Arlington, VA

(Updated at 11:15 a.m.) More than 800 new residential units are coming to Crystal City.

The Arlington County Board on Saturday approved a site plan for a new development at 1900 Crystal Drive. Developer JBG SMITH is tearing down an aging office building and planning to build two residential towers with ground-floor retail space in its place.

More from a JBG press release:

The proposed development at 1900 Crystal Drive comprises approximately 811 residential units and 40,000 square feet of street-level retail across two new mixed-use buildings. The proposed 27-story southern tower encompasses 472 apartments, while the 26-story northern tower includes 339 apartments. In addition to a private rooftop and green spaces for residents, the approved plan calls for a retail-anchored shared street, a central park, and activated retail via an alley similar to that of Blagden Alley in Northwest DC.

For the purpose of linking together community benefits, the project was approved as part of a Phase Development Site Plan (PDSP), which also includes two towers with residential, office and retail space at 223 23rd Street S., and a new office building at 101 12th Street S. Final approval of each of those site plans will follow, likely in 2021.

Among the community benefits offered by JBG SMITH as part of the PDSP are:

  • A 45,000 square foot public Center Park next to the 1900 Crystal Drive project, and $300,000 towards a planning effort for the park
  • A 54,500 square foot Gateway Park near where 12th Street S. turns into Crystal Drive, and $300,000 towards a planning effort for the park
  • A new 10th Street S., on the northern end of Crystal City, better connecting a portion of street grid
  • Roadway improvements, potentially including new bicycle facilities to be determined in a later community process
  • Use of about 83,000 square feet of residential space in JBG’s RiverHouse James Building as dedicated affordable housing for 30 years, affordable to renters making 60% of Area Median Income
  • About 7,200 square feet of space at 1901 S. Bell Street for a community library or similar amenities, rent-free for 20 years
  • LEED Silver sustainability certification for the new buildings

Given the coronavirus outbreak, JBG said in the press release that it “will thoroughly evaluate overall market conditions, construction costs, and other capital allocation opportunities prior to commencing construction” of the 1900 Crystal Drive project. A company rep, however, said at the meeting that work is likely to start shortly after approval, with construction expected to take 2-3 years.

“With Amazon employees already arriving in the area and many locals who want to live in a vibrant downtown, we are thrilled to reach this important milestone in National Landing’s ongoing development and transformation,” Tony Greenberg, Executive Vice President of Development at JBG SMITH, said in a statement. “New apartments and street-level retail are essential for cultivating a thriving 18-hour environment where people can walk from their home or office to their favorite restaurants and amenities.”

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A stone’s throw from Crystal City is Roaches Run, a waterfowl sanctuary on the northern flight path to and from Reagan National Airport.

The body of water, surrounded by woods, is home to birds, ducks and dragonflies. Accessible primarily from a small parking lot off the southbound GW Parkway, most human activity is confined to fishing and birdwatching.

But that may eventually change.

Arlington County Board Chair Libby Garvey toured a portion of woods around Roaches Run last week with the chair of Arlington’s Planning Commission and representatives of Crystal City property owner and Amazon landlord JBG Smith.

Though Roaches Run is controlled by the National Park Service and is part of the GW Parkway, JBG owns parcels of land adjacent to the waterfowl sanctuary and could help link it to Crystal City. That would give the rapidly-developing neighborhood newfound accessibility to natural spaces.

“JBG owns a lot of the land over there and is in communication with the Park Service,” Garvey told ARLnow, noting that the developer invited her to last week’s tour. “Can we take this land and turn it into an accessible, usable space for people?”

Garvey said Roaches Run is “a lost area” that’s “not very accessible for anybody” at the moment. Active railroad tracks currently separate it from Crystal City and Long Bridge Park.

JBG declined comment for this story.

Among the ideas for Roaches Run are walking and biking trails, a floating dock for boaters in canoes or kayaks, and bird observation stations. Roaches Run would remain a nature preserve, however, and is not envisioned for other sports or recreation uses.

“It’s going to take some cooperation” to see this idea come to fruition, Garvey said.

The county, the Park Service, JBG and even the Metropolitan Washington Airports Authority would likely be involved. That’s not to mention local civic associations, which have floated the idea of establishing connectivity to Roaches Run from Long Bridge Park and the Mt. Vernon Trail as part a series of improvements to the Crystal City and Pentagon City are dubbed Livability 22202.

