Photograph by author

Chapter 19
Case studies: tall buildings and transit-oriented development
in suburbs

This chapter illustrates tall buildings and Washington, D.C. is located in a sub-tropical
transit-oriented developments in the suburbs zone that features four distinct seasons.
of Washington, D.C. Metropolitan Washington,
D.C. is a geographic area that centers on the Within 30 miles from its center, Washington,
capital of the United States (also known as D.C. is globally connected by three major
the District of Columbia) and includes parts airports: Ronald Reagan Washington
of Maryland, Virginia, and West Virginia. National Airport, Dulles International Airport
The Metropolitan Washington Council of in Virginia, and Baltimore-Washington
Governments defines the Washington, D.C. International Airport in Maryland.
metropolitan area as the area that comprises the
District of Columbia and seven neighboring Two commuter rail lines service the D.C.
counties, namely Frederick, Montgomery, area: the Virginia Railway Express (VRE) and
Prince George, Arlington, Fairfax, Loudoun, Maryland Area Regional Commuter (MARC).
and Prince William. According to the 2013 Amtrak trains shuttle passengers mainly from
United States Census, the metropolitan the northeastern United States, with eight
area covers 5,564 square miles and contains routes connecting in the Union Station. Bus
5,860,342 people [1]. systems also service the central area. Interstate
495, known as the “Capital Beltway,” is an
The metropolitan region enjoys a high important link and landmark for D.C. citizens:
median income and offers job opportunities to be “inside the beltway” is to be known as
provided by the federal government, the a Washington insider. The growth that D.C. is
defense industry, engineering, and technology experiencing has increased the importance of
companies, as well as think tanks, non-profit public transit and resulted in plans to improve
agencies, and major research universities. the metro system by extending its lines, adding
The area also ranks among the highest- more trains and stations, and by upgrading
educated metropolitan regions in the United tunnels and other connections to suburbs [1].
States. Tourism in the region is significant:
hospitality and service industries are growing Remarkably, Washington, D.C. was planned
as are information and technology services. “from scratch” by renowned French artist and

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engineer Pierre Charles L’Enfant. His planning see in this chapter, much of the anticipated
theme was a Baroque-style city modeled on suburban growth will be contained in mixed-
the great cities of Europe. The plan aimed use, high-density, and high-rise projects
to create a “magnificent city, worthy of the placed near D.C.’s metro stations. This
nation, free of its colonial origins, and bold planning model, often referred to as Transit-
in its assertion of a new identity” [2, p. 430]. Oriented-Development (TOD), is vivid in all
Spatially, the plan placed the U.S. Capitol the discussed communities. However, what
on the highest point between the Potomac is important about these TOD projects is that
and Anacostia Rivers, proposed broad aven- they all embrace tall buildings as an essential
ues, named after states, and incorporated building typology. As such, we may refer to
vistas that highlighted federal buildings, this planning model as Tall Buildings and
collectively evoking the power of the national Transit Oriented Development (TB-TOD). In
government. The plan also integrated large these projects, Washington, D.C. has refined,
open spaces to facilitate interaction between advanced, and articulated the typical TOD
citizens and the government, symbolizing model by benefiting from vertical density
a democratic society. The original L’Enfant that augments a comprehensive mixed-
plan has been largely preserved during use development and frees up land on the
D.C.’s 200-year growth, giving the city visual ground floor to accommodate pedestrian
order and integrity. In 1997, the L’Enfant street networks and vibrant civic spaces.
Plan of the City of Washington, District The examined suburbs already contain tall
of Columbia, was entered in the National buildings, largely near metro stations [1]. They
Register of Historic Places. Due to the L’Enfant are presented in an order based on the number
Plan and historic zoning regulations that do of tall buildings (ten stories and taller) that
not allow constructing higher than 12-story they contain (Table 19.1).
buildings, D.C.’s skyline is relatively short
and flat [2].
1  Arlington, VA
Recent forecasts anticipate rapid growth
throughout the region over the next two 1.1 Rosslyn-Ballston (R-B) corridor,
decades. Recent reports on regional growth Arlington, VA
by the Metropolitan Washington Council of
Governments (COG) project that by 2030, the Rosslyn-Ballston (R-B) corridor is located in
region will gain 1.2 million new jobs and 1.6 Arlington County, Virginia, directly across
million new residents. Importantly, as we will the Potomac River from Washington, D.C.

Table 19.1:  Examined suburbs in the Washington, D.C. metropolitan area [1]

Region Suburban community County State

Washington, D.C. 1 Arlington Arlington VA

2 Silver Spring Montgomery MD
3 Tysons Corner Fairfax VA
4 North Bethesda Montgomery MD
5 Bethesda Montgomery MD
6 Alexandria Fairfax VA
7 Reston Fairfax VA
8 Rockville Montgomery MD

