development

New apartment tower proposed for Route 1 in Crystal City

By Jo DeVoe
1/8

A sliver of an apartment building is being proposed for Crystal City along Route 1.

Developer Dweck Properties proposes to construct a new, 412,975-square-foot building with 403 residential units and additional mixed-use space near the existing Crystal Plaza Apartments (2111 Richmond Hwy), according to an application filed with Arlington County on May 3.

Doing so will require demolishing 70,899 square feet of the northern portion of the existing North Crystal Plaza Apartments building. Dweck says in its application that it will develop, with county staff, a plan to relocate tenants affected by the demolition.

Parking for the project at 2111 and 2101 Richmond Hwy would be provided in an underground garage that will connect to an existing garage under the Crystal Plaza Apartments complex.

The new apartment building would be wedged between Richmond Hwy and S. Clark-Bell Street, a new contiguous street created by realigning the current S. Clark and S. Bell streets. This is called for in the Crystal City Sector Plan, the planning document guiding development in the neighborhood.

“The realignment of Clark-Bell Street will remove elevated portions of the existing street, provide greater distance from Richmond Highway/US-1 at critical locations, establish a more regular street grid, create new development sites, and facilitate two-way traffic flow,” per a document included in the application.

The realigned S. Clark-Bell Street (via Arlington County)

S. Clark Street will shift east and tie into the existing S. Clark Street while the northern end of the road would line up with S. Bell Street north of 20th Street S.

Another major Crystal City property owner, JBG Smith, is realizing part of this reconfigured street — west of the Crystal Plaza Apartments — as part of a separate redevelopment project building two multifamily buildings. Construction on the two buildings, immediately north of Dweck’s proposal, started in January 2022.

If approved, 2111 and 2101 Richmond Hwy would tackle another part of the realignment. Filings with Arlington County highlight the work as a primary community benefit of this project.

“The proposed development will include significant site improvements, including (but not limited to) partial implementation of realigned Clark-Bell Street, improved onsite circulation, and new infrastructure,” writes Kedrick Whitmore, a land-use attorney representing Dweck.

“The proposed development will help to create the 18-hour active environment, provide substantial transportation upgrades, particularly along Clark-Bell Street, and enhance the retail environment,” he continued.

Bringing retail and residents to the heart of Crystal City realizes a “significant” goal of the Crystal City Sector Plan, Whitmore said.

“The influx of new residents and mixed uses will not only activate the existing fabric of Crystal City, but they will also provide a built-in market for the recently proposed retail projects on this same block,” he said.

Langston Blvd planning effort elicits strong opinions from residents about the future of their neighborhoods

By Jo DeVoe
1/8

It has been about 10 months since Arlington County released drawings of a future Langston Blvd.

That vision included apartment buildings of up to 12-15 stories, cafés and wide sidewalks buzzing with people, and bike lanes buffered by lavender bushes — a substantial change from the commuter route lined with strip malls, car dealerships and quick-service establishments with drive-thru windows.

Now, the county is gearing up to publish a more formal draft plan that refines the ideas set forth last year. That draft will take into account all the supportive and critical feedback people submitted last fall and winter.

Once the draft is released — and exact details and dates on this are yet to be determined — there will be more public engagement opportunities, Dept. of Community Planning, Housing and Development communication specialist Rachel LaPiana tells ARLnow.

The multi-year effort to create this planning document is known as Plan Langston Blvd. It re-envisions what was once known as Lee Highway as a walkable and bikeable, verdant commercial corridor with more affordable housing.

After hearing hundreds of hours of comments from residents, and a decade’s worth of work, Langston Blvd Alliance Executive Director Ginger Brown says she is excited to get her hands on the draft plan soon.

“We know this is a huge step forward,” she said. “We’re very eager to see the final draft plan.”

The draft plan is supposed to be informed by community and commission input but in many cases, that input is deeply divergent, according to snippets of comments included in a summary of public engagement year.

“If we wanted to live in denser, taller neighborhoods we would have moved to [Rosslyn],” wrote one person. “Stop forcing your vision of redevelopment down residents throats.”

“As a working professional with a young child, I look forward to eventually being able to buy a house in Arlington as a result of projects like this one,” wrote another. “Please ignore grumpy people who hate change and implement this plan!”

