Eleventh Street Development, LLC has filed with Arlington County a site plan application and submission for rezoning of properties at the northwest corner of Washington Boulevard and Kirkwood Road (1122 N. Kirkwood Road). The proposal replaces the existing former Sport & Health facility, Graham State Farm insurance office, Slye Digital Media Systems and Zolly Motors with a new apartment building. To accommodate this request, the applicant proposes to rezone the property from C-2 (Service Commercial-Community Business District) to C-O-2.5 (Mixed-Use District). This will permit the construction of a six seven-story 250 255-unit rental apartment building with two underground levels for 201 190 vehicles parking spaces (0.8 0.745 spaces per unit). Access to the parking garage and loading docks will be access by a new alley along the west and north edges of the property that will connect to both Washington Boulevard and Kirkwood Road. The alley will also provide a new access point to the adjoining historic Ball Family Burial Ground.
Mr. Paul Ashin (paul.ashin@verizon.net) is our neighborhood’s representative to the Site Plan Review Committee (SPRC) of the Planning Commission. The meeting schedule of the SPRC is as follows:
- February 4, 2019 – 7:00 – 8:30pm
- March 11, 2019 (Tentative) – Time TBA
- April 1, 2019 (Tentative) – Time TBA
Meetings are held at the Ellen M. Bozman Government Center (Courthouse Plaza), 2100 Clarendon Boulevard.
See the County’s 1122 N. Kirkwood Road project page on the project for more details and updates.
Current Update:
The applicant gave a presentation of their revised plans at the January 28, 2018 BVSCA meeting. Below are presentation materials along with the subsequent filings with the County.
Application Package to the County (Dec 2018)
Application Plans: Civil | Architectural: Part A, Part B, Part C | Landscaping
Past information:
The applicant gave a presentation at the April 23, 2018 BVSCA meeting. Below are presentation materials along with the subsequent filings with the County.
Applicant’s Presentation Boards from BVSCA April 23, 2018 Meeting
At that meeting, attending neighbors had the following questions/concerns:
- Lack of neighborhood-serving retail (e.g., coffee shop) along Washington Blvd and/or facing the Ball burial ground
- Traffic, especially alleys serving only this building versus serving surrounding streets as well
- No affordable units proposed
- Drop-offs and pick-ups for uber, etc., will be needed along Washington Blvd
- Applicant is working with staff to create several spaces along Washington Blvd. for this purpose by pulling curb in
- Concerns re: height in relation to neighboring buildings/houses.
- Applicant open to discussions re: façade to make for a better view from existing buildings
- So many new, large developments. Is there really enough need for all these new residences? What is the current vacancy rate?
- Applicant feels reasonably confident based on proximity to metro, retail, and George Mason as well as recent studies re: baby boomers and empty nesters trending toward apartments
- Nia Bagley notes that luxury rental rate is extremely soft at this time, suggests looking at Forest City as a model
- Coordination with adjacent redevelopments (including Red Top) as to timing of construction, end state of intersections
- Pedestrian traffic study was done on holiday weekend during rain. Might need to recheck those numbers. Any pedestrian improvements on Kirkwood would be appreciated.
- Noise from rooftop deck
- Community benefit package?
- Undergrounding utilities and re-routing sewer
- Streetscape and sidewalk upgrades
- Green building
- Affordable housing cash contribution
- Public art (undecided whether on site or cash)
- Some residents present prefer not to include an on-site structure
On April 27, 2018, the applicant submitted a second preliminary application to the County.
Applicant’s Second Preliminary Submission Paperwork (April 27, 2018)
Applicant’s Second Preliminary Submission Site Plan Drawings (April 27, 2018)
Neighbors are also encouraged to compare and contrast the applicant’s proposal with the recently approved county planning study and concept plan for the area that includes the subject site.