Potomac Yard

Will the Metroway remain a good investment after the pandemic?

By Matt Blitz
A Metroway bus at the Transitway bus stop at 27th Street S. and Crystal Drive (staff photo by Matt Blitz

Many are predicting that the pandemic will drastically affect how we commute and use public transportation for the foreseeable future.

How that will impact long-term transportation projects, like the Metroway bus rapid transit line and the Crystal City-Potomac Yard Transitway extension to Pentagon City, is a puzzle that local officials are trying to put together.

In 2021, according to Metro’s data, bus ridership overall is down by close to two thirds from 2019. And those numbers may not increase a whole lot for at least a couple of years.

“It really is something that we all are literally struggling with to understand,” Arlington County’s Transit Bureau Chief Lynn Rivers told ARLnow. The transit bureau was responsible for building out the initial Transitway infrastructure, as well as the forthcoming Pentagon City extension. “Now… we’re talking 2023 when we’re going to start seeing the same levels [of bus riderships] that we had before.”

Even as more people head back to the office and lockdowns are no longer in effect, traffic patterns have shifted particularly on the roads. There’s now less traffic in the mornings, allowing cars and buses to get to their destination quicker.

“People are changing their patterns and how they are using the service,” Rivers said. “The huge rush hours in the morning and in the afternoon, we may not see that.”

Instead of seeing huge jumps in use during peak times — 6-9 a.m. in the morning and 3-7 p.m. in the evening — Rivers said there may be a leveling-out of how commuters use train and bus transit.

“Throughout the day, there will be constant movement,” she said.

This shift could be at least somewhat permanent and largely due to still a large number of folks continuing to work from home. Those that are going to the office, meanwhile, are spending fewer hours there.

(Nearly half of readers who responded to a ARLnow morning poll in October said they were still working from home.)

In response, and to encourage more people to use the bus system, Metro increased the frequency of the Metroway back in Sep last month (as well as other bus lines). It now runs every 12 minutes on weekdays and 20 minutes on weekends from 7 a.m. to 9 p.m., in a bid to encourage ridership.

This shift in commuting patterns comes just as the county unveiled design plans last months for Pentagon City extension of the Transitway. While it comes with a price tag of nearly $28 million, most of the cost will be financed by the state and the Northern Virginia Transportation Authority. Arlington is contributing about $1.8 million to the project, according to county officials.

Nonetheless, that’s still a significant use of tax dollars at a time when commuting is down and there are plenty of competing priorities. When the rapid bus transit system in Arlington was first conceived more than a decade ago, an airborne illness was not infecting millions across the globe.

With the knowledge that Covid spreads more easily in indoor settings, there could be hesitation among some commuters to be in crowded spaces with strangers despite relatively high local vaccination rates.

“Are we really going to cram back on a bus?” Chris Slatt, Arlington Transportation Commission chair and founder of Sustainable Mobility for Arlington County, asks rhetorically. “Are we going to want to be crowded into a Metro train as we were two or three years ago?”

John Vihstadt, former County Board member who vehemently opposed the Columbia Pike streetcar project, which he helped to scuttle, agrees that shifting commuter behaviors could make the Transitway not as a sound an investment as it once appeared.

While an avid public transit user himself and, generally, in favor of bus rapid transit — opponents of the streetcar argued that BRT along the Pike was a cost-effective alternative to a light rail system — Vihstadt thinks the county needs to do more modeling and forecasting of people’s commuting patterns before moving ahead with the build out.

“We can’t stick our heads in the sand and just expect that everything is going to ultimately return to the status quo,” he tells ARLnow.

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Despite low ridership, supporters say Transitway is a wise investment in the future

By Matt Blitz
Metroway buses for the Crystal City-Potomac Yard Transitway (Photo via Arlington County)

A decade ago, when Arlington County was in the midst of planning the Crystal City Potomac Yard Transitway for the future Metroway bus rapid transit line, the Route 1 corridor looked a lot different.

Development was still ongoing in the corridor, which encompasses Pentagon City and Crystal City, and Amazon was still years away from selecting the area for its HQ2.

There were just over 17,000 residents in the corridor and nearly three quarters of them lived in rental units, according to 2010 county census data. By 2020, that number had risen by about 15% to 20,000 residents. Renters now occupy 91% of the housing stock, according to county data.

