April 13, 2021 | Updated July 22, 2021
Review the Land Use Scenario Analysis: Neighborhood Area Meetings & Online Feedback Opportunity
What are the best ideas to guide future development of Lee Highway? Help us learn more about your preferences as you review preliminary, conceptual ideas. The Plan Lee Highway team has developed different land use scenarios for five neighborhood areas based on previous community input and study area analysis. The scenarios will be reviewed with the community through a series of neighborhood area meetings and an online feedback opportunity.
Land Use Scenario Analysis Purpose and Introduction
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- Process: Presentation (video) | Slides
- Introduction: Presentation (video) | Slides
- Corridor-wide Concepts: Presentation (video) | Slides
Additional presentations about each neighborhood area will be shared at the community meetings below and posted to the project website.
Neighborhood Areas
To learn which neighborhood area you are located in, view the study map:
| Neighborhood Area Meeting | Date & Time |
| Area 2: Presentation & Panel Discussion | Thursday, April 22 at 7 p.m. |
| Area 2: Community Meeting | Thursday, April 29 at 7 p.m. |
| Areas 3 & 4: Presentation & Panel Discussion | Thursday, May 6 at 7 p.m. |
| Areas 3 & 4: Community Meeting | Thursday, May 13 at 7 p.m. |
| Areas 1 & 5: Presentation & Panel Discussion | Thursday, May 20 at 7 p.m. |
| Areas 1 & 5: Community Meeting | Thursday, May 27 at 7 p.m. |
*Unable to attend? Recordings of each meeting will be posted to the Study Documents page.
Online Feedback Opportunity
The online feedback tool closed on June 20, 2021. Input received through it and other channels (e.g., emails, phone calls) will help the team develop a preferred Concept Plan, to be reviewed with the community in Fall 2021.
November 1, 2020
Phase 2 Underway: Developing Ideas
Phase II: Developing Ideas is now underway for the Plan Lee Highway process. Over the next several months, the team will be conducting interviews with property owners along the corridor to understand their short and long-term plans, while working to develop land use scenarios that will help visualize different options for the corridor and neighborhood areas.
Each of these scenarios will help evaluate various land uses mixes and intensities within the redevelopment areas in the Core Study Area and residential edges, along with showing strategic combinations of open spaces and street/transit access improvements.
Gathering community input is a critical part of determining which land use scenarios are most viable. Beginning in January, a series of neighborhood focus group meetings will be held to share the preliminary ideas. Feedback on the preliminary ideas will be used to help develop a Preliminary Concept Plan.
A second series of neighborhood focus group meetings will be held to present the Preliminary Concept Plan and gather additional community feedback. This will conclude Phase 2 and initiate Phase 3: Drafting the Plan, in mid-2021.
August 26, 2020
Digging Into Life on Lee Highway with Two New Reports
Since we were last able to gather in person, during the Jan. 31-Feb. 1 Plan Lee Highway Community Workshop, the team has been hard at work on two reports that shed further light on both the background and current life of Lee Highway neighborhoods:
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- Historic and Cultural Resources Report: research, documentation and survey of historic and cultural resources (i.e. significant buildings, events, places, people and stories) in the planning area.
- Neighborhood Inspiration – A Guide for Developing Future Plans: highlights of conditions and attributes of different neighborhoods along Lee Highway (Appendix here)
We invite you to read through these reports, the final two deliverables of Phase I: Gathering Information of the Plan Lee Highway initiative. These reports, along with all the community feedback and other information gathered during Phase I, set us up for Phase II: Developing Ideas. Phase II builds on the work to develop land use scenarios that will help visualize different options for the corridor and neighborhood areas. Each of these scenarios – there will be several – will help evaluate various land uses mixes and intensities within the redevelopment areas in the Core Study Area, along with showing strategic combinations of open spaces and street/transit access improvements.
Gathering community input is a critical part of determining which land use scenarios are most viable. The team is still working on an engagement plan – stay tuned for details and a schedule!
Once we have gathered community feedback, the team will develop a Preliminary Concept Plan that will wrap up Phase 2 and launch us into Phase 3: Drafting the Plan, in mid-2021.
