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JBG Smith Launches New Experiment to Cool Down Crystal City Parking Lots

Crystal City’s biggest property owner is now testing out a new pavement sealant in a bid to bring down temperatures and reduce the “heat island” effect increasingly plaguing urban areas.

JBG Smith just sealed a pair of its parking lots in Crystal City, in front of an office building at 241 18th Street S., with a new product dubbed “CoolSeal,” which is designed to bring down temperatures on the asphalt by as much as 10 degrees during even the sunniest months of summer.

The reflective pavement treatment is gaining popularity in the Southwest as a way to reduce the amount of heat bouncing off of wide swaths of pavement, though JBG officials believe this is the first time any company has tested out this particular asphalt coating on the East Coast. The company plans to study the impact of the treatment on the roughly 18,000 square feet of pavement over the next year or so, and could someday starting using at its bevy of properties across the D.C. region.

“One of the benefits of being a larger property owner with a diverse portfolio is the ability to try new things,” Brian Coulter, JBG Smith’s chief development officer, told ARLnow. “We think a lot about, ‘How do we improve the built environment and the experience of people on the ground?’ And this could really make a difference in that respect.”

Coulter says he’d never heard of CoolSeal until reading about it in a landscaping magazine a few weeks back, and the product instantly struck him as a good fit for his company.

Researchers have increasingly found that D.C. has some of the most intense urban heat islands in the country, with the high concentrations of parking lots and buildings driving up temperatures in more developed neighborhoods when summer rolls around. Coulter says he never saw the heat in Crystal City as especially problematic, but because the company owns so much property in the neighborhood, he felt it was a natural spot to test out CoolSeal on as large a space as possible.

“It’s a big enough area where you’re not just dealing with a couple parking spaces,” Coulter said. “It just felt like a continuation of some of the other experiments and interventions we’ve done there before, particularly around public art.”

JBG ended up using about 550 gallons of the coating, with workers applying it to the parking lots over the course of the first two weekends in October. The company estimates the effort cost about $50,000, in all.

Yet Coulter believes the experiment could end up being well worth the expense if it works as intended. He says the company plans to measure the sealant’s impact on the temperature on the parking lots, and the surrounding area, through the end of next summer to see how it works in practice.

Should it have a notable impact, Coulter expects JBG could use CoolSeal all throughout its properties in both Crystal City and Pentagon City, as part of the developer’s continuing efforts to link the neighborhoods together. The company has all manner of new projects underway in Crystal City, fueling Amazon HQ2 speculation with its dominance in the area, and is also backing the major PenPlace development in Pentagon City.

“We see those two areas as part of the broader neighborhood, and one way to better establish that is with the pedestrian experience,” Coulter said. “If this is done well, it will work well for the people who visit and the people who live there.”

He doesn’t think CoolSeal needs to be limited to just parking lots, either. He envisions everywhere from basketball courts to bike trails to the roofs of tall buildings being ripe for the heat-reducing treatment, and that goes for all of JBG’s properties around the D.C. area.

“We’re really excited about the possibility and potential of this,” Coulter said. “Because, clearly, if this has the type of impact we’re looking for, it really does fit in nicely with everything we’re trying to do.”

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Paving Kicks Off on Clarendon Blvd, As Courthouse Intersection Work Wraps Up

Work is wrapping up on improvements to one of Courthouse’s trickiest intersections, with some night paving set to close a few streets this week.

The county is putting the finishing touches on some changes to sidewalks and bus stops around the intersection of Wilson and Clarendon Boulevards, near the Courthouse Metro station. Starting last night (Tuesday), workers began paving the area and the county expects the work to last through Friday (Sept. 7).

Arlington officials are advising drivers to avoid the area where Clarendon Blvd meets N. Veitch Street and 15th Street N. during the paving, set to run from 8 p.m. to 6 a.m. through the rest of the week.

Workers permanently closed the lane turning from Clarendon Blvd. to 15th Street N. in March, and have spent the ensuing months widening the sidewalks in the area and adding a new bus stop to accommodate additional Arlington Transit service in the area. The county hopes the project “will improve pedestrian safety, circulation and access in and around Courthouse Plaza,” per its website.

