Small Area Plans
Small Area Plans are adopted land-use guidance documents for the City of Fairfax's activity centers. 7 separate matters touch this plan or program; each has its own status.
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
An introduction to the upcoming process review of small area plans was reported as a forthcoming June Planning Commission agenda item.
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.
- May 11, 2026Planning Commission · item 10Staff Report
An introduction to the upcoming process review of small area plans was reported as a forthcoming June Planning Commission agenda item.
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
An introduction to the upcoming process review of small area plans was reported as a forthcoming June Planning Commission agenda item.
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.
- May 11, 2026Planning Commission · item 10Staff Report
An introduction to the upcoming process review of small area plans was reported as a forthcoming June Planning Commission agenda item.
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.
- Jan 11, 2025City Council · item 3Overview of Land-Use Application Processes, Comprehensive Plan, Fact Book, and Small Area Plans
Small Area Plans were listed as a topic in the scheduled land-use overview presentation; no outcome recorded as no minutes or actions report exist.
- Discussion of Next Steps
The team reviewed when Small Area Plans were developed; four of the five Activity Center plans have been adopted: Old Town Fairfax (June 23, 2020), Northfax (June 23, 2020), Kamp Washington (October 25, 2022), and Fairfax Circle (July 23, 2024).
- Strategy Team Updates
Referenced alongside the Comprehensive Plan as a framework for aligning housing goals and production targets. The third phase of the Zoning Standards for Small Area Plans project is underway, aiming to recommend Zoning Ordinance amendments to better align with small area plan guidance.
passedMotion to approve the information sharing/gathering approach of attending various Village in the City events for the Home Sharing Strategy Team.✓ Light✓ LaCroix✓ Delboy✓ Bonaiuto✓ Vincent✓ Ihara✓ Derosier✓ Atwood✓ Gillespie✓ Napolitano✓ Cattaneo✓ Opoku-Yeboah· Anderson· Jensen· Wilber· Cabelli· Hatch
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.
- Discussion of Next Steps
The team reviewed when Small Area Plans were developed; four of the five Activity Center plans have been adopted: Old Town Fairfax (June 23, 2020), Northfax (June 23, 2020), Kamp Washington (October 25, 2022), and Fairfax Circle (July 23, 2024).
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
It was noted that the city is currently evaluating zoning ordinances in relation to the Small Area Plans, and that zoning standards for Small Area Plans are under development; HHCAB's Zoning Strategy Team will engage in this process to identify affordable housing opportunities.
- Discussion of a potential review and update to the adopted small area plans for Old Town, Northfax, Kamp Washington, and Fairfax Circle
The Planning Commission discussed a potential review and update to the adopted small area plans for Old Town, Northfax, Kamp Washington, and Fairfax Circle.
- Jul 13, 2026Planning Commission · item 8bDiscussion on the second draft of amendments to the City of Fairfax Zoning Ordinance related to adopted Small Area Plans
A second draft of zoning ordinance amendments related to adopted Small Area Plans was scheduled for work session discussion at this meeting. Approved Small Area Plans are also referenced as a basis for Implementation Guide updates scheduled for presentation at this work session.
- Jul 14, 2026City Council · item 12aWork Session – Second Draft of Zoning Ordinance Amendments Related to Small Area Plans
The second draft of amendments to the City of Fairfax Zoning Ordinance related to adopted Small Area Plans was discussed in a work session on July 14, 2026; no formal action was taken.
- Sep 14, 2026Planning Commission · item 7aWork Session: Discussion on potential zoning text amendments related to adopted small area plans
Small area plans were the subject of a work session discussion regarding potential related zoning text amendments. Amendments to Chapter 110 related to adopted small area plans were scheduled for a motion at this meeting.
- Discussion and update on potential amendments to the Zoning Ordinance related to adopted Small Area Plans.
Potential Zoning Ordinance amendments related to adopted Small Area Plans were discussed via staff report and presentation; no formal action was taken.
- Small Area Plans Zoning Amendments – Public Hearing
A public hearing was scheduled on proposed amendments to the Code of the City of Fairfax, Chapter 110 (Zoning), relating to adopted small area plans, covering Introductory Provisions, Zoning Districts and Regulations, Site Development Standards, Development Review, and Definitions. A public hearing was scheduled on proposed amendments to the Code of the City of Fairfax, Chapter 86 (Subdivision), relating to adopted small area plans, covering Design and Improvements.
In full
Four of five planned Activity Center small area plans have been adopted: Old Town Fairfax (June 23, 2020), Northfax (June 23, 2020), Kamp Washington (October 25, 2022), and Fairfax Circle (July 23, 2024). The plans serve as a framework alongside the Comprehensive Plan for aligning housing goals, production targets, and zoning standards. A multi-phase project to develop Zoning Ordinance amendments that better align with small area plan guidance has been underway, reaching its third phase by April 2026; the process has included Planning Commission work sessions (June, July, and September 2026), a community open house in September 2026, online public engagement, and City Council work sessions (July and October 2026).
As of October 2026, key unresolved issues include development benchmarks (currently set at approximately 4,700 additional high-density housing units across the small area plans), height allowances (a base maximum of five stories with the ability to earn up to the small area plan–recommended height, typically seven or nine stories, through a community benefits program, plus a staff recommendation to allow up to two additional stories beyond small area plan recommendations for measurable community benefit), and the question of whether to allow height exceeding small area plan recommendations at all. Public hearings on amendments to both Chapter 110 (Zoning) and Chapter 86 (Subdivision) were scheduled at the Planning Commission for October 26, 2026.
Separately, a future review and update process for the four adopted small area plans themselves has been initiated, with a City Council work session on that topic tentatively scheduled for December 1, 2026.