More townhouses are coming to Falls Church, this time at Graham Park Plaza on Arlington Boulevard.
Ownership of the Giant-anchored shopping center is now split between two developers after EYA announced last week that it had closed on the purchase of 8.3 acres from property manager Federal Realty, which still owns 10.3 acres.
The sale represents the latest step in a years-long effort to redevelop Graham Park Plaza into more of a mixed-use neighborhood, though the current plans are more limited than what Fairfax County had previously approved back in 2016.
EYA will build up to 177 townhomes on the western portion of the shopping center and has committed to providing a public park and some infrastructure improvements, including a new street grid to connect the residential and commercial parts of the site, five-foot wide sidewalks, a 10-foot wide shared-use path, and bicycle facilities.
EYA Executive Vice President of Acquisition and Development Evan Goldman says the plaza’s proximity to “major Northern Virginia job centers like Tysons and [the] Mosaic” District make it an ideal location for the planned residential development.
“We are providing housing at attainable prices in an area that has not seen much development,” Goldman said. “Working with a fantastic partner such as Federal, which is reinventing the shopping center, will make this a truly walkable mixed-use neighborhood.”
The Fairfax County Board of Supervisors and planning commission approved EYA’s proposal in October.
Federal Realty won approval from the county in December 2016 for a more intensive mixed-use development with 248 multifamily housing units, but it later downsized its plans before moving to sell part of Graham Park Plaza to EYA last year, according to The Annandale Blog.
EYA, which is also collaborating with the City of Falls Church and Metro on developments in the West Falls Church area, says the new townhouses at Graham Park Plaza will be priced starting in the $600,000s. 12.5% of the units will be categorized as affordable housing.
The developer anticipates breaking ground on the project sometime this spring.
“EYA and Federal Realty are bringing new investment to a corner of the county which has not seen much development in the last two decades,” Mason District Supervisor Penelope Gross said in a statement. “This will be a catalyst for further redevelopment and revitalization up and down the Route 50 corridor.”
Image courtesy EYA LLC
The 7-3 vote — with Supervisors Walter Alcorn, Daniel Storck, and Pat Herrity dissenting — serves as the culmination of a four-year Zoning Ordinance Modernization Project, or zMOD, that began in 2017 to update zoning laws codified in 1978.
Although the updates to the document were sweeping in scope, three proposed changes drew a great deal of public attention and comment. These included proposals to loosen restrictions on accessory living units and home-based businesses and revise size and height regulations for flags and flag poles.
“There are…very few issues receiving much attention,” Dranesville District Supervisor John Foust said. “I believe that demonstrates that, given everything that we’ve done, it was a fair and transparent process.”
Storck, who represents the Mount Vernon District, said he supports many aspects of the 614-page draft, but a few areas surrounding the accessory living units and the home-based businesses, including the permit process and enforcement, give him pause.
He worries that some of the proposed changes to require only administrative permits could lead to a lack of engagement and that enforcement, which he calls “the bread and butter of public confidence,” is not going to be swift or strong enough to stop zoning violations.
Approved changes to the regulations for accessory living units include allowing interior units with an administrative permit and removing the requirement that only those 55 and older or disabled people can live in them. However, the owner must live in the main home, can only operate one ALU in which up to two people can reside, and must provide a parking spot.
To operate a home-based business, people will need to get special exception permits to have customers visit between 8 a.m. and 9 p.m., unless they provide instruction to fewer than eight students a day and up to four at a time.
Acceptable businesses include retail — as long as sales and delivery occur online or offsite — as well as exercise classes, repair services for small household items, hair salons, and clothing tailors. People can also operate an office or as a music, photography, or art studio out of their home.
Residents can have up to three flags, and flag poles can be up to 25 feet tall when in front of a single-family home or up to 60 feet tall on other lots. Property owners can apply for a special permit to extend the height of a pole.
The board opted not to adopt any regulations limiting the size of flags.
In voting for the final draft of the plan, Providence District Supervisor Dalia Palchik said the document represents a compromise that goes “further than some would like to go, but not as far as others would like.”
The supervisors highlighted the Herculean effort that went into overhauling codes for a county as large as Fairfax and taking into account community input. Foust said that the most recent draft, which was subject to a public hearing on March 9, “includes revisions that significantly improve the initial package that we considered.”
