planning

More Ghost Kitchens Appear in Clarendon Parking Lot Eyed for Redevelopment

By Jo DeVoe
1/8

A kitchen trailer in Clarendon that popped up last summer in a vacant lot has since been joined by two others.

And now they’re producing meals from more than a half-dozen “ghost kitchens” available on food delivery platforms such as DoorDash and Grubhub. Out of these kitchens come fried chicken sandwiches, asada fries and Asian street food, among other dishes.

The three trailers between the Clarendon Whole Foods and the PNC Bank are owned by REEF Technology, a company focused on turning underutilized, urban parking lots into food and logistics hubs. The food service arm of Reef is called NBRHD Kitchens.

In total, according to signage on the property, these three trailers produce meals for seven restaurant concepts. They’ll be bringing activity the vacant lot while Arlington County embarks on a special study to determine if the zoning codes for the property, near the border of the Clarendon and Courthouse neighborhoods, should allow for a new apartment building.

“REEF launched its delivery restaurants in Arlington in June 2020, being the first municipality in which the company establishes its operations,” the company tells ARLnow. “REEF’s delivery restaurants in Arlington are among the highest performing.”

The company also has two kitchen hubs in D.C. — at P Street NW and K Street NE — and each can support between four and six brands. But REEF did hint at possible expansion.

“As Arlington continues to be a great performing location, REEF continues to look at opportunities to grow its footprint in terms of delivery restaurants and other business verticals,” REEF said.

REEF’s growth and expansion mirrors the trends that the food delivery platforms DoorDash and Grubhub tell ARLnow they’re observing. Spokespeople for the companies said delivery-only kitchens have proliferated particularly in the last year in response to pandemic challenges and the rising costs of establishing a physical location.

“Delivery-only virtual (or ghost) kitchens on Grubhub have been a rising trend over the last year, representing a flexible way for restaurant owners to experiment with new menu concepts, brand a subset of existing menu items, or capture unmet customer demand without adding overhead,” a Grubhub spokeswoman said.

DoorDash doesn’t collect data on the breakdown between delivery-only restaurants and those with storefronts, but the pandemic blurred that line anyway, as traditional dining establishments turned to different models to keep operating when dine-in wasn’t an option.

“For many restaurant owners, ghost kitchens provide a more cost-effective way to expand their business — reaching new markets and customers — because they don’t involve the typical overhead costs associated with opening a new restaurant,” said Emily Tung, the director of DoorDash Kitchens. “Many independent businesses have been successful in their ghost kitchen endeavors and our goal is to support our partners across all their locations and help accelerate their online success.”

But the ghost kitchen activity at this location is destined to be temporary, as the company that owns the lot aims to redevelop it.

Dubbed Courthouse West, the lot at 2636 Wilson Blvd is bounded by N. Danville Street, Clarendon Blvd, N. Cleveland Street and Wilson Blvd. The property’s owner, CRC Companies, has asked the county to change the land-use designation — which currently allows for one- to four-story buildings — to one that allows for hotels or taller apartments.

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Why A Local Duplex Renovation Requires Planning Commission and County Board Approvals

By Jo DeVoe
The Garrison residence at 523 24th Street S. (courtesy of Les Garrison)

(Updated at 6:15 p.m.) Seven years ago, Les Garrison bought a two-family home in the Aurora Highlands neighborhood so that his son’s family could live in one half and the other could be rented out.

He had always intended to renovate the home near Crystal City, which consists of two apartments, each with two bedrooms and one bathroom. He also wants to modernize it, making it accessible to people with disabilities and adding solar panels.

Garrison tells ARLnow he wants to provide an affordable housing option to his son, a county employee, and people like his other tenants — two women over 60, a barista and a graduate student.

“My son… he can’t afford to live in this neighborhood, unless we have revenue coming in from the house,” Garrison said. “That’s what this is about: allowing him to stay in Arlington.”

He expected to get approvals in 2017 and start construction in 2018. Instead, his plan to enlarge and modernize the house will require approvals from the Planning Commission and the County Board as part of a more complex county permitting track that even features a county webpage devoted to the project.

