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Council hears pre‑application for 257‑unit mixed‑use concept on Chambers/Chain Bridge Road
Summary
City staff briefed council on a pre‑application for a proposed mixed‑use project at three parcels on Chambers/Chain Bridge Road that would add about 257 apartments plus ~26,000 sq ft of office and ~7,400 sq ft of retail; councilmembers raised concerns about height, density and commercial retention and asked the applicant to pursue consolidation of the adjacent BB&T site.
Fairfax City staff presented a pre‑application concept plan for three parcels at 4085, 4010 and 4103 Chambers/Chain Bridge Road that would replace existing office buildings with a mixed‑use development including approximately 257 multifamily units, about 26,000 square feet of office space, roughly 7,400 square feet of retail, structured parking and a north–south pedestrian greenway on a 2.52‑acre site.
Albert Frederick, city planner, said the plan aligns in part with the Old Town Small Area Plan (adopted June 2020) in that the site is identified for potential consolidated commercial development, but the 2020 guidance favored office retention in the short term. Frederick noted the concept proposes rezoning from commercial office to commercial urban and likely entitlements would include a special use permit for upper‑story residential, special exceptions for height and density, a general development plan and a major certificate of appropriateness with a subsequent BAR recommendation to council.
Councilmembers offered mixed reactions. "It certainly is a nice looking project and has potential," Councilmember Bates said, but added it would be “a no‑go for me unless we either see more commercial space or, if our city's fiscal impact analysis shows an average positive impact otherwise.” Several councilmembers raised concerns that the conceptual plan reduces office square footage compared with the existing ~84,500 square feet on site, and urged the applicant to explore consolidating the adjacent former BB&T parcel to avoid isolating that property.
Councilmember Hall repeatedly objected to the seven‑story portions of the proposal, saying the proposal ‘‘seems like an invitation to developers that keep coming back with more and more density,’’ and urged adherence to the small area plan’s five‑story preference along Chambers Road. Other councilmembers praised the design elements — including a plaza and pedestrian connections — but also asked staff to ensure required studies are submitted if the applicant advances: a traffic‑impact statement, a water and sewer capacity study, and review by the fire marshal because of steep site grades.
Staff emphasized that the applicant has indicated a desire to retain two of the site’s larger existing tenants and that the concept retains ground‑level commercial engagement facing Chambers Road. Frederick said the presentation reflected early feedback; if the applicant files, the formal land‑use review process would include additional work sessions and public hearings.
The council took no formal action on the concept at the work session; staff said they would record tonight’s guidance for the applicant as the project moves toward a formal submission.
