Fairfax County Weighs 128 Townhouses, Self-Storage Near Fairfax City

FAIRFAX CITY, VA — Fairfax County planning staff is recommending changes to the county’s Comprehensive Plan that could clear the way for 128 townhouses and a new self-storage facility along the Route 50 corridor near Fairfax City and Oakton.

The two proposals are part of the first phase of a broader planning study covering portions of the Fairfax Center area south of Route 50 and southeast of Interstate 66. Both properties are in the Braddock District, immediately west of the City of Fairfax.

Under one proposal, an existing eight-story office building at 4035 Ridge Top Road could eventually be replaced with a combination of stacked and traditional townhouses. A second proposal would allow a multi-story self-storage facility on a vacant 2.09-acre property at 11301 Route 50, southwest of Route 50 and Waples Mill Road.

128 Homes Proposed At Ridge Top Road

The Ridge Top Road proposal would allow residential development at a density of up to 20 dwelling units per acre on the 6.78-acre property.

The conceptual plan submitted by the applicant shows 128 homes — 54 stacked townhouses and 74 single-family attached townhouses. Development could occur in two phases.

During the first phase, the existing office building would remain while 54 stacked townhouses were constructed as infill development. A second phase calls for demolishing the office building and parking garage and replacing them with 74 attached townhouses.

The existing building contains about 196,297 square feet of office space. Planning staff said the residential proposal would be compatible with the mix of residential and commercial development surrounding the site, although its proposed density would be higher than nearby residential developments. Staff said the project could provide a transition between established neighborhoods and nearby nonresidential properties.

The conceptual plan also includes a centrally located linear park with recreational amenities. Staff recommends connecting that open space with the neighboring Ridgewood development's existing park and amenity network.

The proposed townhouses would be approximately 50 to 55 feet tall, with primary vehicle access from Ridge Top Road. County staff also recommends pedestrian and bicycle improvements, including a shared-use path along Ridge Top Road and potential pedestrian connections toward Government Center Parkway.

Self-Storage Proposed At Route 50, Waples Mill Road

The second amendment would permit a self-storage facility of up to 63,984 square feet, or a 0.70 floor-area ratio, on the vacant property at 11301 Route 50.

Staff acknowledged that self-storage facilities are generally not preferred in mixed-use areas such as Fairfax Center because they contribute relatively little employment or housing.

However, planners said the property's location at two major arterial roads and near Interstate 66 limits its potential for residential or employment uses. A future interchange is also planned at Route 50 and Waples Mill Road, which could further reduce the approximately 2-acre site's developable area.

Staff said the proposed storage building should look more like surrounding office development than an industrial facility because the property occupies a prominent gateway location into Fairfax Center.

The recommended plan language would limit the building to 65 feet and require high-quality materials, landscaping and pedestrian-oriented features. Ground-floor nonresidential uses designed to activate the Waples Mill Road frontage would also be expected. Vehicle access would be limited to right-in movements from Waples Mill Road, with vehicles leaving through an interparcel connection to Random Hills Road.

Traffic, Schools Considered

County staff estimates the two proposals together would generate 1,732 fewer daily vehicle trips than development allowed under the existing Comprehensive Plan. Morning peak-hour trips would decrease by an estimated 315, while afternoon peak-hour trips would decline by 285.

The planning study also identified pedestrian and bicycle improvements needed throughout the area. Staff recommends 10-foot-wide shared-use paths with landscaped buffers along Ridge Top Road, Waples Mill Road, Random Hills Road, Government Center Parkway and Route 50.

Schools serving the broader area include Oakton and Woodson high schools, Franklin and Frost middle schools, and Fairfax Villa and Waples Mill elementary schools. The staff report says Oakton currently has a slight capacity deficit and Woodson has a moderate capacity deficit.

The report notes that increasing residential density would increase enrollment and that future development applications would require additional analysis of school capacity.

Public Hearings Scheduled

The Fairfax County Planning Commission is scheduled to hold a public hearing on the Comprehensive Plan amendment at 7:30 p.m. Thursday, Sept. 24.

The Fairfax County Board of Supervisors is scheduled to hold its public hearing at 4 p.m. Tuesday, Oct. 13. Planning staff recommends approval of the amendment.

The current proposal represents Phase I of the county's review. A broader Phase II study is intended to examine the future mix of uses, multimodal connections, open space, urban parks and infrastructure throughout Sub-units J1 and J2, but staff has not advanced that phase or scheduled hearings because another property owner is not ready to proceed.

Also See ...

• Fairfax City Weighs New Model To Calculate Developer Cash Proffers
• Fairfax Council Pushes Back On 11-Story Circle Gateway Proposal
• Fairfax Planners Approve 14-Home Mantua Redevelopment

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