(Updated at 2:00 p.m) The Wendy’s fast food restaurant at the intersection of N. Courthouse Road, Wilson Blvd and Clarendon Blvd appears likely to be replaced by a 12-story office building in the coming years.
Carr Properties submitted a preliminary site plan to the county’s zoning division yesterday outlining its plans for the 12-story building with about 6,800 square feet of ground story retail. The building — called 2025 Clarendon Blvd — will replace the Wendy’s at 2038 Wilson Blvd and the Wells Fargo bank at 2026 Wilson Blvd. The plan calls for the Wells Fargo to occupy some of the ground floor retail space in the new building.
The office building will have 233 underground parking spots with entrances to the lot built on a cut-through street. The parcel is on almost 25,000 square feet of land area, and the building will have about 181,275 square feet of floor space for office uses.
Carr Properties also designed a small plaza at the main intersection with benches and plantings for shade. As part of its community benefits package for additional density, it’s proposing either making a public art contribution or incorporating art into the plaza. Other parts of the community benefits package include: plans for the building is planned to be LEED Gold-certified; undergrounding the utility lines and improving the streetscape along Wilson and Clarendon Boulevards.
The Courthouse Sector Plan Addendum calls the site a “major gateway” and calls for a “focal feature” at the main intersection when the Wendy’s is ultimately redeveloped. The application says the building fulfills that goal with the building’s “unique glass column that will serve as an iconic architectural feature in Courthouse.”
The building’s north-facing side — which looks out over parts of the old brick Colonial Village complex — includes a set-back from the street and a “stucco-type” design to bring it more in line with the look of that block. To the east of the planned building, two new apartment buildings are also under construction, which are planned to also include ground floor retail.
(Updated at 2:25 p.m.) A groundbreaking was held Thursday for Verde Pointe, the new residential and retail development on the former Bergmann’s Dry Cleaning site.
The ceremony was held at the site, at Lee Highway and N. Veitch Street, and featured Arlington County Board Chair Jay Fisette and representatives from the developer and other companies involved in the $80 million project.
Verde Pointe, which was approved by the County Board in December 2012, will feature 177 apartments in a 10-story building, 23 townhomes, a 14,000 square foot Mom’s Organic Market and other retail spaces.
Construction is expected to wrap up in the spring or summer of 2015, according to a spokeswoman. The full press release about the groundbreaking, after the jump.
The first community planning workshop for “Envision Courthouse Square” will be held at Key Elementary School (2300 Key Blvd) in the cafeteria on Wednesday, March 26.
The county has dubbed a 9-acre area around the county’s large surface parking lot “Courthouse Square.” A mix of county- and privately-owned land and buildings, Courthouse Square could potentially be transformed into a mix of new developments, roads and open space.
“We are looking to the community to help us plan an extraordinary civic center that will not only house County government, but will provide a great public space to serve Arlingtonians for generations,” Arlington County Board Chair Jay Fisette said in a press release.
The effort, the county says, will be the most comprehensive look at the future of Courthouse since the 1993 Courthouse Sector Plan Addendum. The Courthouse Square Planning and Urban Design Study Working Group, formed by County Board action in October 2013, will take the public’s suggestion and formulate it into a plan moving forward.
The five areas the working group, and the community, will evaluate are open space, building location and design, circulation (moving cars, pedestrians and bicycles through the area), community resources and sustainability.
The working group, made up of residents, business owners and community leaders and chaired by Planning Commissioner Nancy Iacomini, is expected to have recommendations for the County Board by the end of 2014.
Construction is expected to begin this summer on a 161-room hotel at the corner of Wilson Blvd and N. Adams Street after the Arlington County Board approved its site plan on Saturday.
The construction will also include four single-family homes behind the hotel on 16th Street N., acting as a buffer between the new building and Lyon Village’s existing single-family homes. The houses standing now, which are occupied by renters, according to the county, will be torn down and replaced.
The motion required amending the property’s General Land Use Plan, a process that began in 2009 before Wilson Tavern had even opened. Despite the lengthy process, County Board Chair Jay Fisette hailed the way the proposal made its way through the county government.
“What’s nice about today is we had three speakers, very little outstanding to talk about,” he said during the meeting. “That’s because the commissions did a great job, the community and neighbors did a great job in reaching an attractive end point. I hear it’s called the Dream Hotel. It’s been a dream process here in the end.”
The eight-story building will also include a 1,300-square-foot restaurant space, separate from the bar and cafe that will be in the hotel lobby. There will be 80 dedicated parking spaces and the building is expected to be LEED Gold-certified, which qualified the developer, Schupp Companies, for bonus density.