Construction was originally set to wrap up sometime this winter, but the county says it’s now “nearing completion, ahead of schedule.”

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New Protected Bike Lane Opens in Ballston on N. Quincy Street

Workers recently put the finishing touches on a new protected bike lane through Ballston.

The new lane runs along N. Quincy Street, stretching from N. Glebe Road to 9th Street N. The lane was installed as the county’s embarked on some summer paving work, and workers took the opportunity to add protected lanes in several spots around the county.

Protected bike lanes contribute to making our streets calmer, easier to understand, and more useable for people from ages eight to 80,” Erin Potter of Bike Arlington explained in a March blog post. “Well-designed protected bike lanes establish more order and predictability on the streets. Cyclists tend to behave themselves and do a better job of following the rules when they are using properly designed and separated facilities. Drivers also appreciate a sense of order and clarity that the separation provides.”

However, the change has taken some getting used to for some Ballston drivers.

The paving work has also involved some parking changes along 5th Road N. between N. Quincy Street and N. Pollard Street, adjacent to Mosaic Park, changing the parking there to back-in spots on an angle.

Photo via @Blacknell

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New Bike Lanes Proposed to Connect Lee Highway to N. Glebe Road

Some new bike lanes and other road improvements could soon be on the way for N. Woodstock Street as it runs between Lee Highway and N. Glebe Road.

County officials are circulating some new designs for the road, which primarily runs through the Waverly Hills neighborhood, ahead of some paving work kicking off later this summer.

The county currently has a community survey open on possible designs for the retooled street, including the addition of bike lanes in each direction and some new traffic calming measures to bring down speeds on the road.

Officials also plan to add new, high-visibility crosswalks where the road meets both 20th Road N. and N. Glebe Road, as the county embarks on the wholesale replacement of brick crosswalks in favor of reflective plastic markings.

The work also calls for the removal of several “outdated medians” to help facilitate the construction of the bike lanes, without requiring any change in on-street parking or traffic patterns.

“Adding bike lane markings rather than having un-utilized pavement (previously occupied by medians) will also serve as a traffic calming measure to keep vehicle speeds low and encourage safer movements,” the county wrote in the survey.

The survey is set to close to respondents tomorrow (July 31).

Photo 1 via Google Maps

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County Plans to Replace Brick Crosswalks With ‘High-Visibility’ Markings

Brick crosswalks in Arlington are a thing of the past — as the county works to make crossings easier to maintain and to see.

The county said today, via press release, that it plans to start replacing any crosswalks featuring brick or “street print,” an asphalt pavement designed to look like brick, as it kicks off a new paving effort over the coming weeks.

Workers will now install reflective, “high-visibility white thermoplastic markings” instead at crosswalks. The county found that the cost of maintaining brick crosswalks was “prohibitive,” particularly considering that they weren’t especially effective.

“Paver and street-print markings — often in dark, clay-like hues — also failed to generate significant reductions in traffic speeds and demonstrated poor visibility in low light and during precipitation,” the county wrote in the release. “They also often lost their quaint appearance when street and underground repairs were necessary.”

A full map of county paving projects getting underway this year is available on the county’s website.

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Morning Notes

Primary Voting Underway — It’s an election day in Virginia. On the ballot in Arlington is the Democratic race for County Board, between Chanda Choun and Matt de Ferranti, and the Republican primary for U.S. Senate, with candidates Corey Stewart, Nick Freitas and E. W. Jackson. Voting will continue through 7 p.m. [Twitter]

Post-Parade Party in Courthouse — Those heading to the Capitals Stanley Cup victory parade downtown today can head on back to Arlington for an afterparty at Arlington Rooftop Bar & Grill, hosted by the Caps blog Russian Machine Never Breaks. The event starts at 3 p.m. [RMNB]

Final Issue of ‘The Citizen’ — Arlington County’s “The Citizen” newsletter is publishing its last issue this week. The county-run publication is ceasing its print issues due to budget cuts. The move was lamented by the Sun Gazette, which wrote that The Citizen provided “information that, most likely, many local residents will now not get, despite the government’s plethora of online-centric public-relations efforts.” [InsideNova]