There were some points of agreement.

People generally want to see a safer Route 29 — the other name for the VDOT-maintained artery — with more street trees and wider sidewalks, as well as underground utilities and fewer driveways. Some wrote in strong support for protected bike lanes over cyclists and drivers sharing lanes, a traffic pattern that may harm, not help, cyclists.

Feedback shows drivers and cyclists have mixed opinions about sharing lanes (via Arlington County)

“We’d like to see a greater emphasis on pedestrian safety and transportation and transit improvements and more affordable housing,” Brown said.

Majority support for greater development broke down somewhat when it came to what buildings should look like.

“People in my neighborhood are looking for development similar to the unified and attractive character of King Street in Old Town [Alexandria], not the development and tall buildings that characterize Ballston or Clarendon,” wrote one person.

“We should allow 15 stories for all sites between Langston & [I-66],” wrote another. “This could provide so many amenities and increase property values.”

For instance, where Route 29 is bordered by the Waverly Hills, Donaldson Run, Old Dominion, Glebewood and Waycroft Woodlawn neighborhoods, a slight majority favored taller heights — with many others preferring a range of other, shorter options.

Preferences for building heights in some neighborhoods along Langston Blvd (via Arlington County)

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Cherrydale icon Essy’s Carriage House is being sold, but unclear to whom

By Matt Blitz
1/2

Essy’s Carriage House in Cherrydale appears to have been sold, but it remains a mystery to whom.

The long-time, well-known restaurant on Langston Blvd closed in March and went on the market shortly thereafter for two million dollars.

Now, an “under contract” sign has appeared next to the building. The listing webpage also notes that an offer is “contingent.”

“Rare offering of the Essys Carriage House restaurant and parking lot located behind Essys that totals 17,269 Sq Ft,” reads the listing. “The restaurant is sited on a 2,099 Sq Ft lot that is zoned C-2 and is approximately 1,800 Sq Ft with two basements for storage and utilities. The parking lot is comprised of two parcels totaling approximately 15,170 Sq Ft that is zoned R-6. The property is vacant, conveys as-is & a majority of the restaurant equipment & personal property has been removed.”

ARLnow contacted real estate firm Yeonas & Shafran and they did confirm the former location of Essy’s is currently under contract, but could not disclose any more information than that. We have also reached out to a prominent local restaurant group that has been rumored to be behind the purchase but have yet to hear back as of publication.

The steak and crab cake Cherrydale eatery closed a couple of months ago after serving the community for nearly fifty years. The married couple who had run it, Essy and Janet Saedi, decided to retire.

That portion of Cherrydale has seen a good deal of turnover in recent years with the shuttering of several long-time restaurants.

In September 2021, Portabellos closed but was replaced only a few months later by Pines of Florence itself making a comeback after stints in Virginia Square and Columbia Pike. Tuna Restaurant serving Laotian and Japanese cuisine opened in October 2022, replacing Maneki Neko Express. But that restaurant was quickly sold to new owners who re-opened last month with a more Thai-focused menu.

Well-regarded Gaijin Ramen Shop at 3800 Langston Blvd also shuttered in September 2022, citing “irrecoverable business losses” due to the pandemic. It had been there since 2015.

Public input drives developer to nix drive-thru ATM from Clarendon Wells Fargo redevelopment plans

By Jo DeVoe
1/9

In response to criticism from residents, citizen commissioners and county staff, a developer has removed a drive-thru ATM from its plans to redevelop the Wells Fargo in Clarendon.

One year ago, McLean-based developer Jefferson Apartment Group filed plans to replace the bank — the one someone recently attempted to rob — with a mixed-use building. It is set to consist of 238 apartments, 60,000 square feet of office space and 30,000 square feet of retail, including a new Wells Fargo branch.

The current two-story bank building at 3140 Washington Blvd has a drive-thru in addition to a surface parking lot. Critics of keeping the drive-thru say it would detract from walkability in the area, which is seeing significant redevelopment that will result in more people living, shopping and using public amenities in Clarendon.

“This is the most walkable place in the county and drive-up for anything doesn’t make sense to me,” said Planning Commission member Jim Lantelme back in February. “You would have to have a second ATM that people could walk up to.”

