[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6041451,"mediaKeyId","3722699-0dd9409088b2edbda965a8bb4ee7b47e","parentId",3722699,"title","Falls Church Council adopts accessory-dwelling ordinance with setbacks, reporting and occupancy conditions","audioSeconds",4363,"startMs",4457000,"endMs",8820000,"viewUrl","/Search/View?dp=1&key=3722699-0dd9409088b2edbda965a8bb4ee7b47e&start=4457&end=8820","thumbnailUrl","https://assets.pipeline.soar.com/3722699-0dd9409088b2edbda965a8bb4ee7b47e/thumbnail_4457000.jpg","articleUrl","/articles/6041451/Falls-Church-City/Fairfax-County/Virginia/Falls-Church-Council-adopts-accessory-dwelling-ordinance-with-setbacks-reporting-and-occupancy-conditions","mediaUrl","https://secure.pipeline.soar.com/6041451-d25c530cf754a0971a220800d7677e37/orig.mp4?Expires=1771186194&Signature=c082aivOjGZ6X6dkB24EhHQNojPgV~8wujV-meVvczPLf1yPU0Hod7clBW8m7dXmR7VOf4a-Cwn9EpRMeDdDdj03RBFtsC72K-xjl67ElBl~RKI9DCJtn80HpDprNUWzYT29RGMbznkN8Z~wmsmsd8UCZPwVLHPH9lGYR4hExM~D5i3Ud7wLt2SIwENcYEn2DQRVsFUl9h9NPWKrj~ywRqUCKyJKFs8w7CElPsFvsIaFMzM2t0j02tOtSs-s-XbPFilqFogYXR7enCexwXlZLz2DqQLhITd2Z3TPozyOIfiqU~mVkW-KgH~Mw4SRlHtSIi9MB9upW62kOl~Reii8~g__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Falls Church Government","date","2025-04-15T02:53:13Z","article","The Falls Church City Council voted 7-0 on April 14 to adopt TO24‑17, an amendment to the city zoning code that allows detached accessory dwelling units (ADUs) in R‑1A, R‑1B and RM districts and updates utility connection rules.

The ordinance, first discussed in public workshops last year, is designed to expand housing choices while adding new limits and post‑adoption monitoring. Council members and staff framed the action as the result of extended outreach: planning workshops, mailed postcards, commission review and multiple council work sessions.

The ordinance allows detached ADUs by right under defined size and siting rules, but council approved several amendments before final passage. The main changes adopted included: a tiered setback standard (8 feet for one‑story ADUs up to 15 feet tall; 10 feet for other detached ADUs, with the Board of Zoning Appeals able to grant a special use permit to reduce setbacks no lower than 5 feet), a reporting requirement (staff will report on ADU applications and approvals every 12 months for the first 36 months), a clarified rear‑yard coverage rule (allowing up to 50% of minimum rear yard area when an ADU is included, otherwise 30%), and an owner‑occupancy requirement tied to the timing of permit issuance (the property owner must maintain the property as their primary residence at the time the required building permit and certificate of occupancy are issued), with an explicit exemption for situations in which principal and accessory dwellings are built together as new construction.

City planning staff, led by Jack Treanor, presented technical updates to the draft ordinance ahead of the hearing, including a flat 700‑square‑foot allowance for ADUs on small principal dwellings (for principal dwellings 1,400 square feet or smaller), clarifications that existing nonconforming accessory structures may be converted only with Board of Zoning Appeals (BZA) approval but cannot be extended, and a 12‑month follow‑up reporting requirement for the city to monitor how the ordinance is used.

Public commenters were sharply divided at the council chambers. Supporters said ADUs will provide multigenerational housing and flexible, lower‑cost options for residents who need space for aging parents or adult children. “My mother makes less than $25 an hour … as they age, I’m pretty sure we’re going to be unable to afford anything but moving them in with me,” said Joseph Shorizzi, who urged fewer restrictions and no owner‑occupancy requirement so more units would be built.

Opponents focused on privacy, tree loss and neighborhood character. Mary Chavez, summarizing concerns from the postcard outreach and meetings, urged a 10‑foot setback to protect canopy trees and neighbor privacy, saying small setbacks could “threaten canopy trees” and “reduce stormwater protections.” Several speakers urged owner‑occupancy to limit investor purchases.

Council members described extensive one‑on‑one and group conversations before the vote. Several members noted the ordinance was a product of sustained compromise: it preserves by‑right ADU construction but adds procedural and dimensional limits and a monitoring program to reassess impacts.

Council member Flynn offered the motion to amend setback language to require 8 feet for one‑story ADUs and 10 feet for others, with BZA discretion to allow as little as 5 feet via special use permit; the amendment passed unanimously. A separate amendment to require the property owner to maintain the property as their primary residence at the time of required permit and certificate issuance — with an exemption for jointly built new principal and accessory dwellings — passed 6‑1, with Mayor Hardy voting no on that particular amendment but supporting the final ordinance.