Arlington’s section of the Crystal City Potomac Yard Transitway opened in 2016 with the Pentagon City extension aiming for a 2023 opening.

A station for the Crystal City-Potomac Yard Transitway in 2018 (via Arlington County)

While there have been plenty of bumps along the road, including the continued delay of the Potomac Yard Metro station and low ridership during the pandemic, at least one transportation advocate praises the county for looking ahead.

“To do this later, after the development happens, would have been 20 times harder. 100 times harder,” Chris Slatt, Arlington Transportation Commission chair and founder of Sustainable Mobility for Arlington, told ARLnow. “I really give Arlington a lot of credit.”

In terms of Potomac Yard, Slatt made the point that this was an extremely rare opportunity where urban and transportation planners had the ability to start anew and could try out their best laid plans without dealing with already existing infrastructure.

“Potomac Yard was this kind of special opportunity that we don’t have very often,” said Slatt. “I’m sure there are a lot of other places in Northern Virginia where we can say we’re basically a new neighborhood from scratch.”

Local officials agree, which is why the Metroway is such an exciting project for them.

“For mass transit planners… it is a lot easier to design the infrastructure when you’re starting from scratch rather than trying to retrofit it into a pre-existing system, particularly if you want dedicated [transit] lanes,” said Eric Randall, principal transportation engineer with the Metropolitan Washington Council of Governments (MWCOG).

Plus, he noted, it’s easier for residents to get in the “frame of mind” to use the mass transit option if it is there initially, as opposed to needing to break their previous habits.

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Major Yellow Line Shutdown Potentially On Tap Next Year

By Vernon Miles
1/3

Metro’s Yellow Line, which runs through Crystal City and Pentagon City, could see major disruption next year due to needed repairs.

The proposed Yellow Line Bridge and tunnel rehabilitation project will include repairs to the bridge and the tunnels between the Pentagon and L’Enfant Plaza stations.

WMATA’s project website said the bridge is now showing “excessive wear and corrosion,” while “decades of water infiltration and underground moisture have eroded the steel-lined tunnels.” Both the bridge and the tunnels “date to original construction [of the Metro system] more than 40 years ago.”

The transit agency warned that long-term repairs are necessary to avoid structural failure.

The project will also upgrade the fire suppression system on the bridge, which is currently past its useful life according to WMATA. Further remediation work in the tunnel will repair cracks.

Schedule of Metro station work, including Yellow Line shutdowns, photo via WMATA

The exact timeline for the project is still unclear. Andrew Off, Vice President of Project Implementation and Construction, said a shutdown of the bridge is expected sometime in fall 2022.

“We expect to start sometime at the end of the next calendar year,” Off said. “We’re still working through with our general contractor on the specific construction duration for the Yellow Line Bridge closure.”

Meanwhile, further south on the Yellow Line, Off said a two-week closure is likely as WMATA connects the new Potomac Yard Metro station.

“We’ll have a scheduled two-week or 16-day shutdown in late summer or early fall in support of connecting the new Potomac Yard infill station to our existing system,” Off said.

The station had been scheduled to open next spring but was pushed back to September 2022 after an error was found in the project’s design. Alexandria leaders are still hopeful the project could be moved up to earlier in the year.

JBG Smith, AT&T Plan to Bring Ubiquitous 5G to National Landing

By Jo DeVoe
An aerial rendering of National Landing by night (courtesy of JBG Smith)

Since August, JBG Smith has been assembling the bones needed to turn part of Arlington and Alexandria into the world’s first large-scale “Smart City.”

And today (Tuesday), the developer is set to cinch two crucial parts of the skeleton. This morning, it announced a partnership with AT&T to install 5G network throughout Crystal City, Pentagon City and Potomac Yard, collectively known as National Landing.

“The goal of this collaboration with AT&T is to further enhance National Landing and create the only neighborhood that provides entrepreneurs, universities, and global technology companies the digital infrastructure necessary to shape the future of their industries,” JBG Smith CEO Matt Kelly said.

This evening, the County Board is poised to grant access to the backbone of the network: currently unused, county-owned dark fiber assets. The county would receive $3.5 million in exchange.

The speedy wireless network could draw more innovative companies to the area and help bring futuristic experiences — such as self-driving vehicles, immersive and augmented reality, building automation and environmental sustainability — to fruition, according to their press release.

