Staff previews draft zoning amendments to implement small area plans, proposes new Activity Center district and community benefits program

Planning staff presented a multi‑phase effort to translate the policy guidance in Fairfax City’s small area plans into regulatory language. The Feb. 9 briefing outlined the proposed zoning structure, dimensional standards and a community benefits program intended to reduce ad‑hoc special exceptions and to provide clearer expectations for applicants.

Key elements of the draft: a new Activity Center zoning district (rezoning required; only applicable inside mapped activity centers), a required Unified Development Plan for planned developments in activity centers, and an alternative‑compliance pathway (special exceptions/adjustments) intended to allow flexibility as the city gains experience with the new district. Staff said proffers would remain permitted in activity centers in a way that complies with Virginia code exceptions for these mapped areas.

Dimensional and density framework: staff proposed a base residential density of 48 dwelling units per acre; developments of 50+ units would also be subject to the already‑adopted affordable dwelling‑unit ordinance (effectively increasing the base allowance to ~57.6 du/acre before any bonuses). A graduated land‑assembly incentive would grant bonus density for parcels assembled after ordinance adoption (examples in the draft: +20% for 0.5–2 acres; +25% for 2.1–5 acres; +30% for >5.1 acres), with caveats (assembly incentives would not apply in Old Town and must result from post‑adoption assemblage).

Community Benefits Program: staff proposed two primary benefit categories — publicly accessible open space and transportation infrastructure (new streets and pedestrian connections) — that would generate bonus dwelling units. The draft describes how qualifying open spaces and street improvements would be weighted; an illustrative approach in staff materials tied eight dwelling‑unit bonuses to qualifying open‑space features and used linear‑foot calculations for street/sidewalk bonuses (for example, 2 units per 100 ft for limited pedestrian passage, 4 units per 100 ft for full sidewalk and landscape). Staff flagged that the mechanics and definitions (what qualifies as a public amenity, coniguity/compactness metrics, partial‑street credit where only one side is provided) require refinement to avoid gaming and to ensure incentives produce intended public benefits.

Staff ran two test fits using recent approvals to show how the draft might alter outcomes: N29 Willow Wood and the Point (Camp Washington). The test fits showed the draft could produce less density in some cases and more in others depending on assembly, qualifying open spaces and street credits; staff stressed assumptions and cautioned against over‑reliance on a single algorithm.

Next steps: staff will continue drafting ordinance text, address parking and access questions at the Feb. 23 meeting, hold a public community meeting March 26 at Sherwood Center, and pursue additional work sessions and public hearings. Staff also signaled a parallel effort to develop a citywide tree preservation ordinance drawn in part from the Urban Forest Master Plan.