Status of the City Center Development

I’ve been asked by a number of friends over the past few weeks, “What is the status of the City Center development in Falls Church?” The simple answer is that it seems to be on hold at least until the country starts to climb out of the recession. The credit markets are still “frozen.” Retail establishments, including hotels, are not committing to new leases, anywhere, as far as I can tell.

Atlantic Realty, the developer of the project, was given 3 years to break ground under its contract with the City. So they have two years still to go. They have a lot invested in this. I don’t think they want to scrap it. But they need financing, and in order to get financing they will probably need pretty solid lease commitments from major tenants. And then there is site plan approval, and the need to complete all their land consolidation, including Bowl America, which is under option, but that option will likely have to be extended. In short, it’s not easy.

I was also asked about the City’s contribution of City-owned property to the project. There is no danger that the City will forfeit its property. If the project does not go forward, the transfer of City-owned property does not go forward.

I know some people would rather the project not go through. I have my criticisms too, but perfect being the enemy of the good, I think it is the best Falls Church could get right now, even if the economy had not tanked, and it would be a good start to developing more of the downtown.

I hope this clarifies the situation, at least somewhat. I would certainly welcome more facts and feedback from all involved in the process. I’m looking forward to more discussions about developing our downtown. By the way, a good resource for those who are interested in the city’s development activities is the website of the Economic Development Authority. There you will see a fairly comprehensive explanation of its activities, studies, programs and services. 

[Full disclosure: I served on the Board of EDA from 2001 to January 2009.]

Discussions to Fix Affordable Housing Plan Bumped Again

Another delay has occurred in discussions over the city’s affordable housing project, the City Center South Apartments (CCSA).  The work session between the Falls Church Housing Commission and the city Planning Commission (PC) has been removed from the February 2 PC agenda and bumped to February 17, with a vote on the site plan scheduled for March 2. 

 This calls into question statements by city officials in December that the PC’s rejection of the CCSA site plan due to inadequate parking would threaten the project’s tight financing deadlines.   

No explanation has been provided on why the work session will not proceed next week or whether financing deadlines have also slipped.   

Many observers had speculated that new appointees to the Falls Church Planning Commission would force a speedy rescission as early as January 5 of the PC’s December 2008 rejection of the site plan.  When that rescission did not occur, a work session with the Falls Church Housing Commission was scheduled to discuss that organization’s plan to remedy PC concerns over parking. 

The Planning Commission latest meeting information appears below.

Joint City Council/Planning Commission Work session Presentation on Application 20081039, Conditional Rezoning (T-1 to B-1), 120 North Lee Street/609 Park Avenue City Hall – Training Center 7 PM
AGENDA
MEETING AND PUBLIC HEARING OF THE

CITY OF FALLS CHURCH PLANNING COMMISSION

TO BE HELD IN THE COUNCIL CHAMBER

300 PARK AVENUE, FALLS CHURCH, VA

MONDAY, 2 FEBRUARY 2009, 7:45 PM

 The Planning Commission’s Rules of Procedure limit each speaker, other than an applicant, to a three (3) minute initial presentation.  Plats, plans, and reports are available for review in the Planning Division, 300 Park Avenue, Monday-Friday, 8 AM – 5 PM; and at the Mary Riley Styles Public Library, Reference Section, 120 North Virginia Avenue, Monday-Thursday, 9 AM-9 PM, Fridays and Saturdays, 9 AM – 5 PM, and Sundays, 1 PM – 5 PM.

