Crystal City

Officials Expect Plenty of Amazon Votes in Coming Years, Giving County Some Say in Shaping New HQ

By Alex Koma

Though Amazon skeptics fret that Arlington officials will offer them only limited opportunities to have their say on the new headquarters, county leaders stress that the complexity of the tech giant’s plans for the area means there will be plenty of chances for the public to weigh in.

Critics of the county and state’s proposal to Amazon have centered on the secrecy of the “HQ2” negotiations in the days following the company’s big announcement, arguing that it may well be an uphill battle for lawmakers to change the structure of the deal after Gov. Ralph Northam’s staff already hammered out most of the details with Amazon. Though both the General Assembly and the Arlington County Board will hold votes on the proposed headquarters agreement, opponents of Amazon’s arrival argue those will mainly be for show, and won’t include a robust community debate about the company’s impact on the region.

In Arlington, at least, officials say that such fears are unfounded. While Board members have pledged to hold a series of virtual town halls addressing all manner of Amazon issues in the months leading up to their planned February vote on the deal, they add that there will be a bevy of future hearings and discussions to guide the development of the headquarters in the (admittedly likely) event it wins the Board’s approval.

Officials note that, at first, Amazon workers will simply move into existing office space around Crystal City — JBG Smith, the area’s dominant property owner, plans to lease the company 500,000 square feet of space in three buildings, to start.

But the tech company also bought several Pentagon City properties from JBG that it plans to develop itself: the site of the planned “PenPlace” development near the intersection of S. Fern Street and Army Navy Drive and the planned “Metropolitan Park” development at 1400 S. Eads Street.

Amazon’s decision to buy the Met Park properties, in particular, raised eyebrows, as they’re zoned to become home to an apartment complex rather than office space.

County Board member Erik Gutshall replied to that tweet, noting that Amazon will ask for a change to allow the office construction, promising a “FULL public process” as part of that discussion to let the community guide the development. Gutshall subsequently told ARLnow that he expects that the company will need to secure a site plan amendment for the change, a step that requires the County Board’s approval, with deliberations to come should the February vote go Amazon’s way.

In an interview on the Kojo Nnamdi Show on WAMU 88.5 Friday, Board Chair Katie Cristol pointed out that there will likely be similar discussions around PenPlace “as that ramp up continues” by the company in the coming years. While Amazon opponents might not be able to block the company’s arrival as part of such land use discussions, Cristol pointed out that it will be a chance for the county to extract concessions from the tech firm, like new green space for the area or contributions to the county’s affordable housing loan fund.

“What’s exciting to me is not only the potential to see these buildings go up, but to realize some of these community benefits that have been envisioned,” Cristol said.

At Saturday’s Board meeting, Vice Chair Christian Dorsey added that “with each individual land use decision, we’ll have more data to figure out what the impacts are” of Amazon’s projects on the community, therefore further guiding how the county presses for mitigating resources from the company.

Of course, anti-Amazon activists are skeptical of how the county might manage that process. Tim Dempsey, a member of the steering committee for the progressive group Our Revolution Arlington, urged the Board Saturday to “turn these deals into a community wealth-building opportunity that would ensure more inclusive and regenerative economic development.”

“The county can wield the land-use approval process to support a coalition of citizens in reaching a private community benefits agreement with corporations and developers,” Dempsey said. “This a chance to give the community a voice. Please be a partner to us: your friends, neighbors and constituents.”

Board members repeatedly stressed that they do their best on that front, but also noted that state officials have taken much of the process out of their hands. Cristol said she only found out that Amazon would be coming to Arlington about eight hours before the news went public, and the bulk of the negotiations over the preliminary deal were handled by Northam’s staff (though state lawmakers were read into some of the details).

“There really wasn’t a whole lot coming to the Board on this,” Gutshall said Saturday. “It really was driven by the state.”

County attorney Steve MacIsaac pointed out that the state has handled so much of the process, in fact, that the county doesn’t even have all of the documents connected to the Amazon proposal. It all adds up to Board members promising transparency in their own Amazon decision-making, but urging skeptics to pay attention to state-level machinations in Richmond just as closely.

“If you have an issue with it, there is a venue to take that up,” Dorsey said Saturday. “It’s not in this room.”

‘Miracle on 23rd Street’ — Melwood is Keeping the Tradition Alive and Better Than Ever

The time-honored Arlington holiday tradition, Miracle on 23rd Street, continues this year with its festive community tree lighting, arrival of Santa Claus and seasonal celebration to benefit those in need to kick off the holiday season.