Of the three speakers, two were representatives of the Lyon Village and Clarendon-Courthouse Civic Associations, who endorsed the project. The third was Jim Hurysz, who criticized the Board for what he said was an unacceptably low contribution to the Affordable Housing Investment Fund: $586,000. The developer has agreed to contribute about $1.5 million to the county to replace the Courthouse Metro Station elevator with two high-speed units, County Manager Barbara Donnellan said.
“While some of us would like a larger amount [for affordable housing], a lot of times there are other community benefits that must be taken into consideration,” Board member Walter Tejada said. “We also have an amount that’s going to affordable housing. Would I want it to be more? Absolutely, but in other days, it would have been none.”
The Metro elevator contribution, along with a previous contribution from the approved Clean Technology Center, will allow elevator construction to begin before 2020, Donnellan said, and funds at least 50 percent of the costs. It was originally planned for after 2020 in the 2013-2022 Capital Improvements Project.
Schupp Companies is also providing funds for constructing a bus shelter on Wilson Blvd and improving the streetscape in the area.
The historic designation for the Rappahannock Coffee and L.A. Nails buildings has been downgraded to clear the way for an apartment building to be built in their place.
The County Board will likely decide on Saturday to designate 2408 Columbia Pike and 2338-2344 Columbia Pike as “historic facades,” a step down from their current “historic buildings” designation, which grants them full preservation.
The two buildings were designated as historic in 2002 as part of the Columbia Pike revitalization plan. According to the county’s staff report, they were again designated historic in the plan’s 2005 update.
“The [Form-Based Code], like the 2002 and 2005 Columbia Pike Initiative plans, does not provide a specific rationale for the historic designations or guidance on changing such designations,” the staff report states.
A historic facade designation would help to preserve the front of the building, but would allow the rest of the building to be demolished.
The decision to downgrade the protection was approved unanimously by the Historical Affairs and Landmark Review Board. The property owner, B.M. Smith and Associates, discovered that the buildings were built in the 1950s, not the 1930s “as staff had assumed” when giving the structures their historic designation, according to the staff report.
The Arlington County Board could approve a plan to replace Wilson Tavern in Courthouse with an eight-story hotel at its meeting on Saturday.
Schupp Companies owns the property and is hoping to build a 161-room Hyatt Place hotel at 2401-2407 Wilson Blvd, at the intersection with N. Adams Street. The proposed site plan also includes four single family detached houses to be built along 16th Street N. to provide a buffer between the hotel and the existing Lyon Village neighborhood.
When Wilson Tavern opened in 2011, replacing Kitty O’Shea’s, Schupp Companies owner Ray Schupp already was planning a hotel for the space. Wilson Tavern isn’t expected to close, but rather move to a separate location and then perhaps into a planned 1,300-square-foot restaurant space next to the new hotel’s entrance. The Washington Business Journal reports that Wilson Tavern’s temporary space could be somewhere in Ballston.
Schupp is requesting density above the maximum allowed for its rezoning, but county staff is recommending approving the bonus density in exchange for a $1.54 million contribution to building a new Courthouse Metro Station elevator and a commitment to achieve LEED Gold certification. The Metro contribution, along with a previous contribution from the approved Clean Technology Center, will allow elevator construction to begin before 2020, when it was expected in the 2013-2022 Capital Improvements Plan.
Schupp is also requesting to construct 80 parking spaces, below the standard for hotels of its size, which county staff agreed was appropriate considering the space is about 500 feet from the Courthouse Metro Station.
The hotel would be at the corner of Wilson Blvd and N. Adams Street, and the restaurant space would be to the west. If approved, Northern Virginia Mixed Martial Arts would also be displaced. The WBJ also reports that Schupp is hoping to break ground on the project in June.