“I think it’s an advantage for everybody…. making that whole area spectacular for people,” Garvey said. “You could get on an airplane and go hiking and boating within a mile radius.”

While discussions about Roaches Run have been informal in nature so far, with Amazon moving in nearby and demand for recreational opportunities growing it’s likely to advance to a more formal planning process at some point in the near future.

“It’s all very tentative but this is how ideas start, you have to start somewhere,” Garvey said. “Nothing is happening tomorrow or even next year… it’s probably 5-10 years out.”

Map via Google Maps

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Morning Notes

Amazon Leases Former PBS Building — “Amazon.com Inc. is gobbling up more office space in Crystal City, signing a lease for another full building owned by frequent partner and current landlord JBG Smith Properties. The tech giant is now set to occupy another 272,000 square feet at 2100 Crystal Drive… The building is currently home to the Public Broadcasting Services’ headquarters, though the nonprofit announced plans last year to move to a different building within Crystal City.” [Washington Business Journal]

W-L vs. Wakefield in the Semis Tonight — “Having been blown out by the Yorktown Patriots a few days earlier, the Washington-Liberty Generals turned the tables on their Arlington rival, winning 66-61 Feb. 25 in a quarterfinal game of the 6D North Region boys high-school basketball tournament… Washington-Liberty will now face another big Arlington rival – the Wakefield Warriors (17-9) – in the Feb. 27 region semifinals at Wakefield at 7 p.m.” [InsideNova]

JBG Selling Properties to Fund Development — “JBG Smith Properties sold a 50% stake in its 552,000-square-foot Central Place office tower in December for $220 million… The sale to PGIM Inc. of the Rosslyn asset netted JBG Smith $53.4 million and comes as the company seeks to both shed properties outside of its core business and fuel a development pipeline.” [Washington Business Journal]

Another Possible N. Va. Coronavirus Case — “Health officials in Virginia said Tuesday they are monitoring two residents for possible coronavirus, including one in Northern Virginia.” [Washington Post]

DMV Urging Residents to Get REAL ID Now — “More than 850,000 Virginians in 2019 took the steps necessary to get a ‘REAL ID’-compliant driver’s license or identity card, but perhaps twice that many are still in need of one, state officials say. ‘We estimate approximately 1.5 million more Virginians will want to get a REAL ID between now and October,’ said Virginia Department of Motor Vehicles Commissioner Richard Holcomb.” [InsideNova]

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A trio of development projects in Crystal City may be linked together in an effort to maximize community benefits.

The Arlington County Board voted 4-0 over the weekend to advertise public hearings on a Phased Development Site Plan for three of JBG Smith’s raft of post-HQ2 proposed projects in the area.

Included in the PDSP are:

Of the three projects, 1900 Crystal Drive is set for County Board consideration in March, while the other two are likely to reach the County Board in 2021.

The phased site plan will help the county better plan and obtain community benefits in exchange for the added density proposed for each project, county staff said.

“This PDSP will bind these three (3) noncontiguous projects together from the perspective of the maximum amount of density achievable with the associated Final Site Plan applications and a community benefits package related to the cumulative amount of additional density,” the county staff report says. “Staff finds this PDSP approach to be an innovative effort to link the delivery of community benefits associated with multiple site plan projects into a common PDSP that establishes a framework for how they will together facilitate the delivery of public improvements and other enhancements to the area.”

Two other JBG development proposals in Crystal City, meanwhile, have hit a snag after county staff balked at proposed building heights. The proposals “were not deemed acceptable as they requested height in addition to that permitted by the ‘C-O-Crystal City’ zoning district,” according to staff.

More from the Washington Business Journal:

County staff are specifically concerned about the proposed apartment towers at 2525 Crystal Drive and 2001 S. Bell St. in Crystal City. Those are set to hit heights of 300 feet in some places, well above the 200-foot limit mandated by the county’s zoning ordinance.

Planners have flagged other issues with the Bethesda developer’s proposals, including how each one will include new road alignments and public open spaces. It’s all enough for staffers to urge delays on those projects, even as several other JBG Smith efforts in the area advance.

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Developer JBG SMITH is adding to its already extensive redevelopment plans in and around Crystal City.

The top property owner in the so-called National Landing area (Crystal City, Pentagon City and Potomac Yard) just revealed plans for a new office building, just down the street from Amazon’s planned HQ2.