One commenter said drive-thrus are “horrible for the environment and they aren’t faster than parking and going into the building,” while another called it “a relic of the 70s [that] doesn’t belong here.”

A third said it “seems like a very bad idea that will take away space from pedestrians and increase the chance of crashes and congestion in an area that is meant to be dense and walkable.”

Jefferson had originally doubled down on the drive-thru ATM, saying in a county document this was “for the convenience of existing customers and as requested by Wells Fargo based on customer feedback during and after the pandemic.”

Ultimately, it agreed to changes that resemble a suggestion from the Clarendon Courthouse Civic Association: walk-up ATMs and free, short-term parking on a new local street that Jefferson will construct as part of the project.

The walk-up ATMs will be located at the northern and southern edges of the bank, which looks out over N. Irving Street. This street, which dead-ends in a green space, is set to become a plaza through a separate, Dept. of Parks and Recreation-led planning process.

People using the ATMs will be able to park in short-term parking on the north side of a planned public road. As part of the project, Jefferson will build a new 10th Road N., which will run parallel to Washington Blvd and separate the new construction from the existing Verizon building to the south.

The proposed changes to the Clarendon Wells Fargo redevelopment (via Arlington County)

Even with the walk-up ATMs, staff have concerns that a bank, generally, is not the kind of lively retail that encourages people to use the planned Irving Street Plaza. Those who commented were not as concerned with this but suggested sculptures or water features could help “activate” the plaza.

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New Korean-style fried chicken restaurant set to open late next month in Va. Square

By Matt Blitz
bb.q Chicken is opening in Virginia Square (staff photo by Jay Westcott)

A new Korean fried chicken restaurant in Virginia Square hopes to be hot and ready by next month.

A new location of the fried chicken franchise bb.q Chicken is aiming to open in Virginia Square in late May, a restaurant spokesperson confirmed ARLnow. It’s coming to 3503 Fairfax Drive, in the former location of Cosi, which closed three years ago.

The location remains under construction, the spokesperson said. The restaurant is known for its Korean-style fried chicken and has applied for a permit to serve alcohol.

This will be the first bb.q Chicken location in Arlington, though there are currently five others in Northern Virginia including in Falls Church and Centreville. Those are run by different franchise owners than the one coming to Arlington, however. There are more than 130 locations nationwide.

ARLnow first reported bb.q Chicken was crossing the road into Arlington back in January. The original aim was to open in April, but the debut has been pushed back by at least a month.

The Virginia Square location will be run by married couple Lydia and Harrison Om. It’s their first restaurant after running a grocery store in D.C., they told ARLnow earlier this year.

County says Inn of Rosslyn redevelopment proposal needs more work

By Jo DeVoe
1/9

Although redevelopment plans for the mid-century Inn of Rosslyn pay homage to the motel, the county says the developer could do more.

Last fall, D.C. real estate company Monument Realty filed plans to replace the 38-unit hotel, built in 1957, with an 8-story, 141-unit apartment building with 88 parking spaces. It took over the property after JBG Smith purchased it in December 2020.

This February, the county kicked off a review process that will culminate with a vote by the Arlington County Board. Planning staff already have some suggestions for the developer to comply with recommendations for the site made in the neighborhood’s Fort Myer Heights North Plan.

They say Monument should study adding floors to shrink the overall footprint of the property — located at 1601 Fairfax Drive, fronting Route 50 — match it to heights of other nearby apartment towers.

The designs, meanwhile, should imitate nearby Art Deco and Colonial Revival garden apartments and the developer could incorporate more historic preservation of the property, county planners say.

“The building footprint should be reduced to provide the recommended landscaped green space which is not currently provided,” said planners in a county report. “The proposed building does not incorporate elements of Colonial Revival or Art Deco, as recommended.”

New renderings from Monument Realty depict a building with alternating stripes of lighter and darker brick, offset by wood-like paneling. Mid-century motifs on the balconies and a “50” sign out front pay homage to the architecture of the existing hotel.

A postcard of the old “Motel 50,” later the Inn of Rosslyn (via Arlington County)

The developer’s land use attorney, Nick Cumings of Walsh Colucci Lubeley & Walsh, argued in a January 2023 letter to the county that the project does “compliment and draw from the architecture of the existing building and the characteristics of the surrounding neighborhood.”

