Three Decades of Smart Growth: Arlington’s Urban Village
An Overview
Christopher Zimmerman Arlington County Board
January 26, 2006
Arlington, Virginia
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1 Arlington Today
z Population ~200,000 z Jobs >200,000 z Housing units >90,000
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Arlington Today
z Daytime population is over 260,000
z County has over 34 million sq. ft. of private office space
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2 Arlington development -- Key role of Metro
z Transformation into economic center followed introduction of transit in late 70s z Development in 2 Metro corridors
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Transit in Arlington z Key decision was re-orientation of Orange line from I-66 to Rosslyn- Ballston corridor z Enabled creation of new downtown z Urban village, rather than suburban development
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The R-B Corridor (Orange line)
z Instead of running on the highway up here . . . z . . . the line was sent underground to Ballston
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3 The R-B Corridor (Orange line)
z 5 stations z 24 million sq. ft. of office space -- over 17 since 1980 z 24,500 housing units -- 3 1/2 times as many as in 1970
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The Jeff Davis Corridor (Blue and Yellow lines)
z Pentagon z Pentagon City, Crystal City z National Airport
12 million sq. ft. of Office space
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Planning Principles
“Smart growth” z Density confined largely to R-B and JD corridors -- z Of total commercial office (approaching 40 million sq. ft.) 92 % is in the two corridors z Maintained low-density neighborhoods outside corridor, preserved green space
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4 5 What Arlington Did
z Set in motion a series of planning efforts to look at the future of the county z The major policy goals that resulted were: – Strive for a 50/50 tax base mix of residential and commercial – Strive for mixed-use development with a significant level of residential – Preserve existing single family and garden apartments – Focus redevelopment within 1/4 mile of metro station entrances to encourage transit ridership
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What Arlington Did
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What Arlington Did – Tools
z Defined the corridor on the General Land Use Plan (GLUP) z Adopted unique designations, specifying higher densities, mixed uses based on development goals
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6 What Arlington Did – Tools
z Then developed sector plans for each Metro station, focused on an area approximately 1/4 mile from the station z Give detailed guidance on County expectations for development
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What Arlington Did – Tools
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What Arlington Did – Tools
z The sector plans identify – Desired public improvements – Location for retail – Urban design standards – Public infrastructure needs – Open space, streetscape standards
z They are intended to tell landowners, developers and residents what the future of the station area will be and how individual parcels can be redeveloped
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7 What Arlington Did – Tools
Aside: The Virginia Context
z Limitations on local authority
z “Dillon’s Rule”
z Property Rights
And now back to our show . . .
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What Arlington Did – Tools
z GLUP, sector plans for Metro corridors indicate County’s willingness to rezone for higher density z In response to development proposals, county will rezone for higher density use shown on GLUP z Lower (pre-existing) zoning remains in place until proposal receives County Board approval of a special exception site plan
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What Arlington Did – Tools
z The site plan allows significantly higher density & height than underlying zoning (1.5 - 3.8, 55 ft - 153 ft) z Site plan is approved only if:
– It complies with the standards of the zoning ordinance,
– Is in compliance with the mix required by the GLUP
– Provides the features called for in the sector plan for the area - including public improvements
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8 What Arlington Did – Tools
z Property owner always maintains underlying by- right zoning until they implement approved site plan z The zoning categories for site plans actually have lower base rights than the existing zoning z Since owner requests rezoning reduced rights is not an issue
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The Rosslyn-Ballston Corridor
Before & After
9 ROSSLYN
. . . Then
& Now . . .
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ROSSLYN
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COURT HOUSE
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10 CLARENDON
Then . . .
. . . and Now
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VIRGINIA SQUARE
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BALLSTON
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11 Rosslyn
Courthouse Clarendon
Virginia Square
Ballston
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Lower density
Lower density
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12 Assessing Our Success
Mixed-use Development z People live there: Station areas include more than 30,000 residential units – and rising z People shop there: 4.6 million sq. ft. of retail (mostly street-level) z People work there: Today Arlington has more office space than downtown . . . Dallas . . . Pittsburgh . . . Denver . . .