The building at 101 12th Street S. will replace a sparsely-used open green space the company owns near Long Bridge Park, on the northern end of Crystal City. The development is expected to include a nine-story “trophy” office building with 5,000 square feet of street-level retail, underground parking and a new “expansive park space.”

In a press release, below, JBG says the plans are part of its “ongoing collaboration with Arlington County and private sector partners to deliver a mix of new housing, retail, office, and public spaces to National Landing – the site of Amazon’s new headquarters.”

The developer envisions the area as a gleaming “18-hour” neighborhood, counter to its former image as a dull concrete canyon of aging offices and apartment buildings, with little nightlife to speak of.

More from the press release:

JBG SMITH (NYSE: JBGS), a leading owner and developer of high-quality, mixed-use properties in the Washington, DC market, today announced that it has submitted plans to Arlington County for the development of approximately 235,000 square feet of trophy office space and approximately 5,000 square feet of street-level retail at 101 12th Street, the proposed new address for the building. The current plan calls for a nine-story building, underground parking, and expansive park space on vacant land that JBG SMITH owns.

The submission is part of JBG SMITH’s ongoing collaboration with Arlington County and private sector partners to deliver a mix of new housing, retail, office, and public spaces to National Landing – the site of Amazon’s new headquarters.

101 12th Street is anticipated to follow 1900 Crystal Drive and RiverHouse Apartments, which are already moving through the entitlement process, and approximately 2.6 million square feet of development, which was submitted last month. In the aggregate, these projects constitute over half of JBG SMITH’s 6.9 million square foot Future Development Pipeline in National Landing. Based on current plans, JBG SMITH expects the 6.9 million square feet to comprise approximately 2.2 million square feet of office and 4.7 million square feet of multifamily, totaling approximately 4,000 to 5,000 units, which will all have ground floor retail.

In addition, 1770 Crystal Drive and Central District Retail are both currently under construction. JBG SMITH is also serving as the fee developer for Amazon’s new headquarters and the master developer for the Virginia Tech Innovation Campus, all located in National Landing.

Designed to serve as a gateway between Long Bridge Park and the north-end of National Landing, 101 12th Street’s prominent eastern façade and ninth-floor terrace are expected to provide dramatic views of the DC skyline, the National Mall and monumental core, and Reagan National Airport.

JBG SMITH’s submission contains several community benefits including open space, a new expansive park, and street-level retail. A fitness center, first floor terrace, and the ninth-floor terrace will serve as amenities for the future tenants of the planned office. Keeping with JBG SMITH’s plan to foster a vibrant, architecturally distinct environment in National Landing, 101 12th will be layered with gleaming stainless-steel shingles on the 12th and 10th Street frontages to present a complementary variation against the design of surrounding buildings.

“The various development opportunities that JBG SMITH has submitted to Arlington County over the last year will work in tandem to create a more robust, 18-hour environment in National Landing,” said Bryan Moll, Executive Vice President at JBG SMITH. “The building at 101 12th Street is an important piece of the larger transformation, and we look forward to working with the County to review and refine our proposal.”

Renderings courtesy JBG SMITH/TMRW Studios, photo via Google Maps

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Morning Notes

Dorsey in Trouble With Metro BoardUpdated at 10 a.m. — “Metro board member Christian Dorsey to return $10,000 donation from ATU Local 689, the main Metro union, and be reprimanded and removed as chairman of Metro finance committee.” [Washington Post, Twitter]

South Arlington Pupatella Now Hiring — “Official Job Fair at Pupatella South Arlington — 1621 South Walter Reed Drive — Thursday, Nov 7 thru Saturday, Nov 9 between 10am and 4pm – All positions available (kitchen and front of house).” [Twitter]

JBG May Hold Off on Crystal City Office Building — “Amazon.com Inc.’s second headquarters is expected to generate additional demand for office space in Crystal City and Pentagon City, but for now… the Chevy Chase developer does not plan to start construction on the Crystal City office building without enough commitments from future tenants.” [Washington Business Journal]

Robbery on Columbia Pike — “The suspect then walked around the counter and confronted the victim, implied he had a weapon, and demanded the merchandise. The suspect fled the scene with the merchandise prior to police arrival.” [Arlington County]

