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The past, present, and future of Columbia Pike is rather easy to see.
Cross Glebe Road and there’s the Broiler, first opened in 1959 and, today, still slinging cheesesteaks. Right by the ramp to I-395, the historic Johnson’s Hill neighborhood (also known as Arlington View) remains home to a number of the same residents that have lived there for decades.
Drive the Pike from Washington Blvd to where it crosses Leesburg Pike in Fairfax County and you’ll see a number of low-slung businesses and massive apartment complexes that were built during the Eisenhower administration.
But, over the last decade, the Pike has seen plenty of change. There’s now modern shopping plazas, cavernous parking garages, and gleaming new apartment complexes. Sure, there’s no streetcar, but in frequent intervals buses go up and down the Pike, pausing at a million dollar bus stop (and, soon, numerous upgraded but less expensive stops).
The Pike has continued to have a reputation for being one of the more affordable areas to live in Arlington and, with that, a diverse neighborhood has thrived. The Pike — and its corresponding 22204 zip code — is often referred to as a “world in a zip code.”
At the same time, the future is nearly here and it may bring changes that not everyone is happy with — or could afford. Redevelopment of decades-old shopping centers, forcing the closing of long-time legacy businesses. Garden-style apartments are being turned into 400-unit buildings. Mixed-use projects are set to replace under-used parking lots.
Not to mention, just a few miles away, Amazon is building a headquarters which is likely to bring more people and development to the Pike.
Today, about 41,000 people live along the Pike corridor, according to county data. That’s more that a 10% increase compared to a decade ago. Over the next thirty years, much of Arlington’s population growth is expected to be concentrated along the Pike.
Officials are looking to adapt to these changes by turning Columbia Pike into what the county calls a “vibrant… walkable, lively ‘Main Street’, an effort that first began more than 30 years ago.
In 1986, the Columbia Pike Revitalization Organization formed in response to the Arlington County Board providing a $50,000 grant towards economically reviving the Pike.
The grant and the formation of CPRO would be, as the Washington Post described at the time, “the first step in what some see as a 10-year effort to coordinate improvements that could lead to revitalization of the highway as well as a return of community pride.”
That was followed over the next decade plus by a number of revitalization plans, policy changes, and initiatives – including in 1990, 1998, and 2002 — all in an attempt to bring more businesses, “revitalize,” and create a more “vibrant” Pike.
But one of the most consequential shifts in what the Pike would look like going forward was the Board’s approval of the Columbia Pike Form-Based Code for commercial centers in 2003 and, a decade later, for residential areas.
“It really gave us a bit of a blueprint on how we were going to move forward,” CPRO Executive Kim Klingler tells ARLnow.
The purpose was to standardize how new buildings along the Pike were physically going to look and integrate into the community.
“It focuses on the form of the building, which is a little different from the way that other zoning codes work,” says John Snyder, Chair of CPRO’s board. “Like, how tall is the building? What’s the shape? [How many] setbacks from the street? How many stories should it be? [The code] puts together all the rules about that… it’s all set in advance.”
The intent was to “foster a vital main street” with mixed-use buildings that had shops, cafes, and other commercial uses on the ground floor and residences and offices above. It also encourages more sidewalks, trees, and public spaces (like Penrose Square).
The hope is to create a more dense, pedestrian, and public transportation-friendly community.
“A walkable community, like a traditional downtown,” says Snyder.
The plus of following a form-based code for the community is that it is known what new buildings are going to look like and avoids a potential years-long battle with a developer over details like height and design.
For the developer, adhering to the code provides incentives like more density and less red tape.
When first adopted, the county was one of the first jurisdictions in the country to use this strategy to redevelop existing, older neighborhoods.
For the most part, proponents say it has worked. While developers can choose whether they adhere to the code, more than 90% of the new buildings along the Pike were developed with it according to Snyder.
“We’ve gotten 12 or 13 new projects, gained some plaza areas we didn’t have before, and we got ground floor retail,” he says. “We got economic revitalization.”
But with economic revitalization, comes other challenges.
With more amenities, a neighborhood becomes more attractive and vulnerable to natural market forces.
“The whole idea for a building like Centro was to build one that has amenities like you’d expect on [Metro’s] Orange Line, except cheaper,” says Snyder. “Because it is close to everything… it drives prices up. And that puts pressure on the affordable apartments.”
While the county has made efforts to preserve and increase affordable housing along the Pike, not all of their proposals have been embraced by the public as good enough.
It isn’t just about rental units, either. Economic revitalization can drive up housing costs and potentially prevent those in the middle-income brackets from buying homes in the community.
While there are a lot of reasons why the Arlington housing market is hot right now, the redevelopment of Columbia Pike is a factor.
“[Housing] prices are definitely up and… can change the tone of a neighborhood,” says Snyder.
The county’s Missing Middle Housing Study is diving into how to address this challenge, but solutions may be hard to come by even if everyone wants to preserve a community that’s accessible for all.
“The goal has always been for the Pike to be a very diverse community — culturally, socioeconomically, and generationally,” Klingler told ARLnow. “We still want to make Columbia Pike a place for all people.”
But is that even possible? Some certainly don’t think so.
