housing

Morning Notes

By ARLnow.com
The pedestrian bridge over Wilson Blvd in Ballston (staff photo by Jay Westcott)

Police Looking for Missing Teen — “ACPD is seeking assistance locating 15-year-old Alejandro… Described as a Hispanic male, 5’8″ tall, 145 lbs with brown eyes and half yellow/half black curly hair. He has ear piercings, a nose piercing and wears a silver dog chain necklace.” [Twitter]

Another Missing Teen — “ACPD is seeking assistance locating 14-year-old Anderson… He is described as a Hispanic male, approx 5’7 tall and 130 lbs. Last seen wearing a black sweat shirt, gray pants and black sneakers. He is known to frequent Rocky Run Park and CVS (2121 15th St N).” [Twitter]

W-L Name Change Attorney Disbarred — “A Virginia state court has disbarred Jonathon Moseley, an attorney who has represented a slew of high-profile Jan. 6 defendants, including a member of the Oath Keepers charged with seditious conspiracy, as well as several targets of the House select committee investigating the attack on the Capitol.” Moseley also represented opponents of changing the name of Arlington’s Washington-Lee High School to Washington-Liberty. [Politico, ARLnow Comment]

Another Drug Take-Back Day Planned — “On Saturday, April 30, 2022, from 10 a.m. to 2 p.m., the Arlington County Police Department (ACPD) and the Drug Enforcement Administration (DEA) will provide the public the opportunity to prevent pill abuse and theft by ridding their homes of potentially dangerous expired, unused and unwanted prescription drugs. This disposal service is free and anonymous, no questions asked.” [ACPD]

Fmr. APS Superintendent Leaving WV Job — “Among 75 personnel transactions during Monday night’s Berkeley County Board of Education meeting, district Superintendent Dr. Patrick K. Murphy announced his retirement, which was unanimously accepted by the board along with the other movements.” [The Journal]

Historic Home Reopens — “The Ball-Sellers House, one of the few surviving examples of working-class 18th-century housing in Northern Virginia, reopened for the 2022 season on April 2. Owned and maintained since the 1970s by the Arlington Historical Society, the house will host a number of programs in 2022.” [Sun Gazette]

Nearby: MoCo Wrangles Over Housing — “In the D.C. region, where local governments are struggling to address a severe housing shortage that is driving up prices, elected officials are under growing pressure to push back against civically engaged homeowners who mobilize against new housing construction. Montgomery County, an affluent D.C. suburb that has experienced transformative growth and demographic change in the last 30 years, exemplifies how hard that can be.” [DCist]

It’s Thursday — Rain throughout the day, until evening. High of 56 and low of 48. Sunrise at 6:45 am and sunset at 7:39 pm. [Weather.gov]

Amid transit-oriented growth in Arlington, a detached garage endures across from the EFC Metro

By Jo DeVoe
1/5

A detached garage stands just across the street from the East Falls Church Metro station and a stone’s throw from an I-66 entrance and the Washington & Old Dominion Trail.

Elsewhere in the county, developers would be champing at the bit to turn this transit-accessible carport into an apartment building with ground-floor retail.

Instead, the garage prevails as just one example of prime real estate near the station that could support the walkable development some residents and county leaders have envisioned there, but which has yet to materialize. (The garage is on a parcel zoned only for single-family homes, preventing such development.)

Arlington has encouraged transit-oriented growth along other Metro corridors and is even seeing it along Columbia Pike, where affordable prices and the form-based code are driving and guiding significant redevelopment, connected by bus but not by rail — and only sporadically by trail.

The lingering presence of the garage — and the continued teardowns of older homes to make way for larger single-family homes, just a block or two from the station —  encapsulates how little the East Falls Church Metro-area landscape has changed, despite a plan approved in 2011 to guide future development, the opening of the Silver Line to Tysons and Reston, and the billions invested in the Metrorail system each year.

There is little evidence here of the transit-oriented development, known as “smart growth,” that has borne fruit elsewhere in Arlington, save perhaps a single block of N. Westmoreland Street featuring newer apartment buildings and some hip restaurants, a bookstore and a barre studio. (The block is located between a self-storage facility and a quiet neighborhood of single-family homes, which stands between it and the Metro station.)

