As residents of Falls Church, we are incredibly fortunate.  We are the beneficiaries of earlier generations who decades ago created something special – a small, personal place with great schools. Great local institutions were created around that concept, like Citizens for a Better City (CBC) and the Village Preservation and Improvement Society (VPIS), which have made our home even better.

And we are fortunate in other ways.  By geography, we have incredible assets.  Land within the Capital Beltway.   I-66 and I-495, two Metro stations, two airports, and the crossroads of two major thoroughfares – Leesburg Pike and Lee Highway.  We are one of the most affluent and best educated communities in the nation.  And we are surrounded by some of the best examples of new urban development in the country.  If utilized properly, through thoughtful planning and development, all of these assets can make our future even brighter.

High-quality development, however, has not always been our history.  Stretches of our main street are home to haphazard buildings and tired storefronts, there is a lack of good public pedestrian space, and there is an abundance of asphalt parking lots.  What we need is 21st Century planning that proactively addresses these issues and incorporates the spirit of the community.

Sidewalk cafes at Shirlington.

For the past several years a number of us on the City’s Economic Development Authority have been pushing for “Area Planning,” also known as ”Sector Planning”.   I wrote on this topic in an earlier article in the Falls Church Times in  2010.  Since then we are fortunate that Jim Snyder agreed to become the City’s Planning Director, and that the current Council has made Area Planning a priority.  Snyder is a world-class planner previously working  in Arlington who is now laying the foundation for Falls Church City’s first Area Plan, focused on North Washington Street.  The development of this plan, and others to follow targeting the West End, Broad Street and areas near Seven Corners, is extremely important if we are to take full advantage of the assets we have inherited.

Shirlington is an area far removed from any Metro station, but it has become a very dynamic place to live, work or enjoy dinner and a movie. Its strengths are a pedestrian-friendly area that supports restaurants, shops, and an artsy movie theater within a few compact blocks. The entire area was achieved through significant planning and related efforts on the part of Arlington County. The small scale of Shirlington makes it an especially good example for Falls Church City.

Clarendon Market Commons

Clarendon shares some characteristics with Shirlington, preferring small shops and ethnic restaurants over shopping malls.  Its progressive design, mix of retail, and availability of mass transit makes the area attractive to young professionals.

Ballston

Bethesda. Downtown Bethesda really came to life with Bethesda Row, built in phases beginning in the early 1990’s by Federal Realty Investment Trust.  Bethesda Row was a revitalization of a suburban commercial area into a mixed-use, pedestrian-friendly downtown.  The design of the area and mix of uses provides a great example of how a downtown area can go through a complete transformation.

Ballston took a different approach and tried to create a “downtown” feel, with a greater emphasis on high-density office and residential, a shopping mall and hotels.  Many people think Ballston is too big for a comparison with Falls Church City, and I agree.  But still there are lessons we can take from Ballston and apply on a smaller scale.  For example, Ballston has achieved a nearly 50/50 balance between office and residential uses, which drives a significant portion of Arlington’s tax base.  Further, they are incorporating more street-level retail to enrich the area, and the County has modified its roads in the area to make them more pedestrian-friendly.

1. Develop the Vision, Allow for Variation.  We need to establish a vision for the City’s commercial areas, but still allow variation between them.  The areas near the East Falls Church and West Falls Church Metro stations, as well as the area near Seven Corners, have the best chance at attracting office space because of their proximity to Metro.  Areas along Broad Street, on the other hand, which have more limited land and are farther from public transit, could be more focused on a retail and residential mix.  South Washington has critical mass of land, is centrally located, and is buffered from most neighborhoods, which provides great potential for becoming our most urban and vibrant downtown area.

2.  Street Level is Important.  What happens at the street level of any new building is really important. This is the part of a development that people experience the most.  Both the “design” and “use” of this space is critical.  First-floor retail should be included in all new developments in our commercial areas, providing neighborhoods with amenities, encouraging pedestrian activity and attracting employers.  There should be high-quality design standards to ensure attractive storefronts with transparency, ventilation for restaurants, and the ability of retailers to be unique and successful.

