More than two years after the idea was first proposed, Metro has the approvals it needs to set the stage for mixed-use development around its West Falls Church station.
The Washington Metropolitan Area Transit Authority announced today (Thursday) that it has signed an agreement with a development group that will make over the 24-acre transit station area with more than 1 million square feet of office, retail, and residential space.
Branded FGCP-Metro, LLC, the development partnership consists of EYA, Hoffman & Associates, and Rushmark Properties. EYA and Hoffman are also part of the Falls Church Gateway Partners group behind the West Falls project that got key approvals from the Falls Church City Council earlier this week.
Falls Church News-Press reported on Monday (Aug. 9) that WMATA gave the developers a go-ahead to work on its land that day, according to a spokesperson from the Gateway Partners team.
“Building transit-oriented development is an important strategy for managing many of this region’s most pressing challenges, such as traffic congestion, sustainability, housing production, and transit ridership recovery,” Metro General Manager and CEO Paul Wiedefeld said. “The West Falls Church Metro Station is a unique opportunity that will convert underutilized parking lots to provide housing, jobs and economic opportunities, and create a cohesive development plan with the adjacent publicly-owned sites.”
In its news release, WMATA says the joint development agreement with FGCP-Metro will “generate long-term revenue for Metro through 99-year ground leases, in addition to fares from new ridership.”
Plans to turn the West Falls Church TSA into a mixed-use hub have been in the works since 2018, when the Fairfax County Board of Supervisors initiated a study to consider amending the county’s comprehensive plan for the transit station area.
The Metro Board of Directors authorized a solicitation of potential developers to build up the 24 acres of land that it owns by the station in January 2019.
According to a WMATA staff report, a feasibility study completed before the board’s vote determined that the TSA should be reconfigured and redeveloped to create “continuity” with the City of Falls Church’s planned development of the former George Mason High School site as well as a proposed expansion of Virginia Tech’s Northern Virginia Center.
After two years of study by a task force appointed by Dranesville District Supervisor John Foust, the Fairfax County board approved a West Falls Church TSA comprehensive plan amendment on July 13, paving the way for Metro’s new agreement with developers.
“I am pleased that it envisions a vibrant mixed-use, pedestrian friendly environment and attractive public spaces, while respecting nearby established residential communities,” Foust said of the approved plan, though neighborhood concerns about the potential influx of traffic brought by the new development will need to be addressed.
Now that its agreement with WMATA is in place, FCGP-Metro still needs to get specific plans approved by Fairfax County, a process that is expected to unfold over the next year:
The rezoning application will include the detailed plans for the redevelopment of Metro’s parking lots with apartments, townhomes, neighborhood retail, and public green spaces. It will connect the proposed mixed-use redevelopment of the Meridian High School (formerly George Mason High School) site in the City of Falls Church to the West Falls Church Metro Station with new bike lanes, broad sidewalks, publicly accessible park spaces and a secondary grid of streets that will help alleviate some of the congestion in the area.
WMATA says it will hold a public hearing later this year on proposed changes to the West Falls Church Metro station commuter parking and bus facilities, including a replacement of the existing parking lot, a relocation of the bus bays, and a redesign of the Kiss & Ride facility.
Construction on the overall redevelopment project is expected to begin in 2023.
Reminder: Heat Advisory Today — A Heat Advisory will be in effect from noon to 8 p.m. today (Wednesday) with heat index values ranging from 100 to 105 degrees Fahrenheit. The National Weather Service advices drinking water, staying inside as much as possible, and checking on neighbors with the extreme heat and humidity bringing the risk of heat-related illnesses. [NWS]
Falls Church Gateway Development Approved — “In a series of unanimous 7-0 votes Monday night, the Falls Church City Council gave final decisive approvals to special exceptions and the site plan for the biggest project in the City’s history, a 9.75-acre mixed use development at the site of the now-demolished old George Mason High School property. The project…now awaits a groundbreaking set for early next year.” [Falls Church News-Press]
Northrop Grumman Celebrates Space Launch — The Falls Church-based company launched its 16th mission to resupply the International Space Station at 6:01 p.m. yesterday (Tuesday) from NASA’s Wallops Flight Facility on Virginia’s Eastern Shore. Named NG-16, this is the fifth mission under NASA’s Commercial Resupply Services contract with Northrop Grumman. The contract was first awarded in 2008 and covers a minimum of of eight missions to the ISS through 2024. [Office of the Governor]
Meet the New Thoreau MS Principal — “Teresa Khuluki spent the last nine years as principal of Wolftrap Elementary School just north of the town of Vienna. On June 30, she traveled a few miles south to become principal at Thoreau Middle School. Serving as Thoreau Middle’s principal will let her get back to her enthusiasm for working with older, secondary-level students, Khuluki said.” [Sun Gazette]
An update to the Falls Church Gateway project is headed to the Falls Church City Council with an uncertain approval from the Planning Commission, following a long discussion over whether the city should be more ambitious with its affordable housing goals.