Melwood, the leading nonprofit employer of people of differing abilities and wounded veterans in the Greater Washington D.C. metro area, is hosting this year’s event after recently acquiring Linden Resources, an Arlington organization of a similar mission, which previously hosted the event for more than 50 years.

“Melwood is proud to keep the tradition alive as we set up our new campus in Crystal City and make friends with our new neighbors,” said Cari DeSantis, president and CEO of Melwood. “We are excited about becoming part of this vibrant community, and we hope to make this longstanding traditional event better than ever.”

The festivities begin at 5:30 p.m. on Friday, November 30, at 750 23rd Street South in Crystal City. Admission is free and you can register at this site.

The celebration begins with the traditional lighting of the Christmas tree and the much-anticipated arrival of Santa, escorted by representatives of Arlington’s Police and Fire Departments. Photo opportunities with Saint Nick, face painting and free cookies are included in the festivities. New this year is a “virtual reality sleigh ride,” compliments of electronics pioneer, Samsung.

Melwood is one of the largest employers of people of differing abilities in the country, employing more than 1,600 workers — nearly 1,000 of whom are of differing abilities.

For 55 years, Melwood has offered job placement, job training, life skills for independence, and support services to more than 2,500 people each year in D.C., Maryland and Virginia. Its merger with Linden Resources last year, allowed for an expansion of job opportunities, partnerships and services in a larger geographical area.

With Amazon On the Way, Arlington Hopes to Attract West Coast Tech Firms

By ARLnow.com

Arlington and Virginia economic development officials have landed the big prize — Amazon — and now are hoping that the e-commerce and cloud computing giant’s arrival will help them lure other West Coast tech firms.

Victor Hoskins, Arlington Economic Development Director, said Friday at the DCA Live Big Growth Summit in Crystal City that he and state officials have taken trips to Silicon Valley and other West Coast locales in an effort to convince companies to consider moving or opening offices in Arlington.

But Hoskins now plans to double down on those efforts with a revamped approach. The time is ripe, said Hoskins, with Arlington enjoying the Amazon afterglow and California cities grappling with sky-high housing costs and office rents, pitched competition for talent and other problems.

“We do go out there [to the West Coast] but not in the same focused way that we’re thinking about now, which is lining up and showing them: here is the talent, here is the transportation, here is the housing, here is the opportunity that you have,” he said.

“We’re really focused on expanding companies, so fast growing tech companies,” he added.

Hoskins said that the D.C. area as a whole is “an undervalued asset” and needs to do a better job of branding itself as one of the top 5 tech cities in the country, which he argues it is. The region is rich in tech talent and provides easy access to East Coast markets and Europe, in addition to the federal government, he said.

Others who spoke at Friday morning’s event echoed Hoskin’s call to put the D.C. area in the same conversation as top tech destinations like the Bay Area, New York and Seattle.

“I think we’re a serious technology city,” said entrepreneur and venture capitalist Michael Avon. “It’s an amazing branding moment for an area that’s done a very bad job of branding itself” due to competition among regional jurisdictions.

D.C., Maryland and Virginia, Avon and others argued, have done a good job of fixing their biggest individual weaknesses. D.C. and Maryland are now considered more pro-growth and pro-business than just a few years ago, Avon said. Former Virginia Gov. Terry McAuliffe, meanwhile, touted the work he and current Gov. Ralph Northam have done to promote Virginia as a diverse, welcoming place and reverse the state’s previous anti-LGBT and “transvaginal ultrasound” reputation. That coupled with Virginia’s stable pro-business environment, he said, have allowed the Commonwealth to steal deals away from places like North Carolina.

But can Arlington and the region effectively compete with long-established tech ecosystems like the Bay Area? Yes and no, says high-profile angel investor Jason Calacanis.

Calacanis, long a proponent of startups locating in Silicon Valley, said via email that investors like himself no longer expect companies to base their entire workforce in the Bay Area. Large satellite offices, he suggested, may become the norm.

“It’s a great idea for founders to have their HQ in the Bay Area and 50%+ of their workers in a city with half the operating costs,” he told ARLnow. “Five or ten years ago I would have told founders to bite the bullet and make it work here, but costs are just bonkers and people don’t want to live in crime-filled, dirty San Francisco any more.”

“My firm, launch.co, which has 15 team members, has four [employees] based in Toronto for this very reason,” Calacanis added. “We couldn’t find growth, marketing and designers in the Bay Area.”

