Gallery at City Center

Proposal at a glance

Tax map parcel(s): 57 4 02 041, 57 4 02 054, 57 4 02 053, 57 4 02 051

Extracted from the city's submitted documents; each figure traces to the text it came from.

• Dwelling units (existing) — "all of which are designated for office use"
• Dwelling units (proposed) — "Residential/Multifamily Residential with up to 392dwelling units"
• Affordable units (proposed) — "six percent (6%) of the total residential units (twenty-four (24) units) as affordable"
• Retail (proposed) — "up to 7,747 square feet of retail"
• Office (proposed) — "up to 29,639 square feet of office"
• Stories (proposed) — "heights up to six (6) stories, with height tapering down"
• Parking spaces (proposed) — "a total of 637 (655 total with surface) spaces"
• Site area (proposed) — "four properties located at 4085, 4101, 4103 and 4117 Chain Bridge Road totaling 3.86 acres"

Official record

The applicant is proposing to replace three office buildings with a mixed-use development consisting of three buildings that include up to 7,747 square feet of retail, up to 29,639 square feet of office, and up to 392 apartments (multifamily units), amenity space and plaza, and structured and surface parking. The applicant proposes a private east-west street and a north-south pedestrian path.

• Requests: The applicant is requesting a Zoning Map Amendment (Rezoning) from CO Commercial Retail to CU Commercial Urban in the Old Town Fairfax Transition Overlay District (TOD), Special Use Permit for multifamily, Special Exceptions for 75% ground floor non-residential use in a mixed-use building, height, density, landscape strip and street trees, and inter-parcel connection, sidewalk on north side of proposed access drive; and a Major Certificate of Appropriateness for architecture and landscaping. This land use application is subject to the City's Affordable Dwelling Unit (ADU) ordinance.
• Address: 4085, 4101, 4103 and 4117 Chain Bridge Road, Fairfax, VA 22030
• Applicant: The Christopher Companies 10461 White Granite Drive, Suite 250 Oakton, VA 22124 Clark Massie, President Tetra Corporation 221 E. Main Street Purcellville, VA 20132
• City record

Recent activity

• 2026-10-26 Planning Commission Regular Meeting/Work Session — A public hearing was held (agenda item 5b) for the proposal to replace approximately 119,934 square feet of office with a mix of office, retail/restaurant, and apartments in three buildings on 3.86 +/- acres at 4085, 4101, 4103, and 4117 Chain Bridge Road. The applicant (represented as E. John Regan, Jr.) is requesting a zoning map amendment from CO Commercial Office to CU Commercial Urban while retaining the Old Town Fairfax Transition Overlay District, and approval of a general development plan with proffers. No minutes or actions report is available.
• 2026-07-07 City Council Special Meeting & Work Session — Council discussed the redevelopment request by Christopher Land, LLC for 4085-4117 Chain Bridge Road (Agenda item 5a). The item was informational; no formal action was taken.

2025-01-27 — Planning Commission Regular Meeting/Work Session

Agenda item 8a: Pre-application briefing for a proposed mixed-use development at 4085, 4101 and 4103 Chain Bridge Road (watch the moment)

• Outcome: Pre-application briefing presented by staff; work session discussion held. No formal action taken.
• [8a] Staff presented a pre-application briefing for a proposed mixed-use development with approximately 257 multifamily units, 7,395 sq ft of retail, 26,391 sq ft of office space, structured parking, a proposed east-west road from University Drive to Chain Bridge Road, and a north-south pedestrian pathway on 2.52 +/- acres. No formal action was taken at this work session.
• Status after: proposed

2025-02-18 — City Council Special Meeting/Work Session

Agenda item 4a: Pre-Application Briefing – Proposed Mixed-Use Development at 4085, 4101, and 4103 Chain Bridge Road (watch the moment)