The council also added a requirement that staff return with annual reports for the first three years after enactment to capture application volume, types of projects, and implementation issues. That reporting requirement passed unanimously.

The council adopted the ordinance after the amendment process. The final roll call on adoption was 7‑0.

What council approved is a policy framework that makes ADUs an option in most single‑family neighborhoods while reserving avenues (BZA special use permit, annual review) to address unforeseen consequences. Council members stressed they expect to revisit the ordinance as staff reports on actual permit activity and neighborhood impacts.

The adopted ordinance modifies City Code Chapter 48 (Zoning) and related sections of Chapter 42 (Utilities) to address water and sewer connections for ADUs. It also removes a subdivision‑related provision from the advertisement and will bring that item back separately.

The council asked staff to track and report common application topics, including whether applicants sought waiver from setbacks, how many applications requested reduced setbacks, and whether production levels matched staff forecasts. The reporting requirement is intended to inform council if the city should loosen or tighten rules after the initial implementation period.

The ordinance takes effect following the standard certification and publication process; staff will post implementation guidance and begin the first annual report cycle.

","mediaType","Video","parentTitle","City of Falls Church City Council Meeting April 14th, 2025","oneSentenceSummary","The Falls Church City Council voted 7-0 on April 14 to adopt a new zoning ordinance allowing detached accessory dwelling units in most residential districts, adding setback, owner‑occupancy at permit issuance (with narrow exceptions), and a three‑year monitoring requirement.","taxTitle","Falls Church City, Fairfax County, Virginia","taxId",59817,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6041441,"Council refers West Falls grocery‑size amendment to planning commission, schedules May hearing",305,9603000,9908000,"/Search/View?dp=1&key=3722699-0dd9409088b2edbda965a8bb4ee7b47e&start=9603&end=9908","https://assets.pipeline.soar.com/3722699-0dd9409088b2edbda965a8bb4ee7b47e/thumbnail_9603000.jpg","/articles/6041441/Falls-Church-City/Fairfax-County/Virginia/Council-refers-West-Falls-grocerysize-amendment-to-planning-commission-schedules-May-hearing","https://secure.pipeline.soar.com/6041441-1706444b7ee7b2be7f9e6476aee55bfb/orig.mp4?Expires=1771186194&Signature=X7cTx5ck2Whr2TPYaF55TIAqN-PqQ56DG7sSv-1ntvWGw4oQ1uW20gQ0q3ZBDmrjw8Z51L1MtXSty60gXG409PJAsBsH1EMkpZLZ-wY3~Ht05lnrQRKiNFhS04dFkxXWp4IWMXVXMQyVuIUin5UUFpD0Hosyewq4dOKuJGo6QaZr-rwCI7GG2WHA5wRRVHwTH7nDN26TQLYted8mKLBZK0ZgjEhCkVM5acpgnHXwHZIE1v1W0KNC9uqSFRNE6a1-wGsuBwpXNIPNiZt28E41um8X9dz3Qk1qm0LohEG9MieHKZjOWFCrvXizK1ePcZBZBRLTHmsrSSg30WJvw-yBZQ__&Key-Pair-Id=KUT5TJCACFTXG","The Falls Church City Council on April 14 voted unanimously to refer a proposed amendment to the West Falls special exception entitlement (TR205‑09) to the planning commission for review and to schedule a public hearing on May 12.

City staff and the applicant, Hoffman Associates (represented virtually by Marybeth Avedizian), presented a single, narrow amendment: reduce the minimum size of the grocery store component in the Phase 1 special exception from 39,200 square feet to 32,900 square feet. Staff said the change would create about 6,300 square feet of additional tenant space in Phase 1 and help facilitate project completion while maintaining other use limitations in the special exception.

Planning staff recommended referral to the planning commission for review and scheduled a May 12 public hearing for final council consideration. Council members who spoke praised the applicant’s progress on the multi‑phase project and noted the broader public‑benefit outcomes the development supported, including investments tied to the new high school and community amenities.

The referral motion passed 7‑0; the planning commission will review the change and make a recommendation prior to the May 12 public hearing and final council decision.

