Category: Development

No Cost Benefit Analysis For WRAPS Plan

Comments on the West Rosslyn Area Plan Study (WRAPS) at Arlington County Board Meeting on February 25, 2017.

The WRAPS project is promoted by County staff as a great deal for Rosslyn. With developer Penzance underwriting the cost of a new fire station, a new cross street, a new park and a ground lease on County property worth millions of dollars, what’s not to like about it?

Well, for one thing the park to be constructed occupies only a portion of the original Rosslyn-Highlands Park, and this space will be shared by at least 1,000 additional residents in two high rises to be constructed on the site. The fire station will share a building with residents of 330 apartments in one of the towers. Residents here and the 560 units in the apartment building next door will compete with 775 students of the adjacent new Wilson School for short term parking, recreational facilities, pedestrian access and public transit. (more…)

PRESS RELEASE: Nestle USA’s Relocation to Arlington Not So Sweet

Arlington County Board Candidate Audrey Clement welcomed the news that 1812 N. Moore Street, Arlington’s tallest office building–which has been vacant since construction in 2013–will soon have a new tenant.

“Finding a tenant was a major coup for the owner, Monday Properties, and for the County itself, which is struggling with a 20% office vacancy rate,” said Clement. “But the choice of tenant–Nestle USA–leaves a lot to be desired.”

With a market capitalization of $235 billion and $9.4 billion in annual profits, Nestle is the world’s largest food corporation. But there is a dark side to Nestle – and it’s not chocolate. (more…)

Cost of Temporary Fire Station at Wilson School Unknown

While I am relieved that County Staff has not recommended Rhodeside Green Park as the site of a temporary fire station, I’m concerned about the process by which Wilson School was selected.

First, it is evident that while the County Manager’s office solicited input, its response to community in the published temporary fire station FAQ indicates that most of the objections to the Wilson School site were dismissed.

Second, while an alternatives analysis was done, the results of that analysis, published as Attachment 3 to the staff report, show that no serious cost benefit analysis was undertaken.


PRESS RELEASE: Clement Exposes Disturbing Development Trends in Arlington

 ARLINGTON, VA – While most Arlington residents are focused on this year’s presidential race, there are other important elections in progress. The County Board race offers Arlington voters a stark choice between the status quo embraced by my opponent Libby Garvey and the reforms I advocate as her challenger.

Development has transformed Arlington. New high rise construction is ongoing in the Rosslyn-Ballston corridor, Columbia Pike and Pentagon City. In Ballston alone, 2000 new apartment units and 420,000 square feet of office space are planned or under construction.

While many view the County’s construction boom as a sign of prosperity, it belies some disturbing trends. First, at 20 percent the office vacancy is unacceptably high. Second, the impacts of hyper-development on schools, streets and parks have been largely ignored by County Board.

The most disturbing trend is the emergence of more classroom trailers on school campuses all over the county. In fact over 3,000 students are housed in trailers and many more will be in the future, as new housing construction produces a bumper crop of new students. Yet the County insists that the impact of new high rise development on the school age population is negligible.

In fact School Board incumbent Nancy Van Doren insisted at the September 6 Civic Federation debate that planned new classroom capacity will erase Arlington Public Schools (APS) projected 4,600 classroom seat deficit. Scrutiny of School Board budget documents reveals that Nancy arrived at this conclusion by double counting recently added new classroom capacity. Yet no one on County Board, let alone incumbent Libby Garvey has set the record straight.

Not only are County officials pushing the myth that massive new developments planned for Rosslyn, Ballston and Pentagon City will have minimal impacts on school enrollment, they also maintain that the impacts on traffic will be minimal. For example, a traffic impact analysis (TIA) done for the relatively modest six story development that will replace the Food Star at Columbia Pike and George Mason Drive will degrade rush hour traffic at the intersection from LOS D, which is stable to LOS E or “operating at capacity”. But this isn’t cause for concern for the County, since traffic congestion is routine in urban areas.

A massive Rosslyn Plaza Phased Development Site Plan (PDSP) between Kent Street and Arlington Ridge Road that will house 500 new housing units, 200 new hotel rooms, and 1.8 million square feet of office space, is slated for 2,168 parking spaces. According to the TIA, “at full build-out, six of the eleven signalized study intersections surrounding the site would operate at unacceptable levels of service in their current configuration.” But not to worry, because the impacts will be mitigated by a new street signal and road network.

In approving the PDSP, not only did County Board ignore the impact of additional traffic, it also ignored the joint appeal of the Metropolitan Washington Airlines Committee, Airports Authority, American Airlines, Airlines for America, and the Airline Pilots Association to defer approval of the Rosslyn Plaza project until FAA has decided whether to amend its regulations to consider the hazard of constructing office towers so close to White House prohibited airspace.

Finally there’s the issue of green space. At .8 acre Rosslyn Plaza is less than the 1 acre mandated by the Rosslyn Sector plan. 750 Glebe Road, the massive 500 unit luxury development at the intersection of Wilson Blvd. and Glebe Road, will have no publicly accessible green space. The developer of 2000 Clarendon Blvd. offers no new parks in return for the upzoned residential tower it plans to construct adjacent to the Odyssey. In rubber stamping these projects, County Board has essentially told residents that they can expect few natural amenities in return for usurious rents.