Ballston Company Partnering With Google — “AES Corporation and Google have entered into a 10-year strategic alliance which they hope will speed up the expansion and adoption of clean energy. In an announcement Wednesday, the Arlington, Virginia headquartered power firm said it would leverage ‘Google Cloud technology to pioneer innovation in the sector.'” [CNBC]

Arlington Blvd Bus Stop Temporarily Closed — “4A riders: The stop on Arlington Blvd at S. Highland St will close on 11/6 for two weeks. Customers may board/exit at an adjacent stop.” [Twitter, WMATA]

Nearby: Beyer to Host Impeachment Town Hall — Rep. Don Beyer (D-Va.) “is planning to talk impeachment at a town hall meeting later this month. [Beyer] announced today that he will be holding the event on Thursday, Nov. 21, from 7-8:30 p.m., at the T.C. Williams High School auditorium.” [ALXnow]

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(Updated at 11:45 a.m.) As the development plans stack up for Crystal City and Pentagon City, the need for a new school could be growing.

As plans progress for Amazon’s second headquarters, developer JBG Smith has submitted its own plans to the county proposing to build thousands of additional apartments (and potentially condos) in the area, to help house the tens of thousands expected to one day work at HQ2.

JBG Smith’s plans for Crystal City and the Pentagon City area so far include adding:

However, the public elementary school that serves the area, Oakridge Elementary in the Arlington Ridge neighborhood, already is facing significant overcrowding.

While apartment buildings catering to younger workers are unlikely to generate an abundance of students — in 2015 it was reported that the entire 1,670-unit Riverhouse complex in Pentagon City only housed 30 Oakridge students — the redevelopment plans are still raising an eyebrow among those monitoring school capacity issues.

Local officials tell ARLnow that there are no specific plans in the works for building a new school to accommodate new students in the area. There has been past discussion, however, of Vornado (now JBG Smith) providing a site for a new school.

“As of this moment, [Arlington’s planning department] has not had any discussions with JBG Smith about any of their pending applications regarding providing a school site,” a county spokeswoman when asked whether there are current school-related discussions with the developer.

In an interview with the Washington Business Journal, Arlington County Board Chair Christian Dorsey said that in exchange for approving the massive developments, the county could ask JBG Smith for a package of “truly transformative community benefit improvements.”

Dorsey did not immediately respond to a request by ARLnow to clarify what might be included in such a package.

“APS has discussed an elementary school in that area in the past,” said school spokesman Frank Bellavia, when asked if Arlington Public Schools was considering adding a new school to the area.

“Specifically, the South Arlington Working Group had identified the Aurora Highlands neighborhood,” which is adjacent to Pentagon City and Crystal City, as a potential site, Bellavia said Thursday. “We are in the process of working through our future seat needs and will most likely need elementary seats in that neighborhood.”

Prior to its merger with JBG Smith, Vornado had given APS a tour of vacant office space it owned nearby which could be converted into a school.

APS will be updating its facilities plan in early 2020 as part of the county’s 2021-30 Capital Improvement Plan (CIP), according to Bellavia.

A spokeswoman for JBG Smith said the developer is “working with the County but it’s too early to discuss the community benefits package.”

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Two new, towering buildings have been proposed for the northwest corner of the intersection of Crystal Drive and 23rd Street S.

The pair are part of JBG Smith’s massive mixed-use development in Crystal City, which includes thousands of new apartments across five new buildings, along with a new office building. With Amazon’s HQ2 staffing up, the large-scale redevelopment could help house thousands as new workers flock to the area.

The new plans call for a pair of towers on 2000 and 2001 S. Bell Street with 762 housing units and 54,215 square feet of retail space. And on 2525 Crystal Drive, JBG Smith is planning two connected, V-shaped towers with 752 housing units and 59,000 square feet of retail — an unusual design rolled out months after critics called designs for Amazon’s nearby permanent HQ2 “unambitious.”

Two towers on 23rd Street S.

The towers proposed near 23rd and Crystal echo six-year-old plans by Vornado, which was merged with JBG Smith in 2017.

It calls for JBG Smith to demolish the existing 11-story “Crystal Plaza 5” office building at 223 23rd Street S. and the one-story retail building that currently houses celebrity Chef José Andrés’ award-winning Jaleo restaurant.

One part of the site is reserved for the “West” tower at 223 23rd Street S., which will stand 31 stories tall and house 645 apartment units as well as 20,000 square feet of retail space on the ground floor. The majority of units in the building are slated to be smaller-sized one bedroom apartments (215) but plans indicate the West tower will also include 75 two-bedrooms.