Bethesday Row

3. Public Space is Critical.  Public space is also critical when planning an area.  Good urban public spaces have wide sidewalks, quality street furniture (benches, bike racks, etc.), well-spaced tree pits, pedestrian-scale lighting, and interesting art and signage throughout.  Travel lane widths should be squeezed down to 10-11 feet to slow car traffic and make room for bike lanes or on-street parking.  There should be more frequent and well-marked pedestrian crosswalks, sometimes even mid-block, and sidewalk bump-outs at crossings to emphasize the pedestrian over the vehicle.  Long stretches of sidewalk along Broad Street are too narrow and have long, raised planters that limit space for street furniture and pedestrian activity.  This actually encourage cars to travel faster.  It is not the design we want moving forward – we can do much better.

4.  Mix of Uses Creates Energy.  We need a mix of uses to help energize each area and to help build a commercial market in Falls Church. This means office, retail, hotel and yes, residential.  But any new residential construction should be designed for young professionals in order to limit the impact on schools.  Units should be smaller with a focus on one-bedrooms and studios.  Residential is still needed in a newly-planned area, as residents will support the retail in the evening while the office employees support it during the day.  Moreover, it attracts employers wanting to locate close to where young professionals live.

5.  Transportation Is Crucial.  Transportation is a crucial component of any area plan. For the North Washington area, for example, we absolutely must support the concept of the western gateway entrance to the East Falls Church Metro station, which Arlington proposed in its earlier planning efforts. This would significantly shorten the walking distance to the North Washington area and downtown Falls Church City.  We also need to contemplate future streetcar service, currently being planned and implemented in Arlington, Fairfax and D.C.

I think these principles are important and will serve us well.  But I also believe it is critical for planners to hear from others in the community regarding their values and desires.  Any successful planning effort must be a joint partnership between jurisdiction, developers and residents.  Creating this partnership and laying the foundation for a strong path forward is the real value of Area Planning, and I encourage all Falls Church residents to let their views be known.

Mike Novotny is a real estate development professional, a member of the Falls Church Economic Development Authority, and served on the City’s Zoning Ordinance Advisory Committee.

The new owners of the Broad Street eatery El Zunzal shut the restaurant down last week as they prepare to receive a permit for the building’s demolition and reconstruction as the new location for the City-based Dominion Jewelers.

Dominion, located next door to the restaurant in the Old Brick House Square development on Rowell Court, purchased the El Zunzal site last year. They expect to receive a permit soon, probably this month, said Rachelle Barimany, daughter of the store’s founder.

The new store will house the jewelry business on the first floor and will have two spaces on a second floor for lease. The building will face Broad Street, unlike the current building, which faces the parking lot, and will feature a big Palladian window, which was suggested by the City’s architectural review board.

“We went through a couple of revisions, talked about a couple of things. The City gave us some really great ideas and collaborated on a lot of stuff,” Ms. Barimany said.

The upstairs suites will be 1,500 and 1,000 square feet — spaces big enough for an office or other retail establishment. But the owners don’t yet have an idea what kind of business they would like there.

In an interview with the Times last summer, Ms. Barimany said she liked the idea of a restaurant, which would likely be busiest in the evening when the jewelry store is closed, but there hasn’t been any more thought since on the topic.

“We’re open to lots of different things,” she said.

The site is unusual for Broad Street in that there is ample parking, making it not only possible but desirable to have multiple retail spaces on the site.

If all goes according to plan, they hope to finish construction and open the new store this fall.

February 2, 2012

The total taxable assessed value for all properties in the City as of Jan. 1, 2012, is $3,229,692,600 ($3.2 billion), a 4 percent increase from January 1, 2011. The City plans to mail assessments for 2012 by Friday, Feb. 3, so property owners should receive the notices on or after Tuesday, Feb. 7. Updated assessment information will be posted on the City website Monday, Feb. 6.
 
Overall residential real estate values increased 3.8 percent over the last year. Single family home values increased by 4 percent, townhomes increased by 4.3 percent, and residential condominiums had varying changes.
 
Overall commercial property values increased 4.9 percent since January 2011. The real estate value of multi-family apartments increased 5 percent, large office buildings are up 2 percent and large retail properties are up 2 percent. The value of City hotels increased 4.2 percent.
 
