Vienna is working on updating its 50-year-old zoning code, but at last night’s Vienna Town Council meeting, the prospect of the code overhaul raised concerns that updating those ordinances could open a new path for a higher density Vienna.
The Town Council voted in favor of a resolution requesting funds from Fairfax County’s Economic Development Support Fund to update Vienna’s zoning and subdivision ordinances.
While new urban areas with comparatively lax zoning codes have sprung up in Tysons and Merrifield, Vienna is still working with ordinances put together in 1969, and many of those relics of earlier zoning codes written in the 1950s. Staff joked that some zoning ordinances are kept in notebooks in a management office.
Councilmember Carey Sienicki, who announced earlier that meeting that she would not be running for reelection later this year, compared the code to an old station wagon.
“We keep replacing parts and fixing the station wagon from the 1960s, but in reality, there’s a lot of cars out there that work without all of the little patches. We have to take a holistic approach to this and I think this is going to be a benefit to the town in the long run.”
But while the majority of the Council approved exploring new zoning codes, Councilmembers Pasha Majdi and Howard Springsteen, who have both frequently opposed higher density developments, voted against the request.
“When we say we’re not changing the zoning, that’s missing the issue,” said Majdi. “We have ordinances that are woefully out of date. OK, but what is the effect of bringing them up to date? Bringing them up to date means a potential developer has the ability to develop on that land financially viable project.”
Majdi said that rather than being a detriment, the town’s arcane zoning ordinances are a source of strength, forcing developers to work closely with Vienna staff if they want to get a development approved.
“I would bet my entire salary, $10,000, that the recommendation is going to result in higher density, which I oppose,” said Majdi. “When you update the code, you get higher density. If you want higher density, you got Tysons. This is a niche market for homebuyers with a niche appeal. It’s brought a lot of success to our town. We don’t have to be everything to everybody.”
But other members of the Council called Majdi’s bet. Councilmember Douglas Noble said he’d match Majdi’s $10,000 that updating zoning codes wouldn’t automatically result in higher levels of density unless that was something specifically sought out by the Town Council.
“We’re not going to be Tysons,” said Mayor Laurie DiRocco. “We’re not going to be Arlington. We’re going to update the code in a way that’s more understandable to residents, developers and everyone… so it’s all written down and not just in a booklet in a manager’s office.”
Majdi and Springsteen voted against the request, but the resolution was approved on a 5-2 vote.
File photo
The Town of Vienna’s last major zoning code changes occurred in 1969, the year man first walked on the moon and the Beatles released “Abbey Road.”
Now, 50 years later, Vienna is gearing up for another zoning change. At the Vienna Town Council meeting on Monday, Jan. 7, the council is scheduled to vote on a $120,000 funding request to the Fairfax County’s Economic Development Support Fund to support updates to Vienna’s zoning and subdivision ordinances.
According to the staff report, one of the largest benefits of updating the zoning code would be a “reduction in the amount of time and money required by the private sector to gather information about development rights and zoning regulations.”
“By more closely aligning the zoning and subdivision ordinances to the comprehensive plan, the town will be more likely to attract the type of development so desired here,” according to the staff report, “i.e., more mixed-use, pedestrian-oriented development, rather than automobile-oriented, strip-mall development that currently dominates the Maple Avenue corridor.”
The funding is half the total cost, $240,000, of retaining a planning consultant. The remaining $120,000 would be paid by the Town of Vienna in the FY 2019 and FY 2020 budget.
There have been zoning changes for specific areas of the town, like the Church Street Commercial Zone in 1999 and the Maple Avenue Commercial (MAC) Zone in 2014, but according to the staff report much of the town’s zoning code outside of those streets is “outdated and cumbersome.”
Those zoning changes haven’t occurred without significant pushback, however. A controversial four-story development was approved in October amid outcry from nearby citizens that the building was too big for Maple Avenue. Some of the side-streets off Maple Avenue still feature green yard signs opposing the scale of the new development.
“This results in uncertainty for citizens, elected officials and the development community,” according to the staff report. “The current zoning and subdivision ordinances need to be comprehensively updated so the regulations are logically organized and easier to understand and navigate through the use of clear language, charts, tables and illustrations.”
