with county officials.

This ordinance also would determine what topics are on- and off-limits for negotiation.

“While the County and the employee associations have reached consensus for the bulk of the ordinance, there remains a difference of approach on a few key areas, particularly focused on the scope of bargaining and how disagreements would be resolved,” the report said.

For example, Schwartz and unions disagree over how much of the process for challenging disciplinary actions can be negotiated.

About 1,590 employees — including managers and supervisors and temporary employees — are ineligible.

According to the report, the county budgeted $350,000 for legal services and a new position for the first phase of implementation, as more staff were needed to write contracts and determine bargaining units. But the county anticipates “substantial additional resources will be needed” beyond that.

It cited the City of Alexandria, which is spending $850,000 on the first phase, and Loudoun County, which has estimated it will need $1.4 million to get started.

In Arlington, the collective bargaining measure is supported at least by County Board Chair Matt de Ferranti and Vice-Chair Katie Cristol, according to Blue Virginia.

Next, the Board is set to consider a policy that would possibly increase wages for tradespeople working on government-contracted projects.

“Prevailing wage policies are founded on the idea that public contracts should not decrease the average wage rates for construction laborers and tradespeople in a locality but should either maintain the average or improve it,” according to a county report. “In areas where racial and gender pay and benefit gaps exist, prevailing wage policies can also help close these gaps.”

Some — but not all — workers can expect a boost in their pay from the new policy.

“Certain labor classes will see improvement while others are unlikely to be impacted,” the report said.

The policy will come with a cost, in the form of making construction more expensive.

“The standard assumption in the construction industry is that prevailing wage policies add approximately 15% to construction contract costs, although actual impacts can vary depending on the region, the type of construction, and percentage of the labor component of the specific contract,” the report to the County Board says. “Staff expects the actual impact in the Northern Virginia construction market to be less than this given the level of competition and the influence of existing prevailing wage policies in Washington, D.C. and Maryland.”

“If these contract costs increased by 5-10% that could mean additional construction costs of $3 million to $6 million each year and could require reprioritization of the capital program,” the report said. “Staff will carefully study these impacts and will adjust future cost estimates and capital plans accordingly.”

Both ordinances would be scheduled for public hearings and possible adoption on July 17.

EXCLUSIVE: Discolored Water in Halls Hill Tied to Virginia Hospital Center Construction

By Jo DeVoe
1/6

Arlington resident Amber Haynes says her family has been living without the certainty of clear water for the last year.

Every time they plan to do laundry, Haynes and her family run the water to clear out the murky sediment that builds up. The family uses bottled water for brushing their teeth and disconnected the ice machine. Even the dog drinks bottled water.

“Showering is disgusting, but it has to happen. The bottom of our shower is red,” she told ARLnow on Tuesday. “We have to be strategic about when we do things.”

The family lives near Virginia Hospital Center, which is in the midst of a large expansion project. Haynes is one of a handful of families in the area who have been dealing with discolored water, which residents attribute it to ongoing construction at VHC.

In 2018, the hospital narrowly received County Board approval for the expansion project, which includes a large parking garage and a seven-story outpatient pavilion.

Construction at Virginia Hospital Center in September (Staff Photo by Jay Westcott)

Community leaders say the response to the issue has been frustratingly slow.

“We really feel like we’re not being well represented,” said Wilma Jones, the president of the John M. Langston Citizens Association, which represents the historically Black neighborhood of Halls Hill. “The neighborhood has just had enough.”

Jones called the situation a “mini-Flint-like issue,” a reference to the Michigan city’s large-scale water crisis.

“We know that if this was occurring in neighborhoods like Country Club Hills, they would have resolved the issues a long time ago, rather than continuing to ask residents to be patient and deal with water they cannot drink or use to brush their teeth,” she said earlier last week. “Neither the county nor the hospital is providing drinking water for the impacted families.”

The residents say their complaints were not taken seriously until recently, when the water reached its murkiest point and two County Board members participated in a meeting between hospital administrators and neighbors.

“It’s a flurry of activity right at the end now that it’s gotten so bad and more people know about it,” Haynes said.

Arlington County and VHC both confirmed they are working to resolve the discoloration, which they attribute to the construction of a new water main that is almost ready to go online, according to county and hospital officials. The new main was made necessary due to the hospital expansion, we’re told.

Katie O’Brien, a spokeswoman from the Department of Environmental Services, said the county has been working on resolving the issue since staff first learned about the problem in mid-February. The department was not aware of complaints made before then, she said.

Hospital officials, meanwhile, say they are taking the problems seriously.

