As part of our on-going series, using our database of building models (currently exist in Tysons, were built in 2013, are under construction, are approved for development, and are under review) we are providing a glimpse at what the future Tysons will look like with current build out.
The area around the Tysons station will change much faster than other regions of Tysons; that is due to the two approved development plans by Lerner and Macerich for both malls which pre-date the comprehensive plan amendment of 2010. Both of these earlier projects proposed significant new high rise mixed-use development to add to their extensive portfolios in Tysons and have already laid the groundwork (and in the case of Macerich nearly completed one phase of the development) to incorporate their visions.
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Unfortunately, those visions don’t necessarily align with the new unified goals and and priorities of the Tysons Comprehensive plan. For instance, Lerner’s 5-story garage will have minimal walkable connectivity between neighboring Arbor Row, make it impossible to provide a short block road grid in this vicinity, and continue a design hierarchy for vehicles that is the genesis of office parks.
In the case of Tysons Tower, while a pedestrian plaza will create a safe walkable space from metro to the property, like Lerner’s project it lacks connectivity to other neighboring properties. The only safe pedestrian connection between Tysons Mall and properties across Route 123 relies on the Westpark Bridge, which has minimal sidewalk widths, completely absent separation using softscape and landscape, and no bike lanes. Not all of that can be blamed on the development of course, as much of the problem stems from VDOT itself.
The one major post Tysons Comprehensive Plan rezoning that has been approved is Arbor Row, which will go a long way in transforming the suburban office park corridor on Westpark into a liveable mixed use street. Those first steps have already begun with the vertical construction of Hanover at Arbor Row. It is also rumored that Cityline has submitted a plan for the remainder of their holdings along Westpark (within the PS Business Parks campus), however this plan is not publicly available at this time, and has not been incorporated into the renderings.
Tysons Station in many ways will be the first impression for non-residents to the new Tysons, both from its early construction activity and by its proximity to the large current draw to the area, the two very successful malls. It’s unclear if the success of the old design concepts will help catalyze the transformation or end up holding it back in the long run.