To Jonathan Aberman, a D.C. area tech consultant and venture investor, talent is the key to the area’s ascendancy. But it’s not the only factor.

“This is a very, very good market for talent and that is the biggest reason why companies locate other places, they locate because they need talent,” said Aberman. “If you add on top of that that there are more Fortune 500 companies — who buy technology — located this region than many people appreciate, and you add on top of that proximity to the federal government, which is a big buyer of technology, all those things come together to make this a really really good market to open an office.”

The biggest weakness in the local talent market, according to both Aberman and Avon, is a lack of experienced product builders — people who have the know-how to guide the development of a technology product. But that may be about to change.

“One of the big things Amazon will bring is product people,” said Avon.

Flickr pool photo by Joseph Gruber

Morning Notes

By ARLnow.com

New Elementary School at Reed Site Approved — “The Arlington County Board today approved a new elementary school for up to 732 students at the Reed site, 1644 N. McKinley Road, in the Westover neighborhood. The Board voted unanimously to approve a use permit amendment for Arlington Public Schools to renovate and expand the existing Reed School/Westover Library to create a neighborhood elementary school.” [Arlington County]

Here’s Where Amazon is Coming, Exactly — Amazon will be leasing office space at three JBG Smith buildings in Crystal City: 241 18th Street S., 1800 S. Bell Street and 1770 Crystal Drive. Amazon also agreed to buy two JBG-owned land parcels in Pentagon City that are approved for development: PenPlace and the remaining portion of Metropolitan Park. [Washington Business Journal]

County Board Discusses Legislative Priorities — “A highlight of the County’s package is a call for ratification of the Equal Rights Amendment to the United States Constitution that was proposed by Congress in 1972. Both the Arlington League of Women Voters, and the Arlington Civic Federation have called on the General Assembly to ratify the ERA.” [Arlington County]

Arlington Projects Win at NAIOP Awards — Nine of the 29 real estate development projects lauded at the Best of NAIOP Northern Virginia Awards on Nov. 15 were Arlington projects. [NAIOP]

Neighborhood Conservation Projects Funded — “The Arlington County Board today approved $2.9 million in Neighborhood Conservation bond funds for projects in Cherrydale and Arlington Forest… The $1.84 million Cherrydale project will improve N. Monroe Street, between 17th Street North and 19th Street North… The $1.08 million Arlington Forest project will make improvements to Edison Park.” [Arlington County]

How DIRT Chose Ballston — “DIRT co-founders @jlatulip and @jamcdaniel visited many parts of D.C. and the greater DMV area before deciding to open in Ballston. ‘We noticed very quickly that this was a special community, one that we could call home and grow with. We love the energy of the neighborhood — Ballston is a young, active community, which fits DIRT perfectly.'” [Instagram]

Verizon FiOS Outage — Verizon’s FiOS service suffered a major outage in the D.C. area yesterday. [Twitter, Twitter]

Flickr pool photo by Tom Mockler

County Readies Renewed Legislative Push to Change Name of Jefferson Davis Highway

By Alex Koma

Arlington officials are gearing up once more to ask state lawmakers for permission to change the name of the county’s section of Jefferson Davis Highway, and adopt Alexandria’s new chosen moniker for the road.

The County Board will review its legislative agenda for the upcoming General Assembly session for the first time tomorrow (Nov. 17), sketching out a host of priorities they hope the county’s representatives in Richmond will fight for when the legislature reconvenes in January. The county has long hoped for the state’s permission to change the name of Route 1, but Alexandria’s move to rename its section of the road “Richmond Highway,” when combined with Amazon’s impending arrival in Crystal City, could well lend new urgency to the effort.

Virginia law bars localities from assuming powers that aren’t specifically ascribed to them by the state code — a principle commonly referred to as the “Dillon Rule” for a notable court case on the matter — and that means the county doesn’t have the ability to change the highway’s name without the General Assembly’s permission.

But Republicans have consistently blocked any efforts to give Arlington the authority it needs to strip the former Confederate president’s name from the highway. Most recently, State Sen. Barbara Favola (D-31st District) introduced a bill to do so earlier this year — that measure was killed on a party-line vote in a Senate committee.

This time around, Arlington could specifically ask lawmakers for permission to “rename the section of Jefferson Davis Highway that runs through the county with the same name adopted by an adjacent jurisdiction,” in a nod toward Alexandria’s June vote to rename the highway. As a city instead of a county, Alexandria has a bit more latitude on the matter.

