Accessory Dwelling Units
Accessory Dwelling Units (ADUs) have been a multi-year zoning policy topic in the City of Fairfax. 14 separate matters touch this plan or program; each has its own status.
Courthouse Plaza
Courthouse Plaza (10300 Willard Way and 3922 Blenheim Boulevard) is a shopping center redevelopment project in the CR Commercial Retail/Old Town Fairfax Transition Overlay District, proposed by Combined Courthouse, LLC. The project has proceeded through two distinct application cycles.
- Oct 27, 2025Planning Commission · item 10Staff Report
A City Council work session on Accessory Dwelling Units was scheduled for October 28, 2025.
- May 11, 2026Planning Commission · item 10Staff Report
A City Council work session on accessory dwelling units was reported as scheduled for May 12, 2026.
- Jul 9, 2026Parks and Recreation Advisory Board · item 4Stakeholder Updates
Accessory dwelling units were discussed at the most recent Planning Commission meeting, as reported by Matt Rice.
Willard-Sherwood Community Center
The Willard-Sherwood Health and Community Center is a joint City of Fairfax and Fairfax County redevelopment project at 3740 and 3750 Blenheim Boulevard, replacing existing facilities with a new health, wellness, and recreation center featuring an underground parking garage, rooftop amenity space, fenced outdoor playgrounds, and a bridge connection to the existing Stacey C. Sherwood Community Center.
- Sep 9, 2024Planning Commission · item 10Staff Report
City Council held a work session on Accessory Dwelling Units, as reported by staff.
- Oct 27, 2025Planning Commission · item 10Staff Report
A City Council work session on Accessory Dwelling Units was scheduled for October 28, 2025.
- May 11, 2026Planning Commission · item 10Staff Report
A City Council work session on accessory dwelling units was reported as scheduled for May 12, 2026.
Blenheim Boulevard Multimodal Improvements
The Blenheim Boulevard Multimodal Improvements Project (UPC-107013) is a city transportation corridor upgrade adding walking and biking infrastructure, benches, and an amphitheater, running from Blenheim Hall Drive to Ridge Avenue. The project has been in planning and design for several years, with construction expected to begin in 2025 per early-year projections; utility relocation was underway as of March 2026, with construction start revised to later in 2026 or early 2027.
- May 11, 2026Planning Commission · item 10Staff Report
A City Council work session on accessory dwelling units was reported as scheduled for May 12, 2026.
Gallery at City Center
Gallery at City Center is a proposed mixed-use redevelopment by Christopher Land, LLC at 4085, 4101, 4103, and 4117 Chain Bridge Road (a 3.86 +/- acre site in Old Town, between University Drive and Chain Bridge Road). The project proposes replacing approximately 119,934 square feet of existing office space with a mix of office, retail/restaurant, and apartments across three buildings, with subterranean/structured parking.
- May 11, 2026Planning Commission · item 10Staff Report
A City Council work session on accessory dwelling units was reported as scheduled for May 12, 2026.
The Fairfax Circle Small Area Plan is one of four Activity Center Small Area Plans developed by the City of Fairfax. Planning began in Spring 2023.
- Sep 9, 2024Planning Commission · item 10Staff Report
City Council held a work session on Accessory Dwelling Units, as reported by staff.
- Oct 27, 2025Planning Commission · item 10Staff Report
A City Council work session on Accessory Dwelling Units was scheduled for October 28, 2025.
George Snyder Trail
The George Snyder Trail was a planned off-street shared-use path project (VDOT UPC 112816) intended to improve multimodal connectivity along Fairfax Boulevard in the City of Fairfax. The project drew sustained and significant public opposition throughout its consideration.
- Oct 27, 2025Planning Commission · item 10Staff Report
A City Council work session on Accessory Dwelling Units was scheduled for October 28, 2025.
The City of Fairfax's Solid Waste Management Plan (SWMP) 5-Year Update is a long-term planning document required by Virginia state code to be updated every five years, covering a twenty-year planning horizon. The plan was last updated in 2021 and the update process was underway as of mid-2025, with a public meeting held on November 20, 2025, at Katherine Johnson Middle School Library and a community survey open through the end of 2025.
- Oct 27, 2025Planning Commission · item 10Staff Report
A City Council work session on Accessory Dwelling Units was scheduled for October 28, 2025.
