Proposed Hilton Garden Inn Lacks a Garden, Tree Commission Notes

By GINGER PINHOLSTER

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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Hotel Project Criticized But Advances; Northgate Reviving

By GEORGE BROMLEY
Falls Church Times Staff

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.

City Officials Content With Hotel Redesign

By GEORGE BROMLEY
Falls Church Times Staff

June 8, 2011

Developers of the proposed Hilton Garden Inn (706 W. Broad St.) presented a revised design to members of the City Council and the Planning Commission at Monday evening’s joint work session.  The officials, who were not impressed with an earlier rendering on May 17, seemed more content with the latest design. 

The elevation on W. Broad St. now features a flat rather than a triangular roof.  A secondary entrance has been added on the parking deck.  Signs now are smaller.  Dumpsters will be situated in an enclosure at the edge of the parking garage along Oak St.  However, the structure now is rated LEED Standard (Leadership in Energy and Environmental Design) instead of LEED Silver. 

Council members looked forward to the promise of $540,000 in anticipated tax revenue and the 2,500 square feet of meeting space on the hotel’s second floor.  Presently the City has no comparable conference center.  The hotel’s space can be divided into up to three separate conference rooms.

Vice Mayor Snyder asked that the developers establish and maintain close contact with neighborhood representatives throughout the construction process.  He also said he would like some continuing security presence at the hotel.      

The project will be up for first reading at next Monday’s Council session.  After the expected approval, the design will be referred to other boards and commissions for review.  Various elevations of the new design for the hotel are available here.

Drive Through Zoning Change  -  The Council and the Commission also discussed an ordinance which would shift responsibility for the approval of special use permits for drive through facilities from the Board of Zoning Appeals to the Planning Commission.  As this is a land use issue, rather than one of dimensions (such as setbacks), the Commission is seen as better suited to conduct the appropriate reviews.  The BZA has advised it is willing to relinquish authority. 

Solid Waste Fees  -  The Council alone then was briefed on the coming implementation of new solid waste charges.  The cost of yard waste stickers for 30 gallon bags is scheduled to increase from $.50 to $1.00.  There will be a $1.00 fee for each bag of excess refuse.  Fees for special collection services also will rise.

City engineer Bill Hicks reported that most citizens who commented on the topic at the recent town hall meeting either were supportive or neutral.  He said that a survey of 78 houses found that only 3%  put out excess refuse.

Staffer Kathy Allan noted that a May 25 survey conducted on 11 streets found that 20% of the houses had put out yard waste bags.  However, many of the bags contained either sticks which can be bundled and not subject to a fee, or grass clippings which the staff advocates leaving on lawns as natural organic fertilizer.   She estimated that nearly 40% of what was put out could have avoided a fee.

Financial Policy  -  The Council briefly reviewed possible financial policy changes with CFO Richard La Condre.  Topics for an upcoming review include the following:

1. Fund Balance
2. Capital Replacement – Infrastructure
3. Capital Replacement – Vehicles and Equipment
4. Capital Investment – Expansion
5. Revenue Stabilization
6. Revenue Policy Related to School Transfer

Mr. Snyder emphasized that he did not want policies in place that set expectations which could not be met and stressed the importance of the fund balance.  “I  want a fund balance that meets our standards and objectives and gives us a pulpit  when we go for long-term financing that we are managing things in a constructive way” he said. 

Mr. Kaylin concurred but added that Falls Church’s over-reliance on real estate taxes necessitated greater protection of the fund balance, a situation he did not see changing without economic development.  “I don’t think we’re sufficiently diversified [financially] to handle the risks we face” he added. 

The policy standards will be discussed by the Council/School Board liaison group tomorrow night and also referred to the Council’s Budget and Finance Committee.  Mr. Shields said a status report on the policy revisions should be available by the first work session in August.

Child Development Center Task Force  -  Ms. Gardner urged that the task force be formed and set to work quickly, as the issue is supposed to be resolved by July 8.  According to Mr. Shields the task force has a draft statement of work but formal membership has not been established.  Ms. Gardner said she would be willing to serve as a member.  The Council will discuss the task force further at next Monday’s session.  

A video of the work session is available at the City website.

