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In the Works: 6.3 Million Square Feet of Office Space

by ARLnow.com — December 27, 2012 at 1:45 pm 4,738 26 Comments

High rise construction in Ballston(Updated at 3:35 p.m.) Some 6.3 million square feet of office space is either currently under construction or approved and awaiting construction, according to latest figures from Arlington County.

The development of 5.3 million square feet of office, 836,543 square feet of retail and 7,572 residential units in Arlington has been approved by the county but is not yet under construction, according to the 2012 Arlington County Government annual report. That’s up from last year’s annual report, when 4.3 million square feet of office, 813,479 square feet of retail and 5,839 residential units were approved and awaiting construction.

As of Sept. 30, approximately 1 million square feet of office, 150,000 square feet of retail and 1,380 residential units were under construction, up about 50 percent, 70 percent and 20 percent year-over-year, respectively.

The figures are a reflection of continued developer interest in Arlington County, despite economic competition from D.C. and the new Silver Line corridor.

“The increased competition from the Silver Line construction certainly exists, and our team is working diligently to showcase the opportunity that exists in Arlington,” said Arlington Economic Development spokeswoman Cara O’Donnell. “Developers are continuing to plan new and exciting projects in Arlington, and our BizLaunch program works with as many as 3,000 entrepreneurs and small businesses every year.”

Still, some believe that the Silver Line may take some Metro-oriented development away from Arlington, particularly after the first section of the rail line — running from Reston and Tysons to Arlington and D.C. — opens in late 2013 or early 2014.

Most of the projects not yet under construction in Arlington were approved in the past 5 years, although some date back to the 1990s and one dates back to 1981. All told, there is about 40 million square feet of office space in Arlington, plus 43,000 residential units along Metro corridors and 105,000 residential units countywide, based on the county’s 2012 profile.

The developments approved but not yet under construction (as of 11/1/12) include:

  • Rosslyn Gateway Phases 1 & 21901 Ft. Myer Drive — 490,056 sq ft office / 26,376 sq ft retail / 273 residential units / 148 hotel rooms
  • Rosslyn Commons Townhouses1500 Clarendon Blvd — 25 residential units
  • Central Place1801 N. Moore Street — 570,549 sq ft office / 44,554 sq ft retail / 374 residential units
  • Wakefield Manor2025 Fairfax Drive — 188 residential units
  • 1919 Clarendon Blvd (Hollywood Video Site)1919 Clarendon Blvd — 24,657 sq ft retail / 198 residential units
  • The Tellus2009 14th Street N. — 10,674 sq ft office / 4,354 sq ft retail / 254 residential units
  • Washington View 2001 Clarendon Blvd — 32,840 sq ft retail / 154 residential units
  • NTSA Office Site1840 Wilson Blvd — 107,920 sq ft office / 10,000 sq ft retail
  • Demar Office Building2311 Wilson Blvd — 100,328 sq ft office / 4,906 sq ft retail
  • 3001 Washington Blvd (Penzance) 3001 Washington Blvd — 284,012 sq ft office / 22,479 sq ft retail
  • Beacon at Clarendon West (formerly The Waverly)1200 N. Irving Street — 18,299 sq ft retail / 195 residential units
  • 3901 Fairfax Drive 3901 Fairfax Drive — 178,131 sq ft office / 3,200 sq ft retail
  • Virginia Square Towers 3440 Fairfax Drive — 12,815 sq ft retail / 540 residential units
  • 3803 Fairfax Drive Expansion3803 Fairfax Drive — 43,045 sq ft office
  • 650 N. Glebe Road (Goodyear Site)650 N. Glebe Road — 2,203 sq ft retail / 163 residential units
  • Founder’s Square North Office707 N. Randolph Street — 418,810 sq ft office / 7,670 sq ft retail
  • The Place (Founder’s Square North Residential)4000 Wilson Blvd — 9,035 sq ft retail / 256 residential units
  • Peck/Staples/AHC Townhouses815 N. Woodrow Street — 28 residential units
  • The Spire/Fairmont4420 Fairfax Drive — 9,200 sq ft retail / 237 residential units
  • 1900 Crystal Drive1900 Crystal Drive — 719,704 sq ft office / 11,290 sq ft retail
  • Boeing Site608 S. Ball Street — 453,422 sq ft office
  • Potomac Yard Land Bays C & D3001 Jefferson Davis Hwy — 1,064,298 sq ft office / 73,696 sq ft retail / 691 residential units
  • Lofts at Crystal Houses1900 S. Eads Street — 252 residential units
  • Crystal City Retail Phase II 2010 Crystal Drive — 84,034 sq ft office / 92,920 sq ft retail
  • Airport Plaza IV2600 Crystal Drive — 198 residential units
  • Pentagon City PDSP Parcel 3501 15th Street S. — 64,231 sq ft retail / 1,172 residential units / 300 hotel rooms
  • Pentagon City PDSP Parcel 1D1197 S. Fern Street — 930 residential units / 582 hotel rooms
  • The Acadia (Three Metropolitan Park) 1201 S. Fern Street — 16,345 sq ft retail / 411 residential units
  • Pentagon Centre Phases 1-3 1201 S. Hayes Street – 776,982 sq ft office / 327,070 sq ft retail / 600 residential units / 250 hotel rooms
  • Pike 34003400 Columbia Pike — 15,443 sq ft retail / 301 residential units
  • Axumite Village 1100 S. Highland Street — 36 residential units
  • Columbia Place1100 S. Edgewood Street — 2,960 sq ft retail / 22 residential units
  • Buckingham Townhomes Village I424 N. George Mason Drive — 68 residential units
  • Greenbrier Village Phase II2251 N. Greenbrier Street — 4 residential units
  • 705/707 N. Barton Street 705 N. Barton Street — 2 residential units
  • Deadite

    Declining population, eh?