After a decade of being focused on other pursuits near the station, like a $2 million bike facility and bus bay expansions, Arlington County and the Washington Metropolitan Area Transit Authority are taking a second look at the 2011 plan and how it could be updated to encourage transportation and public space improvements.

This work is happening as the county wades deeper into an effort to plan future development along Langston Blvd, which runs right by the station.

Ultimately, these planning efforts will still hinge on developers pitching projects.

“There’s got to be an incentive for there to be redevelopment and improvements to the corridor,” says Natasha Alfonso, a county planner. “We’re going to be relying on the private sector to achieve improvements to this corridor… There’s just a lot and the county doesn’t have money to pay for all that.”

Hurdles to redevelopment 

Currently, there are a host of obstacles to transit-oriented development near the station, according to WMATA spokesman Ian Jannetta.

One of the chief reasons he cited is residential zoning.

The plan approved by the Arlington County Board in 2011 only identified two single-family homes — across the street from the “Kiss and Ride” lot — as slated for potential redevelopment, and emphasized that any such efforts would have to be balanced with “preserving and protecting the nearby existing single-family residential areas.”

Still, it faced strong opposition from some community members who said it encouraged too much development.

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

The final report recommended building heights of three to nine stories tall, with shorter buildings easing the transition to existing residences from taller buildings near I-66 and other locations “where they will have a minimal impact on surrounding single-family areas.” (more…)

Arlington nonprofit helps local man who had experienced homelessness for years find a home

By Matt Blitz
1/2

Local nonprofit PathForward has helped an Arlington man who has experienced homelessness for more than 15 years finally find a place to call his own.

Earlier this month, the organization tweeted that it was able to find a new home for Barry Oliver, who was often seen in the Ballston, Virginia Square and Clarendon neighborhoods. He moved into a subsidized apartment in Arlington the prior week.

“It probably was the happiest and most rewarding [experience] I’ve had in a long time,” PathForward Senior Director of Medical Services Kasia Shaw tells ARLnow.

She had helped Oliver with his medical needs as well as finding a home. “To be part of that transformation and change Mr. Oliver’s life was just so great.”

Oliver had experienced homelessness for nearly 17 years due to a myriad of medical, health and professional challenges, including back problems, job loss and having his only mode of transportation — his moped — stolen several times.

In a video produced by PathForward last month, Oliver describes how a feeling of hopelessness can be pervasive after such a long period of time.

“After that length of time, you no longer think that something is going to happen,” he says. “Because nothing has happened in 17 years to change your situation…I figured I would be homeless forever… PathForward has absolutely saved my life. Absolutely.”

In December 2019, he walked into PathForward’s facilities (then called A-SPAN) on 14th St N. in Courthouse in obvious pain and had trouble walking. After a number of examinations, it was discovered that he had several herniated discs that would end up requiring two surgeries.

When Shaw first met him, it was clear that Oliver needed help. But he was reluctant to accept it, which isn’t unusual for those who experience homelessness.

“If all of a sudden you lose your housing for whatever reason, it’s a very traumatic experience. And so when people try to help you, you might be weary like, ‘Do I really trust you?,'” says Shaw. “Trust is a big, big component of it.”

After his second surgery in January 2022, Shaw and his case manager Gabrielle Goodson worked to find housing for him that met his needs.

It can be difficult and “time consuming,” says Shaw, to find an appropriate place to live for someone who has experienced homelessness for a long period of time.

Sometimes, they are missing needed paperwork and identification. Apartments usually require a source of income to sign a lease, which is a challenge for some. There are also accessibility and health considerations.

While there are buildings that the organization regularly works with and even owns, Oliver ended up in an Arlington building that the organization hadn’t worked with before.

A week later, Shaw says that Oliver is getting set up nicely in his new home, with donated furniture along with household items that he’s bought himself.

This past July, Arlington Street People’s Assistance Network (A-SPAN) rebranded as PathForward with a continuing philosophy that housing is a path forward for folks. Funding mainly comes from grants, contributions, and contracted services with the county.

The organization says that they find housing for 25 to 30 people a year, but there’s a real concern the need will continue to go up in Arlington, says Shaw.

With new developments and luxury apartments consistently being built in the county, longtime residents are being priced out of housing.

