T-Zones, Falls Church 75th Anniversary: 3 Actions From City Council

FALLS CHURCH, VA — Falls Church City Council had a packed agenda Monday with discussions to advance the transition zones proposal, Quinn and Homestretch development proposal and more.

Here's a summary of the key discussion items.

Transition Zones

While City Council wasn't taking final action on updates to the city's transition zone guidelines, the topic produced a lengthy discussion. City Council voted 5-2 on first reading of the transition zones proposal, which refers the proposal to the Planning Commission. It would then return for second reading and public hearing on Sept. 11.

Transition zones, which are zoned areas between single-family residential and commercial areas that make up less than 3 percent of the city, are targeted for zoning updates. One of the transition zones is mainly on North Washington Street and Park Avenue with current uses like Columbia Baptist Church, Christ-Crossman Methodist Church, Sunrise of Falls Church, single-family houses with commercial uses, and residential townhouses. The other transition zone on North Washington Street and Park Avenue near Maple Avenue currently has the Kaiser Permanente facility and a small office building.

The proposed zoning updates seek to increase housing options with townhouses and multifamily residential, provide more neighborhood-serving retail, and encouraging reinvestment from larger builders while controlling stormwater and providing a transition to single-family homes.

The proposed residential density is a minimum of 14 units per acre, up to 35 units per acre by-right without affordable housing and up to 40 units per acre when 10 percent of units are affordable housing at 80 percent area median income. Densities up to 60 units per acre are proposed through special use permit review would be allowed with an increasing percentage of affordable housing. The recommended unit size is a minimum of 700 square feet and maximum average of 1,500 square feet, or 1,800 with affordable housing.

Proposed commercial uses would include human care clinics, restaurants, bakeries, confectionaries, shoe repair shops, barbershops, beauty salons, clothing stores, studios, antique shops, jewelry stores, florists, photo shops, bookstores, stationary stores, furniture stores, hardware stores and retail sales.

Other key parts of the proposal would include a by-right maximum height of the lesser of four stories of 45 feet (up to 50 feet with special use permit review), allowing front setbacks to be reduced from 20 to 15 feet through special use permit review, 15-foot rear setbacks, and one parking space per dwelling unit.

The transition zones proposal next heads to the Planning Commission. The Planning Commission meets next on Aug. 16 at 7:30 p.m., but an agenda has not yet been published.

Quinn & Homestretch

The redevelopment proposal for the Quinn Enterprises and Homestretch properties will get more review after first reading by City Council. The development proposal was referred to the Planning Commission, which could review it at the Aug. 16 meeting.

The proposal at 360 S Washington St. and 303 S Maple Ave. calls for 233 senior living units, including 145 independent living units, 56 assisted living units and 32 memory care units. Ground floor retail with a medical office, restaurant and civic space for Tinner Hill Heritage Foundation, underground garage parking and building height up to 115 feet.

The proposal was also referred to the Architectural Advisory Board, Economic Development Authority, Housing Commission, Environmental Sustainability Council, Urban Forestry Commission, Citizens’ Advisory Committee on Transportation, Recreation & Parks Advisory Board, Arts and Humanities Council of Falls Church, Library Board of Trustees, Historical Commission, Historic Architectural Review Board, Human Services Advisory Council, Village Preservation and Improvement Society, Greater Falls Church Chamber of Commerce, and Falls Church Forward to provide comments by Oct. 13.

City of Falls Church 75th Anniversary

City Council passed a resolution to recognize Falls Church's 75th anniversary as a city from Aug. 16, 2023 through Aug. 31, 2024.

The city dates back to 1948, when it left Fairfax County and became an independent city. However, the area has a longer history, from indigenous peoples living there hundreds of years ago and the first non-native settlement in 1699 to the 1875 incorporation of Falls Church into Fairfax County.

Various events will be held throughout the next year to celebrate the anniversary. Highlights include a City Hall flag raising event on Aug. 16, the unveiling of the 75th anniversary logo at the Falls Church Festival on Sept. 23, Mary Riley Styles Public Library anniversary in April 2024 and community-wide celebration in August 2024.

The schedule is subject to change, according to the city.