 1.        Call to Order:

 2.        Roll Call:

 3.        Planning Commission Reports:

 4.        Receipt of Petitions:

 5.        Planning Director’s Report:

 6.        Old Business:

 A.       Capital Improvements Program (CIP) for Fiscal Years 2010-2014

            Hold Public Hearing and Continue to 17 February 2009

 B.       Annual Report to the City Council

            Review Draft, Modify as Needed, Approve and Forward to the City Council

7.         New Business:

            Application 20080979, Special Exception Amendment, Retail, Retail Service, and

            Office Uses, 410 South Maple Avenue, Pearson Square

 Advertised Public Hearing (Applicant requests continuance to 17 February 2009)

 8.        Other Business:

 A.       Amendments to Planning Commission Rules of Procedure

            Adoption of Amendments

 B.       Certificates of Appreciation to Former Planning Commissioners

            Adoption of Certificates

 9.        Approval of Minutes:  21 January 2009

 10. Adjournment

 AGENDA

City of Falls Church Planning Commission

Work session Immediately Following the Meeting

 Capital Improvements Program (CIP) Public Works (General Fund and Utility Fund) Transportation; and Outstanding Issues

 The City of Falls Church is committed to the letter and to the spirit of the Americans with Disabilities Act.  To request a reasonable accommodation for any type of disability call 703.248.5040 (TTY 711).

 MATTERS SCHEDULED CURRENTLY FOR FUTURE PLANNING COMMISSION MEETINGS AND LISTING OF WORKSESSIONS SCHEDULED

 Tuesday, 17 February 2009

Capital Improvements Program (CIP) Fiscal Years 2010-2014 – Public Hearing and Recommendation to the City Council Application 20080979, Special Exception Amendment, Retail/Service and Business, Professional, Medical, and Dental Office Uses, 410 South Maple Avenue, Pearson Square – Public Hearing and Recommendation to the City Council Work session on Site Plan for City Center South Apartments/360 Office, and Subdivision (Consolidation) for City Center South Apartments/360 Office, Three Lots to Two Lots

 Monday, 2 March 2009

Site Plan for City Center South Apartments/360 Office – Preliminary and Final Approval Subdivision (Consolidation) for City Center South Apartments/360 Office, Three Lots to Two Lots – Preliminary and Final Approval

Monday, 30 March 2009

Joint City Council/Planning Commission Worksession – Capital Improvements Program

            (CIP) Fiscal Years 2010-2014 and General Fund Budget

MATTERS NOT CURRENTLY SCHEDULED

Application 20070528, Special Exception-Height/Special Exception-Mixed Use/Rezoning  for 500, 510, and 520 North Washington Street, “Gateway”

Application 20080512, Site Plan for City Center South

Application 20080767, Special Use Permit for Bank with a Drive-Through Use at 1230 West Broad Street (U1488-08)

Application 20081039, Conditional Rezoning (T-1 to B-1), 120 North Lee Street/ 609 Park Avenue

Application 2009004, Subdivision, 411 East Jefferson Street North Washington Street Streetscape Design

Planning Commission Reversal – To Be or Not To Be?

For weeks, there has been speculation around town that the new appointees to the Falls Church Planning Commission (PC) would force a speedy rescission of the PC’s December 2008 rejection of the site plan for the proposed affordable housing project, the City Center South Apartments (CCSA).  The PC’s December vote, in which they rejected the CCSA site plan because of inadequate parking, has been said to threaten the CCSA itself due to the project’s tight financing deadlines.   

But if a rescission is coming, it appears not to be coming in January.

 

The next meeting of the PC, scheduled for January 21, will be the first in a series of public meetings and work sessions on the Capital Improvement Plan.  The PC has been requested to hold a work session that same night with the Falls Church Housing Corporation on the City Center South Apartments project to address the site plan parking deficit. 

So what’s going on?  Will there be no move to force a quick rescission vote?  Does FCHC have more time than originally thought to file its financing applications? 

Hopefully we will know more after the January 21 meeting.

 

—————————– 

 

Below is the complete schedule of Planning Commission meetings for 2009.  (Whoa – Every meeting through December already calendared.  Well, after all, they are the . . . Planning Commission.)