As set forth in the Virginia Constitution, real estate is assessed at 100 percent of fair market value. The City’s Office of Real Estate Assessment calculates property value annually using mass appraisal techniques that are standard in the real estate assessment industry.
 
Real Estate Taxes and Public Hearings 

The notice of assessment is an appraisal of the fair market value of the property; it is not a tax bill. Property tax payments will be due in two installments on June 5 and Dec. 5; property owners will receive bills prior to these dates.
 
The real estate tax rate will be determined on April 23, 2012, when the Falls Church City Council adopts the Fiscal Year 2013 Operating Budget and Capital Improvements Program and sets the tax rate. Public hearings on the Fiscal Year 2013 Proposed Operating Budget will be held on March 26, April 9, and April 23 at 7:30 p.m. in Council Chambers (300 Park Ave.) To see the complete budget schedule, visit www.fallschurchva.gov/budget.
 
Assessment Appeals 

Homeowners wondering if their assessment is correct should ask the question, “Would my home sell for the assessed value if I put it on the market?” If the answer is “yes,” the assessment is probably accurate. If the answer is “no,” contact the Office of Real Estate Assessment at 703-248-5022 (TTY 711).
 
Deadlines for assessment appeals are Friday, March 16, 2012, for an Office of Real Estate Assessment review and Friday, July 6, 2012 for a Board of Equalization review. More information about the assessment review process is available online at www.fallschurchva.gov. 
 
Real Estate Tax Relief Program for the Elderly and Disabled

The City’s Real Estate Tax Relief program assists eligible City homeowners by reducing their property tax through exemptions (grants) and deferrals.
 
Eligibility requirements:
• The owner must be at least 65 years of age, or totally and permanently disabled;
• The property must be the owner’s primary residence;
• The combined income of all household members must not exceed $37,650 for exemptions (grants) and $75,000 for deferrals; and
• Assets must not exceed $540,000.
 
The deadline to apply is April 16, 2012. For more information and an application, visit or contact the Treasurer’s Office (300 Park Ave., Suite 103 East) at treasurer@fallschurchva.gov or 703-248-5045 (TTY 711).

This month marks a year since the Falls Church Times reported on our own Peter Davis and his efforts to bring a new type of community awareness web site to life.  Falls Church Common Place is the brainchild of Pete and his partner Max Novendstern and they unveiled it here in Falls Church to considerable acclaim.  As of this month www.ourcommonplace.com/fallschurch has over 1,100 members who post news about garage sales, civic events, blood drives, book readings, home rentals… on a daily basis.  When we met with Pete a year ago, we told him we’d be impressed if his site got more than 200 registered members, guess we were wrong huh?

When you talk with Pete you can’t help but get the feeling that he deeply cares about connecting families, neighborhoods, and cities.  You can tell it’s in his DNA.  His father was a local activist and Pete is continuing the family tradition by creating a place based networking site.  Before we go any further though we need to be clear, Commonplace (CP) isn’t about social networking on a national or global level, it’s about something more intimate, something we can all understand – Who are the people raking their leaves 2-doors down from me?  CPs goal is to make sure that in this hyper connected world we now live in, we don’t become “neighbor blind”.  Or, to put it more simply, its aim is to be the front porch… the building stoop… the neighbors lawn that we can congregate at.  Once there we can share information about baby sitters, snow shoveling, trust worthy handy men, the need for a new stop sign on the corner of Pine and Lincoln, or info on good deals at local stores.

By now we’re all pretty familiar with how CP works, but for those of you who don’t here is a short explanation from the web site, Social Capital Blog, http://socialcapital.wordpress.com/tag/peter-davis/:

Residents can find out what’s happening locally or post about local happenings, needs (a good roof repair company, or interest in starting a Boomer ultimate frisbee league, for instance).  They can

-Ask to borrow a ladder or power drill
-Publicize a tag sale or block party
-Find out how they can take cooking classes
-Ask who has a used loft bed they can have or buy
-Find people and organizations with shared interests or hobbies around them
-Ask how to fix a pot hole
-Find out where their lost cat wandered off to
-Organize a service project

Users can connect one-to-one or one-to-many (to their neighborhood or to their town).  These one-to-many posts can either be a neighborhood post (e.g., do you have a lawn edger I can borrow, or offering babysitting services, or need someone to help me with my computers.) or a community announcement that notifies the whole town of some upcoming event.  Residents can also be e-mailed a weekly summary of key interesting posts and events.