The Garrison’s Site Plan Review process, which involves more scrutiny and more revisions to attain the green light to start construction than an administrative approval typical for single-family homes in Arlington, has also put him out nearly $100,000 in permitting fees, and payments to lawyers, architects and arborists.

Although dates have not yet been set for County Board approval, the Garrison residence would be the second duplex project to go before the board this year. Members approved construction at a Ballston duplex at 1201 N. Vernon Street in May. Meanwhile, from January through June, the county has administratively approved construction of 66 single-family detached homes and construction started on 27 similarly-approved townhouses.

This disparity has drawn criticism from some members of the Planning Commission, who are the last to provide input before sending a project to the County Board for a virtual rubber stamp, as well as housing advocates, who say this reflects a “broken” zoning code.

County staff, meanwhile, say that changes Garrison is proposing require community input. But, they said relief for duplex homeowners in similar situations could come in the future, if zoning standards are changed for lower-density multifamily housing types as part of the in-progress Missing Middle Housing Study.

That might put homeowner renovations of duplexes that don’t confirm to current zoning on the same regulatory playing field as the tear-downs that have become commonplace across the county.

“Right now, a builder can put up a 3,000 square foot house and sell it. It’s pretty much that simple — no public meetings, no expensive lawyers, no neighborhoods weighing in on, I don’t know, whether your driveway pavers should be beige or gray,” said Daniel Weir, who is the vice-chair of the Planning Commission. “Split that exact same building in half — same amount of driveway, same amount of parking, same lot lines — try and build literally almost the exact same building, and all of a sudden everyone in the county gets to have a say.”

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Morning Notes

By ARLnow.com

Langston Blvd Plan Meets Resistance — “Following this May’s release of area planning maps and a presentation on density from consultant AECOM, a furious screed was published by Lyon Village Civic Association president John Carten. Though the process is still in the community engagement phase that precedes concrete recommendations, the hint of possible changes in the General Land Use Plan prompted the Lyon Village group to predict a parade of horribles.” [Falls Church News-Press]

New Clarendon Apartment Building Sold — “Trammell Crow Residential has sold the Alexan Earl, a 333-unit multifamily building at 1122 N. Hudson St., to Lincoln Property Co. for $192 million… The Earl represents the first phase of the long-planned Red Top Cab redevelopment… Shooshan continues to plan for the second phase, a roughly 250-unit building fronting Washington Boulevard at the intersection with 13th Street North. It expects to start demolition this fall.” [Washington Business Journal]

Online Fundraiser for Fallen Officer –” The family of George Gonzalez started a memorial fund Sunday for the Pentagon Force Protection Agency officer who was fatally wounded Tuesday on the platform of the Pentagon Transit Center… By 3 p.m. on Monday, the GoFundMe campaign had already raised $15,000, outstripping its original goal of $1,000.” [Patch, GoFundMe]

Local BBQ Joint Competing in ‘World Championship’ — “Arlington’s Smokecraft Modern Barbecue… has been invited to compete in the Jack Daniel’s World Championship Invitational Barbecue.  Taking place in Lynchburg, TN on on October 8th and 9th, ‘The Jack’ as it is known, is widely considered the world’s most prestigious barbecue competition.” [Press Release]

Va. AG Continues to Fight Robocalls — “Attorney General Mark R. Herring today urged the Federal Communications Commission (FCC) to fight back against the scourge of illegal robocalls by moving up the deadline for smaller telephone companies to implement caller ID technology. Attorney General Herring joined a bipartisan coalition of 51 attorneys general have in submitting comments to the FCC.” [Press Release]

Pentagon to Require Vaccinations — “The Pentagon will require members of the military to get the COVID-19 vaccine by Sept. 15, Defense Secretary Lloyd Austin said in a memo on Monday. About 64% of active duty military members are fully vaccinated, a low enough rate to pose concern for potential outbreaks and international deployment.” [Axios]

