SATURDAY, 4/27: South Washington Street Community Forum

A community meeting on the South Washington Street Small Area Plan will be held on Saturday, April 27, 2013, from 9 – 11 a.m. at the Columbia Baptist Church, 103 West Columbia Street, in the Fellowship Hall. The City encourages feedback on what we heard about community desires for development and redevelopment within the designated planning area.

The City will present potential redevelopment opportunities, how ideas expressed at the kickoff meeting were incorporated into the South Washington Street Small Area Plan, and next steps. Attendees will have the opportunity to ask questions following the presentation.

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 southbound on North Washington Street. Enter the building through the double glass doors closest to North Maple Avenue. After entering the building, the staircase is on your left and the elevator is on your right, just around the corner from the entryway. Take the stairs or the elevator to the second floor. The Fellowship hall is across the corridor from the elevator shaft and on your left after exiting the stairwell.

Please RSVP [email protected] or 703.248.5040 so the City can provide sufficient seating.

New Mixed Use Building Appears Likely to Rise at Broad and West

By STEPHEN SIEGEL
Falls Church Times Staff
February 16, 2013

A developer is poised to formally announce plans to build a new, mixed-use four-to-six story building at the northeast corner of Broad and West streets, the Falls Church Times has learned.

The corner, which now houses a Sunoco gas station, 7-11 convenience store, and the popular Mike’s Deli at Lazy Sundae, among other businesses, had been slated a few years ago to become the new home for a Capital One bank branch. But that was nixed by City officials, who refused to allow an exception to permit a drive-through that the bank demanded.

The drive-through wasn’t the City’s real objection, though; what they really objected to was that an enormous commercial parcel in a prominent location at a major intersection was going to get only a small, single-story structure, instead of a larger building that would bring in more tax revenue, sources have said.

Now, City officials seem likely to get their wish, but it’s not clear just how quickly this project will move forward. City officials aren’t talking, and multiple people in a position to know declined to comment until the unnamed and unknown developer formally submits a proposal to City planners.

One commercial real estate agent, asked what she knew about the proposal, said, “I don’t know anything. I can’t talk about it.” Asked which it was, she responded, “Both!”

Another agent with multiple commercial listings in the city, when asked what he knew, said: “Why would you think I would know anything about it?”

John Shreve, who owns the land where the project would be built, also didn’t respond to a request for comment.

But other sources confirmed the basic outlines of the proposal. It would be a similar building to many others either under construction or proposed and working their way toward City approvals.

Examples of such buildings include Northgate, at 472 N. Washington Street, which is well under way, and a proposal known as The Reserve at Tinner Hill, which would rise where Saab dealer International Motors now stands on South Washington. Another example is the proposed Harris Teeter project, at 301 West Broad.

Like those examples, the new building would have a first floor earmarked for retail stores, and apartments or condos on several floors above.

It would seem to be an attractive location for retailers and residents alike. Retailers would be situated at a very visible corner near one of the busiest intersections in town. Broad Street, of course, is heavy all day long, and West Street sees steady traffic, especially at rush hour.

Meanwhile, residents considering living there might appreciate the walkability of the location — less than a mile to the West Falls Church Metro Station and immediate access to the Washington & Old Dominion Trail, which runs mere feet from the proposed project’s rear.

Despite those advantages, the project also would add density and traffic to the already-congested intersection, and potentially put more pressure on the already-burgeoning City schools, depending on the size and quantity of the residential units.

Smaller units are not as attractive to families with children, and that’s what many developers, who see demand for small, more affordable units, have been proposing. For example, 70 percent of the units at the Tinner Hill project are slated to be just one bedroom, which would draw almost no new students. It’s unclear how many units are being proposed in this case, or what their size would be, so it’s difficult to evaluate the impact on the schools at this point.

It’s also a bit early to assume any retail stores are already in the fold for this project, but one source told the Times that Bank of America already has expressed interest in the space. The huge bank’s only other City location is 1.5 miles away on North Washington, across from Northgate. However, the source who confirmed for the Times the basic outlines of the proposal said he hadn’t heard anything about the bank’s interest.

Multiple sources also said they understood that improvements to the congested Broad-West intersection would be part of the proposal and that some preliminary ideas already have been bounced around between the developer and City planners. However, it could not be learned what those proposals are.

The busy intersection is especially heavy in part because it’s what traffic engineers refer to as an “offset” intersection, in which northbound West Street is located further southeast than southbound West Street, which would create a potentially dangerous situation if both sides were allowed to proceed at the same time.

