development

New Developer Proposes Modified Plan for ‘Rappahannock’ Project

By ARLnow.com
1/6

The stalled plan to redevelop the site of Rappahannock Coffee on Columbia Pike is going back before the Arlington County Board.

Next week, the Board is set to consider a Use Permit Amendment for the already-approved redevelopment of 2400 Columbia Pike. The amendment “would result in the addition of 6,500 square feet of overall density and an increase of 15 residential units with preservation of existing building facades.”

The changes would also add 36 new parking spaces. The proposal is being made by a new developer, as Columbia Pike-based B.M. Smith is apparently no longer in the proverbial driver’s seat of the long-delayed project, which was first proposed in 2013 and approved in 2016.

“A new entity is now pursuing construction of the 2400 Columbia Pike development,” says a staff report to the County Board. “The new applicant believes the proposed enhancements to the development program are responsive to current market conditions and will facilitate swifter implementation of the project. The design changes, when considered individually may have triggered an administrative change or a minor use permit amendment, but when considered collectively, have been determined to be a major use permit amendment.”

With 15 units added on, the updated project would include 120 total residential units, in addition to 13,000 square feet ground floor space for retail and office, and two levels of underground parking.

The new developer appears to be a small local firm called YW Capital Development, based near Tysons.

“YW Capital Development is a minority-owned real estate development company based in the DC metro area,” the firm’s website says. “Our business focus is development of multifamily and mixed-use projects in urban settings. Our mission is to achieve the most efficient use of land and the best architectural design while maintaining the historic integrity of the neighborhood. Founded at the peak of the housing crisis in 2009, we have successfully completed a dozen projects in the DC metro area.”

The developer’s website touts 2400 Columbia Pike as being “minutes [from the] Pentagon and new Amazon HQ2.” A request for comment sent to an email address listed for the company bounced back as undeliverable.

Nearby residents have previously expressed concern about the proposed development’s displacement of local favorite Rappahannock Coffee, as well as other small businesses. The plan involves tearing down three low-slung commercial buildings, preserving the facades of two.

Another concern, according to the county staff report: noise and light.

“Several residents of the neighboring condominiums expressed concern about potential noise and light impacts from the proposed balconies, loading dock, surface parking area, and outdoor open space located in the southern portion of the site,” the staff report says.

Others are hoping the redevelopment could allow a new bicycle connection on the southern side of the Pike, with Arlington Transportation Commission Chair Chris Slatt recently calling it “a critical opportunity for a bike-able Pike.”

The County Board is set to consider the proposal at its meeting on Tuesday, April 20.

Photos via YW Capital Development

Updated Stormwater Regs Could Add Cost, Aboveground Tanks to New Homes

By Jo DeVoe
1/2

Responding to increasing storms, flooding and ongoing development, Arlington County will be changing its stormwater management regulations for single-family home construction projects.

The new requirements — and how they came about — have developers worried.

Arlington’s Department of Environmental Services will require developers to use tools such as water storage tanks to ensure new homes can retain at least 3 inches of rain, which will affect applications submitted after Sept. 13, 2021.

Currently, developers are only on the hook to improve the quality of water runoff, using rain gardens, planters, permeable driveways and tree cover.

DES staff tell ARLnow the new system will manage more water, protect downhill properties, reduce plan approval times, and give homeowners stormwater facilities that are feasible to maintain.

In a statement, staff said the change “reflects future-focused and balanced responsiveness to a diverse customer base that includes downhill neighbors, property owners, and builders.”

But some developers who work in Arlington County says the changes blindsided them and they want more input. They predict significant potential cost increases to homeowners and argue that this shifts the burden onto individuals, rather than placing responsibility with neighborhoods or the county itself.

“There is broad concern with the roll-out of this,” said Yuri Sagatov of Sagatov Homes. “There are just a lot of questions and there aren’t a lot of answers. We’re all waiting to get more information from the county to see how the changes might impact properties.”