“It’s definitely a challenge,” says Shaw. “What we’re finding is a lot of elderly homeless who have a lot of medical needs.”

PathForward was able to find housing for Oliver. Shaw gets a bit emotional thinking about something he said to her recently.

“He said… ‘You are the only health care professional that I trust,'” says Shaw. “That’s huge and really means a lot. It reaffirms why I’m doing what I’m doing.”

Study: Arlington is a hub for Gen Z renters and trendsetters

By Jo DeVoe

Is Arlington experiencing a Gen Z takeover?

Zoomers — the generation born after 1997 — make up the “only active generation of apartment seekers nationwide,” and they are disproportionately choosing Arlington County, according to a new study from RentCafe.

Between 2020 and 2021, Arlington saw a 55% increase in apartment applications submitted by this age group, according to the website, which follows trends in the apartment market. It analyzed 3.2 million applications for the study.

“Once known as a verified Millennial hub, Arlington is getting a much-needed glow-up from this up-and-coming generation of young renters, ranking as the country’s sixth trendiest Gen Z hub,” RentCafe said.

That ranks Arlington behind the cities of San Francisco, Jersey City, New York City, Philadelphia and Boston and ahead of San Jose (California) and Seattle.

Zoomers are gravitating here after spending a one-year hiatus back home or in their college towns, RentCafe says.

“Young adults returned to their families’ homes in larger numbers in 2020, and with Gen Z being particularly affected by the pandemic, it’s safe to say it played an important role in their migration pattern,” RentCafe spokeswoman Michelle Cretu tells ARLnow.

But now, as society emerges from the pandemic, Zoomers are “following in the footsteps of their Millennial counterparts when it comes to independent living,” she said.

Millennials came to Arlington in droves during the Obama years, according to a previous RentCafe study, which found 52% of Crystal City’s population was made up of the generation also known as Gen Y. For them, Arlington offered employment opportunities plus plenty of nightlife and housing options, Cretu said.

Now, Gen Yers are in their home-buying years, and many are ditching their renter status to buy homes in Alexandria, Reston and Frederick, Maryland, according to RentCafe.

Younger Millennials, however, are still renting because they’ve been “outpriced by an overly competitive housing market,” she said.

Data show the new generation is, on a relative basis, choosing Arlington over D.C., which recorded a smaller increase — 31% — in the share of Gen Z renters. The City of Alexandria, the 13th trendiest Zoomer hub, also ranks higher than the District.

“So, it’s not a matter of Gen Z not choosing D.C., but one of Zoomers choosing Arlington in higher numbers,” Cretu said.

One reason is Arlington’s growing concentration of tech jobs, fueled in part by the construction of Amazon’s second headquarters.

“While both cities score in diversity and vibrant social scenes, Arlington is a developing city where new career opportunities are just emerging,” she said.

Zoomers are showing a keen interest in tech jobs, with three in 10 ranking software development as their top career choice, according to a study by the software company CloudBees. So it comes as no surprise that they are choosing Arlington alongside the well-known tech sectors of San Francisco and Seattle and the new tech hubs of Atlanta, San Diego and Baltimore.

Another factor behind the trends Cretu cited is that Arlington has bigger apartments.

Developers are building larger units here than they were five years ago, while in D.C., the average square footage of a new apartment is shrinking. The prospect of more spacious new construction could also be why the RentCafe list features suburbs of New York City and Dallas.

Marymount proposes housing-hotel conversions for hospitality courses

By Jo DeVoe
Marymount University’s office and educational building and “The Rixey” apartments (file photo)

Marymount University is seeking Arlington County Board approval to convert some of its student housing in Ballston into hotel rooms permanently.

The conversions would occur at “The Rixey,” an apartment building Marymount owns and operates at 1008 N. Glebe Road as graduate student housing. Marymount intends to repurpose 133 of the 267 units into hotel rooms to give students studying hotellery practical experience.

“The addition of hotel units to the Rixey building will be used to support and enhance Marymount University’s Hospitality Innovation Master of Business Administration (MBA) program by providing students with hands-on experience in the hotel industry,” a county report said.

This request follows several other recent proposals to temporarily convert apartment units into hotels during the initial leasing of these buildings, the report said.

