Numerous large-scale redevelopment and conversion projects are scheduled to go before the Arlington County Board at upcoming meetings.
A full slate of projects would bring a total of 1,535 new residential units and 344 hotel rooms to Rosslyn, Ballston, Shirlington, Crystal City and Virginia Square. They include both teardowns and adaptive-reuse projects involving underused office buildings.
Most projects will be considered at a meeting on Saturday and one is on the agenda for the recessed meeting of Tuesday, July 22.
One Rosslyn
Developer Penzance is coming to the Board to receive site-plan amendments that will permit construction of its One Rosslyn project at 1901 and 1911 Fort Myer Drive.
The plan calls for three residential towers plus about 14,500 square feet of retail area. Two existing office buildings on the 2.30-acre site will be torn down.
The project is planned to include a total of 845 units:
- A planned tower on the northeast portion of the site would rise 23 stories and include 73 condominium units
- A planned 27-story tower on the northwest portion of the site would offer 311 apartments
- A planned 29-story tower on the southern portion of the parcel would include 461 apartment units
Planning Commission members voted 7-0 on Wednesday (July 9) on a series of motions in support of the project.
However, some raised questions about Penzance’s plan to provide about $11 million to support the county’s Affordable Housing Investment Fund, in lieu of providing on-site affordable units.
Commission member Eric Berkey said that while there are benefits to having on-site units, the cash contribution will provide a major infusion to the county’s loan fund in support of housing initiatives.
He said that currently “we’ve got a lot more projects than funds to support” and called the proposal “a big win for our community and for Rosslyn.”
While the project had generally smooth sailing through the review process, the North Highlands Citizens’ Association had introduced some concerns about pedestrian safety. The civic association and some safety advocates have pressed for a new skywalk over eastbound Langston Blvd, but county staff, advisory panels and the North Rosslyn Civic Association are opposed to that request.
At the Planning Commission, requests were made that the developer consider the use of bird-friendly glass to limit collisions between migrating birds and the buildings. Such glass, which the county encourages but does not require for new development, is not included in current plans.
Ballston One
Penzance is also seeking a site-plan amendment allowing for the construction of a multifamily building with up to 328 dwelling units at 4601 Fairfax Drive.
The 2.28-acre site currently is developed with a 12-story office building and underground parking garage, each constructed in 1986.
Plans call for demolishing the office building but keeping the underground parking. A seven-story apartment structure would rise 83 feet above ground level.
The developer has the ability under current zoning to build a higher structure. During the review process, some critics argued that the project is not tall enough for the surrounding neighborhood, which housing advocates say is in need of new units.
The developer has maintained that a taller building would require more expensive construction techniques which would make the project financially unfeasible.
The Planning Commission voted 7-0 to recommend County Board approval of the project at a Wednesday meeting.
Even with final county approval, work on the Ballston One effort may not start quickly. The current building has federal-government tenants, and it appears unknown at this time if and when that space might be vacated.
Typically, site-plan approvals are valid for three years. County Board members likely will be asked to extend this specific site plan to five years because of the uncertainty involved.
Planning Commission members voiced a variety of viewpoints on whether an extension was appropriate under the circumstances.
The lot is bounded by Ballston Wetland Park and an I-66 entrance ramp to the west, Fairfax Drive to the south, Marymount University buildings to the east and One Ballston Plaza and Three Ballston Plaza office buildings to the north.
The developer plans to contribute more than $2 million to the county’s Affordable Housing Investment Fund, county staff say.
3601 Wilson Blvd
Gilbane Development is seeking county approval to convert the existing six-story office building at 3601 Wilson Blvd to a mixed-use property.
A total of 94 residential units plus ground-floor retail would be retrofitted to the existing One Virginia Square office building, constructed in 1999.
The 0.94-acre site is located adjacent to the Virginia Square Metro station. It currently is unoccupied.
No changes are proposed to the existing building height, footprint, total density and streetscape conditions. An underground parking garage with 207 spaces will be retained.
The site is bounded by a number of apartment and condominium buildings, the Metro station and Oakland Park.
2100 and 2200 Crystal Drive
JBG Smith is seeking county approval to convert an office building at 2100 Crystal Drive into a hotel and an office building at 2200 Crystal Drive into a residential building.
The development plan calls for 344 hotel rooms at 2100 Crystal Drive and 195 residential units at the adjacent building. The height and bulk of the buildings will not change, but there will be a minor reduction in aggregate density, staff said in a report to County Board members.
Currently, the two 11-story office buildings are almost vacant. Underground parking associated with the structures will be retained.
The Crystal City Civic Association and Aurora Highlands Civic Association have raised some concerns about the impacts of the change.
The county’s new adaptive-reuse policy provides a more streamlined path for property owners to convert vacant office buildings to other uses.
Shirlington House
The owner of Shirlington House at 4201 31st Street S. is seeking site-plan approval to add up to 73 new dwelling units at the site.
Most of the new housing — 59 units — will be accommodated in a seven-story building on the easternmost portion of the parcel. The remaining 14 units will be in a townhouse style and facing 31st Street S.
The existing 10-story building, constructed in 1963, contains 436 units and will remain on the 8.4-acre site.
As part of an agreement with county officials, the property owner is agreeing to provide 12 on-site committed-affordable housing units, split between one-bedroom and two-bedroom apartments. They will be made available for a minimum 30 years for renters earning 60% of less of the area median income.
