development

Red Top Cab Redevelopment in Clarendon Could Soon Move Ahead

By Alex Koma
1/10

Long-delayed plans to transform Red Top Cab’s properties in western Clarendon into three new mixed-use buildings could soon move ahead.

The Arlington County Board is set to consider a series of zoning changes this weekend to let Ballston-based developer The Shooshan Company start re-developing the lots, which sit behind Clarendon’s main strip of bars along Wilson Boulevard.

In all, the developer is hoping to build a total of 584 multifamily units across the three buildings, with 1,295 square feet of retail space included as well. The new development would replace Red Top’s headquarters (located where Washington Boulevard meets 13th Street N.), in addition to the lot the company once used for vehicle maintenance at 1200 N. Hudson Street.

The County Board first approved the project in October 2015. But work hasn’t moved ahead on the project as the developer has tweaked its construction plans, according to a staff report prepared for the Board.

Originally, The Shooshan Company planned to start work on the building along N. Ivy Street first. But that location is also home to a daycare center, NOVA KinderCare, and the developer wanted to let that business stay open, staff wrote. Accordingly, they want to move forward with work on the property at the N. Hudson Street — originally the second phase of the project — to kick things off instead.

In exchange for clearing the way for the development by vacating several properties in the area, Shooshan has agreed to donate four parcels of land along the 1100 block of N. Jackson Street, valued at about $3 million, to the county. That will help the county move ahead with its plans to do away with the reversible lanes on Washington Boulevard and create “a more conventional ‘T’ intersection” with 13th Street N., staff wrote.

The developer also plans to donate land to the county to help it build a park in the area, and will include at least six affordable housing units in the new buildings. Red Top plans to move its headquarters elsewhere in Arlington, if these plans go forward, and has already moved its maintenance operations to Falls Church.

County staff is recommending that the Board approve these changes. The Board is scheduled to take up the matter at its Saturday (May 19) meeting.

County Board Plans ‘Big Idea Roundtables’ to Gather Feedback on Arlington’s Future

By Alex Koma

The Arlington County Board wants to hear directly from you about how the county should grow in the coming years.

The Board is convening a series of “Big Idea Roundtables” next month, in order to have “big picture conversations about our county’s future,” according to a news release.

“These roundtables, framed around some critical issues, are open-ended and not limited to any one issue, policy or site proposal,” County Board Chair Katie Cristol wrote in a statement. “Our goal is to create a space for and spark a conversation among civic leaders and residents of all backgrounds about their hopes for our county’s future as we grow and change. We look forward to lively conversations about diversity, density, affordability, traffic and beyond.”

Chairs of Arlington’s citizen commissions will help facilitate the seven discussions, in conjunction with Board members. The roundtables are planned for the following days:

  • Saturday, June 2 from 2-4 p.m. —  Langston-Brown Community Center, Rooms 108 and 109 (2121 N. Culpeper Street)
  • Monday, June 4 from 6:30-8:30 p.m. — Drew Community Center, Room 118 (3500 23rd Street S.)
  • Saturday, June 9 from 9-11 a.m. — Arlington Mill Community Center, Rooms 411 and 413 (909 S. Dinwiddie Street). Translation services available for Spanish-speaking residents at this session.
  • Monday, June 11 from 6:30-8:30 p.m. — Ellen M. Bozman Government Center, Room 311 (2100 Clarendon Blvd)
  • Wednesday, June 20 from 9-11 a.m. — Lubber Run Community Center Multipurpose Room (300 N. Park Drive)

The Board is asking anyone interested in attending to register for just one roundtable each, as space will be limited. Registration is open on the county’s website.

Anyone with questions about the project can email [email protected].

Photo via Arlington County

Five Retailers Announce Plans to Open in Ballston Quarter

By Alex Koma

Ballston Quarter is naming five more shops ahead of its planned opening this fall, with both local and national retailers signing up for space in the new development.

Forest City, the company that owns and manages the former Ballston Common Mall, announced the site’s first round of retail tenants on April 26.

The stores set to move into the 850,000-square-foot development include:

  • Francesca’s: ​A national clothing and jewelry boutique with more than a dozen locations in the D.C. region. The store will be located in a roughly 1,700-square-foot space in Ballston Quarter.
  • Gossip: A women’s fashion boutique “with a West Coast vibe” offering clothing and accessories priced under $100. The store will move out of a Crystal City storefront to set up shop in a 760-square-foot space.
  • Potomac River Running: ​A family-owned, Virginia-based running specialty store. The company plans to relocate its current Ballston location along N. Fairfax Drive to a 1,430-square-foot space in Ballston Quarter.
  • Steadfast Supply: ​A D.C.-based creative retail shop and curated events hub. The store will be the company’s second location in the D.C. region, with a 1,025-square-foot space.
  • Scout and Molly’s: ​A North Carolina-based fashion boutique with 35 locations nationwide. The company will occupy a 1,141-square-foot space at Ballston Quarter.

