FAIRFAX CITY, VA — A proposal intended to bring Fairfax City’s zoning rules in line with its small area plans prompted a broader City Council debate Tuesday over building heights, residential density and the pace of development.
The second draft would establish an Activity Center Zoning District for properties in Northfax, Fairfax Circle, Kamp Washington, Old Town Fairfax and Pickett and Main. The district would function as a “floating zone,” meaning properties would not be rezoned automatically. A property owner would have to seek approval from the Planning Commission and City Council.
City planning staff said the proposal would replace some of the special exceptions and case-by-case negotiations currently used to review projects. The goal is to create more consistent standards for open space, transportation improvements, building setbacks, parking and other features sought in the city’s small area plans.
Councilmember Stacy Hall questioned whether the city should revise the small area plans themselves before changing its zoning ordinance to match them. She said residents have raised concerns about high-density housing and the number of redevelopment projects moving forward at the same time.
“I don’t understand why we continue to try to pack in as many people as possible in an area,” Hall said. “I just want to make sure that we’re not just giving carte blanche to developers here.”
Hall calculated that the 13 approved or proposed projects included in the staff presentation contained a combined 3,939 homes. Staff estimated those same sites could accommodate 4,497 homes under the draft Activity Center District standards, an increase of 558 units. Those figures were offered as a broad comparison and did not represent proposed changes to any individual project.
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Senior City Planner Paul Napti said the amendments could impose more control over density in some cases. Several smaller projects that were approved or proposed at more than 100 homes per acre would have lower estimated densities under the draft rules.
The current ordinance generally requires developers seeking buildings taller than five stories to request special exceptions, Napti said. The same process applies whether a developer seeks six or 11 stories.
The proposed district would generally allow a base height of five stories, with additional height available through a community benefits program, up to the maximum recommended in the applicable small area plan. Staff is also considering whether the council should be allowed to approve heights beyond those limits in exchange for significant, measurable public benefits.
Mayor Catherine Read said Fairfax City’s 6.2-square-mile footprint limits where housing can be built.
“Going up is about the only way you build more housing,” Read said, adding that recently completed homes have sold or leased quickly. She said greater density can also support businesses, public transportation, bicycling and walkability, particularly when housing is included in mixed-use developments.
Hall said the city must also consider the potential effects of growth on schools, police and other public services.
Under the community benefits program, a developer could receive eight additional homes for every 3,200 square feet of publicly accessible open space provided beyond the minimum requirement. Four additional homes could be allowed for every 7,200 square feet devoted to multimodal transportation infrastructure.
The second draft reduces the density bonuses available for assembling multiple properties. Depending on the size of the consolidated site, increases would range from 10 percent to 20 percent, down from the 20 percent to 30 percent proposed in the first draft.
The draft also prioritizes publicly accessible linear parks, greenways and conservation areas in its open-space calculations. Hall supported emphasizing connected parks and trails but questioned whether developers should receive additional density for features she believes should already be required.
Councilmember Rachel McQuillen said she was open to allowing height exceptions when the public benefits and trade-offs were communicated clearly. She also expressed caution about reducing residential parking requirements, saying parking is a frequent concern among residents of multifamily developments.
Councilmembers Anthony Amos and Billy Bates supported exploring a citywide reduction in office parking requirements. The city currently requires 3.33 spaces per 1,000 square feet of office space. The Activity Center District could reduce that figure by as much as 20 percent, to 2.67 spaces, although staff said the requirement remains higher than several comparison standards.
The draft would also adjust the boundary of Old Town’s local Historic Overlay District to align more closely with the National Register Historic District. The historic district’s rules, including its 36-foot height limit, would supersede the Activity Center District where the two overlap.
Councilmember Tom Peterson pressed staff on whether aligning zoning with the small area plans could sacrifice protections intended to serve the public interest. Staff said the plans include goals for transportation, open space, public art and other community priorities, while the zoning amendments would turn those policies into enforceable standards.
Peterson also confirmed that the proposal would not make currently prohibited projects permissible by right. Rezoning applications would still require public review and approval.
Staff recommended removing tree-conservation ordinance changes from the current package while Virginia reviews its statewide standards. Minor amendments to the city’s existing tree requirements could still move forward separately.
The city expects to hold another community meeting in September. Staff plans to refine the draft before bringing final amendments to public hearings in September or October.
No vote was taken during Tuesday’s work session.
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