On the roof, the development will feature a swimming pool with lounge chairs, some artificial turf, and greenery.

The ground floor will include 1,850 square feet of bike storage with room for 276 bikes.

An office tower along Crystal Drive

A second building on the same site — the “East” office tower at 2300 Crystal Drive — will be 24 stories tall, plus a penthouse space. Instead of residential space, the East tower will feature 520,000 square feet of office space and 15,000 square feet of retail space.

Renderings reviewed by ARLnow indicate the office tower will have floor-to-ceiling glass panels installed from top to bottom, framed with burnished bronze.

The ground floor will include four retail spaces totaling 15,071 square feet, as well as 1,000-square-foot bicycling parking area. In total, the bike facility is slated to include 88 bike parking spaces. Building tenants, including cyclists, can expect to have access to 176 lockers and 12 showers.

The building is also expected to include lounge space on its narrow, step-style roof, with terraces featuring furniture and greenery.

Some Added Green Space

While JBG Smith’s plans paint the picture of a thoroughly urban Crystal City, looking more like the downtown of a major city than a suburban enclave, it also includes at least a bit of extra green space near the 23rd Street towers.

To the west of the 223 23rd Street S. residential tower is a new, tiny strip of parkland, replacing at least a portion of what’s currently a driveway and a planter wall next to the WeWork building at 2221 S. Clark Street.

Diagrams show new trees planted along the green strip, with a walkway down the middle.

Image 9 via Google Maps

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Morning Notes

ACPD Provides Crystal City Shooting Update — “The Arlington County Police Department continues to investigate a non-fatal officer-involved shooting which occurred on August 28, 2019. The police department is committed to providing professional law enforcement services to the Arlington community while remaining transparent with the public regarding our operations. As a matter of transparency, the officer involved in the August shooting is Officer J. Clark.” [Arlington County]

Redevelopment Plan Includes Unique Towers — “The most interesting design among all of JBG’s proposals is for the two residential towers at 2525 Crystal, currently the home of the Crystal City Workout Park and a handful of sand volleyball courts.
Plans call for two interconnected towers with a stepped design, forming a V shape when viewed in profile.” [Washington Business Journal]

Favola Endorses Dehghani-Tafti — State Sen. Barbara Favola writes in an endorsement of Democratic Arlington Commonwealth’s Attorney nominee Parisa Dehghani-Tafti: “Parisa will work day and night to bring balance to a justice system that has relied excessively on jail time when diversion programs and common-sense drug laws would better serve us. I look forward to working with Parisa as I continue to fight for expunging the records of juveniles and decriminalizing marijuana.” [Twitter]

Comcast Outage ReportedUpdated at 9:10 a.m. — Several tipsters are reporting a large Comcast cable outage in Arlington. A portion of the Comcast outage map reviewed by ARLnow shows at least 500 customers were without cable service as of 9 a.m.

Nearby: Squirrel Prompts Call to Police — “Scanner: Alexandria PD just dispatched a call regarding an ‘aggressive squirrel.'” [Twitter]

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(Updated at 4 p.m.) More detailed plans for part of JBG Smith’s massive new round of redevelopment near Amazon’s new headquarters are coming into view.

A preliminary site plan filing reviewed by ARLnow includes a 688,223 square-foot residential development in Crystal City — a pair of towers at 2000 and 2001 S. Bell Street — replacing an existing building at 2001 Richmond Highway and an adjacent parking lot.

That’s in addition to four other new, planned buildings — at 223 23rd Street S., 2300 Crystal Drive, and two towers at 2525 Crystal Drive — that were announced late Tuesday afternoon. In all, JBG Smith announced five new residential buildings and one office building — “all within a half mile of the Metro and Amazon’s new headquarters.”

The two S. Bell Street towers will be located across the street from one another on a new, re-aligned portion of Clark-Bell Street, bounded by 20th Street to the north and the newly renamed Richmond Highway to the west. The proposed buildings include a combined 762 housing units and 54,215 square feet of retail space.

Attorney Kedrick Whitmore of Venable LLC submitted JBG Smith’s site plans. In a letter, Whitmore wrote that the new development will bring an “infusion of new residents and mixed uses” that will “activate the existing fabric of Crystal City.”