Morning Notes

By ARLnow.com

Pentagon Metro Station Reopening — “Metro will reopen the Pentagon Station and Pentagon Transit Center to customers beginning with the start of bus and rail service Thursday morning. The station and transit center has been closed since early Tuesday, due to the law enforcement response and investigation following a fatal incident that occurred in the bus bays.” [WMATA]

Chamber Supports Langston Blvd Plan — “The Arlington Chamber of Commerce broadly supports the Plan Lee Highway Scenario Analysis, providing for additional commercial and residential density in an established, aging, yet vibrant and critical transit corridor. Moreover, the Chamber encourages creating flexible land use policies and regulations so as to attract investment to the Langston Boulevard corridor.” [Arlington Chamber of Commerce]

ACPD Celebrates ‘National Night Out’ — “Across the nation and throughout the region, neighbors and police mingled Tuesday night in the National Night Out — an annual effort to fight crime by building relationships between communities and police. In Drew Park, nestled in Arlington County, Virginia’s historic Green Valley neighborhood, a DJ played music and children petted a yellow Lab K-9, while their parents huddled together with police officers including Chief Charles ‘Andy’ Penn.” [WTOP]

New Community Center Profiled — “This is a story about a building, but it’s also a story about a park, which flows into the building, driving the structure’s design to an unusually high degree. Located in Arlington, Virginia’s Lubber Run Park–a public recreation area with walking trails and a gentle stream winding through a forest–the Lubber Run Community Center replaces an outdated building from the 1950s that was torn down in 2018.” [Metropolis]

Mini Earthquake Shook Area Yesterday — “A small earthquake shook parts of Central Maryland in the overnight hours of Wednesday morning. The U.S. Geological Survey said the magnitude 2.1 earthquake was centered in Clarksville, Maryland, at 2:11 a.m. with a depth of about 1.8 miles.” [WTOP]

County Looks to Sprinkle Small Seating Spots in Urban Areas

By Jo DeVoe

A small splash of green space in Rosslyn may become the prototype for similar installations, or “parklets,” across the county.

In 2018, Arlington County and the Rosslyn Business Improvement District unveiled this parklet, about the size of two parking spaces, on the northwest corner of N. Oak Street and Wilson Blvd. The county and the BID, which maintains the seating spot, installed it as an experiment to see if parklets could be a new tool for adding open space to urban areas.

After observing how people used the mini-park, the county has prepared a formal process for adding more micro oases to help compensate for the county’s dwindling supply of available land for open spaces. The County Board is slated to review the “parklet program” this Saturday.

“Parklets are publicly accessible to all and serve as extensions of the sidewalk by converting curbside parking spaces into vibrant public spaces,” according to a staff report. “Parklets are social platforms for the community and are often developed through a partnership with the county, local businesses and neighborhood organizations.”

When the prototype was installed, then-Board Chair Katie Cristol said she expected to see a plan for adding more parklets included in an update to the Public Spaces Master Plan. The update, approved in 2019, recommends the creation of a “parklet program.”

“Despite their size and atypical location, parklets can contribute to the public space network and overall sidewalk experience by providing places to sit, relax, or socialize,” the report said. “Future installations of parklets can increase social activity and enhance the pedestrian experience in the urban corridors throughout the county.”

The county would lose money on these micro-parks. Each parklet removes two parking meters, which together generate about $6,150 per year, staff estimate.

The county has found a new source of revenue, however. A new parklet application would cost $2,100 and annual renewals, $500. These fees are intended to cover the time required to review these applications, and not to recoup parking revenue, the report said.

A number of county commissions have weighed in on the program, according to the report.

Responses were “[overwhelmingly] favorable, with comments favoring the potential for an increase in outdoor public spaces, especially in Arlington’s commercial and urban centers where public space is limited,” it said.

