October 24, 2011

The Falls Church City Council this evening approved a resolution authorizing a two year extension of the lease for the Child Development Center (CDC).  The new term will extend until November 30, 2013 at a rate of $3,000 per month.

The Council’s debate followed a 40 minute closed session, during which members thrashed out unresolved issues concerning the lease.  Draft documents issued to the media prior to the meeting had indicated that the rent would be much higher.

The City-owned facility has been leased to Easter Seals for $1.00 per year since 1961.  The current 25 year term ends on November 11.  At several prior Council meetings many parents of children attending the CDC had implored officials to extend the lease, since there are few other options for day care in the area.

After brief discussion, the resolution passed, 4-1, with Councilmen Gardner and Peppe absent.  Councilman Ira Kaylin cast the sole negative vote.

Kaylin, who spent many years of his federal career in risk management, said that the relationship between Easter Seals of the Greater Washington-Baltimore region and the CDC is not transparent.  “I have never agreed to a financial proposal until I have understood it,” said Kaylin.  “This is going to be voted on, and no doubt approved, prior to us having a clear understanding of where and how the money flows and I find that extremely difficult to go along with.”

CDC parents expressed their appreciation when it became clear that the Council was leaning toward extending the lease.  ”It seems like the City has been taking a lot of lumps lately,” said Stuart Rubin.  “I feel a vote in favor [of the extension] is a win for the City, the Council, and CDC.”

Mayor Nader Baroukh said the process had been arduous and that the terms of the lease are not necessarily ideal, but that both sides had worked very hard to find a middle ground.  “There are a variety of things that we have to balance,” said the mayor.  “I want to be clear the schools have an interest in the property.  I hope we will have a resolution during our budget and CIP process.”

City Manager Wyatt Shields confirmed that the school system has formally expressed their continued interest in the CDC, as recently as last weekend.

Response to Stormwater Town Hall Meeting

Shields encouraged all residents to view the entire video of the October 17 town hall, which is available on the City website.

The city manager described the problem as having two tracks.  One is the issue of the stormwater backflow into the sanitary sewer, which should not be happening.  He said that the City needs to identify where this occurs and take measures to prevent it.

Shields termed the other issue as “classic stormwater management”; i.e., systemic problems not involving the sewers,.  He said that the good news is that the City is well advanced on its watershed management plan, which should be ready by December.  However, a major unresolved policy question is the impact of federal mandates regarding Chesapeake Bay, which he termed a huge state and region-wide issue.

As more data is necessary a survey is being developed for residents to report problems they encountered during the September 8 flood.

Shields and the Council agreed that solutions to Falls Church’s stormwater problems will be expensive.  He said that a higher property tax or a dedicated funding stream through a stormwater utility would be required.  The councilmen leaned toward the second alternative.

The only funds immediately available for stormwater improvements are through a $1.7 million federal grant for improvements on the Pearson and Coe branches of Tripps Run.  Shields said such work should help some of the residents on Sherrow Avenue.

Other Business

The city manager advised that leaf collection is now underway.  Crews currently are working north of Broad St. and will shift to the south side next week.  There are three pickups for each side of town.  The full schedule is available on the City’s website.  He asked that residents keep brush away from the leaf piles.

Shields endorsed the City’s mentoring program, noting that adults can work with youth who could use additional support.   Those interested should contac Jessica Reyes at 703-219-2106.

At the city manager’s request the Council voted unanimously to defer action on a resolution to adopt the Northern Virginia Regional Water Supply Plan, the primary purpose of which is to ensure adequate and safe drinking water.  Shields suggested the Council wait until November 28 to allow time to review the final draft of the plan.  Vice Mayor Dave Snyder asked that the staff determine how many hours were devoted to responding to what he termed ” a classic no compensation mandate that makes absolutely no sense, considering the condition of the region.”

Consent Items

The Council passed a motion authorizing the city manager to award a contract to National Asphalt Manufacturing Corporation for the purchase of liquid asphalt hot mix as required for road repairs and maintenance.  The total FY 2012 expenditures will not exceed $200,000.

