Washington Street Area Plan to be Discussed June 23

By FALLS CHURCH CITY COMMUNICATIONS
June 11, 2012

A community meeting to kick off the South Washington Street Small Area Planning will be held on Saturday, June 23, 2012 from 9 a.m. to 11 a.m. at the Columbia Baptist Church, 103 West Columbia Street, in the Fellowship Hall.  The purpose of the small area plan process is to determine community desires for development and redevelopment within the planning area.

For a map of the boundaries of the Small Area Plan, see http://bit.ly/Me0M6n. The bold section in the center, outlined in red, is the parameter of the study area.

At the meeting, community residents, property owners, and other interested persons will receive a presentation that includes existing conditions and potential redevelopment opportunities. After a presentation o

n existing conditions, attendees will have the opportunity to ask questions and/or to provide comments and ideas on desired land uses, density, transportation, and environmental/open space features.

Attendees are encouraged to walk, bike, or use the parking lot behind Columbia Baptist Church. Entrances to the parking lot are off of North Maple Avenue and from south bound on North Washington Street (Route 29). Enter the building through the double glass doors closest to North Maple Avenue. After entering the building, the staircase and the elevator are in the hallway to the right. Take the stairs or the elevator to the second floor. The Fellowship Hall is across the corridor from the elevator shaft and the staircase.

Attendees are asked to RSVP to [email protected] or 703-248-5040 so the organizers can provide sufficient seating.

COMMUNITY COMMENT: Building Falls Church Together

By MIKE NOVOTNY
February 15, 2012

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.

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 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.

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.

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.

Latest City Real Estate Assessments Up 4%

By CITY OFFICE OF COMMUNICATIONS

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 [email protected] or 703-248-5045 (TTY 711).

DEVELOPMENT NEWS: Honey Baked Ham Coming Soon

By CITY ECONOMIC DEVELOPMENT OFFICE

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.

Council Reviews Public Safety Budget, Pendleton House Sale

By GEORGE BROMLEY
Falls Church Times Staff

March 24, 2011

The Falls Church City Council’s Monday work session focused primarily on the budget of the various public safety services.

Chief of Police Harry Reitze noted the department may lose a dispatcher, which would lead to a great increase in overtime as a supervisor would have to fill in.  He advised that the department’s accreditation was not at risk. 

Vice Mayor Snyder inquired regarding response time, which he said in the past had been under three minutes.  Deputy Chief Mary Gavin stated that response time now was between three and four minutes. 

“Do we have enough officers to do the job,” asked Mr. Snyder.  “I would say ‘Yes, we do,’” responded Reitze, “But no good chief ever turns down another police officer.”

Sheriff Steve Bittle reported that his department’s workload is up 30%.  He advised that a 69% rise in contractual costs reflected increased charges at the Arlington Detention Center.  The sheriff noted that measures have been taken to ensure there will be no repetition of the overcharges that occurred during the last two years.

Chief Paul Schomburg said that the Volunteer Fire Department had achieved a little better than the requested 10% cut through adjustments to maintenance costs.  In response to a question from Ms. Gardner he stated that the FCVFD makes four to five medical calls each day and three to four fire runs.    

The Council will be holding additional budget work sessions over the next several weeks.  It will hold a joint work session with the School Board this evening, then discuss the budgets of the Recreation and Parks, Human Services, and Library departments.

Pendleton House Sale (114 E. Columbia St.)  –   Mr. Shields advised that a buyer has signed a contract on the house for $772,680.   About 80% of the proceeds of the sale will be devoted to fund balance restoration. 

Mr. Snyder felt that the contract should have included stronger wording to protect the house’s historic status.  However, that would require the buyer to sign another contract.  Ms. Gardner pointed out that this should have been stipulated prior to the house being placed on the market.   Mayor Baroukh suggested the city could ask the buyer if he would be amenable to signing a revised contract.      

Searching for Efficiency Savings  –  Ms. Barry continued to press Mr. Shields for a report on the savings that will be realized as a result of his staff reorganization.  The city manager said he would provide a response prior to meeting with the Government Operations Committee (Ms. Barry and Mr. Peppe) next Monday.

New Fire Prevention Code  –  Fire marshal Tom Polera briefed the Council on the new code, which will replace the Arlington County code and give the City greater latitude to make revisions.  Mr. Snyder expressed an interest in improving standards for residential sprinkler systems, but Mr. Polera said that would be a building code issue.  The new code will be implemented by ordinance.  First reading is scheduled for next Monday.

Closed Session  –  At the end of the public meeting the Council entered into a closed session to discuss matters relating to water system litigation.

Documents and Video  –  The relevant documents and a video of the open session are available at the City website.