“We are aware of concerns expressed by a select number of households near the Hospital and have been working closely with our contractors and Arlington County to resolve the issue,” said Adrian Stanton, Vice President, Business Development & Community Relations. “VHC has been working diligently with our contractors to make sure the issue is resolved quickly, authorizing double crews to work through the holiday weekend to complete the work.”

Rust-colored water from the Haynes family home (Photo courtesy of the Haynes family)

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Fire Station No. 8 Project Receives Additional Funding

By David Taube

A fire station project in Arlington is getting an additional $2.88 million to add environmental-friendly upgrades and more.

The County Board approved the budget increase Saturday, bringing the total project cost — including contingencies — to $27.92 million. It covers the new Fire Station No. 8 at 4845 Lee Highway, in the Hall’s Hill area, and a temporary facility to allow firefighting operations to continue during construction.

“The new total project budget is $27.92 million which includes: $19.98 million in hard construction costs; $1.21 million for furniture, fixtures and equipment (FF&E); $3.26M in soft costs (design and construction administration fees, County staff time, and permits and inspections); $2.51 million in land acquisitions, and $0.96 million for contingencies,” notes a county staff report.

The fire station will be the first county building to have a “green” (vegetated) roof and solar power, thanks to panels atop the building.

The budget increase approved by the Board covers the solar panels for the 20,522 square-foot facility, placing utilities underground in front of the station along Lee Highway, and other additions, Arlington Dept. of Environmental Services spokesman Peter Golkin said in an email.

The additional cost will be covered by a 2020 bond premium, the county said.

To rein in costs, a value engineering process found savings to the tune of $1.43 million, according to the county. A Public Facilities Review Committee meeting in November detailed those changes, which included reducing the amount of glass used and other adjustments.

Golkin said groundbreaking on the new facility is slated for this fall after the temporary facility is complete.

Photos via Arlington County

Pedestrian Walkway Coming to Sidewalk-Less Side of Rosslyn Street

By ARLnow.com
1/2

A lot happens on N. Oak Street between Clarendon Blvd and 17th Street N. in Rosslyn.

To the east is an office building where the internet was invented. It now serves as an annex for the State Department. To the west is a very busy, standalone Starbucks.

What the block lacks, at least on the west side, is a sidewalk.

A new project set to kick off next week aims to rectify the lack of a pedestrian walkway, with a makeshift path along the road. More from an Arlington County transportation update:

During the week of May 10, weather permitting, the County will create a pedestrian pathway along the west side of North Oak Street between Clarendon Boulevard and 17th Street North.

Currently, there is no sidewalk on the west side of Oak Street. After receiving a request from the community, County staff conducted a traffic investigation for this location and determined that adding a pedestrian treatment would help improve safety and access.

The pedestrian pathway will be installed by adding a barrier between the travel lane and the curb. This will slightly narrow the southbound lane, but access for vehicles, including the driveway to the coffee shop, will be retained.

What to expect during this work:

  • Once installation begins on the pathway, we anticipate completion within 1 week.
  • The installation will be done during work hours, generally 8 am to 2 pm, Monday through Friday.
  • During installation, there may be some impacts to the southbound travel lane on North Oak Street.

Photos (1) via Arlington County, (2) via Google Maps

Morning Notes

By ARLnow.com

Local Teacher Finalist in TV Contest — From Stacey Finkel, Kenmore Middle School PTA President: “Eurith Bowen, Functional Life Skills teacher at Kenmore Middle School, has been named a finalist for LIVE with Kelly and Ryan’s Top Teacher search. Eurith Bowen is a phenomenal educator who teaches from her heart, and has inspired an entire community to embrace students in a very special way. Eurith teaches students who are identified as having disabilities.” [Live with Kelly and Ryan]

Bridge Repair Work Underway — “Work is underway to rehabilitate the North Glebe Road (Route 120) bridge over Pimmit Run, according to the Virginia Department of Transportation… This summer, North Glebe Road between Military Road and Route 123 (Chain Bridge Road) will be closed for about nine days to efficiently replace the bridge deck and beams.” [VDOT]

Most Choosing In-Person Learning in Fall — From Superintendent Francisco Durán: “Based on preliminary results from the family selection process, an overwhelming number of families are choosing to return in person in the fall… Previous communications stated that we are planning for both normal capacities as well as developing contingency plans should 3-foot distancing be recommended; however, we want to be transparent that 3-foot distancing is not feasible with the enrollment we are anticipating.” [Arlington Public Schools]