The update primarily involved a proposal to expand the senior housing facility planned for the development by an additional 35,000 gross square feet, bringing the maximum square footage up from 225,000 to 260,000 square feet.
Staff also recommended approval of additional affordable housing at the mixed-use development in exchange for the added density — a relatively common trade in residential development.
The discussion of the project during the planning commission’s eight-hour meeting on Wednesday (Aug. 4) was convoluted to the point where even commission members were unsure what they were voting on by the end.
Ultimately, the commission gave its support to the staff recommendation that the city accept the developer’s concession of making 4% of housing in the multifamily section affordable to a range of incomes, including lower income households.
“The market is much less likely to accommodate the provision of homes in these ranges,” the staff report said. “Since there is a need for housing across the spectrum of affordability, the concession of 6% of ADUs affordable to households at 60% AMI would be acceptable as well.”
In a confusing back and forth over changes and amendments, the commission ended with recommending “additional ADUs provided at the AMI levels recommended by staff.”
Commission members flirted with the idea of adding more ambitious language into the recommendation and requiring higher levels of affordable housing in keeping with earlier plans, but also discussed the careful balance involved in credibility as an advisory group.
“The more we put in recommendations they ignore, the less they take anything seriously,” chair Brent Krasner said. “I think we have to be careful about putting a wishlist of things that aren’t going to happen…At his point it’s unlikely the council will make any changes…Otherwise it’s just about getting our principals out there as a protest.”
The recommendation, Krasner admitted, was vague, but it could open the door for further discussion at the city council meeting on Monday (Aug. 9).
The amendment opens up much of the nearby area to mixed-use development, with the aim of creating a residential and retail hub similar to the Mosaic District, but the approval came with some caveats from the county planning commission, and skepticism from some in the public.
Throughout the process, residents in nearby neighborhoods have shared concerns that the new developments will put more traffic onto nearby streets not build to withstand the pressure, particularly putting pedestrians in jeopardy even with some pedestrian improvements planned for the site.
The planning commission made some adjustments to the proposed amendment in recognition of these concerns, such as adding text saying that “connections should be provided within the site and to the existing pedestrian network surrounding the site, with an emphasis on pedestrian safety, accessibility, and comfort.”
At Tuesday’s public hearing, resident Adrienne Whyte said the amendment will allow developers to turn the site into a “gateway to gridlock” and that the suburban character of the nearby streets don’t support the kind of road network envisioned in the site plans.
“What other station depends on a two-lane country road for egress?” Whyte asked.
The project got some support from residents and various advocates, including Sonya Breehey, Northern Virginia coalition manager for the Coalition for Smarter Growth — an organization that Breehey acknowledged is partially funded by project developer EYA.
“The county must prioritize the redesign of its streets to make them safer for people walking and biking,” Breehey said. “Nearby streets need to be redesigned with bike lanes and safer crosswalks.”
Dranesville District Supervisor John Foust, who represents the area, celebrated the approval, but he acknowledged the ongoing community concerns and said he would support improvements down-the-road to nearby streets.
“Our work is not done,” Foust said. “Clearly there is concern…by neighborhoods that have challenges today. With or without this application, we need to address them.”
Board of Supervisors Chairman Jeff McKay said the project was adequately vetted and the area is appropriate for the planned development, but agreed with Foust that the nearby transportation problems can’t be ignored.
“Clearly, near a Metro station like this is where you want to see this type of growth,” McKay said. “That being said, residents have good reason to be concerned. We’ve got work left here to do.”