The City of Fairfax 2035 Comprehensive Plan is the city's primary long-range land use and policy document, guiding development, housing, transportation, and related decisions. A five-year review process culminated on October 8, 2024, when City Council unanimously adopted Resolution R-24-30 approving the updated plan dated September 27, 2024.
- HHCAB Strategy Teams, Working Session
ADUs were discussed as part of the Zoning & Land Use strategy background, referencing the Comprehensive Plan action to revise zoning regulations to expand ADU opportunities and the 2023 Housing Assessment recommendation to expand ADU permissions.
The Affordable Housing and Homelessness Strategic Plan is a City of Fairfax initiative developed in partnership with consultant firm Thomas P. Miller and Associates (TPMA) to address affordable housing needs and homelessness, building on a prior Homelessness Task Force report that produced 38 recommendations (10 prioritized).
- Developing HHCAB's Workplan
The board noted that the city is working on zoning standards for Accessory Dwelling Units and that HHCAB's Zoning Strategy Team will engage in that process to assess affordable housing opportunities.
4010 University Drive
4010 University Drive is a Pathway Homes, Inc. project in the CR Commercial Retail zoning district and Old Town Fairfax Historic Overlay District (Tax Map 57-4-02-087-B) in the City of Fairfax. The proposal involves developing affordable residential units with support services and ground-floor office space.
- Nov 25, 2024Planning Commission · item 10Staff Report
Local authority to regulate Accessory Dwelling Units was discussed at the November 12, 2024 City Council meeting as part of the Legislative Agenda; Chair Feather noted he attended an Accessory Dwelling Unit public meeting.
- Dec 9, 2024Planning Commission · item 10Staff Report
Staff reported that a community meeting regarding Accessory Dwelling Units was held on November 21, 2024.
Tommy's Carwash
Tommy's Carwash is a proposed car wash facility by Olympus Pines, LLC at 9917 Fairfax Boulevard in the City. The project required a Special Use Permit (SUP) for vehicle service use, special exceptions (covering exterior vacuum stations, a fence in a transitional yard, and modified street tree requirements), and a Major Certificate of Appropriateness.
- Nov 25, 2024Planning Commission · item 10Staff Report
Local authority to regulate Accessory Dwelling Units was discussed at the November 12, 2024 City Council meeting as part of the Legislative Agenda; Chair Feather noted he attended an Accessory Dwelling Unit public meeting.
- Dec 9, 2024Planning Commission · item 10Staff Report
Staff reported that a community meeting regarding Accessory Dwelling Units was held on November 21, 2024.
Taco Bell
The Taco Bell project concerns a proposed new Taco Bell restaurant with a drive-through at 10120 Fairfax Boulevard, specifically on Parcel D — a 0.66-acre vacant pad site within an existing shopping center (larger Parcel A is 2.4 acres) that was previously approved under a 2017 general development plan and 2008 proffers. The shopping center contains approximately 119 shared parking spaces with no dedicated parking for any individual tenant.
- Nov 25, 2024Planning Commission · item 10Staff Report
Local authority to regulate Accessory Dwelling Units was discussed at the November 12, 2024 City Council meeting as part of the Legislative Agenda; Chair Feather noted he attended an Accessory Dwelling Unit public meeting.
- Dec 9, 2024Planning Commission · item 10Staff Report
Staff reported that a community meeting regarding Accessory Dwelling Units was held on November 21, 2024.
Davies Property
The Davies Property project is a mixed-use redevelopment of 4131 Chain Bridge Road (2.69 acres) in Fairfax City, proposed by The Hill, A Davies Family, LLC. The application sought to rezone the site from RM (Residential Medium) to CU (Commercial Urban), retaining the Old Town Fairfax Transition Overlay District (TOD overlay), with a General Development Plan for a building of up to 276 multifamily apartments, approximately 10,796 sq ft of ground-floor commercial space (retail and office), and a 3-level below-grade parking garage.
- Dec 9, 2024Planning Commission · item 10Staff Report
Staff reported that a community meeting regarding Accessory Dwelling Units was held on November 21, 2024.
GMU Commerce Center site
- Sep 9, 2024Planning Commission · item 10Staff Report
City Council held a work session on Accessory Dwelling Units, as reported by staff.