March 23, 2020
What We Heard: Plan Lee Highway Community Workshop
We saw so many of you at the Plan Lee Highway Community Workshop Jan. 31-Feb. 1., or heard from you online, and we want to thank you for attending and participating in a lively, engaging conversation about how you imagine living, working and doing business on Lee Highway in 2050. If you missed either the Friday symposium or the Saturday workshop, catch the presentation videos and documents here.
What We Heard
Since the in-person and digital workshops ended, we have been busy reading through your feedback, comments and ideas. While we work on distilling neighborhood-by-neighborhood highlights, we invite you to dig into the raw data from workshop:
Feedback by Neighborhood
East Falls Church
John M. Langston, Yorktown, Tara Leeway Heights, Leeway Overlee
Waverly Hills, Donaldson Run, Old Dominion, Glebewood, Waycroft-Woodlawn
Cherrydale and Maywood
North Highlands and Lyon Village
How We’re Using the Feedback
The team is currently working on a character area analysis report, fueled by the community input collected during the workshops. This report will highlight community preferences and priorities, as well as, the high-level challenges and opportunities in addressing those preferences and priorities for each neighborhood area. It will also highlight the concepts the planning team intends to study, through the development of the much-anticipated Land Use Scenarios for each neighborhood area, which will begin later this spring. The scenarios will evaluate different land use mixes and intensities within the redevelopment areas, along with possible combinations for public open spaces or other amenities and street and transit access improvements. The character area analysis will be ready in the spring. Stay tuned!
What’s Next
After more than a year of work, the team is wrapping up Phase 1: Gathering Information and will move into Phase 2: Developing Ideas this summer. What can you expect as we move into Phase 2? The team will continue to develop and evaluate – with your feedback and insight – land use scenarios and refine goals for the project.
- Character area analysis report and engagement: spring
- Beginning of Phase 2: development of land use scenarios and engagement, spring-fall
February 13, 2020
Plan Lee Highway Digital Community Workshop: Chime in Now Through Feb. 24
The workshop is over but the conversation continues online! Did you miss the in-person workshop and lively conversation Jan. 31-Feb. 1? See workshop presentation videos and documents here, and chime in online anytime between now and Feb. 24 with our Plan Lee Highway Digital Community Workshop. We had about 100 attendees for Friday’s symposium and 125 at Saturday’s all-day workshop, and even more people are participating online and sharing their feedback. Visit a digital workshop station, grouped by neighborhood, and share your feedback on land use, neighborhood identity & building form, and public spaces, transportation & urban design.
We’re hoping to reach as broad and diverse an audience as we can with the Digital Workshop. Know anyone with an opinion or insight to share – a friend, neighbor or colleague? Forward them the link to the Digital Workshop and encourage them to share their voice. More people working on the future of Lee Highway means a better, stronger plan for all of us.
February 1, 2020
Plan Lee Highway Community Workshop: What We’re Hearing
Residents from all over Lee Highway are here at Washington-Liberty sharing their neighborhood-specific perspectives on what life – and work and business – on Lee Highway will look like in 2050. Participants have broken into tables based on neighborhoods and are working through a series of topics, coming to consensus when they can and offering different perspectives at other times. Want to share your voice? Join us in person or online with our Digital Community Workshop through February 24. See presentations from the weekend’s workshop here.
Here’s what we’re hearing so far for possibilities for the future:
- greater variety and diversity of housing types, without forgetting about affordability
- creating greater density around transportation corridors
- location-specific opportunities for increased height and density
- cohesive, connected neighborhoods
- thoughtfulness about schools
- supporting successful local businesses while welcome new ones
- lowering the speed limit to 25
- high emphasis on safety in regards to any kind of transportation
- increased walkability to shared community facilities and attractions
January 31, 2020
Plan Lee Highway Community Workshop: We Get Started TONIGHT
We’re ready for the community workshop on that begins tonight, Jan. 31 and runs through tomorrow, Feb. 1, 2020. How do you imagine living, working and doing business on Lee Highway in 2050? Join us in person or – if you can’t make it this weekend – online with our Digital Community Workshop.
Participate online anytime between now and February 24, and be sure to share the link with any neighbors, friends or colleagues who has feedback to share. The digital workshop mimics the same neighborhood-based stations and topics as the in-person workshop.
Stay tuned to this space all weekend for updates and highlights from the workshop.
