By FALLS CHURCH CITY COMMUNICATIONS

July 17, 2010

Suzanne Cotellessa, General Manager for Development Services for the City of Falls Church, has announced her resignation effective August 12 in order to devote full time to her ailing husband.

Cotellessa is the second key official to resign in as many months. The City’s Chief Financial Officer resigned in June, and City Manager Wyatt Shields is using an executive search firm to assist in filling that position.

“Sue has brought tremendous energy, smarts, and experience to the City’s Department of Development Services over the past 18 months,” said Shields.   “She is a natural leader and her departure from the City will be sorely felt when she takes leave.  My best wishes go with her as she takes care of what is most important in life.”

Cotellessa, a certified planner, zoning administrator and arborist, has been the General Manager of the Department of Development Services since January 2009.

May 19, 2010

On Monday evening the Falls Church Planning Commission voted 6-1  to approve the site plan for the the Wilden Apartments affordable housing project at 350 South Washington Street.  Commission chairman John Lawrence cast the lone dissenting vote.

The site plan as approved includes an adjacent office and retail building at 360 South Washington, which will provide parking for tenants of the Wilden.  The commercial building will be named the McKeever in honor of the late Dan Mckeever who served as Falls Church city manager from 2000 to 2006.  The plan also includes the recently added intermodal transportation center at Hillwood Avenue and South Washington, described by planning director Sue Cotellessa as a 7,500 square foot island which will, in part, serve as a pedestrian refuge and gateway to the City.

Although several commissioners lauded the developers’ willingness to accept their recommendations, some expressed serious reservations about the final site plan and the planning process.

Commissioner Michael Kearney stated he was very pleased to vote for the project, but called it ” a shotgun marriage.”  “If it weren’t for affordable housing I’d never consider a site plan that looks like this.  I think that the City needs to do and I guess we [need to] do a better job of planning for development in our commercial corridors .  .  .  The process is not where it should be.  I think the City, since it doesn’t have a good planning document out there,  needs to do a better job on letting people know what we want before we get into a situation where we have to [go and] get what we need.”

Commissioner Rob Meeks also was critical of the planning process.  “I haven’t thought this has been a really great process; the last 18 months have been sort of difficult  I hope all of my concerns [about the project] are wrong  and I hope that all of the ways I think this process was a mess don’t happen again.  This has been frustrating at best.”

Chairman Lawrence felt the design was contrary to the City’s comprehensive plan.  “It sticks a purely residential building in a purely business district, which I think is a long term mistake.  I also think it’s frankly contrary to our long term affordable housing policy.  We’re going to dump every cent we have into this seniors only [project] and  we’re not going to have any money for affordable housing for 10 years at least.  We’re not going to be able to build a thing.”   He added that the City would be unable to include affordable dwelling units (ADU} at the Gateway project near East Falls Church metro, which would be the optimal location for ADUs.

Mr. Lawrence felt that the Planning Commission lacked the authority to make parking reductions in the site plan.  “Technically we do not have the authority .  .  . I find it odd we’re voting for something that isn’t actually legal.”    He also expressed reservations, as an appointee rather than as an elected official, about personally signing a four-party agreement integral to the plan .

Commissioner Lindy Hockenberry enthusiastically endorsed the site plan.  “I’m very, very proud of what has happened here and the City will be proud of it.  This is a very good project, a real standout when it comes to fruition.”

No Falls Church residents spoke either in favor of or against the project, but three statements were read by Ms. Cotellessa.

Thomas Sawner, owner of 360 South Washington, expressed strong support, calling the project “an excellent design [which] fills a critical need, [is] properly funded  and comes at a time when the City and our economy could certainly use a boost.”   Christopher Fay, executive director of Homestretch, concurred with Mr. Sawner.

However, councilman-elect Ira Kaylin dissented, stating that the documentation provided to the Planning Commission appeared to have been  prepared without adequate diligence and that the project was not ready for approval.  He expressed safety concerns and questioned whether adequate bonds were in place to assure that the City would not be subject to unquantified financial risk.  Ms. Cotellessa subsequently advised that each property would have a separate bond in place when construction began.

In response to a question from Mr. Lawrence, a developer’s representative stated that tenants are actively being sought for the McKeever building and that a floor and a half have been “spoken for” in one form or another.

The Wilden will provide 66 senior affordable apartments, 1,800 square feet of commercial office space, and one level of below grade parking.  The Wilden is a joint venture of the Falls Church Housing Corporation and its partner, The Community Builders (TCB).  The McKeever is a project of Jefferson One and The Young Group, developers of the “Flower Building” at 800 West Broad Street.

By STEPHEN SIEGEL
Falls Church Times Staff

April 25, 2010

It’s been more than three months since Falls Church Cabinetry closed its doors at Broad and West streets, but there remain more questions than answers.