Staff said these changes were precipitated by the increase in heavy rainfall, the growing intensity of storms, and a sense among residents that the county is not doing enough to protect properties — particularly those that are downhill from development, from the runoff caused by new homes.

A county study last summer found that the soil under new homes is 10 times less permeable than the soil under existing homes, staff said.

With the tanks, which appear to be above ground in photos, the goal is to retain rainwater during flash flooding events like that of July 8, 2019.

“Gravity detention tanks… promote a ‘slow it down and soak it in’ strategy to capture and release runoff slowly as a more robust and reliable way to handle intense rainfall,” says a DES memo.

It seems like a feasible alternative to more expensive underground systems, but the challenge will be blending them in aesthetically.

“They are talking about massive above ground cisterns,” the owner of one remodeling firm told ARLnow. “I would think neighbors would hate this. They’re going to be hideous.”

As for engaging developers during the process, county staff said enhancements to an existing program only require the county to consult with stakeholders. The county surveyed neighbors, home builders and engineers in 2019 and met with engineers early this year.

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Developer Proposes New Retail Plaza in Crystal City

By Jo DeVoe
1/5

A real estate company developing an apartment building in Crystal City is looking to “refresh” its holdings nearby with a new retail plaza.

Lowe Enterprises Real Estate, which owns 2450 Crystal Drive and 2641 S. Clark Street, has applied for a minor site plan amendment to help break up the “mega block” along Crystal Drive south of 23rd Street S. Where a low-slung building space is currently sandwiched between two taller office buildings, Lowe envisions a plaza and retail pavilion, according to application documents.

The application comes nearly four years after the Arlington County Board approved Lowe’s “Century Center Residential” development: a yet-to-be-built apartment building to go on top of the Buffalo Wild Wings at the corner of Crystal Drive and 23rd Street S.

Lowe is now proposing a 10,500-square-foot public plaza with ground-level retail improvements to take the place of a chunk of office space. This change “fulfills the ‘market’ public plaza” called for in the Crystal City Sector Plan, the applicant’s attorney, Kedrick Whitmore, told the county in a letter.

“The proposed changes would substantially enhance the existing condition of the area,” boosting the ability for outdoor gatherings and seating, Whitmore said.

The plaza would be an interim installation until the time when an east-west road between Crystal Drive and Clark-Bell Street can be built. For that to happen, however, additional buildings will need to be torn down, which requires some leases to expire.

Members of the public had the chance to engage with the site plan amendment last week as part of a new community engagement process, Arlington Dept. of Community Planning, Housing and Development spokeswoman Jessica Margarit tells ARLnow.

“For this subset, County Planning staff believe additional community input would be beneficial prior to consideration by the County Board,” she said. “While a majority are in fact minor, at times others can have a significant impact on the public realm or garner broad community interest.”

Examples of these minor plans with major impact include public park improvements or reconfigurations and substantial streetscape or road modifications, she said.

The focus on increasing community engagement for “minor” changes follows problems with a recent site plan amendment from JBG Smith to make changes to the Crystal City Water Park. The County Board initially denied its application in January over potential problems and approved the latest iteration of the project last month. During this process, members said this project revealed how technically minor site plan amendments can be major enough to warrant more public engagement.

Since then, the county has solicited public feedback on amendments to the Reed School Stormwater Facility, to Westpost (formerly Pentagon Row), and now, Century Center, Margarit said, adding that the feedback so far has been “overwhelmingly positive.”

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With Dominion Hills Mansion Demolition Underway, Locals Ask: What’s Next?

By Vernon Miles
1/4

Brian Hannigan just lost a battle he’s been fighting for the better part of a decade, and all that’s left now is to hope the end result isn’t too detrimental to his neighborhood.

Hannigan, president of the Dominion Hills Civic Association, has been one of the voices for years telling Arlington County that it should purchase the nine-acre Febrey-Lothrop House, at 6407 Wilson Blvd, when it became available.