Tropical Storm Elsa Heads to Virginia — After leaving Florida behind, Tropical Storm Elsa is expected to bring heavy rain and strong winds along the East Coast from Georgia to New England through Friday. Forecasts show the storm passing to the east, but the D.C. area on I-95 could get some rain and breezy conditions tonight. [Capital Weather Gang]
Falls Church Developer Proposes More Senior Housing — “The Falls Church Gateway developer partnership getting underway with work on the 9-acre site of the former George Mason High School came to the F.C. City Council Monday with a request, granted a preliminary vote by a 7-0 margin, to expand the senior living building set for the site from 225,000 square feet to 260,000, including a height increase to 15 stories to accommodate up to 215 units.” [Falls Church News-Press]
Cause of Bird Deaths Still Unknown — The Virginia Department of Wildlife Resources received more than 1,400 reports of sick or dying birds in Northern Virginia, including Fairfax County, between May 23 and June 30. No cause has been identified yet, but symptoms of the illness include eye swelling and neurological issues. [Vienna Police/Twitter]
Travel Ban Puts Falls Church Couple’s Wedding Plans at Risk — “The pandemic has prevented a couple from Falls Church, Virginia, from walking down the aisle, and now they say they’ll lose $30,000 if the U.S. travel ban on citizens from Britain and other European nations isn’t lifted soon.” [WTOP]
Metro to Phase Out Diesel Buses — The Metro Board of Directors approved a plan yesterday (Thursday) to phase out buses powered by diesel and natural gas over the next two decades with the goal of having a zero-emissions fleet by 2045. The transit agency will start adding electric buses in 2023 and cease purchases of emission-producing buses by 2030, a timeline that critics argued is too slow. [The Washington Post]
Approval of West Falls Church Plan Anticipated — “The Fairfax County Planning Commission, at its scheduled meeting next week, is expected to endorse the proposed amendment to the county’s comprehensive plan that will open up the potential for a large-scale coordinated development of WMATA’s West Falls Church Metro station property and adjacent property occupied by Virginia Tech.” [Falls Church News-Press]
Mosaic District to Open Rollerskating Rink — The Mosaic District in Merrifield will hold a grand opening celebration for its new Skateland rink from 5:30 to 10 p.m. tomorrow (Saturday). The disco-themed event will feature live music from the band Groovalicious and support Pride Month with 50% of ticket sales going to FCPS Pride. [EDENS]
Madison Baseball Vies for State Title — James Madison High School’s baseball team is set to compete in the 2021 Virginia High School League Class 6 state tournament tomorrow after defeating Lake Braddock 6-0 on Tuesday (June 22). If the Warhawks win, it would be the program’s first state championship since 2015 and its fourth ever. [Sun Gazette]
Concerns raised by both local citizens and Fairfax County Planning Commission members over the impact of a new West Falls Church Metro station development plan prompted the commission to defer a vote on the project on Wednesday (June 16).
The West Falls Church Metro station is one of the most underutilized stations in the Metro system, and the Washington Metropolitan Area Transit Authority has enlisted developer EYA to turn the site into a mixed-use development.
The plan was endorsed by a task force appointed by Dranesville District Supervisor John Foust, but at Wednesday’s public hearing, several nearby residents and civic association representatives spoke out with concerns about the project — though others praised it as an improvement over the existing space.
“There are several focused criticisms and concerns raised about the current proposal by the [McLean Citizens Association] and by some of the nearby residents, who feel that we need to go further than this plan suggests,” said Dranesville District Planning Commissioner John Ulfelder.
Much of the criticism focused around the effect of traffic brought by the project on nearby roads that the county acknowledges were not made to support a sizable increase in density.
Braddock District Commissioner Mary Cortina said she was concerned that the plans fail to adequately address pedestrian safety.
“The text I see in the pedestrian area talks about convenience and comfort: it doesn’t talk about safety,” Cortina said. “This is life and death. We have to call out safety where we have pedestrian sections because that should be a priority.”
County staff said a follow-up study will look at identifying funding for pedestrian safety and traffic improvements for nearby streets that are outside of the scope of the current project but will still likely be affected by it.
