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Fairfax County staff proposes residential option for Tysons office zones, quantifies 4,404 multifamily units
Summary
County planning staff presented a mixed‑use redevelopment scenario for office‑designated areas in Tysons that would introduce up to 4,404 multifamily units and 872 townhouses, reduce modeled office capacity by about 6.1 million square feet and add retail; staff sought public comment and set hearings in late 2026–early 2027.
County planning staff on Monday presented a draft study that would allow residential development as an alternative in portions of Tysons currently designated for office use, offering a quantified scenario that shifts space from offices toward housing while aiming to retain employment centers.
The presentation, led by Sahar Hamdah of the Fairfax County Department of Planning and Development, showed a staff‑proposed mixed‑use scenario that includes 6,700,000 square feet of office, 224,000 square feet of retail, 4,404 multifamily residential units and 872 townhouses. "The mixed use scenario reflects a gross total of 6,700,000 square feet of office ... and 4,404 multifamily residential units," Hamdah said during the meeting.
Why it matters: The adopted Tysons plan currently identifies roughly 12,800,000 square feet of office potential in the office‑designated areas; staff said the mixed‑use option would represent a net reduction of about 6,100,000 square feet of office space while adding roughly 168,000 square feet of retail and the residential units above. Staff framed the proposal as an option to increase housing supply in Tysons while balancing the county's employment goals, which the Tysons plan targets at roughly 200,000 jobs and 100,000 residents.
What staff analyzed: The presentation reviewed existing conditions — staff said the study area is about 94% office use and that many buildings date to the 1980s — and examined factors used to shape the scenario including vacancy rates, existing site characteristics, submitted site‑specific plan amendment nominations and broader market data. Staff also discussed urban design guidance (higher heights and intensity near Metro stations stepping down toward neighborhood edges), transportation implications, parks and open‑space needs, heritage resources, environmental constraints and schools.
Transportation and parks: Staff said estimated trip generation under the mixed‑use scenario indicates decreases in daily and peak‑hour trips compared with the adopted plan, and noted planned improvements including a Tysons Community Circuit trail and several planned BRT corridors. On parks, staff cited an urban parkland standard of 1.5 acres per 1,000 residents (and 1 acre per 10,000 employees) and estimated the scenario would require about 15.67 acres of urban parks to meet that standard.
Heritage resources: A 2025 postmodern selective survey completed for the county identified two office complexes within the study — the Spring Hill Road (presented as Tysons Dallas Plaza / Spring Hill Road SSPA) and the Executive Plaza (presented as Corporate Edge SSPA) — as potentially historically significant. Hamdah said neither site is currently listed on the Fairfax County Inventory of Historic Sites, the National Register of Historic Places or the Virginia Landmarks Register and recommended further context statements and selective surveys prior to redevelopment.
Community questions and staff responses: Participants asked whether performing‑arts spaces would be considered; Hamdah said the study considers a mix of non‑residential uses and that specific cultural or performing‑arts spaces could be evaluated in appropriate locations. Graham Owen of the county planning division noted that arts‑related policy language has been consolidated into the land‑use element so such uses will be more visible during plan review.
Next steps and public input: Staff asked the public to complete an online survey (survey close date shown as June 14, 2026) and said staff would incorporate public input and applicant coordination into draft plan text. The presentation noted the Board of Supervisors authorized a planning study on 06/10/2025, staff will bring a draft to the Planning Commission in December (date to be set) and to the Board of Supervisors in January 2027 for public hearings.
What’s not decided: Staff emphasized the scenario is an initial option and does not represent adopted policy; it does not change zoning by itself. Any rezoning or redevelopment would proceed through the regular entitlement process, environmental and historic review, and potential site‑specific approvals. The survey and follow‑up community meetings will inform the draft plan text that staff will publish before hearings.
