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Crystal City Sector Plan
Crystal City Citizens Review CouncilBriefing Presentation
December 16, 2015
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Presentation Elements
Genesis of the Crystal City Sector Plan;
The role and scope of the Crystal City Sector Plan;
Key elements of the future vision for Crystal City;
Progress implementing the plan thus far; and
Looking ahead; what to consider for the future?
Film Festival Farmers Market Yoga in the park
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BRAC Transition Task Force (2005/06)
Base Realignment and Closure (BRAC) action of 2005 to decentralize and relocate federal agency offices
The County Board appointed a BRAC Transition Task Force (TTF)
TTF charged with developing strategic recommendations addressing impacts and opportunities
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BRAC Transition Task Force (2005/06)
Arlington most-impacted in terms of job losses, and Crystal City most impacted in Arlington
Job losses directly related to office space going vacant from BRAC relocations
The only BRAC that involved vacating significant amounts of DoD leased private office space – no precedents to draw from
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TFF Recommendations
TFF Report included 34 recommendations within 8 categories (all stemming from four key themes)
Recommendation from Page 5 of TFF Report:
• “Initiate a planning process that develops and advocates
a vision, analyzes fiscal and economic impacts and
provides a framework for the physical redevelopment of
Crystal City. Develop a range of development policies
that addresses a feasible balance of density, height,
use mixes, open space, security and transportation to
enhance the aesthetic quality, encourage
reinvestment and augment Crystal City’s competitive
advantages. Develop financial models to determine the
real economics of redevelopment.”5
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• Plan for the future, building from the assets
and amenities currently valued by
residents, employees and visitors
• Plan for great public spaces that will make
Crystal City an even greater place
• Locate density + height in the right places
• Support future growth with necessary
infrastructure and incentives
• Plan for the 2050 timeframe
Starting Points for the Crystal City Plan
18th Street, existing condition
23rd Street, existing condition
Clark-Bell Street, existing condition
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Role and Scope of the Sector Plan 2
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• Long range plan adopted by the County Board depicting how the area should be developed in the future
• Created with involvement of wide range of stakeholders and the broader community
• Identifies specific strategies and action items to enhance andachieve the established vision for an area
• Guides future decisions about private development proposals as well as public infrastructure andfacilities investments
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Early 1960s – Route 1 looking north
If this is what Crystal City looked like 50 years ago…2
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…and this is what it looks like today…
circa 2007
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..what should it look and feel like 50 years from now?
existing
planned
... and how do we get there?
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• County will lead in near, mid, long
term efforts for public realm
improvements
• Where economically feasible,
redevelopment will primarily be driven
by the private sector/individual owners
and developers
• GOAL: A plan that includes enough
incentive for redevelopment that will
help evolve Crystal City into an even
better place over time
Crystal City Study Area, 2009
What actions will the plan help guide?2
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Crystal City: a VISION for the future
Crystal City: “A Complete Urban Community”
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• Coordinate streets, sidewalks and public open spaces to work together to make a great place
• Better mix of uses (more residential), 18/7 vitality, and neighborhood centers
• Ensure new development in Crystal City is designed for people first (human scale)
• Enhance transit choices to provide attractive options to driving alone
• Incorporate sustainability into all aspects of future development
• Preserve the integrity of surrounding established neighborhoods
• Ensure Crystal City’s long-term economic sustainability
Crystal City: A complete, urban community
Policy Framework, Goals3
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Illustrative Concept Plan (Adopted by County Board, Dec. 2008)
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Sector Plan Highlights
Distinctive Features of the Crystal City Sector Plan:
1. Rebalancing the Use Mix (more residential!)
2. Creating New and Moving Existing Streets
3. Adding/Enhancing High Quality Transit
4. Increased Density to Incentivize Redevelopment of Major Existing Assets
(Buildings)
5. Providing More Public Open Space (and making more of it truly Public)
6. Reconstructing Jefferson Davis Highway as an Urban Boulevard
7. Environmental Sustainability and Energy Goals
8. Many Players involved in Plan Implementation
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Projected Development Program
•An active, 18-hour per day street life
•Provide customer base for retail and
service providers
•Maximize the utility of transit
infrastructure
•Achieve a broader range and diversity
of housing types and price points
•Aggressive affordable housing goals
•Sustainability – providing more options
to live where you work
•Supports the other goals for Crystal
City as a civic and cultural center
GOALS of More Residential (especially in the core)
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13,100
27,700
56,200
36,700
0
20,000
40,000
60,000
Existing Buildout
Residents
Office Employees
SOURCE: Arlington County: AED, PRAT
Rebalancing Use Mix - Population 3
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State of Plan Implementation4
Development Transportation
Transit Parks and Open Space
Other
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Status | Development
•Three final site plans for new buildings approved
– 1900 Crystal Drive Expired
– 1720 S. Eads Street Under Construction
– 400 Army Navy Drive Demolition pending
•Three site plan amendments to renovate existing buildings approved
– 1400 Crystal Drive Completed
– WeLive/WeWork Under Construction
– 1770 Crystal Drive Approved 12/15
•Other Projects to Highlight
– Boeing Headquarters Completed
– Potomac Yard Land Bay B Completed
– Crystal Houses III Approved, not yet built
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Status | Development
Replacing This………….
