If there has been one project in Tysons that has been the focus of intense criticism and hope it has been Tysons West. By being the first site parcel being developed with the Tysons Comprehensive Plan in mind (though technically the completion of their initial phase was a by right project) meant it would bear the brunt of local cynicism.
It doesn’t help that the project began with the unknown, and yet to be proven, concept of an urban Wal-mart… which has been the butt of a few too many Washington Post articles and comment threads (I suppose DC is too good for Wal-mart, they stick with CostCos and Target for their urbanism projects).
After nearly two years of vocal neighborhood protests over anticipated traffic, some scapegoating of FCDOT and VDOT decisions for toll road ramps (something opposed by property developer JBGR), and all the normal headaches that come from large scale construction Tysons West is poised to open in a couple of weeks.
The completion of the Wal-mart (as well as the 24-hour fitness, Noodles and Company, and offices) is really only the first baby steps for this project. This past month JBGR received a green light from the planning commission after a nearly 30-month struggle over the rezoning of the property to provide more mixed use development and residential dwellings. The project was largely held in limbo due to VDOT traffic studies which relied (for too long) on antiquated measures on generated traffic volumes. Now with those concerns resolved, and talks of more Dulles Toll ramps abated (something that almost everyone opposes), JBGR will be going in front of the Board of Supervisors for a final go ahead.
While the initial (by right) phase of the Tysons West project provided the much needed grocery which will support the daily needs of future residents in the neighborhood, the more integral phases are only now beginning. What is currently a surface parking lot which acts as a supplement for the Wal-Mart, will ultimately be a 22-story residential high-rise and a 19-story office tower with structural garages. Surrounding the two towers will be street lining retail, above which will be a green plaza with the possibility that restaurants or retail could also be incorporated above street level.
Wrapping around the existing Sheraton Hotel, to remain, will be a mid-rise residential develop with additional retail options along Leesburg Pike. The new retail won’t just serve the new residents in the towers above. It also serves the existing neighborhoods around Westwood Drive which currently includes nearly 100 existing townhomes/duplexes within Tysons as well as several existing homes and townhomes across from Old Courthouse Forest in Vienna.
The most important aspect of this project is that it is proposed within walking distance from metro, will revitalize what is currently parking lots (and ugly expanses of unused asphalt as has been noted by many a snarky online commenter), and will create a neighborhood where today there is only sprawl. All of this comes without having to displace existing residents and it is even buffered from existing neighborhoods via the forest.
Some people might be excited about the new Wal-mart opening up, but I think the best part of Tysons West Promenade is yet to come.