Parts of the 5G network could be operational in the first half of 2022, JBG Smith Smart Cities Vice President Vardahn Chaudhry tells ARLnow.

“5G is complex in that it requires robust underlying digital infrastructure both underground and across the built environment,” he said. “JBG Smith and AT&T are still working through the details of the infrastructure deployments and will share more in the coming months.”

The real estate company made its ambitions known last August, when it acquired seven blocks of Citizens Broadband Radio Service spectrum spanning Arlington and Alexandria through a national Federal Communications Commission auction.

Still missing the underground network backbone, JBG Smith eyed Arlington County’s unused fiber optic assets in National Landing, from when the county built a ring of dark fiber nearly 10 miles long called ConnectArlington.

The network was designed to support county government and Arlington Public Schools and give local businesses access to cheaper, higher-speed internet, but an ARLnow investigation found legal issues made it difficult for businesses to use it.

County staff recommend the County Board approve the 75-year agreement with JBG Smith, which is planning to market National Landing — home to Amazon’s HQ2 — as an “Innovation District.”

“Consistent with the intent of the original ConnectArlington investment, the primary benefit of this Agreement will be to assist in the creation of an Innovation District that will establish the area as a magnet for human talent and innovation — the key driver of economic prosperity today and moving forward,” according to the report.

JBG Smith said it already possess other things needed for the project: expansive real estate holdings, from existing office space and apartments to developable land, which provides the buildings, street furniture and underground infrastructure needed for the roll-out.

U.S. Sen. Mark Warner (D-Va.) said he is thrilled to see two private-sector organizations leading the 5G charge.

“American competitiveness in the deployment of 5G networks — and innovation in the emerging technologies [that] 5G unlocks — remain key to our national and economic security interest,” he said. “This collaboration can be a blueprint for how digital infrastructure is deployed, and I am heartened by the prospects of the innovation this may unlock to advance our country’s competitiveness globally.”

County staff valued the transfer at $3.5 million after weighing how much it would need to recoup construction costs and advance county goals against how much it would cost JBG Smith to build its own assets.

Arlington Acquires Land in Potomac Yard for Planned Upgrades to Park

By Jo DeVoe
1/2

Arlington County has taken another step toward developing a county-owned and maintained waterfront park in Potomac Yard.

On Saturday, the County Board approved an agreement with the Arlington Potomac Yard Community Association to accept a gift of three parcels of land within the boundaries of Short Bridge Park. The park is located across Four Mile Run from the Potomac Yard shopping center, along Route 1.

The property “is used by the public as an open space but is privately owned and maintained,” according to a staff report. “[It] has concrete paths, landscaping, a public ‘tot lot,’ open grass, trees, and irrigation.”

Since 2015, the county has had a public access easement over the property, the report said. When the land is turned over to the county, it will cost about $44,000 to maintain annually.

Acquiring the land gets Arlington closer to turning Short Bridge Park into a county park. Although the 3.5-acre open space was created through the Potomac Yard Phased Development Site Plan, adopted in 2000, it remained privately owned by the association and the Eclipse on Center Park condominiums.

That process includes two phases of construction to realizing the vision of the Short Bridge Park Master Plan, adopted by the County Board in January 2018.

(That was also when the name changed from its informal moniker, South Park.)

The existing park amenities were constructed by a developer.

“These improvements were intended as interim improvements until Arlington County funds were available to develop a Park Master Plan and implement permanent park improvements,” the master plan said. “The developer-constructed improvements are minimal and lack typical County park amenities such as trash cans, seating, signage, and Americans with Disabilities Act accessible pathways.”

It will take a few years, however, before the master plan’s vision for the park is implemented.

“The first phase includes a trail connection that links Richmond Highway to the Four Mile Run trail and is estimated to begin construction in late 2021,” a county staff report said.

The trail project is funded through a federal grant and 20% county match, according to the report.

“The second phase of the park master plan will construct the rest of the park and is dependent on Capital Improvement Plan (CIP) funds,” the report said.

As of now, the adopted CIP plan — which schedules out county projects through 2028 — identified construction funding for phase two “in the out-years” or the 2023-24 fiscal year, the county said.

According to the master plan, this phase includes a dog run, a riverfront overlook and an “interpretive plaza.”

