Some of the latest development proposals underway in the City of Fairfax include an 11-story building that would be among the tallest in the city, and an office building that may include “live-work” units.
During a work session on Sept. 1, council members got a preview of three new developments that would bolster the city’s housing supply. The pre-application hearings gave the property owners and developers an opportunity to hear feedback from the council and make adjustments before officially submitting their initial plans.
Here’s a look at the applications that may soon make their way through the city’s zoning process.
Circle Gateway (3226–3250 Blenheim Blvd)
Owner Woodbridge Commons LLC, an affiliate of the Northern Virginia real estate firm Aksoylu Properties, hopes to replace two retail buildings in the Fairfax Circle Shopping Center with one mixed-use building that would include up to 261 multifamily housing units and 16,530 square feet of commercial space on the ground floor.
Currently occupied by Home Store Furniture and Class Design Cabinetry, the existing retail buildings remain “serviceable” but “are approaching the end of their useful life and do not align themselves with the shared vision of the Owner, community, and City of Fairfax,” as outlined by the Fairfax Circle Small Area Plan, Don Earl Stedham, a legal representative for the property owner, said in a statement.
If approved, the 11-story building, which is located on a 1.6-acre site, would be one of the tallest in the city.
Initial plans call for reserving 16 units for affordable housing, constructing a 24-foot private street aligned with Old Pickett Road, proffering the creation of a bus stop, adding a 10-foot shared use path, and installing a stormwater management system that may include filtration and “green roof systems.” There would be about 460 parking spaces on-site.
The current application is being restarted after an earlier proposal was filed with the city three years ago.
For the project to be approved, the site needs to be rezoned to the city’s commercial urban district, and the developer would need to obtain a special use permit for upper-story residential or mixed-use development, along with special exceptions for height and density.
The Board of Architectural Review would make a recommendation on the appropriateness of the project, which the city council would take into consideration before signing off on it.
While council members had some positive feedback, they indicated that a number of changes would be needed to proceed with the project. The biggest concern was over the building’s height.
“You’re proposing an 11-story building,” Councilmember Anthony Amos told the applicant. “Our small area plan only calls for nine stories. So, if you’re seeking an exception, I expect an exceptional project, and I don’t think we’re there quite yet.”
Adding to the height concerns, buildings max out at five stories in the commercial urban district, council members said.
Council members also cited a need for more green space, more affordable housing, and various environmental commitments involving the tree canopy and Accotink Creek.
Northfax West Phase IV (3570 Chain Bridge Road)
The proposed Northfax West redevelopment would consist of two multifamily residential buildings with ground-floor commercial space, representing the fourth and final phase of a mixed-use project approved by the city in 2020. Completed elements have included townhomes and a senior living community.
According to a staff report:
“The concept plan proposes one seven-story multifamily building and one upper-story mixed-use building connected by a seven-story parking garage, up to 350 multifamily units, up to 7,000 square feet of ground-floor commercial, residential amenities that may include courtyards, a pool, clubrooms, a fitness center, and a dog park, garage and surface parking with approximately 450 parking spaces on 3.31 acres.”
A previous iteration of the project suggested 180 residential units and a hotel, but after further study, the potential applicant determined that a hotel would create too many traffic issues.
To proceed, the new proposal from an affiliate of Mill Creek Residential would need an amendment to the master development plan laying out modifications and commitments.
Of note, this phase of the project may ultimately include design elements proposed for a new linear park being developed by the city.
At the work session, council members suggested making the dog park available to the entire community. While acknowledging that the site has disadvantages in terms of vehicle access from the road, some council members also expressed a desire to see more vibrant retail than the options, like coworking space, contemplated by the developer.
The small area plan calls for public art, given its prime location, city council members noted.
“What’s on that corner is what people see when they come off [Interstate] 66,” Mayor Catherine Read said. “And so, having a really solid project there is something the city wants. What it finally might look like up for debate, but I think you’re on the right track for what to put there.”
The Mosby building (10560 Main Street)
The seven-story Mosby Building could be converted from office space into a mixed-use development with 107 multifamily residential units, non-residential uses of the first floor and “live-work” units.
Originally built in the 1960s as a 120-unit apartment building, the Mosby Building was converted to office in the early 1970s and then rezoned to allow other commercial uses in 1996, according to a statement from Walsh Colucci land use attorney Robert Brant, representing the property owner, an affiliate of the Silverman Group.
For the current tenants, which include Patriots Bar and Grill, most of their leases will have expired by 2028, and many are choosing not to renew, as the owner works toward a revamped space, the city council was told.
Six percent of units would be set aside as affordable housing.
To proceed, the project would need to clear a number of zoning hurdles, including approvals of a special exception for density and an amendment to existing proffers. The city’s comprehensive plan also does not support housing at the site.
However, the approximately 3.2-acre site also has a unique history in that it was originally designed and approved to be a residential building. Therefore, the project would require more modest renovations than the other two discussed last week.
Generally, council members were receptive to the idea of reviving housing in the building, in some fashion.
“I do like you’re repurposing the building,” Councilmember Stacy Hall told the applicant, adding that she did “have concerns about the live-work thing.”
Live-work units are designed for professionals such as artists, therapists, or reading specialists whose businesses tend to be low-traffic but are still in need of a more formal professional space that might include features such as a waiting room.
While the units could potentially attract some niche professions, she was skeptical “that those types of people really want to live and work in the same place.”
A couple council members also expressed concerns about the amount of businesses that would leave the building.
“I hesitate to do away with as much commercial as would be removed by this project,” said Councilmember Billy Bates. “I could see some housing here … maybe keep around half the commercial space, and convert half to housing. ”
The next step for all three applicants is to incorporate feedback, if they choose, and submit formal land use applications. From there, the proposals would make their way through public hearings and the necessary approvals.