Morning Notes

By ARLnow.com

Arlington Getting Hipper Restaurants? —  “Clarkson said the Clarendon-Courthouse area is drawing some bar and restaurant operators from the District who previously haven’t had any locations in Virginia. He said he has seen this type of interest as his team has begun to lease the 17,500 SF of retail in the Landmark Block project. ‘You’re starting to see good retail from D.C., Shaw-type retailers, plant flags in the R-B corridor in Clarendon,’ Clarkson said. ‘Folks I never thought would consider the R-B corridor are now interested… Hopefully there will be some names that haven’t necessarily been seen in Virginia yet, especially on the [food and beverage] and bar side.'” [Bisnow]

Committee Critiques HQ2 Phase 2 Plan — “‘I am still seeing three — on the bulky side, seems to me from the rendering I’ve seen – office buildings at 22 stories high,’ Siegel said. ‘I think the community — certainly, speaking for myself — had hoped for more of a varied skyline.’ James Schroll, the committee chair, said he agreed with Siegel’s concerns. ‘While we appreciate the modifications, I don’t think they achieve what folks were after in our last discussion,’ he said.” [Washington Business Journal]

Environmental Review for ‘CC2DCA’ Bridge — “Arlington County, in coordination with the Virginia Department of Transportation (VDOT), has initiated a study to explore the possibility of providing a multimodal connection between Crystal City and Ronald Reagan Washington National Airport (DCA). An online community meeting on July 15 will serve as the public kick-off for the study, which is anticipated to take approximately three years to complete.” [Arlington County]

Va. Lauded for Business Climate — “A year of pandemic and social reckoning has changed the nation in countless ways. But one thing has stayed the same: America’s Top State for Business is Virginia. The Old Dominion captures top honors in CNBC’s 2021 competitiveness rankings, just as it did in the previous study published in 2019. It is Virginia’s fifth win since the study began in 2007, more than any other state.” [CNBC]

Future Amazon HQ2 Park Will Draw on Local Water Systems

By Jo DeVoe
1/12

(Updated at 9:45 a.m. on 7/8/21) Three water “elements” will be the focal points of the planned park space at PenPlace, the second phase of proposed Amazon’s HQ2.

And Kate Orff, the landscape architect designing this park, is drawing her inspiration from Roaches Run and the historic Alexandria Canal, as well as the churning waters of Great Falls Park and the sylvan streams of Rock Creek Park.

The park at PenPlace will run north-south through the 11-acre site situated at the intersection of Army Navy Drive and S. Eads Street. PenPlace will be anchored by a lush, futuristic building, dubbed “The Helix,” and feature three, 22-story office buildings with ground-floor retail.

Orff said aspects of the waterways inspiring her will come together to form three distinct “water moments” throughout the 2.5-acre park, said Orff, the founder of SCAPE — a landscaping design firm — in a new video.

This video was published today (Wednesday) in a blog post, along with pictures of her proposed designs and of the waterways that captured her imagination. These designs are not yet finalized.

“In homage to the historic hydrology of the site and local waterways in nearby Rock Creek Park and Great Falls Park, SCAPE’s design incorporates water features on a north-to-south axis across the park, interpreting the natural elements of cascades and streams at a human scale,” the blog post said.

PenPlace’s grounds will be publicly accessible and compliant with the Americans with Disabilities Act, the blog post said. Throughout the 2.5 acres, visitors will be immersed in “botanical experiences” incorporating “beloved local ecosystems.”

There will be three water elements: a “Headwaters” fountain at the northern end of the site, creating a cooling climate in the forest plaza. There will be a central confluence next to a green where people can gather. Finally, there will be a stormwater meadow that will filter stormwater and serve pollinators. (An earlier version of this article incorrectly stated the three elements will be connected via a river.)

The grounds will pay tribute to the forests and meadows of the mid-Atlantic that these waterways nourish. For Orff, the project allows her to tap into her roots.

“I’m from this area, so I have a deep love for the mid-Atlantic region, and the Appalachian cove forests, the Blue Ridge Mountains, the tributaries of the Potomac,” said Orff, a Maryland native and University of Virginia graduate, in the video. “We’re going to try to bring a magnified version of these ecosystems into this park at HQ2. It will feel different. It will feel special. It will feel unique.”

Orff added that the park grounds are designed to connect to existing Arlington County parks.