","Council voted 7‑0 to refer a draft amendment to the West Falls special‑exception community benefits to the planning commission for review and to schedule a May 12 public hearing. The proposed change would reduce the minimum grocery component from 39,200 sq ft to 32,900 sq ft to facilitate completion of Phase 1 tenant space.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6041446,"Falls Church council holds first readings on FY2026 budget and utility rates; vehicle tax set at $5 for first reading",2773,6357000,9130000,"/Search/View?dp=1&key=3722699-0dd9409088b2edbda965a8bb4ee7b47e&start=6357&end=9130","https://assets.pipeline.soar.com/3722699-0dd9409088b2edbda965a8bb4ee7b47e/thumbnail_6357000.jpg","/articles/6041446/Falls-Church-City/Fairfax-County/Virginia/Falls-Church-council-holds-first-readings-on-FY2026-budget-and-utility-rates-vehicle-tax-set-at-5-for-first-reading","https://secure.pipeline.soar.com/6041446-fb1ac9313913fe2e2142485acecf8538/orig.mp4?Expires=1771186194&Signature=a0cVMo4rZYWx9jLsEtbCHgrLSzdIDxwHVRZk9bCNRYCg-7TF7GC3lbQmgD0pNiC6tokWntqhtktsp15sz2Tmau1rhP~Q3PeoiYnB-2uiMtpCBSaUyVpRjfLTK5rkoND7UYwM2RsiCG1yjMv4NWOYQFjipzhBLdBtDBFWlO9tXqe139QS~diAKg~AQxzNAko-RiVlKpIXBYLCBaHqkVUsMFirWG7-PZzo5D4zASca7fgMZCyPAsXvd2wUipGiyUtYSliBMFiru2PHj7NYkQs6Ttc0~9Zm8mfagZAYfxLDZX674yHtVhaHroGY5J0LTjdmAwYnpZ8IOchCo8oza22BYw__&Key-Pair-Id=KUT5TJCACFTXG","The Falls Church City Council granted first reading on April 14 to the city’s FY2026 budget and the related tax and utility rate ordinances and scheduled public hearings for April 28 and May 12.

City Manager Shields and finance staff presented a high‑level summary of the proposed FY2026 operating budget, which includes $57.7 million for general government operations and a $69.5 million school budget; the staff packet notes the proposed transfer to schools of $55.6 million. The proposed capital improvements program for FY2026‑FY2031 includes $26.2 million in project spending, with the largest line items for transportation improvements and a sanitary‑sewer detention vault concept estimated at roughly $10 million.

Staff told council that a revised revenue forecast reduced the FY2026 revenue estimate by $1.2 million due to softer sales and meals tax receipts. To preserve flexibility while council evaluates options, staff recommended advertising the real estate rate as unchanged for first reading; council members discussed potential targets that could reduce the tax rate between first and second readings.

On the tax ordinance, council amended the advertised personal property (vehicle) tax rate to $5 per $100 of assessed value for first reading; the motion passed 7‑0. Council members said they considered the vehicle tax change in the context of balancing revenue needs with tax relief options.

Council also approved first readings of stormwater and sanitary sewer rate ordinances with proposed rate increases of 2.7% for each fund. Staff said the proposed stormwater increase would raise the average homeowner’s bill by about $10 per year; the sewer increase would raise the average homeowner’s bill by about $14 per year.

The city retained a $500,000 contingency in the proposed budget to buffer against additional revenue shortfalls and proposed a 5% compensation increase for city employees. Staff also proposed an increase of $700,000 for road maintenance and paving, bringing total road maintenance to $2.2 million for FY2026.

Council members asked staff to prepare benchmarking materials and additional Q&A, including: regional comparisons of salary and cost‑of‑living adjustments, staffing levels (general government and schools) compared with prior years, and the net household tax impact across the region. Council directed staff to provide more detail on solid‑waste financing options in advance of the May 12 budget decisions; staff noted the legal and operational options and said the council could either adopt a fee and reduce the tax rate as part of the May 12 action or, less commonly, make an in‑year adjustment later in the summer.

Votes at a glance (first readings and scheduling):
- TO25‑02 (FY2026 budget & CIP): scheduled public hearings 04/28 and 05/12; first reading passed 7‑0.
- TO25‑03 (real estate and personal property tax ordinance): first reading passed 7‑0 with amendment to set vehicle tax at $5 per $100 assessed value for advertising; public hearings 04/28 and 05/12.
- TO25‑04 (stormwater utility rate ordinance): first reading passed 7‑0; public hearings 04/28 and 05/12.
- TO25‑05 (sewer rate ordinance): first reading passed 7‑0; public hearings 04/28 and 05/12.

All ordinances will return for second reading and final consideration on May 12, at which point council can set final rates and appropriate the budget. Staff emphasized the May 12 schedule as the opportunity to reconcile the $1.2 million revenue shortfall with a mix of expenditure reductions and revenue options.

","Council approved first readings and set public hearings for the FY2026 budget, capital improvements program and utility rate ordinances. Council amended the personal property (vehicle) tax ceiling to $5 per $100 assessed value for advertisement and scheduled public hearings for April 28 and May 12.","actionData","errors"]

Article not found

Falls Church Council adopts accessory-dwelling ordinance with setbacks, reporting and occupancy conditions

Council refers West Falls grocery‑size amendment to planning commission, schedules May hearing

Falls Church council holds first readings on FY2026 budget and utility rates; vehicle tax set at $5 for first reading