Image via Arlington County
Va. Gay Marriage Ban Ruled Unconstitutional — A federal judge has overturned Virginia’s same-sex marriage ban, in what the New York Times describes as “the strongest legal reversal yet of restrictive marriage amendments that exist throughout the South.” The judge stayed the ruling, pending an appeal, meaning that gay couples will still not be able to get married in Virginia for the time being. [New York Times, Blue Virginia]
Blue Goose Redevelopment a Year or More Away — A groundbreaking on the redevelopment of Marymount’s “Blue Goose” building in Ballston is not likely to take place until next winter at the earliest. [Sun Gazette]
Behind Arlington’s Snow Decisions — There’s a reason why Arlington County typically makes a decision on whether to open, open on a delay or close for the day at 5:00 a.m., well after some other jurisdictions. Arlington and Alexandria both usually wait until after a 3:00 a.m. Metropolitan Washington Council of Governments conference call, in which various governments and agencies discuss street conditions and their go or no-go decisions. [Washington Post]
Flickr pool photo by Wolfkann
Work to Begin Soon on Bergmann’s Development — Developer McCaffery Interests is planning to begin demolition work soon on the former Bergmann’s dry cleaning plant, at the corner of Lee Highway and N. Vietch Street. Workers could be seen surveying the building last week. On the site, McCaffrey will build a mixed-use development now called “Verde Pointe.” The project, which was approved in 2012, includes 177 apartments, 23 townhomes and a 14,000 square foot MOM’s Organic Market grocery store. [Washington Business Journal]
Opower Files for IPO — Courthouse-based energy efficiency company Opower has filed for an initial public stock offering. The company has nearly 500 employees across 5 offices worldwide. It was founded in 2007. President Obama visited the company’s Courthouse headquarters in 2010. [Wall Street Journal]
Bar to Host ‘Condoms and Candy Necklace Party’ — In honor of Valentine’s Day, Wilson Tavern in Courthouse (2403 Wilson Blvd) will be hosting a “Condoms & Candy Necklace Party” tomorrow (Friday) from 8:00 p.m. to close. [Clarendon Nights]
Developer JBG expects to begin construction on the first of two planned towers of its Central Place development by early spring, the company says. The 31-story, 355 foot tall building will house 377 “impeccably-designed residences” along with 25,000 square feet of retail space. There will also be a 15,000 square foot public plaza built with the development.
“Central Place will be a striking addition to the Virginia skyline and offer some of the most spectacular views available of the nation’s capital,” JBG said in a press release. “It will be the tallest building in JBG’s development portfolio.”
The building will also be one of the tallest, if not the tallest, residential building in the Washington, D.C. metro area. No word yet on whether the building will consist of rental apartments or condominiums.
The development will require the closure and demolition of an existing, stand-alone McDonald’s restaurant and a small existing public plaza. The site is on the same block as the new entrance to the Rosslyn Metro station.
Chevy Chase-based JBG, which is partnering with the State Teachers Retirement System of Ohio to finance the development, told Rosslyn stakeholders that construction will begin soon and the McDonald’s demolition will be underway by May.
“Beginning next Monday, February 10th, Clark Construction will mobilize and construction will begin with the installation and relocation of utility lines on North Lynn Street,” the company said. “Demolition of the existing McDonalds building and excavation activities will begin in approximately 3 months.”
Last year JBG completed then sold the Sedona and Slate apartment development, located at 1510 Clarendon Blvd in Rosslyn. The company is planning to eventually build a matching Central Pace office tower, to the south of the residential tower.
The distinctive “Blue Goose” building in Ballston is heading for the proverbial wrecking ball after the Arlington County Board approved replacing it with an office and a residential building.
The Board unanimously voted to redevelop the 1963 building, allowing the developer The Shooshan Company, in partnership with Marymount University, to build a nine-story office building and a 15-story, 267-unit residential building with 11 dedicated units of affordable housing.
The entire site will sit on three levels of underground parking, with 317 office spaces and 264 residential spaces. There will also be 3,000 square feet of ground floor retail space.
Marymount University will occupy the first six stories of the office building with plans to expand into the final three floors in the future. The office building will front on Fairfax Drive while the residential building will sit on the corner of Fairfax and N. Glebe Road.
In additional to the affordable housing — which includes a $275,000 donation to the Arlington Housing Investment Fund — the Shooshan Company also agreed to contribute more than $4.5 million toward the construction of a west entrance to the Ballston Metro Station and $1.15 million for improvements to the Ballston beaver pond restoration project and Custis Trail. The buildings are expected to be built to a LEED Gold environmental standard.
The developer will also build a 7,600-square-foot public plaza and an east-west pedestrian walkway between the two buildings, a 10-foot-wide cycle track on Fairfax Drive and allow public access to the planned auditorium inside the office building. The “Blue Goose” is considered a model of the 1960s-era “Modern Movement” architecture, and some of its distinctive panels will be preserved and displayed in the new buildings, as well as distributed to local museums.
“The plaza will have blue seating, blue lighting and benches with panels that will depict the history of the building, re-using blue and white panels from the existing building,” according to a press release. “The office building will incorporate a blue panel design at its base that will be reminiscent of the ‘Blue Goose,’ and a horizontal blue spandrel glass band at the top of the second story.”