Clement: Strip Washington from W-L Too — Independent Arlington School Board candidate Audrey Clement says it is “hypocrisy in the extreme” for the “Lee” in “Washington-Lee High School” to be removed without also removing “Washington.” Wrote Clement: “Had not George Washington, James Madison and Thomas Jefferson — all Virginia native sons and all slave holders — greased the skids of institutionalized slavery by agreeing to write it into the U.S. Constitution, Lee would not have taken up arms against his own nation.” [Audrey Clement]

Apartment Building to Get Free Broadband — “Arlington’s Digital Inclusion Initiative, announced in December 2017, will leverage the County’s fiber-optic network, ConnectArlington, to bring free broadband Internet access to low- and moderate-income households in Arlington, including those with school-age children. Arlington Mill Residences, a low- and moderate-income residential development, will serve as the demonstration project for the initiative.” [Arlington County]

Paving on Lorcom Lane — Crews are paving Lorcom Lane between N. Fillmore and Daniel streets today. [Twitter]

Nearby: Second Northside Social Opens — The new Falls Church outpost of Clarendon cafe Northside Social has opened in the Little City. “The business itself will offer a menu similar to its Clarendon location, but a basement that allows for a commercial-sized bakery and chef Matt Hill’s creative inklings will provide new lunch and dinner options.” [Falls Church News-Press]

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Morning Notes

Field Lighting Recommendation Pushed to September — A long-delayed decision on whether to add lights to the athletic fields next to Williamsburg Middle School is getting delayed again: county staff says it will not have a recommendation for the County Board until September. A community work group that spent three years tackling the subject was unable to come to a consensus in its 89-page report. [InsideNova]

VDOT-Maintained Neighborhood Streets Crumbling — VDOT is trying to catch up on its paving of secondary (neighborhood) streets, but in places like Fairfax County many such roads are crumbling. Arlington County paves its own local roads rather than relying on VDOT, though the agency is still responsible for maintaining highways and some primary routes in the county. [WTOP]

School Board to Give Land to County — Despite the current school capacity crunch, the Arlington School Board is expected to deed 4.75 acres of land next to Taylor Elementary School to the county government, which will use it to expand Zachary Taylor Park. The land has been deemed too steep and unsuitable for building new facilities. [InsideNova]

Flickr pool photo by Lisa Novak

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Morning Notes

Window washers on an office building in Clarendon

County Wary of Lifetime Dog Licenses — Virginia may soon have a new law that allows localities to issue lifetime dog licenses. However, Arlington officials say that the current 1-3 year dog licenses help remind residents to keep their rabies vaccinations up to date. [InsideNova]

Road Paving Season Begins in a Month — Arlington’s road paving season starts at the beginning of April and runs through October. Pre-paving concrete repairs have already begun. Residents whose streets are set to be paved this year can expect to receive notification letters from the county. [Arlington County]

Wait Times Improved at DMV — After a month of renovation work, the Virginia Dept. of Motor Vehicles office on S. Four Mile Run Drive reopened in January. Local and state officials held a ribbon-cutting for the renovated DMV location, which features “a new efficient countertop and workstation design to maximize customer flow and efficiency,” thus reducing wait times. [Facebook]

Native Plant Recommendations — Arlington County naturalist Alonso Abugattas has shared a list of his “favorite native plants for attracting and supporting wildlife.” [Mid-Atlantic Gardener]

Nearby: D.C. Issues Record Number of Tickets — The District of Columbia issued 2,760,482 traffic citations last year, an all-time high totalling $300 million in fines. That includes 1.1 million photo-enforced tickets, a 70 percent increase compared to a year prior. [WTOP]

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Protected Bike Lane Coming to Wilson Blvd in Rosslyn

New protected bike lane project in Rosslyn (photo via @BikeArlington)

Arlington County is in the process of installing a new, protected bike lane on Wilson Blvd through part of Rosslyn.