That includes the retro “50” sign and some of the materials to be used in construction.

“This selection of building materials is appropriate for the neighborhood, which predominantly features masonry, while also introducing a biophilic design with the wood-like paneling,” writes Cumings.

The county also wants the developer to work on “historic preservation elements” for the existing motel, while an attorney for Monument Realty argues that is not necessary.

Within the Arlington County Historic Resources Inventory, Cumings says, the property is designated as “Important” — but less distinctive and/or in worse condition than “Essential.” He added that the neighborhood plan does not call for its historic preservation.

Meanwhile, residents involved in the pro-housing group YIMBYs of Northern Virginia said on social media that their priority will be getting the developer to include more affordable housing in exchange for greater density.

Like staff, they envision the building reaching 12 stories — the tallest the Fort Myer Heights plan allows — so that more people can live in the Metro-accessible area.

Monument Realty already plans to earn some 59,000 square feet of extra density by participating in the Green Building Density Incentive Program, aiming to earn LEED Gold, and by providing some affordable housing. It’s unclear whether the provided affordable housing will be on-site or elsewhere.

Next up in the development approval process, the Site Plan Review Committee of the county’s Planning Commission will review the project twice before it heads to other citizen commissions and the Arlington County Board. No dates have been set for these meetings.

‘Bluefish Bistro’ appears to be coming to Columbia Pike, but few details have surfaced

By Matt Blitz
Bluefish Bistro appears to be opening at Centro Arlington (staff photo by Jay Westcott)

A restaurant called Bluefish Bistro is looking to make a splash on Columbia Pike, but details remain murky.

A new eatery going by the seafood-sounding name is opening on the ground floor of the Centro Arlington development at the corner of S. George Mason Drive and Columbia Pike, per photos and the development’s updated site plan.

The 1,450-square-foot restaurant is set to be next to H&R Block and Vietnamese restaurant Pho Saigon Pearl while across from the Harris Teeter. The business also has applied for a liquor license with the company name listed as “PJW Corp.”

Other than that, though, no other details have surfaced.

“At this time, we don’t have any information to share,” a Centro Arlington spokesperson told ARLnow in an email.

ARLnow has reached out to a company linked with the restaurant in public records, PJW Corp, but has yet to hear back as of publication.

Centro Arlington opened in 2019, replacing the Columbia Pike Village Center, which had the three-decade-old Food Star supermarket that many considered a neighborhood institution.

The three-year-old, six-story development is home to a Harris Teeter, several doctors’ offices, an Orangetheory fitness studio, a veterinarian’s office, and apartments.

Demolition of a pedestrian bridge in Rosslyn is set to begin this weekend

By Jo DeVoe
1/4

The pedestrian bridge connecting the Rosslyn’s RCA building to another building (and bar) across N. Moore Street is set to be demolished soon.

The demolition process will start on Saturday and last two weekends: April 29-30 and May 6-7, per a letter to residents of the Central Place apartments, shared with ARLnow.

Jefferson Apartment Group, one of the developers leading a joint venture to redevelop the RCA property at 1901 N. Moore Street as an apartment tower, confirmed that the information shared was correct. The letter provided some details about expected traffic impacts as a result of the demolition.

“Please note that North Moore Street will be completely closed off to pedestrian and bus traffic during this period, except for cars that need to access the garage entrance for 1911 Fort Myer Drive,” the letter said.

The bridge connects the old office building to the retro pool hall Continental. Demolition could impact the buses and shuttles that pick up people in front of the bar’s beer garden and take them to D.C., such as the shuttle between Georgetown University and the Rosslyn Metro station.

“All parties of bus routes that stop at the corner of North Moore Street and 19th Street N. have been notified of the work, and they will notify all customers of any route changes,” the note to residents said.

Demolition began earlier this month, Axios reported. Rather than an implosion, Jefferson Apartment Group previously told ARLnow that the building will be dismantled bit by bit.

The county approved plans to replace the concrete-cladded office building with a 27-story, 423-unit apartment building in June 2021. Construction is expected to take three years.

Like the RCA building itself, pedestrian bridges in Rosslyn are relics of a mid-century planning belief that bridges make pedestrians more comfortable by separating them from vehicular traffic, noted a 2014 Washington Business Journal article.