Advisory Committee Recommends Changes to Zoning Code

By GEORGE BROMLEY
Falls Church Times Staff

February 17, 2011

For several years Falls Church’s zoning code has been under review.  Although many homeowners’ properties might be affected by zoning changes, the review process has drawn relatively little public attention.  That will soon change.

On March 7, the City Council will be briefed on the recommendations of the Zoning Ordinance Advisory Committee (ZOAC).  This will be the first of many public meetings in the coming months where elected officials will discuss and debate the proposed changes to both residential and commercial zoning.  Public comments will not be accepted at next month’s work session, but there will be many subsequent opportunities for residents to express their views.

Much has changed, inside and outside the city limits, since the zoning code (Chapter 48) was written in the late 1950s.  In 2007 Falls Church hired a consultant, Clarion Associates, to rewrite the City’s decades-old code.  The ZOAC was established in November of that year.

The committee was instructed to provide oversight, advice, and recommendations to City staff and the Council during the course of the rewrite project.  The ZOAC originally was composed of eight representatives:  four from the Planning Commission, one from the Board of Zoning Appeals (BZA), one from the Architectural Advisory Board, a business developer, and a citizen representative.  A representative from the Environmental Services Council and a second citizen representative were added in 2009.

Earlier this month, the committee submitted its final report to the Council.  The ZOAC did not recommend the Council adopt Clarion’s rewrite (termed the “public review draft”) as the basis for a new zoning code, but offered nine residential and ten commercial recommendations for consideration and implementation “on an aggressive timeline.”  All but two of the recommendations were adopted unanimously.  Although the committee had an authorized strength of ten members, only seven participated in the voting in December 2010.

The ZOAC’s lengthy report provides the rationale behind the recommendations, all of which are listed below.  The committee noted that the suggestions were made with several caveats, including the need to use the zoning ordinance to implement the vision set forth in the City’s Comprehensive Plan.  How many of the recommendations will be adopted, or revised prior to adoption, likely will depend upon the upcoming public debate.

Summary of Nine Residential Recommendations

1. Create an R-1C zoning district for neighborhoods where all of the current parcels are substandard for the R-1B district. An example is Greenway Downs, where virtually all of the houses are nonconforming.

2. Change townhouse requirements to eliminate the three acre minimum for townhouses and allow runs of three or four. This could be allowed by special use in the R districts.

3. Prohibit single family houses in the combined T district, (see commercial recommendations for the combined T district) but allow townhouses and live/work units.

4. Modify the current height restrictions for substandard lots by area to include substandard lots by width or area.

5. Eliminate the setback bonuses for houses built on substandard lots.

6. Add an “intent statement” to the code, indicating that lots that were jointly developed after February 14, 1944 were under joint ownership and reasonably combined at that time and do not have individual development rights. An example of an intent statement is, “It is the intent of this section that individual substandard lots of record jointly developed at any time after February 14, 1944 to meet the requirements of the zoning code may not separately be used for a one-family dwelling because they were under common ownership when combined at the time of the joint development.”

7. Allow up to one-bedroom accessory dwelling units, separated from the primary use, in the R-1A and R-1B districts – subject to the lot coverage and impervious surface coverage requirements in place.

8. Increase the lot coverage or impervious coverage on lots in the R-1A, R-1B, and R-1C districts by no more than 10 percentage points each if the new structure is certified under a recognized standard (such as LEED or Virginia Earthcraft) and there is an approved mitigation plan that will limit runoff to the 25%/35% “by right” levels, or require an appropriate contribution of funds to storm water filtration facilities that will be required by the City under the Chesapeake Bay requirements.

9. Increase protection of historic structures by enabling mandatory HARB approval for exterior renovations that impact the historic character of the structure. Virginia code appears to allow mandatory HARB approval prior to issuing a building permit for any renovations. (Vote – 6:1)

Summary of Ten Commercial Recommendations

1. Change development review process.

2. Replace current Special Exception process with conditional rezoning to planned development district applicable to commercial and possibly transitional districts.

3. Introduce Floor Area Ratio (FAR) requirements and bonus density incentives in the proposed planned development districts. (Vote – 6:1)

4. Eliminate MUR districts.

5. Require minimum LEED NC or CS Silver certification for new commercial and LEED NC Silver for multifamily development with specific point requirements.

6. Require first floor retail with appropriate floor to floor heights and ventilation.

7. Create a single transitional district merging T-1 and T-2.

8. Use the planned development process to incentivize underground parking and shared parking between commercial uses.

9. Change certain by-right uses to special permit uses.

10. Implement “Area Planning” for commercial areas to provide more specific planning guidance and then follow with additional code modifications that are consistent with the planning effort.