The bike lane will help cyclists safely traverse a busy, challenging stretch of Wilson Blvd, between N. Oak and N. Quinn streets. County officials say that stretch was being repaved, presenting an opportunity to reconfigure the bike lane.

“We are always looking for ways to improve safety and accessibility for all modes of travel as described in our Master Transportation Plan,” said Arlington Dept. of Environmental Services spokeswoman Jessica Baxter.

“Our Transportation, Engineering and Operations Bureau worked closely with the Rosslyn BID and received input from the Bicycle Advisory Committee on the final design — which should be completed in the next few weeks,” she added.

A protected bike lane is typically separated from traffic using some combination of plastic bollards, landscaping, curbs and car parking. The county’s first protected bike lane project, in the Pentagon City area, moved the bike lane next to the curb and placed the street parking zone between the bike lane and traffic.

Photo via @BikeArlington

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Big Tree Fall Hard in Ashton Heights

(Updated at 5:15 p.m.) A downed tree in the Ashton Heights neighborhood is leading to a call to the county ombudsman’s office.

The big tree, said to be more than a century old, fell last night near the intersection of N. Lincoln Street and 5th Street N., knocking out power to the area.

The neighborhood listserv is now abuzz with talk of what might have caused the old tree to fall during calm weather. Paving work on the street, residents are speculating, may have had something to do with it.

“A massive road repaving project brought in heavily vibrating equipment — many thought unnecessarily vibrating — which, according to our neighborhood listserv buzz, may have contributed to the tree’s fall, given very wet soil conditions,” a resident told us. “I lack professional credentials to shed light on that one way or another.”

Whether rooted in fact or not, residents are not content to leave the issue alone. They’re barking up the tree of the county ombudsman, according to a listserv email.

“Scott Sklar is contacting the county ombudsman about this problem today and complaining on behalf of Ashton Heights,” the email says. “The tree was 125 years old. Very sad.”

Sklar, president of the Ashton Heights Civic Association, said residents felt as if there was an “earthquake” when the heavy equipment was in use. One resident even reported that her morning cup of coffee rolled off the kitchen counter and broke as a result of the pervasive vibrations.

There’s “no question” about what caused the tree to fall, he said.

“The County contractors are using percussion rollers to compress the road under-bed — which uses intense weight and sound rather than the usual heavy roller compression approach,” he told ARLnow.com. ” There is no question in my mind, that this new approach is what caused this old tree to fall after the heavy rain we just had.”

“Use of percussion rollers should not be used in areas where there are large trees and old homes (pre-2000),” Sklar said. “Manufacturer’s warnings on percussion rollers explicitly state they should not be used near large trees or old buildings

Meghan McMahon, spokeswoman for the Arlington Dept. of Environmental Services, said in a statement that the county is “reviewing the matter.”

DES crews have been performing roadbed reclamation and paving on Lincoln Street over the past week. The roadbed reclamation process, which was completed on June 30, is more disruptive than normal paving or patching. This process uses a machine that churns and mixes the base of the road at a deeper level so more vibrations and disturbance may occur. This process is specifically used for underbuilt, lower volume roads like Lincoln Street. Our paving contractors use vibratory rollers and other heavy machinery during the roadbed reclamation process. These rollers are also used on every street during maintenance and repaving. Rollers are commonly used to gain better compaction in asphalt construction. Yesterday’s work on Lincoln Street was repaving.

We have used these processes for several years in this neighborhood and several others like it that have older trees and houses. This is the first we have heard of such impacts from this type of work. We are reviewing the matter to determine what caused the tree to fall.

As seen in the photos above, some paving equipment was underneath the tree when it fell.

“Two County vehicles were enclosed by the tree canopy when it fell, but neither were impacted or damaged,” said McMahon. “The storm drain was damaged, but we have already put in a work order to fix this. It will be prioritized based on other work we have and safety.”