As a result, northbound traffic currently has a green light and a left arrow first, followed by the southbound traffic. That creates a longer light cycle for the intersection, backing up traffic more than it otherwise might. A possible change, therefore, would be a realignment of West Street to eliminate the offset.

Like the Harris Teeter proposal down the street, this project also would mean the loss of a local favorite. At the Harris Teeter, it is Anthony’s Italian Restaurant. As of Friday, 873 people had signed an online petition urging the city to help save Anthony’s. Ultimately, the decision is out of the city’s hands, although officials certainly could encourage the developer to find a way to incorporate Anthony’s into the new project.

In the case of the Broad and West project, it would be Mike’s Deli at Lazy Sundae, a popular spot, especially on hot summer evenings when people line up for the store’s ice cream.

Worrying about that loss may be getting ahead of ourselves, however, as this proposal has a long way to go before it ever becomes a reality.

Homeowners Voice Concerns About H-T Project

By GEORGE BROMLEY
Falls Church Times Staff

December 1, 2012

Winter Hill homeowners were out in force last Thursday evening to hear a briefing on the proposed Harris-Teeter store and apartment complex at 301 W. Broad St.   Many in the standing-room-only crowd did not like what they heard.

The six story building, which would replace Anthony’s Restaurant and the old post office property, may provide a significant tax windfall for the city.  However, given the residents’ strong objections, the project clearly will face a struggle when it comes before the Planning Commission and City Council.

Ten Winter Hill townhouses are adjacent to the site and many others are in close proximity.  Owners of some of those homes and many other area residents objected to several features of the project’s design and how it will impact the neighborhood.

Many of their objections concerned the location of the access route for trucks and the loading docks for the grocery store and the apartments.  As designed, this alley will parallel the property line on the west side of the building.  Residents felt that it would be better to shift these features to the opposite side of the complex, where the noise and air pollution generated by vehicles would be away from their homes.

The residents noted that the building also would cast extensive shadows over their properties much of the day.   As proposed, the structure will be 83 feet high, which is 8 feet over the standard city limit.  This will require a special exception, which already has been filed.

Residents also were concerned that the combination of a supermarket and an apartment building would significantly increase traffic in the area and contribute to the neighborhood’s parking problem, long severe due to the lack of space in Winter Hill lots.  Attendees’ suggestions included a traffic signal at the intersection of Gundry Drive and Annandale Road and a special parking district with spaces reserved for area residents.

The city projects that the apartments will add only 34 additional pupils to its crowded schools, but some people were skeptical of this estimate.  Thirty percent of the apartments will be two bedroom units.  This is a much lower ratio than found in Pearson Square (401 S. Maple Ave.), which includes 133 two bedroom and 25 three bedroom apartments.

As now designed, the project’s ground level includes the 60,800 square feet Harris-Teeter store and an additional 3,110 of retail space.  Five upper floors will offer 294 multi-family rental apartments.  There will be 30 studio apartments, 176 one bedroom, and 88 two bedroom units.

The development also will include a three level underground parking  garage which will provide 586 spaces.  Parking on the first level  will be reserved for shoppers.  The residential parking ratio will be 1.33 spaces per unit.

Architect Doug Carter of Davis, Carter, Scott and Patrick Kearney of Rushmark Properties responded to the homeowners’ questions and concerns.  Carter, who was the architect of the Byron (513 W. Broad St.), welcomed the comments and stressed that the project process is in a very early stage.  Mayor Nader Baroukh, a Winter Hill resident, and Council member Johannah Barry attended the meeting but did not speak.

Information on the complex is available in five files at the city’s website.  Architectural elevations and conceptual floor and parking level plans are in Part 4.  Project specifications and a preliminary fiscal impact analysis are in Part 5.

This effort is the latest attempt to restart the City Center project, originally proposed in 2007 but set aside during the recession.  Attempts to approve a senior citizens apartment house at 350 S. Washington St. and an adjacent office and retail building failed in 2010.

In October 2012, the  City Council approved the sale of two city-owned lots in the 200 and 300 blocks of West Broad Street to a development company called Falls Church Development Partners, LLC, of which Rushmark is a member.   One lot, adjacent to the Burke and Herbert Bank, is technically owned by the City’s Economic Development Authority.  Together, the city is selling them for $4,322,000, a value arrived at in an appraisal done for the city earlier this year.

However, other issues must be resolved before the project can begin.  The developer won’t be able to close on the land until it applies for and receives a building permit.  The city also is including a performance requirement that would allow officials to buy the land back if the project is not started in 12 months or completed in 24 months of the sale.