For example, to recuperate revenue losses from pandemic-era vacancies, Dittmar asked the Arlington County Board last summer to allow three- to 30-day stays in 75 furnished units that are typically used for longer residential stays.

Some worried these conversions would harm rental housing affordability, but the County Board ultimately approved Dittmar’s request. County planners intend to study these conversions “in the next few years” to inform a potential hotel conversion policy, according to the report.

Staff say Marymount’s proposal, however, is “distinctly different” because the conversions would be permanent, would figure into a hands-on learning program and would add hotel rooms the county needs.

“The proposed conversion would also establish a concentration of new hotel rooms to help counterbalance the loss of 1,600 hotel rooms in Arlington over the past two years and would allow Marymount University to broaden its offerings as an anchor institution in Ballston,” the report said.

Recent losses include the Americana Hotel and the Inn of Rosslyn, both of which were sold to developer JBG Smith for residential redevelopment, as well as The Highlander and the Rosslyn Holiday Inn.

Marymount purchased “The Rixey” for $95 million in 2019 after it had purchased the land underneath in order to lease it to local real estate developer The Shooshan Company, which built the apartments. Marymount also owns the Ballston Center office building next door, using some floors for office and educational space and leasing other floors.

The Board is slated to review the proposal this Saturday.

Updates to Clarendon’s development plan head to County Board

By Jo DeVoe
1/4

Updates to a 14-year-old plan guiding future development in Clarendon are entering the home stretch.

This Saturday, the Arlington County Board is slated to authorize public hearings on the Clarendon Sector Plan update, which could culminate in a vote on whether to accept the updated plan on April 23. The county is also still seeking feedback on the updates.

Changes to the sector plan were prompted by a bevy of expected near-term redevelopments on the Silver Diner/The Lot, Joyce Motors and Wells Fargo/Verizon sites, as well as projects proposed by the St. Charles Borromeo Catholic Church, the YMCA and George Mason University.

The update did not revisit any of the 2006 plan’s overarching goals, which envision Clarendon as an “urban village” with “accessible and connected spaces, and a rich mix of uses” that build on the area’s historical commercial focus, according to the county.

Instead, the updates focused on whether the 14-year-old plan’s recommendations for specific sites needed to be updated as new proposals come in. It provides guidance on land use, building heights and forms, and transportation, and explores how the county can redevelop a parcel it owns with some combination of a new fire station, open space and affordable housing.

Members of nearby civic associations, the Planning Commission and the Housing Commission are urging the county to prioritize different elements on the publicly-owned site, located at 10th Street N., between N. Hudson and Irving streets.

The lot is currently is home to three aging county buildings: Fire Station 4 (3121 10th St. N), the Fire Prevention Office (1020 N. Hudson St.) and Clarendon House, which has been vacant since the county moved the mental health rehab program run by the Department of Human Services to Sequoia Plaza (2120 Washington Blvd) in 2015.

Both Fire Station 4 and the Fire Prevention Office — home to the offices of the Fire Marshal and Battalion Chief — have reached the end of their useful life, the plan says. The Fire Prevention Office building will be relocated to county offices at 2020 14th Street N. in Courthouse while Fire Station 4 could be rebuilt on the same property or elsewhere.

Fire Station 4 and the Fire Prevention Office (via Google Maps)

The Planning Commission favors using the land for a blend of government and community facilities, such as a rooftop public space above a proposed fire station.

Ashton Heights Civic Association President Scott Sklar writes in a letter to the county that neighbors envision “a significant, unique playground for children from the new residential buildings, along with some basketball, racquet or pickleball courts in the space adjacent to the fire station, as it would be centrally located to serve Clarendon and nearby residents.”

Lastly, the Housing Commission would like to see affordable housing co-located at the site, as the sector plan area has only 82 committed affordable housing units — the lowest number in the Rosslyn-Ballston corridor, says Housing Commission Chair Eric Berkey said in a letter to the county.

“The Commission stated the priority should not be to provide luxurious amenities to those who live in single-family detached homes, but rather to provide homes to those who cannot afford them,” Berkey said. “Anything other than a structure which utilizes the full zoned height maximum would be a missed opportunity for the County-owned land.”