Photos courtesy Elizabeth Lyon

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Morning Notes

Morning Notes

Plane Makes Emergency Landing at DCA — An American Airlines flight taking off from Reagan National Airport had to turn around and make an emergency landing after a bird struck and disabled one of its engines. The incident happened around noon on Tuesday. No one was hurt. [NBC Washington]

That’s a Lot of Parking Tickets — Arlington County issued some 109,000 parking citations last year. The two most ticketed spots in the county: the county-owned surface parking lot in Courthouse and the county-owned parking strip next to Northside Social. [WJLA]

Vihstadt Pens Statement of Support for Garvey — County Board member John Vihstadt (I) writes of Board chair Libby Garvey, who’s facing a challenge in the Democratic primary: “While we don’t agree on everything, she continues to be my ally on key priorities like championing open, accessible and transparent County government, adequate schools funding, robust transit solutions on the Pike and elsewhere, and streamlining our business processes.” [Libby Garvey]

GGW Endorses Gutshall — Urbanist blog Greater Greater Washington has endorsed Erik Gutshall, who’s challenging County Board chair Libby Garvey in the June 14 Democratic primary. Writes GGW: “Overall, Gutshall has demonstrated a strong grasp of the challenges facing Arlington and an ability to work with others to find solutions. Libby Garvey, his opponent, has not demonstrated these qualities.” [Greater Greater Washington]

Paving on Columbia Pike — Crews are repaving the westbound lanes of Columbia Pike between S. Glebe Road and S. George Mason Drive, through Friday. [Twitter]

Raising Funds to Help Baby Hear — An Arlington resident has launched an online fundraiser to help pay for travel expenses and medical expenses associated with his baby daughter’s participation in a clinical trial that will help her hear via an auditory brainstem implant. [GoFundMe]

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Morning Notes

Bicyclists on a group ride in Lyon Park

McAuliffe to Sign Bills at Wakefield HS — Virginia Gov. Terry McAuliffe will sign two pieces of school-related legislation during a visit to Wakefield High School Thursday morning. McAuliffe will sign SB 336/HB 895, which updates and modernizes high school graduation requirements, and SB 573/HB 279, which makes it easier for those in Career and Technical Education fields to become adjunct teachers.

Clement Calls for More Paving — Perennial candidate Audrey Clement, who is running as an independent for County Board, is calling for Arlington County to accelerate its street paving. “There are way too many potholes and cracked and broken pavements for Arlington residents to drive or walk safely to work, school, or shopping centers — let alone to bike,” Clement said. [Audrey Clement]

County Regroups After Crowdfunding Fail — Arlington County tried to raise $10,000 in donations to make the Glebe and Lang Street Community Garden accessible to those with disabilities. After raising only $465, the county is looking for matching funds in its budget to build a scaled-down version of its original plan. [Washington Post]

Basketball Star Selling Lyon Park Home — Trajan Langdon, who recently was named Assistant General Manager of the Brooklyn Nets, is selling his Lyon Park home for $2 million. Langdon was a first round draft pick who struggled in the NBA but went on to stardom in the Euroleague. The home includes a soda machine and a giant walk-in shoe closet. [Real House Life of Arlington]

Proposed CIP Doesn’t Include New High School — Arlington Public Schools Superintendent Dr. Patrick Murphy’s proposed Capital Improvement Plan includes additions to Arlington’s three comprehensive high schools, which will add 800 seats, but does not include a plan for a new high school. Even with the additions, Arlington’s public high schools are expected to be overcapacity by the early 2020s. [InsideNova]

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County Board Approves Two Multi-Million Dollar Contracts

N. Nash Street is closed to traffic due to pavingUpdated on 3/16/16 — The Trades Center parking garage addition was approved unanimously by the County Board at its Tuesday meeting after a brief discussion.

Earlier: The Arlington County Board approved a trio of two multi-million dollar contracts at its meeting on Saturday.

First, the Board was to consider a $4.85 million contract, with a $0.73 million contingency, to add a third level to the existing two-level parking garage at the Arlington Trades Center near Shirlington.

The Trades Center houses much of Arlington’s maintenance and vehicle fleet operations. According to a staff report, employment at the center has increased to 288 from 174 in 2010. The new garage level would add 155 parking spaces and will follow the increasingly in-vogue “build up, not out” philosophy.

Correction from earlier report: This contract was pulled from the Board’s consent agenda and will be considered at its Tuesday meeting.