Wednesday, 21 January

Monday, 2 February

Tuesday, 17 February

Monday, 2 March

Monday, 16 March

Monday, 6 April

Monday, 20 April

Monday, 4 May

Monday, 18 May

Monday, 1 June

Monday, 15 June

Monday, 6 July

Monday, 20 July

Monday, 3 August

Monday, 17 August

Tuesday, 8 September

Monday, 21 September

Monday, 5 October

Monday, 19 October

Monday, 2 November

Monday, 16 November

Monday, 7 December

Monday, 21 December

 

All meetings are held in the Council Chamber and are scheduled to begin at 7:45 PM.

 

 

 

 

 

 

EDA: Discussion of Affordable Housing, Future of Eden Center, and More

The affordable housing project at Center City South Apartments (CCSA) has been an unending topic of conversation in Falls Church for the last few months, not only with the City Council and Planning Commission, but also within the Falls Church Economic Development Authority. Below are insightful minutes from the EDA’s December 2 meeting, discussing the affordable housing project and other topics.

Below that appears notice of a developer forum planned for the EDA’s January 6 meeting on the future of the Eden Center, followed by other items on that evening’s agenda.

———————–

City of Falls Church

Economic Development Authority

DRAFT Minutes

Tuesday, December 2, 2008 – 6:30 p.m.

Falls Church City Hall

Training Center – G Level

300 Park Avenue, Falls Church, VA 22046

I. Call to Order – the meeting was called to order at 6:33 p.m.

EDA Board Members: A.C. Miller, David Tarter, Ed Saltzberg, Warren Cohen, Barry Buschow, Bruce Swenson

Excused: Bob Butchko

ED Staff: Richard Goff, Becky Witsman, Lovey Testa

Public: Cindy Mester (Assistant City Manager); Lindy Hockenberry (Planning Commission); John Metya (resident); Ira Kaylen (resident); Mark Kaye (resident); Bernadette Fancuberta (resident); Lisa Miller (resident)

II. Petitions from the Public (5 minutes per petitioner) – none

III. Petitions from the Board (5 minutes per petitioner) – none

IV. Approval of November 4 and November 18, 2008 minutes – approved

V. New Business

a. Falls Church Housing Corp./City Center South Apartments

1. Deferred Payment Loan

2. Real Estate Tax Exemption

3. Utility Connection Fee Waivers

Assistant City Manager Cindy Mester reported on the status of the Falls Church Housing Corp./City Center South Apartments (CCSA). She referred to staff reports previously submitted to City Council. Ms. Mester also elaborated on some vital points of the financial package. She said that the CCSA is asking the city to leverage the $2 million CIP affordable housing fund, as well as to grant tax exemptions and waivers on water and sewer utility fees. She added that the majority of the funding would come from Virginia Housing Development Authority (VHDA) through tax exempt bonds and tax credits. Ms. Mester also discussed the sources and uses of funds document and said that the real estate tax exemption is a stand alone item. She also said that the state code has eight criteria that need to be met in order for CCSA to be considered, e.g., provide affordable housing, transitional job training, etc. She explained that 360 S. Washington is not part of the tax exemption deal. It is currently bringing in $31,000 in taxes; projections indicate that with the new office component, total tax revenues would jump to $85,000 on the 360 S. Washington property.

With regard to Winter Hill, the plan is to convert and sell the properties, similar to the ADU program, since Winter Hill is currently losing HUD money. Once Winter Hill is sold, the money goes back to affordable housing. Bruce Swenson expressed his concerns about the cost of government services to CCSA and that tax revenues would not be able to cover the costs of the project. Ms. Mester said that the 174 residential units would benefit those in the workforce who earn $41,000-$60,000 per year. Richard Goff, Economic Development Director, added that school costs would be the biggest expense to the city if there are families with school-age children. Ms. Mester explained that the $2 million loan is part of a long-term financing agreement to be paid in 15 years with a 15 year bond. She added that the money to pay for the debt service will come from the affordable housing fund.