The Council approved the following appointments:

Andrew Curtin to the Falls Church Cable Access Advisory Board to a term ending October 31, 2014.
Lori LaFave to an unexpired term on the Recreation and Parks Advisory Board ending August 31, 2014.
Addison Heard to an unexpired term on the  Citizens’ Advisory Committee on Transportation ending Jaunary 31, 2012.

The following persons were reappointed to their respective positions:

Jerome Barrett to the City Employee Review Board to a term ending October 31, 2014.
Justin Berg to the Economic Development Authority to a term ending November 30, 2014.

On October 29th, Falls Church Director of Planning James Snyder will host a Community Meeting regarding the “N. Washington Street Small Area Plan.”

There has been much discussion about the need for “Area Plans”, which are intended to promote economic development in a manner that represents community values and development priorities, while generating sufficient revenue to maintain the city’s fiscal independence.

The meeting is important for a number of reasons.  It provides city residents an opportunity to discuss a small area plan (as compared to larger, more comprehensive plans), what it means, and why this approach is important to the city.  It will also demonstrate the city’s agility by taking advantage of smaller development opportunities, while continuing to press forward on the larger Area Plans.

It is my view that Falls Church is poised to take advantage of its physical assets; particularly its location, access to major transportation routes, and availability of underutilized land.  Though counter intuitive, the city may also benefit from current market instability.  Investment in the stock market, which reacts to everything all the time, is no longer an attractive place to warehouse liquid assets.  Alternative risk free investments yield practically nothing.  For those companies that have cash and are looking to put their money to work, Falls Church has much to offer, if we “set the table” properly.

The availability of underutilized land (defined as property where the land is more valuable than buildings) for a city as mature as Falls Church is relatively large, amounting to some 200 acres.  Current zoning restrictions that limit building density have encouraged “by right” development, which is often limited to relatively small projects that generate little revenue, and larger projects that are crammed into small parcels, making the city a less welcoming place to live.

As has been often stated, the city has to increase and diversify its revenue base if it is to survive.  In spite of the technically correct but misunderstood $4.1 million surplus, the city fundamentally is in no better fiscal shape than it was a year ago.  Almost half of the surplus is comprised of already approved Fund Balance restoration and legal costs that did not occur last year but may occur this year.  The remaining approximately $2.1 million is primarily the result of 1) delaying needed street and sidewalk improvements and, 2) the additional revenues created by increased real estate assessments and taxes as well as fee increases.  Unfortunately, the latter revenue generators do not reflect increased economic activity.  The only clear bright spot was an increase in sales tax revenues, but that did not materially impact the city’s finances.

Surpluses generated by delaying needed capital expenditures are much like increasing one’s savings by not making mortgage payments

Nonetheless, expenditure pressures continue to increase.  In addition to the above, there is evidence that contractor costs reductions have not only not ceased, but that going forward will increase.  In addition, school funding requests show projected increases of 4% to 6% per year for at least the next three years.  That increase does not include possible school capital expenditures, primarily school rehabilitation/construction resulting from enrollment that continues to trend upwards and restoration of aging buildings.

Given a national economy that is expected to remain in a slow growth environment until 2015-2017, it is inconceivable that real estate values will increase sufficiently to cover projected budget shortfalls

In spite of the above constraints, I am “bullish” on the future of Falls Church.  To promote the type of economic development that we need it is necessary to create an environment that attracts high quality developers.  One of the most important considerations will be to move proactively to rezone the city’s business districts in order to make underutilized land more attractive to development by promoting a reasonable level of higher density (and parcel consolidation).  In a city where all the business corridors are bordered by established neighborhoods this may not be simple.  Yet the fact is we have few, if any, alternatives.

Our location, the relatively good economic performance of the Washington area (compared to other metropolitan areas), combined with solid Area Plans, could attract and secure development sufficient not only for Falls Church to survive but to prosper.  Yes, the face of Falls Church will change, but it will change the way the citizens want.

Ira Kaylin is a member of the Falls Church City Council.