Masks for Youth Sports Questioned — “An Arlington County softball dad created a petition to take on the county’s school system on sports and mask mandates. The school system’s spokesperson sent FOX 5 an emailed response on Tuesday, affirming student athletes will be required to wear masks during competition until the end of the school year… Nearly 300 people have signed the petition made for 500 signatures, calling for the Arlington County Public School’s Superintendent to drop the youth sport mask mandate.” [Fox 5]

Milk Spills into Stream from I-395 — “If you see a white substance in Long Branch Creek, don’t have a cow – it’s just spilled milk, according to the Arlington Fire Department. The department said an incident on Interstate 395 led to a milk truck leaking ‘approximately 50 gallons.’ According to a tweet, that milk has made it into Long Branch Creek near South Troy Street.” [WJLA, Twitter]

Flickr pool photo by Kevin Wolf

High Rise Plans Take Shape for Vacant Wendy’s Lot in Courthouse

By Jo DeVoe
1/3

The old Wendy’s lot in Courthouse, demolished in 2016 for an office building that never came, could be the site of a new development.

For almost five years, the triangle lot at the corner of Wilson Blvd and N. Courthouse Road has sat vacant. Construction crews working on 2000 Clarendon, a condo project across the street, have used it as a staging area for the last two years.

But now a project is taking shape. Last week, Greystar Real Estate Partners filed a site plan application with Arlington County proposing a high-rise apartment building with ground-floor retail at 2026 Wilson Blvd.

The proposed building, which is 16 stories tall and has 231 units, 74 residential parking spaces and some bicycle parking, is expected to achieve LEED Gold certification. The developer is also proposing a public plaza where Wilson and Clarendon Blvd meet.

“Recognizing the property’s location, topography and prominence in Courthouse, the applicant proposes … to redevelop the property with a high-rise residential building with ground-floor retail and iconic architectural features,” said Nan Walsh and Andrew Painter, attorneys for the land use law firm Walsh, Colucci, Lubeley & Walsh, in a letter to the county.

The filing comes four months after the company purchased the lot for $19 million from Carr Properties, according to real estate company Jones Lang LaSalle. Back in 2015, Carr was approved to move forward with plans for a 12-story office building.

Greystar made its intentions known in October 2020, when it filed conceptual plans for 2026 Wilson Blvd.

“The building, which will serve as an iconic architectural feature for the Courthouse neighborhood, will retain many of the same architectural design elements of the previously approved office building, including its glass curtain wall design,” the attorneys’ letter said.

The plaza would surround a possible retail entrance at the tip of the Wendy’s site, facing N. Courthouse Road. The Rosslyn to Courthouse Urban Design Study recommends an “activity-based, pedestrian-oriented urban plaza” at that same location.

According to the Walsh Colucci team, the proposed public pedestrian plaza will be approximately 3,279 square feet with movable tables and chairs and space for temporary vendors.

The urban design study also recommends buildings do not exceed 10 stories — unless they accommodate affordable housing or community benefits. This proposal clocks in at 16 stories and 166 feet tall.

Greystar “is open to the provision of on-site affordable housing to further justify the increase in height,” Walsh and Painter said.

The applications offered no further specifics but Greystar’s legal representation said the company “will work with staff throughout the site plan process to develop an affordable housing plan.”

Greystar proposes, generally, to maintain the existing street, sidewalk and bicycle configuration that the County Board approved with Carr Properties’ office building.

There will be no retail parking as a part of the project but Greystar’s development across the street will provide “ample retail parking to support both projects,” the attorney said, referring to the Landmark Block development, which the County Board approved last month.

Images via Arlington County. Hat tip to @CarFreeHQ2.

Pie Shop Says Ongoing County Construction Has Cost Them Lots of Dough

By Matt Blitz
1/5

A pie shop owner says an ongoing county construction project has cost her tens of thousands of dollars in lost revenue.

About six weeks ago, Heather Sheire arrived to work at Livin’ the Pie Life at 2166 N. Glebe Road to find bulldozers tearing up the pavement in front of the shop.

“That’s how much notice I got from the county that there was going to be a disruption,” owner Sheire tells ARLnow, who opened the shop in 2016. She is now seeking financial compensation from county.

The construction was due to the ongoing Lee Highway and Glebe Road intersection improvement project which isn’t set to be substantially completed until the fall.

“Our parking was getting blocked and, then, 21st Road [N.] was getting blocked and, then, the sidewalk was getting blocked,” Sheire says, frustration rising in her voice. “Then, I started to notice our sales were down.”

