A Quinn Homestretch Primer

Update: Approval of Special Exception application

(March 11, 2024)

City Council voted (5-2) to approve the Quinn Homestretch project at the February 26, 2024, meeting. Updates to this project are included in the post City Council Approves the 10-Story Quinn Homestretch Project, Not Waiting For Information On Sewer Outcome.

( August 9, 2023)

What is the Quinn Homestretch Project?

The Quinn Homestretch Development is a proposed  10-story senior living and mixed-use development project. The property is owned by Quinn Enterprises, LLC and Homestretch, Inc., and developed by Teeters Co., LLC. Images from the architectural plans are available in the Quinn Homestretch Architectural Plans post. It features:

• 233 senior living residential units — 145 independent living units, 56 assisted living units, and 32 memory care units.
• Ground floor retail along S Maple Avenue frontage. Tinner Hill Heritage Foundation will be given rent-free space for a minimum of 10 years.
• Retail space, medical offices, and a restaurant.
• Three-story, partially underground parking garage with 292 parking spaces.
• Building height request of up to 115 feet.
• Building footprint is about 50% of the total 1.87 acres. The remaining area is publicly accessible, landscaped open space including an amphitheater, previous courtyard and walkways.
• Creation of Rolling Road Park that includes the adjacent City-owned W Fairfax Street right-of-way converted into a bike/pedestrian promenade that will be perpetually maintained as a public area. The park will have installations that acknowledge the historical aspects of that area. The additional area is 11,900 square feet (0.27 acre) resulting in a 33,900 square-foot (0.78 acre) park.
• Waivers requested – special exception for mixed-use development and height, and the required 100-foot distance of commercial vehicular entrance or exit from an R District
• Affordable housing concessions

Where is the Quinn Homestretch project?

The project is on two parcels of land where Quinn’s Auction Galleries is located and the neighboring parcel where the Homestretch office building is located on S Maple Avenue. To the south is S Washington Street. The W Fairfax Street right-of-way is the narrow tarmac strip that runs from S Maple to W Annandale Road. This area is 11,900 square feet (0.27 acre). The City will retain ownership of this area, although the owners have offered to develop and maintain it as part of Rolling Road Park.

The images below are taken from the June 9, 2023, submission package. This is the existing site.

What is the process?

The project has requested special exceptions, and, therefore, City Council approval is needed. The City Council can direct the planning staff to negotiate with the owners and developers on any aspect of the project, including the contributions to affordable housing. After the Council agrees to the basic proposal at first reading, the project will be referred to the Planning Commission, and other boards, commissions and civic groups. The Council then takes their advice into consideration prior to second reading and final approval.

What is the environmental impact?

Landscape

The existing area was largely impervious, comprising three buildings and surrounding parking lots with trees. The City-owned right-of-way is largely neglected tarmac. As shown in the table below, this project will have 15% tree canopy with a total of 28% landscaped space. Also, because the building is only 50% of the area, there will be large open spaces around it. The creation of Rolling Road Park adds to the environmental contributions of this project.In the table below, the percentages are calculated based on a lot size of 81,298 square feet, and does not include W Fairfax St. The existing building footprint is derived from tax records. The data on the new building is from the June 9, 2023, submission.

The project includes a solar reflective roofing and 5,000 square-foot vegetated roof to mitigate its heat island effects.

Stormwater Management

The project will meet or exceed the current stormwater management requirements to reduce runoff by 20%. The developers will also contribute $20,000 to the City Stormwater Utility Fund. There is a need for the City to purchase extra stormwater capacity from Fairfax or for the applicant to fund a sewerage connection to Four Mile Run.

Parking

The Quinn Homestretch developers have requested a 20.7% parking reduction because of the anticipated reduced parking needs of its senior residents. However, there is still discussion about the parking needs of caregivers, workforce, and visitors.

What is the fiscal impact?

The developers estimate a net fiscal benefit to the City of nearly $1.5 million annually, but the City’s estimate is $867,118 per annum. This includes $781,515 in projected real estate taxes, based on an assessed project value of $63,537,800 and a real estate tax rate of $1.23 per $100. This estimate also assumes revenues from the 4,800+ sf restaurant planned.

Current annual revenues produced per the three properties, including business and real estate taxes, are $159,562.

The City analysis is available here.

What is the affordable housing impact?

The owners claim that the City’s 10% affordable housing requirement cannot be applied to this development. The developers initially proposed a contribution of $1,750,000 to the City’s housing trust fund in lieu of 23 ADUs offered for a 20-year period. (Note that ADUs for Founders Row, Broad & Washington, and Founders Row II are for the life of the project.) After some negotiation, the developers offered the City one of two options at the August 7, 2023, meeting:

• A one time contribution of $1.9 million to the City’s Housing Trust Fund, or
• Financial provisions for two city residents to pay 60% AMI rent, and including the full continuum of care for independent living, assisted living and memory care with other terms. This would in place for the life of the project.

What has happened thus far?

The first submission for the Quinn Homestretch project was received on March 3, 2023, and presented to the City Council at its April 10 meeting. Mr. Paul Quinn, a longtime City resident, spoke briefly about his desire to one day become a resident of the development. A second submission was made June 9, 2023.

Many aspects of this proposal are still being negotiated. In particular, the City is in talks with the developers regarding the affordable housing payments and parking.

Design issues also remain. Mayor Dave Tarter and Council Member David Snyder have asked the developers to relocate the loading dock from S Maple to S Washington and have the retail facing S Maple Street rather than in the interior of the building. The resulting effect would make S Maple an active street with storefronts.

Update: August 7, 2023, City Council meeting:

The Winter Hill Community Association Board of Directors, on behalf the Winter Hill Townhome Community, expressed concerns about the height and massing of the building, the isolated nature of the building and green space, and the limited commercial options on S. Maple Avenue. Additionally, they were concerned about the precedence being set for future developments on S. Maple Avenue and Virginia Village, with minimal information available concerning the future development of the Maple Street Corridor.

Separately, former Mayor Mr. Nader Baroukh shared these concerns. He specifically pointed to the design being incompatible with the Small Area Plan for this part of the City and not being in conformance with the Special Exception Ordinance as stated in the City staff comments. Their written comments are available here and here.

City Council approved the first reading (6-0, Mr Snyder abstained). The project will now be forwarded to the various boards, commissions and civic groups for comments.

Where to get more information?

Read the Falls Church Pulse posts on the Quinn Homestretch project here.

The City website has meeting schedules and links to documents on this project, here.

The June 9, 2023, submission package is available here.