Also, the city’s suit flied last year against City Center developer Atlantic Realty must be resolved.  Falls Church  sent a “notice of default” to Atlantic on March 2, 2011, arguing that the developer “failed to perform its obligations under the agreement” between the city and the developer.  Until the court declares that project null and void, the city cannot proceed in other directions with the land.

SATURDAY, 6/23: Washington Street Area Plan Meeting

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 on existing conditions, attendees wil

l 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.

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.

City Council Extends CDC Lease for Two Years,
Continues Review of Stormwater Problems

By GEORGE BROMLEY
Falls Church Times Staff

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.

Hilton Hotel Project Advances, Byron Office Space Approved

 By GEORGE BROMLEY
Falls Church Times Staff

July 26, 2011

The proposed Hilton Garden Inn moved closer to reality last night as the Falls Church City Council unanimously approved special exceptions requested by the project’s developers.   The exceptions, for building height and zoning, remove the last remaining hurdles before the site plan stage.  The Planning Commission had approved the project on July 18.  Construction of the 110 room hotel at 706 W. Broad St. could begin as early as October.

Originally approved in 2008, the project has faced stiff opposition from residents and from parents of children at the adjacent St. James School.  However, only two people spoke out against the hotel last night, one citing concerns over security and trash pickup, the other questioning the project’s long-term financial viability.  Several representatives of the Chamber of Commerce spoke in favor of the hotel, stating that it would provide jobs for 30 people and generate substantial tourist and conference revenue, estimated at $540,000 annually.

The developers are proffering that the hotel will be built to LEED (Leadership in Energy and Environmental Design) certified standards.  If that is not met within three years of the issuance of the certificate of occupancy, the developer will contribute $50,000 toward repaving N. Oak St. or other such work as designated by the City.

Byron Office Space  –  The Council also approved the use of office and professional office space at the Byron (513 W. Broad St.) in locations previously approved for retail.  The resolution passed, 5-1, with Ms. Gardner absent.  Both the Planning Commisson and the Economic Development Authority had earlier endorsed the change.  Some of the first floor space on the west side of the building has remained vacant since the Byron opened in 2006. 

Mayor Nader Baroukh opposed the measure, questioning whether the space had been fully marketed.  The mayor said he did not want to see space left unoccupied but believed that the Council’s intention was that the space be used for retail and questioned whether such exceptions should be granted in the future without a penalty clause.  “When we approve something through a (special exception) amendment, there’s an expectation we’ll get something in return,” he said.  

The mayor  also cited unresolved issues with the building’s parking arrangements, which have made it difficult to market its retail space.  Councilman Ron Peppe noted that building has the most confusing labels of any building in town.  “It’s not clear where you’re going to park that you don’t get towed away and where you do,” he said. 

City Manager’s Report   –  Mr. Shields advised that eleven speed limit radar signs soon will be installed as a traffic calming measure.  The installation is funded through a federal grant.  Homeowners have been notified as to where the signs will be placed.

One hundred seventy residents participated in last Saturday’s household hazardous waste collection.

Sign-up now is open for the September 17  Fall Festival / Taste of Falls Church. 

Appointments–  Mark Sokolowski and Steven Knight were appointed to unexpired terms on the Citizens Advisory Committee on Transportation.  Their tems run until January 31, 2013.  David Braun was appointed to an unexpired term with the Health Systems Agency of Northern Virginia.  The term extends until Jun3 30, 2013.  

Closed Session  –  At 10:55 pm the Council entered into a closed session concerning water system litigation.

Video  –  A tape of the public meeting is available at the City website.

Council Votes Preliminary Approval of Water Rate Increase; CDC Parents Plead for Lease Extension

By GEORGE BROMLEY
Falls Church Times Staff

June 28, 2011

The Falls Church City Council unanimously approved the first reading of a controversial 8% water rate increase Monday evening.  Prior to the vote, several Fairfax County residents spoke in opposition, insisting that the increase was unjustified, due in part to earlier court rulings against the City.    

Dennis Hennigan, an attorney, said he did not see how a system that had been so profitable  now needed a rate increase. “Something does not add up here,” he said.  “Falls Church should be reducing its rates and returning its overcharges to customers.”  He added that he found it somewhat disturbing that the City showed so little deference to the findings of Virginia courts. 

Hennigan cited Judge R. Terrence Ney’s Jaunuary 2010 finding that Falls Church could not transfer profits from its water system to its general fund.  As only 8% of its customers reside in the City, most of the system’s revenue is collected from Fairfax residents, who derived no benefit from transfers to the general fund.  The judge ruled Falls Church’s practice an unconstitutional tax on non-residents and enjoined it from making further transfers. 