The shop relies on walk-ups, she says, with about 90% of sales coming from walk-in orders.

Sheire even bought one of those feather-like flags as a way to catch people’s eyes from the road, but it was removed by construction crews.

March 3 was a tipping point. Again, Sheire saw a construction truck parked across the entrance of the shop’s driveway. So, she finally reached out to the county.

“[They] were sympathetic, but I need more than sympathy and friendlessness,” Sheire says. “This was having a very substantial economic impact on my business.”

She tells ARLnow, after comparing numbers from years past, that she believes the business has lost “tens of thousands of dollars” as a result of this construction project.

“I have a historical record from [March] last year to this year… we went from being down 10% to 46%,” she says.

Eric Balliet, spokesperson for Arlington’s Dept. of Environmental Services, confirms that Sheire did reach out.

“Once we were made aware of the pie shop owner’s concerns, the project team responded by making every effort possible to accommodate the business during streetscape construction along their store frontage,” he writes to ARLnow.

According to Balliet, this included scheduling construction mostly on Mondays and Tuesdays (when the shop is closed), upgrading bike racks, installing a curb along parking spaces to prevent vehicles from damaging the building, and relocating street signs to improve visibility of the storefront.

Also, as part of the project, the county has upgraded the pie shop’s front walkway to concrete and expanded access to the store’s parking spaces for those driving northbound along N. Glebe Road.

Sheire agrees, for the most part, that the county has either already done the things promised or she believes they will — except for improving access to parking.

“It is trickier to get into the parking now than before. They added a short wall along the sidewalk on Glebe that now must be navigated to get into and out of the parking from Glebe,” she says. “It’s become a maze, a puzzle to get in there.”

But even fixing all of that will not change the financial damage that has already occurred to her business.

“[We] deserve some kind of financial compensation because they were literally blocking access to our business,” Sheire says. “It’s wrong for the county to initiate a project like this without taking into account the economic impact it has on a small business.”

In March, she received her business license tax bill from the county, which set her off.

“That was the straw that broke the camel’s back,” she says. “I felt like Arlington County had not given me value for my business license.”

She contacted the Arlington County Treasurer Carla de la Pava and other top local officials about waiving the tax, or offering some sort of compensation, but was told that could not be done.

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Construction Begins on New Towers in Crystal City

By Jo DeVoe
1/7

Construction has started on two residential towers at 1900 Crystal Drive in Crystal City, according to developer JBG Smith.

The announcement came nearly one year to the day after the County Board approved the project, which involved tearing down an aging office building.

The new development at 1900 Crystal Drive will have 808 multifamily rental units and about 40,000 square feet of street-level retail across the two towers, each to be LEED Silver certified and approximately 300 feet tall, according to the developer.

A 27-story southern tower will feature 471 apartments, while a 26-story northern tower will incorporate 337 apartments.

Through a spokesperson, JBG Smith declined to comment on when the towers are expected to be completed. Last year, however, when the County Board met and approved the project, a company rep said construction could take 2-3 years.

“The start of construction on 1900 Crystal Drive marks yet another major milestone in National Landing’s ongoing transformation,” said Anthony Greenberg, Executive Vice President of Development at JBG Smith. “The introduction of new residences, restaurants and shops at 1900 Crystal Drive, combined with our recently delivered retail and entertainment district just about a block away will more than double the concentration of street-facing retail amenities on Crystal Drive.”

Residents will have access to private rooftops and green spaces. At the street-level, JBG Smith is planning a pedestrian-friendly street that will connect 18th and 20th Streets S. as well as open park space. JBG Smith will provide a number of community benefits, including enhanced streetscapes, a grand staircase connecting to public open space and bicycle facilities.

JBG Smith, the developer, leasing agent and property manager for the Amazon HQ2 project, anticipates that with Amazon’s arrival, National Landing’s daytime population will increase from 50,000 people to 90,000 in the near future.

The housing and amenities at 1900 Crystal Drive and neighboring developments will be a “thriving, mixed-use environment [that] will allow people to easily walk from their home or office to their favorite restaurants and amenities — cementing National Landing as a destination both day and night,” Greenberg said.

Neighbors and visitors can expect sidewalk closures during construction.

“This exciting project may create changes for our everyday pedestrian routines,” according to an announcement on the National Landing Business Improvement District website. The changes include:

  • The southern sidewalk along 18th Street will be closed; pedestrians should use the north side of 18th Street S. to access Crystal Drive and S. Clark Street.
  • The western sidewalk along Crystal Drive will be closed; pedestrians should use the jersey barrier, protected lane to travel north and south along Crystal Drive.
  • The northern sidewalk along 20th Street S. will be closed; pedestrians should use the jersey barrier, protected lane to access Crystal Drive and S. Clark Street.

