Posts about Arlington
Arlington's Virginia Square neighborhood is a relatively quiet counterpoint to its busier neighbors, Ballston and Clarendon. But that may soon change as a black box theater, public plaza, and new cultural space come to the area as part of 2 private developments.
Today, Virginia Square is a mix of apartment buildings and 1-story commercial strips, along with George Mason University's Law School and the former headquarters of the Defense Advanced Research Projects Agency. The Virginia Square Metro station has the fewest average weekday boardings of the 5 Rosslyn-Ballston corridor Metro stations. This is a great opportunity to take advantage of an underutilized station and provide more amenities for existing residents.
Last winter, Arlington County approved a 9-story office building at 3901 Fairfax Drive, which is home to the now-demolished Arlington Funeral Home and a parking lot for a nearby Mercedes dealership. The building would have ground-floor shops, a black box theater, which the county would lease for 30 years, and a public plaza. Developer BDC Crimson LLC will seek LEED Gold certification for the building, according to an Arlington County press release.
This project will also include a public plaza located on Quincy Drive between Fairfax Drive and 10th Street. It's a departure from the rest of 10th Street, which is lined by parking lots and loading docks. By leading people to the Arlington Central LIbrary and Quincy Park, reinforcing its role as Arlington's "Central Park".
It's expected that work on the new plaza and office building will begin some time this year. While they'll be a positive addition to the neighborhood, other proposed developments have been more controversial. Neighbors aren't happy with a proposed apartment building across from the entrance to the Virginia Square Metro station on Fairfax Drive. They say the property, currently home to a bank and a building with martial arts and dance studios, should remain commercial.
Developer Penrose proposes building a 12-story, 256-unit apartment tower called the Latitude Apartments. The building would have 5,600 square feet of ground-floor retail space and another 2,000 square feet of space for cultural or educational uses. Penrose would place retail on Fairfax Drive and 10th Street, adding sidewalk activity and "eyes on the street" to both streets.
However, the site is currently zoned for commercial uses, and Penrose wants to change it to mixed-use zoning. Residents of the Monroe, a condominium building across the street, issued a statement last month saying that the Virginia Square Sector Plan specifically calls for office space at that location. They claim that apartments would upset the balance of uses in Virginia Square while exacerbating parking concerns.
It's unclear what will happen to this project for now. According to ARLnow, the county has deferred making a decision about rezoning and will likely not pick it up again until November.
This post was edited to reflect that DARPA is no longer located in Virginia Square and that the Arlington Funeral Home has been demolished.
For years, leaders in Northern Virginia have been asking Richmond to let Northern Virginia raise its own money to spend on its own transportation priorities. They are finally getting the chance.
When the Virginia General Assembly passed a broad new transportation funding bill earlier this year, it included a section letting Northern Virginia raise and allocate hundreds of millions per year. Those new taxes began rolling in on July 1, with the beginning of Virginia fiscal year 2014.
On Wednesday night, the Northern Virginia Transportation Authority (NVTA) officially approved its first set of projects. The authority allocated about $210 million, split roughly evenly between transit and roads.
The largest projects include the Silver Line's Innovation Center Metro station, new VRE railcars, and widenings along Route 28.
NVTA also approved a bond validation lawsuit that will preemptively ask Virginia courts to rule on NVTA's legality. That process should take 6-9 months, and NVTA will have to wait until it's over to actually start spending money. Taking the issue to court now means NVTA won't have to spend years fending off other court challenges.
The project list is below. For more details, see the project description sheets on NVTA's website.
