The Botanist

Proposal at a glance

Tax map parcel(s): 47 4 02 02 002A1

Extracted from the city's submitted documents; each figure traces to the text it came from.

• Floor area (existing) — "EX. 5-STORY BRICK BUILDING 24,408 SQ. FT."
• Dwelling units (proposed) — "The Project will consist of 260 total units"
• Retail (proposed) — "approximately 5,000 square feet of ground floor retail"
• Stories (proposed) — "7 STORIES/81 FEET OF MULTI-FAMILY - SPECIAL EXCEPTION REQUESTED"
• Site area (proposed) — "GROSS SITE AREA: ±129,130 SF (±2.96 AC)"

Official record

The applicant proposes to replace existing surface parking at WillowWood Office Plaza with a seven story building that consist of up to 260 apartments, approximately 5,000 square feet of ground floor retail, and a parking garage on approximately 2.97 acres. The subject property is located in the Northfax Small Area Plan.

• Requests: The applicant has requested a Zoning Map Amendment (Rezoning) from CR Commercial Retail to CU Commercial Urban in the Architectural Control Overlay District (ACOD), a Special Use Permit for upper story residential/mixed-use building, and Special Exceptions to density, height, 75% ground floor nonresidential use in a mixed use building, setbacks, sidewalks, tree canopy requirement and vehicular cross-access. This land use application is subject to the City's Affordable Dwelling Unit (ADU) ordinance and requires a Major Certificate of Appropriateness for architecture and landscaping.
• Address: 10306 Eaton Place, Fairfax, VA 22030
• Applicant: Capital City Real Estate, LLC Chris Love Managing Partner, Washington DC 3000 K Street NW, Suite 270 Washington, DC 20007
• City record

Open questions

No unresolved questions recorded.

Member commentary

No recorded member positions yet.

Screening-level estimates of the economic and fiscal effects of The Botanist. Figures are decision-support context with named assumptions and sensitivity ranges — not predictions. The full analysis has the interactive assumptions panel and maps; methods documents every formula.

Headline estimates

• New residents: 445 (range 351 – 555) — households x persons per multifamily unit (Rutgers CUPR bedroom-mix multipliers)
• Annual capture: project's own ground-floor retail: $20k (range $11k – $28k) — Huff model over individual retail POIs: joint destination+mode choice, P(j,m) ~ A_j * w_m * exp(-b_m t_mj), CES category spend; clusters are a reporting rollup; own retail competes as a destination
• New annual spending arriving on foot: $557k (range $85k – $3.4M) — walk-mode share of the joint destination+mode Huff choice, summed over businesses; walking loses to driving with walk time, so the remainder of the mode-split budget arrives by car
• Real estate tax increase: $952k (range $944k – $1.2M) — projected minus current RE tax
• Net annual fiscal impact — naive per-capita method: −$1.5M (range −$2.4M – −$313k) — incremental new recurring revenue minus service cost (upper-bound cost framing; allocates fixed citywide costs)
• Net annual fiscal impact — marginal framing: $23k (range −$1.1M – $1.1M) — incremental new recurring revenue minus service cost (only services that scale with new residents)

Method notes, caveats, and non-headline metrics live on the analysis page.