Image via Arlington County

BREAKING: Police Investigating Bomb Threat in Crystal City

By ARLnow.com

(Updated at 4:30 p.m.) The “all clear” has been given after a bomb threat in the Crystal City/Potomac Yard area.

The investigation took place on the 3500 block of S. Clark Street, a block that includes the U.S. headquarters of grocery chain Lidl and an LA Fitness location.

An Arlington County Police Department spokeswoman declined to specify who or what received the bomb threat, but did note that several nearby businesses were evacuated during the investigation.

Arlington County firefighters and other law enforcement agencies are assisting with the investigation, said ACPD’s Ashley Savage. Assistance was provided by the explosives detection K-9 units of Virginia State Police, the Pentagon Force Protection Agency, the Central Intelligence Agency, Amtrak, and and the National Geospatial Intelligence Agency, she said.

The large police presence and road closures prompted delays for some buses, Metro said earlier via social media.

Photo courtesy anonymous

National Landing BID to Give Area Restaurants, Retail a Little Boost

By Jo DeVoe
1/3

The National Landing Business Improvement District is working on a program to support ground-floor restaurants and retailers in Pentagon City, Crystal City and Potomac Yard.

Dubbed “Love Local,” the marketing campaign will distribute almost $100,000 in grants to eligible retail and dining establishments within the boundaries of the BID, through a partnership with Restaurant Association Metropolitan Washington.

“While the support of businesses is a consistent function of Arlington County’s business improvement districts, the specific needs of businesses has changed as a result of the global health pandemic,” a county report said. “This initiative aims to provide direct financial support to businesses within the BID boundary in response to the economic conditions created by the COVID-19 pandemic.”

The BID does not yet have a comment, a spokeswoman said.

The $100,000 in funding for the program includes an administrative and marketing fee of $10,000 for RAMW, which will administer the grants.

During its regular meeting on Saturday, the County Board approved the BID’s request to change its work plan for the 2021 Fiscal Year to include this grant program. The amendment allows the business district to provide direct assistance to businesses in the form of a grant, “an action that requires approval by the County Board as the governing body of the BID,” the county said.

County Manager Mark Schwartz is able to review the eligibility requirements to participate in the grant program as well as how the money would be used if not for the relief program, the county said.

This is the first fiscal year that the organization is fully operational as the National Landing BID, according to its 2021 Work Plan. The County Board voted in September 2019 to expand the boundaries of the Crystal City BID to include Pentagon City and Potomac Yard.

Image via Google Maps

National Landing, Ballston to Get New Streetlight Banners

By ARLnow.com
1/4

New signage is coming to National Landing and Ballston.

The business improvements districts that serve as boosters for the areas are planning to put hundreds of new banners on light poles. The County Board approved the use of such non-commercial signs in the public right-of-way at its meeting last weekend.

The National Landing signs will differentiate the BID’s three distinct neighborhoods — Crystal City, Pentagon City and Potomac Yard — while highlighting the National Landing branding.

The Ballston BID banners, in the neighborhood’s orange, white and black colors, will include slogans like “Skill Full,” Taste Full,” “Power Full” and “Event Full.”

Photos via Arlington County

Proposal for New Residential Development in Potomac Yard Moves Forward

By Jo DeVoe
1/7

After years of delays, plans for half of an undeveloped parcel of land in Potomac Yard, called Land Bay C East, are taking shape.

Two residential buildings with ground-floor retail, bisected by a pedestrian pathway, are planned along Potomac Avenue and Crystal Drive between 29th Street S. and 33rd Street S. In addition to 488 residential units, the plans call for underground parking and open space.

The developer, ZOM Living, has dubbed the project Hazel National Landing. A luxury apartment developer with an office in Tysons, ZOM Living has built The Beacon Clarendon on N. Irving Street and 19Nineteen in Courthouse.

The plans are a long time in coming for the parcel, which is currently used for parking and as a construction staging area, said Adam Watson, a County planner, in a staff presentation from December.

“Despite persistent leasing efforts, the property remains vacant,” said Martin “Art” Walsh, the attorney for the project, said in ZOM Living’s presentation from December. “We’ve worked with economic development to verify our efforts in terms of trying to lease the property.”

The original site plan was approved in 2007 and situated four office buildings over an underground parking garage. It allotted more than 1 million square feet to office space, 41,000 square feet for retail space, as well as a half-acre for a park.