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The 3.3-mile R-B corridor comprises two the region. They specifically suggested five
nodes of distinct high-rise clusters placed at metro stations that serve the neighborhoods
Ballston and Rosslyn. Between Rosslyn and of Rosslyn, Ballston, Courthouse, Clarendon,
Ballston, three nodes of high-rise development and Virginia Square.
concentrate around three neighborhoods:
Courthouse, Clarendon, and Virginia Square. Beginning in 1972 and over the course of
a dozen years, Arlington County drafted a
The Rosslyn-Ballston (R-B) corridor story General Land Use Plan (GLUP) to ensure
starts as early as the 1960s when Arlington growth in desired areas. The overall plan
and the entire Washington, D.C. area experien- suggested a “bull’s-eye approach,” that would
ced considerable growth. The initial plan concentrate the highest density uses within
suggested expanding the regional rail system walking distance of the metro stations (one-
by running it above ground within the median quarter mile). The plan also envisioned a
of Interstate 66, bypassing existing commercial “tapered density” scheme (Figures  19.1 and
R-B corridor. However, county officials and 19.2), where buildings’ height drops gradually
residents successfully argued and lobbied for as one moves from a metro station toward the
an underground line that would run under the surrounding low-rise, single-family residential
R-B corridor to better connect the corridor with neighborhoods [4].

Figure 19.1:  “Tapered density” applied in the Courthouse neighborhood, Arlington, VA.

Buildings in the foreground, nearest to the metro station, are the tallest.
They gradually step down as they become more distant from the metro
station. (Photograph by author)

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Figure 19.2:  “Tapered density” applied in the Clarendon neighborhood, Arlington, VA.

Buildings in the background, nearest to the metro station, are the tallest.
They gradually step down as they become distant from the metro station.
(Photograph by author)

The GLUP established four key policies: Overall, this pattern allowed for mixed-use
nodes of activity, where residents could use
1. Create target areas within a quarter- public transit to work, eat, live, play, study,
mile radius of metro stations for and shop in the same vicinity. Urban design
redevelopment. guidelines that specified density, a mix of uses,
massing, setbacks, pedestrian connectivity,
2. Encourage high-density projects desig-
bicycling, parking, and landscaping were
ned to combine commercial, retail, and
developed for each station called “sector
residential uses within these radii.
plans.” These plans were intended to promote
3. Preserve established single-family reside- modern development while retaining and
ntial areas by applying strict development enhancing the unique characteristics of the
boundaries around these areas. neighborhoods as follows:
4. Build a strong tax base by incorporating 1. Rosslyn: a first-class office and business
commercial, retail, and residential center. Rosslyn, the station closest to
developments. Washington, D.C. and the gateway to the
county, was planned as a sophisticated
The above four key policies paved the way urban environment typified by high-
to build “urban villages” in each of the five density, high-rise office and residential
metro station areas along the R-B corridor. buildings. Rosslyn contains the tallest

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commercial buildings and is most visible areas generally have intensities between 2.5
from Washington, D.C. floor area ratio (FAR) and 4.8 FAR. However, a
few of the parcels adjacent to the Rosslyn and
2. Courthouse: the seat of Arlington County
Ballston Metro Station entrances are zoned with
government. The Courthouse area was
greater intensities, extending up to 6.0 and 10.0
planned to retain its identity as the
FAR, if developments met certain provisions
governmental center, through land
[4]. The intensification process also aimed to
acquisition and urban design initiatives to
replace shorter buildings with taller ones. For
increase open space and improve circul-
example, the McDonald’s restaurant at 1823 N.
ation to allow for greater connectivity
Moore Street in Rosslyn has been replaced
within the immediate and surrounding
recently by a 31-story mixed-use residential
areas.
skyscraper. Overall, the GLUP embraced the
3. Clarendon: an “urban village.” Clarendon TB-TOD model in the five “urban villages”
was to continue as a commercial (Figures  19.3–19.6). Future developments of
center—a locus of shops, restaurants, these villages follow the same model.
and entertainment. Clarendon is the
center of Arlington’s nightlife, and the A recent New York Times article by Eugene
neighborhood seamlessly blends new Meyer, titled “An oasis of stability amid
and old near its metro stop. a downturn” [5], explains that while
neighboring suburbs are enduring steep
4. Virginia Square: residential, cultural, and
increases in vacancies in their office and
educational hub. Virginia Square was
retail sectors, the Rosslyn-Ballston corridor
identified as the corridor’s educational
is an oasis of stability and prosperity. The
and cultural center by virtue of the
article also envisions a thriving future for the
location of university campuses including
corridor. It states that:
the Arlington Central Library, the
Arlington Arts Center, and the Arlington
The Rosslyn-Ballston corridor will continue
campus of George Mason University.
to be the most sought-after area in Northern
Virginia Square also contains residential
Virginia in the foreseeable future… It has
buildings and is home to the Federal
remained resilient during the worst recession
Deposit Insurance Corporation.
in decades, and should continue to do so, as
5. Ballston: a new downtown. A few square demand will remain healthy and new supply
blocks of high-rise offices, hotels, and will be low for the next few years [5].
residences, and a hub for science and
technology, Ballston—home of the The article points to a handful of reasons for
National Science Foundation—is an impor- the corridor’s success: “Thousands of jobs
tant science and technology center. concentrated around endpoints Ballston and
Ballston also contains the Ballston Com- Rosslyn, five metro stations, high population
mon Mall, along with a mix of residential density, and scores of restaurants, bars, and
and commercial buildings. retail to service residents and workers” [5]