September 11, 2012

Shopping Center News:

Honey Baked Ham Store – (old Jerry’s Subs space at Broaddale).   Honey Baked Ham is relocating to the City from Idylwood Plaza in Fairfax County.  Owners hope to open on Friday, October 7.

Famous Dave’s - (in the old Pancake House space at Broaddale) opened officially on Aug. 29.

BB &T Bank (at Falls Plaza/former Chicken Out) – Revised site plan for demolition of the old Chicken Out and a new drive-thru bank in this location has been approved by the Planning Commission.  Sewer capoff and demo permits have been issued, but it is uncertain as to when demolition and construction will commence.

101 E. Annandale Road Shopping Center – De/reconstruction of building is underway on same foundation.

Mixed Use Project News:

Spectrum residential condos – (444 W. Broad St.).  As of August 24, 98 units settled, 15 are Pathway to Homeownership (rental) and 7 units have ratified contracts, leaving 68 units left to sell.  The Spectrum will no longer be renting units or renewing leases.  As leased units complete their lease term, those units are put on the market for sale.

Spectrum retail – Signed letter of intent for 1,500 square feet; expect a month or more before a possible lease might be signed.

Spectrum office condos – (431 Park Ave.)  $265 per square foot to purchase plus tenant improvement allowance.  The Spectrum is no longer offering an option to lease any of this office space.

Pearson Square Apts – (410 S. Maple Ave.)   Now 94% occupied.

Pearson Square retail– In a conversation with the owners of Pearson Square late in August, they mentioned they plan to build out the space between the new Edward Jones office and Creative Cauldron to try to attract a user for the space.  They are also working with a prospective user for space located up from the Pearson Square leasing office.

The Byron – (513 W. Broad St.)  Special exception amendment (SEA) application to grant additional leasing flexibility for professional office/office use in the vacant ground floor space was approved by City Council on July 25.  The Byron owner has engaged a new leasing broker who has listed the space in Co-Star and has new leasing signs up in the windows.  Broker reports increased interest in space in the building and is working closely with the City to find suitable tenants.

Flower Building  – (800 West Broad St.)  Sfizi Café (http://www.sfizi.com/) is open!

Broadway/retail space – (502 W. Broad St.)  Wise, LLC purchased all of the retail space on Nov. 15, 2010 for $4,115,900.  They currently operate pain clinics at Washington Hospital Center and in D.C., Leesburg, Woodbridge and Utica, N.Y. (www.killpain.com).  They have confirmed that they plan to open a clinic in the old Hollywood Video space but are in no hurry to do so at this time.

Northgate – (472 N. Washington St.)  Demolition began but was suspended.  “Dig” for the underground parking garage is expected to begin soon.  Off-site construction vehicle staging/parking plans are being finalized.

706 W. Broad/Hilton Garden Inn – SEA was approved.  Variance for Board of Zoning Appeals scheduled for September 15 for additional building signs.   A Planning Commission public hearing on site plan is expected in October but as yet unscheduled.

Real Estate and other News:

709 W. Broad/Old Stacy’s Coffee Parlor - New “Space Bar”, by owner of Galaxy Hut in Arlington, hopes to open in November/December.  They have filed for their ABC license. They hope to offer live music (small groups) and will have a full kitchen that will be vegetarian friendly.  Beer-focused venue also to serve wine; no hard liquor.

360 S. Washington Street – Purchase of the building is expected by mid-September.  A purchase contract also is pending for 500 W. Annandale.

917 W. Broad/El Zunzal – Dominion Jewelers now owns this property/building and are awaiting approval of plans to demolish and rebuild a new two-story building.  The site plan is pending.  El Zunzal will cease operations once demolition plans are approved and demolition is scheduled.  An Architectural Advisory Board hearing on September 7 went well.  A Planning Commission hearing is set for September 19.

Old Syms site – (1000 E. Broad St.).  24-Hour Fitness had hoped to open by the end of 2011 but it will now likely be in early 2012.  Financing for tenant improvements is taking longer than expected.

July 26, 2011

The proposed Hilton Garden Inn moved closer to reality last night as the Falls Church City Council unanimously approved special exceptions requested by the project’s developers.   The exceptions, for building height and zoning, remove the last remaining hurdles before the site plan stage.  The Planning Commission had approved the project on July 18.  Construction of the 110 room hotel at 706 W. Broad St. could begin as early as October.

