ThreeThree DecadesDecades ofof SmartSmart Growth:Growth: Arlington’sArlington’s UrbanUrban VillageVillage

An Overview

Christopher Zimmerman Arlington County Board Arlington,Arlington, VirginiaVirginia

2 ArlingtonArlington TodayToday

z Population 199,000 z Jobs 203,100 z Housing units 93,182

3 ArlingtonArlington TodayToday

z Daytime population is over 260,000

z County has over 34 million sq. ft. of private office space

4 ArlingtonArlington historyhistory ---- DevelopmentDevelopment stagesstages

z To the 20s -- Largely rural, small villages

z 30s to 70s -- Suburb, with some office development

z 70s/80s -- emerged as economic center

5 ArlingtonArlington historyhistory ---- DevelopmentDevelopment stagesstages

z Population peaked in 1970 (170,000)

z Fell in 80s (154,000), as economy, infrastructure aged

6 ArlingtonArlington historyhistory ---- DevelopmentDevelopment stagesstages

z Transformation into economic center followed introduction of transit in late 70s z Development in 2 Metro corridors

7 TransitTransit inin ArlingtonArlington z By 1970 trolley lines were gone z In 1960s planning began for new rail system for Washington area z Construction began early 70s z 2 lines opened by 1980

8 TransitTransit inin ArlingtonArlington 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

9 TheThe RR--BB CorridorCorridor (Orange(Orange line)line)

z Instead of running on the highway up here . . . z . . . the line was sent underground to Ballston

10 TheThe RR--BB CorridorCorridor (Orange(Orange line)line)

z 5 stations z Rosslyn, CH, Clarendon, Va Square, Ballston 20 million sq. ft. of office space - - over 13 since 1980 11 TheThe JeffJeff DavisDavis CorridorCorridor (Blue(Blue andand YellowYellow lines)lines)

z Pentagon z , Crystal City z National Airport

12 million sq. ft. of Office space

12 PlanningPlanning PrinciplesPrinciples

“” z Density confined largely to R-B and JD corridors -- z Of total commercial office of 34.2 million sq. ft., 31.4 -- 92 % -- is in the two corridors z Maintain low-density neighborhoods outside corridor, preserve green space

13 TheThe RosslynRosslyn--BallstonBallston CorridorCorridor

Before & After ROSSLYNROSSLYN

. . . Then

& Now . . .

15 ROSSLYNROSSLYN

16 COURTCOURT HOUSEHOUSE

17 CLARENDONCLARENDON

Then . . .

. . . and Now

18 VIRGINIAVIRGINIA SQUARESQUARE

19 BALLSTONBALLSTON

20 Rosslyn Courthouse Clarendon

Virginia Square

Ballston

21 WhatWhat ArlingtonArlington DidDid

22 WhatWhat ArlingtonArlington DidDid

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

23 WhatWhat ArlingtonArlington DidDid –– ToolsTools

z Defined the corridor on the General Land Use Plan (GLUP) z Adopted unique designations, specifying higher densities, mixed uses based on development goals

24 WhatWhat ArlingtonArlington DidDid –– ToolsTools

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

25 WhatWhat ArlingtonArlington DidDid –– ToolsTools

26 WhatWhat ArlingtonArlington DidDid –– ToolsTools

z The sector plans identify – Desired public improvements – Location for retail – 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

27 WhatWhat ArlingtonArlington DidDid –– ToolsTools

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) remains in place until proposal receives County Board approval of a special exception site plan

28 WhatWhat ArlingtonArlington DidDid –– ToolsTools

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

29 WhatWhat ArlingtonArlington DidDid –– ToolsTools

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

30 AssessingAssessing OurOur SuccessSuccess MixedMixed--useuse DevelopmentDevelopment 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 . . .

32 RR--BB CorridorCorridor DevelopmentDevelopment

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% 33 Household,Household, PopulationPopulation && EmploymentEmployment inin thethe RR--BB CorridorCorridor

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. 34 (Courtesy of Dennis Leach) CommercialCommercial OfficeOffice andand RetailRetail DevelopmentDevelopment inin thethe RR--BB CorridorCorridor

22.5

20

17.5

15 Office 12.5 (M SF)

10 Retail 7.5 (M SF)

5

2.5

0 1972 1980 1990 2000 2003+UC 35 (Courtesy of Dennis Leach) RR--BB CorridorCorridor ResidentialResidential andand HotelHotel DevelopmentDevelopment

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

36 (Courtesy of Dennis Leach) MarketMarket DemandDemand

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

37 FiscalFiscal ImpactsImpacts

z The R-B Corridor has a current assessed real estate value of over $9 billion, producing 32.8% of the County’s real estate tax revenue z The 7 station sectors in the 2 corridors produce nearly half of County real est. revenue – from ~7 % of its land area z Arlington enjoys the lowest tax burden in the Washington Metropolitan area

38 TODTOD ImpactsImpacts

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 39 BenefitsBenefits ofof TODTOD 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

40 BenefitsBenefits ofo