Zoning Standards for Small Area Plans

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Draft amendments available under the Forum tool and Project Documents. Please use the forum tool to share your feedback.

There will be an open house on March 26th at the Sherwood Community Center. Drop in anytime between 5 and 8pm.

What is the goal of this project?

The City has adopted four of the five small area plans recommended in the Comprehensive Plan. One of the primary ways the small area plans are used is to provide guidance when considering development applications within the activity centers. This includes design elements such as building height, vehicular and pedestrian connections, open space, and building orientation. Some of the guidance in the small area plans conflicts with code requirements in our Zoning Ordinance. In addition, the current Zoning Ordinance can't be used to enforce some of the location based guidance in the plans such as where new streets and open spaces should go. Instead, these elements have to be negotiated with developers and provided through proffers or commitments. The goal of this project is to provide recommendations to amend the Zoning Ordinance to better align the requirements of the Zoning Ordinance with the guidance from the small area plans.

Where are we in the process?

There are three phases for this project and we are currently in the third phase. The first phase included background research, preliminary analysis, and community input. In the second phase, the project team developed preferred strategies and final recommendations. The project is now in phase three. During this phase the consultant team is preparing a draft. Join us for an open on March 26th at the Sherwood Community Center anytime between 5 and 8pm to learn about the draft amendments, meet with the project team, and share your feedback. The draft amendments will be available on this page on March 11th.

Draft amendments available under the Forum tool and Project Documents. Please use the forum tool to share your feedback.

There will be an open house on March 26th at the Sherwood Community Center. Drop in anytime between 5 and 8pm.

What is the goal of this project?

The City has adopted four of the five small area plans recommended in the Comprehensive Plan. One of the primary ways the small area plans are used is to provide guidance when considering development applications within the activity centers. This includes design elements such as building height, vehicular and pedestrian connections, open space, and building orientation. Some of the guidance in the small area plans conflicts with code requirements in our Zoning Ordinance. In addition, the current Zoning Ordinance can't be used to enforce some of the location based guidance in the plans such as where new streets and open spaces should go. Instead, these elements have to be negotiated with developers and provided through proffers or commitments. The goal of this project is to provide recommendations to amend the Zoning Ordinance to better align the requirements of the Zoning Ordinance with the guidance from the small area plans.

Where are we in the process?

There are three phases for this project and we are currently in the third phase. The first phase included background research, preliminary analysis, and community input. In the second phase, the project team developed preferred strategies and final recommendations. The project is now in phase three. During this phase the consultant team is preparing a draft. Join us for an open on March 26th at the Sherwood Community Center anytime between 5 and 8pm to learn about the draft amendments, meet with the project team, and share your feedback. The draft amendments will be available on this page on March 11th.

Questions

Ask the project team a question.