Originally approved in 2008, the project has faced stiff opposition from residents and from parents of children at the adjacent St. James School.  However, only two people spoke out against the hotel last night, one citing concerns over security and trash pickup, the other questioning the project’s long-term financial viability.  Several representatives of the Chamber of Commerce spoke in favor of the hotel, stating that it would provide jobs for 30 people and generate substantial tourist and conference revenue, estimated at $540,000 annually.

The developers are proffering that the hotel will be built to LEED (Leadership in Energy and Environmental Design) certified standards.  If that is not met within three years of the issuance of the certificate of occupancy, the developer will contribute $50,000 toward repaving N. Oak St. or other such work as designated by the City.

Byron Office Space  -  The Council also approved the use of office and professional office space at the Byron (513 W. Broad St.) in locations previously approved for retail.  The resolution passed, 5-1, with Ms. Gardner absent.  Both the Planning Commisson and the Economic Development Authority had earlier endorsed the change.  Some of the first floor space on the west side of the building has remained vacant since the Byron opened in 2006. 

Mayor Nader Baroukh opposed the measure, questioning whether the space had been fully marketed.  The mayor said he did not want to see space left unoccupied but believed that the Council’s intention was that the space be used for retail and questioned whether such exceptions should be granted in the future without a penalty clause.  “When we approve something through a (special exception) amendment, there’s an expectation we’ll get something in return,” he said.  

The mayor  also cited unresolved issues with the building’s parking arrangements, which have made it difficult to market its retail space.  Councilman Ron Peppe noted that building has the most confusing labels of any building in town.  “It’s not clear where you’re going to park that you don’t get towed away and where you do,” he said. 

City Manager’s Report   -  Mr. Shields advised that eleven speed limit radar signs soon will be installed as a traffic calming measure.  The installation is funded through a federal grant.  Homeowners have been notified as to where the signs will be placed.

One hundred seventy residents participated in last Saturday’s household hazardous waste collection.

Sign-up now is open for the September 17  Fall Festival / Taste of Falls Church. 

Appointments-  Mark Sokolowski and Steven Knight were appointed to unexpired terms on the Citizens Advisory Committee on Transportation.  Their tems run until January 31, 2013.  David Braun was appointed to an unexpired term with the Health Systems Agency of Northern Virginia.  The term extends until Jun3 30, 2013.  

Closed Session  -  At 10:55 pm the Council entered into a closed session concerning water system litigation.

Video  -  A tape of the public meeting is available at the City website.

By FALLS CHURCH TIMES STAFF

July 15, 2011

Yesterday, Mayor Nader Baroukh and other City officials participated in the groundbreaking of the Northgate.  First proposed by Hekemian & Company over seven years ago, the project is located at former site of the Pearson Funeral Home at the corner of N. Washington and E. Jefferson St.

“After enduring – we all hope – the worst days of the recession, we can celebrate the start of construction and the transformation of this property, which is important to the City’s image and its economic health,” said the mayor. 

The Northgate is intended to help enliven the North Washington area of Falls Church City.  The project is a short walking distance from the East Falls Church Metro Station and regional access that will connect the City to Dulles Airport via the new Silver Line.  As a transit-oriented development, the Northgate will produce 95 new apartments and 10 rental town homes.  Seven of the units will be designated as affordable dwelling units. 

The project also offers 15,000 square feet of office space and nearly 23,000 square feet of retail and restaurant space.  “We all have a stake in seeing the Northgate become a hub of commercial activity with appeal to both the immediate neighborhood and customers from outside the City,” Mr. Baroukh said.

The mayor expressed his gratitude to the residents of the East Jefferson Street neighborhood and to all City residents who participated in the evolution of the project by providing input during each phase of its review and approval process.  He also thanked Chris Bell of Hekemian and City staff under the direction of City Manager Wyatt Shields and the late Dan McKeever in guiding the Northgate from concept to reality.