“Marymount University is an important institution in Arlington, and it is great to see it expanding its presence in Ballston,” County Board Chair Jay Fisette said in the press release. “The new buildings will be attractive and energy efficient, and will come with many benefits for our community, including affordable housing, a public plaza, and a significant contribution to building a western entrance to Ballston Metro.”
County planning staff is recommending the Board approve the site plan amendment, rezoning and General Land Use Plan amendment required to increase the housing density from 27 garden-style units on the site to a 104-unit mid-rise building.
The proposal, in the Buckingham neighborhood on the corner of N. Carlin Springs Road and Thomas Street, calls for two levels of underground parking with 110 total spaces and more than 5,000 square feet of office space, which will serve as the Arlington Partnership for Affordable Housing’s (APAH) new office.
“The proposed General Land Use plan amendment, rezoning and site plan follows the guidance in, and implements the vision of, the North Quincy Street Plan Addendum for this particular site and adheres to good urban design practice,” the staff report states. “The siting and design of the proposed apartment building is sensitive to the transitional nature of the site, and 71 net new committed affordable housing units are being created within walking distance to a Metro station.”
According to the staff report, the size of the building allows for a transition from the high-rises of Ballston to the north to the townhouses and small apartment buildings to the south. In addition, the proposal would widen the existing sidewalks on Carlin Springs Road and Thomas street from 4-5 feet wide to 13 feet wide on Carlin Springs and 11 feet wide on Thomas Street.
Of the 104 units, 98 are projected to be committed affordable housing, and 80 of those affordable units will be two- or three-bedroom apartments intended for families. The developer also agreed to negotiate a public access easement adjacent to the building intended for a future mid-block park.
The Buckingham Civic Association raised some opposition during community meetings, according to the staff report, claiming the redevelopment is inconsistent with the Buckingham Neighborhood Conservation Plan.
The proposed site plan amendment for the project will go before the Arlington County Board at its meeting this Saturday, Jan. 25. The Shooshan Company hopes to bulldoze the distinctive blue building at the corner of Fairfax Drive and N. Glebe Road and replace it with a nine-story office building — to be used to house the Marymount University programs now in the Blue Goose — and a 15-story residential high-rise.
The request for increased density comes with a proposed donation of $1.15 million toward the Ballston beaver pond restoration project and improvements to the Custis Trail, and a $4.57 million contribution to the Ballston Metro west entrance project.
County Planner Samia Byrd said the contributions would connect the Custis Trail to a cycle track that the developer plans to build along Fairfax Drive. The final designs for the improvements “are still under review,” Byrd said, but they could include building a planted buffer between the existing sidewalk and Fairfax Drive and making the sidewalk smoother for pedestrians and cyclists.
The contribution to the Metro entrance is just one chunk of the proposed $75 million project. The entrance, which is partially designed and planned for the intersection of Fairfax Drive and N. Vermont Street, still has no timeline for construction, according to Byrd.
The Ballston Pond restoration project is already underway. Logs were removed that were holding the water in the pond and it drained completely by November. Construction on Ballston Pond to improve the habitat for wildlife is expected to begin in the spring.
The redevelopment, and demolition of the infamous building, drew criticism from historic preservation group Preservation Arlington, which named it one of the most “Endangered Public Places.” The developer has since agreed to keep some of the blue panels as elements in the new buildings, while others will be donated to local museums.
The “historical attributes” of the 1960s-era building will be “incorporated into the design of the proposed office building and landscaping in the public plaza and courtyard,” according to the county staff report.
Other community benefits proposed in the site plan include a $75,000 public art contribution, a $106,000 utility underground fund contribution, a $567,000 Transportation Demand Management contribution over 30 years, a public plaza and walkway, a $258,000 contribution to the Affordable Housing Investment Fund and LEED Gold certification.
Construction will remove the surface parking lot on the site and, because the office building will be largely used for education purposes, the Shooshan Company has requested a reduced mandatory parking ratio. The residential building includes 3,000 square feet of ground floor retail and 267 units, some of which will be committed affordable housing.
Members of the Arlington Ridge Civic Association will meet with affordable housing developer AHC tonight to discuss their concerns about plans to replace the Berkeley apartment complex.
The Berkeley, at 2910 S. Glebe Road, currently consists of 137 apartments, 110 of which are committed affordable units. AHC plans to replace the aging four-story complex with two new five-story-apartment buildings, consisting of 287 units, including 171 affordable units, and 264 parking spaces.