Real Estate Assessments Up 2 Percent

By FALLS CHURCH CITY COMMUNICATIONS

February 1, 2011

The total taxable assessed value for all properties in the City of Falls Church as of January 1, 2011, is $3.1 billion, a 2% increase from January 1 of last year. The City plans to mail assessments for 2011 by Friday, February 4. Updated assessment information will be posted on the City website February 7.

Overall residential real estate values increased 2% over the last year. Single family homes values increased by 4%, townhomes remain unchanged, and residential condominiums had varying changes.

Overall commercial property values declined 1% since January 2010. The real estate value of multi-family apartments increased 1%, large office buildings are down 4%, and large retail properties are down 2%. The value of City hotels declined 7%.

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 25 when the Falls Church City Council adopts the FY 2012 Operating Budget and Capital Improvements Program and sets the tax rate. Public hearings on the FY 2012 Proposed Operating Budget will be held on March 28, April 11, and April 25 at 7:30 p.m. in Council Chambers, located at 300 Park Ave., Falls Church. To see the complete budget schedule, visit www.fallschurchva.gov.

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 March 18 for an Office of Real Estate Assessment review and July 1 for a Board of Equalization review.

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 $36,225 for exemptions (grants) and $75,000 for deferrals; and

§ Assets must not exceed $540,000.

The deadline to apply is April 15, 2011. For more information and an application, e-mail [email protected]; call 703-248-5045 (TTY 711); or stop by the Treasurer’s Office in City Hall, located at 300 Park Ave., Suite 103 East Wing.

Cabinet Factory Building Still Seeking a New Tenant

By STEPHEN SIEGEL
Falls Church Times Staff

January 24, 2011

Whenever a new business is slated to come to Falls Church City, a lively debate about the desirability of the business ensues. Likewise, an energetic debate about the best use for a vacant commercial building occurs with regularity.

For those so inclined, now is your time.

It’s been a year since the owners of the building that formerly housed Falls Church Cabinetry, at 1001 West Broad Street, have had a tenant. Frustrated by the situation, they are asking for input.

“What does the neighborhood want?” asked Kayvan Mehrbakhsh, a broker with Sperry Van Ness in Tyson’s Corner.

It’s not like the building hasn’t had suitors. Located at the busy and highly visible corner of Broad and West streets, there has been a steady stream of interest. But a variety of things have conspired to get in the way, leaving the building vacant since January 2010.

“I’ve had a lot of traffic on this building. A lot of people want it,” Mr. Mehrbakhsh said.

The parking situation — the building has space for only a handful of vehicles — has been the biggest issue. City officials also nixed a new construction bank because the bank wanted two entrances, which the city refused, Mr. Mehrbakhsh said.

Despite those issues, two companies are looking strongly at the site now: a children’s gym facility and an automotive parts and service retailer. The Falls Church Times agreed not to name the companies involved because leases have not been signed.

Upscale restaurants also have expressed interest, including a major steak and seafood chain and a popular Italian restaurant. But once again, the issue is parking, causing the the brokers to think about a valet service. “But a valet service to where?” Mr. Mehrbakhsh wondered.

The adjacent Rite Aid parking lot is a possibility, and a reporter wondered if the owners could strike a deal with the cash-strapped Washington Metropolitan Area Transit Authority to use their parking garage at the West Falls Church station on Haycock, less than a mile away. The garage would seem to be largely empty at night when a restaurant would be busiest. Mr. Mehrbakhsh thought the idea was worth investigating.

The 11,000 square foot building was built in 1950 and has had many uses. Years ago it was a Buick dealership, and it was a carpet store before the cabinet factory opened in 2007. Caught in the housing market’s downturn, that business filed for bankruptcy and closed early last year.

The site also suffered when the Commonwealth of Virginia took some of its land by eminent domain to widen Broad Street, which also is Virginia Rte. 7. The current owners bought it in the 1980s, and are willing to sell, but are asking $2,900,000, a figure other industry veterans suggested is not realistic. The city has assessed the site at $1,319,800, down from over $1.6 million last year.

Mr. Mehrbakhsh said one option is to tear down part of the building’s rear to create more parking, but that would require the owners to comply with new zoning regulations from which they currently are exempt.

“The problem is, if we touch the building everything has to comply to the new code,” he said, citing setbacks as one issue that makes that option unappealing. The building’s 11,000 square feet could be forced down to just 3,000 square feet of usable space unless the City grants a waiver, he said, an assertion confirmed by another commercial broker not involved with the building or the same firm.

A furniture retailer also made an inquiry this week, and an ethnic grocery has kicked the tires. So there’s plenty of interest. But even if a lease is signed, the City may not approve the use, so Mr. Mehrbakhsh is seeking help from area residents and consumers.

“The owners are looking for ideas,” he said.

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