2010 ULI Fall Meeting Presentation October 15, 2010 11:00 am to 12:15 pm

1. Urbanization of Suburbia
Friday, October 15
11:00 a.m. – 12:15 p.m.

2. A Presentation by Robert Brosnan
Planning Director, Arlington County
ULI Fall Conference
October 15, 2010
40 Years of Smart Growth
Arlington County’s Experience with Transit Oriented
Development in the Rosslyn-Ballston Metro Corridor

3. PRESENTATION OVERVIEW
 Review of Arlington’s
efforts to use transit
to both redevelop an
older commercial
corridor and ensure
future riders for the
system
 How we planned
 Identify some of the
successes and
lessons learned

4. Smart Growth
 Smart growth represents the desire
for another form of growth
 Well planned development
 Convenient and walkable places
 Transit accessible with a robust menu of
transportation options
 Preserves open spaces
 Efficiently uses existing infrastructure
 Offers alternatives to automobiles

5. Smart Growth
 Arlington has been in the forefront
of this trend for over 40 years
 We used the opportunity of transit
to reshape an older, inner suburb
into a thriving urban village with
over 37 million sq. ft. of new
development and a reduction in
auto traffic

6. SETTING THE STAGE
 Arlington is a 26 square
mile, urban county which
was a part of the original
District of Columbia
 Population 212,200
 Jobs 207,800
 Housing units 105,428
 Located in the core of a
rapidly growing
Washington region (over
5 million residents, 3
million jobs and 1,200
sq. miles of urbanized
area)

7. SETTING THE STAGE
 1960 - 7.5 million sq. Ft.
Office
 Declining retail corridors
 Emerging market for
government office space
 Strong single family
neighborhoods
 Large number of garden
apartments, some of
which were beginning to
decline
 97,505 jobs
 71,230 housing units
1962

8. SETTING THE STAGE
 Beginning of the planning
for a regional transit
system
 Embarked on an ambitious
community planning effort
 Debated the impacts of
development vs the
benefits of growth and
decided we wanted to
encourage growth as well
as encourage riders

9. PROPOSED ROUTE
Arlington lobbied strongly for an underground route along the old
commercial corridor vs along the median of future highway
Proposed
Route
Approved
Route

10. Development Concepts
 Concentrate high and mid-
density redevelopment around
transit stations (highly
targeted) and taper down to
existing neighborhoods
 Encourage a mix of uses and
services in station areas
 Create high quality pedestrian
environments and enhanced
open space
 Preserve and reinvest in
established residential
neighborhoods

11. SECTOR PLANS
 Adopted a corridor-wide GLUP based on agreed-to
development goals
 Then focused on developing sector plans to
create distinctive “urban villages”
 Overall vision for each station area
 Conceptual Plan
 Development framework
 Establish street network
 Urban design standards
 Densities and heights

12. KEY TO SUCCESS
 Do the planning - Involve the community
 Residents
 Business community
 Developers
 Political will and support
 Plans that result have community buy-in
 Plans that set expectations for both the community
and developers – avoids the fights later
 Continued outreach and education

13. View of Rosslyn-Ballston Metro
Corridor Development Patterns

14. MEASURING SUCCESS
R-B CORRIDOR
1970
22,000 jobs
5.5 million sf
office
7,000 housing
units
2010
98,500 jobs
21.7 million
sf office
28,643
housing
units

15. MEASURING SUCCESS
1991
ROSSLYN
 13,637
COURT HOUSE
 5,561
CLARENDON
 2,964
BALLSTON
 9,482
2009
ROSSLYN
 33,382
COURT HOUSE
 14,636
CLARENDON
 8,787
BALLSTON
 24,751
METRO RIDERSHIP (Average daily entries and exits)

16. BALANCED DEVELOPMENT =
BALANCED RIDERSHIP
A M P e a kA M O f fP M P e a kP M O f f
T i m e P e r i o d s
0
5
1 0
1 5
2 0
2 5
3 0
3 5
Thousands
Passengers
E n t r i e s
E x i t s
Arlington Metrorail Stations
R id e r s h ip b y T im e P e r io d
MEASURING SUCCESS