City Council members Johannah Barry, Lawrence Webb, and Ira Kaylin, Economic Development Authority Chairman Dave Tarter, Planning Commission chair Melissa Teates, and many other officials also attended the groundbreaking ceremony.

The Northgate was approved by the Planning Commission and the City Council in 2007.  Construction is scheduled to be completed in 2013.  

The architecture of the Northgate will be unique in the City.  The design, by MV+A Architects of Bethesda, will reflect materials and features common in buildings along Connecticut Avenue in NW Washington, DC.

The site is the location of a presidential visit to Falls Church.  Exactly one hundred years ago next week, President William Howard Taft spoke on the stairs of the former home of Dr. Tunis Quick to a gathering of about 300 Falls Church residents.  The president was on his way to the site of the first battle of Bull Run to commemorate the 50th anniversary of that event. 

His visit will be reflected in an historic marker on the site.  There also will be a marker that explains the history of the site from its colonial origins through its most recent function as a long-standing Falls Church business location.

July 10, 2011

A ceremonial groundbreaking is scheduled for Thursday, July 14, on the Northgate project in the City of Falls Church.  Located at the north entrance to the City at the intersection of N. Washington Street (Rt. 29) and E. Jefferson Street, the project, owned by Hekemian & Co., will include 23,000 square feet of ground floor retail, 14,000 square feet of office space, 95 apartments and 10 townhouses.  The Northgate is being developed on the former site of Pearson’s Funeral Home.

“On a high profile gateway connecting the City of Falls Church and Arlington, the Northgate project represents a $50 million investment in our community,” said Mayor Nader Baroukh.  “This development will have Orange and Silver Line Metro accessibility and will help enliven N. Washington Street just a few blocks from the State Theatre and a host of popular Falls Church restaurants.”

Following many public meetings, public hearings and staff conferences, the Northgate was approved by the Planning Commission and the City Council in 2007. Construction is scheduled to be completed in 2013.

The architecture of the Northgate will be unique in the City.  The design, by MV + A Architects of Bethesda, will reflect materials and features common in buildings along Connecticut Avenue in NW Washington, DC.

June 28, 2011

The Falls Church City Council unanimously approved the first reading of a controversial 8% water rate increase Monday evening.  Prior to the vote, several Fairfax County residents spoke in opposition, insisting that the increase was unjustified, due in part to earlier court rulings against the City.    

Dennis Hennigan, an attorney, said he did not see how a system that had been so profitable  now needed a rate increase. “Something does not add up here,” he said.  “Falls Church should be reducing its rates and returning its overcharges to customers.”  He added that he found it somewhat disturbing that the City showed so little deference to the findings of Virginia courts. 

Hennigan cited Judge R. Terrence Ney’s Jaunuary 2010 finding that Falls Church could not transfer profits from its water system to its general fund.  As only 8% of its customers reside in the City, most of the system’s revenue is collected from Fairfax residents, who derived no benefit from transfers to the general fund.  The judge ruled Falls Church’s practice an unconstitutional tax on non-residents and enjoined it from making further transfers. 

McLean Citizens Association president Ron Jackson criticized the water rate study the City used to justify the increase.  “We’re paying twice,” he said, claiming that the system’s reserves were already built up due to past overcharges to Fairfax customers.

Elaine Cerriano called on the City to give people more time to review the study and raise.  She asked for at least 45 more days and suggested the information be made available in county libraries. 

Larry Sexton of the Falls Hill Civic Association concluded his questions for the Council by asking “Do you think if you didn’t have a monopoly we’d still be your customers?”  Another speaker was even harsher, calling the Council arrogant and its actions unconscionable.

In response to the customers’ comments, Vice Mayor Dave Snyder stated that the City’s intention is to insure that the water rates are set so that the system will provide safe and reliable water to our customers, whether in Falls Church City or Fairfax County. 

“I will not be swayed by political arguments or arguments directed to keep our rates artificially low that the system suffers,” he said.  “Nor will I delay needed rate actions, even though politically popular, if those rate actions are essential to providing the quality of the water we provide all of our customers.”