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  • Share I am most deeply concerned about the housing crisis. While I appreciate that the City cannot require park space or active transportation as a condition of development, I am concerned that the requirements of the Community Benefit Program (CBP) may encourage developers simply take the base rate, especially in areas already limited to 6 stories. While I am not a land developer, I can easily imagine a scenario where the added cost of hiring a professional engineer and landscape architect, applying for the CBP, and being allowed a handful of extra units is simply a non-starter. To be clear, I do support this zoning effort. This has the potential to breathe life into areas like Northfax and Camp Washington and it gives me hope for the future of the City. I am simply concerned that the CBP may be to costly to comply with, giving us another generation of unwalkable infrastructure in the City of Fairfax. In order to ensure that developments follow hte vision of the small area plans, I would like to see a state lobbying effort to allow the City of Fairfax to require such amenities for all developments, regardless of height. on Facebook Share I am most deeply concerned about the housing crisis. While I appreciate that the City cannot require park space or active transportation as a condition of development, I am concerned that the requirements of the Community Benefit Program (CBP) may encourage developers simply take the base rate, especially in areas already limited to 6 stories. While I am not a land developer, I can easily imagine a scenario where the added cost of hiring a professional engineer and landscape architect, applying for the CBP, and being allowed a handful of extra units is simply a non-starter. To be clear, I do support this zoning effort. This has the potential to breathe life into areas like Northfax and Camp Washington and it gives me hope for the future of the City. I am simply concerned that the CBP may be to costly to comply with, giving us another generation of unwalkable infrastructure in the City of Fairfax. In order to ensure that developments follow hte vision of the small area plans, I would like to see a state lobbying effort to allow the City of Fairfax to require such amenities for all developments, regardless of height. on Twitter Share I am most deeply concerned about the housing crisis. While I appreciate that the City cannot require park space or active transportation as a condition of development, I am concerned that the requirements of the Community Benefit Program (CBP) may encourage developers simply take the base rate, especially in areas already limited to 6 stories. While I am not a land developer, I can easily imagine a scenario where the added cost of hiring a professional engineer and landscape architect, applying for the CBP, and being allowed a handful of extra units is simply a non-starter. To be clear, I do support this zoning effort. This has the potential to breathe life into areas like Northfax and Camp Washington and it gives me hope for the future of the City. I am simply concerned that the CBP may be to costly to comply with, giving us another generation of unwalkable infrastructure in the City of Fairfax. In order to ensure that developments follow hte vision of the small area plans, I would like to see a state lobbying effort to allow the City of Fairfax to require such amenities for all developments, regardless of height. on Linkedin Email I am most deeply concerned about the housing crisis. While I appreciate that the City cannot require park space or active transportation as a condition of development, I am concerned that the requirements of the Community Benefit Program (CBP) may encourage developers simply take the base rate, especially in areas already limited to 6 stories. While I am not a land developer, I can easily imagine a scenario where the added cost of hiring a professional engineer and landscape architect, applying for the CBP, and being allowed a handful of extra units is simply a non-starter. To be clear, I do support this zoning effort. This has the potential to breathe life into areas like Northfax and Camp Washington and it gives me hope for the future of the City. I am simply concerned that the CBP may be to costly to comply with, giving us another generation of unwalkable infrastructure in the City of Fairfax. In order to ensure that developments follow hte vision of the small area plans, I would like to see a state lobbying effort to allow the City of Fairfax to require such amenities for all developments, regardless of height. link

    I am most deeply concerned about the housing crisis. While I appreciate that the City cannot require park space or active transportation as a condition of development, I am concerned that the requirements of the Community Benefit Program (CBP) may encourage developers simply take the base rate, especially in areas already limited to 6 stories. While I am not a land developer, I can easily imagine a scenario where the added cost of hiring a professional engineer and landscape architect, applying for the CBP, and being allowed a handful of extra units is simply a non-starter. To be clear, I do support this zoning effort. This has the potential to breathe life into areas like Northfax and Camp Washington and it gives me hope for the future of the City. I am simply concerned that the CBP may be to costly to comply with, giving us another generation of unwalkable infrastructure in the City of Fairfax. In order to ensure that developments follow hte vision of the small area plans, I would like to see a state lobbying effort to allow the City of Fairfax to require such amenities for all developments, regardless of height.

    Evan asked about 1 month ago

    The goal of these zoning ordinance amendments is to provide clear expectations for developers and property owners while still providing maximum flexibility. By setting clear standards, the process would be more efficient than the current process which relies on negotiation and can be unpredictable for developers. Property owners and members of the development community have been involved in each phase of this project, and we will continue to receive feedback on this draft of what would work and what would not.