Board of Supervisors Vice Chair Penelope Gross said that home-based businesses and accessory living units are both “already here,” so the changes help clarify what is allowed and set guardrails to preserve neighborhoods and allow people to work from home.
“I know there’s a lot of speculation about what will happen. Speculation is usually just that: speculation,” she said. “It sometimes is fear.”
Palchik said she does not discount the people who expressed legitimate concerns, but she argued that many of those have been addressed during the zMOD process. She aargued that many of the changes are similar to, if not “much more modest” than policies that are already in place elsewhere in the D.C. area, including in Montgomery County, D.C., Arlington, Loudoun County, and the City of Alexandria.
“While there are many changes to the zoning ordinance, I do believe it’s critical in seeing that our housing market is under pressure and costs of living continue to rise, especially for those who struggle to live here,” she said. “While accessory living units do not fix all of these problems, the added flexibility for our most vulnerable residents and additional options for those who want to remain in their homes can be part of the solution.”
Photo via Fairfax County
After a two-week delay, the Fairfax County Planning Commission voted on March 17 to support a proposed senior living facility in McLean.
Tri-State Development Companies secured a recommendation from Fairfax County planners in February to build on the 3.23-acre site at 1638 and 1642 Chain Bridge Road. The project would replace the existing single-family dwellings with 35 independent living units, five of which are expected to be sold as affordable.
The commission previously deferred making a decision on the project after a public hearing on March 3. Speakers voiced concerns about the heights of the units, potential traffic congestion, stormwater runoff, and the impact of a proposed clubhouse and patio on an immediate neighbor of the site.
Dranesville District Commissioner John Ulfelder recommended that the Fairfax County Board of Supervisors grant Tri-State’s special exception request after addressing several of the issues raised at the public hearing.
Ulfelder said the building heights would range between 36 and 40 feet, exceeding the 35 feet permitted in a R-3 zone, to allow for certain roof structures of the units to fit the surrounding neighborhoods.
“In addition, due to the typography of the site, the homes are set at a lower grade level than the surrounding homes,” Ulfelder said. “As a result, the roof heights are actually roughly comparable to the neighboring properties.”
In response to suggestions that a traffic signal be installed at the intersection of Chain Bridge and Davidson Road, Ulfelder noted that a traffic analysis predicts the facility would generate only 85 vehicle trips per day — fewer than what would be generated by a by-right development. The analysis also projected fewer than 10 trips in either the morning or evening peak hour.
He added that Virginia Department of Transportation traffic analysis done as part of the ongoing McLean Community Business Center Comprehensive Plan study concluded that a signal at the Chain Bridge/Davidson intersection might not be warranted for 20 years.
Ulfelder said the applicant has nonetheless “agreed to reserve space near its entrance for the installation of a future traffic signal if it is warranted.”
He said that the stormwater runoff concerns were addressed by Tri-State’s commitment to install a new stormwater system on the site that would exceed what is required by the county and state.
“This will result in the detention of storm water on site and should result in an improvement for the downstream neighbors with less storm water being released from the site during rain events,” Ulfelder said.
Ulfelder also addressed the construction of the proposed clubhouse and patio, which was a concern for Bobbi Bowman, who lives in a property that abuts the site.
According to Ulfelder, Tri-State has flipped the clubhouse’s layout, moving the patio to the west side of the building, where it will be blocked from Bowman’s property. He also said hours of use for the patio would be restricted, with no music allowed outdoors and no happy hour or cocktail parties.
“I believe these changes adequately address the neighbor’s concerns about the possible impact of the patio on her peaceful and quiet enjoyment of her property,” Ulfelder said.
Mary Cortina, who represents Braddock District, was the only commissioner to oppose permitting the project.
While she expressed an appreciation for its design, stormwater retention plan, and amenities, Cortina argued that the site is not large enough for the number of proposed units and would create too much density without “adequate buffering to the surrounding neighborhood.” She also worried that the high density would result in insufficient tree preservation.
“It’s not neighborly to remove all the trees and max out the site, even if it is beautifully designed and serves a priority segment,” Cortina said. “Fairfax County has a wave of senior developments to accommodate, but if we want them to incorporate into existing neighborhoods, they need to meet the setbacks and the other standards in the zoning ordinance to fit into the neighborhood.”
Tri-State’s proposal will go before the Board of Supervisors for a public hearing on May 4 at 3:30 p.m.