CP has been written up in several blogs and has been featured on social media industry sites, newspapers have interviewed them, as well as local TV news shows, they’ve had radio interviews, and they’ve promoted themselves to local governments and at community gatherings.  All of the press seems to be working for them, as they move into new cities and set-up shop they begin broadcasting their presence and then they get discovered in the cities and states next door.

Burnsville, Minnesota CommonPlace: http://youtu.be/_PZ3rcJ8fv8

Marquette, Michigan CommonPlace: http://youtu.be/6yD_MCgyFBI

I sat down with Pete at Paneras on Broad Street back in August, he told me about what he and his team had been doing to both build and promote CP.  He told me that currently there were 5 cities that had adopted CP and that they would consider the effort a success when they had 10 cities under their belt.  Well as of November Our Common Place is now in 10 cities and growing:

1. Falls Church, VA
2. Harrisonburg, VA
3. Vienna, VA
4. Warwick, NY
5. Marquette, MI
6. Burnsville, MN
7. Golden Valley, MN
8. Clarkston, GA
9. Owosso, MI
10. Chelmsford, MA

I asked Pete if he was having a good time doing this and he answered with an enthusiastic “Yeah!”  He went on to tell me about the Memorial Day 2011 training retreat they had for CP student organizers.  The meeting was held locally here in Northern Virginia, Pete went on to say “Nine students were flown in from all around the country - Arizona, North Carolina, Michigan, Minnesota, Tennessee, and of course Falls Church.  Of the nine, two gave up… kinda, we’ll see if they can get their cities up and running, the others were able to get CP going in their cities.”  Pete went on to explain “we consider a city fully adopted and bought into the concept when it has 6 posts per day.”  Falls Church City currently has 2-5 posts per day.  Pete told me that they had a lot of goals for CP in the next year; expansion, new features, expanded support for current markets, but their main goal will be to make our common place THE PLACE BASED community network sometime in 2012.

As we talked about the mechanisms his team was using to get CP to be that place based community network Pete told me some interesting anecdotes.  He related how the Falls Church Garden Club was discovered on CP, a single Moms group was started on it, people connected with yoga clubs through it, and how discussion threads on environmental issues took place in it.  He related a funny story about how someone posted a note on the Falls Church Patch, that note failed to get a response from anyone.  So, two days later, the poster wrote a reply to their own note that stated; “Thanks, but I got a response on Falls Church Commonplace”.

Commonplace has had many new features added to it in the past few months:  a groups feature was added in September to help add clarity to discussions and the directory feature was beefed up in October to allow for easier use, several more enhancements will be coming in late January so stay tuned.

So, ten markets and growing and it all started here in Falls Church.  I think it goes without saying that Pete and his partners have really hit on something.  It’s great that as a city we were able to help it get off the ground and move into other markets.  Pete has a year to go before he graduates form Harvard with a degree in Political Science but we all know what he’ll be doing when that day comes and we couldn’t be prouder of him.

December 6, 2011

The vacant Chicken Out restaurant building, which has been empty since a fire there many years ago, met the wrecking ball today.

Well, it wasn’t a wrecking ball; it was a demolition excavator.

Either way, it’s the first activity in years at the building, which is slated to become a new BB&T bank branch when demolition and the subsequent new construction are complete. BB&T, of Winston-Salem, NC, will close its nearby branch in the strip mall anchored by Giant Food at that time.

It’s a lot of money to spend to move across the parking lot, but BB&T has been seeking to make that move for some time. They were looking for a more prominent location and the ability to have drive-thru banking, but their plans were stalled by city officials who deemed the bank’s plans for traffic management inadequate.

City officials also have been holding up a proposal by McLean-based Capital One to move its banking center from the 1100 block of West Broad Street to the prominent northeast corner of Broad and West streets — now occupied in part by the Sunoco gas station — because of concerns about traffic flow.