“Restoring ecosystems, creating immersive ecological spaces and a vibrant public realm, carving out habitat, creating an inclusive process driven by a community vision — the concepts behind PenPlace’s design are all part of our DNA as a firm,” Orff said in the blog post. “We’re excited to bring Arlington a true community park anchored in the local ecologies that make this place unique.”

The planning process for PenPlace kicked off in March.

Meanwhile, Amazon officials previously said that construction of the first phase, Metropolitan Park, continues on-schedule. This phase will feature a public park.

Video courtesy Amazon, edited by Dana Munro

Morning Notes

By ARLnow.com

Big Changes Proposed for Shirlington — “A proposal to re-imagine the streets of Shirlington is being put forward. Last July, the Arlington County Board approved mixed-use rezoning for nearly ten acres of the Village at Shirlington. Now, Federal Realty Investment Trust (FRIT) is putting forth a vision to transform the streetscape throughout the area… Campbell Avenue will be the focal point for these improvements, updated with patterned pavers and interactive sculptures.” [UrbanTurf]

Yorktown Soccer in State Final — “Somewhere in the mess of bodies, Patriots senior Gibson Lusk poked the ball into the net. It gave Yorktown a lead for good and punctuated the full turnaround of a game that started slow and sloppy for the Patriots. Now, they are headed to the Virginia Class 6 title game after a 3-1 victory Monday.” [Washington Post]

Huske Reacts to Olympic Qualification — “In her first on-camera interview since returning from Omaha, Torri talked with 7News sports anchor Scott Abraham about her incredible journey to the Olympic Games. ‘At first it was very overwhelming, I feel like it’s just so unbelievable that this would happen to me of all people,’ Huske told Abraham… ‘I never thought I would be in this position and it’s really weird to think that some little kid looks up to you.'” [WJLA]

Feds Off Hook, But ACPD Still Being Sued — “A federal judge has dismissed multiple claims filed by protesters and civil liberties groups after law enforcement forcefully cleared demonstrators from Lafayette Square Park ahead of Donald Trump’s infamous photo-op at St. John’s Episcopal Church last summer…. The judge did allow litigation to proceed against D.C.’s Metropolitan Police Department and Arlington County Police, however.” [DCist]

Amazon Donated Antiracism Books to APS — “The emails show Amazon employees reached out to Arlington Public Schools as part of ‘NeighborGood,’ a program to donate $100,000 to schools and other institutions that ’empower black voices and serve black communities.’ Despite Amazon’s offer to purchase Kindles or other equipment, Arlington Public Schools director of diversity and inclusion Arron Gregory requested copies of [Ibram X.] Kendi’s Stamped: Racism, Antiracism, and You. Amazon donated between 500-600 copies of the book to Wakefield High School and paid $10,000 to have Kendi’s coauthor Jason Reynolds address students.” [Washington Free Beacon]

Crystal City Metro Mural Finalists Selected — “Six visual artists have been chosen as finalists to paint a new mural at the Crystal City Metro Plaza, according to a release from the National Landing Business Improvement District (BID). The BID put a call out in May for individual artists or teams of artists to submit their credentials by June 1 so judges could determine if they had the experience and the chops to tackle the project.” [Patch, National Landing BID]

Memories of a Local Cicada Expert — “Ann thought of Allard recently because of one of his favorite subjects: the periodical cicada. She hadn’t realized he was an expert in Brood X. Then she found his 1937 paper in the American Naturalist journal. Ann posted her memories on Facebook’s ‘I grew up in Arlington, VA’ page and was surprised at how many other people from the neighborhood remembered the old scientist.” [Washington Post]

Flickr pool photo by John Sonderman

Morning Notes

By ARLnow.com

Lee Highway Planning Update — “Arlington county staff have produced different future land use scenarios for five sections, or neighborhood areas, of the [Lee Highway] corridor. These scenarios offer different visions for the route that note anticipated intensity and uses of land as well as potential future transportation and public space improvements. Ultimately, the initiative will culminate in an area plan that will guide future development along the corridor over the next 30 years.” [GGWash]