Some stores at Ballston Quarter are set to start opening this fall, to go alongside holdovers from the old Ballston Common Mall, like the Regal Cinemas and Sport & Health club.

Forest City previously announced that the new development will also feature an 18-restaurant “food hall” and several “experience-oriented” businesses, like a recreational culinary school and an indoor play space.

By the time it’s finished, Ballston Quarter is also set to feature a 22-story, 406-unit apartment building and 176,000 square feet of office space.

Photo courtesy of Forest City

Morning Notes

By ARLnow.com

Hotel Planned for Pike Development — Attendees at yesterday’s Columbia Pike Progress Luncheon learned that Orr Partners — which is redeveloping the Food Star grocery store and adjacent sites at Columbia Pike and S. George Mason Drive — has partnered with WhyHotel for the mixed-use project. WhyHotel touts itself as an operator of “pop-up hotels in newly built, luxury apartment buildings.” [Twitter]

County Launches LGBTQ Resource Website — Arlington County has partnered with the Human Rights Commission to develop a website with local, state and national resources for the LGBTQ community. The resources cover a range of topics including housing, domestic violence, sexual assault, health and youth needs. [Arlington County]

Mitten Departing for Illinois — Arlington Deputy County Manager Carol Mitten has accepted the job of City Administrator for Urbana, Ill. “I look forward to advancing common goals for a safe, healthy, sustainable city through thoughtful growth,” she said in a statement. [Smile Politely]

Location Named for Dominion Pint — The owners of Dominion Pint, the new restaurant from the team behind the District’s Meridian Pint and Brookland Pint, have signed a lease for their Northern Virginia establishment. The restaurant is scheduled to open in December at 6035 Wilson Blvd. in Dominion Hills. [PoPville]

VHC Employee Earns ‘4 Under 40’ Award — Virginia Hospital Center’s Taryn Overman, MSN, RN, CEN, has received this year’s “4 Under 40” Emerging Leader Award from the Virginia Hospital and Healthcare Association. Overman is recognized for going beyond her management responsibilities to help her community, such as during a collaboration with A-Span in which two tons of cereal was collected, and in directing a program that helped train community members in hands-only CPR.

Man Struck, Killed by Blue Line Train — A man was struck and killed by a train at the Arlington Cemetery Metro station last night. Video appears to show that the man was intentionally on the tracks at the time he was struck, according to Metro. [Washington Post, WUSA 9]

Flickr pool photo by Jennifer Presser

Civic Groups Plan Meeting on Potential Cherrydale Senior Living Center

By Alex Koma

A new senior living center could be coming to Cherrydale on a property along Lee Highway.

McLean-based Artis Senior Living is considering building a new facility on the north side of Lee Highway near the intersection with N. Taylor Street. Representatives intend to bring some development ideas to an April 26 community meeting convened by several civic associations.

The Lee Highway Alliance will play host to that gathering at its headquarters (4620 Lee Highway) at 6:30 p.m. Thursday (April 26), and the Cherrydale and Waverly Hills Civic Associations will help coordinate the discussion.

Sandra Chesrown, president of the Lee Highway Alliance and vice president of the Waverly Hills Civic Association, says Artis has yet to divulge many details of what the new facility might look like so it can first hear the community’s concerns.

Indeed, county real estate records show that Artis, which did not immediately respond to a request for comment, has yet to even buy the 2.7-acre property.

A message sent out on the Cherrydale Civic Association listserv suggested that Artis is considering a “seven-story, 184-room assisted living residence” on the property.

“The facility would allow Cherrydalers and their family members to age right in our neighborhood,” the message read. “It would have a sizable workforce. There might be some issues with parking. We certainly want it to be welcome addition to the neighborhood.”

Made up of five separate parcels of land along the 4300 block of Lee Highway, the property was owned for decades by Louis Courembis, records show. Courembis transferred those parcels to William Murray, a local estate attorney, in September 2015, and the county hasn’t recorded any other sale of the land. Murray did not respond to a request for comment.

The property is currently home to a single-family house and several other structures. All of the land is valued quite highly — county assessments pegged one parcel as worth nearly $3.5 million in 2018, while the other four are assessed from $687,000 to $880,000.