|Transit and multimodal projects|
|Innovation Center Metro station||$41||Fairfax Co.|
|VRE Lorton station 2nd platform||$7.9||Fairfax Co.|
|WMATA Orange Line traction power upgrades for 8-car trains||$5||Regional|
|Potomac Yard Metro station environmental study||$2||Alexandria|
|Crystal City multimodal center bus bays||$1.5||Arlington|
|VRE Gainesville extension planning||$1.5||Regional|
|VRE Alexandria station pedestrian tunnel & platform improvements||$1.3||Alexandria|
|Herndon Metro station access improvements (road, bus, bike/ped)||$1.1||Fairfax Co.|
|Leesburg park and ride||$1||Loudoun|
|Loudoun County Transit buses||$0.9||Loudoun|
|Route 7 Tysons-to-Alexandria transit alternatives analysis (phase 2)||$0.8||Regional|
|Falls Church pedestrian access to transit||$0.7||Falls Church|
|Duke Street transit signal priority||$0.7||Alexandria|
|PRTC bus||$0.6||Prince William|
|Alexandria bus shelters & real-time information||$0.5||Alexandria|
|Van Buren pedestrian bridge||$0.3||Falls Church|
|Falls Church bus shelters||$0.2||Falls Church|
|Rt 28 - Linton Hall to Fitzwater Dr||$28||Prince William|
|Rt 28 - Dulles to Rt 50||$20||Fairfax Co.|
|Belmont Ridge Road north of Dulles Greenway||$20||Loudoun|
|Columbia Pike multimodal improvements (roadway, sidewalk, utilities)||$12||Arlington|
|Rt 28 - McLearen to Dulles||$11.1||Fairfax Co.|
|Rt 28 - Loudoun "hot spots"||$6.4||Loudoun|
|Chain Bridge Road widening||$5||Fairfax City|
|Boundary Channel Dr interchange||$4.3||Arlington|
|Rt 1 - Featherstone Rd to Mary's Way||$3||Prince William|
|Edwards Ferry Rd interchange||$1||Loudoun|
|Herndon Parkway intersection with Van Buren St||$0.5||Fairfax Co.|
|Herndon Parkway intersection with Sterling Rd||$0.5||Fairfax Co.|
Cross-posted at BeyondDC.
Arlington's Bluemont neighborhood fought plans to rebuild the local Safeway and add apartments. Now that the project's stalled, a new group called Bluemont Forward wants to change the debate over growth.
In April, the Bluemont Civic Association voted to oppose a proposal from Safeway and developer Silverwood Companies to replace the 1960's-era store on Wilson Boulevard just west of Ballston with a new supermarket and 160 apartments. They claimed that the building would harm the area's quality of life and left no room for compromise.
Now, neighborhood leaders say Silverwood has quietly backed out of the project. As a result, Safeway could continue to pursue plans for the site, or it could simply close the store and leave Bluemont without its only grocery store. Silverwood won't comment on the record, but it's possible that BCA's hard-line stance was a factor in the decision to pull out.
Bluemont Forward touts the benefits of progress
Residents formed Bluemont Forward around a common vision of remaking their stretch of Wilson Boulevard as a walkable, vibrant place. Their website invokes tradition and history, inviting people to "rediscover the benefits of rationally scaled, neighborhood-oriented, mixed-use commercial areas." The group's supporters include former BCA presidents from the past 20 years.
While recent BCA meetings suggest the neighborhood is a hotbed of hostility to change, Bluemont Forward demonstrates that neighbors holds a variety of views. Many welcome progress and are ready to embrace the benefits of new development. Group members push for a pragmatic, collaborative approach that would serve the neighborhood well in future discussions.
"Arlington County, the developers, the Safeway, can come together for the common good," says Bluemont Forward spokesperson Chitra Kumar. "The Safeway is really a centerpiece of the community. Right now it's mostly a parking lot, and the community would like to see it redeveloped. We have talked to our neighbors and we know there's a sense of wanting to see some change, especially in that site."
Kumar says a new Safeway could bring about many positive changes. "If you have more foot traffic in that area, potentially have street improvements, a lot of positive things could come," she says. "We want to see that happen in a reasonable way."
Opponents' fears are overblown
Research shows that we have what psychologists like Dan Gilbert call an "impact bias." In the context of neighborhood development, author Edward Glaeser explains it best: "people…significantly over-estimate the impact that a negative shock will have on their happiness. The enemies of a new high-rise may think that the tower will make them miserable, but in reality, they will quickly adapt to the new situation."
The existing store on Wilson Boulevard, seen from west (left) and east (right).
Photos by the author.
Roger Lewis, an architect and frequent guest on WAMU's The Kojo Nnamdi Show, offered similar thoughts to radio listeners in February. On the subject of "people worrying about everything from parking to density and property values, et cetera," Mr. Lewis said, "I think a lot of the fears are unjustified. A lot of the anxieties at least that I've heard voiced…are bogus. I don't think they're justifiable."
Neighbors who voted against the change may have legitimate concerns, but in time they'll become accustomed to it. "We do think people will get used to seeing it, especially if they see the benefits they get out of it," says Kumar. "There can be a lot of them: a walkable, biking-friendly Wilson Boulevard village center that they can walk their families to."
