Clarendon Project Underway

Clarendon is on its way to getting yet another apartment building. Zom Inc., which is developing USAA Real Estate's parcel at 1200 N. Irving Street in Arlington, finally began construction earlier this month on a 10-story apartment building with ground floor retail that will front both N. Irving Street and Washington Boulevard. The project was designed by Esocoff & Associates.

Formerly known as The Waverly at Clarendon Station, the development has now been christened The Beacon at Clarendon West, according to Greg West, chief development officer for the Florida-based Zom. "We’ve revised the design and rebranded the project," he said.

The company's original condo concept is off the table. Instead, the project will include 187 one- and two-bedroom units averaging 850 square feet, each with de rigeur hardwood floors, granite countertops and stainless steel appliances. About half will have balconies, and a rooftop pool is included in the package.

The building will have "a very unique and interesting radius shape," said West. In part, that curvilinear facade is designed to take advantage of the lot's outline. On the ground floor, lining both N. Irving Street and Washington Boulevard - but not the corner itself - will sit 17,000 square feet of space designed for retail. Zom has hired Asadoorian Retail Solutions to fill the spaces, but West claims the development partners have not decided on a specific mix of types. "We have a lot of flexibility as to the size and variety of what we can take," he said. "We just want to find the best tenants who will provide a good amenity value to the building."

Construction of the project, which is being done by Donohoe Construction, is beginning with a major excavation to make room for two floors of underground parking. The development, which will incorporate an historic facade that’s still on the property, should be finished in about two years.

The site, located two blocks from the Clarendon Metro station, has a fairly long history. Zom bought it from Faison in 2006 but the property lay empty for several years. In 2011, USAA bought the property and is developing it together with Zom.

The partners are also involved in a second Arlington venture, located at 1919 Clarendon Boulevard in Courthouse. The Clarendon Boulevard project, which is also currently under construction, is similar to the N. Irving Street one: although it's five stories rather than 10, the development includes 191 high-end apartments and another 17,000 s.f. of ground floor retail. Asadoorian is screening tenants for that property as well. "We'll be selecting retailers soon," said West.

Arlington Virginia real estate development news

Work to Begin on Two Clarendon Blvd. Projects

Two open lots in Arlington will start bustling within the next two weeks as work begins on two long-awaited mixed-use developments between the Rosslyn and Courthouse Metro stations.

After many months of predicting an "imminent" groundbreaking at the adjacent pair of now-vacant lots, Elm Street Development plans to begin utility work next week at 2001 Clarendon Blvd., Elm Street Vice President James Mobley said in an email. Next door at 1919 Clarendon Blvd. (the Hollywood Video site), crews were told to proceed, with work getting underway within two weeks, sources at USAA Real Estate said.

Arlington County records show USAA received a sheeting a shoring permit March 28 but still must revise plans to get additional construction permits for the residential and retail development at 1919 Clarendon Blvd., previously 1900 Wilson Blvd.

Rendering of 1919 Clarendon Blvd.

Meanwhile, records show that Elm Street is still working to get approval for sheeting and shoring in addition to the other required building permits for the proposed retail and residential development at 2001 Clarendon Blvd., previously 2000 Wilson Blvd.

"We have submitted for Footing to Grade Permit and addressed comments on the Sheeting and Shoring Plans," Mobley said in the email. "Other than addressing County comments the building is unchanged."

Rendering of 2001 Clarendon Blvd.

Mobley did not respond to a question asking why the project has been delayed. USAA said its project is moving forward as planned. However, both companies have said that construction was at hand at least since 2010.

With an expected delivery date in 2014, 2001 Clarendon Blvd. will be home to a 6-story mixed-use development with 154 apartments and approximately 30,000 s.f. of retail space. WDG Architecture designed the building S. E. Foster will construct. .

USAA will bring a 5-story mixed-use development with 198 residential units and 24,657 s.f. of retail space to 1919 Clarendon Blvd. USAA bought the site and plans from Zom Inc.in 2001. Torti Gallas designed the project that Harkins will build.

Arlington, VA real estate development news

Buildings Gone on Wilson Boulevard, Construction "By November"

Zom Inc., developer of USAA Real Estate's transit-oriented residential and retail project at 1900/1916 Wilson Boulevard, asserted in July that construction would be underway "this fall;" and today, Graham Hatcher, VP of construction for Zom again stood behind a November start date, adding that general contractors are bidding on the project this week.

Both buildings previously on site - Hollywood Video and an office - have been razed in anticipation of new construction; however, according to Arlington County Inspection Services, two building permits applied for by Zom, in July and September, are trudging through inspection and zoning reviews, with one permit ready to be picked up by the developer, revised and resubmitted, and the other awaiting review by zoning before it will be released back to the development team.

The design, by Torti Gallas and Partners, was approved by the County last year, with only a few minor changes taking place in the schematics since that time, explains Michael Parker, project manager and Torti Gallas architect.

For one, the residential entryway was relocated further down Clarendon Boulevard, where it could have 20' high ceilings, combating digs by Country reviewers that the initial entryway location (at the corner of Troy and Clarendon) was "cavelike." Additionally, Juliet balconies were added to 33 residential units along Troy, Clarendon and Wilson Boulevard to "add texture to the building." Lastly, a darker red brick was introduced to frame main elements of the building and residential bays along Wilson, a change that created more of a warehouse feel.

Parker also notes how the design came together after a relatively minor land acquisition, by USAA, of an approximately 20,000-s.f. surface parking lot owned by property neighbor NSTA. With the extra land on the eastern edge of the property, the building design could be reconfigured from an initial "pan-handle scheme" into the "W" formation shown above, allowing for two courtyards (versus one) and an extra dozen or so apartment units.

With 191 apartment units in all, the units range from a 450-s.f. studio to 1400-plus-s.f. 3-bedroom layout. The building is 230,000 s.f. above grade, and will rise 5 stories, as is allowed in the Rosslyn-Ballston Corridor plan which affects land along Wilson and Clarendon Boulevards, although the land was zoned to allowed for 16 stories. There is ample parking on site, 256 spaces will be included below grade (18 more than is required by the County).

As for retail to enliven the Corridor, 17,500 s.f. of street-front retail will be divided into several storefront spaces: one on the corner of Wilson Boulevard and Troy Street, one on the corner of Troy and Clarendon, and three further down Clarendon Boulevard; if any retail space has been claimed, Zom wasn't ready to announce it.

With County approval, owner USAA, who bought the property/project from Zom in 2010, will also be required to create a public park worth $100,000 on a triangle swath of land nearby.

Also located nearby in the Court House district, is the future Tellus, a planned 16-story, 254-unit apartment building, expected to break ground next spring; in order to move forward, developer Erkiletian partnered with Jefferson Apartment Group.

Arlington Virginia real estate development news