Photo via Google Maps

Morning Notes

By ARLnow.com

Clement to Face Kanninen Again — “The 2018 Arlington School Board race is likely to be a rerun of 2014. Audrey Clement and incumbent Barbara Kanninen have qualified for ballot access, county elections chief Linda Lindberg told the Sun Gazette, setting up a reprise of their campaign from four years ago.” [InsideNova]

PenPlace Sketches Released — JBG Smith has released new sketches of its planned PenPlace development in Pentagon City. The development includes “two seven-story apartment buildings totaling 300 units, 40,000 square feet of ground-floor retail and a future park.” [Washington Business Journal]

Arlington Palooza Set for Saturday — The second annual Arlington Palooza,”a free outdoor program for all ages with live music, art, games and more,” is set to take place Saturday from 1-4 p.m. at Alcova Heights Park. [Arlington County, Twitter]

Arlington Historical Society Getting Donation — Per a press release: “The Arlington Historical Society will receive a significant donation this spring as Arlington welcomes National Capital Bank to the Courthouse/Clarendon area on Wilson Blvd. National Capital Bank President Randy Anderson, who grew up in Arlington, called to inform AHS President Johnathan Thomas that the Society was chosen as one of the charities the Bank will support with a grant award.”

Real Estate Inventory Crunch — “Long & Foster says… the number of houses and condos on the market, in D.C., Loudoun County and Arlington County was down 22 percent in March compared to a year ago.” [WTOP]

Live Construction Cam in Ballston — The new 672 Flats apartment building (an ARLnow.com advertiser) in Ballston set up a live camera to track the construction progress. The camera is viewable online and shows an aerial view of the apartments and a portion of the neighborhood. [OxBlue]

Morning Notes

By ARLnow.com

Petition in Support of Affordable Housing Project — The website Greater Greater Washington is helping to promote a petition that intends to counter resident complaints about a proposed affordable housing project on the former Red Cross site along Route 50. Neighbors are concerned that the project might “defile” the Buckingham neighborhood, with increased traffic and school overcrowding and a loss of green space. [GGW, GGW]

‘A Friend’ Writes Thank You Note to ACPD — From the Arlington County Police Department Twitter account: “To the citizen who left this unexpected note on one of our cruisers, thank you. ACPD is grateful for the support we receive from the community and small gestures like this mean a lot to our officers.” [Twitter]

Arlingtonian Places 23rd at Boston — Among other impressive finishes by Arlington residents at the Boston Marathon on Monday, Graham Tribble finished 23rd with a time of 2:30:06, the fastest among the D.C. area contingent at the prestigious race. [RunWashington, Patch]

High Schools Students Learning How to Spot Fake News — “At Wakefield High School in Arlington, Virginia, outside Washington, some high school seniors are bent over their laptops, engaged in a digital course called Checkology that helps them figure out what makes news and information real, misleading or just plain false.” [Voice of America]

Elementary Girls Heading to Int’l Problem Solving Competition — “An all-girls engineering team from Glebe Elementary School is heading to the 2018 Odyssey of the Mind World Finals where they will compete with students from nearly 25 countries… The team of fourth graders from Glebe, who are all ages 9 or 10, became state champions last weekend at the Virginia Odyssey of the Mind competition, which was held April 14 in Newport News.” [Arlington Public Schools]

ACPD Forms ‘Restaurant Liaison Unit’ — The Arlington County Police Department has formed a “Restaurant Liaison Unit” to work with local bars to tamp down on drunken and sometimes violent incidents. One Clarendon bar in particular had police responding to it for a call almost every other day in 2017. [Washington City Paper, Twitter]

Glebe Lane Closure Causes Backups — Commuters heading northbound on Glebe Road today faced major backups due to a lane closure near Ballston. Washington Gas has been performing emergency repairs in the roadway since Wednesday. [Twitter, Twitter]

Flickr pool photo by Rex Block

County Board to Consider Removing Black Box Theater from Va. Square Development

By Bridget Reed Morawski

A black box theater is expected to be formally removed from the plans for a development in Virginia Square at this weekend’s Arlington County Board meeting.

The County Manager’s office has recommended that a new site plan amendment be approved that would remove the theater from the development’s required community amenities.

Mark Schwartz, the County Manager, moved to absolve the developer of the black box theater requirement last year. Though the theater was in line with the Virginia Square sector plan, its initial operational and financial costs, as well as ongoing operational costs that would rely on tax support, were deemed too high.

Considering those costs, the project didn’t align with “a shift in strategy which talks about delivering cultural programming with low-cost, high-impact investments,” said Schwartz.

The new site plan will convert a previously approved 3,180 square feet of ground floor retail space into office space, 2,725 square feet of retail space to office space, and add 2,725 square feet of office space at the penthouse level.

The proposed plan would also lower the building’s height by eight feet, eliminate a mezzanine level, and add an outdoor terrace at the penthouse level.

The mezzanine level is no longer necessary, as it was intended to support the black box theater. County staff found that “the proposed site plan amendments are reasonable adjustments in the approved site plan and respond to the removal of the black box theater.”