Map via Fairfax County
Sekas Homes is planning to replace a two-story office building next to the mini-roundabout on Park Street in Vienna with a quintet of townhouses that will be priced “in the low $1 millions,” the developer says on its website.
The Town of Vienna Board of Architectural Review is scheduled to discuss Sekas’ request for approval to construct the proposed Cadence on Park development at 201 Park Street SE during its meeting tonight (Thursday).
Dated June 2020, the site plan calls for the construction of five attached condominium townhomes on a 0.41-acre lot. The buildings would be approximately 33 feet tall above grade with four floors and a rooftop terrace.
The plan proposes a total of 14 parking spaces, including two garage spaces per unit and four surface spaces for visitors. Utilities would be located underground, and the site would feature a concrete pad surrounded by a six-foot wooden fence for trash containers.
Sekas, which built a similar townhome complex on Center Street in 2019, has committed to providing new road and sidewalk development as part of the Park Street proposal, according to its application to the Vienna Department of Planning and Zoning.
In order to build the townhomes, Sekas plans to demolish the existing structure at 201 Park Street SE.
The person told Tysons Reporter that Vienna Hearing Center will be relocating just down the road to the office complex at 124 Park Street SE. The audiology clinic is scheduled to move out of its current space on March 26 and will start seeing patients again at its new location on March 30.
Image via Cadence on Park L.C./Town of Vienna
First Baptist Church of Vienna to Hold Free COVID-19 Testing Event — The campaign of Virginia lieutenant governor candidate Sean Perryman, who previously served as president of the Fairfax County NAACP, will provide COVID-19 tests at no cost at the First Baptist Church of Vienna from 10 a.m. to 4 p.m. on Saturday (March 20). Eligible individuals can preregister through the provider Inspire Diagnostics. [Patch]
Wolf Trap Fire Station Neighbors Skeptical of Wireless Tower Proposal — “The vast majority of residents who expressed their views at a March 15 online meeting hosted by the Great Falls Citizens Association said the proposed monopole would be an eyesore, offer still-inadequate coverage and potentially harm neighbors’ home values and health.” [Sun Gazette]
Vienna Resident Sentenced to 33 Months for Fake Bomb Threats — “A former Old Dominion University student has been sentenced to nearly three years in prison for teaming up with white supremacists in a swatting conspiracy that targeted a Black church, his own university and a Cabinet officer, among others.” [WTOP]
Fairfax County Landlords Can Apply to Provide Rental Assistance — Fairfax County has launched a portal where landlords can access emergency rental assistance funds to help tenants who have been financially affected by the COVID-19 pandemic. The portal is part of the county’s efforts to reduce evictions, which have continued despite state and federal moratoriums. [Fairfax County Health Department]
Some big changes are coming to McLean, and Dranesville Supervisor John Foust says he supports many — but not all — of them.
During a “Good Morning, McLean” breakfast hosted by the Greater McLean Chamber of Commerce yesterday morning (Thursday), Foust highlighted ongoing redevelopment work to the downtown area and Chain Bridge Road, but expressed caution about proposed zoning changes.
He repeated his support for the McLean Commercial Business Center revitalization plan despite some vocal opposition, saying it encourages development while protecting those who do not want McLean to become the next Tysons. The Fairfax County Planning Commission will hold a public hearing on the plan on April 28, and it will go before the Board of Supervisors on May 18.
Foust also spoke favorably about Tri-State Development’s proposal to build a 35-unit senior living facility with townhouses on a Chain Bridge Road site that would otherwise fit nine single-family homes. Earlier this month, the planning commission deferred a decision on the plan until next Wednesday (March 17).
“It’s exactly what McLean residents are looking for who want to downsize but don’t want to leave McLean,” Foust said. “Fundamentally, it’s a good application, and I think it’ll probably get approved.”
The project has received some pushback from nearby residents who say the project extends the business district into their residential area and will cause transportation and parking problems.
Foust acknowledged these complaints, adding that a dedicated left turn lane at the Chain Bridge and Davidson Road intersection could be needed to account for car and foot traffic. Ultimately, though, he believes it is better than the alternative for developers.
“Building nine houses would’ve been miserable,” he said.
McLean is also bracing for the potential impact of Fairfax County’s Zoning Ordinance Modernization project. Most of the changes proposed by county staff are “non-controversial” and will simplify frustrating ordinances, Foust said.