Republicans still hold narrow majorities in both the House of Delegates and the Senate, however, meaning that any name-change effort will face an uphill battle once more. Amazon’s decision to locate its new headquarters in the exact section of Arlington that’s home to Jefferson Davis Highway could prove to be a complicating factor, though.

Gov. Ralph Northam frequently made the state’s “inclusivity” a key part of his pitch to the socially conscious tech giant, and many Arlingtonians have pointed out the incongruity of Amazon’s public positions on social issues with a new headquarters sitting in the shadow of signs tied to the state’s legacy of slavery.

The County Board is set to open up the legislative agenda for a public hearing at its Dec. 17 meeting, then sign off on the document soon afterward. Other notable proposals include a renewed push to issue driver’s licenses to non-citizens, the expansion of renewable energy initiatives and the maintenance of last year’s dedicated funding deal for Metro.

Photo via Google Maps

Morning Notes

By ARLnow.com

APS on Two Hour Delay — Arlington Public Schools are opening today on a two hour delay. “The Extended Day program will also open two hours late and morning field trips are canceled,” APS said. [Twitter]

Chain Bridge Closes Due to Ice — Chain Bridge was closed for much of the morning rush hour this morning due to icy conditions on the bridge. Multiple crashes were reported, though the bridge has since reopened. [Twitter, Twitter]

Amazon News Roundup — Per the Washington Business Journal: The neighborhoods around the Rosslyn area might have been rebranded as “Capital View” had it been chosen for Amazon’s HQ2. The retro Americana hotel in Crystal City is hoping to stay put and revamp a bit as Amazon moves in. The Crystal City BID is working to expand its boundaries and, if successful, may be renamed the National Landing BID. Finally, while Virginia is mostly welcoming Amazon with open arms, in the other half of the HQ2 equation, New York City, Amazon is facing protests and opposition from local lawmakers.

Amazonians May Invade Dating Scene — DCist asks: “Will Amazon Bring A Bunch Of Rude Workaholics To The D.C. Dating Scene?” [DCist]

Money Diary of a Local Parent — As part of a money diary feature, Slate asks: “How Much Does a Dad of Two Spend on His Kids During One Week in Arlington, Virginia?” [Slate]

E-CARE This Weekend — The Arlington Environmental Collection and Recycling Event (E-CARE), “a biannual event at which residents can safely dispose of household hazardous materials (HHM), bikes, small metal items and other recyclable items,” is set to happen this weekend at 1425 N. Quincy Street. The event is scheduled for Saturday, Nov. 17  from 8:30 a.m.-1 p.m. [Arlington County]

Flickr pool photo by Jenn Vogel

Arlington Commits to Only Limited Affordable Housing Measures As Part of Amazon Deal

By Alex Koma
1/2

Amid persistent concerns that Amazon’s army of new workers will displace low-income Arlingtonians, county leaders plan to redirect their existing investments in affordable housing to better serve the areas impacted by the new headquarters — but the county won’t be upping its financial commitment to spurring the construction of reasonably priced homes.

While critics of Arlington’s decision to court Amazon’s HQ2 have focused on everything from the headquarters’ potential impact on county schools to its transportation systems, the tech giant’s impact on housing prices has perhaps drawn the most scrutiny of all.

The D.C. region has already seen a housing crunch in recent years, and all manner of experts have theorized that the arrival of Amazon’s thousands of highly paid workers will only worsen the county’s challenges. Accordingly, Virginia’s offer to Amazon includes a frequent emphasis on the region’s commitment to addressing local housing woes, and it touts a $150 million investment in affordable housing by Arlington and Alexandria over the next decade. The state has also pledged massive investments in existing programs through its Virginia Housing Development Authority.

But the details of the proposal contain a bit more nuance. The county won’t achieve that affordable housing investment by increasing its annual contributions to various housing-focused programs; rather, it will earmark about a third of those funds for projects creating affordable homes in Crystal City, Pentagon City and along Columbia Pike.

“We’re hoping that will help us create 1,000 new committed affordable units in that area,” County Board Chair Katie Cristol told ARLnow. “And that’s joined by the new commitment from the state, so we’re clearly making this a priority.”

The county currently sends about $21 million to affordable housing efforts each year, county economic development spokeswoman Cara O’Donnell said. That includes just over $14 million to the Affordable Housing Investment Fund, a loan program designed to encourage affordable developments, and contributions to other loan repayment programs for low-income renters.

That means about $7 million each year will be dedicated to housing affordability programs impacting the neighborhoods surrounding Amazon’s new headquarters. Cristol also hopes to increase that amount as new tax revenues from the company flow into county coffers, though Arlington will need a few years to truly feel those revenue impacts.