(more…)

Two women are on a quest to map every racially restrictive property deed in Arlington

By Jo DeVoe
An aerial view of Bellevue Forest and a deed from a property in the neighborhood dated 1938 (image via Arlington Historical Society)

A sociology professor at Marymount University and a former housing lawyer are poring over century-old property records to locate Arlington’s segregated neighborhoods.

It’s a time-consuming process, but the goal is to map Arlington’s “history of exclusion,” says professor Janine DeWitt.

“Our research is to take a look very closely at a granular level — lot by lot, parcel by parcel — and map the racially restrictive covenants that were in Arlington,” she said during a discussion hosted by the Arlington Historical Society last week. “We want to know the Arlington we’re in right now and how much of that was exclusionary.”

And DeWitt says she and her research partner, Kristin Neun, will not stop “until we find every last one of them and not before.”

This research effort is taking shape while the county grapples with its history of racist zoning policies through the Missing Middle Housing Study. Housing advocates who welcome the study, however, say it’s not enough to integrate neighborhoods that are still restricted as a result of the 20th-century practices DeWitt and Neun are researching.

Until the Fair Housing Act of 1968 made racially restrictive covenants illegal and unenforceable, these clauses excluded potential buyers based on their race, ethnicity or religion. Such deeds governed Arlington’s housing market and mostly targeted Black Arlingtonians, while others included Middle Eastern immigrants, Jewish people and Armenians.

These covenants, codified by developers in conjunction with county government, applied to all future property transfers unless a property owner removed them. Only a handful did so after the U.S. Supreme Court ruled these covenants were unconstitutional in 1948.

DeWitt says she and Neun would have started their research at the Arlington County courthouse, leafing through physical pre-1951 property records, but due to Covid they conducted research every way they could until the county wrapped up a two-year project to digitize land records documents.

Even with the digital copies, the records still need to be read and searched by hand.

“Property records are tremendously inconsistent,” DeWitt said. “It’s incredibly difficult to parse this. It requires a high-touch approach.”

Once she and Neun find a deed with a restrictive clause, they match it with a current address and plug it into a map.

So far, they have mapped out covenants on properties in the Arlington Forest and Bellevue Forest neighborhoods. They found covenants for the historic subdivisions of Country Club View, Flower Gardens, Jackson Terrace and Woodlawn Village, which are now part of the Donaldson Run, Penrose, Tara-Leeway Heights and Waycroft-Woodlawn neighborhoods, respectively.

Some subdivisions where racially restrictive covenants have been documented (via Arlington Historical Society)

So far, DeWitt and Neun have observed these restrictions date from 1910 — and possibly earlier — all the way until the mid-1950s.

And some deeds were euphemistic, prohibiting occupancy “except for the race for which it is intended,” or prohibiting stables, pig pens, temporary dwellings and high fences.

“It’s amazing how you can vary restricting somebody,” said Neun, a former housing lawyer turned community educator.

Early and late examples of racially restrictive covenants (via Arlington Historical Society)

Racial exclusion in Arlington tracks with regulations at the state and federal level, Neun said.

When Democrats took control of Virginia state politics in the early 1900s, they championed “homogeneity” — the idea that “homogeneous populations do better, live better, are happier and less risky,” Neun said.

(more…)

NAACP: ‘Missing Middle’ not sufficient to integrate Arlington neighborhoods

By Jo DeVoe

The local NAACP is calling on the Arlington County Board to do more to encourage affordable homeownership opportunities for residents of color.

Although segregation officially ended last century, the Arlington branch of the NAACP says non-white residents are still effectively excluded from some neighborhoods due to county zoning codes, compounded by rising housing costs.

“The widespread single-family zoning scheme that prevents the construction of new housing in affluent, mostly white neighborhoods also worsens racial segregation by confining the construction of new affordable housing units to the Columbia Pike corridor and other parts of Arlington with large non-white populations,” the NAACP wrote in a letter to the county.

“People of color wishing to live in Arlington deserve meaningful opportunities to choose from a wide variety of housing types, in many parts of the county, at a reasonable cost,” the letter continues.

The NAACP says the county needs to adopt a comprehensive strategy to reform the county’s zoning laws and housing policies. It suggests reforms that go beyond those being considered in the Missing Middle Housing Study.