Ms. Mester also explained the annual budget impact covering a five-year period. She said that the financing will not close until October 2009. The city will continue to collect taxes; tax exemption will start upon occupancy of the units. EDA Chairman Dave Tarter wanted to know how Atlantic Realty’s cash contribution fits in the scenario. Ms. Mester said that there is a $4.2 million cash proffer from Atlantic Realty and that depending on the timing of the project, the funds should be available for use. In addition, FC Housing Corp. will take out a loan from the equity of the Winter Hill project. Warren Cohen wanted to know the chances of getting the VHDA grant and what exactly is the EDA board supposed to comment on. Ms. Mester admitted that competition is tight and that several key criteria need to be met by the applicant, e.g., site plan approval, source of funds, per unit cost, etc. She clarified that the EDA is being requested to comment on the financing aspect of the project as stated in the staff reports, either on a detailed or broad level. Using a spreadsheet that compares the mixed-use projects already built in the city, Mr. Swenson observed that the city would be giving up around $400,000 per year in revenues given that the projected revenue of the CCSA would be around $320,000 versus the projected revenue generated by the Spectrum valued at $700,000. Ms. Mester clarified that condominiums are assessed higher than rentals. John Metya, a resident, requested Ms. Mester to further clarify what “permanent loan” means on the reports. He said that it sounds more like a grant and wanted to know what the real purpose of the loan is. Ms. Mester replied that the $2 million is a long-term financing loan in which the terms require that it be paid in 15 years with interest, through a deferred payment schedule with a lien. If FC Housing Corp./CCSA default, the city has security of over $2 million and a second lien position. She added that the VHDA can also cure the default. Otherwise, if all else fails, the properties would go to foreclosure.

EDA Chairman David Tarter suggested that each board member provide their comments.

Mr. Swenson said that he will remain consistent with his minority position. He reiterated his concern that there is a need to examine how much this project will cost the city.

Mr. Cohen said that if City Council has already decided that they want affordable housing, then government should do its part to take care of its citizens. He added that if the city turns down this project, the city may not see another project of this nature for a long time.

Ed Saltzberg said that from an economic standpoint, the project has negative implications. However, he also pointed out that it has positive social merits. He added that the primary economic benefits should not be the sole concern since they are not easily quantifiable, and suggested to instead examine the secondary economic benefits of the project.

Mr. Tarter agreed that it is more of a social question, and that the EDA’s role is to examine the financial aspect, but not to re-hash the issues. He added that while the city needs affordable housing, his primary concern is that all the ADU’s would be located in one building. He said that it would be better if these were dispersed throughout the community, which would thereby not stigmatize the area and those who live there.

Barry Buschow commented that this is all about political will and that he wishes City Council well. He added that while he has been for affordable housing, he does not really see the project as contributing to the city’s economic development.

A.C. Miller wondered if the CCSA project would survive if City Center falls apart, particularly since the former will generate lower tax revenues because of their lower tax assessments. However, he likes the idea of having affordable housing as part of the city’s social fabric because he thinks it will serve the city’s economic development interests.

b. Pearson Square Special Exception Amendment (ITEM DEFERRED)

Mr. Goff explained that during the November 10 City Council public meeting, the applicant requested a Special Exception Amendment for the Pearson Square building at 410 S. Maple Avenue so that some of its retail space can be used for service uses. City Council requested more information and referred the application to the Planning Commission and EDA for recommendation. However, the applicant has now requested a deferral of its application so they can regroup in order to give a better presentation.

c. Approval of 2009 meeting calendar (item included right before the meeting started) –

Unanimously approved by the board. For the January meeting, Mr. Tarter said that he has invited Alan Frank, a representative of Eden Center, as a guest speaker.

d. Appointment of an EDA Board member to the FC Arts and Culture Task Force (item included right before the meeting started)

Ms. Mester explained that on behalf of FC Arts/Creative Cauldron, City Council is requesting various groups in the city to appoint a representative to a taskforce that will analyze and determine whether the city should designate an “arts and culture district.” Recommendations from the task force should be submitted to City Council by February or March 2009. A.C. Miller volunteered to serve on the task force, as long as the objectives are met by March since he plans to resign from the board soon thereafter.