The GLUP aimed to establish intensity Overall, the R-B’s high-density transit
variation within these five “urban villages.” corridor is considered a successful TOD
Intensification areas of 1,000 and 1,600 ft radii project. Its success is attributed to strong
were added to each B-R corridor’s station and political will, community involvement, and
demonstrated that in most cases, the high- planning foresight. The key element of the
intensity development is consistently located plan is integrating the metro system with the
within these boundaries. The “bull’s eye” community. Local residents and public officials

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Figure 19.3:  Rosslyn Metro Station in Arlington, VA. Tallest buildings cluster around
the station, east side. (Photograph by author)

Figure 19.4:  Rosslyn Metro Station in Arlington, VA. Tallest buildings cluster around
the station, west side. (Photograph by author)

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Figure 19.5:  Ballston Metro Station in Arlington, VA. Tallest buildings cluster around
the station. Note that buses serve the station. (Photograph by author)

Figure 19.6:  Ballston Metro Station in Arlington, VA. Tallest buildings cluster

around the station. Also, sidewalks and skywalks connect people
with the station seamlessly. (Photograph by author)

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objected running the metro line through the replaced the earlier generation’s car-oriented
median of Interstate 66 and insisted on having it retail, new residents do not have to drive as
run underground beneath the R-B commercial much. Collectively, the employed TB-TOD has
corridor to spur development. Since the 1970s, saved land: the two-square-mile R-B corridor
the corridor added “20 million square feet of would occupy 14 square miles if it were built
office space and 20,000-plus housing units … at typical suburban densities.
and employment has increased from about
30,000 to 100,000 total jobs, and the number
of housing units has increased from 10,000 to 1.2  Crystal City, VA
over 29,000 since 1970” [5].
Crystal City is a predominantly high-rise
As such, communities have grown and added community in the southeastern corner of
to Arlington County’s tax revenues. “The Arlington County, Virginia, south of downtown
corridor produces 32.8 percent of the county’s Washington, D.C. It is centered along a stretch
tax revenue from real estate tax, even though of Jefferson Davis Highway (U.S. 1), south
it comprises merely 7.6 percent of the total of the Pentagon and west of Ronald Reagan
land” [5]. Remarkably, this dramatic growth Washington National Airport. It has become
occurred without increasing traffic congestion one of Arlington’s largest concentrations of
or pollution from vehicles. This is attributed density and jobs and is home to the offices
mainly to the efficiency of the employed of numerous defense contractors, the United
metro line and to the effective pedestrian States Department of Labor, the United
environment. As mixed-use high-rises have States Marshals Service, the Environmental

Figure 19.7:  Crystal City Metro Station in Crystal City, Arlington, VA. Tall buildings
are placed near the station. (Photograph by author)

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Figure 19.8:  Bicycles facilitate a two-mile “green” commute between Crystal

Metro Station (top) and a newly built mixed-use high-rise development
(bottom). (Photograph by author)

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Protection Agency (EPA), and other satellite to the planned multi-modal transit hub facility.
offices for the Pentagon. Crystal City presently It also aims to control building volumes, heights,
has over 6,000 residents and accommodates setbacks, massing, and tower coverages, which
around 60,000-weekday workers. It contains determine the maximum allowable coverage
a station on the Washington Metro Blue and of floor plates above a building’s podium
Yellow Lines and another on the Virginia base, relative to the total land area of the block.
Railway Express commuter train system [1]. The plan, moreover, establishes a minimum
separation distance between buildings,
Described as one of the early “urban vill- particularly multi-story towers. To provide
ages” in the United States, it is almost relief in the massing, maintain privacy, and
exclusively populated by high-rise apartment allow ample penetration of light and air, towers
buildings, corporate offices, hotels, shops, and must maintain a minimum separation distance
restaurants. As such, its residents can live, of 60 ft from adjacent towers.
shop, and work without leaving the “village.”
Crystal City is laid out in superblocks, The plan emphasizes the creation of a high-
bounded by arterial and circulating roads, and quality public realm that strengthens the sense
served by the Washington Metro (Figures 19.7 of place by:
and 19.8). One of the unique aspects of the city
is an underground pedestrian network that 1. providing a mix of uses balancing office,
connects much of the city together. However, residential, retail, cultural, and civic uses
development has been limited because the among several defined neighborhood
city is approaching full build-out within the centers;
scope of existing land use plans.
2. relating architectural and urban design to
the human scale; and
1.2.1  The crystal city sector plan 2050 3. employing expansive landscaping and
attractive building frontages.
The Crystal City Sector Plan 2050, in essence, is
a response to the loss of approximately 17,000 The Jefferson Davis Highway corridor is
jobs and over 4 million square feet of occupied among the focus areas that will receive such
office space due to the Base Realignment treatments. The plan proposes few significant
and Closure (BRAC) legislation that entails tall buildings. The American Planning
relocating jobs from Arlington to various Association (APA) awarded the 2013 National
military bases. It is also a response to the aging Planning Achievement Award to the Crystal
building stock. The 40-year plan studies ways City redevelopment project for Innovation in
to mitigate the negative impact on the urban Economic Planning and Development.
form, businesses, transportation infrastructure,
and demographic and market changes. It
also highlights “opportunities to responsibly 2  Silver Spring, MD
increase density, advance sustainability,
provide energy security, increase residential Silver Spring is a suburban community in
offerings, enhance and expand a multi-faceted Montgomery County, Maryland. Its area is about
transportation system, increase the quality and 7.92 square miles, with a population of 76,716.
quantity of public open space, and promote The urbanized, oldest, and southernmost part
high-quality urban design” [6, p. 9]. of Silver Spring is a major business hub that lies
at the north apex of Washington, D.C. Beginning
The plan models a 61% increase in density and in the 1900s, Silver Spring had begun to grow
assigns the highest density to sites in proximity into a small suburban town on the Baltimore