Formerly home to businessman Randy Rouse before his death in 2017, the property is also known as the Rouse estate. While the house has undergone numerous renovations and expansions over the years, portions of it are believed to date back to before the Civil War.

It’s now being demolished, in anticipation of expected single-family-home development on the site.

The County Board took up the question of whether to designate the property as historic, requiring preservation or, at least, greater archeological efforts and documentation to be performed before development could occur, but the discussion was too little, too late, and a demolition permit for the house was approved administratively before any historic preservation designation could be enacted.

Though disappointed, Hannigan says he’s at least hopeful that the site won’t be up-zoned for denser development.

“I think it’s a done deal,” said Hannigan. “We received assurances from the trustee, the owner, that they have no interest in pursuing a sale that would involve rezoning.”

The potential historic designation is still on the books for discussion at meetings in April, but the house is already partially torn down.

According to the county website, Arlington County Historic Preservation staff were able to access the property prior to demolition. Hearings on the historic designation of a portion of the property are expected to proceed as scheduled at the Planning Commission and County Board, despite the home’s demolition.

It’s unclear what would be targeted for preservation if approved, though some on the County Board previously said possibility of pre-Columbian artifacts on the site, based on records of Native Americans activity in the area, was more compelling than any historical aspects of the house itself.

The designation is scheduled to be discussed at a Planning Commission meeting on Monday, April 5, and at the County Board on Saturday, April 17.

“I’m disappointed Arlington County didn’t step up,” Hannigan said. “Personally, been advocating for the county to target this land and acquire it for years, but those pleas have fallen on deaf ears. Two years ago county did put the site on the Parks Master Plan as generational and unique opportunity for acquisition. The language they used was appropriate, that if it goes on the market it’s gone forever. Well, that’s what happened.”

Hannigan said he hoped the land would be acquired by the county and preserved as open space, but now those hopes have shifted warily towards advocating against any potential rezoning.

(more…)

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

Arlington and Amazon Kick Off HQ2 Phase 2 Review Process

By Jo DeVoe
1/9

Arlington County has kicked off the review process for PenPlace, the second proposed phase of Amazon’s HQ2.

For PenPlace, located at the intersection of Army Navy Drive and S. Eads Street, Amazon is proposing 3.3 million square feet of solar-powered office space divided among the lush, futuristic building, dubbed “The Helix,” and three, 22-story office buildings with ground-floor retail.

The 11-acre site, which could accommodate up to 16,000 employees, will also have 2.5 acres of public open space, three retail pavilions and child care. A network of 2,100 parking spaces and loading areas for trucks will all be underground.

And, of course, there will be the “The Helix,” the distinctive building described as “a 350-foot tall spiraling office building that recreates a climb in the Blue Ridge Mountains.”

County officials say there will be numerous opportunities for virtual public engagement and are encouraging people to get involved in the process. The County Board is anticipated to hold a public hearing on PenPlace by the end of 2021.

“We have always had a highly engaged community and we’re proud of the valuable input that we use to fashion the best possible outcomes,” Board Chair Matt de Ferranti said during a meeting last night (Thursday) that kicked off the review process.

He added that Arlingtonians “are civically minded, they’re knowledgeable, and they so often bring us the best ideas that add to original plans that have been put forward.”

County Manager Mark Schwartz said the review process will resemble the process for Metropolitan Park — the first permanent HQ2 phase — which the County Board approved in December 2019 and is set to be complete in 2023. Located near S. Eads Street and 15th Street S., Met Park features 2.1 million square feet of office space across two towers and 2.5 acres of public park space.

“We are starting the process — there’s a road ahead of us,” Schwartz said. “It’s a proposed plan and we’re going to have a lot of conversations with the community.”

John Schoettler, Amazon’s vice president for global real estate, said the public input for Met Park proved valuable as Amazon mapped out PenPlace.