It appeared to be an odd location for a factory, particularly one that utilized toxic volatile organic compounds to such an extent that neighbors complained about the odors to the Virginia Department of Environmental Quality.

The location hadn’t ever been a factory before, according to recollections of long-time residents. It wasn’t zoned by the city for either industry or manufacturing. And there are no other factories or industrial businesses in the immediate area.

Long-time residents reported to the Falls Church Times in January, after the newspaper reported on the factory’s closure, that the cabinetry company’s location, at 1001 W. Broad Street, had previously been a carpet store. Prior to that, they said, it had housed a variety of businesses, including a Redskins merchandise store and a car dealership. Last week, area furniture chain Hamilton Sofa Gallery was considering leasing the space for a new showroom.

All of those businesses are retailers — selling products manufactured elsewhere — to consumers. That’s appropriate, as the location is zoned B-1 for “limited business”, not M-1 for manufacturing. The rest of the zone contains businesses appropriate to the zone: Rite Aid, the West End Shopping Center, Taco Bell, Jiffy Lube, among others.

As if to illustrate the point, the city, on its web site, is now helping owner Broad Street Realty Trust advertise the vacant space, and it refers to the building as “retail/warehouse space” — not manufacturing space.

So why did the City approve a factory at that location?

The Times posed that question to city officials in January. The initial response was terse, suggesting that the question was no longer relevant because the store was closed. But a response was promised nevertheless. Two months later, with no response having been provided, the Times decided to try again. In late March, a reporter asked for the information a second time. A response was promised within days of the March 24 request, but one month later, no response has been received.

It’s unclear why obtaining information about the cabinet factory has been so difficult.

If city officials made a mistake in allowing the factory to open at that location, the principles of transparent government would encourage them to say so. In fact, they could have been misled by the application for a Certificate of Occupancy, written on Oct. 3, 2007 by cabinet company owner Michael Dolgas and reviewed by the Times. In that document, Mr. Dolgas told the city that the intended use for the building was a “cabinet shop.”

That might sound like he intended to open a retail store, of the kitchen-and-bath-design variety, and not a manufacturing facility.

Was that what the city thought they were getting?

We don’t know.

On the other hand, perhaps the city understood it was a cabinet factory and didn’t object. Perhaps they believe the factory met the zoning code’s requirements.

We don’t know that, either.

March 21, 2010

The Falls Church City Council will vote Monday on preliminary approval of a 20-cent property tax increase, $9 million in budget cuts, including $2 million in school cuts, as well as final approval of a $2 million loan for affordable housing.

The affordable housing project, called “The Wilden,” will come first on the evening’s agenda.  Included will be a Special Exception ordinance allowing residential construction in a commercial area and approval of the $2 million City loan.

A City staff memo describing the details of the project is available at the City website, along with other background materials.

Following recommendations from the Falls Church Planning Commission, conditions will be added to the $2 million City loan for the project, including those relating to the use of proceeds from the potential sale of Winter Hill Apartments, the financing of land acquisition and parking construction on adjacent property at 360 S. Washington Street, and new loan default protections.

Also on the affordable housing agenda will be measures providing a tax exemption for the project and making related zoning code changes.

The staff memo relating to the affordable housing project also details arguments for and against the project made by members of the Falls Church Economic Development Authority and a number of Falls Church residents.

After taking action on the affordable housing project, the Council will take its preliminary vote on a FY2011 budget that cuts spending by almost $9 million and raises the City real estate tax from $1.07 to $1.27 per hundred dollars of value.  Under the proposed measure, the City FY2011 budget will be set at $64 million, as opposed to $73 million in FY2010.  The school operating budget will drop by $2 million, from $36.8 million in FY2010 to $34.8 in FY2011.

The City Council meeting will begin at 7:30 p.m. in Council Chambers, 300 Park Avenue.  The meeting will be showing on local cable television and via the Internet (link available at the City web site.)

March 17, 2010

The Falls Church Planning Commission voted 5-2 on March 15 to recommend approval of a special exception for the construction of The Wilden at 350 South Washington Street.   The decision, which culminated the four hour session, clears the way for the City Council to approve the 66 unit senior affordable housing project on second reading next Monday, March 22.

Planning Commission Chair John Lawrence and Commissioner Rob Meeks voted against the exception and earlier were joined by Commissioner Ruth Rodgers in supporting a motion, introduced by Mr. Meeks and seconded by Ms. Rodgers, which would have recommended against Council approval of the project.  That proposal was defeated by a 4-3 vote.

Commissioner Lindy Hockenberry led the opposition to Meeks’ motion, saying it was a disservice to kill the project at the Planning Commission level.  She stated that she felt The Wilden is a very good project which in the long run would bring about many other development opportunities that would otherwise be lost.