“Haycock Road and Route 7 prevent a lot of people from crossing safely [to the Metro],” said Tim Kutz, a transportation planner with the Fairfax County Department of Transportation. “That’s something we’re going to look at further in the transportation plan looking at the surrounding neighborhood. It’s important that people have an opportunity to bike and walk safely…A lot of older neighborhoods don’t have sidewalks, don’t have crosswalks, and don’t have connectivity.”
Kutz said the funding for those future pedestrian improvements is something the county would “have to explore” later.
Some nearby residents commented that they support the project, notably Cheryl Smith, who represented the Gates at West Falls Condominiums and served as the majority vote for the West Falls Church TSA Task Force.
Smith argued that the project would be a net increase in terms of quality of life for those surrounding the project, but others disagreed.
“The WMATA site is not suitable,” said Adrienne Whyte, representing the recently-launched Reclaim Fairfax County group. “This is a lovely but limited fiction.”
Whyte said the West Falls Church Metro station is intended to be a neighborhood-serving station rather than a site for significant developments.
In the middle was Phil Cooke from the McLean Citizens’ Association, who said the MCA supported the developer’s plans, but with the provision that the county must further study ways to address the potential consequences of increased density and congestion.
“[This] will strain Route 7 congestion further than it already is,” Cooke said. “Folks will seek to avoid Haycock and Route 7 and exit the back way, increasing local congestion.”
At Ulfelder’s suggestion, the board voted unanimously to defer its decision on the comprehensive plan amendment to the June 30 meeting, to collect further feedback and reflect on public comment before the Commission votes on the project.
Westbound I-66 to Close Overnight Starting Tomorrow — “Work at the Interstate 66 and Capital Beltway interchange will require a full I-66 closure in the westbound direction over several upcoming days. The Virginia Department of Transportation said westbound I-66 will be closed at I-495 nightly from Tuesday, June 15 to Saturday, June 19. Closure hours are 11 p.m. to 5 a.m. nightly and until 6 a.m. on Saturday and Sunday.” [Patch]
Vienna Reaffirms Commitment to Library Parking Project — “Vienna officials still can back out of an agreement with Fairfax County to build a new Patrick Henry Library with a parking structure, but now the town financially has something to lose. Vienna Town Council members on June 7 reconfirmed the town’s participation in the agreement and agreed to support the project’s design phase.” [Sun Gazette]
Falls Church Chamber of Commerce Supports Amendment — “The board of directors of the Falls Church Chamber of Commerce formally signed off on a letter to the Fairfax County Planning Commission in advance of its meeting next Tuesday. The letter, sent over the signature of Falls Church Executive Director Sally Cole, expressed the Chamber’s strong support for an amendment to the Fairfax County Comprehensive Plan to permit mixed use development at WMATA’s West Falls Church Metro station site.” [Falls Church News-Press]
McLean Home of Retired Football Quarterback for Sale — “In April, the veteran quarterback Alex Smith announced his retirement from the NFL. Now Smith is leaving the Washington, DC, metro behind. He’s listed his gorgeous mansion in McLean, VA, for $6.7 million.” [Sun Sentinel]
(Updated 6/11) A plan to overhaul one of the Metro system’s least-used stations is headed to the Fairfax County Planning Commission next week, but surrounding the new project is a complex network of advocates, issues, and jurisdictional questions that’s built Katamari Damacy-style over the last two years of public engagement.
As the project to transform the area around the West Falls Church Metro station starts to move forward, advocates and opponents alike are already starting to look at the next stage of transportation questions down the road.
The proposed comprehensive plan amendment aims to turn the area near the West Falls Church Metro station into a mixed-use district with office, retail, and residential uses more typical of areas near Metro stations.
With the withdrawal of Virginia Tech taking the filling out of the development sandwich, the two pieces of the plan are the City of Falls Church parcel, with mixed-use developments around a central stretch of park and open space, and the area adjacent to the Metro station.
The first phase of the project is scheduled for a planning commission public hearing on Wednesday (June 16) before going to the Board of Supervisors on July 13, after which the Washington Metropolitan Area Transit Authority’s development team will still need to get specific plans approved.
So far, most of the public discussion about the project has involved transportation.
Evan Goldman, executive vice president of acquisitions for site developer EYA, says an expanded roadway parallel to the crowded Haycock Road should help relieve some of the local traffic, along with a new exit off I-66 running directly to the West Falls Church Metro station.