Snyder said that the City was in full compliance with Judge Ney’s ruling and that the proposed rate increase is consistent with that ruling and not based on any such profit transfer.   He added that traditionally, such organizations that are running a risk have a right to a fair rate of return, and that he respectfully did not agree with the court’s decision. 

The vice mayor noted that the rate study had been posted on Falls Church’s website on June 1 and that copies have been provided to Fairfax officials and anyone who’d asked for it, but he agreed to furnish copies to libraries within the system’s service area.    

Snyder said the bulk of the rate increase is to fund reserves and that the monies received would remain in the water fund.  He also lauded the system’s water quality and its past performance during inclement weather, when it maintained its high standards while other systems could not.

Second reading of the ordinance is scheduled for July 11.  If approved, the rate increase, the first in six years, would take effect on August 1.

Child Development Center Parents Seek Extension  -  Over a dozen parents of children attending the CDC asked the Council to consider extending the Easter Seal’s lease on the property, which is scheduled to expire in November.  Speakers had high praise for the quality of care provided at the Center and the dedication of its staff.  Many were concerned that they would not be able to find an alternative if the CDC were to close on short notice.

A task force has been formed to address the issue.  Deputy City Manager Cindy Mester informed the council that it had met Monday afternoon and was scheduled to meet again on Thursday.  Staff will set up a website page on the topic that would appear on both the City and Schools sites.  Mester said the task force will ask the Council to extend its deadline to July 30.      

For nearly 50 years the facility has been leased to Easter Seals, who would prefer an extension until at least the summer of 2013.  Easter Seals would be willing to pay $50,000 annually for the space, currently leased at $1 per year. 

City Schools have asked to assume control of the property in July 2012 in order to house the preschool education programs currently located at Mt. Daniel.  This would also free space to permit the relocation of  the Falls Church Community Center preschool program

Economic Incentives Adopted  -  The Council also unanimously approved, 6-0, with Ms. Gardner absent, a resolution establishing a policy which will give the City the opportunity to provide new incentives for commercial redevelopment. The stated goal is to encourage new and sustainable economic development and private investment in targeted areas of the City and to create a better balance between the City’s residential and commercial tax base components.

This will be achieved primarily through land use planning and zoning that provides height and density bonuses for desired outcomes in designed areas. In some cases the City will encourage and accelerate new commercial redevelopment by considering public participation, including tax increment financing and partial and temporary abatement of business taxes.

City Attorney John Foster advised that the resolution essentially serves as a guide to the Council going forward and that it does not extend any rights to developers.

Appointments  -  The Council appointed the following citizens to unexpired terms on various City commissions, committees, and boards:

Robert Loftur-Thun to the Planning Commission:  (01/01/09) – 12/31/12
Julio Idrobo to the Housing Commission:  (01/01/09) – 12/31/11
Paul Baldino to the Citizens Advisory Committee on Transportation:  (02/01/09) – 1/31/12
Steve Selby to the Recreation and Parks Advisory Board:  (09/01/09) – 08/31/12
Ed Henderson to the Historical Commission:  (9/01/09) – 8/31/12

These officials were reappointed to their positions:  

Jeff Peterson to the Library Board of Trustees:  07/01/11 – 06/30/15
Jonathan Fritsch to the Architectural Advisory Board:  06/01/11 – 05/31/14
Mark Gross to the Fairfax-Falls Church Community Services Board:  07/01/11 – 06/30/14

June 28, 2011

The Falls Church City Council has adopted a new policy which will give the City the opportunity to provide new incentives for commercial redevelopment.  “It is the City’s goal to encourage new and sustainable commercial development, accelerate redevelopment, and attract private investment in targeted areas of the City,” said Mayor Nader Baroukh.  “Our current land use planning and supportive zoning are the City’s primary tools for incentivizing development and creating a stronger commercial tax base.  However, in exceptional cases the City will now consider providing additional incentives, including tax increment financing and partial, temporary abatement of business taxes,” he said.

The resolution adopted by the City Council noted that as the Washington, D.C. region begins to recover from the recession, it is critical for the City to best position itself for the next round of business investment and commercial development.  Staff has examined policies of other jurisdictions in the region for best practices and has followed closely proposed new legislation that can be utilized by the City to create an advantage in the fierce competition for the highest quality commercial projects and business location commitments.