Likewise, officials declined to allow a drive-thru bank to operate in the old Falls Church Cabinetry building at the southwest corner of Broad and West when one or more banks inquired about the property, which has been vacant now for 23 months.

While some may criticize the city for making it tough for new businesses interested in a Broad Street location, adding drive-thru facilities would be a challenge at the already-congested Broad-West intersection. But perhaps more importantly, putting a small bank at either of the two prominent corners available there would ultimately shortchange the City coffers, because the zoning allows for much larger, denser, and lucrative development.

As many as five stories could be built at either location, possibly allowing something similar, albeit smaller than, the Gateway and Northgate developments that are approved and beginning to rise on North Washington Street.

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 15, 2011

The controversy over last month’s raid at the Eden Center continued yesterday as a group of protesters congregated outside Falls Church City Hall.  Inside, misdemeanor gambling charges against four defendants were dismissed by the prosecutor in General District Court after a fifth defendant was acquitted.

The protesters stood between American and South Vietnamese flags and behind a banner proclaiming “We Demand Equal Rights in Falls Church.”  Yesterday’s demonstration followed Monday evening’s City Council session during which Vietnamese-American business leaders and Eden Center patrons voiced their concerns over the conduct of Falls Church police during the August 11 raid and on other recent occasions.

The raid, organized and executed by the Northern Virginia Regional Gang Task Force, of which FCPD is a member, confiscated over $1 million in cash and 70 gambling devices valued at $200,000.  Police served felony search warrants at thirteen Eden Center restaurants and arrested nineteen people for various misdemeanor offenses, including gambling, fireworks, and ABC violations.

One suspect has since pleaded guilty to illegal gambling.  The remaining defendants have court dates either in October or November.

No felony arrests were made, but Task Force officials stated that several were pending.  The Task Force commander, Lt. Dan Hess of  Prince William County, said that the activity was controlled by a primarily Vietnamese-American gang known as the Dragon family, whose activities had “paralyzed the Eden Center community.”

Speakers at Monday’s meeting saw the action in a different light.  Several insisted that they had never heard of the Dragon gang and charged that subsequent media accounts of the raid had created a false and negative image of the Eden Center, resulting in a decline in business.

Attorney Due H. Tran called for increasing the dialogue between the Council and Center businesses and recommended community policing.  Other speakers cited incidents unrelated to the raid as examples of “over-policing” and alleged that the police did not have a good working relationship with the business owners and the Vietnamese community even before the raid.

During the meeting Mayor Nader Baroukh and other Council members declined comment on the raid and the ongoing investigation.  He said that the City was ready to meet with Eden Center officials to discuss matters such as tensions with the police.

The mayor said later that the Council and the City look forward to continuing their good relationship with Eden Center businesses. “The Center is an important part of the Falls Church community and we welcome the opportunity for more dialogue and cooperation,” said Mr. Baroukh.  “In addition, public safety for residents and visitors will continue to be a high priority at the Eden Center and throughout Falls Church.”

In a statement released yesterday evening, Falls Church City Chief of Police Harry Reitze said that his department is committed to providing a safe environment for all who live, work or visit.

“FCPD has practiced Community Policing at the Eden Center since its founding, with placement of an on-site field office and foot patrols which strengthens information sharing,” he said.  “FCPD has a long-standing, sound relationship with the Eden Center, and has been asked on occasion to increase it patrols and to enforce violations of smoking, gambling and other activities.”

The chief added that FCPD has been asked many times by businesses and Eden Center management to ban people from the Center who may violate the law.  ”FCPD will continue to work with the Eden Center management and business owners to maintain a safe and welcoming environment,” he concluded.

A tape of Monday’s Council session is available here. The speakers’ comments concerning the Eden Center begin at 00.23.20.

September 12, 2011

Leaders of the Vietnamese-American Chamber of Commerce and several Eden Center patrons this evening criticized recent actions of the Falls Church police and called on the City Council to improve the relationship between the Center and the FCPD.  The comments came in the wake of last month’s raid on the Center, which allegedly uncovered gambling operations at numerous establishments.

The speakers charged that the raid has given people a false image of the Eden Center, which in turn has hurt business.  They criticized police procedures and conduct, before, during, and after the raid.  Several said they had never heard of the Dragon family, which police alleged ran the gambling racket.  Some maintained that suspects were not read their rights or were banned from the Center without due process.