17. PEDESTRIAN ACCESS
73% WALK TO STATION
5 R-B Corridor Stations
73.0%
7.5%
3.6%
12.9%
2.0%
1.0%
Walk
Metrobus
Other
Bus/Vanpool
Auto (incl. Drop-
off)
Other
No Response

18. MEASURING SUCCESS
 Car ownership (vehicles per household)
 Nationally, almost 90% have a car;
55% have 2 or more
 Arlington: 12% have zero cars;
less than 40% have 2 or more
 Metro Corridors: 17.9% have zero cars,
while less than 25% have 2 or more
Source – 2000 Census

19. MEASURING SUCCESS
Getting to work: Less than
half drive
39.3% use transit
10.5% walk or bike
2.3 work at home

20. MEASURING SUCCESS
0
25,000
50,000
75,000
100,000
125,000
150,000
175,000
200,000
GW
Pkwy
Wash.
Blvd.
Arl.
Blvd
I-66 I-395
1980
1990
1996
2002
 Substantial growth in
traffic volumes on
regional limited access
highways, with most of
the growth between
1980 and 1990
 Modest growth in traffic
on arterial and local
streets which has
flattened out in the last
10 years (averaging less
than ½% per year on
many streets)0
10,000
20,000
30,000
40,000
50,000
Rt. 1 Lee
Hwy
Col. Pk. Carlin
Sp.
G.
Mason
1980
1991
1996
Present
Traffic Trends – Regional & Local Facilities

21. MEASURING SUCCESS
Street
Segment
Street Type 1996 2001 2006 % Change
1996-2006
Lee Hwy -
Rosslyn
EW 6-lane
arterial
37,770 33,632 32,428 -14.1%
Wash. Blvd –
VA Sq.
EW 4-lane
arterial
20,469 19,478 18,069 -11.8%
Clarendon
Blvd.
EW 2-lane 1-
way arterial
13,980 14,199 14,539 4%
Wilson Blvd. -
Clarendon
EW 2-lane 1-
way arterial
16,368 16,265 13,797 -15.8%
Arlington Blvd. EW 6-lane
arterial
55,865 63,272 60,223 7.8%
Glebe Road -
Ballston
NS 6-lane
arterial
35,230 39,409 35,900 1.2%
G. Mason Drive
– west of
Ballston
NS 4-lane
arterial
20,002 22,578 23,386 16.9%
Traffic Trends on Arterial Streets

22. MEASURING SUCCESS
 $27.5 billion of a total $57.5 billion in assessed
land and improvements value in the county is in
the metro corridors which is 11% of total land
 Today Arlington has more office space than
downtown
 Dallas
 Los Angeles
 Denver
 Boston

23. LESSONS LEARNED
 Transit investments can be used as a
catalyst to reshape communities
 Multimodal transportation strategies can
result in substantial benefits – allowing
continued growth with less reliance on
autos
 Establish the vision, design supportive
public policies/plans and tools and be
patient
 Build community consensus

24. LESSON LEARNED
 Ensure that transit is integrated with
development – not secondary
 An attractive and functional pedestrian
environment is important
 Develop public-private partnerships to continue
consensus building and assist in the
implementation
 Integrity of plan – be consistent
 Do the detailed planning at the sector area to
avoid the battles at development review time

25. CONTACT INFORMATION
Robert Brosnan
Planning Director
Department of Community Planning and
Development
703-228-3516
rbrosnan@arlingtonva.us
www.arlingtonva.us

26. Crystal City, Virginia

27. The Rosslyn Ballston Corridor
“30 Years of lessons learned”

28. Rosslyn

29. Court House

30. Clarendon

31. Virginia Square

32. Ballston in 1980
Ballston Today
Ballston

33.  View looking northeast from Randolph Street
Original Site
Liberty Center
Arlington, VA
 Three 12- Story Office
Buildings
 530,000 SF
 Originally built in
1960’s
 Leased to GSA
Fairfax Dr.