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R-B Corridor Development
1970 2001 z Office z Office 4,168,033 19,793,263 z Residential z Residential 6,036 UNITS 21,813 UNITS z % Residential to z % Residential to office office 43% 36% 39
13 Household, Population & Employment in the R-B Corridor
80,000 70,000 60,000 50,000 HH 40,000 Population 30,000 Employment 20,000 10,000 0 1972 1980 1990 2000 2003 Est. 40 (Courtesy of Dennis Leach)
Commercial Office and Retail Development in the R-B Corridor
22.5
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17.5
15 Office 12.5 (M SF)
10 Retail 7.5 (M SF)
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2.5
0 1972 1980 1990 2000 2003+UC 41 (Courtesy of Dennis Leach)
R-B Corridor Residential and Hotel Development
27,000 24,000 21,000 18,000 15,000 Hotel 12,000 Rooms 9,000 Housing 6,000 Units 3,000 0 1972 1980 1990 2000 2003+UC
42 (Courtesy of Dennis Leach)
14 Market Demand
z Office rents command a premium over suburban locations in the region z Office occupancy rates have outperformed most business locations in the last two business cycles z Residential demand is very strong across a number of housing types z Retail vacancy rates are low and supply is expanding
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Fiscal Impacts
z The R-B Corridor produces almost one-third of the County’s real estate tax revenue z The 7 station sectors in the 2 corridors - constituting one-tenth or less of the County’s land area - produce more than half of County tax revenue z Arlington enjoys the lowest tax burden in the Washington Metropolitan area
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TOD Impacts
Arlington Metrorail Stations Ridership by Time Period 35 30 25
20 Entries 15 Exits Thousands
Passengers 10 5 0 AM Peak AM Off PM Peak PM Off Time Periods
Balanced development -- balanced ridership 45
15 Benefits of TOD z Getting to work – transit use – National avg: 4.7 % – Fairfax County: 7.3 % – Arlington: 23.3%
And, those who walk to work are double the national avg, 5 times Fairfax
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Benefits of TOD z Car ownership (vehicles per household) – Nationally, almost 90% have a car; 55% have 2 or more – In Fairfax, 96% have at least one; two-thirds have 2 or more – Arlington: 12% have zero cars; less than 40% have 2 or more 47
Benefits of TOD z Numbers are more dramatic in Arlington’s Metro corridors – Car ownership: 17.9% have zero cars, while less than 25% have 2 or more – Getting to work: Less than half drive • 39.3% use transit • 10.5% walk or bike • 2.3 work at home 48
16 Metrorail Access at 5 R-B Corridor Stations - 39,500 Daily Boardings
2.0% 12.9% 1.0% Walk 3.6% Metrobus 7.5% Other Bus/Vanpool Auto (incl. Drop- off) Other
No Response 73.0%
49 (Courtesy of Dennis Leach)
Metrorail Access at 4 Suburban Orange Line Stations - 29,250 Daily Boardings
12.0% 14.6% 1.7% Walk
Metrobus 9.3% Other Bus/Vanpool
Auto (incl. drop-off) 4.8% Other
No 57.6% Response/Unknown 50 (Courtesy of Dennis Leach)
Transportation System Performance
z Despite growth in corridors, and throughout region, traffic growth in corridors has been modest z Major increases on the interstates (I-66 and I-395) due to regional and local factors z Stable to modest increases of traffic on most arterial streets z Stable to modest increases in traffic on residential streets
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17 Traffic Trends
25,000
20,000
15,000 1970 10,000 1980 1990 2000 5,000
0 Blvd Circle Rd. @ Rd. Blvd. @ Kirkwood @Oakland Clarendon
N. Vietch @ Vietch N. 52 @ Key Blvd. Washington Washington Wilson Blvd. Wilson St. Highland Wilson Blvd. Wilson (Courtesy of Dennis Leach)
Assessing Our Success
EPA 2002 -- First National Award for Smart Growth
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Assessing Our Success
Not to mention -- z League of American Bicyclists -- Bicycle Friendly Community designation z APTA -- Outstanding Public Transportation System Award (for ART) z American Podiatric Association -- Best Walking City in America z Sports Illustrated - NRPA --
Sportstown for Virginia 54
18 Thank you
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