In its newsletter, ARCA says it is “concerned” about the project’s density and height. Among the listed concerns:
“It violates the existing RA8-18 zoning, which allows 4 stories. RA8-18 zoning says the housing should look like townhouses or garden apartments; 5 stories does neither. For comparison, the adjacent townhouses at Arlington Ridge Rd. & Glebe Rd are zoned RA8-18.”
“It is not consistent with the ’4 Mile Run Master Plan’ which provides guidance for the area which is in the Chesapeake Bay protection area and is supposed to comply with the Arlington’s Chesapeake Bay Protection Ordinance.”
“So far the staff information omits any reference to ARCA’s recently accepted Neighborhood Conservation Plan which specifically objects to up-zonings in our area until a comprehensive master plan has been developed. Our plan calls for preserving, protecting, enhancing and stabilizing the edges of our community. This proposal does not accomplish that goal.”
“While affordable housing may be a laudable goal, coming at the expense of these concerns is problematic,” the newsletter concluded.
Arthur Fox, ARCA’s Vice President of External Affairs, says the proposal is at an “early stage” and declined to say whether the organization would ultimately oppose it when it reaches the Arlington County Board. ARCA will meet with AHC representatives and county planning staff at its membership meeting tonight.
ARCA previously opposed the PenPlace development and has expressed concerns about a proposed apartment complex, both in Pentagon City. Like those projects, the Berkley is outside ARCA’s boundaries. However, the neighborhood includes Arlington Ridge Road, which is often jammed with commuters around rush hours and thus impacted to a degree by surrounding developments.
The former Department of Defense Inspector General office at 400 Army Navy Drive has submitted a site plan for a 20-story building with two towers — on one, three-story platform — that would have 491,588 square feet of ground floor space and 453 residential units.
The building, also called the “Paperclip Building,” was acquired by Bethesda-based developer LCOR in 2012, according to City Biz List, with the plan to convert it into housing. The site plan is now under consideration with the Site Plan Review Committee (SPRC) and is slated to go before the Planning Commission and the Arlington County Board no earlier than April for approval, we’re told.
The 1.6-acre plot of land is bounded by Army Navy Drive to the north, 11th Street S. to the south, S. Eads Street to the west and the Doubletree hotel to the east. The site is across S. Eads Street from the recently-approved PenPlace commercial development, which calls for four office buildings and a 300-room hotel on 10.2 acres; more than 4 million square feet of floor space.
PenPlace was approved despite heavy opposition from the Arlington Ridge Civic Association (ARCA) and other neighborhood groups, who objected to the height of the buildings (16-21 stories) and the additional traffic expected to be generated.
At the initial SPRC meeting, commissioners expressed concern that the traffic study the developer performed in June, when putting together its site plan, did not include the impact from PenPlace. In addition, a proposed operations and maintenance facility for the Crystal City streetcar line is directly adjacent to the planned apartment site.
“I don’t see how the proposed 400 Army Navy Drive project can be successfully developed if the County proceeds with its plan to build a streetcar operations and maintenance facility a few feet from its front door on the ‘tear drop’ in the middle of Eads Street,” Arthur Fox, who’s representing ARCA on the SPRC for the project, told ARLnow.com.
“Indeed, an O&M facility in that location will likely be the rotten apple that will spoil the barrel the County is seeking to develop across Eads on PenPlace,” Fox continued. “Unfortunately, the county failed to seriously consider a number of alternative sites that would be far better suited for an O&M facility. It needs to take a step backward and reopen that process.”
The building, at 1000 N. Glebe Road, is slated to be torn down to make way for two new buildings: one with 165,00 square feet of office and instructional space, and another with 267 residential units and 3,000 square feet of retail space.
The 1960s-era building was named one of the most “Endangered Historic Places” by Preservation Arlington last year. Many local residents, however, say it’s an eyesore.
“This building represents an excellent example of mid-century architecture that is quickly disappearing,” Preservation Arlington wrote of the Blue Goose. “It is one of those buildings which engender strong feelings but it also represents a period of time in architectural design that is just beginning to be fully appreciated.”
In a blog post today, Preservation Arlington said some of the panels will be used as part of the retail space and for a a historical marker to be placed on the site. Other panels will be donated to local museums.
“The Arlington Historical Society has requested pieces for their Museum on South Arlington Ridge Road,” a Preservation Arlington representative told ARLnow.com. “Another museum related to a long term tenant of the building has expressed interest.”
(Before Marymount moved in, the building housed government agencies.)
The Arlington Planning Commission will consider the site plan for the Blue Goose redevelopment tonight at 7:00 p.m., in Room 307 of the county government building at 2100 Clarendon Blvd. The Arlington County Board is expected to approve the redevelopment at its meeting later this month.