Photo (middle) via Arlington County and (below) via National Landing BID

County Board Approves Agreement with Alexandria To Dredge Four Mile Run

By Matt Blitz

The County Board voted this weekend on an agreement with the City of Alexandria to dredge Four Mile Run in order to help mitigate flooding.

The neighboring jurisdictions will split the costs related to permitting, designing, construction, and dredging Four Mile Run, from around I-395 to the Potomac River.

“It’s time for us to undertake a joint dredging project so we can project that part of the county from flooding to the maximum extent possible,” said Arlington County Board Chair Matt de Ferranti at Saturday’s Board meeting.

The dredging — which will remove built-up sediment and debris from the bottom of the waterway — is expected to cost about $3.6 million, with each jurisdiction paying about $1.8 million.

The project is expected to get under way in the late summer or early fall, and will take approximately four months, Aileen Winquist of Arlington’s Dept. of Environmental Services tells ARLnow.

The work comes after the United States Army Corps of Engineers’ (USACE) most recent inspection report gave the state of Four Mile Run a rating of unacceptable. The Corps built a levee system along Four Mile Run in the 1970s and 80s to help with flood mitigation, after a series of devastating floods that inundated Alexandria’s Arlandria neighborhood.

The recent unacceptable rating from USACE was due to “excessive shoaling,” meaning the flood channel is too shallow and can lead to excessive flooding.

“Maintenance of the open channel of Four Mile Run includes clearing of debris, sediment, vegetation, and re-stabilizing stream banks as required by the USACE annual inspection program,” says Winquist. “This maintenance work helps to preserve the flood channel’s capacity and reduce flood risk in neighborhoods surrounding south Four Mile Run.”

The areas around Four Mile Run have flooded a number of times over the past decade, including in 2011, 2017, and in 2019. Flooding two years ago was historic and caused some $6 million in damage to county property alone.

The agreement would also put on paper a long-standing understanding about maintenance of Four Mile Run. The north side will be Arlington’s responsibility and the south side will be Alexandria’s responsibility.

The needed improvements for the Long Branch Tributary will remain the sole fianincal responsibility of Arlington, since it’s within county borders. The budget for the entire project is about $4.7 million with Arlington agreeing to pay $2.56 million and Alexandria paying $2.16 million.

File photo

New W&OD Trail Bridge in East Falls Church Opening Today

By ARLnow.com
1/6

(Updated at noon) The new W&OD Trail bridge over Lee Highway in East Falls Church is now open.

VDOT announced the opening of the $6 million bridge Friday morning, touting “a safer, faster crossing over busy Route 29.” Previously, trail users would have to wait to cross Lee Highway at a crowded intersection, next to ramps to and from I-66 and Washington Blvd.

The trail is used by cyclists and pedestrians for both commuting and recreation. About 1,500 people travel on the W&OD near new bridge each weekday, while more than 2,000 use it on weekends.

The project prompted trail detours over its nearly two years of construction. It was funded — along with upgrades to I-66 ramps, repairs to overpasses, sound wall replacements, and a new Custis Trail roundabout — as part of the larger I-66 eastbound widening project.

Some finishing touches on the bridge and the nearby intersection will be completed through this summer, VDOT said. As of noon, however, the bridge was officially open.

More from a press release, below.

The new Washington & Old Dominion (W&OD) Trail Bridge over Route 29 (Lee Highway) in Arlington will open this afternoon, Friday, March 12, announced the Virginia Department of Transportation (VDOT). This new bridge will provide bicyclists and pedestrians with a safer, faster crossing over busy Route 29 adjacent to I-66. The new bridge was built as part of VDOT’s I-66 Eastbound Widening Project.

“This new W&OD Trail bridge is another step forward in VDOT’s commitment to expanding multimodal transportation options in the I-66 corridor and across the region,” said Bill Cuttler, P.E., VDOT Northern Virginia District Construction Engineer. “The new bridge will benefit a range of trail users, from people walking and bicycling to the nearby East Falls Church Metrorail Station to the dedicated bicycle commuters who use the trail year-round to reach destinations across Northern Virginia and Washington, D.C.”

The new crossing separates trail users from motorists at the signalized intersection of Route 29 and Fairfax Drive. The new bridge will enhance safety for both trail users and motorists and improve operations at nearby intersections on Route 29.

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