City Officials Pan Hotel Design, Mull Future of Child Development Center

By GEORGE BROMLEY
Falls Church Times Staff

May 17, 2011

Planning commissioners and City Council members were not impressed with the latest design for the proposed Hilton Garden Inn (706 W. Broad St.), which was presented at last night’s joint work session.

Officials felt more brickwork was needed and that the overall design inappropriate for a city as old as Falls Church.  ”I don’t think you could have built this down in Fredericksburg,” said a disappointed Lindy Hockenberry. 

Commission chair Melissa Teates called the facade ”unacceptable, especially on Broad Street.”  ”I’m not happy with the [building's] sides but can live with it; the front has to look different,” she said.  “I don’t think it meets our design guidelines.”   Mayor Nader Baroukh concurred, stating that he thought the design needed a significant amount of work. 

As now proposed, the hotel will offer 110 rooms and 121 parking spaces.  It is expected to generate $540,000 in tax revenue.  A two story office building on Park Avenue, which was not part of the original 2008 proposal, has been dropped.

City Manager Wyatt Shields said he hoped the project will be submitted for first reading on June 13.   If a special exception amendment and rezoning are approved by the Council, the project would be referred to boards and commissions for review and returned for second reading on July 25.

The Council and the Planning Commission also reviewed a request by owners of first floor space at The Byron (513 W. Broad St.) to allow professional and office use for space designated for retail.  The area involved is on the far right side of the structure and has never been occupied since the building opened in 2006.

Retailers have considered the space unattractive because it is far removed from the building’s non-resident parking spaces and has a narrow front.  The parking problem cannot be corrected as residents have assigned spaces, while the commercial and retail spaces are shared.

The mayor asked the applicant’s attorney to furnish information on the efforts to market the space and whether the owner would consider joining it with the adjacent space, previously occupied by Verizon.  Mr. Shields said that the matter may be ready for Council action next Monday, assuming a prompt response to the mayor’s request.  

The joint work session concluded with a discussion of a homeowner’s request that the City vacate 1,638 square feet of unimproved space at the end of Park Place near the State Theater.  Mr. Shields recommended the Council approve the vacation, however Mr. Baroukh expressed some reservations, given that the City might build a parking facility near the location.  Planning Director Jim Snyder said that his staff would review the matter. 

CDC Future  -  The Council then was briefed on the status of the Child Development Center (201 S. Cherry St.).  The building, which was built by private funds, has been leased to Easter Seals for nearly 50 years.  The current 25 year, dollar-a-year lease is expiring in November, but the leasee would prefer an extension until at least the summer of 2013 so it could secure another facility.  Easter Seals would be willing to pay $50,000 annually for the space. 

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 option also would free space to permit the relocation of  the Falls Church Community Center preschool program.  Other options include leasing the facility to another day care provider or another commercial user, selling the property for residentinal use, or converting the space to City government offices.

School Superintendent Lois Berlin told the Council that waiting an additional year to acquire the property would result in “underserving” of students.  Pre schoolers now are receiving three hours of classes instead of the more desirable five.  She said that two trailers at Mt. Daniel are used for half day pre school, but that an additional class was needed due to the increase in special needs students.

Vice Mayor Dave Snyder called for more analysis of the options, including possibly combining government and school use.  “A dollar a year is history” he said, stressing the need to obtain the maximum value of the property for taxpayers.  

Mayor Baroukh asked Mr. Shields for an updated staff report on the issue, ideally by next Monday.  School Board member Kieran Sharpe advised that the Board also would discuss the question at Tuesday’s meeting and submit input.

TJ Renovation Status  -  Mr. Sharpe and Dr. Berlin advised the Council that there will be a public forum on the renovation at the school on May 26 at 7:00 pm.  Ceremonial groundbreaking will be held on June 13 at 9:30 am.  The School’s Architecture Selection Advisory Committee will begin to review the RFP and design.

3rd Quarter Financial Report  -  CFO Richard La Condre reported that the City revenues were at or higher than budgeted and that expenditures are running at or close to budget.  He advised that the projected fund balance would be $4.9 million at the end of the fiscal year, an increase of a little over $900,000.