January 16, 2020
Getting Ready for Community Workshop: Economic Vitality Existing Conditions
As we get ready for the community workshop on Jan. 31-Feb. 1, 2020, we’ll be taking a closer look at topic areas in the Existing Conditions Analysis, a report that provides the team’s initial observations and analysis of how various conditions affect the Lee Highway study area. The analysis is based on the County’s preliminary aspirational goals for the 9 key planning elements of the Lee Highway process.
This week, we’re looking at highlights from the analysis of the Economic Vitality element:
- The Lee Highway economy is diverse, with a wide range of neighborhood-serving business types that relate to the street and community in different ways.
- Roughly ¼ of ground floor businesses are some kind of dining or food and beverage experience.
- Lee Highway has low vacancy and low turnover, thanks to high traffic that exposes businesses to thousands of customers daily; a mix of local-serving businesses and services; and moderate rents.
- In general, the Lee Highway market has (compared to Arlington County as a whole): a higher household median income and home value; a higher share of owner-occupied housing; and a larger household size.
- Lee Highway has a competitive advantage for neighborhood-serving businesses, however, there is significant competition for regional businesses from established destinations. Any regionally focused business will have to offer unique experiences and differentiating goods/services.
Learn more with this complete overview of the report, and this Nov. 2 presentation to the Community Forum.
See these findings in action and help develop next steps for the Plan Lee Highway process at the community workshop.
January 9, 2020
Getting Ready for Community Workshop: Historic and Cultural Resources Existing Conditions
As we get ready for the community workshop on Jan. 31-Feb. 1, 2020, we’ll be taking a closer look at topic areas in the Existing Conditions Analysis, a report that provides the team’s initial observations and analysis of how various conditions affect the Lee Highway study area. The analysis is based on the County’s preliminary aspirational goals for the 9 key planning elements of the Lee Highway process.
This week, we’re looking at highlights from the analysis of the Historic and Cultural Resources element:
- There are 12 historic resources (four individual properties and eight historic districts) listed in the National Register of Historic Places (NRHP) and Virginia Landmarks Register (VLR) that are wholly or partially in the study Among these are the Cherrydale Volunteer Fire Department, Highland Park-Overlee Knolls Historic District, Stratford Junior High School and Waverly Hills Historic District.
- There are 7 County local historic districts (6 individual properties and 1 district) that are wholly or partially in the study area. Among these are Calloway Church, Dawson-Bailey House and Eastman-Fenwick House.
- A Cultural Resources Survey is currently underway. A total of 120 resources will be surveyed. It will research significant non-traditional resources such as places, people, events and stories in addition to buildings.
- The resources in the Lee Highway survey area that will be prioritized for research, surveying and documentation, have been selected from the sources and/or priorities listed below:
- Historic Resource Inventory (HRI)
- Legacy Businesses
- African-American Resources
- Civil War Forts
- Parks, Recreation, Public Spaces, and Community Facilities
- Properties with frontage on Lee Highway
- Modern Architecture
- The survey will be analyzed by staff to provide future recommendations that are consistent with the policies of the Historic Preservation Master Plan and Historic Resources Index, regarding appropriate levels of preservation.
Learn more with this complete overview of the report, and this Nov. 2 presentation to the Community Forum.
See these findings in action and help develop next steps for the Plan Lee Highway process at the community workshop.
January 2, 2020
Getting Ready for Community Workshop: Public Schools, Facilities and Spaces Existing Conditions
As we get ready for the community workshop on Jan. 31-Feb. 1, 2020, we’ll be taking a closer look at topic areas in the Existing Conditions Analysis, a report that provides the team’s initial observations and analysis of how various conditions affect the Lee Highway study area. The analysis is based on the County’s preliminary aspirational goals for the 9 key planning elements of the Lee Highway process.
This week, we’re looking at highlights from the analysis of the Public Schools, Facilities and Spaces element:
- Public schools are close to or exceeding capacity and will continue to experience increases in enrollment as growth occurs both in and outside the Study Area.
- Public facilities are interspersed along the corridor providing for cultural, recreational and public safety. They are in various conditions and there is no flex space currently available for other County operational needs to support County residents, such as storage and equipment of materials.
- Public spaces are also dispersed throughout the corridor and complemented by other publicly accessible (privately-owned) open spaces that form a network of places, of limited connectivity, where people can meet for organized activities and casual use.
