Late last night the Planning Commission was presented with Cityline’s Westpark development project Arbor Row, of which we have discussed in some detail previously. Arbor Row consists of 2.5 million square feet of mixed use construction largely consisting of residential and retail uses. The project includes 7 distinct blocks which include 1 or 2 towers each and will ultimately add nearly 2000 new residential units to the market, as well as significant improvements to pedestrian and road networks directly adjacent to the Tysons Corner metro station. What we found out last night from the Planning Commission meeting is a schedule for when Cityline and their partners envision the development taking form.
As soon as possible was the general sentiment. With 3 Final Development Plans also concurrently under review, the project looks to begin constructing significant portions in 2013. On top of the construction of numerous towers at the same time, Cityline has promised to construct a much needed recreational field on a currently unused portion of land along Jones Branch to be completed by 2014, which Commissioner Donahue was “delighted to hear”.
The presentation was candid when it was noted that “finding a hotel tenant has been more difficult than originally anticipated”. This must be exacerbated by the announcement this week that Hilton will be occupying a new building associated with LMIs new headquarters. With so many new hotels coming to Tysons Corner, on top of an already significant presence, it’s hard to tell why so many developments aren’t switching more of the density to residential/multi-family construction. The market for this product has been red hot in Northern Virginia in both apartments and condominiums, though condominiums have been difficult to navigate through financiers. As the market continues to evolve we believe that this realization will begin to sink in. Projects which appeared to be no-brainers such as the Lerner 1775 might actually be better served rethinking their current use before it is too late and they have an unoccupied Class A tower to fill out.
The project as a whole was well regarded by all of the commission with Walter Alcorn noting “This is exactly the kind of plan I wanted to see when we were working on the Comprehensive Plan“.
Some critique was provided on the projects tangled wording for workforce housing units in which it was not clear whether all of the units would be amalgamated into one residential building on Block E or dispersed evenly as Commissioner Flanagan would prefer, in order to avoid segregation and a delineated difference between the buildings. Cityline indicated it is the intent that the units be dispersed evenly. Commissioner Alcorn noted however that “These are work force housing units not affordable housing units, therefore I don’t believe it is of particular concern to this commission if these were to be provided in one building”.
Commissioner Lawrence also voiced some dismay over the percentage of open space park land being dedicated that would be of private use, located on roofs. “Though this meets the park requirements, I think moving forward the commission should note that because of roof terraces… that this could be something we see a lot more of, and perhaps it should be discussed”. Arbor Row will have approximately two (2) of the total six (6) acres of park provided on private portions of the site, for residence of those buildings.
Commissioner De La Fey ended the comment discussion by adding “I am dismayed that so many waivers of the zoning ordinance were needed”. He went on to indicate that review of the County’s Zoning Ordinance needed immediate attention to assure that the document becomes more ready and appropriate for these urban projects as well as relieving any projects of unnecessary roadblocks due only to outdated requirements.
The Planning Commission voted to defer final vote on the project’s approval until October 17th in order to provide time for public comment, to personally review the details further, and to allow the applicant time to revise the noted proffer modifications. We believe that there are no significant obstructions to the approval of this “nifty, if not exciting plan”.