Courthouse Plaza
in progressStatus set at Planning Commission Regular Meeting/Work Session on Jun 22, 2026 · ▶ watch the moment
Project wiki — a maintained overview, meeting history, and recorded positions.
- ProposedFeb 25, 2025
- Under reviewSep 23, 2024
- DecidedOct 28, 2025
Summary
Courthouse Plaza (10300 Willard Way and 3922 Blenheim Boulevard) is a mixed-use redevelopment proposal by Combined Courthouse, LLC for an existing shopping center anchored by Safeway in the Old Town Fairfax Transition Overlay District. The applicant initially sought eight (later nine) special exceptions for a 315-unit mixed-use building with approximately 12,000 sq ft of retail under existing CR/CG zoning. After two City Council work sessions (September 2024 and February 2025), a Board of Architectural Review work session, and a public hearing on July 22, 2025 that was deferred 5-1, Council denied all nine special exceptions and the Certificate of Appropriateness on October 28, 2025, on 4-2 votes, finding the proposal inconsistent with the zoning ordinance, comprehensive plan, and City design guidelines. Following the denial, the applicant returned with a revised, more comprehensive proposal: a two-phase mixed-use redevelopment requiring rezoning from CR/CG (with proffers) to PD-M (Planned Development Mixed Use) and Transition Overlay District with commitments, a Master Development Plan, and multiple special exceptions. Phase 1 proposes a 6-story mixed-use building with approximately 30,000 sq ft of open space, 741 parking spaces, new streets, and facade updates to the existing shopping center; Phase 2 (post-2035) proposes a new street network, reorientation of the grocery anchor, and an additional ~315 units. Pre-application briefings were held before the Planning Commission (February 9, 2026) and City Council (February 24, 2026), followed by post-application work sessions at the Board of Architectural Review (June 3, 2026), Planning Commission (June 22, 2026), and City Council (July 28, 2026). The matter remains in active review with no formal approval action yet taken on the revised proposal.
Official city record
Private Development
The applicant proposes a rezoning from CR Commercial Retail and CG Commercial General to PD-M Planned Development Mixed Use. The proposal would include phased development of the shopping center with 12,500 square feet of ground-floor retail and 315 multi-family residential units in Phase 1 and 50,000 square feet of retail and 315 multi-family residential units proposed with Phase 2. The subject site is located within the Activity Center Place Type as designated in the Comprehensive Plan and is subject to the Old Town Fairfax Small Area Plan.
Open questions & options on the table
- No formal vote or approval action has been taken on the revised PD-M rezoning/Master Development Plan application; the application continues through the post-submission review process with staff comments ongoing.
- A follow-up City Council work session discussion on Courthouse Plaza was scheduled for the July 28, 2026 City Council meeting; outcomes of that discussion are not yet fully recorded in the material.
- Special exceptions under the revised proposal — including reduced sidewalk widths (below 10 feet) and reduced minimum parking ratio (1.5 to 1.25 spaces per residential unit) — remain unresolved pending formal action.
- Phase 2 of the redevelopment (additional ~315 units, new street network, grocery anchor reorientation) will require a future amendment to the Master Development Plan and is not expected before 2035.
- Staff noted that the revised pre-application proposal would require rezoning, a Master Development Plan, and multiple special exceptions; the specific schedule for public hearings and formal Council action has not yet been set in the recorded material.
- The Planning Commission's role in reviewing the private streets associated with the project was flagged by Commissioner Cunningham in January 2026 as a procedural question not yet resolved.
What members have said
As early as September 23, 2024, Chair Feather shared concerns with the mayor and council about the minimal commercial space proposed on the ground floor of the original proposal. He subsequently attended Board of Architectural Review meetings and provided comments on the Courthouse Plaza project, as reported in March and May 2025 Planning Commission staff reports.
Hall voted against the July 22, 2025 motion to defer Council consideration to October 28, 2025, and voted in favor of denying the nine special exceptions and the Certificate of Appropriateness on October 28, 2025.
Bates voted yes on the July 22, 2025 deferral and voted against denying the special exceptions and Certificate of Appropriateness on October 28, 2025 (i.e., was one of the two dissenting votes on both denial motions).
Hardy-Chandler voted yes on the July 22, 2025 deferral and voted against denying the special exceptions and Certificate of Appropriateness on October 28, 2025 (one of the two dissenting votes on both denial motions).
Amos voted yes on the July 22, 2025 deferral and voted in favor of both denial motions on October 28, 2025.
McQuillen voted yes on the July 22, 2025 deferral and voted in favor of both denial motions on October 28, 2025.
Peterson voted yes on the July 22, 2025 deferral and voted in favor of both denial motions on October 28, 2025.
In January 2026, Cunningham cited Courthouse Plaza as an example of a major redevelopment involving private streets from which the Planning Commission had been excluded from review, using it to illustrate concerns about the commission's appropriate role in such projects during the bylaws review discussion.