“We support the County’s many studies and other initiatives to promote affordable housing,” it concludes. “The best way to ensure the success of these initiatives is for the County Board and County Manager to show decisive leadership now and commit to supporting comprehensive zoning reform.”

Through Missing Middle, the county is considering whether and what kind of low-density multifamily housing could fit into single-family home neighborhoods. The county says allowing more housing types in these neighborhoods can reverse the lingering impacts of yesteryear’s racist zoning policies.

“The Missing Middle Housing Study has documented the role that Arlington’s land use and zoning policies have played in contributing to racial disparities in housing and access to opportunity,” says Erika Moore, a spokeswoman for the Department of Community Planning, Housing and Development. “Conducting the Missing Middle Housing Study is one of many deliberate choices the County is making to address the mistakes of the past and pave a new path for Arlington’s future.”

While supportive of the study, the NAACP suggests solutions beyond its parameters.

It recommends every redevelopment be assessed for whether it would perpetuate historical exclusion or displace the existing community. If so, developers would have to use a “displacement prevention and mitigation toolkit” to reverse those impacts.

This toolkit could include:

  • property tax deferrals for lower-income homeowners
  • funding for Community Land Trust acquisitions
  • preferences for first-generation homebuyers
  • stabilization funds for residents at risk of displacement

The toolkit would “address the unique needs of and the displacement risk experienced by the community in and around site-plan and by-right developments while also helping to address patterns of historical exclusion experienced by members of protected classes,” the letter says.

These and other tools should also receive county and state funding, like a quick-strike land acquisition account, which would be used to quickly purchase properties for affordable housing development, and targeted homeownership assistance programs, the NAACP says.

(more…)

Duplexes vs. McMansions: What makes a house too big for neighbors?

By Jo DeVoe
The Garrison residence (courtesy of Les Garrison)

The owner of a two-family home near Crystal City says he may cancel his redevelopment plans because county approval processes have delayed construction and run up costs.

“As of right now, the project is on hold, possibly dead, because the County delayed it so long that the prices of construction (up 40%) not to mention the $150,000 in costs so far to get it approved, have made it unaffordable,” owner Les Garrison tells ARLnow. “The payback time is now unreasonable.”

It’s an outcome that Planning Commission members have said would be avoided if homes like his — duplexes on nonconforming lots — enjoyed the simpler, cheaper reviews that allow owners and developers to replace aging single-family dwellings with larger, luxury homes, sometimes referred to derisively as “McMansions.”

The main difference, they say, comes down to the fact that it’s a multi-family building.

Garrison’s proposal requires community review as well as Planning Commission and County Board approvals because he plans to increase the square footage of his house, which sits on a smaller-than-average lot. But commissioners argue more renovations on nonconforming lots will come forward and the county should preempt them with a faster approval track.

Since these hypothetical projects would update existing low-rise multi-family buildings — which are not permitted in many neighborhoods under current zoning — commissioners suggest considering these changes via the Missing Middle Housing Study. The study’s primary goal is to evaluate whether county codes should allow housing types like as duplexes and townhouses in districts zoned exclusively for single-family homes.

“As much as it’s important to end legacies of exclusionary zoning practices, we also have to be certain there are administrative options for improving and expanding existing multi-unit housing,” Planning Commission Chair Daniel Weir said during a meeting with the County Board and the planning division earlier this month.

Such projects go through Site Plan Review, which major development projects use, but as a potential alternative they could go through the Board of Zoning Appeals, which hears special exception requests from single-family homeowners, James Lantelme, Weir’s predecessor, previously said.

Multi-family homes like Garrison’s and oversized single-family homes are linked in another way: both often result in greater lot coverage, which often means fewer trees and plantings. The relative ease with which “McMansions” are built, compared to similar-sized multi-family units, has led some County Board members to ask the question: if both are permitted, just how big is too big?

Building up to tear down

Opposition to adding density falls into a few buckets, such as impact on existing infrastructure and loss of natural resources.

On environmental degradation, the county says keeping out duplexes won’t preserve neighborhoods from the tree loss and stormwater runoff associated with development, given the teardown-rebuild trend. Adding multi-family homes would, however, open up neighborhoods to people who can’t afford the average sale price for a rebuild in Arlington, which currently stands at $1.7 million.