Michelle Winters, executive director of the Arlington-based Alliance for Housing Solutions, was hoping to see the county step up its total commitment to affordable housing funds immediately, not simply move money around. She points out that, even with the county’s existing efforts, Arlington has seen dramatic declines in its “market rate” affordable homes, which are designed with prices to match the current housing environment. The number of “committed affordable” homes, where housing prices are controlled, has also not kept pace with growth, she points out.

“It’s going take additional analysis to determine if this will actually be enough to meet the needs arising from Amazon and other growth in the region,” Winters said.

More intense Amazon skeptics, however, believe that anything short of a full-court press from the communities surrounding the new headquarters will spell disaster for renters in the area. State Del. Lee Carter (D-50th District) fully expects that Arlingtonians priced out of the county will soon flock to outer suburbs like his Manassas-area district, causing a ripple effect throughout the Northern Virginia region.

“I live in a one bedroom apartment in Manassas; my rent’s going to go up, and I’m going to get priced out of my own district,” Carter said. “It speaks to the flawed conventional wisdom around economic development. It says that more jobs are always good: but at what cost?”

County officials don’t see the situation as being quite so dire, however. They note that up to 20 percent of the workers Amazon plans to hire likely already live in the area, and that employees will arrive gradually in Arlington over the next few years, not simply show up all at once and disrupt the housing market overnight.

Arlington leaders also believe they’ll have more tools at their disposal to address housing affordability by the time Amazon starts truly ramping up its hiring.

One key way the county earns money for the Affordable Housing Investment Fund (AHIF) is by forcing developers to make contributions to it as they win local approvals for massive new projects. Amazon won’t be building much in Arlington right away, choosing to move into some existing space in Crystal City to start — that’s an outcome affordable housing advocates feared, as the company won’t be required to chip into the AHIF until it starts sketching out construction plans.

But County Board member Erik Gutshall points out that Amazon has big plans for future construction in the area, which will eventually result in “straight contributions” to the AHIF. Amazon has already purchased large tracts of land in Pentagon City from developer JBG Smith, and could opt to fully re-develop some of the existing buildings it’s leasing someday.

“Over time, everything is going to be new,” said Board Vice Chair Christian Dorsey. “They’re not just going to stay in existing 1960s buildings. Permanently, they’re building new stuff.”

Yet Winters argues that programs like the AHIF can only do so much to create new affordable housing in the county. She credits the county for some of its work to preserve some older, moderately priced homes, but urged officials to do more, with greater urgency.

“While additional subsidy and investment is absolutely needed, it’s not the only thing that it’s needed,” Winters said. “We absolutely need to ramp up the pace housing is added to the county.”

Other urbanists are willing to call for even more transformative changes to make that happen, now that Amazon has arrived.

Cristol acknowledged that “the one thing we can’t address through public policy is speculation in the market,” and early estimates suggest that speculation will be no laughing matter — McEarney Associates, a group of Northern Virginia realtors, released a report estimating that overall home prices will rise anywhere from 20 to 30 percent in the wake of Amazon’s announcement, with appreciation rates “north of 15 percent” in the immediate vicinity of the new headquarters.

Accordingly, Cristol does see a need to “meet the supply challenge,” but she’d prefer to double down on some of the county’s existing efforts to loosen zoning rules for “accessory dwelling units” or allow more renovations to older duplexes, rather than pursue more dramatic changes.

“We need to increase our urgency in expanding housing options among that ‘missing middle’ housing stock,” Cristol said.

Morning Notes

By ARLnow.com

Restaurant Owners Eye Crystal City — “Andrew Dana, owner of Parkview bagel sensation Call Your Mother and lauded Petworth pizza spot Timber Pizza Co., texted his business partner Jeff Zients on Tuesday night with one question: ‘How do we get into Amazon HQ2?’ It’s a question many restaurant and bar owners will likely be asking in the coming months as Crystal City and Pentagon City prepare to host parts of Amazon.com Inc.’s HQ2 and its eventual 25,000 employees.” [Washington Business Journal]

Last Vehicle Decal Deadline is Tomorrow — “Nov. 16 is the deadline for owners of vehicles garaged in Arlington to display the 2018-19 county vehicle decal. Decals, which signify payment of vehicle taxes, should be placed adjacent to the state-inspection sticker on the driver’s side of the windshield.” [InsideNova]