The proposed policy contains threshold requirements for City participation in selected projects.  There must be a demonstrated consistency with official City land use visioning and zoning.  Projects must demonstrate exceptionally strong and sustainable net new positive commercial revenue potential for the City.  Projects will be measured by their return on City investment compared to the best performing projects of a similar nature and land use in the City and the Washington, D.C. region.

Vice Mayor David Snyder said, “This is a component of our overall strategy to keep and attract new business to our inside-the-Beltway location, which is well-served by public transit and highways and has a  strong community spirit, a high quality of life and a history going back 300 years. Other aspects of our commercial strategy include tangible improvements such as new parking signs, streamlined review processes and the use of transportation enhancements to support economic development.” 

Specific financial incentives and options for City participation are identified in the policy, which is available on the City website.  For more information, contact the City’s Economic Development Office, 703-248-5491 or HUecondev@fallschurchva.govUH.

Falls Church Times Staff

June 20 , 2011

The Falls Church City Tree Commission on June 15 expressed strong opposition to a six-story Hilton Garden Inn to be located at 706 West Broad Street, describing an initial sketch as woefully lacking in plantings.

“They’re calling it a Hilton Garden Inn and it’s anything but a garden,” Tree Commission Chair Larry Dorr said. “The concept includes virtually no landscaping. They’re asking for a waiver of every single requirement that’s intended to reduce storm-water runoff and improve the aesthetics of the city.”

City Arborist Benjamin Thompson had earlier declined to support a preliminary concept for the new hotel. “The proposed development does not satisfy the intents and purposes of the City’s landscaping codes,” Thompson wrote on April 4. Those codes include screening and buffering elements as well as strategies for mitigating environmental impacts in accordance with federal rules for protecting the Chesapeake Bay Watershed, he explained.

The Tree Commission approved a motion this week to echo Thompson’s opinion that the project should not be eligible for exceptions to the city’s usual requirements.

“We’re disconcerted by the lack of landscaping and the amount of landscaping waivers being requested by the Hilton Garden Inn developers,” the group said. “We strongly share the City Arborist’s concerns about the lack of street trees and other landscaping under the plan as it currently stands. We will submit further comments soon.”

On June 13, City Council members completed a first reading of the developer’s special exception request and then referred the matter to relevant boards and commissions for review. A second reading of the plan and final adoption are scheduled for July 25, pending a public hearing and other input.

Developers Jefferson Park LLC and Gosnell-Palmer Holdings LLC are seeking an exception to building-height limits on 1.12-acres of property located immediately west of the Burger King on West Broad Street, extending to Park Avenue.

They have also requested rezoning of 0.68 acres currently classified as T-1, or transitional, in favor of the B-1, limited business designation.

Further, the developers have asked to shift authority for review and approval of their plans from the Board of Zoning Appeals to the Planning Commission and the City Council. Such a shift would effectively cut the Arborist out of the loop, Dorr said.

The developer’s prior plans called for the hotel as well as a 5,439-square foot adjacent office building and parking garage. A resubmitted plan subsequently eliminated the proposed office space. Color drawings of the current plan show no trees or other plantings along the front of the property on West Broad, looking west.

Materials submitted to the City Council by James Snyder, Director of Planning and Development Services, suggested that the setback along West Broad Street may be too narrow to accommodate street-scape components as well as essential access for the Fire Marshal and other emergency responders.

In exchange for exceptions, voluntary concessions by the developer would place a portion of utility wires underground along West Broad Street, Snyder reported. Further, the developer has announced plans to seek LEED Silver certification by installing a “vegetated rooftop” and fulfilling other “green building” requirements. If Silver certification cannot be achieved, the developers have pledged to pay $20,000 to the City.

Revenue to be generated by the project when it included an office building had previously been estimated at $568,000 annually. Some residents such as Betty Pitera, who wrote a letter to the Mayor on March 5, have suggested that “revenue projections are inflated.” Others expressing a range of concerns about the proposal have included Thomas P. Matecki, president of the Parent Teacher Organization of St. James Catholic Church, who raised questions about the safety of nearby schoolchildren.
 