  • Share On page 50, under the heading "Maximum Total Bonus Height," a reference is made to "Figure 7: Maximum Total Bonus Height." There is Figure 5: Maximum Total Bonus Height, but it does not demonstrate how bonus development area is related to the height maximums established in Figure 6: Maximum Total Bonus Height Maps. How does the Bonus Area granted by the Community Benefit Program relate to the height maximums established in Figure 6? Are there lots that would be too big or too small to benefit from the CBP? What incentives for community benefit exist for areas that are limited to below 5 stories under Figure 6? on Facebook Share On page 50, under the heading "Maximum Total Bonus Height," a reference is made to "Figure 7: Maximum Total Bonus Height." There is Figure 5: Maximum Total Bonus Height, but it does not demonstrate how bonus development area is related to the height maximums established in Figure 6: Maximum Total Bonus Height Maps. How does the Bonus Area granted by the Community Benefit Program relate to the height maximums established in Figure 6? Are there lots that would be too big or too small to benefit from the CBP? What incentives for community benefit exist for areas that are limited to below 5 stories under Figure 6? on Twitter Share On page 50, under the heading "Maximum Total Bonus Height," a reference is made to "Figure 7: Maximum Total Bonus Height." There is Figure 5: Maximum Total Bonus Height, but it does not demonstrate how bonus development area is related to the height maximums established in Figure 6: Maximum Total Bonus Height Maps. How does the Bonus Area granted by the Community Benefit Program relate to the height maximums established in Figure 6? Are there lots that would be too big or too small to benefit from the CBP? What incentives for community benefit exist for areas that are limited to below 5 stories under Figure 6? on Linkedin Email On page 50, under the heading "Maximum Total Bonus Height," a reference is made to "Figure 7: Maximum Total Bonus Height." There is Figure 5: Maximum Total Bonus Height, but it does not demonstrate how bonus development area is related to the height maximums established in Figure 6: Maximum Total Bonus Height Maps. How does the Bonus Area granted by the Community Benefit Program relate to the height maximums established in Figure 6? Are there lots that would be too big or too small to benefit from the CBP? What incentives for community benefit exist for areas that are limited to below 5 stories under Figure 6? link

    On page 50, under the heading "Maximum Total Bonus Height," a reference is made to "Figure 7: Maximum Total Bonus Height." There is Figure 5: Maximum Total Bonus Height, but it does not demonstrate how bonus development area is related to the height maximums established in Figure 6: Maximum Total Bonus Height Maps. How does the Bonus Area granted by the Community Benefit Program relate to the height maximums established in Figure 6? Are there lots that would be too big or too small to benefit from the CBP? What incentives for community benefit exist for areas that are limited to below 5 stories under Figure 6?

    Evan asked about 1 month ago

    The figure number reference is an error- it should reference Figure 6: Maximum Total Bonus Height Maps. Bonus height earned through the community benefit program cannot be more than the maximum height shown in figure 6 so a property shown with a max height of 4 stories would not be eligible to receive additional height. However, properties in the lower height limit areas would still be eligible for increased density. For those properties that can receive additional height, the maximum height shown on the map can be received by achieving any of the community benefits, unlike density, which is achieved based on the amount of the benefits provided per Table 7: Development Bonus Matric on page 49.

    The goal of these zoning ordinance amendments is to provide property owners with clear expectations while still providing maximum flexibility in design so lot size would not exclude a property from benefiting from the program. It will be up to the property owner/developer to design their site to prioritize which, if any, benefits they would like to receive.

  • Share I strongly support the goals of the amendments to support housing affordability by allowing more types of housing and increasing supply, encourage walkable, vibrant neighborhoods by placing residents closer to shops, services, and transit, and enable more people to live near where they work or travel without relying solely on cars. These goals support affordability and sustainability for a county in dire need of more housing and transit-oriented development. I would like to ask - how transit access is being considered and incorporated into these amendments? on Facebook Share I strongly support the goals of the amendments to support housing affordability by allowing more types of housing and increasing supply, encourage walkable, vibrant neighborhoods by placing residents closer to shops, services, and transit, and enable more people to live near where they work or travel without relying solely on cars. These goals support affordability and sustainability for a county in dire need of more housing and transit-oriented development. I would like to ask - how transit access is being considered and incorporated into these amendments? on Twitter Share I strongly support the goals of the amendments to support housing affordability by allowing more types of housing and increasing supply, encourage walkable, vibrant neighborhoods by placing residents closer to shops, services, and transit, and enable more people to live near where they work or travel without relying solely on cars. These goals support affordability and sustainability for a county in dire need of more housing and transit-oriented development. I would like to ask - how transit access is being considered and incorporated into these amendments? on Linkedin Email I strongly support the goals of the amendments to support housing affordability by allowing more types of housing and increasing supply, encourage walkable, vibrant neighborhoods by placing residents closer to shops, services, and transit, and enable more people to live near where they work or travel without relying solely on cars. These goals support affordability and sustainability for a county in dire need of more housing and transit-oriented development. I would like to ask - how transit access is being considered and incorporated into these amendments? link

    I strongly support the goals of the amendments to support housing affordability by allowing more types of housing and increasing supply, encourage walkable, vibrant neighborhoods by placing residents closer to shops, services, and transit, and enable more people to live near where they work or travel without relying solely on cars. These goals support affordability and sustainability for a county in dire need of more housing and transit-oriented development. I would like to ask - how transit access is being considered and incorporated into these amendments?