Columnist: Ban Cars in National Landing — “It seems pretty obvious what Arlington, Amazon, and JBG Smith (Amazon’s future landlord) absolutely need to do: Take the dramatic but wholly necessary step of banning cars and closing all the parking lots throughout National Landing.” [Washington City Paper]

Home Sales Down, Prices Up — “The arrival of Amazon may change things over the long haul, but for now, the Arlington real estate market seems to be moving through a dormant period, sales-wise – with few signs of improvement on the near horizon. But while sales were down, the average sales price was up slightly and prices of single-family properties averaged more than $1 million during the month, according to new figures.” [InsideNova]

First Word of HQ2 Win Received in Wendy’s Parking Lot — “Virginia learned it had won the biggest economic development contest in U.S. history when a low-profile state official got a phone call in the parking lot of a Wendy’s restaurant in the Shenandoah Valley at 2 p.m. Monday.” [Washington Post]

Tips for Thanksgiving Travel at DCA — “Construction delays and big holiday crowds mean you’ll have to add extra time to fly in or out of the D.C. region’s airports for much of the next month and a half.” [WTOP, MWAA]

Flickr pool photo by Lisa Novak

Amazon’s Arrival Brings Plans for Transportation Transformation Around New Headquarters

By Alex Koma
1/3

For pedestrians, cyclists and drivers alike, Crystal City has never been the easiest neighborhood to navigate — and Amazon’s looming arrival in the neighborhood has stoked fears that things could get worse in the area long before they get better.

But now that the tech giant has officially picked Arlington for its new headquarters, county officials are free to unveil their grand plans for allaying those concerns and fundamentally transforming transportation options along the Crystal City-Pentagon City-Potomac Yard corridor.

Virginia’s proposed deal with Amazon calls for the pairing of state dollars with money from both Arlington and Alexandria to make a variety of projects long envisioned for the area a reality — so long as the tech giant holds up its end of the bargain and creates targeted numbers of new jobs, of course.

It adds up to a complex mix of funding sources that defies easy explanation, but would be in service of a massive shift in the transportation network surrounding the newly christened “National Landing.” And, as last week’s nightmarish traffic conditions created by the shutdown of the Crystal City and National Airport Metro stations helped prove, the county is in desperate need of an upgrade in the area.

“All of these plans which been long gestating without a path to realization, they’re all going to come together,” County Board Vice Chair Christian Dorsey told ARLnow. “All the great things we’ve diagrammed on paper now have a path to reality.”

The main transportation projects included in the pitch to Amazon are:

  • A second, eastern entrance to the Crystal City Metro station
  • A second, southwestern entrance to the proposed Potomac Yard Metro station
  • A new pedestrian bridge connecting Crystal City to Reagan National Airport
  • An expansion of the Crystal City-Potomac Yard bus rapid transit system
  • Improvements to Route 1 through Crystal City and Pentagon City

“Many of these we’ve already included in our prior commitments, whether it was our [10-year Capital Improvement Plan] or other long-range planning documents,” said County Board Chair Katie Cristol. “But we pulled these together as a way of saying, ‘This is our overarching vision for the area.'”

Certainly, the aforementioned projects were all on various county wish lists over the years — the Crystal City Transitway expansion to Pentagon City is perhaps the most developed of any of the proposals, with the county convening a public meeting on the matter just last week.

The difference is that many of the projects have largely lacked the necessary funding to move forward. The county still needs another $15 million to fund the Transitway project, which is now set to come from the state, and the other efforts need substantially more money than that.

The second entrance at the Crystal City Metro station has been a particularly challenging project for the county.

The Northern Virginia Transportation Authority, a regional body doling out funding for transportation projects, recently awarded Arlington only a small shred of the funding it was looking for to move the station forward. The county’s gloomy revenue picture previously forced Arlington to push the project off into the long-term future, and it remained a very open question whether the second entrance would score highly enough on state metrics to win outside funding.

Those concerns vanish virtually all at once for the county, and that could be quite good news for both Crystal City residents and Amazon’s future workers. Though the exact details need to be worked out, the new entrance would be located at the northwest corner of the intersection of Crystal Drive and 18th Street S., with $82.5 million of the project’s $90 million price tag coming from the state through the Amazon deal.

Cristol hopes the project will “transform the beating heart of Crystal City” and encourage its new residents to rely on Metro. She notes that the Crystal City and Pentagon City Metro stations have seen a combined 29 percent drop in ridership since 2010, as the military and federal agencies moved out of the area, and hopes thoughtful transit strategies around Amazon’s arrival will reverse that trend.