VI.Old Business

a. Branding and Marketing Initiative status

Mr. Goff reported that the city received two proposals and has selected SmithGifford. He will work on drafting a contract.

b. October 16 Roundtable Follow Up Work

ED staff plans to contact the roundtable participants again and offer to continue a dialogue with them. They also plan to report back on some of the initiatives undertaken resulting from the survey responses received, e.g., posting an ad in The Hill; pursuing the branding/marketing initiative; working on putting a traffic light at Broad Street/Pennsylvania Avenue; shifting streetscape funds for utility undergrounding; providing key funding for Watch Night; etc.

VII.Staff Reports

a. Development Projects

b. Business Assistance Activities

c. Upcoming Meetings/Events:

1. December 4 City Council Special Session: City Center Update (TENTATIVE)

Mr. Goff said that Atlantic Realty is looking forward to having its site plan approved. Atlantic Realty is seeking to do some revisions on its site plan, such as reducing the height of the Harris Teeter building and the potential down-sizing of the hotel. Mr. Swenson was concerned that the current state of the economy could hamper further development in the project and wanted to know if the city should just wait until the economy improves, and if there was a way to get a guarantee from Atlantic Realty. Mr. Goff pointed out the issue of land control and that the agreement with Bowl America has a deadline. Mr. Cohen added that the lowering of the building height should be considered a positive change considering the previous citizens’ objections on the building height. Mr. Goff also said that the number of residential units to the Harris Teeter building will remain the same.

2. December 8 City Council Regular Meeting: JBG Final Agreement on BJ’s; City Center South Apartments

BJ’s – a draft agreement was presented to City Council during its December 1 work session. It is expected to move forward for Council approval on December 8. Mr. Goff suggested that a member of the EDA board attend the upcoming meeting since the EDA is included in the three-party agreement with JBG. The draft agreement addresses some of the board members’ concerns expressed during the November 18 Special EDA board meeting. With regard to the issue of assignability of leases/sub-lease, there will be language included in the agreement stating that 50 percent of the space should be leased to a nationally recognized retailer(s). The proposed lease will stipulate that the store open as a BJ’s Wholesale Club Store for at least one day. A wall or barrier will also be constructed between the store and the residential area to mitigate the noise. Likewise, some of the city’s requirements by means of the site plan will be included, e.g., having an upgraded building façade; building innovative technology for storm-water management; practicing energy conservation; and a termination date if BJ’s does not open by January 2013. Mr. Goff added that the City Attorney will go into further deliberations with the developer’s counsel because of concerns expressed by a Council member regarding the terms of agreement.

VIII.EDA Member Reports

IX.Other Business

With reference to the letter submitted by the owners of 2 Sisters Coffee dated November 30, 2008, giving their 30-day notice to terminate their lease of agreement, Mr. Tarter asked ED staff to see if they can find a suitable tenant or to ask 2 Sisters to stay at a reduced rental rate. Business Development Manager Becky Witsman explained that one of the owners will be relocating, and they just want to sell the business.

X.Adjournment –Upon proper motion and unanimous vote, the meeting was adjourned at 8:36 p.m.

———————————-

THE EDEN CENTER:

What is the Future for this Unique Regional Hub

of Dining and Shopping Activity?

The City of Falls Church Economic Development Authority Presents:

Developers Forum

Tuesday, January 6, 2009

6:30 p.m.

WHO: Alan B. Frank is the general counsel and senior vice president of Capital Commercial Properties, Inc., owners of the Eden Center on Wilson Boulevard in the Seven Corners area of the City of Falls Church.

WHAT: The Eden Center is Northern Virginia’s premier Asian shopping destination, with over 130 businesses. Its Vietnamese restaurants, eclectic array of shops, vendors and cultural events regularly draw visitors from neighboring states and chartered buses from as far away as Toronto.