Commissioner Michael Kearney concurred, stating he was comfortable with The Wilden’s financial model, although he expressed some skepticism that the project would come to fruition.  Commissioner Melissa Teates saw the building as essential to improving the streetscape along South Washington and two adjacent sites on nearby Annandale Road.  She noted that when the restaurant opens in the Tax Analysts building across the street from the project it would send a positive message for patrons to see the construction in progress.  “I’m ready to take a leap of faith to get construction started down there.”

Commissioner Russell Wodiska stated that he had come to the meeting thinking that he would vote against the project but that a lot of the questions he’d had had been answered.   Although expressing concern that the City was “putting all its affordable housing eggs in one basket”, he joined Ms. Hockenberry, Ms. Teates, and Mr. Kearney in voting down Mr. Meeks’ motion.

Following the vote, Falls Church Housing Corporation CEO Carol Jackson said, “We are obviously humbled and thrilled about the Planning Commission’s 5-2 vote.”

Much of the earlier discussion focused on the need to start work on the project by mid-summer.  If construction is delayed and the building has not received a certification for occupancy by December 31, 2011, essential tax credits will be lost.

However, occupancy will be contingent on 38 parking spaces being provided at 360 South Washington.  The adjacent building currently is owned by Thomas Sawner who has signed a non-binding letter of intent to sell the structure to developer Bob Young, who intends to build an office building with a parking garage on the site.  In effect, the two buildings will have to be constructed concurrently in order for the required parking to be available on schedule.

Mr. Lawrence asked the status of the $2 million dollar loan earlier advanced to Mr. Sawner.  Assistant City Manager stated that three quarters of the amount had been paid back to the General Fund.

Ira Kaylin, a candidate for City Council, spoke against the project’s loan arrangements, stating,  “Everyone seems to be taken care of here except the taxpayers.”  Mr. Kaylin estimated they would lose $1.4 million dollars and called the plan a very poor financial transaction for the City.

Ms. Hockenberry and Mr. Lawrence also are running for Council.

Relevant documents are available for review at the City’s website.

Jan. 25, 2010

The Falls Church City Council will meet in closed session at 7:30 pm tonight to discuss the City’s water litigation against Fairfax County Water Authority.  The Council will begin its normal open session at 8:30 pm.

In its open session, the Council will receive the Planning Commission’s annual report by Planning Commission chairman John Lawrence, receive a report from City Manager Wyatt Shields, and then consider a number of measures, including:

• (TO 10-01) Ordinance To Amend The Budget Of Expenditures And Revenues of the General Fund, Water Fund and Capital Improvement Project Fund For The Fiscal Year 2010 (John Tuohy, CFO) (1st reading 1-11-10)
• (TO 10-02) Ordinance to Amend Chapter 28 of the Falls Church City Code, “Miscellaneous Offenses”, Article VII, “Weapons”, Sections 28-190 and 28-191, Carrying Dangerous Weapons – Prohibited. (John Foster, City Attorney) (1st reading 1-11-10)
• (TR 10-11) Resolution Establishing A One Time Early Retirement Incentive For City Employees
• And a measure to Authorize the City Manager to Award a Contract to Sagres Construction Corp. in the Amount of $118,775.00 for the Construction of the Westlawn Elementary School Water Main Project.

The meeting will occur in Council Chambers, 300 Park Avenue, Falls Church City.  The full meeting agenda is available at the City website.

During the Jan. 4 Falls Church City Council/Planning Commission joint work session, Mayor Gardner stated that “for the reasons of time,” property owner Thomas Sawner should not be allowed to speak. Planning Commission Chairman John Lawrence replied, “I don’t understand how not listening to someone who’s a serious investor in Falls Church is going to help anything. I don’t understand how giving him two minutes is such a burden.” The discussion over whether Sawner should be allowed to speak went on for three minutes, after which Sawner spoke for two minutes. Watch the five-minute video below. (Related story: City Gets Questions, Complaints on Affordable Housing Plan)

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By GEORGE BROMLEY
Falls Church Times Staff

January 5, 2010

Last night’s joint City Council and Planning Commission work session featured an extensive presentation on the revised plan for the City Center South Senior Apartments.

The proposed building, now christened “The Wilden” in honor of the late Bob Wilden, long-time advocate for affordable housing, is a joint project of the Falls Church Housing Corporation and its partner, The Community Builders, a Boston-based company which specializes in the construction of affordable housing projects.  To go forward, the project will require Council approval of a special exception.

The mixed-use design has been scaled down from 174 to 66 apartments.   Although its official address is 350 South Washington Street, the site actually is closer to the corner of South Maple Avenue and West Fairfax Street.