- Public schools, facilities and spaces are interconnected, however, there are physical barriers hindering access to some public schools, facilities and spaces including challenging street crossings, steep grade transitions, lack of sidewalks and bike lanes, poor wayfinding, and dead-end streets. Lee Highway is the most significant barrier separating neighborhoods from nearby public schools, facilities and spaces. This planning process will identify opportunities for connectivity improvements within existing ROW, through acquisition of new ROW and/or a public space access easement.
- This planning process will test impact on student enrollment (and other public facility needs) for new residential development arising from the land use scenarios developed for Lee Highway. It will further evaluate the County’s existing inventory of educational, recreational and cultural assets (land and buildings) to explore opportunities for acquisition, expansion, renovation, redevelopment, consolidation, and co-location of uses.
Learn more with this complete overview of the report, and this Nov. 2 presentation to the Community Forum.
See these findings in action and help develop next steps for the Plan Lee Highway process at the community workshop.
December 27, 2019
Getting Ready for Community Workshop: Urban Design and Building Form Existing Conditions
As we get ready for the community workshop on Jan. 31-Feb. 1, 2020, we’ll be taking a closer look at topic areas in the Existing Conditions Analysis, a report that provides the team’s initial observations and analysis of how various conditions affect the Lee Highway study area. The analysis is based on the County’s preliminary aspirational goals for the 9 key planning elements of the Lee Highway process.
This week, we’re looking at highlights from the analysis of the Urban Design and Building Form element:
- The commercial corridor is generally characterized by minimal tree cover, large surface parking lots, narrow sidewalks and wide right-of-way.
- Residential streets are generally pleasant, lushly landscaped and include street trees and adequate sidewalks where needed, although some neighborhoods lack pedestrian connectivity.
- While Cherrydale and East Falls Church buildings have more ground floor uses and windows that activate the street with parking behind or under buildings, most commercial buildings along Lee Highway and other commercial corridors have fewer windows, less inviting doorways, big blank walls and parking in the front. Service and loading areas along the rear of commercial buildings are often adjacent to single family.
- There are many types of residential development in the planning area that range in size (1/4 acre to over 7 acres) and height (2 to 9+ stories). Residential building typologies between two-family and multi-family (i.e. tri-plex, four-plex, six-plex etc.) do not exist in the study area. Transition challenges exist where 9+ story buildings adjoin single family homes. Roughly half of the parcels along Lee Highway are less than 90 feet deep, which complicates redevelopment and makes achieving transitions in height more challenging.
- This planning process will identify areas that will be impacted by change, necessary improvements to the streets, and appropriate development and building form that enhance the overall character of the neighborhoods and address transitions sensitively. It will also identify opportunities for additional height and density to realize desired community improvements – public spaces, affordability, and increased commercial and transit options.
Learn more with this complete overview of the report, and this Nov. 2 presentation to the Community Forum.
See these findings in action and help develop next steps for the Plan Lee Highway process at the community workshop.
December 19, 2019
Getting Ready for Community Workshop: Transportation and Connectivity Existing Conditions
As we get ready for the community workshop on Jan. 31-Feb. 1, 2020, we’ll be taking a closer look at topic areas in the Existing Conditions Analysis, a report that provides the team’s initial observations and analysis of how various conditions affect the Lee Highway study area. The analysis is based on the County’s preliminary aspirational goals for the 9 key planning elements of the Lee Highway process.
This week, we’re looking at highlights from the analysis of the Transportation and Connectivity element:
- The character and function of Lee Highway changes dramatically along the corridor.
- Generally, conditions aren’t desirable for biking along or across Lee Highway. Additionally, the eastern part of the study area lacks alternate parallel routes for biking. Parts of the corridor have limited right-of-way and shallow lots, making it difficult to accommodate bicycle facilities.
- Lee Highway does not adequately accommodate multiple modes of mobility (i.e. pedestrian, bicycle and transit) and is auto-centric. This planning process will identify the roadway standards that need additional flexibility and strategies to achieve a multimodal corridor.
- All of the planning study area is within a 10-minute walk from a park. Generally, the population along the corridor is within a 2-minute walk from a transit stop, whereas, the population along the edges of the study area are within a 10-minute walk (although the walk may not be particularly pleasant).