Built in 1961as the “Plaza Seven Shopping Center,” the Eden Center emerged and grew rapidly in the mid-1980’s as a Vietnamese-American business hub. Its great location and consistently high commercial occupancy rate make the Eden Center one of the highest performing shopping centers in the Washington, DC area. The recent commitment of BJ’s Wholesale Club to build a “big box” store nearby on Wilson Boulevard creates increased consumer interest and an exciting new dynamic on the commercial east end of the City of Falls Church.

In November National Wholesale Liquidators declared bankruptcy and announced it will close its store at the Eden Center. The property owners are considering new uses for the store’s 78,000 square feet of space or a potential redevelopment of the NWL site.

Hear what the owners have to say about the future of the Eden Center. There will be an opportunity for questions and answers at this timely and informative presentation.

WHEN: Tuesday, January 6, 2009, 6:30 – 8 p.m.

WHERE: Falls Church City Hall Training Room, “G” Level (enter through the Police Station on the east end of the building and take a half-flight of stairs; first room on the right).

——————————————–

City of Falls Church

Economic Development Authority

Agenda – TENTATIVE

Tuesday, January 6, 2009 – 6:30 p.m.

Falls Church City Hall

Training Center – G Level

300 Park Avenue, Falls Church, VA 22046

I. Call to Order

II. Developers Forum: The Eden Center (Alan Frank, Capital Commercial Properties)

III. Petitions from the Public (5 minutes per petitioner)

IV. Petitions from the Board (5 minutes per petitioner)

V. Approval of December 2, 2008 minutes

VI. New Business

a. Falls Church Education Foundation Sponsorship

VII. Old Business

VIII. Staff Reports

d. Development Projects

e. Business Assistance Activities

IX. EDA Member Reports

a. Recognition of Chairmanship Service of Ed Saltzberg

X. Other Business

XI. Adjournment

City Council Votes to Fund Affordable Housing Initiative

In a lengthy session which concluded in the early hours of Tuesday morning the Falls Church City Council passed several measures relating to the financing of the affordable housing units intended for the City Center South Apartments (CCSA) at 350/370 South Washington Street.

The Council approved an ordinance granting a tax exemption for the project and resolutions authorizing the City to provide long term financing for CCSA and designating the site as a Revitalization District. All three measures passed with ample majorities with Mayor Robin Gardner, Vice Mayor Hal Lippman, and Councilmen Daniel Maller and Daniel Sze joining in the affirmative on each.  Specific votes and links to the appropriate documents appear below.

Prior to the votes Councilman David Snyder made motions, seconded by Councilman Nader Baroukh, to subject the question to a public referendum and to defer action pending receipt of information as to what additional taxes or cuts in services might be necessary to fund the project. Each motion was defeated by a 5-2 vote.

In endorsing the project, which she termed a community priority and “first in line”, Mayor Gardner stated that it will serve those hardest hit by the ongoing financial crisis and help create the diversity we all want.

Mr. Maller concurred, stating “The project deserves to be first in line. I don’t think this is a close call. We are talking about what kind of a community we want to live in. [The project] will start to generate a city that reflects our infrastructure of values. This is a community that stands up for what it believes in and puts its money where its mouth is.”

Throughout the debate Mr. Snyder and Mr. Baroukh both voiced their concerns that the project represented a substantial risk, given the current economic climate, and that other public services might be jeopardized. Mr. Baroukh stated his position was not based upon fear of the unknown but on his concern for financial prudence and priority setting. Mr. Snyder echoed this view, calling for what he termed “a rational financial decision making process.”

The tax exemption for the CCSA will extend for 15 years.  Under the long term financing agreement the City will extend a $2 million loan to CC South Housing, a Virginia limited liability company and the Falls Church Housing Corporation (FCHC), a Virginia non-stock, non-profit corporation.  The designation of the site as a Revitalization District will enhance the FCHC’s chances of obtaining state funding for the project.