But he opposes a few elements that have also consternated the public, including proposed regulations on flags and changes to the permits required to operate a business from home.
Foust says loosening customer and signage rules for home-based businesses could lead to more businesses in residential areas.
“Staff prepared, I think, a very liberalized version,” he said. “I’m not excited about the direction staff is trying to take this.”
Outside of development and zoning issues, Foust says that, as chair of the Board of Supervisors’ economic initiatives committee, he has been focused on how Fairfax County will recover from the COVID-19 pandemic once it’s over.
The committee will receive a presentation on Tuesday from a consultant that the county hired last year to develop recommendations for its road to recovery. Right now, about $15 million are earmarked for implementing recovery programs, but Foust predicts “that number will increase dramatically” when Fairfax County receives federal funding through the American Rescue Plan Act.
According to Fairfax County, that sum could be $222.56 million, although the exact amount has not yet been confirmed by the federal government.
“We’re getting through it,” Foust said. “…I get so frustrated sometimes with the failures we’ve encountered, the bumps in the road, but when I step back and look at what staff and others are accomplishing, it’s just amazing.”
Staff photo by Jay Westcott
The Fairfax County Board of Supervisors unanimously agreed to defer a vote on adopting a new county zoning ordinance after hearing roughly five hours of testimony at a public hearing on Tuesday (March 9).
The fate of the 614-page document will now be decided at 4:30 p.m. on March 23.
“We’ve been at this for a long time,” Sully District Supervisor Kathy Smith said toward the end of the public hearing, which featured 71 speakers. “…By deferring for two weeks, that gives the board more time to consider what we’ve heard before we move on this on March 23.”
The additional time will let the board review input from the community and the Fairfax County Planning Commission, which put forward amendments last week related to flags and flag poles, home-based businesses, and accessory living units (independent housing on the same property as a main residence).
“I think we might have a fairly long mark-up on this, because my guess is there are going to be a number of issues, as a board, we might need to talk through,” Hunter Mill District Supervisor Walter Alcorn said.
Launched in 2017, the Fairfax County Zoning Ordinance Modernization project (zMOD) aims to update the county’s 40-year-old zoning code by making it easier to comprehend and incorporating new activities, such as electric vehicles and community gardens.
Proposed regulations on ALUs, home-based businesses, and flags have emerged as the most hotly contested changes, though speakers at Tuesday’s public hearing raised concerns about everything from food trucks to vehicle storage.
Fairfax County staff agreed with the planning commission that the draft should have a requirement that home-based businesses be approved by the county health department if the property has a well or septic system and a standard limiting the amount of hazardous materials they can have on site.
They also revised their recommendation for flags to allow maximum sizes of 50 square feet on lots with single-family dwellings and manufactured homes or 150 square feet for all other uses. Staff previously recommended limiting flag sizes to 24 square feet on single-family home lots and 96 square feet for other uses.
Community members took stands on both sides of the debate around ALUs. Some voiced support for looser regulations to enable them as an affordable housing option, while others worried about the potential impacts on traffic, parking, and public facilities.
“There is no guarantee that ALUs will equal affordable housing, but eliminating the current requirements will tax our already burdened public facilities,” McLean Citizens Association President Rob Jackson said. “…Adding more people without additional public facilities will degrade the quality of life.”
Many speakers urged the Board of Supervisors to follow the planning commission’s recommendation of retaining a special permitting process for interior ALUs, saying that allowing administrative permits would shut out citizens and neighbors.
“We really need more genuine outreach to engage the public in making land use decisions that directly affect communities, and not less,” Falls Church resident Kathryn Cooper said. “Residents do not want their involvement in land use decisions to be excised, as will occur under zMOD.”
Also a Falls Church resident, Coalition for Smarter Growth Northern Virginia Advocacy Manager Sonya Breehey argued that the county should go further in encouraging ALUs and that continuing to require a special permit for interior units, as recommended by the planning commission, would delay efforts to address housing affordability challenges.
“Accessory living units can offer less expensive housing options than renting or buying a single-family home because of their smaller size, and they provide housing opportunities in communities that might otherwise be too expensive,” Breehey said. “…As a homeowner in a single-family residential neighborhood, I want you all to know that I see ALUs as an opportunity to provide greater inclusivity in my neighborhood that I love.”