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and Ohio Railroad’s Metropolitan Branch. new high-rise buildings were constructed in
During the 1960s, the growing commercial Silver Spring compared to the six built during
hub experienced its first high-rise construction the previous decade” [7].
boom. Between 1961 and 1971, impressive high-
rise buildings were constructed in downtown
Silver Spring. Since then, Downtown Silver 2.1  The Silver Spring CBD Sector Plan
Spring witnessed little construction activity
until the arrival of the National Oceanographic The Silver Spring CBD Sector Plan envisions
and Atmospheric Administration (NOAA) in an active downtown, serving both the
the late 1980s and early 1990s. NOAA’s massive surrounding residential communities and a
complex along East-West Highway added broader regional market. The plan embraces
several high-rise office buildings to the urban a TB-TOD model. The land use and develop-
center’s skyline [7]. ment recommendations in the Sector Plan
encourage employing tall buildings near
At the beginning of the 21st century, signs of the metro stations (Figures  19.9 and 19.10).
new life began to emerge in downtown Silver The Plan also outlines recommended tran-
Spring. In 2003, Discovery Communications sit facilities needed to discourage single-
completed construction of its new head- occupancy driving. Silver Spring is envisioned
quarters in the center of the business district, as a lively place fueled by active pedestrian
a move that accelerated Silver Spring’s new life and robust commercial activities. A
resurgence. “Between 2001 and 2010 nearly 15 wide-spectrum mix of office, retail, housing,

Figure 19.9:  Silver Spring Metro Station in Silver Spring, MD. Tallest buildings are
located near the station. (Photograph by author)

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Figure 19.10:  Silver Spring Metro Station in Silver Spring, MD. The station is also
served by a robust bus system. (Photograph by author)

entertainment, restaurant, and civic places is York City, Tysons is the archetypal edge city
meant to activate the downtown. Further, the [9]. It is the 12th largest employment center in
plan envisions shaded, tree-lined streets and the United States, employing 120,000 people
well-placed green parks and plazas [8]. in various fields [10]. This “edge city” grew up
around its popular malls, a recognizable spatial
pattern in suburban communities around the
3  Tysons Corner, VA country. As the home to several Fortune 500
company headquarters and numerous other
Tysons Corner, also known simply as Tysons, high-profile companies, Tysons has gained
is a suburban community in the heart of substantial fame. It also features modern
Northern Virginia. Tysons enjoys a strategic architecture and tall buildings.
geographic location because it lies halfway
between downtown Washington, D.C. and
Dulles International Airport at the confluence 3.1 Transforming Tysons: a planning
of Interstate 495 (the Capital Beltway), the vision
Dulles Airport Access and Toll Road, Route 7,
and Route 123. Tysons covers about 4.27 square Tysons suffers from “hodge-podge,” placeless
miles and contains a nighttime population of spatial patterns, and an urban environment
about 20,000 people – 9,481 households with that lacks visual order. An auto-oriented place
4,754 families residing in the community. With with massive parking lots inhibits pedestrian
25 million feet of office space, over 3,500 hotel mobility and civic life. Also, due to its large
rooms, and the largest retail area south of New daytime population (greater than 100,000),

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Tysons experiences a high level of traffic mixed-use and pedestrian-friendly environ-

congestion [10]. ments. However, each of these areas is
supposed to evoke a distinct “personality” by
To reduce congestion, boost economic activity, exhibiting special perceptual characteristics
and improve walkability and connectivity and providing varied services and functions.
in the area, the Fairfax County Planning For example, Tysons West is supposed to
Commission created the 40-year Tysons provide entertainment and perform art
Corner Urban Center Comprehensive Plan. activities augmented with restaurants open
Local urban planners hope to mitigate after the workday ends. Tysons Central 123
congestion by re-branding Tysons as a place to area will be reinforced as a robust business,
live, work, shop, and play, and not as a place commercial, retail, and shopping district [10].
to work or shop only. They aim to transform Tysons Central 7 will host commercial office
the edge city from “suburban chaos” to a space, while Tyson East will be a mixed-use
vibrant urban center by redirecting growth residential area.
around all four of the new Tysons Metro
stations of the Washington Metro’s Silver
Line. Developments near metro stations 3.2  Height considerations
will be the focus of the plan’s first 20 years.
Development occurring during this time The plan sets higher-density and taller
will also significantly advance the urban buildings around the metro stations in order
street grid, parks and open space, and public to take advantage of provided mass-transit
facilities that will provide a framework for services. It distinguishes three areas:
growth. The Tysons Plan received the 2011
Daniel Burnham Award from the American 1.  Near the metro station. It should be home
Planning Association. to tallest buildings with heights up to
400 ft.
Currently, Tysons consists of large superblocks
2.  Between one-eighth and one-quarter of a mile
with a relatively small number of streets that
from the metro station. Buildings should be
inhibit pedestrian mobility. In response, the
between 175 and 225 ft.
comprehensive plan requires developers
to construct a grid of streets within their 3.  Beyond one-quarter mile. Buildings should
individual projects, featuring small block sizes have lower heights.
and connectivity with neighboring roads. This
network of streets will allow short, direct travel Height variation is also intended to enhance the
between neighborhoods and will facilitate resulting skyline. The tallest building heights
pedestrian and bicycle connectivity and access would be reserved for iconic and signature
to metro stations. Overall, the redevelopment buildings. The plan also recommends varying
project is one of the largest in the nation. By building heights and diversifying architectural
2050, the plan envisions the area to house styles to enhance the character of the place.
100,000 residents and 200,000 jobs [10]. The massing of proposed architecture should
also relate to existing architecture on adjacent
Importantly, the plan envisions four major sites. In order to reduce the impact of building
TB-TODs around the four new station areas: height and shadows, podiums and step-backs
Tysons West (Spring Hills Station), Tysons would be incorporated.
Central 7 (Greensboro Station), Tysons Central
123 (Tysons Corner Station), and Tysons Fairfax County regulates a 400 ft height
East (McLean Station) (Figures  19.11–19.13). limit on buildings in Tysons. It is possible to
All these areas share a common scheme of challenge this limit since there are neither