As proposed the CCSA will consist of 174 affordable housing units, with office/program space on the first floor.  The plan calls for 126 one bedroom units, 30 two bedroom units, and 18 three bedroom units.

Eighty-two one bedroom units will be reserved for seniors (62+).   Current residents of the Winter Hill Apartments most likely will receive priority preference.  Ninety-two units will be reserved for households earning 60% of the area median income.

The project still faces an additional hurdle as the Planning Commission vetoed the current site plan on December 1.  Unless that vote is subsequently reversed it will be very difficult for the FCHC to obtain essential funding from Richmond.

Council Votes on Affordable Housing Initiative:

Ordinance to Grant Real Estate Tax Exemption to CCSA Housing LLC for CCSA for the Purpose of Affordable Housing (TO8-15):

Yes - Gardner, Lippman, Maller, Sze.  No – Baroukh, Webb.  Abstain – Snyder.

http://www.fallschurchva.gov/Content/Agendas/Dec8CC/CCSARETaxExmptOrd120808.pdf

Resolution Authorizing the City Manager to Execute a “Committment to Provide Long Term Financing” for the City Center South Apartment Project (TR8-53):

Yes – Gardner, Lippman, Maller, Sze, Webb.  No – Baroukh.  Abstain – Snyder.

http://www.fallschurchva.gov/Content/Agendas/Dec8CC/CCSALTFCommitment120808.pdf

Resolution to Approve CCSA Affordable Housing Revitalization District (TR8-63):

Yes – Gardner, Lippman, Maller, Snyder, Sze, Webb.       No – Baroukh.

http://www.fallschurchva.gov/Content/Agendas/Dec8CC/CCSARevitDistRes120808.pdf

City Center Design Changes Revealed

The Falls Church City Council met in closed and public work sessions on Thursday night to view and discuss Atlantic Realty’s proposed design changes for the City Center.

Facing increased construction costs Atlantic is planning to reduce the height of two of the buildings and significantly change the design of the complex’s primary structure, generally referred to as the Harris-Teeter Building (HTB), which will occupy the current Bowl America site at the corner of Maple Avenue and Annandale Road.

This building, whose name derives from its primary prospective tenant, will be reduced to 68 feet (6.5 floors) on the Annandale side and to 84 feet (8 floors)  on the Gibson Street side.   The building’s interior courts will be increased from 2 to 3; however, the new courts will be considerably smaller than those shown in the original plan.

Although the building will have fewer floors, the number of residences will remain the same under the new design — 413 apartments and 16 townhomes.    This will be achieved primarily by changing setbacks, most significantly on the Gibson Street side where the setback will be reduced to less than 5 feet in some areas, compared to the 30 feet as originally designed.

The facade facing Shirley Street will maintain its original setback of 30 feet above the proposed townhomes; however, there will no longer be openings into the courtyards.  Instead, these breaks in the facade will, in effect, be filled in with units to a height of 7 stories, creating a continuous frontage.

Atlantic now is planning to use wood construction on the upper, residential floors.  The lower, mostly commercial base floors will be primarily concrete.  Ceiling heights will remain unchanged throughout.

The overall effect is a design which is denser and more uniform throughout.  For example, there will be no variations in the roof line, the differences in height being due to the slope of Maple Avenue.

Atlantic plans to lower the active adult building from 11 floors to 7.  No design details were available concerning this structure other than that the number of residences would be reduced from 134 to 90.

City Attorney John Foster stated that the prospective design changes would not require an amendment to the current special exception ordinance due to the revisions being in “general accordance” with the final legislation approved by the Council.  Given that decision and the Council’s concurrence, the changes will be forwarded to the Planning Commission for review in January.

Community Comment: “Sentence First, Verdict After” — The Housing Corporation Vote

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Community Comment: Falls Church Can’t Afford Project

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