Latest Meeting Materials for December 7, 2022, Planning Commission Work Session
To view the agenda and latest materials for the Wednesday, December 7, 2022, Planning Commission T-Zone Work Session, click here.
What Are T-Zones?
Transition areas, or "T-Zones" serve as an area between more vibrant commercial districts and quieter single-family residences. Across the City, approximately 24 acres of land, or less than three percent of the total land area, is zoned T.
T-1 and T-2 Zoning
T-1 zoning is primarily located on North Washington Street and on Park Avenue. Existing uses include the Columbia Baptist Church, Christ-Crossman Methodist Church, Sunrise of Falls Church, single-family houses converted to commercial use and residential townhouses.
T-2 zoning is limited to North Washington Street and Park Avenue near Maple Avenue and is developed with the Kaiser Permanente facility and a small office building.
Below is a highlighted version of the City’s Official Zoning Map showing T-1 and T-2 properties. Acreages (AC) of contiguous T-Zoned properties are noted.
Why Consider Changes to the T-Zones?
As part of City Council's amendments to special exceptions criteria in February 2021, Council asked Planning staff to develop zoning tools to facilitate the development of small residential projects on infill sites too small to support large commercial or mixed-use developments.
The Comprehensive Plan, small area plans, and the Council work plan all support a review of tools to achieve diverse housing.
Staff identified the
T-Zones as candidates for zoning updates because of:
Their intent to
serve as a transition between the higher and lower intensity zoning districts.
The challenges of
redeveloping under the current code and the common practice of requesting
rezoning to access the Special Exception process.
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.
Summary of Key Changes
Allowing townhouses and multifamily to increase housing options in the City
Allowing more neighborhood-serving retail
Allowing larger builders to encourage reinvestment, while controlling storm-water and transitioning to single family homes