Also on Saturday, however, the Board did approve two road paving contracts, together worth nearly $12 million. From a county press release:

“Road maintenance may not be exciting, but it affects everyone in the County,” said Arlington County Board Chair Libby Garvey. “The County is committed to investing in our roads — so that all drivers, walkers and cyclists can travel safely and comfortably.”

The Board voted 5-0 (part of Consent Agenda) to approve the asphalt contracts totaling just under $11.6 million to Finley Asphalt & Sealing and Fort Myer Construction Corporation.

It takes constant effort to maintain Arlington’s 974 lane miles of streets. Each year, the County identifies streets for paving based on pavement conditions, traffic volumes and planned construction by either the County or private developer. Since 2013, the County has averaged the paving of 75 lane miles per year.

Funding for the contracts comes from bonds approved by voters in 2014 and current year Pay-As-You-Go (PAYG), and was included in the Fiscal Year (FY) 2015 – FY 2024 Capital Improvement Plan.

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Pace of Road Paving in Arlington Has Tripled in Five Years

The pace of road paving in Arlington has more than tripled in the past five years, according to newly-released stats.

A new county-produced video (above) states that Arlington paved 91 lane miles of roadway in 2015. That’s up from 25 lane miles paved in 2009 and 30 lane miles paved in 2010.

Arlington County made “significant investments in road paving in 2015,” the video says, calling it “a banner year for roadwork.” The total cost of the paving program last year: $13 million.

The previously lethargic pace of road paving, combined with a number of unusually harsh winters, led to complaints from residents that Arlington’s roads were in poor shape, especially for a county that prides itself on providing a high level of government services.

Arlington County road crewIn 2012, Arlington’s average Pavement Condition Index grade — a measure of road quality from a scale of 1 to 100 — was only 68.9.

The tide started to turn with the adoption of the FY 2013-2022 Capital Improvement Plan, which called for paving at least 72 lane miles per year to put the county back on an engineer-recommended 15 year paving cycle. Arlington has a total of 974 lane miles of county-maintained roadway.

In 2015, Arlington County paved portions of a number of major local roads, including Crystal Drive, Columbia Pike, Washington Blvd near Lee Hwy, and Army Navy Drive. The county was also especially proactive about filling potholes last year, filling 12,100 compared to the previous five-year average of 6,600 per year.

Mike Moon, Deputy Director of Operations for Arlington’s Dept. of Environmental Services, touted the county’s paving progress.

“The 91 lane miles we paved in 2015 was a doubling of our effort compared to 2012,” Moon said. “It was a significant effort and we’re really pleased with how the paving program went this year.”

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Morning Notes

Bedsheet ghost in the woods (Flickr pool photo by xmeeksx)

Arlington Ridge Ramp Closure — The ramp from Arlington Ridge Road to Washington Blvd and I-395, and from Washington Blvd to Arlington Ridge, will be closed during nights and mornings this weekend, starting at 9 p.m. tonight. VDOT will be milling and paving the ramp as part of a $2.2 million project to repair the Arlington Ridge Road ramp bridges. Construction is scheduled to end by 11 a.m. Sunday. Detours will be in place during the closure. [VDOT, Google Maps]

Weenie Beenie Serves a Top Dog — The borderline historic Weenie Beenie stand near Shirlington is one of the “21 best hot dog joints in America,” says Thrillist.com, besting event Ben’s Chili Bowl. [Thrillist]

Another Endorsement for Cristol, Dorsey — The urbanist blog Greater Greater Washington says Democrats Katie Cristol and Christian Dorsey are the best choices for Arlington County Board. GGW says Cristol is “great on transit” and “a pleasure to work with” and Dorsey is “clearly superior to the other two options, Audrey Clement and Mike McMenamin.” [Greater Greater Washington]

Ashton Heights Profiled — WaPo’s real estate section profiles the Ashton Heights neighborhood of Arlington, calling it “cozy” with “charming older homes, a child-friendly atmosphere and accessibility to the city.” [Washington Post]

Flickr pool photo by xmeeksx

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