34.  View looking northeast from Randolph Street
Liberty Center
Concept
Liberty Center
Arlington, VA
 Transit- Oriented
Redevelopment
 Mixed Use
 2 Office Buildings and
2 Residential
Buildings
 Open Space
 Ground Floor Retail
with Streetscape
elements and seating

35.  View looking northeast from Randolph Street
Liberty Center
Arlington, VA
One Liberty Center:
 Secure facility
 Total 316,000 SF
 Thirteen stories
Two Liberty Center:
 Total 180,000 SF
 Nine stories
The Residences at Liberty
Center:
 233 Condo units
 Twenty one stories
Liberty Tower:
 235 Rental units
 Twenty one stories

36. Founders Square,
Arlington, VA

37. Wilson Blvd
Liberty
Center
Site
Kettler
Capitals
Iceplex
Founders
Square
Mosaic
Park
FDIC
Ballston
Commons Mall
ONR
NSF
 Directly between two
Metro Stops
 Adjacent to Liberty
Center and future
Mosaic Park
 Currently under
construction
 Blocks from Federal
Deposit Insurance
Corporation, National
Science Foundation,
Office of Naval
Research and Virginia
Tech
Founders Square
Arlington, VA
Overall SiteVirginia
Tech

38.  Transit Oriented
Development
 Pedestrian Environment
– Quincy Plan Linkage
 Across Wilson Blvd.
from Liberty Center
 LEED Goals
 View looking southeast from Wilson Boulevard
Founders Square
Arlington, VA
Site Plan

39.  View looking northeast from Randolph Street
Site Plan
Office South
Founders Square
Arlington, VA
 Secure Facility – 82’ secure
perimeter
 Total: 355,530 GSF
 Parking – 517 Spaces
 Thirteen Stories
 LEED- Gold Core & Shell and
LEED- Platinum Commercial
Interiors

40.  18 stories (approved 15)
 382,400 GSF
(approved 312,660)
374,730 SF office
(approved 299,760)
7,670 SF retail
(approved 8,000)
 457 parking spaces
(approved 485)
 LEED Gold Proposed
 View looking southeast from Wilson Boulevard
Founders Square
Arlington, VA
Site Plan
Office North

41.  View looking west along Wilson
Residential North
Founders Square
Arlington, VA
Site Plan
 Density: 238,060 GSF
(approved 251,960)
 Residential – 256 Units
(approved 198)
 Retail – 9,035 GSF
(approved 8,900)
 Parking – 272 Spaces
(approved 244)
 LEED Silver

42. Founders Square
Arlington, VA
Residential South- Hotel
View looking south west along Wilson Boulevard
Site Plan
 183 Room Marriott
Residence Inn
 Parking – 106
Spaces
 Ground Floor Retail
 LEED Silver

43. Plaza
Features
 Level central paved
space for events
 Double row of trees
 Continuous retail frontage
wrapping onto Wilson
Blvd.
 Café seating flanking
central space
Founders Square
Arlington, VA

44. Mosaic Park
Founders Square
Arlington, VA
 2.5 Acres
 Funded by sale of TDR’s
 Privately funded new
park
 Overall Founders Square
and Mosaic Park – 66%
open space
4040
Wilson
DARPA
Reside
ntial
North
Hotel
Retail
Mosaic
Park

45.  First LEED-Gold for
Neighborhood Development
in Arlington
 Office South: LEED-CS
Gold & LEED-CI Platinum
 Office North: LEED-NC
Gold
 Residential North: LEED-
NC Silver
 Residential South/Hotel:
LEED-NC Silver
 View looking
southeast from
Wilson Blvd
Founders Square
Arlington, VA
LEED Goals
404
0
Wils
on
DAR
PA
Res.
Nort
h
Hote
l
Reta
il
Mosaic
Park
2LC
OLC
(ON
R)
Con
dos
Apartment
s

46.  View looking northeast from Randolph Street
Ballston
Liberty
Center
Founders
Square
Future
Mosaic Park
Kettler
Capitals
Iceplex
Ballston
Commons
Mall
Harris Teeter
Grocery
Store
Quincy Park
Glebe Road
Arlington
County
Library
Liberty Center and
Founders Square
 Over 2 Million SF of
mixed use transit-
oriented development
 Approximately 5,000
office workers
 Approximately 1,300
residents and guests
 Approximately 60,000 SF
of retail
 Approximately $1 Billion
of overall investment