    Becca Dedert asked about 1 month ago

    These amendments only apply within the City of Fairfax which is a separate municipality from Fairfax County.

    All of the activity centers are located along multiple bus routes. The proposed amendments include incentives for community benefits wherein bonus density can be earned by providing open space and/or new street connections. Additionally, the proposed district includes incentives like providing shuttles and proximity to trails that would allow for a parking requirement reduction.

  • Share As the county plans to add more much-needed housing supply growth in the form of higher density, how will the county balance the urgent need for growth and change with the instinct to preserve the existing feel and style of the county? on Facebook Share As the county plans to add more much-needed housing supply growth in the form of higher density, how will the county balance the urgent need for growth and change with the instinct to preserve the existing feel and style of the county? on Twitter Share As the county plans to add more much-needed housing supply growth in the form of higher density, how will the county balance the urgent need for growth and change with the instinct to preserve the existing feel and style of the county? on Linkedin Email As the county plans to add more much-needed housing supply growth in the form of higher density, how will the county balance the urgent need for growth and change with the instinct to preserve the existing feel and style of the county? link

    As the county plans to add more much-needed housing supply growth in the form of higher density, how will the county balance the urgent need for growth and change with the instinct to preserve the existing feel and style of the county?

    Yasir asked about 1 month ago

    These amendments only apply within the City of Fairfax which is a separate municipality from Fairfax County.

    The small area plans aim to enhance the unique character of each activity center, encourage context sensitive design, highlight the importance of transition zones and height step downs between the more urban development within the activity centers and adjacent residential neighborhoods.

  • Share Insofar as you are relaxing zoning requirements, please pass whatever it is you are considering. Property owners should be able to build what they want on the property that they own as long as they aren't actively dumping pollution onto neighboring properties or things like that. People who don't own the property shouldn't get to tell others what they can do with their own land. When you buy a house you buy that house, not all the houses in the entire city. on Facebook Share Insofar as you are relaxing zoning requirements, please pass whatever it is you are considering. Property owners should be able to build what they want on the property that they own as long as they aren't actively dumping pollution onto neighboring properties or things like that. People who don't own the property shouldn't get to tell others what they can do with their own land. When you buy a house you buy that house, not all the houses in the entire city. on Twitter Share Insofar as you are relaxing zoning requirements, please pass whatever it is you are considering. Property owners should be able to build what they want on the property that they own as long as they aren't actively dumping pollution onto neighboring properties or things like that. People who don't own the property shouldn't get to tell others what they can do with their own land. When you buy a house you buy that house, not all the houses in the entire city. on Linkedin Email Insofar as you are relaxing zoning requirements, please pass whatever it is you are considering. Property owners should be able to build what they want on the property that they own as long as they aren't actively dumping pollution onto neighboring properties or things like that. People who don't own the property shouldn't get to tell others what they can do with their own land. When you buy a house you buy that house, not all the houses in the entire city. link

    Insofar as you are relaxing zoning requirements, please pass whatever it is you are considering. Property owners should be able to build what they want on the property that they own as long as they aren't actively dumping pollution onto neighboring properties or things like that. People who don't own the property shouldn't get to tell others what they can do with their own land. When you buy a house you buy that house, not all the houses in the entire city.

    Alex asked about 1 month ago

    Thank you for your comment.

  • Share Are you planning to maintain the current height requirements for single family homes in order to prevent the monstrosities that other neighborhoods are having to deal with on Facebook Share Are you planning to maintain the current height requirements for single family homes in order to prevent the monstrosities that other neighborhoods are having to deal with on Twitter Share Are you planning to maintain the current height requirements for single family homes in order to prevent the monstrosities that other neighborhoods are having to deal with on Linkedin Email Are you planning to maintain the current height requirements for single family homes in order to prevent the monstrosities that other neighborhoods are having to deal with link

    Are you planning to maintain the current height requirements for single family homes in order to prevent the monstrosities that other neighborhoods are having to deal with

    Ck asked about 2 months ago

    These proposed amendments would only apply to Activity Centers, shown in purple on the map shown on page 23. They would not affect single-family neighborhoods.