A luxury townhome developer wants to supplant an office complex on Leesburg Pike in Tysons with more than 100 units of housing.
EYA Development has submitted a rezoning application and development plan to Fairfax County seeking to build 104 single-family, attached dwellings on a 6.7-acre site at 7700 Leesburg Pike that is now occupied by a 150,000 square-foot commercial building that was constructed in 1976. The property owner, S.C. Herman & Associates, is also listed as an applicant.
Existing tenants include the Ismaili Cultural Center, the weight loss service SimplySlim Medical, the accounting firm Gilliland & Associates, a telecommunications contractor called McEnroe Voice and Data, and the private Standard College of Nursing.
Submitted on Dec. 15 and accepted by the Fairfax County Department of Planning and Zoning last Friday (March 5), the application proposes rezoning the commercial site to the planned development housing district.
Under a PDH-16 zoning, the site would have a maximum density of 16 dwelling units per acre and require 281 parking spaces, which EYA says would be provided with two garage spaces for each housing unit and 73 surface spaces.
According to the conceptual development plan, the development would exceed open space requirements with 93,688 square feet of open space, including 38,688 square feet of recreational open space.
The plan features three dedicated open spaces on the north end of the site: a central courtyard with a pergola and terraces called The Green, a fitness area, and a playspace with a cherry tree grove, rain gardens, and birdhouses.
In terms of infrastructure, the development will include internal private roads with an exit to the south onto Leesburg Pike, and the site plan envisions 10-foot crosswalks across George C. Marshall Drive and a future road to the property’s east side that is included in the Fairfax County Comprehensive Plan.
EYA notes in the plan that illustrations showing the future road are to demonstrate that the proposed development can accommodate the road but “is not a commitment for the applicant to construct the future road or infrastructure.”
The developer also says its proposal would not preclude any potential widenings of Leesburg Pike, and it plans to dedicate a portion of the site area for future road improvements introduced by a Route 7 bus rapid transit system.
“To the best of our knowledge, the proposed development will not pose any adverse impacts on adjacent properties,” the applicants say in the development plan.
Photo via Google Maps
The fate of a potential senior living facility in McLean has been put on hold.
The Fairfax County Planning Commission deferred a decision to permit an independent living facility for adults 60 and older on Chain Bridge Road on March 3. The decision on the project is now scheduled for March 17 during the commission’s meeting, which will start at 7:30 p.m.
Tri-State Development Companies secured a recommendation from Fairfax County’s planning staff in February for the development of the 3.23-acre site. The company has proposed replacing existing single-family dwellings at 1638 and 1642 Chain Bridge Road with 35 independent living units.
When presenting the staff report, Fairfax County senior planner Kelly Posusney noted that 15% of the dwellings will be provided as affordable, 55% of the site will be open space, and 90 total parking spaces would be provided via private garages attached to the individual dwellings and surface parking in the development.
McGuireWoods managing partner Greg Riegle, who represents Tri-State on the project, said the development would feature on-site management to assist residents with day-to-day living and amenities like fitness programs and entertainment.
“A commitment to provide the services, amenities and access to care appropriate to an aging population drives almost everything about this application,” Riegle said.
While there was some support from the public during the March 3 public hearing, many also raised questions and concerns about the potential for the project to increase traffic in the community, the development’s height, proposed setbacks, noise and light pollution, and storm water management.
Riegle said the project team is working on storm water management concerns by making downstream improvements. The plans also include on-site storm water management facilities to control an increase in runoff, addressing inadequate pipe capacity and flooding of properties downstream.
He added the proposed height of the residential units would not exceed 50 feet. The project overview lists the height of the units as between 36 and 40 feet, “depending on the style of roof.”
Multiple community members called for further evaluation of the development’s possible impact on traffic. Resident Elizabeth Yu requested that a traffic signal be installed at the intersection of Chain Bridge Road and Davidson Road, which runs perpendicular to the project site.
However, Riegle said an analysis performed by the project applicant and VDOT guidelines showed the project does not warrant installation of a signal.
Tri-State’s request to reduce the required 50-foot yard setback to between 27 and 34 feet, depending on the side of the lot, was a particular point of concern for Bobbi Bowman, the abutting neighbor to the site. She specifically requested that a proposed clubhouse, outdoor dining area, and fire pit be relocated from an area adjacent to her property to another location on the site.