Postal Flexibility for Route 29 — “To borrow from a phrase of Barack Obama: If you like your Lee Highway address, you can keep your Lee Highway address. Arlington County officials say they do not expect the pending renaming of the 5.2-mile stretch of U.S. Route 29 in the county to impact delivery of mail addressed to the old ‘Lee Highway’ address when the roadway becomes ‘Langston Boulevard.'” [InsideNova]

Blood Drive in Courthouse Today — “Fire Works American Pizzeria and Bar… is working with INOVA Blood Donor Services to host an Arlington Community Blood Drive with an INOVA Bloodmobile, which will be located near the intersection of Clarendon Boulevard and North Adams Street, on Monday, June 21, 2021, from 11:30 a.m. to 5:00 p.m.” [Press Release]

A-SPAN Buys Westover Apartments — “This eight-unit apartment building, originally built in the 1940s for Pentagon workers, looks modest. But it’s the centerpiece of an ambitious pilot program from the Arlington-based non-profit A-SPAN. ‘This is for people who have too many housing barriers, [meaning] felonies, no credit, no rental history, immigration status,’ says A-SPAN’s director of development Scott Miller.” [DCist]

Police Pride Event at Freddie’s — “In recognition of Pride Month and the significant contributions of Arlington’s LGBTQ+ communities, the Arlington County Police Department (ACPD) will host Pride with the Police… on Friday, June 25.” [Arlington County]

Last Week: Protest Outside Boeing HQ — “Supporters of Palestine demonstrate outside of Boeing’s office building in Crystal City, 6/16/21.” [Instagram]

Trump Official Trying to Sell D.C. Condo — “The condo was then taken off the market, and re-listed in April at the same price. In mid-May, the listing was withdrawn for a second time, and it remains off the market. [Stephen] Miller, meanwhile, has reportedly moved to Arlington with his wife, Katie Miller, another former Trump administration official.” [Washingtonian]

Reminder: This Week’s Arlies Vote — There’s one day left to vote for your favorite Arlington food truck. [ARLnow]

VDOT Recommends At-Grade Route 1, Study of Pedestrian Crossings

By Jo DeVoe
1/4

It’s official: The Virginia Department of Transportation recommends turning Route 1, which is elevated over 12th, 15th and 18th streets, into an at-grade urban boulevard.

“An at-grade configuration for Route 1 provides most desirable characteristics that meet the multimodal and community vision for National Landing,” according to presentation materials from a virtual VDOT meeting Wednesday.

The news caps off one year of study, but is not much of a surprise, as the at-grade solution seemed to emerge as the likely recommendation over the last few months despite some concerns about it being more dangerous for pedestrians. But the newest version appears to take into account concerns among some over the number of lanes, pedestrian safety, and the possibility of traffic overflow onto local streets.

The surface-level Route 1 that VDOT envisions would have wide buffered sidewalks on both sides, six to seven narrowed travel lanes, a 30-mph speed limit, wide crosswalks for pedestrians and bicycles, landscaping and medians with pedestrian refuges.

That is a few lanes fewer than the nine-lane option for the intersection with 15th Street S. that VDOT floated earlier this year. Last night’s presentation said eight- and nine-lane options are “not conducive for pedestrians or the vision for Crystal City.”

According to the presentation, however, even these improvements will not significant reduce crashes and increase pedestrian safety, increase transit effectiveness, or reduce vehicle traffic along an at-grade Route 1.

VDOT indicated two things will be needed to make an at-grade Route 1 safer. First is a travel demand management (TDM) strategy to bring down traffic levels. Second, and in response to public comments, the department said it will consider a separated pedestrian crossing over or under Route 1 at 18th Street S.

A “comprehensive and effective TDM strategy that reduces traffic volumes 20% to 30% below existing volumes” will “reduce future congestion and future diversion of traffic to local and regional roads,” according to the presentation materials.

The pedestrian crossing study would look at cost, aesthetics, use, construction feasibility, maintenance and accessibility, the presentation said. Possibilities for grade-separated crossings include a pedestrian underpass, a tunnel connection to the Crystal City underground, or a pedestrian bridge over Route 1.

