A 22-story apartment building has the go-ahead to start construction in Crystal City after the Arlington County Board unanimously approved the project at its Saturday meeting.
The building, with the address of 2351 Jefferson Davis Highway but located at the intersection of Crystal Drive and 23rd Street S., is set for 302 apartments on top of a podium of the existing two-story retail space. The building is part of the larger Century Center office and retail complex.
The existing ground-floor retail includes Buffalo Wild Wings and Mezeh Mediterranean Grill. The existing retail tenants are expected to stay in the property after the project is complete.
The building would have more than 330,000 square feet of floor space and be 270 feet tall, with a total of 242 parking spaces provided for residents. An existing shared garage with a nearby office building will provide another 100 spaces for retail customers.
“This is the sort of mixed-use project that has become an Arlington signature,” said County Board chair Jay Fisette in a statement. “This building will accomplish one of our key goals — to bring more residents to the heart of Crystal City and provide an even better balance of jobs and residents in this neighborhood. This is a very attractive building, putting state-of-the-art new apartments above upgraded retail space that will enhance the neighborhood’s vibrancy.”
And while the project itself received broad support among County Board members and local residents who testified at the meeting, several raised concerns at the effectiveness of the county’s Transportation Impact Analysis.
The TIA is a requirement for new projects that assesses how many new vehicles and users of public transportation will be added, but some residents said it failed to take into account the community’s traffic concerns.
In their own recommendations of the project in Crystal City, both the Planning Commission and Transportation Commission said said staff must engage in a “community conversation” and receive feedback on where TIA studies can be improved.
“What we’re asking is for staff to reach out broader and more deliberately to the community, because they’re currently not feeling heard,” said Planning Commission member Stephen Hughes at the meeting.
County transportation director Dennis Leach said staff in the county’s Department of Environmental Services are already looking at updating the TIA, and that they will look to the community for input on how it can be changed before presenting any updates at a public meeting, as well as to the Planning and Transportation Commissions.
Leach said the county already asks far more of developers to show impacts on traffic and transit than many other jurisdictions. In its announcement of the Board’s approval, county officials said the analysis for this project was more stringent than most:
The applicant conducted a more extensive traffic impact analysis than usually conducted for such a project. The analysis included the effects of the project on multiple modes of transportation, not just vehicle trips. It assessed the development’s projected impact on the adjacent street, sidewalk, transit, and bicycle network and took into account additional traffic generated by approved, but not yet built, projects within the study area, and their associated transportation network improvements. The analysis evaluated 14 intersections along Crystal Drive, South Clark Street, 23rd Street South and 26th Street South and concluded that future intersection level of service will remain the same regardless of the development, due to sufficient capacity within the existing Metrorail and bus system for the additional trips generated by the site, and a high-quality environment that exists adjacent to the site for pedestrians and bicyclists.
There is no specific timeline on when the TIA regulations will be updated and presented to the community, although Leach said it is already in staff’s work plan. Fisette said he hoped to see progress in the “near term,” possibly as early as September.
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