Stewart Schwartz, executive director of the transit advocacy-focused Coalition for Smarter Growth, added that a second entrance will help the area manage demand as thousands of employees flock to one of Metro’s sleepier stations.

“By having entrances at each end of the platform, you’re reducing the people congestion at escalators and gates, which is huge,” Schwartz said. “And we know that walking distance makes a big difference in how many people use transit. So to the degree we can shorten it, we should do it.”

Schwartz also hopes the new entrance will provide better accessibility to the area’s Virginia Railway Express station (located a few minutes’ walk up Crystal Drive) for anyone looking to reach the more distant sections of D.C., or Northern Virginia’s outer suburbs. The VRE is even weighing an expansion of the station in the coming years, which would put an entrance directly across from the second Metro access point.

County Board member Erik Gutshall points out that the proposed bridge to DCA would land in just about the same spot. A feasibility study backed by the Crystal City Business Improvement District suggested that an office building at 2011 Crystal Drive would make the most sense for the pedestrian connection, which Gutshall notes also matches up with an entrance to the Mt. Vernon Trail.

All of that could someday add up to a promising transit hub in the area, which developer (and future Amazon landlord) JBG Smith has already begun advertising in its marketing materials.

“You can bike, walk, ride VRE and ride Metro, all together,” Gutshall said.

The project will need about $36 million to become a reality, with $9.5 million chipped in from the state and the rest coming from Arlington and the NVTA.

The county will need even more cash for the Route 1 improvements: about $250 million in all, with $138.7 million coming from the state’s Amazon deal. The proposal doesn’t include a funding stream for the rest, but the changes could be quite substantial indeed.

The documents don’t lay out details beyond a goal of improving the “pedestrian improvements” on the road, but officials say a guide could be the changes detailed in the county’s Crystal City sector plan. Those plans involve bringing the highway to the same grade as other local roads, eliminating the soaring overpasses that currently block off large sections of the neighborhood.

“This may, in fact, lead to the total reimagining of Route 1,” Dorsey said.

In all, the county expects to spend about $360 million — about $222 million in already committed funding and $137 million in future grants — to fund transportation improvements in the area. The state’s total could one day go as high as $295 million, depending how many workers Amazon ends up hiring for the area.

The county’s commitment is large enough to give some local budget minders heartburn.

“Where will Arlington get $360+ million in transportation bond capacity — since we are bumping up against our credit limit for the next decade or more, without meeting all school needs?” local activist Suzanne Sundberg wrote in an email. “Raising the tax rate would be my first guess. We can probably expect to see our real estate taxes double over the next 15 years.”

County Manager Mark Schwartz has often warned about the strain on the county’s debt limit precipitated by recent fiscal pressures, and taxes may well go up on residents in the coming years, even with the Amazon revenue windfall.

But Dorsey waived those concerns away, noting that the county has long planned for the spending associated with many of these projects, and will have hefty state dollars to rely on for the rest.

“Our investments are already planned,” Dorsey said. “We’re not bringing anything new to the table.”

Arlington Shouldn’t Fear a ‘Tsunami’ of New Residents With Amazon’s Arrival, Officials Say

By Alex Koma

Amazon’s new headquarters will fundamentally transform Arlington in the years to come, but county officials are hoping to reassure residents that the area won’t change in the blink of an eye.

Instead, Arlington leaders are painting the arrival of the tech giant — and the 25,000 workers set to someday occupy its new office space — as a development that will shape the county’s economic landscape over time, rather than overnight. And, they hope, that will give the county time to prepare accordingly.

“This is not going to feel like a tsunami of new people on our streets or kids in our schools,” County Board Chair Katie Cristol said during a question-and-answer session live-streamed on Facebook last night (Tuesday).

Critics of the county’s courtship of Amazon have long feared the impact that thousands of highly paid workers arriving in the region could have on everything from home prices to school overcrowding. But Arlington leaders have often countered that the region is experiencing dramatic growth at the moment, and seems set to see even more in the future, meaning that Amazon’s arrival might not seem especially out of place.

Now that Jeff Bezos and company have made the big decision, targeting Crystal City, Pentagon City and Potomac Yard for half of its proposed second headquarters, officials remain confident in those predictions. Cristol, for instance, noted Tuesday that the tech company could draw as much as 15 to 20 percent of its new workforce from current county residents.

“They located here because they want access to the tech talent we have here,” Cristol said.

As for the rest of the new Amazon staffers, Arlington Economic Development Director Victor Hoskins pointed out that they won’t be arriving on the county’s doorstep next week, or even next month. Under the terms of the company’s proposed deal with the state, Amazon would only hire about 400 workers for the new Arlington campus next year.