Whitmore also noted new residents will create a stronger market for the retail spaces, which are struggling countywide to attract tenants.

One building at 2000 S. Bell Street — the west tower — will stand 29 stories tall. Designs call for 359 housing units in the high-rise, as well as 19,972 square feet of retail space.

The West tower’s units are a mix of one bedrooms (105), two bedrooms (69), and three bedrooms (39) with the majority being a smaller-sized one bedroom unit (145.)

Next door at 2001 S. Bell Street, JGB Smith is planning a 26-story tower with 403 units and 34,243 square feet of retail. This east tower will feature studio apartments (65), smaller-sized one bedrooms (155), regular one bedroom units (84), and two-bedroom units (99.)

Together the buildings will be served by a two-story underground parking garage with 314 spaces for cars.

JBG Smith’s attorney noted that the developer would be demolishing 185 existing parking spaces on the lot and adding 444 for an overall increase of 259 spaces — and resulting in a final parking ratio for cars of 0.34. The garage is also slated to include 330 bicycle parking spaces.

Coming between the two towers would be a new, merged S. Clark and S. Bell street, which is part of the Crystal City Sector Plan’s goal “to form a new north-south street between Jefferson Davis Boulevard and Crystal Drive.”

Arlington began demolishing the the S. Clark Street bridge over 18th Street S. in June as part of a larger $6 million project to bring Clark Street down to ground level and re-align the two streets together.

JBG Smith is proposing a new pedestrian walkway to the new street which wraps around the east tower.

The developer also submitted plans for an additional pair of buildings on the northwest corner of 23rd Street S. and Crystal Drive.

JBG Smith’s attorney wrote that the plan for the buildings will “include significant site improvements, including (but not limited to) partial implementation of realigned Clark-Bell Street, improved onsite circulation, street and sidewalk improvements along segments of 23rd Street and Crystal Drive, new interim public open space, and new infrastructure.”

Whitmore noted that the developments align with the Sector Plan‘s overall goals of transforming the area into an an “18-hour” neighborhood where people can work, live, and go out.

Also included in the new development plan are two towers at a listed address of 2525 Crystal Drive, which seemingly corresponds to the location of the JBG Smith-owned Crystal City sand volleyball courts and workout park, next to an off-ramp from Reagan National Airport.

Additional details on the new developments, however, including renderings and maps, were not immediately available due to confusion at the permit office caused by the county’s new digital permit submission system.

According to two permit staffers, JBG Smith did not correctly submit the site plans to the online system, resulting in the need for re-submission this (Wednesday) afternoon. Renderings of the new buildings and landscaping maps were also not publicly available by Tuesday afternoon.

JBG Smith’s latest slew of projects are in addition to its other plans in Crystal City and Pentagon City — which include redoing an office building (1770 Crystal Drive), adding new apartments to the Riverhouse complex, and building twin apartment towers at 1900 Crystal Drive.

Street View photo and map via Google Maps. Renderings via JBG Smith.

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Property owner JBG Smith announced late Tuesday afternoon a major new redevelopment push in Crystal City in the wake of Amazon’s arrival.

The developer says it is planning to redevelop “approximately 2.6 million square feet of space across five multifamily buildings and one office building.”

“The buildings include 2000 and 2001 South Bell Street (formerly 2001 Richmond Highway), 223 23rd Street, 2300 Crystal Drive, and 2525 Crystal Drive, which are all within a half mile of the Metro and Amazon’s new headquarters,” the company said in a press release.

That’s addition to JBG’s existing plans to renovate an office building at 1770 Crystal Drive, add new apartments to the Riverhouse complex in Pentagon City, and build twin apartment towers at 1900 Crystal Drive.

“The submissions are part of JBG SMITH’s ongoing collaboration with Arlington County and private sector partners to deliver a mix of new housing, retail, office, and public spaces to National Landing,” says the press release. “This is an important step toward delivering additional housing units and retail amenities in National Landing, which will help meet anticipated new housing demand and mitigate upward pressure on rents.”

JBG said it plans to offer a community benefit package to include new open space and infrastructure upgrades as part of the redevelopment.

“While the final benefits will be determined through a collaborative process with Arlington County, the package is anticipated to include the creation of new public open spaces, improved pedestrian circulation, and transportation upgrades,” the press release said.

