Story

J Luna at Ballston, located in Arlington VA, is a multifamily development with 2 levels of below-grade parking. The 7-story wood-frame structure features 98 boutique apartments with high end finishes totaling 108,565 SF. Amenities include a gym, business lounge, pet spa, fire pits, and grill area. The architect and the project team have worked together previously on several other projects in this jurisdiction, which was an advantage for the construction of J Luna at Ballston. The developed chemistry between the teams was a significant advantage when encountering the challenges of the construction project. J Luna at Ballston had the unique attribute of combining three different building construction types to achieve one cohesive facility. The design was required to utilize the constraints of a previous zoning approval for the site, while accommodating a new program and adding design and construction efficiencies. To create the most cost-effective means of accommodating the low-rise and mid-rise portions of the previously approved building mass, the team separated the building into a IIIA over IA wood-over-concrete podium construction type, while the low-rise was a VA all wood- framed construction type. This approach gave the project a complex, but interesting design that the project team was able to execute while creating strong value for the project. The project encountered a few challenges during the construction process. The project had a very dense urban location with a tricky “L” shaped site that was surrounded by existing high-rise residential buildings and two very active streets. The challenges with this condition ranged from the need to continually foster the relationship with the neighbors through the years of design and construction, to orchestrating the coordination of street and site utilities, all while working in a highly confined construction site. Early in the project, the project team discovered unknown utilities within the site, along with a multitude of other utilities surrounding the project. These unforeseen conditions required tight coordination amongst the design team, developer, and construction partners to determine paths forward to allow the utilities to be relocated and installed to service the project. The most significant delay was power. To overcome the power delay, the project team came up with several alternative options to utilize existing temporary power, to allow the project to move forward at a stage where permanent power was expected to have been established. J Luna at Ballston is a striking project that enhances the urban fabric of the neighborhood while providing a sophisticated new home for its residents. Despite the challenges, the project was completed successfully and opened to the public in March 2025.