- This planning process will identify ways to improve overall pedestrian and bicycle connectivity (including safer routes to schools), parking, and access to transit and public spaces throughout the study area.
Learn more with this complete overview of the report, and this Nov. 2 presentation to the Community Forum.
See these findings in action and help develop next steps for the Plan Lee Highway process at the community workshop.
December 12, 2019
Getting Ready for Community Workshop: Land Use Existing Conditions
As we get ready for the community workshop on Jan. 31-Feb. 1, 2020, we’ll be taking a closer look at topic areas in the Existing Conditions Analysis, a report that provides the team’s initial observations and analysis of how various conditions affect the Lee Highway study area. The analysis is based on the County’s preliminary aspirational goals for the 9 key planning elements of the Lee Highway process.
This week, we’re looking at highlights from the analysis of the Land Use element:
- The Core Study Area is primarily characterized by low-rise commercial land uses with pockets of multi-family residential communities.
- Because these land uses aren’t integrated with each other, the area is missing the kind of mixed-use development that supports a walkable, “main street” environment.
- The current land use vision and zoning framework for the corridor limits opportunities for change, that could serve to meet the preliminary aspirational goals including walkability.
- With community input, the planning process will identify areas of change, the types of change appropriate for those areas, and where transitions in use will be most sensitive. It will test market potential for different types of development and uses, appropriate levels and location of uses including retail, parking, and amenities.
- This planning process will identify land use and zoning changes that will be needed, but those changes would be considered through a separate implementation process after the Lee Highway plan is adopted.
- Zoning tools developed for the Housing Conservation District in coordination with the Plan Lee Highway process will inform opportunities for preservation and change on Lee Highway.
Learn more with this complete overview of the report, and this Nov. 2 presentation to the Community Forum.
See these findings in action and help develop next steps for the Plan Lee Highway process at the community workshop.
December 5, 2019
The Lay of the Land: Breaking Down the PLH Existing Conditions Analysis
After months of study and data compilation, the Plan Lee Highway team released the Existing Conditions Analysis, a report that provides the team’s initial observations and analysis of how various conditions affect the Lee Highway study area.
The report itself, available in its entirety here, serves several purposes. What existing conditions help the community achieve its goals? What stands in its way? As the process moves forward, the analysis provides both a framework for future decision-making and a baseline snapshot that can be used later to measure progress. Here are some of the key findings:
- Conditions and community priorities may differ along the corridor, which may lead to location dependent strategies and recommendations.
- Redevelopment is a critical component of meeting community goals, but it can impact the way current businesses operate.
- Public infrastructure improvements (like stormwater facilities and streetscapes) may require enhanced coordination between the private and public sectors as well as public investment.
- Economic feasibility will shape what types and levels of redevelopment can occur.
Learn more with this complete overview of the report, and this Nov. 2 presentation to the Community Forum.
And want to see these findings in action and help develop next steps for the Plan Lee Highway process? Save the date for a community workshop on Jan. 31-Feb. 1, 2020. Details coming soon!
November 1, 2019
Now Posted: Existing Conditions Analysis and Online Survey
Plan Lee Highway has a new Existing Conditions Analysis (ECA) now available online, the first in a series of reports supporting this multi-phase PLH process. The report documents physical characteristics, demographics, regulatory framework, history and conditions of the corridor and will help guide further community conversations and goals.
The ECA is meant to call out opportunities and constraints for achieving the process’s preliminary aspirational goals, as well as provide a framework for to help the community refine thosegoals, the areas of change along the corridor, the types of change appropriate for those areas, and ultimately the comprehensive vision for the corridor.
Take – and Share! – This Online Survey on PLH Priorities and Challenges
While the ECA provides a wealth of information on the study area, help us learn even more about your top priorities and concerns for Lee Highway. Take this online survey by Nov. 30.
- Help us spread the word! Forward this notice – and the survey link – to your community contacts: neighbors, fellow group or organization members, parents at your neighborhood school, your favorite local businesses and more. We want to hear from as many people as possible!
October 18, 2019
October 2019 Newsletter
This newsletter provides an update on the Existing Conditions Analysis Report due at the end of this month. The newsletter also includes a message from the Chair and Vice Chair of the Working Group and information about upcoming community engagement activities this fall and winter, including a Community Forum meeting on Nov. 2.