A map of the redevelopment (above) released by JBG Smith also references planned upgrades to Route 1, which may include removal of overpasses near the Crystal City Metro station.

Reached by phone, a spokeswoman declined to comment further, referring ARLnow to the press release.

The full release is below.

JBG SMITH (NYSE: JBGS), a leading owner and developer of high-quality, mixed-use properties in the Washington, DC market, today announced that it has submitted plans to Arlington County for the redevelopment of approximately 2.6 million square feet of space across five multifamily buildings and one office building. The buildings include 2000 and 2001 South Bell Street (formerly 2001 Richmond Highway), 223 23rd Street, 2300 Crystal Drive, and 2525 Crystal Drive, which are all within a ½ mile of the Metro and Amazon’s new headquarters.

The submissions are part of JBG SMITH’s ongoing collaboration with Arlington County and private sector partners to deliver a mix of new housing, retail, office, and public spaces to National Landing. These projects are anticipated to follow 1900 Crystal Drive and RiverHouse Apartments, which are already moving through the entitlement process. Taken together, these projects constitute over half of JBG SMITH’s 6.9 million square foot Future Development Pipeline in National Landing. Based on current plans, JBG SMITH expects the 6.9 million square feet to comprise approximately 2.2 million square feet of office and 4.7 million square feet of multifamily, totaling approximately 4,000 to 5,000 units, which will all have ground floor retail. This is an important step toward delivering additional housing units and retail amenities in National Landing, which will help meet anticipated new housing demand and mitigate upward pressure on rents.

In addition, JBG SMITH has broken ground on 1770 Crystal Drive and Central District Retail, which are both currently under construction. JBG SMITH is also serving as the fee developer for Amazon’s new headquarters and the master developer for the Virginia Tech Innovation Campus.

JBG SMITH’s submission includes a robust set of community benefits that will achieve several key Sector Plan objectives, including the dedication of open space, upgrades to the streetscape, and infrastructure enhancements. While the final benefits will be determined through a collaborative process with Arlington County, the package is anticipated to include the creation of new public open spaces, improved pedestrian circulation, and transportation upgrades.

“In reimagining this vital stretch along Crystal Drive and 23rd Street, we are focused on the goals of Arlington County’s Sector Plan, as well as our collective desire to foster a vibrant, architecturally distinct 18-hour environment throughout National Landing,” said Bryan Moll, Executive Vice President at JBG SMITH. “We look forward to working with the County to review and refine our proposals, which will significantly enhance the public’s experience at the street level and add a host of new housing and amenities for the community.”

JBG SMITH expects to commence construction on these developments after receipt of final entitlements, subject to preleasing and market conditions.

JBG SMITH and National Landing

National Landing is the newly defined interconnected and walkable neighborhood that encompasses Crystal City, the eastern portion of Pentagon City and the northern portion of Potomac Yard. Situated across the Potomac River from Washington, DC, National Landing is a well-located urban community known for its adjacency to Reagan National Airport and walkable environment featuring offices, apartments and hotels. JBG SMITH currently owns 6.2 million square feet of existing office space, 2,850 units of existing multifamily space, and controls 6.9 million square feet of additional development opportunities in National Landing, excluding Amazon’s land purchase.

In addition to the Amazon project, JBG SMITH has broken ground on Central District Retail, a 109,000 square foot entertainment and shopping destination that will serve as the retail heart of National Landing. JBG SMITH also expects to start construction on 1900 Crystal Drive next year, which currently comprises two residential towers with shops and green spaces at the base. The retail components of these two projects are expected to deliver almost 150,000 square feet of street-level retail featuring an Alamo Drafthouse Cinema, specialty grocer, restaurants, bars, and other experiential offerings.

About JBG SMITH

JBG SMITH is an S&P 400 company that owns, operates, invests in, and develops a dynamic portfolio of high-quality mixed-use properties in and around Washington, DC. Through an intense focus on placemaking, JBG SMITH cultivates vibrant, amenity-rich, walkable neighborhoods throughout the Capital region, including National Landing where it now serves as the exclusive developer for Amazon’s new headquarters. JBG SMITH’s portfolio currently comprises 20.6 million square feet of high-quality office, multifamily and retail assets, 98% at our share of which are Metro-served. It also maintains a robust future pipeline encompassing 18.7 million square feet of mixed-use development opportunities. For more information on JBG SMITH please visit www.jbgsmith.com.

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