There is also a legal component for the push, as the staff report notes that parts of the zoning code are inconsistent with state law and recent Supreme Court decisions with regards to sign regulations, changes that recently forced Fairfax to adjust its sign ordinance.
“An updated zoning code would incorporate contemporary zoning and best practices, providing more opportunity for redevelopment,” the report said.
Changes to the Vienna zoning code were first broached in 2015 as part of a recommendation to update the town’s comprehensive plan. An update to the town’s zoning code is estimated to take between one and two years.
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You’re cordially invited to the Town of Vienna’s holiday reception tomorrow (Friday) afternoon from 4-6 p.m. No RSVP necessary.
The reception will be held inside the Vienna Town Hall at 127 Center Street S. The annual party is scheduled to be attended by the Town Council, in case you’re one of the commenters with strong opinions on the school trailers or the log cabin removal discussed earlier this week.
The reception will include light refreshments and musical performances.
If you’re looking for more holiday festivities around Vienna, on Sunday (Dec. 16), The Insight Shop will host its annual Sing-Along on the Town Green at 144 Maple Ave E. The Sing-Along will run from 5-6 p.m. with hot beverages served to keep attendees warm.
Photo via Facebook
Vienna is purchasing new electronic signs that won’t just tell drivers if they’re going over the speed limit — it can send thank you messages to drivers who are going under the limit.
At the Vienna Town Council meeting on Monday, the council approved the purchase of eight new “SpeedAlert” display signs and new traffic management equipment from Herndon-based All Traffic Solutions.
Michael Gallagher, Director of Public Works for Vienna, said new GPS and feedback options make SpeedAlert signs an improvement to the existing speed indicator signs.
“Besides just giving you speed feedback, they collect speed and volume data as well,” said Gallagher. “That allows them to make instantaneous reports. They’re much more powerful than the equipment we currently have.”
Gallagher says the machines can be programed to flash strobe-lights or red and blue lights as a warning to speeding drivers.
“Three of the signs are a little larger and can be used for message boarding,” said Gallagher. “They could have a message if you’re speeding to show down or thank drivers for going the speed limit.”
The new signs cost a total of $59,477 and will supplement the existing supply of speed indicator signs.
“On a per dollar basis, this might be one of the best expenditures we have in terms of responding to citizen concerns and getting them what they want,” said Councilmember Pasha Majdi.
The new signs, which can also display non-speeding-related messages such as safety warnings, were unanimously approved by the council.
Photo via Facebook
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‘Green’ Vienna Businesses Recognized — “Nine Vienna businesses who have successfully completed the Town’s 2018 Sustainability Challenge were recognized at last night’s Town Council meeting… Through the program, certified businesses tally points on a checklist of green practices that they undertake as part of day-to-day operations.” [FairfaxNews]
Local Restaurants Open On Christmas — Staying in town for the holidays and planning to dine out? Patch has compiled a list of McLean, Vienna and Tysons restaurants that are planning to remain open on Christmas Eve and Christmas Day. [Patch, Patch]
Rough Night for Silver Line Commuters — Those heading home on the Silver Line last night faced delays, offloading and other issues during the evening commute due to a track problem outside of Foggy Bottom. [Twitter, Twitter]
Longstanding tensions over improvements to Louise Archer Elementary School in Vienna escalated to a proposal to deny Fairfax Schools continued use of trailers and fine the school system for violations as long as they’re still in use.
While the proposal wasn’t supported by the rest of the Council, its creator, Councilmember Pasha Majdi, expressed frustrations echoed by others.
“This is a bad joke and nobody’s laughing,” said Majdi. “I graduated from Louise Archer and went to class in trailers. My son starts elementary school [there] in nine months. My recommendation to the town is that we rename this provision from temporary trailers to generation trailers.”
One trailer was removed earlier this year as it began to deteriorate, according to the staff report. Students were relocated to two additional trailers, which are 17 and 19 years old and have a maximum lifespan of 25-30 years.
Staff from Fairfax County Public Schools (FCPS) said the school’s renovation would be unlikely to be completed before 2023, and even that is reliant on construction money being approved in a referendum for 2021. An addition onto the school is planned for 2025.