Over the last decade, 1,245 homes came down and were rebuilt, for an average of 125 homes per year, according to a county report. Typically, the tear-downs are 1,515 square feet and the new construction is 4,750 square feet. This contributed to the drop in tree canopy coverage from 43% in 2008 to 41% in 2016, another county report says.

“This is a rather fast-moving problem,” County Board member Takis Karantonis said during the February meeting.

It’s one member Libby Garvey said “we should dip our toes into” through the Missing Middle study.

That’s the plan, says Anthony Fusarelli, Jr., planning director for the Department of Community Planning, Housing and Development.

“Between now and October, we might have a better handle on some emerging recommendations — but I do expect that will be considered in some way,” he told County Board members.

(more…)

EXCLUSIVE: Pike redevelopment project displaces tenants, sparking community outcry

By Jo DeVoe
Columbia Gardens Apartments at 5309 8th Road S. (via Google Maps)

(Updated 10:45 a.m.) Nearly 60 residents and families on Columbia Pike are scrambling to find new housing options under the shadow of a looming redevelopment project.

The impacted tenants live at Columbia Gardens Apartments (5309 8th Road S.), a collection of market-rate affordable garden apartments. Some families have lived there for upward of 20 years, but now, 62 units will be replaced with townhouses through a by-right development project.

Residents have about 50 days to find new homes. Last weekend, they received letters via certified mail giving them until March 31 to vacate, listing nearby complexes with openings and local movers, and offering $200 in rental assistance. The complex owner had transitioned them to month-to-month leases before giving them the notice, which would have been 120 days by law if they had renewed for a year.

“Everybody’s stressed,” says tenant Maria Torres, 31, who has a daughter at Campbell Elementary School. “They want to stay in the same area because they want their kids to stay in the same schools. We’re in the middle of the pandemic and the school year, and some people don’t have the money to just go and give a deposit and a month of rent.”

Tenants knew eventually the apartments would be torn down, since the property owner is also redeveloping the property it owns nearby at 843 S. Greenbrier Street, a separate project that received County Board approval in November 2020. But, she says, management didn’t indicate when notice would come for them.

“We thought they were going to give us time,” says Torres, a 15-year Pike resident. “We didn’t imagine it’d be only 45 days.”

Now, the 58 households will be competing for affordable housing in Arlington, which is grappling with a shortage of options as well as habitability concerns, such as rodents and mold, at some complexes with units set aside for low-income residents. This bottleneck could drive longtime residents out of the county, tenant advocates say.

“We have a shortage of affordable apartments,” said Elder Julio Basurto, a community leader working with the tenants. “Where are they going to go?”

A tenant meeting outside Columbia Gardens Apartments (courtesy photo)

Advocates and some local elected officials say the notice is unjust and poorly timed, and are trying to buy tenants more time to resettle. Long term, they aim to reform the state housing codes to require longer notice periods for month-to-month renters and enact local policies to support low- and moderate-income communities at risk of displacement as the Pike redevelops.

“This is a horrible situation in the middle of winter, in the middle of a pandemic, with kids going to local schools having to potentially move out of school,” said Del. Alfonso Lopez, whose district includes most of Columbia Pike. “Everything about it is horrible, and it needs to be addressed immediately.”

Columbia Gardens’ owner, Merion Companies, says it’s doing what it can to help — but ultimately, the old buildings need to come down.

“There is no good time to [give notice],” said managing member Ryan Bensten. “We’re completely sensitive to that fact and have tried to do the right thing by our tenants to minimize heartache and impact.”

He said Merion provided a list of 13 locations where the group found vacancies and are trying to place some families in other units on the Columbia Gardens property not yet slated for development. He has three staff members dedicated to answering calls and working with tenants.

“These buildings have lived beyond their useful life,” Bensten said. “We’re moving on with a redevelopment — the project is complex with a lot of moving parts and we’re doing our best to be responsible to our tenants as we can.”

On short notice 

At the core of this saga is a frustration with Virginia code, which requires landlords to provide 30 days of notice to tenants on month-to-month leases in the event of a renovation project, as opposed to 120 days of notice for year-long leases.