The site was previously home of the Arlington Funeral Home, which closed in 2011 after 55 years in business.

Photos: Ballston Quarter Construction Coming Along

By Bridget Reed Morawski
1/10

Construction on the renovated Ballston Quarter mall is coming along.

Signs up at the site still point to a fall 2018 opening for the redeveloped and rebuilt space, formerly known as the Ballston Common Mall.

Recent weeks have seen the announcement that several “experiential tenants,” like cooking class company Cookology and live action adventure venue 5 Wits, have signed on as tenants.

The 360,000 square foot retail space will also include a 25,000 square foot food hall, which reportedly will have 18 restaurants, including Timber Pizza Co. and Buredo. Trendy D.C. spots Himitsu and Gravitas are also said to be considering opening up eateries at the mall.

At least 400 residential units are being constructed as well, though leasing will begin next year.

Ballston Quarter is just one of a number of major construction projects currently underway in the neighborhood. Crews were seen working on Friday directly across the street from another construction site, Liberty Center, at 4040 Wilson Boulevard.

The mixed-use residential, retail, and office space is scheduled to open for mid-2020 and will be the final piece of a five-building development. VIDA Fitness, a “high end fitness center and spa,” is set to open its first non-D.C. location in the building.

New PenPlace Site Plans Dramatically Scaled Back

By Bridget Reed Morawski
1/8

After initially fighting hard for increased density, an amended site plan for Pentagon City’s proposed PenPlace features drastically scaled back development desires.

The initial office-oriented plan called for five buildings between 16 and 22 stories high on a 10.2 acre parcel, including a 300-room hotel. Now, the plan calls for a more minuscule residential development of 300 apartments between two buildings at a height of seven stories.

A west building would have 171 apartments; an eastern building, 129. The density is much less than some on county staff desire, ARLnow.com was told.

“We will have to look at… in terms of height and scale and density, if this is appropriate,” said a county planner, adding that it was “highly unusual to see site plans coming in below an approved or allocated figure.”

According to the county planner, the applicant has said that they will reallocate the density, but has not yet explained how. The company could shift the approved density from one area to another, but will have to be more specific as to the impact on land use before getting county staff approval.

Another county employee familiar with the updated site plan noted that the plan would be less expensive for JBG Smith, which merged with original site plan applicant Vornado, to construct.

The employee explained that since steel reinforcement is only necessary on buildings that are more than five stories high, the building’s framework could be wood. The employee added that the first two floors in the site plan are concrete, so the additional five floors could legally be built atop of that with wood.

Matt Ginivan, JBG Smith’s senior vice president of real estate development, told ARLnow.com in an interview that he wasn’t aware of some county staff’s skepticism of the diminished density and that JBG Smith has not formally received any feedback or questions yet.

Ginivan said that rather than maxing out the PenPlace site’s capacity, they wanted to “improve the pedestrian experience” with a mix of ground floor options that aren’t just the larger projects that are already prevalent in Crystal City and Pentagon City.

Photos via Arlington County

JBG Smith Seeking Feedback on Crystal City ‘Central District’ Development

By Bridget Reed Morawski
1/8

(Updated at 8:30 p.m.) An older office building in Crystal City may be converted into apartments, and developer JBG Smith is soliciting public feedback on the project.

JBG Smith is looking to convert a 12-story office building at 1750 Crystal Drive into a 21-story residential building. The building, across from the Crystal City Water Park, would be 257 feet in height.

In the first phase of the “Central District” project, a new 74,000 square foot, street facing retail area would be built, reportedly anchored by an Alamo Drafthouse Cinema. The retail area may also include a smaller-format grocery store, like a Trader Joe’s.

A JBG Smith presentation says the project would include “delivery of nine screen Alamo Drafthouse Theater that shows first run and art house films as well as dining, entertainment, and event space hosting.” According to the feedback website, JBG is hoping to start construction in the fall and to have the theater open by the spring of 2020.

As part of the project, a two story, 16,000 square foot retail building would be built at the corner of 18th Street S. and Crystal Drive — next to a proposed second Crystal City Metro entrance — with renderings showing an sizable outdoor dining area adjacent to it.

Feedback from JBG’s online portal is helping to shape the development, said a representative for the company that created the portal.

“It’s a new approach for the developer, which added online outreach to the traditional process involving community meetings,” said the rep. “Over 1,600 people have interacted with the Central District at Crystal City website… Based on the feedback, JBG Smith has committed to providing seating, plantings, and seasonal events in the plaza.”

“The developer is also recruiting a full-service grocery store, which online voters said was the most important element to make the spot a neighborhood destination,” he added.

An open house on the Crystal City Block Plan “G” and Metro Market Square, which will plan open space and retail around the existing and new Metro entrances, is scheduled for Wednesday, March 21.

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