“It’s an embarrassment that the school system can’t get their act together and move quicker on this,” said Councilmember Howard Springsteen. “It’s been 20 years we’ve been promising this… I give you guys an F for the ability to manage these projects.”
Springsteen said he didn’t have a lot of faith that the school system would be able to deliver that addition by 2025.
FCPS also faced criticism for coming to the Town Council for re-approval of the trailers four months after the approval had expired.
“You need to get here before the application expires,” said Councilmember Douglas Noble. “The clock was for August 22, not today. They need to be here with an application in July 2 two years from now.”
Despite these concerns, the Town Council didn’t go along with Majdi’s proposal to deny the trailers continued use renewal. Councilmember Tara Bloch said while she was frustrated by the trailer situation, pushing students out of the trailers and back into the already overcrowded school would hurt students.
The council voted 6-1 in favor of allowing continued use of the trailers.
Photo via Google Maps
The log cabin at 307 Cabin Road SE has survived for over 80 years, but it couldn’t survive development plans to subdivide the lot it sits on.
Last night (Monday), the Vienna Town Council voted to approve a subdivision of the cabin that would ultimately result in its destruction. But like the Planning Commission at their meeting in November, the Town Council couldn’t find a compelling reason to deny the application, which cabin-aside would be an otherwise unremarkable request.
The cabin is not a designated historic location, which means it has no legal protections. Members of the Town Council noted that it was one of several buildings in the town that have some historic relevance but not enough to protect or have an impact on the local community.
There is also the issue that the building is also in poor shape, with rotting wood and a fragile structure. The owner of the site told the council that the building could not be saved.
“This does mean things to the community,” Councilmember Carey Sienicki. “We heard from citizens that this is an important structure. Unfortunately, it was in disrepair. It can’t be moved.”
Instead, some of the logs from the site may be salvaged as it is taken apart. The council also proposed working with Historic Vienna to preserve pieces of the building and erect a plaque, either at the site or at a display the Freeman Store and Museum.
Members of the council lamented that while the developer American Signature Properties had said they were amenable to historic research and preservation as long as it didn’t interfere with development plans, representatives of the group at earlier meetings concerning the cabin had showed little interest in any form of preservation.
Town Attorney Steve Briglia told council members that there was very little the town could do to force the developer to engage in preservation measures for the cabin.
Photo via Town of Vienna
A Vienna log cabin, which may or may not be historic, could be demolished soon as the plot its on is subdivided.
The Vienna Town Council is scheduled to vote tonight (Monday) on whether or not to approve the subdivision. Staff recommended approval, but the building’s historic value is still under discussion.
County tax records say the cabin was constructed in 1925, but the staff report notes that aerial photography from 1937 shows the lot being empty. In a letter to the Town Council, Michael Gelb, Chairman of the Planning Commission, said that Historic Vienna had expressed an interest in exploring more preservation or commemoration options for the site. According to Gelb:
No neighbors appeared at the Planning Commission meeting regarding the proposed subdivision, but Gloria Runyon, a representative of Historic Vienna, said the log structure may have historic value and that Historic Vienna wants to explore preservation/commemoration options. Ms. Runyon noted that the structure was erected by an African-American resident of Vienna. Historic Vienna had just learned of the proposed subdivision so did not have a specific proposal. She did not oppose the subdivision, but said Historic Vienna would like to work with the builder (American Signature Properties) and the Town on some type of recognition for the structure.
The cain is located at 307 Cabin Road Southeast. The one-and-a-half story building is bordered by five single-family detached dwelling lots. The applicant proposes making improvements to the property frontage, including a new sidewalk, curb and gutter.
Gelb also noted that while the Planning Commission voted unanimously to recommend approval of the subdivision, commission members had expressed concern about the fate of the log cabin. Gelb said Fred Eisenhart of American Signature Properties, the property developer, said that since the structure was not a registered historic property there were no legal restriction protecting it.
“Mr. Eisenhart said the company would talk with Historic Vienna, but some Commissioners voiced doubts about the depth of his commitment,” Gelb wrote in his letter. “Mr. Eisenhart responded that he did not mean to convey a lack of enthusiasm, but Commissioners agreed that the Chairman should note their concerns in this memo.”