    • novasteve

      office space doesn’t correlate to residents. Detroit has a lot of people working in the offices there, but dont’ live there. Like with DC as well.

      • Pentagonian

        What about the additional 7,500 new residential units? That probably correlates to residents.

        • BBMS

          Not until they are built. For all we know the developers have shelved a lot of these old projects. There’s only 1380 under construction now, and there’s no way to tell what the population change will be because of household size changes.

          • Pentagonian

            Ok, even with 1380 currently under construction, more residential “planned” or under consideration for the near future, I still don’t see evidence of a declining population.

            Do you really think that changes in household size are going to significantly impact census demographics? I’d bet that while gentrification continues, “official” numbers continue to increase.

          • BBMS

            Household size is trending down in Arlington. If you want to talk about future population you should stick with the metrics the census and stats people use. I don’t think approved residential units is one of them, but I could be wrong. Regardless, they are not evidence of future population growth. You really can not have evidence of the future anyway, but that’s your word, not mine.

            From another viewpoint, do you think Arlington’s population will ever decline in the future, and would that have to be by removing several large residential buildings, or could other factors influence that?

          • Pentagonian

            Arlington’s population increased 4% from 2010-2011. US Census Bureau website (http://quickfacts.census.gov/qfd/states/51/51013.html) – the very metrics and stats you mention – show Arlington has 2.16 persons per household, from 2007-2011. Which continues the DINK (dual income no kids) majority trend of the past 30+ years.

            There are 106,717 housing units as of 2011. That’s up from ~86k in 2000. It is a measure that the US Census tracks, apparently. Seems like adding 1380 more residential units, with several more thousand on the way, would indicate some measure of continued and sustained population growth.

            I did not say anything about evidence of the future. Clearly that is impossible. I said that I do not see current evidence of a declining population given current residential projects continue to flourish. Please don’t put words in my mouth.

            Sure, Arlington’s population could plateau, and even slightly decline. But with the continued development along the Rosslyn-Ballston corridor, the Crystal City Sector Plan, new development along Columbia Pike, a strong highly-educated DINK tax base, excellent schools and public services, along with being an outstanding place to live, I just don’t see that happening.

          • Deadite

            Household size may be declining, but one high rise containing a few hundred single- and double-occupancy apartments will still house far more people than the few multi-family (or garden style) homes it is replacing.

          • Cindy

            The population will never go down. Ever. Chris Zimmerman told me so.

  • Sparkle Pony Princess

    When the real estate market collapses a few years from now — if not sooner — I won’t say I told you so because I’m so nice. But I’ll be thinking it.

  • dd

    Suggested topic: Ratables are like crack cocaine.

    Discuss.

  • Tre

    How many or what % of office sq. ft. is currently vacant in Arlington?

  • Clarendon

    I know the list is from Nov, but several of those were under consitruction by then and are further along now.

    • karzai

      That was to be my post as well. The Waverly at Clarendon (now the Beacon) is under construction, as is the Hollywood video site and the Virginia Sq. Towers site. There may be others on that list where construction has started, such as Rosslyn Commons site.. There are two sites next to each other under construction – one was the Hollywood video site, and the other is where the Taco Bell used to be (next to the Wells Fargo bank).

  • Wayne Kubicki

    Re: the 5.3M sf of approved office space not yet under construction – it’s comprised of 15 separate projects, 9 of which (60% of the total sf) were approved at least 4 years ago. The approvals on three of them go back more than 10 years.

    Story on residential units is similar. Of the total of 7,572 units, the approvals for 3,080 (41% of the total) were approved at least 4 years ago.

  • BBMS

    You know, I thought something didn’t add up reading this, and I think I found it.

    “That’s up from last year’s annual report, when 4.3 million square feet of office, 813,479 square feet of retail and 5,839 residential units were approved and awaiting construction.”

    I read that as 4.3 million sq ft received approval last year. It actually means that much had been approved up to that point. They are accumulating quite a backlog of approved projects from previous years. The total amount of office development approved by the county board last year (2011) was 453,422 (the Boeing site alone), that info is taken directly from the 2012 Profile text, page 8.

    “Approved” should be clarified, since not all projects are even approved by the board.

    • http://www.arlnow.com ARLnow.com

      We’ve clarified the language a bit.

  • bobbytiger

    Get ready to double the trolly tracks on The Pike.

  • johnny b

    Oh boy! Does all this new commercial tax income mean our residential burden will go down? :)

  • South of 50

    If you really want to track it as a competition with the Silver Line, here’s the bet: Take the 6.3 million square feet that are approved for Arlington. Now, who builds 6.3 million square feet (or more) first: Along the Silver Line, or Arlington’s already approved projects?

    And really, the whole idea that these numbers reflect competition with the Silver Line is skewed. Lots of these larger projects were hatched in the developer’s offices up to 10 years ago. It takes long time to get from prospectus to occupancy. Any impact by the Silver Line would show up as a dip in development applications in Arlington about 4 to 7 years from now.

    • JohnB2

      Agreed, it’s a stretch to link all this directly to the Silver Line. The Spire/Fairmont is an old project, it was being discussed back in 2004 as an additional entrance to the Ballston station.

      BRAC and Sequestration will have a much greater effect than the Silver Line.

    • Wayne Kubicki

      A lot of the office projects being discussed here were hatched pre-2008 crash. Getting construction financing and highly leveraged permanent financing was much easier back then.

      Take the changes in the capital markets, mix-in the facts that a lot of these sites were purchased at top-dollar, that rents have essentially stagnated and vacancy has greatly increased, it may take a long time for some of these approved projects to actually get built. Some may never be built.

  • MariaC

    Can Arlnow provide a list of buildings that are to be torn down or demolished?

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