From the Tree Commission’s perspective, Dorr said, “The most distressing thing is, on Broad Street, there are virtually no plantings being proposed there at all.”

The Tree Commission had said April 27 that utilities on the development site should be moved underground so that canopy trees can be planted along West Broad as well as Park Avenue. Street-scape also should be “fully implemented” on the site, the commission said at its April meeting. Developers subsequently offered to underground a portion of utility lines on West Broad only.

If the hotel plan is approved as it stands, Dorr said, other property owners could wind up shouldering a disproportionate burden to ensure that the City remains in compliance overall with federal rules related to protecting the Chesapeake Bay Watershed.

Also during the June 15 Tree Commission meeting, Thompson shared plans by the owners of Old Dominion Jewelry to renovate the building now occupied by the El Zunzal restaurant at 917 West Broad Street. The current plan calls for the removal and replanting of buffer trees but Thompson said new plantings should in fact be an improvement to the site. Dorr asked Thompson to speak again with the property owners about preserving a green island in the parking lot. Also discussed was the need to protect an adjacent pair of holly trees and a willow oak during construction.

In other business, Thompson updated the Tree Commission on plantings for the Northgate project on North Washington at East Jefferson Street. Developers are working to implement street-scape by installing willow oaks and London planes, for example.

Thompson further reported that he will work with Virginia Tech students who have offered to inventory street trees as part of their statewide research efforts.

Finally, the Arborist said he had received an interesting call from Urban Forest Conservationist Jim McGlone. It seems that one of McGlone’s students recently completed a survey of the Falls Church City tree canopy by using the i-Tree software program. The accuracy of the student’s survey can’t be assessed, Thompson said. But a printout of the results suggested that non-shrub trees still cover nearly half of Falls Church City (49 percent), while impervious surfaces, roads, parking lots and buildings cover 37 percent.

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June 16, 2011

In the face of considerable criticism, the Falls City Council approved two special exceptions for the Hilton Garden Inn project Monday evening.  The exceptions, for building height and rezoning, both passed unanimously with Vice Mayor Snyder absent.  The Council votes refer the project to several City boards and commissions for further review.     

The project’s critics, including many parents of students at the adjacent St. James School, expressed their concerns about security and traffic.  One speaker called the hotel a “crows nest for predators.”  Another, warning of “sex travellers”, noted that Viginia Code prohibits sex offenders from living within 500 feet of a school and wondered how this would be enforced.         

Speakers also questioned whether aspects of the project would conflict with the City’s Safe Routes to School plan and if deliveries to the hotel might further snarl traffic on Broad Street.

Other speakers termed the current state of the site deplorable and called on the developers to clean it up.  One stated that the weeds there now are six feet high.

In response to the comments Mayor Nader Baroukh called St. James School part of the community.  “Don’t feel you can discount them because they are not voters,” he cautioned the developers.  He referred to the evening’s vote as a kickoff for a more formal review, not a final approval.  The mayor then listed numerous open items pending before second reading in July, including dumpster locations, traffic calming measures, architectural design, and security.

Developer Barry Gosnell said that he had taken active steps to address many of the citizens concerns.  His colleague Bob Young stated that the developers had met with the St. James PTO on three occasions earlier in the process and had executed an agreement with the school that addresses many of their concerns.  Young said that Falls Church chose not to participate in an agreement with two private parties but he would provide the City with a copy this week.  

Northgate (AKA North Gate)  -  Earlier in the meeting City Manager Wyatt Shields announced that the long-delayed Nothgate project (pictured) is ready to move forward.  Approved in 2007, the Nothgate will occupy the former Pearson Funeral Home property at the corner of N. Washington St. and E. Jefferson St.  The project consists of 95 apartment units, 10 three-story townhouses, and 14,000 square feet of office space.  Representatives of developer Hekemian & Co. met with neighborhood residents Wednesday evening to discuss the phasing of the construction, traffic management, and parking plans.