A proposal to add hundreds more homes to Pentagon City’s RiverHouse site is heading to the County Board this week with the Planning Commission’s blessing.
The Planning Commission voted unanimously last week to recommend approving JBG Smith’s plan to add more than 740 townhouses, stacked flats and multifamily units to the 36-acre parcel located along Army Navy Drive and S. Joyce Street.
In the initial phase of the project, JBG Smith plans to build 132 four-story, townhome-style properties as well as two mid-rise multifamily buildings: one of 102 units and the second containing 509.
Future phases of the development plan would add a projected 2,047 additional units spread across four more buildings. When complete, the total number of units would grow from 1,676 today to 4,466, while the total gross floor area would rise from the existing 1.61 million square feet to 4.43 million.
The proposal is the first to come through the development pipeline since County Board adoption of the Pentagon City Sector Plan in mid-2024.
“Because of the proximity to the Metro, I do think it’s a good use of the space to have more density,” Planning Commission member Karen Guevara said at the Dec. 2 meeting before final votes were taken.
Despite general support, not all commissioners were enthusiastic about every facet of the development submission. Concerns about transportation-related impacts of the new housing led to brief consideration of deferring action.
However, the majority of commissioners said the development plan was, if not perfect, at least palatable — and an improvement from earlier versions.
“We have come a long way,” Commission chair Tenley Peterson said after the vote. “There have been a lot of improvements to this project because of everyone’s involvement.”
Like the Planning Commission, members of the County Board will need to vote on a series of zoning actions following a public hearing slated for the meeting of Saturday, Dec. 13.
Facets of the proposal for County Board consideration include:
- A phased-development site plan that will permit the site to grow to the nearly 4,500 anticipated residential units plus a health-care clinic proposed by VHC Health
- Rezoning of portions of the site to accommodate the new development
- Three separate site plans permitting construction of more than 730 new housing units plus the non-residential component, all part of the first phase of the development plan
- A site-plan amendment making changes to zoning requires for the three existing buildings, totaling 1,676 apartments and a small amount of non-residential space
Planning Commission members took six votes on the separate pieces of the development package. Each received at least nine votes in support from the 11-member body, with most of the other votes being abstentions.
At the Planning Commission hearing, some local residents spoke in opposition to the proposal, saying it would be too big and would negatively impact people currently living nearby.
“I realize that development is inevitable and I very much support development, but I do not support this plan,” said David Ozgo, who lives nearby.
He pointed to a loss of green space and said more vehicles on Pentagon City roadways would worsen congestion.
Another neighbor of the site, Rebecca Heiliczer, said adding as much density as proposed would be a breach of faith by the county government.
“I moved specifically into this building because of the neighborhood feel and the beautiful, iconic views,” she said of her home. “This plan … would significantly impact the feel of the neighborhood and the beautiful views we enjoy.”
JBG Smith had not initially planned to seek as much additional density for the site. During the review process, county staff presented concerns to the developer that its proposal didn’t meet the level of intensity envisioned in the Pentagon City Sector Plan.
The increased level of density “is a plan designed by staff, for staff — not the Arlington community at-large,” Ozgo said.
Nearly two dozen speakers turned out to voice opinions.
Commission member Eric Berkey said those who opposed the package, in full or part, had made a positive impact in recent months as it moved through the review process. Their concerns led to changes in the overall design, Berkey said.
“You were heard, even if we didn’t come to the same conclusion,” he said. “A lot of improvements have been made.”
While most coming out to speak had been critical in whole or part, the plan was not universally panned at the Planning Commission hearing.
Ben D’Avanzo, chair of the Crystal and Pentagon Cities Council, said the level of development for the site is in line with the goals of the sector. Approval of the plan would be “significant in the precedents it sets” for adhering to the plan’s goals in the future.
“It is exciting to see the Pentagon City Sector Plan being realized,” D’Avanzo said.
Ozgo, though, was not so sure.
“Tripling density [at RiverHouse] is only going to make matters worse,” he said.