Forty years later, these were already out of vogue, per a scathing passage in a 1999 study of Rosslyn.

“To the planners of the early 50’s and 60’s, presumably it seemed orderly and logical to separate the pedestrian flow with its erratic, unpredictable movements, from the fast-moving steel machines of the road,” wrote the local architecture firm the Lukmire Partnership in the study.

Publications from that time illustrated these passageways as wide, open, landscaped spaces that were somehow “strikingly devoid” of any signs of a vibrant urban streetscape, the report continued.

“Buried in the back of the planners’ minds perhaps lingered images of the piazza at San Marco in Venice or those of Rome,” Lukmire Partnership concluded. “If so, in the instance of Rosslyn, something was lost in translation.”

Planning Commission OKs Americana Hotel redevelopment despite affordability concerns

By Jo DeVoe
1/8

Plans to redevelop the Americana Hotel in Crystal City cleared their penultimate hurdle despite criticism that the project does not provide on-site affordable housing.

The Planning Commission voted unanimously to approve plans from JBG Smith to redevelop the former motel at 1460 Richmond Hwy.

To get here, the developer has overcome sloping terrain and maneuvered future development plans for neighboring sites and Route 1, which the Virginia Department of Transportation plans to lower. The company also attended to lingering transportation and sustainability concerns.

JBG Smith proposes a 19-story apartment building with about 3,885 square feet of ground-floor retail. Of the 639 units, 33 will have three bedrooms. It’s across the street from Amazon’s under-construction HQ2, the first phase of which is expected to open this summer.

There will be two levels of underground parking, with 188 residential and visitor parking spaces, and 206 off-site parking at the Bartlett Apartments. JBG Smith proposes a 2,800 square-foot green space area with a small, private outdoor amenity area and a small dog run.

As for affordable housing, JBG Smith is making a baseline contribution to the county’s Affordable Housing Investment Fund (AHIF) of $2.1 million and making an additional $7.53 million contribution to leverage about 80 committed affordable units (CAFs) at the Crystal House Apartments at 1900 S. Eads Street, about one-third of a mile away.

There, two developers will oversee the construction of 655 CAFs and 189 market-rate units. Amazon helped a nonprofit purchase the 16-acre site and stabilize rent for the 828 existing units and build new units, later donating the land and development rights to Arlington County.

Some Planning Commission members, however, were emphatic that all future projects need some on-site affordable units.

“Every project needs to have on-site affordable housing. Period. Every single project,” Chair Devanshi Patel said.

Currently, developers seeking a large-scale redevelopment can offset that with an AHIF contribution or the provision of on-site or off-site units. In exchange, they can build taller buildings and, in the case of apartments, add more units. Most developers will make a cash contribution and it is rarer to see on-site units, though some recent projects have included setting aside existing units off-site for affordable housing.

“If we hold ourselves out to be a ‘welcoming, thriving, inclusive community,'” — and here she changed voices, suggesting air quotes or skepticism — “then we need to stand by that and that means we need to have affordable housing at every project,” Patel said.

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Brookfield signals renewed intent to redevelop vacant TSA offices in Pentagon City

By Jo DeVoe
1/2

Developer Brookfield has signaled its plans to redevelop the vacant Transportation Security Administration office buildings in Pentagon City.

Last month, Brookfield filed preliminary plans outlining how it will redevelop the site. The filed documents are not site plans that illustrate the buildings it intends to construct, but rather, a high-level overview of what it intends to do with the property.

The real estate company has long had plans to redevelop the TSA buildings, located at 601 and 701 12th Street S., near the Pentagon City Metro entrance and between the Pentagon City mall and the second phase of Amazon’s HQ2. Those plans are currently paused and the buildings have been empty since the TSA left in March 2021 for Springfield, abandoning its original plans to move to Alexandria.

Brookfield put its redevelopment plans on hold in 2020 at the request of Arlington County planners, who were working on a new sector plan to guide future development in Pentagon City, per the Washington Business Journal.

More than a year after the passage of the Pentagon City Sector Plan, Brookfield is taking its first steps toward redeveloping the property, which it is calling “12th Street Landing.”