Some officials questioned aspects of the project’s complex financing.  Councilman David Snyder said the projected $40,000-per-year cost to the City was too low, making the case that the true City cost would exceed $300,000 per year.   Councilman Dan Maller indicated concerns that the project’s financial documents do not show the reality of debt repayment coming from the City’s General Fund after the third year of the project’s life.

The strongest concern, however, was voiced by Mr. Thomas Sawner, owner of the  adjacent property at 360 South Washington Street.  Although Mayor Gardner initially did not favor allowing Mr. Sawner to speak at the work session, she agreed to give him two minutes after Planning Commission Chairman John Lawrence pressed for Mr. Sawner to be heard. (See VIDEO: Property Owner Decries Seniors Housing Plan.)

Previously, Mr. Sawner’s property was to be purchased by the Falls Church Housing Corporation and included in the larger 174-unit project, along with the Homestretch building at 370 South Washington.   Now the project will disadvantage his property, according to Sawner.

“This throws me under the bus.  It’s a nice building but what happens to the other two [360 and 370 South Washington]?  My project will be orphaned.”

Mr. Sawner could hold considerable leverage over the project through easements he possesses.  According to a city staff memo, the project’s success will need the cooperation of adjacent property owners regarding the easements, but Mr. Sawner stated that the applicant had made no attempt to resolve easement issues.

The City Council will vote on “first reading” of the special exception ordinance on Monday, Jan. 11.  To become law, an ordinance requires a majority vote of Council on both first and second reading.

The highlight of the City Council and Planning Commission’s joint work session Monday night was a presentation on the proposed streetscape design for North Washington Street.

The extensive draft plan, in the works since May 2008, includes a  number of sustainable technologies such as bioretention cells, permeable pavements, native vegetation and locally-available materials.

The plan proposes the use of bio-retention cells in the planting areas that will collect storm water, filter it, and allow it to infiltrate the ground.  The cells will be terraced on the sloped portions of the street.  Vegetation used in the planters would be appropriate for bio-retention areas and would not require additional irrigation.

The plan also calls for permeable pavement in certain areas along the street.  Permeable pavement is designed to allow storm water to infiltrate into the ground.  The design includes perforated pipes below the surface to drain stored water.

The plan specifies details for the street furnishings, which include the bus shelters, trash and recycling receptacles, benches, and light fixtures.

Final design guidelines will be prepared and then presented to the Council for formal adoption, though it is unclear how soon and how much of the streetscape plan actually will be adopted and subsequently implemented.

City Manager Wyatt Shields advised that $6 million in state and federal funds have been allocated for transportation improvements, some of which could be used to implement aspects of the plan.

Comments from commissioners and Council members generally were very favorable.

Councilman Dan Maller observed that such projects inevitably involve conflicting priorities, in this case the vibrancy of the streetscape versus environmental considerations. Most of those present seemed more concerned with the latter, though some also stressed the need to make the corridor more economically viable.

Planning Commission Chairman John Lawrence, who stated he’d liked the plan from the start, spoke for Commissioner Russ Wodiska, who was at home with H1NI.  Mr. Wodiska regarded the plan as beautiful and appealing, but felt that it lacked consistency with Broad Street’s “look.”

Commissioner Lindy Hockenberrry noted that South Washington also needed a skeletal streetscape plan.   City planner Wendy Block Sanford advised that a pedestrian plan for that stretch of the street could be ready in nine months.

Mr. Shields estimated that a draft implementation plan for North Washington could be ready for review at the Council’s December 14 meeting.

Video of the joint work session is available here.

The City’s effort to update its zoning code started in 2007 with input from the consulting firm Clarion Associates on a comprehensive review, update, and rewrite of the City’s zoning ordinance.

The City website states that ”while parts of the City’s 1950’s era suburban-type zoning ordinance were updated over the years, it needs to be comprehensively updated and rewritten to work better for a City that is built-out, urbanizing, and redeveloping. The revisions are intended to make the City’s zoning ordinance more clear, concise, current, creative, flexible, and comprehensive.”

Recently, the construction of homes on smaller-than-standard lots has received criticism from a number of parties in the City, giving more impetus to complete the zoning rewrite. 

The Zoning Ordinance Advisory Committee (ZOAC), according tothe City website, “was created to provide citizen oversight of the City’s effort.”  The ZOAC will meet monthly through the end of 2009.

The City plans to release a final draft of the revised zoning code this year for public comment.

Additional information on the zoning code rewrite is available on the City website.

Following discussion of the zoning code, the City Council will discuss an amendment to the City towing ordinance, prompted by recent complaints of  ”predatory towing.”

The joint City Council-Planning Commission meeting begins at 7:30 p.m. in the Training Room, Level G, City Hall.  City Council meetings are rebroadcast on Fridays starting at noon on RCN Cable Channel (2), Cox Cable Channel (12) and Verizon Cable Channel (35).