Quinn redevelopment team shows slimmer building, bigger plaza and stormwater gains; commissioners press affordable-housing terms

The Quinn redevelopment team returned to the Planning Commission for a detailed work session on a proposed 10‑story senior-living and mixed-use project on South Washington Street. The applicant presented design refinements intended to improve streetscape and pedestrian access, increase open space and simplify grade transitions; staff noted outstanding technical reviews remain in progress.

Project summary and design changes: The applicant said the project will include continuing-care housing and human‑care facilities totaling roughly 231,000 square feet with 233 units (143 independent living, 58 assisted living and 32 memory-care units), roughly 52,000 square feet of commercial uses and a partially underground garage. The design team said they narrowed the building footprint, reduced penthouse massing, moved the building back about 5 feet from South Maple Avenue to expand the pedestrian zone, relocated the residential lobby to South Maple and moved loading to South Washington to open the Maple streetscape for more retail.

Stormwater and utilities: Civil consultants told commissioners the project reduces impervious cover substantially and combined green roofs with underground detention; the team presented modeled reductions of roughly 21% for the 10‑year storm—slightly better than the 20% voluntary concession adopted during the special-exception phase. For sanitary sewer, the team described two options: a force-main pump to convey wastewater across Broad Street into Arlington or a gravity outfall into Fairfax County; the force-main option would be constructed as part of this project and sized to accommodate adjacent planned development.

Affordable-housing voluntary concessions and debate: Commissioners pressed the applicant about voluntary concessions (VCs) negotiated during the special-exception phase, including a VC that gives the city a right of first refusal to lease up to 10 independent‑living units. Counsel and the developer, Andrew Tetters, said the right of first refusal simply offers the city the option to refer Falls Church residents for available units at the same market lease terms (and to assign any offered lease to a housing partner), and that the city would not be financially obligated under the current VC language. “The owner will offer to the city… a one‑time first right of refusal to lease 10 independent living units,” counsel said; the applicant said the offer is meant to prioritize city residents and not to require a cash purchase by the city.

Several commissioners questioned the practicality and equity of the 10‑unit preference—one commissioner suggested a smaller or more direct affordable‑housing commitment (for example, cash toward units or a smaller guaranteed unit set) and asked staff to clarify the VC language and the city’s ability to exercise any of those rights.

Retail and activation: Commissioners and staff discussed retail depth, pedestrian wayfinding and lease commitments. The applicant committed to constructing retail to a ‘‘warm shell’’ so spaces are easier to lease and to having a percentage of commercial space under lease prior to final residential occupancy; staff noted conditions requiring completed storefront facades and partial leasing before certificates of occupancy.

Next steps: This was a work session; no formal action was taken. Staff will continue technical reviews (sanitary sewer, materials analysis, fire‑marshal comments) and the project will return for additional review, including an Architectural Advisory Board review and subsequent Planning Commission hearings as scheduling permits.

Key quote: "We committed to 292 spaces at a minimum," the applicant's attorney said of parking, while stormwater staff reported the project achieves a modeled 21% reduction for the 10‑year storm, exceeding the prior voluntary target.

Outcome: Design changes were generally well received but commissioners demanded clearer voluntary‑concession language on affordable housing, further fire‑marshal input, and firmed technical calculations ahead of public hearings.