Positions as recorded in meeting minutes; votes without recorded comment aren’t summarized.
Discussion time
Minutes of named discussion per transcribed meeting.
Full history
[10] A City Council work session on the proposed redevelopment of Courthouse Plaza was noted for September 24, 2024; Chair Feather shared concerns with the mayor and council about the minimal commercial space proposed on the ground floor.
[13a] Council discussed the request by Combined Courthouse, LLC for 8 Special Exceptions for a mixed-use development in the CR Commercial Retail district and Old Town Fairfax Transition Overlay District during a work session; no formal action was taken at this meeting.
[12c] Combined Courthouse, LLC presented a redevelopment proposal for 10300 Willard Way during the work session. No formal council action was taken.
[10] Courthouse Plaza redevelopment was discussed at the February 25, 2025 City Council work session; Chair Feather also noted he provided comments on the project at the Board of Architectural Review meeting.
[10] Chair Feather reported attending the Board of Architectural Review meeting and providing comments on the Courthouse Plaza project.
[9] A public hearing on the Courthouse Plaza redevelopment proposal was noted as scheduled for the upcoming July 22, 2025 City Council meeting.
[7b] Council deferred action on the nine special exceptions request for a 315-unit mixed-use building at 10300 Willard Way to October 28, 2025, on a 5-1 vote.
deferredDefer Council consideration and action on items associated with agenda item 7b to a date certain of October 28, 2025.✓ Amos✓ Bates✕ Hall✓ Hardy-Chandler✓ McQuillen✓ Peterson[3] A member of the public raised concerns about the Courthouse Plaza development during the public comment period. [9] City Council deferred its decision on the Courthouse Plaza development to October 28, 2025, as reported by staff.
[9] City Council deferred the Courthouse Plaza redevelopment decision to October 28, 2025, as reported in the staff update.
[10] City Council was scheduled to take action on the Courthouse Plaza redevelopment proposal at its October 28, 2025 meeting.
[10a] Council denied all nine special exceptions and the Certificate of Appropriateness (both 4-2, Bates and Hardy-Chandler opposed). The proposal for a 315-unit multifamily/12,000 sq ft retail building was found inconsistent with the zoning ordinance, comprehensive plan, and City design guidelines.
failedAdopt resolution to approve nine special exceptions requested by Combined Courthouse, LLC at 10300 Willard Way.✕ Amos✓ Bates✕ Hall✓ Hardy-Chandler✕ McQuillen✕ PetersonpassedAdopt resolution to deny nine special exceptions requested by Combined Courthouse, LLC at 10300 Willard Way on the basis that the proposal is not consistent with the purposes and intent of the zoning ordinance and the comprehensive plan.✓ Amos✕ Bates✓ Hall✕ Hardy-Chandler✓ McQuillen✓ PetersonpassedDeny the request of Combined Courthouse, LLC for a Certificate of Appropriateness at 10300 Willard Way (tax map #57-2-20-004-d) on the basis that the proposal is not consistent with City Code/design guidelines and does not exhibit acceptable architectural elements.✓ Amos✕ Bates✓ Hall✕ Hardy-Chandler✓ McQuillen✓ Peterson[9] City Council denied the request for the Courthouse Plaza redevelopment at its October 28, 2025 meeting by a vote of 4:2.
[5c] Courthouse Plaza was cited by Commissioner Cunningham as an example of a major redevelopment with private streets from which the Planning Commission had been excluded from review, illustrating the broader issue of the commission's role in such projects.
passedAdoption of Planning Commission bylaws as provided in Attachment 1 of the staff memorandum dated January 12, 2026.[8b] A pre-application briefing was presented to the Planning Commission for a potential redevelopment of the Courthouse Plaza Shopping Center; no formal action was taken.
[12d] A pre-application briefing was presented to Council for a two-phase mixed-use redevelopment of Courthouse Plaza. Phase 1 proposes a 6-story mixed-use building; Phase 2 proposes a new street network and reorientation of the grocery anchor. The proposal would require rezoning from CR to PD-M, a Master Development Plan, and multiple Special Exceptions. No action was taken.
[4a] Students presented two redesign concepts for Courthouse Plaza, addressing stormwater, pedestrian safety, local economy, and environmental concerns.
[10] A post-application work session on the Courthouse Plaza redevelopment was reported as a forthcoming June Planning Commission agenda item.
[10] Staff noted that a post-application work session on the Courthouse Plaza redevelopment proposal is scheduled for an upcoming Planning Commission meeting.
[7b] A work session on the redevelopment of the Courthouse Plaza property was scheduled, with supporting materials including a Master Development Plan, Traffic Impact Analysis, Transportation Demand Management plan, and additional attachments.
Discussed alongside
Topics that come up in the same meetings.