Spokesman Ty Nguyen offered the Council a list of suggestions for better policing.  He recommended establishing a drug free zone; creating an Eden Center community watch; designating an FCPD liaison, which he termed a full time bridge to Vietnamese community; appointing a City Council liaison, who would sit in at Council meetings; permitting “walk along volunteers” to assist the police; and having Miranda rights texts available in English and Vietnamese, while providing translators to read suspects their rights whenever a warrant is being served.

Vice Mayor Dave Snyder stated that he had never heard of the issues presented tonight, but called the speakers’ comments constructive.  ”We cherish and highly value our relationship with the Eden Center and will work to assure a safe and prosperous environment for all concerned,” he said, to considerable applause.

Mayor Nader Baroukh added that he felt the vice mayor’s comments summed up the feelings of the entire Council and pledged to continue the dialogue and outreach to the Eden Center community.

Councilwoman Robin Gardner pointed out that at one time the police had maintained a sub-station at the Center.   “I’m glad we’re taking this as seriously as we are,” she said.  “Some of the stories are extremely disturbing.”

City Manager Wyatt Shields said that Falls Church is committed to community policing.  “The police are there to protect and to serve and I have no doubt about that,” he said.

Water Rates Rising

The Council approved an ordinance authorizing an 8% water rate increase, effective October 1.  The measure was adopted, 6-0, with Councilman Lawrence Webb absent.  According to Mr. Shields, the impact to the average customer would vary from $2.00 to $7.00 per quarter, based on usage.

The monies received through the increase will remain in the City’s water fund in accordance with a 2010 order of the Fairfax Circuit Court.   That order did not enjoin the City from setting its rates, only from transferring water system profits to its general fund.

Prior to the vote, Councilman Ira Kaylin noted that Fairfax Water had advised Falls Church in writing that it would not challenge the rate increase.  Many Fairfax County residents have protested the measure, which they regarded as unfair.  Over 90% of the water system’s customers reside in the county.

City “Bailing Out” on the Voting Rights Act

At the request of the Electoral Board and the General Registrar, the Council approved, 5-1, a resolution to begin the process of “bailing out” from the pre-clearance requirements of the Voting Rights Act of 1965.  Ms. Gardner cast the only negative vote.

The Act requires certain jurisdictions, including the City of Falls Church, to notify the U.S. Department of Justice before making changes in their local voting procedures, such as changing a precinct/ward location, adding an absentee voting location, or conducting registration drives.  Exemption from the requirement will provide overall financial and personnel efficiencies, while continuing to abide by the letter and spirit of the Act.

Congress amended the Act in 1982 to establish a process for local governments to be exempted or “bailed out” from the pre-clearance requirements if they have demonstrated a positive record of protecting voter rights in their jurisdiction for a period of at least ten years.  Since 1982 over 18 counties or cities in the Commonwealth have successfully gone through the process.

City Manager’s Report

Mr. Shields stated that the City received over 8 inches of rain during last week’s storm, something that could be expected only once every 85 years.  He said that the storm management system was well maintained but that it had been overwhelmed by an event it was not designed to handle.  Many homeowners have reported flooded basements, especially along Sherrow Avenue, Timber Lane, W. Columbia St., and lower portions of Broadmont.

The City is waiving the excess trash fees for the next two pickups but is not waiving the bulk pickup fee.  Mr. Shields cautioned that appliances under water should be replaced rather than repaired.   Only qualified contractors should be hired to deal with sewer backflows.  A list is available on the City’s website.

Mayor Baroukh suggested that the City hold a town hall meeting to address the flooding problems and other emergency management issues.

Cox Cable soon will be shifting FCC-TV from Channel 12 to Channel 11.  The new channel will be available throughout the City and Fairfax County.  Channel 12 is only available in eastern portions of the county.

Mr. Shields cited Gary La Porta for his recent work in conjunction with the City’s planning efforts.

Vision Statement and Work Plan

The Council passed resolutions, 6-0, approving its vision statement and the work plan for the current term.  The Council amended the work plan prior to the vote to include references to the Eden Center.

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.