Both the TDM and pedestrian crossing proposals will be explored in a second phase of the study. The next phase will likely further examine the department’s third recommendation — based on a concept requested by Arlington County staff — to allow all turns at 15th Street S. but no left turns at 18th Street S., near the Crystal City Metro station.

Realizing the urban boulevard vision could cost $180 million, which is less than the $260 million VDOT projects would be needed to create a split-level highway for through-traffic and local traffic, as envisioned in the ten-year-old Crystal City Sector Plan.

The National Landing Business Improvement District has been a champion of turning Route 1 into an urban boulevard. It recently released renderings of a road transformed by protected bike lanes, pedestrian refuges and prominent sidewalks, as part of a new campaign, “People Before Cars,” which has featured outdoor signs and public advocacy.

The state transportation department is accepting public comments on these recommendations through July 12. A draft report will come out in August and a final report in September.

County, Developer Envision Days Inn Site as ‘Gateway’ to Lyon Park

By Jo DeVoe
1/4

Arlington-based Shooshan Company is looking to redevelop the mid-century Days Inn Motel across the street from the Joint Base Myer-Henderson Hall.

The site, at the intersection Arlington Blvd and N. Pershing Drive, has development potential as “the de facto neighborhood gateway,” wrote Jonathan Kinney and Matthew Roberts, land-use lawyers representing Shooshan, in a letter to the county.

Shooshan set its sights on the motel in 2019.

“The hotel is nearing the end of its useful life and is increasingly becoming functionally obsolete,” the lawyers said.

If redeveloped, most of the hotel would be torn down to make way for a mixed-use development that will likely include apartments, townhouses and retail, with open space and underground parking

But making these changes require a study of the site and surroundings to see what level of development would be appropriate, a study that just concluded. The resulting Pershing Drive Special General Land Use Plan study views the land as a “highly visible gateway node” that can support higher density and provide needed open space and trail connections, meaning Shooshan may soon be able to take the next steps toward redevelopment.

“The amendment is critically important to the effective redevelopment of the site and completion of the ‘gateway’ entrance into the Lyon Park neighborhood,” a report on the study said.

This study recommends rezoning the land for office, apartment and hotel use with a maximum height of eight stories or 90 feet along Arlington Blvd, with shorter maximum heights of three to six stories, or maximums of 50 to 70 feet, where the building transitions into nearby apartments and single-family homes. The document envisions a building with all-underground parking, “welcoming” ground floor retail and open space.

The open space would be on the northwest corner, along N. Pershing Drive. Along the southern edge, where the hotel faces the Washington & Lee Apartments, the document recommends the site should “present an inviting façade with three to four-story buildings, individual entrances, trees and landscaping…rather than turning its back on its neighbors.”

This area will have a shared street that pedestrians and bicyclists can use to access the Arlington Blvd Trail.

The study also recommends preserving the sign and lobby, described as iconic examples of mid-century modern design, and incorporating them somehow into the redevelopment. Before becoming a Days Inn, the hotel was called ARVA Motor Hotel, a name created by blending together “Arlington” and “Virginia.”

“The original shape and design of the blade sign should be rehabilitated to capitalize on this unique community landmark, while allowing for the sign to be reused to advertise the name of the new development, business, etc.,” the document said. “The lobby area could, in fact, serve as a trail-oriented retail space or cafe.”

The motel used to be the ARVA Motel, a portmanteau of Arlington, Virginia (Via Arlington County)

Overall, according to the staff report, participants during a community engagement process — mostly neighbors — said they are in favor of redevelopment and reinvestment along this segment of Arlington Blvd, preferably with new apartments, restaurants and retail. Respondents to a survey stressed the importance of a casual-use open space, connections to the Arlington Blvd Trail nearby, more tree canopy and better sidewalks.

“There is general support for the recommendations outlined in the Study Document among Long Range Planning Committee and community members,” the report said.

This Saturday, the County Board is set to decide whether to approve future public hearings to consider adopting the special study and to consider changing the zoning of the site, per the study’s recommendations. The adoption of the document could come on July 17 or 20.

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