………….With This
1720 Eads Street
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Status | DevelopmentReplacing This………….
………….With This
400 Army Navy Drive
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Status | Development4
Q: Is development under the sector plan occurring at a reasonable pace?
Consider: The Rosslyn Experience
• 1992: Station Area Plan adopted
• 1996: C-O Rosslyn zoning district
established
Built C-O Rosslyn buildings• 2002: 1801 N. Lynn completed
• 2008: Waterview completed
• 2009: Turnberry Tower completed
• 2013: 1812 N Moore completed
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• Density – 2.5X density multiplier,
on average
• Residential market had always
been anticipated to be stronger
immediately following plan adoption
•Arlington and regional office
vacancy rates notably higher than
expected
•Related effects on viable rents,
influences economics of potential
project
•Sometimes, buildings are just too
big, with too much space all at once;
Status | Development4
Factors Effecting Feasibility of Redevelopment in CC
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Status | Transportation4
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Status | Transportation
•County Continuing Implementation of Streets Projects
– Crystal Dr. Two-Way North of 15th St Done
– Crystal Dr. Two-Way From 23rd to 26th St Done
– Crystal Dr. restriping From 15th to 23rd St Done
– Clark St. Two-Way North of 15th St Done
– S. Eads Complete Street From 15th to 23rd St Done*
– Long Bridge Drive North of 12th St Done
– 15th St / Clark Bell realign JDH to Crystal Dr Under study
– 27th Street Two-Way From Crystal to JDH Under study
– Remove Elevated Clark From 12th to 18th St Under study
– 18th Street JDH to Crystal Dr Under study
– 23rd Street Eads St to Crystal Dr Under study
– Long Bridge Drive North of 12th St Under study
– Rte 233 Ramp Removal North of 26th St Under study
– 12th Street Eads St to Clark St Under study
– And others….
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Crystal Drive/12th Street South: Two-way conversion project
Status | Transportation4
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Status | Transit4
Crystal City/Potomac Yard Transitway anticipated completion Spring 2016
County Board cancelled Streetcar Program in November 2014
Intermodal Central at 18th
Street and JDH under construction
County Transit Development Plan underway (Spring 2016 completion)
Crystal City Metro Station 2nd
Entrance
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Status | Transit4
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Status | Parks and Open Space4
Parks and open space highly dependent on redevelopment
However, several spaces could receive investment and be improved independently
Other spaces will result from public street projects (permanent, and potential for temporary spaces)
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The amount of high-quality,
accessible public open space in
Crystal City should be increased, with
particular emphasis on improving
usability and program
Increase from 10.6 to acres 11.8 acres
Greater public control
More even geographic distribution
Enhanced sidewalks linking spaces
Every building within a 3-minute walk
Open spaces phased over time;
Continually explore opportunities to add
more open space
County Master plan efforts to design
each park
Status | Parks and Open Space4
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3115th Street South: Street Reconfiguration and Park projects
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Status | Parks and Open Space
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Status | Parks and Open Space
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Range of Actors* for Implementation
Arlington County
•Dept. of CPHD
•Dept. of Environmental Services
•Dept. of Parks and Recreation
•Arlington Economic Development
•County Manager’s Office
County Board
Planning Commission
Transportation Commission
Park and Recreation Commission
Housing Commission
Other advisory commissions
Individual Landowners/ Developers
Crystal City BID
Crystal City Civic Association
Surrounding Civic Associations
(AHCA/ARCA)
VDOT
WMATA
VRE
FAA & MWAA
National Park Service
* This is a non-exhaustive list
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Status | Other Factors
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Status | Other Factors
Crystal City/Pentagon City/Potomac Yard Tax Increment Financing Fund
South Arlington Working Group – APS Efforts to consider new elementary school sites, in 22202 zip code area
Crystal City Civic Association established early 2014
Affordable Housing contributions with on-site units for two approved residential projects
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What comes next5
•Continue to refer to the Sector Plan when evaluating
development proposals (redevelopment and renovations)
•Continue to advance implementation of transportation,
transit, and public open space improvements as resources
and opportunities permit
• In light of cancellation of the Streetcar Program, revisit the
sector plan to some degree, including a re-evaluation as to
whether sector plan vision can still be supported by
alternative transit solutions
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Initial Framing Questions5
•What specifically should we give consideration to as
we go forward with sector plan implementation and/or
reassessment in the near-future?
•What can the County/staff or others do to better
manage and communicate expectations on plan
implementation?
•Are there other ideas or suggestions that are important
for County consideration re the Sector Plan?
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A few closing thoughts
• Crystal City (as with all places) will
continue to change and evolve
• The Sector Plan sets forth a
community vision for what Crystal City
should become
•BUT – much work, planning and design
remains
•Achieving the vision will take time, and
will likely go through cycles – will
require patience
•Most, if not all of these projects will
include public engagement and input
into the end product
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Thank You