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Figure 19.11:  Tysons Corner Metro Station in Tysons Corner, VA. New tall buildings
are located near the station. (Photograph by author)

Figure 19.12:  Retrofitting auto-centric Tysons Corner with an elevated

pedestrian plaza. (Photograph by author)

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Figure 19.13:  Retrofitting Tysons Corner with pedestrian bridges that connect the metro
station with various tall building developments. (Photograph by author)

views to preserve in Tysons Corner nor historic the Ride On bus system. Its business district
fabric to respect. A number of proposals have houses the corporate headquarters of major
already suggested exceeding this height companies and agencies such as Lockheed
limit. Traditionally, the tallest skyscrapers in Martin, Coventry Healthcare, Host Marriott
the region have been in Rosslyn. However, and Marriott International, and the Nuclear
Rosslyn is in the flight path to the Roland Regulatory Commission. Major shopping
Reagan National Airport, so buildings there centers include Congressional Plaza, Mid-
cannot rise higher than 400 ft. Pike Plaza, Montrose Crossing, Federal Plaza,
White Flint Mall, and Wintergreen Plaza
[7]. A considerable number of tall buildings
4  North Bethesda, MD are located within a quarter-mile radius from
the White Flint Metro Station (Figures  19.14
North Bethesda is a suburban community in and 19.15).
Montgomery County, Maryland, located 12.5
miles northwest of Washington, D.C. It is
bordered on the north by the City of Rockville. 4.1  White Flint Sector Plan
It has a total area of 8.9 square miles with a
population of 43,828 people, as of the 2010 The 2010 White Flint Sector Plan updates the
Census. North Bethesda is served by three 1992 North Bethesda Garrett Park Master Plan.
Washington Metro stations along the Red Several stakeholders contributed to the Plan’s
Line, including the Twinbrook, White Flint, creation, including property owners, resi-
and Grosvenor-Strathmore. It is also served by dents, a steering committee, and an advisory

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Figure 19.14:  White Flint Metro Station in North Bethesda, MD. New residential
tall buildings are located near the station. (Photograph by author)

Figure 19.15:  New mixed-use developments are located near the White Flint Metro station.
(Photograph by author)

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committee. The White Flint Sector Plan also Incorporating these features in the corridor
follows the TB-TOD model. It aims to: will make it stand out as the “spine” of the
community.
1. create a thriving, diverse mixed-use
center with the highest intensity closest Because of limitation of public funds,
to Metro, and along Rockville Pike; landowners plan to form a special property
2. transform Rockville Pike into a boule- tax district to pay for the construction of new
vard with street trees and improved roads and to upgrade existing ones abutting
crosswalks; their properties. The provided rationale is that
property values increase substantially with
3. develop a transportation network that the provision of public transportation and
includes a grid of new public streets; upgraded street networks because they offer
4. improve the pedestrian and bicycling greater accessibility and mobility. The new
environment; road network will also connect with major
research campuses and health facilities, adding
5. create new parks and open spaces; and vibrancy and enhancing potential revenues at
6. promote sustainable development. White Flint. The new development will also
likely rely on property tax re-assessments for
The White Flint Sector Plan lays out land uses funding.
in 430 acres along Rockville Pike. Currently,
properties in the area are primarily zoned
for commercial uses, and surface parking 5  Bethesda, MD
lots occupy spacious acres. The plan calls for
adding nearly 10,000 new housing units along Bethesda is a suburban community in
this corridor. Extensive community outreach southern Montgomery County, Maryland,
efforts were employed to gain community immediately northwest of Washington,
support for adding density [7]. D.C.—about seven miles from central D.C.
Its area is about 13.2 square miles, with a
Further, the sector plan will transform population of 63,374. Bethesda contains
transportation infrastructure by establishing a number of corporate and government
a connection among land uses, transit, headquarters, and national institutions
motorists, bicyclists, and pedestrians. A new including the National Institutes of Health
street grid will divert traffic from Rockville (NIH) main campus, Walter Reed National
Pike and connect various developments, Military Medical Center, and the Uniformed
while a walkway system will foster pedestrian Services University of the Health Sciences.
connectivity. The pedestrian-friendly system Bethesda’s main commercial corridor is
will support the mixed-use environment Wisconsin Avenue. The area, commonly
and reduce dependence on the automobile. known as “Downtown Bethesda,” is centered
Overall, the plan places the entire area on the intersection of Wisconsin Avenue,
within a ten-minute walk of some form of Old Georgetown Road, and East-West
public transport to reduce dependence on Highway. Today, that same intersection
the automobile further. Additionally, the is the location of the Washington Metro
more fine-grained street grid will help to Red Line Bethesda Station. Dense construction
disperse traffic and hence avoid congestion. followed the opening of the Bethesda
In particular, Rockville Pike Boulevard will Metro Station [7]. Subsequently, Bethesda’s
accommodate spacious sidewalks to support CBD has become synonymous with Transit-
street-front retail as well as dedicated bike Oriented Development (Figures 19.16
lanes and a center lane dedicated to BRT. and 19.17).