“The PenPlace design plans build on the community input we received during the Metropolitan Park approvals to raise the bar even further on accessibility, design innovation and sustainability,” he said, adding that Amazon is aiming for LEED Platinum certification for its PenPlace buildings.

Over the course of the next 10 months, online engagement opportunities will be held at multiple points in the process.

In April and May, the Long Range Planning Committee will consider how Amazon’s project fits into the county’s plans for future development in the area and will take input from nearby civic associations, property owners and county commissions.

Then, the Site Plan Review Committee will take over, during which time the committee can ask Amazon to make changes based on their reviews and community feedback. After the SPRC, PenPlace will go to the Planning Commission before going to the County Board for approval.

Meanwhile, the Department of Parks and Recreation will lead a review of public spaces in the area as part of a Park Master Planning Process. Community members will also be able to provide feedback on this process during online engagement opportunities and through online questionnaires, county staff said.

At the county’s request, an in-depth multimodal transportation assessment is also ongoing, Gorove Slade Transportation Planner Dan VanPelt said. The principal focus will be weekday rush hour traffic, although some attention will be paid to weekend retail traffic, too, he said.

Morning Notes

By ARLnow.com

Major Courthouse Development Approved — “The Arlington County Board today approved Greystar Real Estate Partners’ plan to redevelop seven parcels that make up the Courthouse Landmark Block with a 423-unit apartment building. The developer has committed to providing extensive community benefits.” [Arlington County]

Zoning Proposal May Face Pushback — “Two potentially conflicting constituencies – advocates of affordable housing and residents of single-family neighborhoods – could end up colliding if Arlington County Board members next month move forward on a recommendation to allow much higher building heights in some transitional areas of the county. The proposal… calls for allowing (though not permitting by right) building heights higher by 60 feet than normally allowed in a number of zoning districts, if the buildings comprise 100-percent affordable housing.” [Sun Gazette]

APS Planning Summer School — “Arlington Public Schools plans to offer in-person and distance learning summer school for students. Summer School will take place from July 6-30 for elementary students and from July 6-Aug. 6 for secondary students.” [Arlington Public Schools]

Man Arrested for Bathroom Peeping — “1700 block of Fort Myer Drive. At approximately 3:25 a.m. on March 18, police were dispatched to the report of a peeping. Upon arrival, it was determined that the male victim was using the restroom when he observed a cell phone placed through the crack of the stall. The victim confronted the known suspect and alerted building security.” [Arlington County]

Arlington Startup Moving to D.C. — “Auto refinancing startup MotoRefi is moving its headquarters from Arlington to D.C. and beefing up its executive team, the company said in an announcement. The company has signed a 22,000-square-foot lease at 1717 Rhode Island Ave. NW, relocating to a larger space as its workforce continues to grow. It plans on opening the new office, in the same building as venture firm Revolution and Uber, later in 2021, it said.” [Washington Business Journal]

Why Elmo is on the County Manager’s Desk — County Board member Katie Cristol, in response to a question about an Elmo toy seen on County Manager Mark Schwartz’s desk during Saturday’s virtual Board meeting: “My Elmo-obsessed kid made an on camera appearance at Thursday’s 4.5 hour work session, and Mark, who is a real sweetheart, brought out his own Elmo on the videoconference, to no end of delight from my two-year old.” [Twitter]

Courthouse ‘Landmark’ Block Redevelopment Set for County Board Vote

By Jo DeVoe
1/6

(Updated at 11:50 a.m.) Will the proposed development for Landmark Block in Courthouse be the site of a “revolution” in urban living?

Arlington County says so. And developer Greystar Real Estate Partners appears ready to ignite this uprising, with plans to replace the aging, low-slung buildings on the 2000 block of Wilson Blvd — including the former Summers Restaurant — into an apartment tower surrounded by a pedestrian promenade and a curbless street.

But for some Planning Commission members, aspects of the proposal are not revolutionary enough, and one could be unsafe for pedestrians.