“This clubhouse restaurant is essentially a business located adjacent to my home and my very low-density and quiet neighborhood,” Bowman said. “The clubhouse with its noise, and lights and happy hours is even closer to my home and our neighborhood because the applicant has asked to shrink the setbacks.”
Riegle said the clubhouse will be 83 feet from the common property line and the outdoor dining area 88 feet from the neighboring building, but he added that the issue is still being addressed.
“I think we can do some things with landscaping or the special arrangement to potentially improve that,” Riegle said. “We’ve conveyed that to the resident and we will continue to work on that between now and when this application is brought back for decision.”
Map via Fairfax County
The Fairfax County Planning Commission voted unanimously on Wednesday (Mar. 3) to recommend that the county replace its current zoning code with a new draft resulting from the Zoning Ordinance Modernization Project (zMOD) that has now been underway for almost four years.
The 12-0 vote came after more than an hour of debate over the county’s proposed regulations for accessory living units (ALUs) — independent residential units located on the same property as a primary dwelling — and home-based businesses, which have emerged as two of the most contentious components of the 614-page document.
“The zMOD result on ALUs and home-based businesses, I believe, misses the mark,” Mason District Commissioner Julie Strandlie said. “It does not incorporate community concern and avoids a significant opportunity to make a real difference in housing policy. If we want to successfully expand housing options, we need community input, involvement, and buy-in.”
Released on Feb. 17, the draft zoning ordinance crafted by county planning staff and the consultant Clarion proposed allowing ALUs for single-family detached dwellings with an administrative permit if they meet certain requirements, including a maximum gross floor area of 800 square feet or 40% of the principal dwelling and that an occupant be at least 55 years old or have a disability.
Citing an “exceptional amount” of public opposition to that proposal, including at a public hearing on Jan. 28, the planning commission recommended that the Fairfax County Board of Supervisors instead utilize a special permit review process for all ALUs, which requires property owners to notify neighbors and make their case at a public hearing.
“This [administrative] process — what I’m seeing and what I’ve personally experienced — it pits neighbor against neighbor, or potentially could put neighbor against neighbor,” Mount Vernon District Commissioner Walter Clarke said. “I think it’s only fair, and we owe it to the citizens of this community, to have a process whereby they still can be engaged.”
The commission also recommended lifting the requirement that an occupant have a disability or be 55 years or older when an ALU is approved with a special permit, and allowing units to fill a basement or cellar based on its existing size on the date the new zoning ordinance becomes effective.
The commission also recommended amending the draft to prohibit on-site customers for home-based businesses approved through an administrative permit, except in cases involving instructional activities at a “specialized instruction center” — i.e., private tutoring or music lessons — or a health and exercise facility.
Instruction centers and health and exercise facilities could have up to four students at a time and eight students in a day. Other home-based businesses could have customers if they obtain a special permit.
In addition, all home-based businesses will have to be approved by the Fairfax County Health Department if there is a well or septic tank on site, a provision that was already proposed for ALUs.
While acknowledging that ALUs could help people who otherwise might not be able to afford to live in Fairfax County, the majority of commissioners ultimately expressed reservations about loosening restrictions across the entire county without getting a clearer sense of the potential impact on traffic, parking, and other issues, especially in high-density areas.
“While I do believe that accessory living units can provide an opportunity for additional living space in our very expensive county, I believe additional time is needed for study of the proposed countywide applications of accessory living units by administrative review,” At-Large Commissioner Timothy Sargeant said.
The commission recommended that the Board of Supervisors direct the county planning department to convene a task force that will study ALUs and home-based businesses for 18 months and deliver a report with any recommendations for further changes to the zoning ordinance.
Earlier in the meeting, the commission shot down a proposed zoning amendment that would have altered regulations for flags and flag poles, calling it “a solution in search of a problem.” The county’s only existing regulation for flags is a limit of three per lot.
Fairfax County launched its zMOD initiative in March 2017 with the goal of simplifying and updating a document that had not undergone a comprehensive revision since it was first adopted 40 years ago.
The Board of Supervisors is scheduled to hold a public hearing on the new zoning ordinance on Tuesday (Mar. 9). If the ordinance is adopted as it was approved by the planning commission, it would take effect at 12:01 a.m. on July 1.
Image via Town of Vienna