However, the difference between the BCA and Bluemont Forward is about more than tone or attitude. BCA has taken a hard-line position against any development whether or not the existing Safeway is economically viable. They unequivocally oppose rezoning the Safeway site, saying they want no additional density there.
Meanwhile, Bluemont Forward's vision for the Safeway site is arguably moderate: not too restrictive but not too big, either. They worry that 160 apartments may be too dense, but are open to changing the current zoning. "To encourage a service-rich neighborhood center," says their website, "we agree that a redeveloped Safeway site that offers public amenities should be allowed a level of density greater than the currently allowed density, which is amenable primarily to one-story strip-mall type development."
No one actually wants to lose Safeway
Surveys of Bluemont residents show that everyone wants to have a grocery store in their neighborhood. But with the redevelopment plans in doubt, so is the future. The worst-case scenario is that Safeway may decide it's easier to sell the property than to maintain an outdated store. The new owner may then build a big car wash or another auto-oriented facility, which are allowed under current zoning.
Former BCA president and former Arlington Planning Commission member Gerry Procanick confirms the possibility that Bluemont could lose the Safeway: "The analysis we did a number of years ago showed that the current zoning would not support any viable by-right upgrade to the property," he says. "Without significant re-development the site will remain mostly asphalt, or default to some sort of townhouse project. For those of us who plan to stay and have seen what other neighborhoods have done with similar properties, there is no doubt that our neighborhood can do better."
Development opponents say that this argument plays on people's fears. But by warning that a new Safeway and housing could produce more traffic, parking problems, noises, smells, threats to safety, and school overcrowding, they're doing the same thing.
Bluemont certainly can do better than the current Safeway. If Bluemont Forward is any indication, the neighborhood can also do a better job of working with Safeway than its civic association has in recent months.
Arlington Memorial Bridge opened in 1932, amidst the very depths of the Great Depression. It was a major event in Washington, which drew President Herbert Hoover, the first lady, and the vice president.
This vintage newsreel illustrates the excitement. The newsman is particularly enthusiastic that the bridge is wide enough for "4 cars to pass abreast."
By the way, did you know the bridge doesn't actually go to Arlington? Both sides are totally within the District of Columbia.
It's a common misconception that the boundary between DC and Virginia is the middle of the Potomac. But in fact, the entire river is part of the District. If you are standing on the Virginia shore and step one foot into the river, you have technically crossed into DC.
The Memorial Bridge technically connects mainland DC and Columbia Island. The island is best known for the traffic circle on the far side of the bridge, often-confusing ramps on and off the George Washington Parkway, unsafe pedestrian/bicycle crossings, and Park Police who yell at drivers when they stop for pedestrians.
Since Columbia Island is fully within DC, so is the Memorial Bridge. The actual Virginia boundary is along the much-shorter Esplanade Bridge, between Columbia Island and the Virginia mainland. This also means the GW Parkway and Mount Vernon Trail are partially within DC, since they run through Columbia Island.
Periodic protest organizer Adam Kokesh might benefit from consulting this map. He's trying to lead a July 4th march with guns on DC, but since DC prohibits carrying guns around, including loaded ones, he's now planning to march on the Memorial Bridge up to the District line and meet police there. He might have a hard time, since the District line doesn't cross the Memorial Bridge.
Cross-posted at BeyondDC.
WMATA has chosen a brand for its upcoming Crystal City Potomac Yard BRT line: Metro Way, featuring a flashy new blue paint scheme.
The BRT line will run south from Pentagon City through Crystal City and then into Alexandria. It will have dedicated lanes, with large rail-like stations. The line will run every 6 minutes during rush hour and every 12-15 minutes at other times.
In a few years it will be upgraded to a streetcar line. But in the meantime, it's the DC region's first bona fide BRT.
WMATA selected the Metro Way brand and livery following a survey this past March that considered several options. The blue livery, although clearly unique, reflects the blue Metro uses for its MetroExtra express buses.
Cross-posted at BeyondDC.
- Metro maps out loop line between DC and Arlington
- It's fine to not build parking at Tysons Metro stations
- Alexandria board rejects King Street bike lanes
- Ask Congress to give DC self-rule on building heights
- Arlington considers using fees to reduce parking
- DC sports spaces give short shrift to girls
- Sexist Metro ad asks "Can't we just talk about shoes?"