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Figure 19.16:  Bethesda Metro Station in Bethesda, MD. Tallest buildings are located
near the station. (Photograph by author)

Figure 19.17:  New high-rises are constructed near the Bethesda Metro Station.
(Photograph by author)

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Again, the employed TB-TOD model embraces miles south of downtown Washington,
a pyramidal profile, where tallest buildings D.C. As of the 2010 census, the population
cluster around the metro station. As is the was estimated at 139,966, and in 2013, that
case with the R-B corridor plan, buildings’ estimate rose to 151,218. Alexandria houses
height and density are reduced as one moves mainly professionals working in the US
away from the metro station, approaching military, the Federal civil service, the United
existing low-rise single-family houses. The States Patent and Trademark Office, and for
step-down scheme helps to mitigate the scale private companies that offer contract services
problem that emerged between the high-rise to the federal government. The historic center
and low-rise environments. Additionally, of Alexandria (known as Old Town) contains
parks, playgrounds, and open spaces are clusters of retails, boutiques, restaurants,
fused around tall buildings developments to antique shops, and theaters—making it a
further mitigate the scale problem. Planning tourist attraction [1]. Importantly, new and
in Bethesda today continues with these future developments follow the TB-TOD
principles as the foundation for maintaining model [1]. Numerous high-rise developments
the character and quality of life for which are located near the Eisenhower Avenue Metro
Bethesda has always been known. Station (Figures 19.18 and 19.19).

6  Alexandria, VA 6.1  New projects

Alexandria is located on the western bank The federal government plans to relocate
of the Potomac River, approximately six the National Science Foundation (NSF) from

Figure 19.18:  Eisenhower Avenue Metro Station in Alexandria, VA, north side.

New tall buildings are placed near the station. (Photograph by author)

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Figure 19.19:  Eisenhower Avenue Metro Station in Alexandria, VA, east side. New tall
buildings are constructed near the station. (Photograph by author)

Ballston to Alexandria in 2017. Following Reston is that it is a planned community,

the TB-TOD model, the new headquarters founded in 1964 and built on planning and
will comprise tall buildings located near urban design principles similar to those of
the Eisenhower Avenue Metro Station. The New Urbanism. Although it predated the
complex will contain about 7 million square movement, Reston shares New Urbanism
feet of offices as well as apartments, hotel design concepts of creating mixed-use,
rooms, and retail. The development was highly compact, and walkable environments with
sought after by Alexandria mainly because the a mix of housing types. Reston offers a place
NSF draws more than 60,000 visitors every where residents can live, work, and play [10].
year, many of whom serve on scientific review
panels [11]. There are other tall building Reston is home to high-rise developments
projects planned for the community, several including Midtown at Reston Town Center,
located near the Eisenhower Avenue Metro and the Stratford House and Carlton
Station. House, adjacent to Reston Town Center.
Midtown at Reston Town Center is a high-
rise condominium development located on
7  Reston, VA Market Street in the Reston Town Center
neighborhood. The complex was delivered
Reston is a suburban community in Fairfax in 2006, offering 293 residences ranging from
County, Virginia. It is strategically located one-bedroom homes at 850 square feet to
10 minutes away from Dulles Airport. The multi-level penthouses with 2,900 square
population is about 60,000 with an area about feet. Three 21-story towers: The Metropolitan
15 square miles. What is fascinating about at Reston Town Center, MidTown East, and

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MidTown West, create a distinct landmark town rather than simply a commuter suburb
[10]. They house condominiums as well as [13, p. 370].
services and amenities. The Stratford House, a
14-story residential high-rise, serves as a visual
terminus to the Market Street (Figure 19.20). 7.1  Reston’s redevelopment