47. Founder’s
Square
Arlington, VA
Thank You

48. Crystal City, Virginia

49. Creating The Environment for Change
• BRAC – 17,000 Jobs Leaving
• Buildings at end-of-life
• A great moment in time
• Location, location, location
• Planes, Trains, and Autos
• Creating a Strong Urban Plan with Principles that Allow Change Over
Time
• 25,000,000 GSF
• Small # Land Owners
• Found Sites ( Land Use Efficiency)
• Redevelopment Incentivized (2 ½ Times Existing Density)
• An Open County Process
• Crystal City Plan Review Council

50. Creating an Economic Engine for Development
Proposed Heights for Redevelopment 40,000,000 GFA
Existing Allowed Heights by Zoning 25,000,000 GFA

51. • Former Railroad
Brownfield Site
• Started in1963
• Peak Construction
1970
• Full Build-Out
in the late 1980’s
• Market Driven Plan
• Developed Over
30+ Years by
Charles E. Smith Co.
• Metro Station - 1977
• VRE - 1992
• Existing - 25 Million SF

52. Crystal City 2050
Sector Plan Adopted 10/5/10

53. Today and Tomorrow
Existing Program
•Office: 10,797,705 SF
•Retail: 847,823 SF
•Hotel: 3,525,184 SF
•Residential: 9,339,021 SF
•Circulation/Plinth: 140,300 SF
•Service: 87,065 SF
TOTAL: 24,737,098 SF
Proposed Program
•Office: 16,073,254 SF
•Retail: 1,513,311 SF
•Hotel: 5,154,480 SF
•Residential: 16,835,902 SF
•Circulation/Plinth: 104,590 SF
•Service: 69,440 SF
TOTAL: 39,750,977 SF

54. Before 25 Million GFA
Existing Density 24.7 mil sf

55. After 40 Million GFA
Retained Buildings
Height and Replacement
Found Sites
18.3 mil sf
13.2 mil sf
8.2 mil sf

56. I. Community Process
• Crystal City Task Force Meetings
• The Camp Out
• The Crystal City Walking Tour
• Stakeholder Meetings - The Community Charrette
• Transportation Walking Tour
• Regional Partners Transportation Working
Sessions
• Task Force Transit Subcommittee
• Community Forums
• County Board Work Sessions
• Long Range Planning Committee
• Board Work Sessions and Hearings
• 4 Years-Over 90 Meetings

57. I. Who was at The Table?
• Arlington County Board
• Crystal City Task Force
• Planning Commission
• Transportation Commission
• Economic Development
Commission
• Parks and Recreation
Commission
• Commission for the Arts
• Housing Commission
• Environmental and Energy
Conservation Commission
• Stakeholders
– Crystal City BID
– Crystal City Residents
– Aurora Highlands Civil Association
– Arlington Ridge Civic Association
– Crystal City Property Owners/
Developers
• County and Staff Groups
– Department of Community
Planning, Housing and
Development: Planning Division,
Housing Division
– Arlington Economic Development
– Department of Environmental
Services- Transportation
– Department of Parks, Recreation
and Cultural Resources
• Consultants
– Torti Gallas and Partners, Inc.
– Kimley-Horn and Associates
– DMJM Harris | AECOM
– EDAW
– Economics Research Associates
– NelsonNygaard Consulting
Associates
– Robert Charles Lesser &
Company
– Vladislav Yeliseyev, Architectural
Illustrations
• 17 Citizen + County Staff Groups
• Over 700 Participants

58. II. Consolidating the Core Neighborhoods

59. II. Consolidating the Core Neighborhoods

60. II. Consolidating the Core Neighborhoods

61. III. Building a Network of Open Spaces

62. III. Building a Network of Open Spaces

63. III. Maximize Sun
Exposure at Open Space
55% Sunlight in Parks and Plazas
from 11:00am to 3:00pm at Spring
Equinox

64. IV. Promoting Sustainable Practices
• Green Roofs
• LEED Silver
• 40 Million GSF Balanced
LW&P in 260 Acres
• Planes, Trains,
Automobiles and
Pedestrians
• Sunshine
• Wind
• Solar

65. V. A Place for Planes, Trains, Autos, Bikes and People

66. V. Transforming a Highway into a Boulevard

67. V.

68. V.