The land is owned by German grocery chain Lidl, which has its U.S. headquarters nearby. In 2017, the County Board gave Lidl a three-year extension to develop the property.

In February 2020, six months before the three-year extension ended, Meridian Development Group seemed poised to swap offices with residential buildings. Two months later, ZOM Living submitted its plans.

ZOM Living’s development covers Land Bay C East, while the western half is still slated for offices.

The first residential building will be 150 feet tall, with 14 floors and 297 residential units. The second building will be 120 feet tall, with 11 floors and 191 units. The towers share 9,181 square feet in retail space and two floors of below-grade parking, with 399 residential spots and 15 retail spots.

Some of the lower-level units will have their own townhouse-style exterior entrances.

Renderings illustrate primarily brick buildings with large patios and greenery on the ground floor and rooftop, overlooking a tree-lined passageway and plaza.

“We’re very excited about the vibrancy and potential of this project, not only for the buildings but the public open space,” said Tom Kerwin, the founding principal of bKL Architecture, during the December presentation.

A public engagement period for the project ended in December 2020. The Site Plan Review Committee will look over the project in February and March, prior to consideration by county commissions and the County Board.

Photos via Arlington County

New Trail May Be Built in Potomac Yard

By Jo DeVoe
1/2

On Saturday, the County Board is scheduled to review an agreement with the City of Alexandria to build a connector trail near Four Mile Run and Route 1, in the Potomac Yard area.

“The Connector Trail will connect a trail to be constructed by Arlington County from Richmond Highway in Arlington County to a portion of the Four Mile Run Trail located in the City of Alexandria,” says a county staff report.

The new trail and the connecting trail are part of a development plan for Short Bridge Park. The waterfront park, adjacent to several bridges over Four Mile Run, is part of both Arlington County and the City of Alexandria.

“The first phase of development of Short Bridge Park involves the construction of the New Trail leading from Richmond Highway across a parcel currently owned by Arlington Potomac Yard Community Association and on which the County Board has a public access easement,” the staff report said.

The board will have three years to construct these paths.

“The County shall be responsible for maintenance, repair and replacement of the connector trail and the removal of trash and debris during the term of the agreement,” the report said.

Short Bridge Park was created through a site plan that the County Board approved in 2000. A master plan for the park, including a name change from the informal moniker “South Park,” was hashed out in 2018 after “extensive community engagement.”

Morning Notes

By ARLnow.com

Polls Are Open — After a record-setting run-up to the 2020 presidential election, it’s Election Day and polls are now open. Polling places in Arlington are open until 7 p.m. County government is closed today so metered parking will not be enforced. There are two local races: Audrey Clement (I) challenging incumbent Libby Garvey (D) for Arlington County Board, and Cristina Diaz-Torres, David Priddy and Symone Walker vying for two open Schools Board seats. [Arlington County]

Other Races on the Ballot — Two of Arlington’s members of Congress — Democrats Rep. Don Beyer and Sen. Mark Warner — are facing Republican challengers: Jeff Jordan and, in the Senate race, Daniel Gade. Both Jordan and Gade are retired Army officers. Also on the ballot are a pair of proposed changes to the Virginia constitution, and five county bond referenda, including one facing some organized opposition. [Arlington County]

Changes to Potomac Yard Development — “Six months after pivoting from office to residential, ZMA Development is aiming to go slightly smaller at Potomac Yard. The latest plans filed with Arlington County have reduced the number of residential units from 620 to 488 units planned at the Landbay C-East site at Potomac Avenue between 29th and 33rd Streets S (map). The two-phase development, now dubbed Hazel National Landing, also has added a 50 foot-wide ‘pedestrian passageway.'” [UrbanTurf]

Marymount Adding Softball — “Dr. Irma Becerra, President of Marymount University, has announced the addition of softball as a varsity sport, with competition set to begin during the Spring 2022 semester.” [Press Release]

New Public Access TV Series — “Months after their senior year in high school did a 180 degree turn from what they envisioned nearly a year ago for senior year rites, a group of students from Arlington launched the Gen Z Diaries: Senior Edition.” [Press Release]

Nearby: A Woke Retirement Home — Residents of the Goodwin House senior living community in Bailey’s Crossroads, home to a number of former Arlingtonians who were engaged in civic activism, have been busy getting out the vote and supporting the Black Lives Matter movement during the pandemic. [Washingtonian]

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