It’s a provision that dates back at least to 2005, says Lopez, but was most recently clarified in 2015 as part of a law providing protections to residents of mobile homes.

Merion acquired the property around four years ago, and as tenants’ year-long leases expired, they transitioned to month-to-month arrangements, Bensten says.

“Typically, in Virginia, the month-to-month lease automatically kicks in once your lease has expired and if the landlord doesn’t make an attempt to renew the normal lease,” says Kellen MacBeth, who chairs the Arlington branch of the NAACP’s Housing Committee and is Vice-Chair of the Arlington Housing Commission.

Both tenants and landlords can terminate a month-to-month lease with 30 days of notice, which is convenient for landlords and can sometimes benefit tenants, he said.

“But in the case where the tenant has a family and has established themselves in this neighborhood — this is their home and they’re not looking to make major changes — it can be really challenging, as we see here,” MacBeth said. “Thirty days is not a lot of time to pack up your family and move.”

(more…)

Pentagon City Sector Plan to reach County Board on Saturday amid some vocal opposition

By Jo DeVoe
1/6

This weekend, the Arlington County Board is poised to vote on a planning document set to shape several decades of post-HQ2 development in Pentagon City.

The Board’s meeting this Saturday will be residents’ last chance to weigh in on the Pentagon City Sector Plan, which envisions a denser and less car-centric neighborhood with “ribbons” of tree- and plant-lined walking paths.

The plan culminates a lengthy study of the 116-acre community and the county policies that have governed its growth for 46 years. The last plan for Pentagon City — finalized before the arrival of Metrorail service — described the area as “mostly vacant urban real estate” with some existing residential and industrial uses.

Amazon’s decision to build its second headquarters in Pentagon City precipitated the new study’s launch.

The plan’s critics have grown louder in their opposition as the eve of the vote draws near. They say the plan adds density but not green space and doesn’t guarantee space for new and improved public facilities.

In response, the county says the newest version of the plan reflects a number of additions locals requested that flesh out what open spaces should look like and highlight the need for a school, community center and library. But concerns still remain.

“We believe that in order to realize the vision described in the PCSP, where community members have access to employment, schools, multi-modal transit, open space, and other essential services, the plan needs more clarity and assurances,” writes Kateri Garcia, President of the adjacent Arlington Ridge Civic Association (ARCA), in a letter to the Board.

She adds that ARCA represents “a significant number of citizens who feel that their voices have not been heard within the process and that large increases in density are being pursued without rationale and the appropriate studies to ensure the area can absorb the density.”

Much of the opposition is focused on the future of the large RiverHouse site on the west end of Pentagon City, currently home to three apartment buildings and an expanse of parking lots and grassy areas. Specifically, the plan has reignited old concerns about redeveloping the surface parking lots and open spaces surrounding the complex on S. Joyce Street, a long-time goal of property owner JBG Smith.

The document recommends up to 150 units per acre on the 36-acre site, which currently has a ratio of 49 units per acre. Residents who coalesced into the groups “RiverHouse Neighbors for Sensible Density” and “Dense That Makes Sense” have called for moderated growth instead.

A rally held in front of Grace Murray Hopper Park, a public park on the RiverHouse property that’s set for upgrades under the plan, attracted at least two dozen or so demonstrators from the two groups, many of whom held signs decrying the plan and significantly increased density.

As for a new school or improved community center and library, neighbors want details about how they’d fit at Virginia Highlands Park — or a commitment to put them elsewhere.

“The common theme throughout the Plan is that Virginia Highlands Park is the fallback location for all public facilities. A school. A community center. A library. More recreation. Very little of this is feasible — there’s simply not enough space and we have contention over it already today,” writes former Aurora Highlands Civic Association President Scott Miles in the association’s February newsletter.

Planning Commission member Stephen Hughes sympathized.

“I do find the lack of a site proposed for an elementary school — besides the already provided county facilities — to be lacking,” he said during a meeting last week. “I just believe we could’ve done a better job of achieving a grander legacy for future generations.”

While the plan doesn’t achieve a net increase in green space, it improves “poorly designed, generally privately owned, open space,” sets minimum tree and planting requirements for developments and requires a park within a 10-minute walk for every resident, writes the AHCA representative to the project, Ben D’Avanzo, in the same newsletter.

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