If elected to County Board, I plan to seek a fiscal an impact analysis of every major site plan development to assure that the project actually benefits the County and that its impacts are adequately addressed.

In addition, I plan to:
  • Seek tax relief for residents and businesses and stop the exodus of federal agencies from Arlington.
  • Preserve green space and emphasize basic services like: streets, schools, libraries and public safety.
  • Promote transparency by requiring publication of official documents at least 72 hours before board and commission meetings.
  • Provide a voice on County Board for all taxpayers.

As a 12-year Westover resident and long-time civic activist–with a Ph.D. in political science and service as a Congressional Fellow–I have both the experience and independence to promote these reforms.

To find out more about my campaign, visit

You can make a difference! Boost my campaign for Arlington County Board by:

  • volunteering for an hour at your polling place on Election Day;
  • donating time or money;
  • planting a yard sign in your yard or window;
  • spreading the word via your PTA, civic association, listserv or blog.
Together we can make the “Arlington Way” more than an empty phrase.

Rosslyn Residents Get a New WRAP

In justifying its decision to put a temporary fire station on the Wilson School playing field, the County claims that the plan for the WRAPS site was “developed through an extensive community planning process with broad participation from County commissions, civic associations and other stakeholders. . .”

Yet it is now known that the deal to redevelop the WRAPS site was cut with Penzance in a secret Letter of Intent (LOI) in January 2013, the existence of which was withheld from the community until almost a year later.

Characterizing the WRAPS planning process as transparent is a cruel joke to Rosslyn civic leaders, who were already upset when they penned the following in a letter to County Board on June 16, 2015:

“Furthermore, the [WRAPS] proposal fails to meet long acknowledged open space needs of the Rosslyn neighborhood, which lacks sufficient parkland for its substantial and growing population. In fact, the plan actually decreases rather than increases parkland. The population at the WRAPS site will increased by a projected 80 percent . . .; yet the community is losing at least 30 percent of the existing open space. In addition, access to the Wilson School field which has a common use area for many years, will now necessarily be limited during school hours, further reducing open space available to the community.”

Were it not for the vocal opposition of the same civic leaders who showed up at the July 16, County Board meeting, the County might have approved a deal that would have deprived Rosslyn residents of much of its remaining green space for another five years.

As a result of their opposition, County Board has delayed a decision on where to locate the temporary fire station till September. In the meantime, County Board promises to involve the community in exploring two other sites–Rhodeside Green Park, and a lot near Rosslyn Holiday Inn.

In March, 2015 Rosslyn neighbors rallied to save Rosslyn Highlands. At the time, other than the aforementioned civic leaders, few expressed concern about the planned demolition of historic Wilson School next door as part of the WRAPs project. The sentiment was that if sacrificing the school would save the park then that was okay.

Now we see that the decision to demolish the school has only whetted the County’s appetite to inflict more unwanted outcomes on Rosslyn neighbors. What’s worse, the controversy spawned over relocating the fire station highlights the unworkability of a plan that shoehorns residential and mixed use development, a major secondary school, a fire station and a public park all within about six acres.

Supermarket at Mazda Site a Bad Idea

750 N. Glebe is a 12 story mid-rise mixed use development project consisting of 491 luxury apartments, 733 park spaces and 62,000 square feet of retail space including a supermarket.

The fact that virtually none of the units except 22 CAFs designated as “affordable” will be affordable to most Arlington residents is cause for concern. The impact of adding almost 500 additional units in the immediate vicinity of Ballston Mall, which has already absorbed 1,500 newly constructed or soon to be constructed units is cause for even greater concern. But inclusion in this project of a grocery store that will generate 4,800 car trips on week days and 7,700 trips on Saturdays gives pause. (more…)

Westover Neighborhood Recycling In Progress

As many of you know, Evergreene Homes demolished three historic Westover garden apartment buildings in 2013 to make way for luxury townhouses. Developers are at it again. Soon four more 8-10 unit apartment buildings will be demolished to make way for another clutch of million dollar town homes between 11th Street and 11th Road off Washington Boulevard. (more…)

Affordable Housing Master Plan Wildly Unrealistic

According to Arlington’s Affordable Housing Task force, the county’s affordable housing shortage has reached crisis proportions with 7,000 households in need of rent relief and many more forecast. The solution according to the Affordable Housing Master Plan (AHMP) is to construct 15,800 units by 2040. This will be accomplished by awarding developers bonus density in return for setting aside a percentage of new apartments as committed affordable units (CAFs). (more…)

Affordable Housing Master Plan Wildly Unrealistic

According to Arlington’s Affordable Housing Task force, the county’s affordable housing shortage has reached crisis proportions with 7,000 households in need of rent relief and many more forecast. The solution according to the Affordable Housing Master Plan (AHMP) is to construct 15,800 units by 2040. This will be accomplished by awarding developers bonus density in return for setting aside a percentage of new apartments as committed affordable units (CAFs). (more…)

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