In 2015, the county published its vision for the square as an “attractive, accessible, and inclusive public space,” a sustainable 18-hour-a-day hub that celebrates Courthouse Square’s “rich history.”

The “civic and cultural heart of Arlington” will be flexible, innovative, sustainable and timeless, according to the 2015 Courthouse Square Sector Plan addendum. In short, the planning document said, Courthouse Square will be “where the revolution begins.”

To lead the charge, Greystar needs approval from the County Board, which is slated to review the proposal on Saturday.

Greystar is proposing a 423-unit apartment building with ground-floor retail and underground parking. But this bread-and-butter project includes community benefits that will be “a truly landmark project,” said Nicholas Cummings, Greystar’s legal representation, during a Planning Commission meeting on Wednesday.

These is a proposed pedestrian promenade on N. Uhle Street that will lead to a revamped Courthouse Metro station entrance, as well as the shared, curbless concrete street on 15th Street N.

“The existing N. Uhle Street is harsh, with asphalt, no benches and minimal trees,” said Steve Smith, a principal architect for Cooper Carry, the architect for the project. “We’re excited about this opportunity to transform it into a fully [compliant with the Americans with Disabilities Act], pedestrian-only promenade, which provides increased tree-lined dining and public seating areas that activate the path to the Metro entrance.”

Meanwhile, 15th Street N. will be resurfaced and raised to create “a curbless table that blends into the sidewalk on both sides of the street,” he said.

Other community benefits include on-site committed affordable housing units, LEED Gold certification, a $800,000 contribution toward improving a future “Civic Square,” and $250,000 “for a public art installation in the square.”

(more…)

Proposed RCA Building Redevelopment Faces Some Pushback on Parking, Bike Lanes

By Jo DeVoe
1/3

A major redevelopment proposal in Rosslyn is facing pushback from those who think it doesn’t do enough for cyclists and pedestrians.

McLean-based Jefferson Apartment Group is proposing a 27-story mixed-use residential complex with 424 units at 1901 N. Moore Street, replacing the 1960s-era RCA building. Two towers will be connected at the top by a penthouse and at the base with ground floor retail.

But as the project moves through the public review process, some have expressed concerns a number of transportation-related issues: the proposed unprotected bike lanes along 19th Street N., the project’s parking ratio, and the pedestrian experience along the block.

These three topics are likely to resurface during a follow-up Site Plan Review Committee meeting on Monday, March 15 — and perhaps later this spring, when the project will go before the Planning Commission and the County Board.

“We’ve been identifying issues, responding to citizen comments, and having very good discussions with surrounding community groups,” said Andrew Painter, an attorney with land use firm Walsh Colucci, during the first SPRC meeting last month.

Staff members are considering some protections for the proposed 19th Street bike lanes in response to public input.

“It may be possible to provide an additional level of protection in one direction” on the block from N. Lynn to N. Moore streets, said Principal Planner Dennis Sellin, adding that staffers “don’t see the capacity to do it in both directions.”

Arlington Transportation Commission Chair Chris Slatt said 19th Street N. has enough traffic to qualify it for protected or buffered bike lanes.

Another hot issue was the parking ratio of .625 spaces per residential unit. Jefferson is proposing 290 total spaces, split among 265 residential spaces, 15 retail and 10 visitor spaces, according to a staff report.

“The goal is to right-size the garage to meet the market demand but not provide extra that incentivizes people to drive,” Painter said.

Although the proposal is within county guidelines, Sellin said “we would certainly accept a lower ratio.” The minimum is .2 spaces per unit but the lowest Sellin said he has seen proposed is .38 spaces per unit.

North Rosslyn Civic Association representative Terri Prell said people, particularly the elderly, still need cars for tasks such as grocery shopping.

“You have to understand this is a residential community, not a business community,” she said.

Lowering the ratio would attract people who want to lead a car-free lifestyle, Slatt said, asking for data on space utilization rates.

