FAIRFAX CITY, VA — An 11-story mixed-use building proposed for Fairfax Circle drew significant concerns from Fairfax City Council members Tuesday, who questioned whether the project's public benefits justified allowing a building substantially taller and denser than normally permitted under the zoning sought by the developer.
Circle Gateway was one of three redevelopment concepts presented to the council during its Sept. 1 work session. The others were the final phase of Northfax West, with up to 350 apartments, and the conversion of the Mosby Building on Main Street into as many as 107 apartments.
Together, the three projects could add as many as 718 apartments. The discussions were pre-application briefings designed to provide developers with feedback before formal land-use applications are filed. The council took no votes on the projects.
Woodbridge Commons LLC, an affiliate of Aksoylu Properties, proposes demolishing two commercial buildings at 3226 and 3250 Blenheim Blvd. and replacing them with an approximately 118-foot-tall building containing up to 261 apartments and 16,530 square feet of ground-floor commercial space.
As Patch previously reported, the developer is seeking Commercial Urban zoning for the 1.64-acre property. City regulations generally limit buildings in that district to five stories or 60 feet and residential density to 20 units per acre, or 24 units with affordable housing. Circle Gateway proposes 159 units per acre and would require special exceptions for height and density.
RELATED: 718 New Apartments Among Major Development Plans Before Fairfax Council
The proposal includes 165 one-bedroom and 96 two-bedroom apartments, with 16 affordable dwelling units. About 460 parking spaces would be provided in five parking levels. A private street aligned with Old Pickett Road would run beneath part of the building and could eventually connect with Campbell Drive.
Councilmember Stacy Hall offered one of the clearest assessments of the building's proposed height.
"I think 11 stories is, we'll just say, way too tall," she said.
Hall added the proposal would need to offer substantially greater community benefits to justify the requested height and density. Among the possibilities she raised were additional affordable housing, greater tree canopy, a green roof, improved sidewalks and a more active streetscape.
Councilmember Rachel McQuillen similarly questioned what residents would receive in return for granting exceptions allowing substantially greater height and density.
McQuillen said the developer should provide measurable environmental benefits, including information about reductions in impervious surface and stormwater runoff and increases in tree canopy. She also suggested the developer consider providing more affordable housing than the minimum requirement.
Residents, she said, need a clear explanation of "what they're going to get in response to that."
The concerns echoed issues raised earlier by the Fairfax City Planning Commission. As Patch previously reported, commissioners questioned the project's height, loss of commercial space, limited green space, fire access and garage entrances, although they also cited the property's proximity to Metro and the CUE bus system as a benefit.
Councilmember Anthony Amos said redevelopment of the property could be beneficial and praised aspects of the proposed streetscape and efforts to enclose the parking garage.
But he said the developer needed to improve the proposal, particularly the treatment of Spring Street and the surrounding street network.
"If you're seeking an exception, I expect an exceptional project, and I don't think we're there quite yet," Amos said.
Councilmember Stacey Hardy-Chandler called the proposed height and density the "elephant in the room" and questioned whether rooftop amenities would sufficiently offset the impact of an 11-story building.
Councilmember Tom Peterson raised concerns about the building's visibility above the mature tree line, the cumulative traffic impact if other Fairfax Circle properties were developed at similar densities, emergency services and the reduction in commercial space.
The existing HomeTrends building has about 30,000 square feet of commercial space, compared with 16,530 square feet proposed in the redevelopment.
The developer told council members that the building's size was influenced by the geometry of the site and the cost of construction, including subterranean parking. The applicant also pointed to proposed environmental and transportation improvements, including LEED certification, stormwater treatment, a shared-use path, bicycle racks, a bus shelter and consolidation of existing driveways.
A formal application would require a rezoning, special-use permit, special exceptions, a general development plan and architectural approval. citeturn0view0
Council members offered a more favorable, although still qualified, response to the proposed fourth and final phase of Northfax West at 3570 Chain Bridge Road.