McLean Citizens Association president Ron Jackson criticized the water rate study the City used to justify the increase.  “We’re paying twice,” he said, claiming that the system’s reserves were already built up due to past overcharges to Fairfax customers.

Elaine Cerriano called on the City to give people more time to review the study and raise.  She asked for at least 45 more days and suggested the information be made available in county libraries. 

Larry Sexton of the Falls Hill Civic Association concluded his questions for the Council by asking “Do you think if you didn’t have a monopoly we’d still be your customers?”  Another speaker was even harsher, calling the Council arrogant and its actions unconscionable.

In response to the customers’ comments, Vice Mayor Dave Snyder stated that the City’s intention is to insure that the water rates are set so that the system will provide safe and reliable water to our customers, whether in Falls Church City or Fairfax County. 

“I will not be swayed by political arguments or arguments directed to keep our rates artificially low that the system suffers,” he said.  “Nor will I delay needed rate actions, even though politically popular, if those rate actions are essential to providing the quality of the water we provide all of our customers.”

Snyder said that the City was in full compliance with Judge Ney’s ruling and that the proposed rate increase is consistent with that ruling and not based on any such profit transfer.   He added that traditionally, such organizations that are running a risk have a right to a fair rate of return, and that he respectfully did not agree with the court’s decision. 

The vice mayor noted that the rate study had been posted on Falls Church’s website on June 1 and that copies have been provided to Fairfax officials and anyone who’d asked for it, but he agreed to furnish copies to libraries within the system’s service area.    

Snyder said the bulk of the rate increase is to fund reserves and that the monies received would remain in the water fund.  He also lauded the system’s water quality and its past performance during inclement weather, when it maintained its high standards while other systems could not.

Second reading of the ordinance is scheduled for July 11.  If approved, the rate increase, the first in six years, would take effect on August 1.

Child Development Center Parents Seek Extension  –  Over a dozen parents of children attending the CDC asked the Council to consider extending the Easter Seal’s lease on the property, which is scheduled to expire in November.  Speakers had high praise for the quality of care provided at the Center and the dedication of its staff.  Many were concerned that they would not be able to find an alternative if the CDC were to close on short notice.

A task force has been formed to address the issue.  Deputy City Manager Cindy Mester informed the council that it had met Monday afternoon and was scheduled to meet again on Thursday.  Staff will set up a website page on the topic that would appear on both the City and Schools sites.  Mester said the task force will ask the Council to extend its deadline to July 30.      

For nearly 50 years the facility has been leased to Easter Seals, who would prefer an extension until at least the summer of 2013.  Easter Seals would be willing to pay $50,000 annually for the space, currently leased at $1 per year. 

City Schools have asked to assume control of the property in July 2012 in order to house the preschool education programs currently located at Mt. Daniel.  This would also free space to permit the relocation of  the Falls Church Community Center preschool program

Economic Incentives Adopted  –  The Council also unanimously approved, 6-0, with Ms. Gardner absent, a resolution establishing a policy which will give the City the opportunity to provide new incentives for commercial redevelopment. The stated goal is to encourage new and sustainable economic development and private investment in targeted areas of the City and to create a better balance between the City’s residential and commercial tax base components.

This will be achieved primarily through land use planning and zoning that provides height and density bonuses for desired outcomes in designed areas. In some cases the City will encourage and accelerate new commercial redevelopment by considering public participation, including tax increment financing and partial and temporary abatement of business taxes.

City Attorney John Foster advised that the resolution essentially serves as a guide to the Council going forward and that it does not extend any rights to developers.

Appointments  –  The Council appointed the following citizens to unexpired terms on various City commissions, committees, and boards:

Robert Loftur-Thun to the Planning Commission:  (01/01/09) – 12/31/12
Julio Idrobo to the Housing Commission:  (01/01/09) – 12/31/11
Paul Baldino to the Citizens Advisory Committee on Transportation:  (02/01/09) – 1/31/12
Steve Selby to the Recreation and Parks Advisory Board:  (09/01/09) – 08/31/12
Ed Henderson to the Historical Commission:  (9/01/09) – 8/31/12

These officials were reappointed to their positions:  

Jeff Peterson to the Library Board of Trustees:  07/01/11 – 06/30/15
Jonathan Fritsch to the Architectural Advisory Board:  06/01/11 – 05/31/14
Mark Gross to the Fairfax-Falls Church Community Services Board:  07/01/11 – 06/30/14

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