August 29, 2019
August 2019 Newsletter
This newsletter provides an update on the development of the Existing Conditions Analysis Report, meetings with the Working Group, and other activities that have occurred over the summer. The newsletter also includes a message from the Chair and Vice Chair of the Working Group and information about upcoming community engagement activities this fall.
June 4, 2019
June 2019 Newsletter
April 9, 2019
April 2019 Newsletter
Help spread the word: share content from the newsletter with your community groups and connections. Post on Next Door, copy updates to civic association and condo newsletters, post to local PTA, preschool and church listservs and more. Don’t forget to include “Visit arlingtonva.us/leehighway for study information.”
March 15, 2019Community Kick-off Sparks Excitement and Ideas for Lee Highway’s Future
Over 200 community members joined staff, the planning team, the Working Group and Community Forum to kick-off the Plan Lee Highway process. The event, held February 12 at Washington-Liberty High School, was structured to foster discussions and collect ideas in various ways.
County Manager Mark Schwartz welcomed the crowd and emphasized the importance of working together throughout this effort. Participants heard an overview of the process, goals, timeline and community engagement framework.
MORE: View the presentation
During the self-guided portion of the event, attendees moved through stations that reviewed principles from 2016 Visioning Study and preliminary goals for the Plan Lee Highway process. They recorded their ideas on poster boards in response to questions such as, what part of the vision principle do you like most? What part would you change and why? Which of the following goals are most important to you? Dozens of great ideas were recorded at each station with topics ranging from land use and public spaces, to housing, transportation, and economic vitality.
MORE:
Next, staff will be collaborating with the Working Group to outline the next six months of tasks, meetings and community engagement opportunities. An updated schedule will be posted to the Process, Scope and Timeline page.
January 17, 2019
Highly Anticipated Kick-off Scheduled for Feb.2019
The highly anticipated community kick-off of the Plan Lee Highway process has been scheduled for February 2019. All residents, businesses, community groups and stakeholders that live, work and play along Lee Highway are encouraged to participate. Agenda, presentations, handouts and summaries of this meeting will be shared on the study’s documents webpage.
Plan Lee Highway Community Kick-off
February 12, 2019
7 – 9:45 p.m.
Washington-Lee High School
1301 N Stafford Street
View details
Please arrive a few minutes early to sign-in so this meeting may start on time.
Download an event flyer to share with your neighbors.
Prior to the community kick-off, appointed members of the Community Forum and Working Group will hold their first meeting, scheduled for Jan. 30.
November 1, 2018
County Manager appoints Community Forum Chair and Vice-Chair
The County Manager today appointed Paul Holland and Sandi Chesrown to serve in key roles as the Chair and Vice-Chair, respectively, of the Plan Lee Highway Community Forum. They are charged with championing the planning process and facilitating Working Group and Community Forum meetings to ensure there is participation from all members, constructive and open dialogue, collaboration, and a fair decision-making process. Paul and Sandi are both long-time community leaders in Arlington. Their partnership combines a deep experience in County planning processes with strong Lee Highway Alliance leadership. We thank them for their support and dedication to this study.
September 25, 2018
County seeks applicants for Community Forum
- Update: the application window for the Community Forum at-large positions closed on October 31.
The County is accepting applications from interested candidates to serve as at-large representatives on the Plan Lee Highway Community Forum. The Community Forum will be a team of 40-50 community members that includes at-large members, as well as representatives from the Lee Highway Alliance, the 14 civic associations adjacent to the Lee Highway corridor, County commission, property and business owners, and condo and renters associations. The at-large positions are intended to bring community perspectives not already provided by the other groups represented.
September 25, 2018
County Manager announces scope and charge
The County Manager shared with the County Board today, the final scope and charge for the Plan Lee Highway process, which is anticipated to kick-off in late 2018 or early 2019. The purpose of the upcoming study is to develop a comprehensive vision and policy framework for the future of this important corridor and its surrounding areas.
Given the character of Lee Highway and limited planning to date, there is a mounting desire within the community to improve the corridor and consider how future development can transform the character in a positive, rather than reactive, manner.
The County has designed a multi-layered engagement approach that will include broad participation and many opportunities for input from residents, businesses, community groups and stakeholders.
Archived updates
Project updates from 2013-2016 are summarized on the Lee Highway Visioning Study page. (coming soon)