MCRT Investments LLC proposes up to 350 apartments and about 7,000 square feet of commercial space on a 3.31-acre undeveloped property between Northfax Street and Fairfax Boulevard.
The concept includes two seven-story buildings connected by a seven-story parking garage, with approximately 450 parking spaces. A linear park would extend along Northfax Street. The property is the final phase of a larger development approved in 2020 that included 56 townhouses and a 200-unit senior living building.
AlSO SEE: Fairfax Planners Approve 14-Home Mantua Redevelopment
Amos said the "project has a lot of merit," particularly because it would diversify an area historically dominated by office development. He urged the developer to pay particular attention to placemaking because the property serves as an entrance to Fairfax City.
Hall focused on traffic circulation, questioning how hundreds of additional residents would enter and leave the property, particularly near Chain Bridge Road.
"That's not going to work," Hall said of one potential traffic movement.
She also urged the developer to provide meaningful retail space rather than relying heavily on coworking or live-work uses.
Hardy-Chandler similarly emphasized the property's location as a gateway from Interstate 66 and said the project should create an attractive entrance to Fairfax City with landscaping and open space.
Peterson questioned why the project included 350 apartments rather than a larger commercial component. The developer said retail brokers had advised that access limitations could make significantly more than 7,000 to 10,000 square feet of retail difficult to support.
Mayor Catherine Read also emphasized the site's importance.
"What's on that corner is what people see when they come off 66," Read said, adding that she believed the proposal was "on the right track," although its final form remained open to discussion.
The third proposal, converting much of the seven-story Mosby Building at 10560 Main St. from office space to apartments, received the most favorable reaction from several council members.
The building was originally constructed as a 120-unit apartment building in the 1960s before being converted to offices in the 1970s. The new owner, SL 10560 Main Street LLC, proposes returning the upper floors to residential use with as many as 107 apartments.
ALSO SEE: Merrifield Redevelopment Plan Adds Nearly 3,000 Homes Near Metro
The proposal includes 46 studios, 33 one-bedroom apartments, 10 one-bedroom units with dens and 18 two-bedroom apartments.
Unlike the other two projects, the Mosby proposal involves adaptive reuse of an existing building rather than new construction.
McQuillen strongly endorsed that approach.
"I really, really appreciate this project, specifically the rehab and repurposing of the building," she said. "I think it's fantastic. This is exactly the type of project I like to see."
Several council members, however, expressed concern about losing affordable office space used by small businesses.
Hall specifically cited psychologists, therapists and reading specialists operating from the building and questioned whether the proposed live-work units would adequately replace the existing commercial space.
Peterson similarly described the building as having developed a network of small businesses that could be disrupted by the conversion.
Economic Development Director Colleen Kardasz said the city's economic development office shared concerns about the loss of commercial space and would want to work proactively with existing tenants on possible relocation and small-business assistance.
The developer indicated it was already reconsidering portions of the plan, including potentially converting four proposed live-work units facing Main Street back to conventional commercial space.
The proposal also calls for turning about 7,000 square feet of private open space along Main Street into a publicly accessible landscaped area.
One significant issue remains: the city's Comprehensive Plan designates the property as Commercial Corridor, which does not support residential uses there.
Councilmember Billy Bates said that made him cautious about converting most of the building to housing. He suggested a compromise might retain substantially more commercial space while allowing some residential use.
Read, however, pointed to the building's original residential use, its proximity to the judicial complex and downtown and the potential benefits of adaptive reuse.
The mayor said she saw "a lot of positive benefits" in the proposal.
None of the three projects is scheduled for council action. Developers would need to submit formal applications before the projects proceed through the city's land-use review and public-hearing process.
Sign up for free local newsletters and alerts for the
Fairfax City Patch
Patch.com is the nationwide leader in hyperlocal news.
Visit Patch.com to find your town today.