Arlington’s National Landing district is no longer just a commuter corridor and relic of 20th-century federal offices. Once dominated by one-way streets and drive-to-work office buildings, the Virginia community is undergoing one of the most ambitious sustainable development transformations in the country.
Backed by $12 billion in public and private investment and more than a decade of work, National Landing is becoming a blueprint for how urban districts can prioritize livability, accessibility, and green infrastructure at once, while attracting businesses and residents, too.
“The story of National Landing is a story of neighborhood transformation,” said Tracy Sayegh Gabriel, president and executive director of National Landing Business Improvement District, the organization leading the effort. “These neighborhoods were built in the ’60s and ’70s as auto-centric commercial districts.”
But the area was dependent on federal offices hosting thousands of jobs. When it faced a period of deep federal job cuts and reorganization, things had to change. “That crisis opened up an opportunity to reimagine what this place could be,” Gabriel said.
Instead of doubling down on car-centric infrastructure, the community leaned into a new vision: compact, transit-oriented, and centered on people and nature, not parking lots.
Arlington County — working with community groups, the Business Improvement District, and private developers — started a planning process that emphasizes engaging with the residents of the the three neighborhoods that make up the district. “We have a highly engaged community here,” Gabriel said. “Each neighborhood — Crystal City, Pentagon City and Potomac Yard — developed its own plan with public input, all aligned around a shared vision.”
Those plans unlocked over 26 million square feet for development and laid the groundwork for taller, denser buildings near Metro stations, streetscape redesigns, and investments in parks and mobility. They also ensure increased access to nature, culture and everyday amenities.
This philosophy is perhaps best captured in the upcoming Green Ribbon, a trail system that will eventually link 13 major parks and open spaces throughout the district. Still in its early stages, the trail network designed not just as a scenic amenity, but as a backbone for mobility, sustainability and community connection.
One of National Landing’s hallmark strategies is transforming outdated infrastructure into modern, livable spaces. For example, the United States Patent and Trademark Office building was once a massive, bunker-like structure with underground driveways and dead-end retail. That area was demolished and replaced with two vibrant residential towers surrounded by street-level shops, landscaping and parks, all within a block of a Metro stop.
“Each new development is an opportunity to turn inward-facing, monolithic structures into outward-facing, people-oriented spaces,” Gabriel said.
Gabriel said she applies the same thinking to transportation. The district is home to over $4.5 billion in mobility improvements, including three Metro stations, new bike lanes, and the first-ever pedestrian bridge in the U.S. to connect a downtown area directly to a major airport. Once complete, travelers will be able to walk from National Landing’s main street to Reagan National Airport in under five minutes. “We envision something that seems aspirational, maybe even impossible,” Gabriel said. “Then we take the steps to bring it to life.”
In the last year alone, National Landing has seen a 10 percent increase in residential population, with the median age decreasing and diversity rising. Over 50 new businesses have opened in the district. What was once a nine-to-five office corridor is becoming a vibrant, round-the-clock neighborhood.
“There’s alignment between what today’s workforce is looking for and what National Landing offers,” Gabriel said. “Young professionals, families, and businesses are all seeking neighborhoods that are walkable, amenitized and sustainable.”
But big visions take time and commitment. “Capital projects don’t happen overnight,” Gabriel said. “We’re now seeing the fruits of plans laid 15 years ago in Crystal City. Construction periods can be disruptive, and the broader economic climate can affect momentum.”
Patience and collaboration are key to progress. While new parks, trails, and transit projects continue to roll out, leaders are also laying the groundwork for the next generation of development, ensuring it is rooted in nature-based design and climate resilience.
As cities nationwide struggle to balance growth and sustainability, Gabriel said she believes National Landing’s transformation can serve as a model for other legacy commercial districts across the U.S., particularly those looking to shift away from prioritizing cars and toward climate-conscious growth.
“We’re creating a neighborhood where you can live, work, play, and connect to the world, all without needing a car,” Gabriel said.
Editor’s note: This story was updated on September 8, 2025, to more accurately reflect the collaboration between Arlington County, community groups, the Business Improvement District, and private developers during the planning process.