That number will ramp up sharply over time, however, leaping to 1,180 new staffers in 2020 and then 1,964 workers the year after. But Hoskins noted that the pace of change would’ve been even more dramatic had Amazon stuck with its original plan to house all 50,000 workers in one city, rather than splitting “HQ2” between Arlington and New York City.

“After February, when the deal is set to be approved [by the Board], you’ll see the first employees arriving,” said County Manager Mark Schwartz. “Beyond that, I don’t think people will see a lot different in first year… It’ll become more noticeable a few years out.”

For parents nervous about how many kids those new workers will bring with them, Cristol is also optimistic that the school system will be able to handle the influx of students. She expects that the county will only see two to three additional students in each school per year, and that’s only when Amazon fully ramps up hiring in the coming years.

Depending on how the county is calculating that figure, such an increase would work out to anywhere from 70 to 105 new students enrolled in Arlington Public Schools each year, at a time when the school system is already struggling with severe financial pressures to match rising enrollment.

“That’s not nothing,” Cristol said. “But compared to the 500 students per year that APS is already adding, it’s really manageable.”

But Schwartz noted that, under the county’s revenue-sharing agreement with APS, roughly half of the tax revenue that Amazon generates will flow into the school system’s coffers. He estimates a $315 million increase in tax revenue over the life of the county’s deal with Amazon, which beats county projections by about $160 million between now and 2030.

Of course, Schwartz says the county will still feel some pain in the short term. Though Amazon represents a tax windfall for Arlington, he warned that it will take time for the county to feel the benefits — and that means that painful measures like layoffs, service reductions and tax increases remain on the table for the county’s new budget.

“We’ve been through several difficult budget years and we have a couple more to bridge to where we’re going to be,” Schwartz said.

Cristol acknowledged that there are some “difficult short-term conversations” on the way in the county, particularly as Arlington tries to prepare for Amazon’s impact without the tax revenues it needs to fund necessary projects and services.

But she also pledged to be open to having those difficult discussions. Some Amazon skeptics have already called on the Board to hold multiple town halls focused on Amazon alone, and Cristol said officials plan to do so, and more.

“Let us know if you want us to come meet with your civic group,” Cristol said. “We plan to have many conversations in the community about this.”

Morning Notes

By ARLnow.com

Crystal City Business Owners Ready for Facelift — “[Crystal City’s] reputation is sufficiently anemic that Amazon announced it is rebranding the area where it will build its hub ‘National Landing,’ a change that aroused next to no protests from most local proprietors. ‘Whatever Jeff Bezos wants is fine with me,’ said Billy Bayne, owner of the Crystal City Restaurant Gentlemen’s Club, referring to Amazon founder and chief executive Jeffrey P. Bezos, who owns The Washington Post. ‘I’m just happy he’s here.'” [Washington Post, Greater Greater Washington]

Calls for More Housing — The arrival of Amazon has prompted some urbanists to start calling for upzoning and the creation of more housing density, including in wealthier neighborhoods. [Twitter, Twitter]

More on New VT Campus in Alexandria — “When fully realized, the $1 billion Innovation Campus, which includes state support, will spark discoveries and help fill immense demand for high-tech talent in the greater Washington, D.C., area and beyond. The Commonwealth of Virginia and Virginia Tech have committed to provide $250 million each to seed the project.” [Virginia Tech]

Get Ready for Snow — Arlington is expected to get its first snowfall of the season Thursday, with up to an inch of snow and sleet falling Thursday morning before changing to rain. Forecasters, meanwhile, are calling for a snowier than usual winter, with up to two feet of snow falling inside the Beltway over the course of the season. [Capital Weather Gang, Twitter, Capital Weather Gang]

‘Doug the Scammer’ is Now in Arlington — A notorious scammer has apparently crossed the river from D.C. and is now trying to scam people in Arlington. His latest targets: restaurants in Courthouse. [PoPville]

Suicide on Roosevelt Island — The brother of a D.C. man arrested on weapons charges and accused of saying that “the 11 victims of the Pittsburgh shooting ‘deserved it'” shot himself on Roosevelt Island on Saturday, Oct. 27, hours after the massacre at the Tree of Life synagogue. [Washington Post]

What Amazon Employees Are Reading — Amazon employees are very interested in reading ARLnow articles about Amazon, but the most-read story on the site among Amazon workers over the past week is about the opening of Bethesda Bagels in Rosslyn. [Twitter]

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