“There’s no question that what is being built here is 100% better than what is there today,” Goldman said. “This will have dedicated bike lanes on almost all the streets.”
Goldman says the concerns raised so far have mainly focused on the single-family residential neighborhoods near the development, where there are insufficient sidewalks in some places.
“It’s specifically because of the location, surrounded by single-family neighborhoods in an area where there are existing traffic issues,” Goldman said. “The density is sized for the capacity of what the traffic can handle to make sure we’re trying to be respectful of neighbors in terms of height and density.”
Goldman says lower density requirements will also allow more of the buildings to be delivered together, so the project can be brought online all at once.
The reaction from surrounding neighbors to the project has been mixed.
Paul Rothstein, one of the representatives from nearby residential development The Villages on a task force to review the project, has argued that the increased density will pose a hazard to nearby residents, who will feel the ripple effect of traffic from the site on streets not built to handle it.
“Even though I view pedestrian infrastructure remediation as mostly Fairfax County’s responsibility and not [EYA’s], your development will increase traffic in the surrounding areas and increase the risk to pedestrians,” Rothstein wrote in a letter to the developer.
Rothstein has been pushing for EYA to endorse a McLean Citizens Association resolution on the project, which notes that the traffic issues at the site remain unresolved.
“To quote the father of the injured child, ‘I also hope that the developers, who emphasize building walkable communities, will support the MCA resolution and thus make sure that walkability in existing communities does not deteriorate as a result of new communities,'” Rothstein wrote. “Adoption of the MCA resolution still will permit substantial development at the same time as promoting the safety of your neighbors, including their children.”
Goldman says current plans for the development include dedicated crossings on Haycock and Leesburg Pike, but Rothstein’s concern is for neighborhood children walking to Haycock Elementary along more crowded streets.
Goldman says EYA’s obligations for traffic improvement are primarily at the development site and not the broader region around the station.
Cheryl Sim, another nearby resident, agreed that, by and large, EYA is not responsible for the entire area, but it still has some obligations.
“The County and VDOT have long ignored this area and its needs,” Sim said. “However, EYA fronts for WMATA in this exercise. And, WMATA, based upon its Joint Development Guidelines and Principles from May 2020 place the onus on the developer.” Read More
Falls Church is looking to set up a new governing authority to handle some of the finances for its ambitious West Falls Church Economic Development Project — a new mixed-use development the city hopes can rival the nearby Mosaic District in Merrifield.
The new Community Development Authority (CDA) will be financially-focused, aimed at administering the bonds and debt service for local projects, as well as imposing special taxes on businesses within its zone.
The West Falls CDA will be the first of its kind created in Falls Church, though similar CDAs are in place in Ballston Quarter in Arlington and for the Mosaic District in Fairfax.
“A CDA can finance such projects by issuing bonds and then requesting that the locality impose special taxes or a special assessment on properties in the district to pay the debt service on such bonds,” city staff said in a report. “This ordinance is before City Council for creation of the CDA only, and bond issuance will require further Council approval down the road.”
Staff presented an overview of the proposal to the Falls Church City Council during its work session on Monday (May 17).
City Manager Wyatt Shields explained that community development authorities result from property owners petitioning their local government to create the organization, generally so that they can “gain public improvements” within the specific district where they are located.
In the case of the potential West Falls CDA, the petitioners are the future leaseholders of the site, which is currently owned by the City of Falls Church. That includes Falls Church Gateway Partners, the developer group comprised of EYA and Hoffman & Associates.
“There would be a special assessment paid only by those who live in that special district to pay for those public improvements,” Shields said. “There is no tax impact for taxpayers who live outside the district.”
The plan for the West Falls Church Economic Development Project is to create a sprawling mixed-use area with a residential component as well as 123,000 square feet of retail anchored by a grocery store, office space, and a hotel.
The report says the intent is for the CDA to issue $12 to $15 million in bonds that would kickstart some of the planned infrastructure improvements and fund under-grounding utilities.
The CDA will be managed by a five-member board appointed by the city.
The proposal is scheduled to go to a public hearing on Monday (May 24) before returning to the city council for final approval on June 28. If approved, the CDA would start meeting in July, with bond sales beginning February 2022.
Image via City of Falls Church