Update: On September 26, 2023, City Council voted to approve a new T-Zone code that is significantly different from the one initially proposed and described here. Read A New T-Zone Code Approved (5-2) Despite Lack Of Consensus and Evolution Of T-Zone Proposals for more information.

What and where are T-Zones?

Transition zones, or T-Zones, refer to 58 lots in Falls Church City that are zoned either T-1 or T-2. These lots are considered transition areas, because they serve as buffers between denser and taller commercial districts and quieter residential areas. T-Zones comprise approximately 24 acres of land, or less than 3% of the City’s total land area. If adjacent T lots were to be combined, their sizes would vary from 0.35 acres to 6.5 acres. These lots are located primarily on Park Avenue and North Washington Street; City T-Zones are highlighted in purple in the map above.

Why has the City Council considered changes to the T-Zone code?

The City Council believes that changing the zoning code would facilitate the development of small residential projects on infill sites too small to support large commercial or mixed-use developments. Changes would aim to reduce the time and cost for developers to obtain planning approval, thus making small projects more feasible. At the same time, the Council hopes that an updated code would encourage redevelopment that would bring in townhouses, multifamily housing, and neighborhood-serving retail while addressing stormwater issues.

City planning staff initially identified T-1 and T-2 lots as good candidates because of “limited development activity observed in T-Zones in comparison to the commercial and residential zones. Limited reinvestment within T-Zones results in aesthetics, streetscape, and infrastructure that lags behind other areas and the land underperforms in providing community services.” They have since restricted their proposed changes to T-1 properties. (http://www.fallschurchva.gov/2167/Proposed-T-Zone-Updates)

What is the proposed new T-Zone code?

The initial Council proposal has been modified over several months by the Planning Commission and also by City staff. The complete set of changes currently being considered can be found here. Discussion is ongoing, but the City’s direction seems clear. Proposed changes include allowing all construction on T lots except single-family residences, duplexes, and parking lots. Building coverage and height would increase significantly. Building front, rear, and side setbacks would be limited. Planning approval processes would be curtailed. There would be a new tree canopy requirement, and affordable housing would be encouraged by offering a density bonus based on the number of units the developer proposes per acre.

T-zone proposal rendered on Park and Lee- old vs new — Corner of Park Avenue and N Lee St T-lots. Rendition from staff report, edited to show difference between current by-right code and proposed code. By-right maximum height is actually 45 ft

T-zone SUP graphic — Corner of Park Avenue and N Lee St T-lots. Rendition to show a building allowable by SUP in T-Zone proposal

What has been the response from Falls Church City residents?

The City Council began working on this issue in June 2021, and voted (5-2) on first reading of the initial proposed T-Zone code on May 23, 2022. This action moved the discussion to the Planning Commission, other boards and commissions, and the public.

The first official public notification of proposed T-Zone changes occurred in October 2022, with the announcement of a November 2, 2022, Planning Commission listening session on this topic. A week prior to this hearing, the City put up hearing notice signs in Cherry Hill Park and sent letters to homeowners living within a block of any T lot. The meeting was packed to overflowing, with 32 out of the 43 people speaking against the zoning changes. A subsequent, two-hour question-and-answer session hosted by the League of Women Voters of Falls Church on February 9, 2023, drew another packed room with more than 100 attendees.

In addition, the City Council and Planning Commission have received 147 letters (and counting), 129 against and 18 in favor of the proposed T-Zone ordinance. There were also 400+ supporters of a petition against this proposal. Those opposing the proposal have suggested alternatives that have largely been ignored.

Since then, each Planning Commission and City Council meeting continues to draw speakers. This topic has clearly attracted the most civic engagement in recent times.

Citizen concerns include:

Scale of the buildings (height, lot coverage, setbacks) that would be allowed and their impact on the “small town” character of Falls Church and transitions between residential and commercial areas
Environmental impact – loss of existing tree canopy and exacerbation of stormwater issues
Failure to live up to promises of affordable housing
Process shortfalls that have resulted in the lack of a genuine public dialogue about these issues

Proponents of the code changes contend that they would bring more diverse housing to the City. Letters of support also came from three developers and the Falls Church Chamber of Commerce.

Where to get more information about the T-Zone Proposal?

The curated T-Zone posts on Falls Church Pulse are accessible here.

City staff have created a webpage dedicated to tracking the public record about T-Zones, including meeting videos, staff reports and other documents, and listings of past and upcoming meetings. This resource may be found at here.