The parking needs to be built partially above ground due to “particularly dense rock” and Metro tunnels. To conceal the parking above the retail and below the residential units — and add public art — the architect is exploring adding graphics by local artists, said architect Shalom Baranes.

The Metro tunnels add another complication: a longer expected demolition process.

https://twitter.com/srepetsk/status/1360036411697750018

As for the pedestrian experience, some members were concerned that the block will be too long and there will be no opportunities for cutting through it. Sellin said the block is comparable to others at 400 feet long.

SPRC Chair Sara Steinberger said knowing the length “may not change the community’s feelings on what feels like a longer stretch of block when you have large buildings covering a greater area.”

In 2017, Weissberg Investment Corp., which developed the RCA building in the 1960s, filed plans to redevelop the RCA site — but those plans were put on hold indefinitely in 2018. Jefferson started filing application materials in May 2020.

Morning Notes

By ARLnow.com

Early Morning Fracas in Va. Square — “At approximately 1:09 a.m. on February 24, police were dispatched to the report of a fight in progress. Upon arrival, it was determined that the suspect entered a business and allegedly began selecting merchandise. The victim refused the suspect service citing restrictions on the sales of alcohol during the overnight hours. The suspect and victim became engaged in a verbal dispute that escalated to a physical altercation, during which the victim was able to recover the merchandise. The suspect re-entered the business… at which point a witness intervened.” [ACPD]

Developers Selected for GMU Expansion — “George Mason University has picked a team of developers to manage the construction of the Amazon-induced expansion of its Arlington campus… The university hopes to finalize a development agreement with Edgemoor and Harrison Street by December and start construction by spring 2022. It plans to open the building by summer 2025. The Arlington campus, is located on Fairfax Drive just west of Clarendon.” [Washington Business Journal]

YHS Swimmer Breaks Two Nat’l Records — “US National Teamer Torri Huske made her mark on the final day of the 2021 VHSL Class 6 State meet, breaking two National High School records. Huske, a senior at Yorktown High School, began her meet by swimming a time of 1:53.73 in the 200 IM, chopping a tenth of a second off of Dagny Knutson’s National Public High School record of 1:53.82 that had stood since 2009.” [Swim Swam]

Work Underway on First Phase of Ballston Harris Teeter Development

By Jo DeVoe
1/5

Construction has started in Ballston on the future site of a new Harris Teeter, three apartment buildings and a new green space.

Excavation and sheeting and shoring work started this past week at 600 N. Glebe Road, said Mary Senn, the vice-president of Georgia-based developer Southeastern Real Estate Group, LLC, the developer overseeing the project.

“We are underway,” she said.

Work began last year with utility relocation and demolition of the vacant American Service Center building, Southeastern president Mark Senn told ARLnow in October.

The current phase is the first of three for the site, approved in 2019. In phase one, a new 310-unit apartment building with a new Harris Teeter space on the ground floor will replace the former American Service Center building.

In this phase, customers still have access to parking and the current Harris Teeter, which was the company’s first in Virginia.

“Harris Teeter and Southeastern are very excited to be moving forward with the construction, and the community will be excited to have the new store,” Mary Senn said. “[Harris Teeter] will really do this one up as the latest and the greatest, as far as the store goes.”

The grocery store may have a bar, among other new features, and will also have covered parking, she said.

“People in Arlington, given the weather the past couple of weeks, will appreciate the covered parking, which will definitely be an improvement,” said Senn.

The timeline for the construction of the project has not changed, the vice-president said. Phase one is expected to be complete in 2023.

“But we’ll be open before then,” she said.

During the second phase, the old Harris Teeter will be demolished for new temporary surface parking. The second apartment building, with 195 units, and the public open space will be constructed in phase two.

In the third phase, the temporary parking lot will become the third apartment building: a 227-unit residential building with retail on the ground floor and two levels of below-grade parking.

The park will include a pedestrian path, a dog run, a picnic area, as well as natural vegetation to support pollinator insects and birds.

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