Overall, Reston is considered a “masterpiece In 2009, Fairfax County began working on

in American urban planning for the past 50 a new master plan for Reston. The County
years” [12]. Fascinated by the example of aims to follow the same planning vision
Reston (Figure  19.21), Nancy Kleniewski and principles that have been set for Tysons
writes in her book Cities, Change, and Conflict: Corner of high-density and mixed-use urban
core. The Reston redevelopment vision
Although Reston is primarily an upper-middle follows the TB-TOD model, where it places
class community, it has a degree of racial tall buildings near the planned transit nodes
diversity and includes several hundred units along the Silver Line extension, which is
of federally subsidized low-income housing. currently underway. The new stations are
In recent years, Reston has experienced part of a 23-mile Metro Silver Line extension
steady growth, not only in residents but also connecting downtown Washington to the
in the number of businesses locating there. In Washington Dulles International Airport.
that way, it is a greater success than the other In summer 2014, the Wiehle-Reston East
garden-city communities attained, including Station was opened in Reston. Two additional
Howard’s own Letch-worth, because the Silver Line stations, the Reston Town Center
presence of business makes it a complete Station and the Herndon Station, are planned

Figure 19.20:  Wiehle-Reston East Metro Station in Reston, VA. New mixed-use tall
buildings are constructed near the station. (Photograph by author)

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Figure 19.21:  The iconic Metropolitan at Reston Town Center in Reston, VA.

The newly completed residential complex manifests the continuous
growth of the community. (Photograph by author)

to open in 2018. It is envisioned that the TB- under examination by Fairfax County Board
TOD model will support a vibrant, mixed-use for approval.
community; ensure diverse housing options,
including senior, workforce, and affordable The redevelopment projects for Reston mark
housing; and enhance pedestrian and bicycle a new stage in the community where, for the
connections throughout the area [10]. first time, residential complexes are being
demolished to construct mainly high-rise
The planning vision also ensures that the buildings. Property owners wish to convert
town’s founding principles are upheld while the low-rise apartments into high-rises,
fostering sustainability and resilience. Notably, e.g., the Fairway Apartments and Athena
the vision does not call for more and larger Renaissance Reston. Similarly, there is a
roads to accommodate this growth. Instead, proposal to convert a 6.35-acre site, called
county planners want to connect streets with Block 4 – currently a 251-space surface
a grid to disperse traffic, reducing the need parking lot—into two residential high-rises
for wide roads and providing an opportunity (21-story tower and 19-story tower). Other
to build complete streets from the ground plans propose building Reston Parc 1 and 2,
up. Reston has the advantages of an already each a 16-story apartment/condominium
pedestrian-friendly environment, an existing, tower. These would replace three buildings
well-contained urban center, and fewer traffic containing 82 residential units. Further, there
problems than in Tysons. This may encourage is a plan for turning a three-story retail/office
stakeholders to invest in the plan and fund building, part of One Freedom Square, into a
the project. This planning vision is currently 17-story building [14].

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Figure 19.22:  Buses that run along the high-density corridor connect with the
Rockville Metro Station, seen in the background of the photo.
(Photograph by author)

Figure 19.23:  The Rockville Metro Station is also supported by the nearby parking lot.
(Photograph by author)

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Several shopping centers are also planning population growth, while its outer suburbs
for renovation, including the Spectrum, a account for over a quarter of projected regional
shopping center at the Reston Town Center. employment growth, and nearly one-half
The Spectrum is located about a half mile of projected population growth. Any other
from the planned Reston Parkway Silver Line metropolitan region would be threatened by
Metro Station, and the long-range vision is to unchecked sprawl as a consequence, but D.C.
redevelop the current shopping center into area planners are increasingly adopting Smart
a vibrant mixed-use transit-oriented town Growth policies to counter this. Nearly the
center. The proposed development will be entire D.C. region is involved in the building
anchored by a 23-story office tower, named of multifamily high-rises and transit-oriented
1760 Reston Parkway. Fairfax County has developments—every county is building up
recently approved this project. near metro stations in response to projected
absorption of nearly all of the region’s growth
in the coming decades.
8  Rockville, MD
As one of the few urban areas in the United
Rockville is a suburban community located States with a mass-transit system that extends
in the central region of Montgomery County, beyond its city limits, Washington, D.C. is one
Maryland. It is the county seat and a of few in the nation that has and will continue
major incorporated city of Montgomery to build major TOD zones radiating from
County. The 2010 census tabulated the urban core along those metro lines, with
Rockville’s population at 61,209, making downtown-style, tall buildings development
it the third largest incorporated city in as their focus. We referred to this model as Tall
Maryland, after Baltimore and Frederick. Buildings and Transit Oriented Development
Rockville, along with neighboring Gaithers- (TB-TOD). Importantly, the Washington, D.C.
burg and Bethesda, is at the core of the region is embracing the TB-TOD planning
Interstate 270 Technology Corridor, which strategy regardless of existing population
is home to numerous software and bio counts, geographic areas, densities, race and
technology companies as well as several- ethnicities, and level of incomes as displayed
federal government institutions. Rockville in Tables  19.2 and 19.3. A drastic example is
has several upscale regional shopping centers provided in the planning for “new” Tysons
and is a major retail hub in Montgomery Corner. This community is a known case of
County [7]. It contains high-rise buildings, an unsustainable edge city. However, serious
few under construction, and plans to build plans are being made to transform it into a
newer ones—all near the Rockville Metro sustainable place by concentrating future
Station. Also, a robust bus system serves the developments around the newly completed
station (Figures 19.22 and 19.23). four metro stations.