  • Share Could you give a clearer explanation of the small area plan? on Facebook Share Could you give a clearer explanation of the small area plan? on Twitter Share Could you give a clearer explanation of the small area plan? on Linkedin Email Could you give a clearer explanation of the small area plan? link

    Could you give a clearer explanation of the small area plan?

    SuMo asked 5 months ago

    Small Area Plans are detailed plans for the development of each activity center: Old Town Fairfax, Northfax, Kamp Washington, and Fairfax Circle. These activity centers are locations where pedestrian-friendly, mixed-use development is strongly encouraged.

    Each small area plan outlines a vision for the future development of that specific area. The plans provide guidance on the desired mix of uses, residential density, building density, design aesthetic, street locations, multimodal connections, infrastructure improvements, parking, and open space.

    Overall, small area plans aim to guide development in these areas that is cohesive, attractive, and supportive of the City's long-term goals.

  • Share The Planning Commission and the City Council approved the Small Area Plans. Will they both have approval authority for the proposed zoning ordinance changes? on Facebook Share The Planning Commission and the City Council approved the Small Area Plans. Will they both have approval authority for the proposed zoning ordinance changes? on Twitter Share The Planning Commission and the City Council approved the Small Area Plans. Will they both have approval authority for the proposed zoning ordinance changes? on Linkedin Email The Planning Commission and the City Council approved the Small Area Plans. Will they both have approval authority for the proposed zoning ordinance changes? link

    The Planning Commission and the City Council approved the Small Area Plans. Will they both have approval authority for the proposed zoning ordinance changes?

    wmfournier asked 10 months ago

    Yes, this will follow the same process as the adoption of the Small Area Plans. Planning Commission provides a recommendation to City Council and then City Council has the approval authority. There will be public hearings at both Planning Commission and City Council.

  • Share Fairfax Boulevard has a varying sidewalk width. Scout on the Circle provided for a frontage that has wide sidewalks and multimodal transportation. Enabling this kind of frontage for developments that are along the major roads should be done. Shared use area where the building is set back from the street much more than what is currently required would be needed to accomplish this. The Fairfax Blvd Master Plan has this approach. on Facebook Share Fairfax Boulevard has a varying sidewalk width. Scout on the Circle provided for a frontage that has wide sidewalks and multimodal transportation. Enabling this kind of frontage for developments that are along the major roads should be done. Shared use area where the building is set back from the street much more than what is currently required would be needed to accomplish this. The Fairfax Blvd Master Plan has this approach. on Twitter Share Fairfax Boulevard has a varying sidewalk width. Scout on the Circle provided for a frontage that has wide sidewalks and multimodal transportation. Enabling this kind of frontage for developments that are along the major roads should be done. Shared use area where the building is set back from the street much more than what is currently required would be needed to accomplish this. The Fairfax Blvd Master Plan has this approach. on Linkedin Email Fairfax Boulevard has a varying sidewalk width. Scout on the Circle provided for a frontage that has wide sidewalks and multimodal transportation. Enabling this kind of frontage for developments that are along the major roads should be done. Shared use area where the building is set back from the street much more than what is currently required would be needed to accomplish this. The Fairfax Blvd Master Plan has this approach. link

    Fairfax Boulevard has a varying sidewalk width. Scout on the Circle provided for a frontage that has wide sidewalks and multimodal transportation. Enabling this kind of frontage for developments that are along the major roads should be done. Shared use area where the building is set back from the street much more than what is currently required would be needed to accomplish this. The Fairfax Blvd Master Plan has this approach.

    wmfournier asked 11 months ago

    Thank you for your comment.

  • Share Public art is not an acceptable tradeoff for higher buildings or added density for mixed-use buildings on Facebook Share Public art is not an acceptable tradeoff for higher buildings or added density for mixed-use buildings on Twitter Share Public art is not an acceptable tradeoff for higher buildings or added density for mixed-use buildings on Linkedin Email Public art is not an acceptable tradeoff for higher buildings or added density for mixed-use buildings link

    Public art is not an acceptable tradeoff for higher buildings or added density for mixed-use buildings

    wmfournier asked 11 months ago

    Thank you for your comment.

Page last updated: 17 Mar 2026, 08:42 AM