- Jul 22, 2024Planning Commission · item 8aDiscussion of Potential Zoning Options for Accessory Dwelling Units
The Commission discussed potential zoning options for accessory dwelling units during the work session; no formal action was taken.
- Jul 23, 2024City Council · item 13cWork Session: Discussion on Zoning for Accessory Dwelling Units
Zoning regulations for Accessory Dwelling Units were discussed during the work session; no formal action was taken.
- Feb 4, 2025City Council · item 1dDiscussion on Potential Zoning Options for Accessory Dwelling Units
Potential zoning options for Accessory Dwelling Units were discussed at this work session. No formal action was taken.
- Jun 12, 2025Parks and Recreation Advisory Board · item 5dStakeholder Update – Planning Commission
Accessory Dwelling Units were the primary topic of the Planning Commission's May 12 meeting.
- Nov 10, 2025Planning Commission · item 10Commission Comments
Chair Feather noted accessory dwelling units were among topics discussed during a recent lunch with the Fairfax County Planning Commission Chair.
- December 2nd Council Presentation Debrief
The potential role of the state in enabling by-right ADUs was discussed, recognizing that local governments do not always proactively upzone.
- May 12, 2026City Council · item 11aWork Session: Potential Zoning Text Amendments Regarding Detached Accessory Dwelling Units
Council discussed proposed standards for detached ADUs including setbacks, height, size, parking, and nonconforming structures, and gave consensus to move toward a public hearing.
- Jun 8, 2026Planning Commission · item 5aMotion to amend Chapter 110 of the Code of the City of Fairfax, Virginia
Amendments to the zoning ordinance related to accessory dwelling units were initiated by the Planning Commission; a public hearing is scheduled for June 22, 2026. Staff noted that City Council held a work session on accessory dwelling units on May 12, 2026, and that a public hearing on ADU zoning ordinance amendments is scheduled for an upcoming Planning Commission meeting.
passedMotion to initiate amendments to Chapter 110 of the Code of the City of Fairfax, Virginia, related to accessory dwelling units, and to schedule a public hearing.✓ Feather✓ Cunningham✓ Lockhart✓ McCarthy✓ Rice✓ Tricarichi - Jul 28, 2026City Council · item 8aPublic hearing and Council action on proposed amendments to Chapter 110 (Zoning) relating to Detached Accessory Dwelling Units
The zoning amendments build upon the existing attached ADU provisions and now add allowances for detached ADUs, replacing the prior parking standard and establishing a Board of Zoning Appeals pathway for nonconforming structures.
failedSubstitute motion to defer consideration of the detached ADU zoning amendments until September 8, 2026.✓ Hall✓ McQuillen✓ Peterson✕ Amos✕ Bates✕ Hardy-ChandlerpassedApprove an ordinance amending Chapter 110 (Zoning) to amend portions of articles and sections relating to Detached Accessory Dwelling Units.✓ Amos✓ Bates✓ Hardy-Chandler✓ Peterson✕ Hall✕ McQuillen
In full
ADUs were first permitted in 2003 as a special use requiring City Council approval, transitioned to a permitted use (subject to conditions) in 2016, and historically carried an occupancy limitation restricting residents to seniors or disabled persons — a restriction City Council removed in 2025. Until 2026, only attached ADUs (within or attached to the primary home) were allowed. Beginning in mid-2024, the city undertook an extensive public engagement and work session process — including Planning Commission and City Council work sessions in July 2024, a community meeting in November 2024, and further work sessions through early 2026 — to explore allowing detached ADUs.
At its May 12, 2026 work session, City Council directed staff to prepare additional analysis (real estate assessment impacts, review of other jurisdictions' regulations, count of existing accessory structures) and gave consensus to move toward a public hearing. The Planning Commission voted 6-0 on June 8, 2026 to initiate zoning ordinance amendments and scheduled a public hearing for June 22, 2026. On July 28, 2026, City Council approved an ordinance amending Chapter 110 (Zoning) to permit detached ADUs — establishing new standards for setbacks, height, size, parking, and a Board of Zoning Appeals pathway for nonconforming structures — by a 4-2 vote (Hall and McQuillen opposed); a substitute motion to defer to September 8, 2026 failed 3-3.
Subsequent miscellaneous zoning amendments have been processed to clarify that detached ADUs are included in provisions governing residential accessory structure footprints and to standardize language in nonconforming lots and structures sections.