• Outcome: Pre-application briefing was presented to and discussed by the Council during the work session. No formal action was taken.
• [4a] Council received a pre-application briefing on the proposed mixed-use development comprising approximately 257 multifamily units with amenities and structured parking, 7,395 sq ft of retail, 26,391 sq ft of office space, a proposed east-west road from University Drive to Chain Bridge Road, and a north-south pedestrian pathway on 2.52 +/- acres. No formal action was taken.
• Status after: proposed

2026-05-11 — Planning Commission Regular Meeting/Work Session

Agenda item 10: Staff Report (watch the moment)

• Outcome: Staff reported on recent and upcoming City Council actions and future Planning Commission agenda items, including the Blenheim Boulevard Multimodal project contract, the Willard-Sherwood Community Center project, an upcoming ADU work session, and June Planning Commission items including post-application work sessions on Gallery at City Center and Courthouse Plaza redevelopment.
• [10] A post-application work session on Gallery at City Center was reported as a forthcoming June Planning Commission agenda item.

2026-06-11 — PRAB and Senior Center Advisory Council Meeting

Agenda item 5d: Stakeholder Updates – Planning Commission

• Outcome: Matt Rice reported that the Planning Commission met on June 8th to review small area plans and a submission called Gallery at City Center, a mixed commercial and residential development with subterranean parking located in Old Town.
• [5d] A submission reviewed by the Planning Commission on June 8th; described as a mixed commercial and residential development with subterranean parking located in Old Town.

2026-07-07 — City Council Special Meeting & Work Session

Agenda item 5a: Discussion of a Request by Christopher Land, LLC on the Redevelopment of 4085-4117 Chain Bridge Road (watch the moment)

• Outcome: Discussed during work session. No action taken; item was informational.
• [5a] Council discussed the redevelopment request by Christopher Land, LLC for 4085-4117 Chain Bridge Road during the work session; no formal action was taken.
• Status after: in_progress

2026-10-26 — Planning Commission Regular Meeting/Work Session

Agenda item 5b: Gallery at City Center – Public Hearing (4085, 4101, 4103 and 4117 Chain Bridge Road) (watch the moment)

• Outcome: Scheduled per agenda; no minutes or actions report available.
• [5b] A public hearing was scheduled for a proposal to replace approximately 119,934 square feet of office with a mix of office, retail/restaurant, and apartments in three buildings on 3.86 +/- acres at 4085, 4101, 4103, and 4117 Chain Bridge Road.

Open questions

• What specific concerns or priorities did individual Council members raise during the 2026-07-07 work session discussion?
• What positions or concerns did individual Planning Commission members raise during the 2026-10-26 public hearing?
• What public testimony was offered at the 2026-10-26 Planning Commission public hearing?

Member commentary

No recorded member positions yet.

Screening-level estimates of the economic and fiscal effects of Gallery at City Center. Figures are decision-support context with named assumptions and sensitivity ranges — not predictions. The full analysis has the interactive assumptions panel and maps; methods documents every formula.

Headline estimates

• New residents: 670 (range 529 – 837) — households x persons per multifamily unit (Rutgers CUPR bedroom-mix multipliers)
• Annual capture: project's own ground-floor retail: $51k (range $30k – $69k) — Huff model over individual retail POIs: joint destination+mode choice, P(j,m) ~ A_j * w_m * exp(-b_m t_mj), CES category spend; clusters are a reporting rollup; own retail competes as a destination
• New annual spending arriving on foot: $1.3M (range $231k – $6.5M) — walk-mode share of the joint destination+mode Huff choice, summed over businesses; walking loses to driving with walk time, so the remainder of the mode-split budget arrives by car
• Real estate tax increase: $1.5M (range $1.4M – $1.9M) — projected minus current RE tax
• Net annual fiscal impact — marginal framing: $160k (range −$1.6M – $1.8M) — incremental new recurring revenue minus service cost (only services that scale with new residents)

Method notes, caveats, and non-headline metrics live on the analysis page.