A local homebuilder is looking to gauge city officials’ reaction to another mixed-use development proposal for Old Town Fairfax.
After purchasing the contracts for 4085, 4101 and 4103 Chain Bridge Road in Fairfax City, Oakton-based Christopher Companies has shared a concept plan with the city that would replace the existing office buildings with apartment and office buildings, townhouses and retail.
While no official application has been submitted yet, city staff will brief the Fairfax City Planning Commission on the proposal tonight (Monday).
Located on the east side of Chain Bridge Road just across the street from the Fairfax County Judicial Center, the 2.5-acre site is occupied by three office buildings that were all built in the 1960s and 1970s and range from three to six stories tall.
According to a “pre-application narrative” for city staff, Christopher Companies is looking to construct a seven-story apartment building with a two-story-high, street-level retail and amenity space along Chain Bridge. A second apartment building on the southeastern end of the property approaching University Drive would have three stories on top of two-level townhouses.
The taller apartment building would be connected to a two-story office complex by a bridge over the entry into the development from Chain Bridge Road, though the main vehicular entrance will be from University Drive.
Supported an underground parking garage and surface parking, totaling 502 spaces, the project will have 254 apartments, three townhouses, 26,391 square feet of office space, 7,395 square feet of retail and 4,465 square feet of private amenity space.
At the center of the development, dubbed “Christopher @ Fairfax City,” will be an internal courtyard.
“This is the central hub of the project — inviting pedestrians and visitors into a spacious outdoor plaza providing the opportunity for al fresco dining and additional retail space as well as lobbies for the 2-story office complex and residential buildings,” Christopher Companies wrote. “An auto court provides limited retail parking while also allowing for emergency vehicle access.”
According to the concept plan, the courtyard will be linked to properties to the north and south that are planned for future development by a tree-lined, paved path called “The Greenway.”
“The Greenway will function as a shared pedestrian alley with a public walking path linking the block to the courtyard within and creating a pedestrian connected network,” the narrative says. “This use continues the existing character of Old Town — with its numerous unique alleys — while providing the community with a multi-use space.”
In the narrative, Christopher Companies acknowledges that its proposed buildings exceed the heights recommended by the city’s Old Town Fairfax Small Area Plan, which limits buildings on Chain Bridge Road to five stories and those on University Drive to four stories.
However, the developer notes that Fairfax County is gearing up to redevelop its 48-acre judicial complex. A conceptual plan approved by county’s Board of Supervisors in December includes affordable and supportive housing, though the housing is shown located on the opposite end of the property from Chain Bridge Road and isn’t expected in the first phase of construction.
The maximum heights of the proposed new buildings on the judicial campus range from 90 to 130 feet.
“Given that there are very few residential buildings in the vicinity of the Subject Property to be adversely impacted, the additional height in this area is appropriate,” Christopher said of its project. “The proposed development will provide the City with a signature mixed-use project as envisioned by the comprehensive plan.”
In addition to flagging the building heights, city staff have suggested based on a preliminary review that the developer revise its design of The Greenway to align more with the small area plan, provide sidewalks on the new private street through the site, ensure the restaurants and retail are visible from Chain Bridge and consider retaining the existing office tenants, among other changes.
In a memo for the planning commission, staff noted that the site’s topography, which has a 20-foot difference in slope from Chain Bridge to University Drive, “may be a challenge for sidewalks and [a] ladder truck.”
After today’s planning commission briefing, staff will present the proposal to the city council on Feb. 11. A formal review will be triggered once a full application is submitted.