Brookfield is dividing the property into three land bays, which it will redevelop one at a time, according to land use attorney Kedrick Whitmore. It will apply for site plans for these land bays “in the future,” he adds.

“The proposed development will result in significant improvements to the Property and benefit the Pentagon City community,” per a letter to the county from Whitmore. “Indeed, to enable the requested density increase, the proposed development will provide community benefits on-site, consistent with the recommendations of the Sector Plan.”

The three land bays comprising the proposed 12th Street Landing redevelopment by Brookfield (via Arlington County)

The number of buildings within each land bay and their uses will be finalized at the site plan stage, wrote Whitmore. Brookfield will provide on-site affordable housing but other community benefits will be worked out during the site plan process.

In the application, Brookfield asks the county to approve the maximum allowable density in for the site, as outlined in the Pentagon City Sector Plan. It also asks for permission to allocate that density among “various buildings and uses” once it files site plans for the site.

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Some 136 properties in Arlington are ineligible for Missing Middle changes. The county has bigger goals for them.

By Jo DeVoe
A single-family home in Cherrydale abutting parking identified for infill development (via Google Maps)

While last week‘s landmark zoning decision legalized 2-6 unit homes throughout Arlington’s lowest-density neighborhoods, about 136 properties will be ineligible for such projects.

The exemption applies to certain 5,000-6,000 square-foot lots — the county’s smallest standardized residential lot size, dubbed R-5 and R-6, respectively — located near transit and within planning districts in East Falls Church, Cherrydale and Columbia Pike.

In the nearly 150-page long report on the zoning ordinance changes, Arlington County says the three properties in East Falls Church, 49 properties in Cherrydale and 82 near the Pike could be assembled with other properties that previous planning efforts have identified for redevelopment.

“Within these planning districts, there are locations where reinvestment has not yet occurred and assembly of the R-5 and R-6 zoned parcels with parcels along the corridor frontage could realize identified plan goals for the revitalization district,” per the county report outlining the approved Missing Middle zoning changes.

Assembling these properties with nearby lots could allow developers to realize the vision for these corridors, the report says.

This includes “mixed use development, improvements to the public realm, walkability, increased housing supply, housing affordability, and creation of coordinated buffer or transition zones to lower density residential areas,” the county says.

In East Falls Church, transit-oriented development near the Metro station has languished and many planning goals from a 2011 East Falls Church Area Plan remain unrealized. While there are some new townhouses within walking distance, an empty parking lot and a standalone parking garage are two examples of “prime real estate” awaiting redevelopment.

This includes two single-family homes — across the street from the “Kiss and Ride” lot — identified for potential redevelopment in the 2011 plan, which faced strong opposition from some who said it encouraged too much development, despite the proximity to a Metro station.

Two homes across the street from a Metro station parking lot possibly slated for redevelopment in East Falls Church (via Google Maps)

The other exempted property, though zoned as residential, is home to a telecommunications building owned by Verizon and a parking lot. The back of this surface parking lot is across the street from the East Falls Church Metro station; some commuters use it to cut through the block north of the station, per the 2011 plan.

“The Verizon building is anticipated to remain in use for the foreseeable future,” the 2011 plan notes. “However the rear portion of the lot, which is a largely unused parking lot, has potential for redevelopment.”

The plan envisions townhouses or low-rise multifamily development of three to four stories. Verizon did not return a request for comment about plans for the site.

Such development “should accommodate a dedicated pedestrian path through the entire site from Lee Highway to Washington Boulevard that would formalize this vital connection,” the plan says.

If the Virginia Dept. of Transportation and WMATA move forward with plans to redevelop a commuter lot across the street, the connection could also get a new signalized crossing between the — potentially — redeveloped lots. Around this time last year, neither agency indicated progress toward redeveloping the site, citing barriers such as restrictive zoning.

At the time, a county planner told ARLnow that without higher building heights, there may not be much of an incentive to build.

“Those costs are real,” Natasha Alfonso said. “There has to be enough density to justify that kind of improvement on those sites. If the community wants walkable, transit-oriented development, those are things we have to consider.”

The parking lot behind the Verizon switching station in East Falls Church (via Google Maps)

Another 82 properties are located within the Columbia Pike Special Revitalization District, including some along 12th Street S., a few blocks south of the Pike.

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