Moreover, this is not an entirely new

9 Observations phenomenon for the region. The desire for
sustainable growth and redevelopment began
Rapid growth is anticipated for the in the 1960s, with planners choosing, for
Washington, D.C. region over the next two example, to locate mass transit along already-
decades, with more than one million new dense corridors where they would benefit
jobs and one million new residents projected the people, rather than to locate where they
by 2030. D.C.’s inner suburbs are projected were easiest and most cost-effective to build.
to account for about one-half of regional This, along with targeted land use initiatives,
employment growth and nearly half of ensured growth in desired areas and curtailed

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Table 19.2:  Summary of the spatial profiles of the examined suburban communities in the Washington, D.C. region [3, 15]

Suburb Population Population Percentage Land Density Number of Tallest building Location County
(2010) (2013) of area (2010; buildings (in relation to
population (sq. mile) persons (ten stories No. of Height Washington,
change per square and taller) floors (ft) D.C.)
mile)

1 Arlington 207,682 224,906 8.3 25.97 7,994 162 35 390 5 miles Arlington
southwest
2 Silver 71,452 74,476 NA 7.92 9,021 58 17 390 6 miles north Montgomery
Spring
3 Tysons 19,627 20,118 NA 4.26 4,607 50 24 254 13 miles west Fairfax
Corner
4 North 43,828 43,828 NA 8.85 4,952 32 24 289 12.5 miles Montgomery
Bethesda northwest
5 Bethesda 60,858 59,591 NA 13.29 4,579 23 19 264 7 miles Montgomery
northwest
6 Alexandria 139,966 148,892 6.4 15.03 9,312 22 30 338 8 miles south Fairfax
7 Reston 58,404 58,396 NA 15.33 3,809 21 21 276 22 miles west Fairfax
8 Rockville 61,285 64,072 4.5 13.29 4,611 10 21 225 21 miles Montgomery
northwest
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Table 19.3:  Summary of the demographic profiles of the examined suburban communities in the Washington, D.C. region [3, 15]

Arlington Silver Tysons North Bethesda Alexandria Reston Rockville

Spring Corner Bethesda
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Population (2013) Count 224,906 74,476 20,118 43,828 59,591 148,892 58,396 64,072
Males (%) 49.9 49.2 47.9 46.5 47.3 48.1 48.2 47.8
Females (%) 50.1 50.8 52.1 53.5 52.7 51.9 51.8 52.2
Demographics (2013) White alone (%) 63.5 36.7 53.5 60.4 76.0 52.5 61.1 53.4
Hispanic (%) 15.4 26.7 9.4 13.8 8.3 16.8 14.7 15.9
Black alone (%) 8.8 26.1 6.2 6.4 2.4 20.7 9.8 8.2
Asian alone (%) 9.9 7.4 26.8 15.0 9.1 6.5 11.6 19.3
Two or more races (%) 1.9 2.8 5.0 3.3 2.4 3.2 3.1 2.8
Other race alone (%) 0.2 0.2 0.3 0.1 0.2 0.2 0.3 0.06
American Indian 0.1 0.06 0.03 0.4 0.04 0.08 0.1 0.1
alone (%)
Native Hawaiian and 0.05 NA 0.2 NA NA 0.10 NA 0.04
Other Pacific Islander
alone (%)
Education 25 years and High school or 92.4 87.2 98.4 95.3 97.8 91.1 95.9 93.4
over (2013) higher (%)
Bachelor’s degree or 72.2 53.1 73.8 69.4 83.4 63.9 66.9 61.3
higher (%)
Graduate or professional 37.7 29.6 38.5 38.0 53.9 32.6 30.0 36.4
degree (%)
Median resident age (years) 33.7 33.9 35.8 39.3 42.5 35.7 38.2 38.7
Estimated median household 100,474 71,797 101,600 98,094 138,863 81,160 102,625 95,633
income in 2012 ($)
Estimated median house or 580,400 455,000 471,695 477,719 779,025 501,200 414,079 465,636
condominium value in 2012 ($)
Median gross rent in 2012 ($) 1,713 1,405 1,743 1,735 1,832 1,467 1,538 1,726
Average household size 2.1 2.5 2.1 2.2 2.4 2.0 2.3 2.5
Percentage of family 42.4 54.8 50.1 53.6 61.5 45.5 58.0 65.5
households
Percentage of households with 6.6 7.4 4.3 5.2 3.8 6.9 5.4 4.5
unmarried partners
Foreign born residents (%) 22.0 37.7 34.5 35.3 22.9 24.1 26.4 34.8
Unemployment 2014 (%) 3.6 5.0 4.4 5.0 5.0 4.0 4.4 4.9
Mean travel time to work 25.7 31.9 26.1 29.5 26.5 28.4 27.7 29.2
(commute) in minutes

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developmental fragmentation. Early “urban walkability and connectivity in areas that may
villages” populated by high-rise residential, have been differently laid and used, had it not
office, and hotel developments with shops been for careful planning and intervention that
and restaurants intermingled gave residents continue to this day. From Rosslyn, Ballston,
the ability to live, shop, and work without and Crystal City, Virginia, to Bethesda and
leaving the community, and furthermore, Silver Spring, Maryland, the communities
without extensive reliance on personal auto- surrounding Washington, D.C. are and will
mobiles. These early efforts reduced congestion, continue to be national leaders in the next
boosted economic activity, and improved phase of American suburban redevelopment.

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