On September 6, 2023, after 15 months of deliberation, community comment, and public hearings, the Falls Church City Planning Commission made its recommendation to the City Council on alterations to the transitionary zoning policy. The plans were proposed by the Falls Church Planning Staff and the final decision on the matter is to be made by the City Council on September 26.
Transitional zones (T-zones) are areas in between high-density zones, such as sections of Broad Street like the Founders Row development, and low density zones, mainly containing single-family homes. These zones lie in-between larger, commercial developments and smaller single family homes, that provide an environment with a less intense level of activity and noise.
The proposed changes would permit the construction of townhouses and multifamily units in transitional zones. It would require tree coverage of at least 15% in new developments, and would allow for larger construction projects to take place inside those zones. These projects would resemble developments like Founders Row, as well as the West Falls and Broad & Washington projects.
The opportunity to build townhouses and multifamily units within transitional zones will increase housing availability and result in a lower cost of living, as the space would provide far more housing units and wield less space.
Marybeth Connely, one of the policy’s advocates and a City Council member, said the policy would bring “smaller parcels, wider sidewalks, and greater setbacks,” all of which are vital to walkable, green neighborhoods.
Setbacks are the space in between the border of a lot and where the owner is allowed to build. The greater the setback, the more green space there will be in between buildings. Parcels are the space in which building is allowed; small parcels allow more, diverse buildings, instead of a few huge projects.
In early August, the City Council gave a preliminary OK to the changes in a five to two vote, with only Councilman David Snyder and Mayor David Tarter voting against. Snyder called the preliminary approval changes’ “the most disappointing outcome in my 24 years on the council” in an interview with a Falls Church News-Press reporter.
The final public meeting in relation to T-Zones took place on September 11, yielding numerous public comments pertaining to both sides of the argument. With little time left until the final vote, and none of the council members having displayed a change in mindset, the new policy is likely to pass.
Councilwoman Letty Hardi expressed her gratitude for the democratic process, and put forth a plea for the future: “I appreciate the Planning Commission’s thoughtful, detailed consideration and the continued professionalism and hard work by city staff… while the changes proposed for immediate neighbors feel fraught, I hope that we can continue to be civil and factual in our deliberations and community discussions.”