Economic Development Incentive Policies  -  A draft resolution has been prepared for referral to City boards and commissions for comments.  Final Council action will occur in June.  

Closed Session  -  The work session concluded shortly before 10:00 pm.  The members then withdrew for another conference on the water refunds case.

Video of the public meeting is available at the City website.

City Council Finalizes Pendleton House Sale,
Defers Action on Economic Redevelopment Incentives

By GEORGE BROMLEY
Falls Church Times Staff

May 9, 2011 

A short-handed Falls Church City Council conducted a relatively brief public meeting this evening, then withdrew for a one hour closed session concerning the ongoing water refund litigation.   

The Council unanimously approved  (4-0) resolutions authorizing the sale of the historic Pendleton House (114 E. Columbia St.) and reclassifying the associated land from park and open space to low density residential.  The property sold for $772,680, of which the City will realize approximately $750,000.  Members declined to adopt a Planning Commission recommendation to set aside one-fifth of the sale profits for open space acquisition, however they agreed to reconsider such an allocation after the end of the current fiscal year.  The new owner advised the Council that he intends to renovate the house and reside there.    

The Council voted (4-0) to defer action until June 13 on a resolution that would establish policy regarding financial incentives for commercial redevelopment.  Vice Mayor Dave Snyder, who chaired the meetins, advised that Councilwoman Robin Gardner, absent this evening, had requested the Council defer passage and, in the interim, refer the matter to appropriate boards and commissions.  Before voting to approve the deferral, Mr. Snyder stressed that all members regarded economic development as an urgent matter.  He added that several projects currently in development had been delayed due to financial or land use issues, rather than to Council action, and asked City Manager Wyatt Shields to report on the projects’ status every to weeks.

City Hall Renovation  -  After some debate the Council approved (4-0) a resolution authorizing creation of a task force to develop a plan for City Hall renovations.  Councilwoman Johannah Barry and Councilman Ira Kaylin expressed reservations concerning a reference that the staff report include the development of a 20 year facility master plan, which they felt did not reflect attention to immediate needs.  However, Councilman Ron Peppe believed the reference should be included.  The Council agreed to have the minutes of the meeting indicate that there was not unanimous concurrence on this point.

Zoning Code Revision  -  The Council approved (4-0) second reading of an ordinance amending Chapter 48 of the Zoning Code.  The change concerns fees, which now will be in the new Chapter 15, as established via a separate act on April 25.  

Consent Items  -  The Council unanimously approved three items regarding revenue sharing, the purchase of utility trucks, and additional funding for the water and sewer rate study.

City Manager’s Report  -  Mr. Shields reported that there was a small fire in the Community Center gymnasium Friday afternoon, caused by the explosion of a light bulb in the ceiling.  Damage was minimal, but a 10′ by 10′ section of the gym floor is closed off due to water damage. 

The city manager advised that 139 pounds of prescription drugs were collected and disposed of  at Fire Station No. 6 on “Take Back Day.”  Over 500 people participated in the recent recycling extravaganza, which collected 18.5 tons of electronics,  319 televisions and monitors, 70 bikes, and one ton of clothing.

Proclamations  -  Vice Mayor Snyder proclaimed May as Cancer Awareness Month in the City and encouraged residents to participate in the 5^th annual Relay For Life of Falls Church on June 4.  Forty-six teams have already raised more than $20,000 to support the work of the American Cancer Society.  Information is available here on how to volunteer, help with the event, make a donation, or to purchase luminaria to celebrate a cancer survivor or in memory of someone who has died from the disease.

Mr. Snyder also proclaimed the week of May 15-22 as Police Week and asked all citizens to publicly salute the service of law enforcement officers in the community and in communities across the nation.

In Memoriam  -  The Council observed a moment of silence in memory of Mayor Baroukh’s sister, prominent Falls Church citizen Len Michalowski, and Susan Ferguson, wife of former councilman Hal Lippman.

Tree Commission Urges Changes to Hilton Garden Inn Plan

By GINGER PINHOLSTER
Falls Church Times Staff

May 5, 2011

The Falls Church Tree Commission expressed concern April 27 about a developer’s plan to add an office building and modify a parking garage attached to the previously approved Hilton Garden Inn project.