The initial redevelopment proposal along Langston Blvd has sparked diverse reactions among community members as it undergoes the formal review process. The site-plan review committee (SPRC) recently convened on July 24 to evaluate a boomerang-shaped project that seeks to transform the former Walgreens site at 3130 Langston Blvd into a mixed-use development with 310 residential units.
During the meeting, panel members voiced a range of concerns about the project, including its building height, parking availability, tree canopy preservation, and the setback along Langston Blvd.
Tenley Peterson, chair of the Planning Commission, expressed optimism regarding the redevelopment projects planned for Langston Blvd, emphasizing their potential to usher in an exciting phase for the corridor. She underscored the importance of adhering to the goals outlined in the 2023 area plan, cautioning against lowering standards too early in the process.
“It’s one of the first projects, so we want to make sure we are looking at that plan and upholding the plan and honoring the plan,” she stated.
However, Jackie Snelling, representing the Lyon Village community, raised concerns from local residents regarding the project’s height and density. Snelling stated, “We believe the proposed height and density does not support the overall Langston Blvd Area Plan. We do support the vision. We want to see the vision implemented. We do not think this does that.”
Rooney Properties LLC is behind the plan to transform the 1.68-acre site on Langston Blvd into a mixed-use complex featuring residential units above ground-level retail, a public park or plaza, and 360 parking spaces. The proposed building will rise 12 stories and is situated close to Langston Blvd, Kirkwood Road, and I-66.
Cassie Guy, a representative for the developer, indicated that the design has evolved over the past six months to better reflect community input. Changes include a 12-foot shift of the building northward on the Kirkwood Road side and the removal of “maisonette” housing units from the Kirkwood side. The plan has also incorporated additional trees along the eastern property line while eliminating a proposed dog run.
The July 24 meeting marked the first of two SPRC gatherings, which include representatives from the Planning Commission, other county commissions, and surrounding neighborhoods. Chair of the SPRC, Denyse “Nia” Bagley, emphasized the significance of this redevelopment opportunity, stating, “This is our opportunity to weigh in and hopefully make it better.” She highlighted the enthusiasm generated by the turnout at the meeting, calling it “wonderful.”
Community engagement has also been a focal point for the developer, who has held several meetings with the Langston Blvd Alliance and the nearby civic associations, including Lyon Village, North Highlands, Cherrydale, and Maywood. Zachary Williams, a land-use attorney representing Rooney Properties, noted the high level of community interest surrounding this first project on Langston Blvd.
In November 2023, the County Board adopted the Langston Blvd Area Plan intended to guide future redevelopment along the five-mile corridor from East Falls Church to Rosslyn. The proposal for the Walgreens site is among several presented since the plan was approved.
A significant challenge for this proposal, according to Snelling and others, is that Rooney Properties was unable to acquire the adjacent property at 3100 Langston Blvd, which houses First Cash Pawn. “All these topics are related: density, height, the layout, the design,” Snelling remarked.
During the public comment period of the meeting, resident Tim Huson acknowledged the differing opinions about the project among nearby neighborhoods. He expressed support for the proposed density, noting that the majority of the units would be dedicated to residential purposes. “Arlington has to meet its need for new housing somewhere, and this is a very good location for a building of this height,” he said.
Huson also commended the potential redevelopment of an area currently dominated by unattractive strip malls.
Matt Pfeiffer, the lead county staffer on the project, affirmed that feedback from the community has generally favored residential use for the site. “Almost everybody [providing online feedback] thought residential was an appropriate land use here,” he commented.
Looking ahead, Pfeiffer indicated that the second SPRC meeting, although not yet scheduled, would aim to address the concerns raised during the initial meeting and delve into additional issues such as stormwater management. “We’re trying to ensure that the data that we have is being incorporated into the modeling,” he noted.
The review may lead to changes in building siting, although Pfeiffer emphasized that outcomes are still uncertain. “We’re not quite there yet. We’re still reviewing it.”
The forthcoming SPRC meeting is anticipated in autumn, after which the project will continue through various government advisory panels, culminating in a recommendation from the Planning Commission and final action by the County Board.
For the proposal to proceed, Rooney Properties will require permissions for alterations to the county’s General Land Use Plan (GLUP) and zoning, along with a new site plan for the parcel. The development seeks a floor-area ratio (FAR) of 2.5, a metric used to gauge the overall mass of the building by calculating the total interior square footage against the property’s size.
While the proposed FAR significantly exceeds that of the existing single-story Walgreens structure with surface parking, it remains about one-fourth the total of the One Rosslyn project recently approved further east in Rosslyn.
In her presentation, Guy reminded attendees that Rooney Properties is set to keep the new building in the long term since its headquarters is located near the Walgreens site. “We are a neighbor,” Guy said. “We are excited to be a part of this community today and for many, many years to come.”
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