Planning Commission · Sep 14, 2026

Planning Commission Regular Meeting/Work Session

▶ Watch recording Agenda Read the transcript2h 09m · 13 agenda items · 6 tracked topics

2h 9m total — hover for items, click a segment to watch that part.

Discussed

1
Pledge of Allegiance · Scheduled per agenda; no minutes or actions report available.
watch 0:16
2
Discussion / Adoption of Agenda · Scheduled per agenda; no minutes or actions report available.
watch 1:00
3
Presentations by the public on any matter not calling for a public hearing · Scheduled per agenda; no minutes or actions report available.
Discussed for 2m · read the transcript
watch 1:29
4
Consideration of the July 27, 2026 meeting minutes · Scheduled per agenda; no minutes or actions report available.
Names Small Area Plans, Zoning Text Amendments · read the transcript
watch 3:50
5
Public Hearings – None · No public hearings scheduled.
watch 4:22
6
Adjourn Regular Meeting · Scheduled per agenda; no minutes or actions report available.
watch 4:24
7a
Work Session: Discussion on potential zoning text amendments related to adopted small area plans · Scheduled per agenda; no minutes or actions report available.
Discussed for 1h 22m · also names Special Exceptions ×14, The Botanist ×5, City of Fairfax 2035 Comprehensive Plan ×4, Davies Property ×4, Northfax West, Old Town Parking Study · read the transcript
- Zoning Text Amendmentsin progressA work session discussion on potential zoning text amendments related to adopted small area plans was scheduled for this meeting. A work session discussion on potential zoning text amendments regarding affordable housing on tax-exempt properties, noise standards, carports, and other miscellaneous amendments was scheduled for this meeting.
- Small Area Plansin progressSmall area plans were the subject of a work session discussion regarding potential related zoning text amendments. Amendments to Chapter 110 related to adopted small area plans were scheduled for a motion at this meeting.
watch 4:29
7b
Work Session: Discussion on potential zoning text amendments regarding affordable housing on tax-exempt properties, noise standards, carports and other miscellaneous amendments · Scheduled per agenda; no minutes or actions report available.
Discussed for 31m · also names Special Use Permit ×2, Detached Accessory Dwelling Units · read the transcript
- affordable housing on tax-exempt propertiesin progressAffordable housing on tax-exempt properties was listed as a topic for the work session discussion on miscellaneous zoning text amendments.
- noise standardsin progressNoise standards were listed as a topic for the work session discussion on miscellaneous zoning text amendments.
- carportsin progressCarports were listed as a topic for the work session discussion on miscellaneous zoning text amendments.
Zoning Text Amendmentsin progress
watch 87:57
8
Reconvene Regular Meeting · Scheduled per agenda; no minutes or actions report available.
watch 120:05
9a
Motions to amend Chapter 110 of the Code of the City of Fairfax, Virginia · Scheduled per agenda; no minutes or actions report available.
Discussed for 2m · also names City of Fairfax 2035 Comprehensive Plan · read the transcript
- Chapter 110 of the Code of the City of Fairfax Virginiain progressTwo motions to amend Chapter 110 of the Code of the City of Fairfax, Virginia were scheduled: one related to regular review and maintenance of the Ordinance, and one related to adopted small area plans.
Small Area Plansin progress
watch 120:09
10
Staff Report · Scheduled per agenda; no minutes or actions report available.
Discussed for 5m · also names Capital Improvement Program, Circle Gateway, Courthouse Plaza, Detached Accessory Dwelling Units, The Mosby Building, Zoning Text Amendments · read the transcript
watch 121:52
11
Commission Comments · Scheduled per agenda; no minutes or actions report available.
Discussed for 2m · also names Courthouse Plaza · read the transcript
watch 126:32
12
Adjournment · Scheduled per agenda; no minutes or actions report available.
watch 128:00

Named in discussion

Tracked topics the transcript names that no agenda item is filed under. Their own pages and wikis do not yet record this meeting; the passages below are the only trace.

Special Exceptionsin progress14 passages, 10m
“…more specific standard that we're going to be recommending and then applicability of special exceptions this is something we have not discussed before but special exceptions are a tool in the zoning ordinance where”
watch 8:11 every passage
City of Fairfax 2035 Comprehensive Planapproved5 passages, 3m
“…units per acre. the reason we're hovering around in that range is that in the comprehensive plan there are recommended dense there's no recommended density for the activity center place type itself where a smaller plan is adopted and the smaller”
watch 25:03 every passage wiki
Davies Propertyapproved4 passages, 3m
“…we've set up for approving and development When I look at these and we were talking Davies with 10,000 square feet, it would be 11 additional units. We started with Davies with 450 units or that and ended up with 300 and some units, I believe.”
watch 35:59 every passage wiki
The Botanistunder construction5 passages, 2m
“okay then in a project like the botanist where we've got 5 000 square feet and we're going to give five additional residential units we had discussion on the fact that there are three or four or five residential units on the ground floor adjacent to that…”
watch 38:46 every passage wiki
Courthouse Plazain progress2 passages, 2m
“…received on June 22nd and a work session, a post-application work session on Courthouse Plaza. Also the Planning Commission received on June 22nd. at their first work session in September September 1st the City Council had pre-application briefings”
watch 121:55 every passage wiki
The Mosby Buildingproposed2 passages, 1m
“And the adjustment that's made when the Mosby building goes from being a totally commercial building to a residential building but they don't intend to change the footprint of anything is handled how?”
watch 86:08 every passage
Circle Gatewayproposedonce
“on the Circle Gateway proposal North Facts West phase four and the conversion of the Mosby building the Circle Gateway proposal was presented to Planning Commission on July 13 and the other two were presented to Planning Commission on July 27 they also had a…”
watch 122:43 every passage wiki
Old Town Parking Studyin progressonce
“…2.4 spaces per 1000 square feet as an example and then also wanted to share from the old town parking study that was done about two years ago there is observed usage of about 1.54 spaces per 1000 square feet for strictly office properties in the Old Town…”
watch 74:33 every passage wiki
Pathway Homesonce
“…and about 45,000 square feet of commercial space so that exceeded that threshold the pathway homes development in an old town was really repurposing a building that only had 15 units and just a ground floor commercial and that was able”
watch 23:17 every passage
Northfax Westproposedonce
“…And the only one that would have met this 20% threshold for open space was the NorthFax West development. The first couple of phases that are now finishing up construction for that. And part of the reason for that is because they had a large section on…”
watch 22:37 every passage wiki

Recording · 2h 09m

▶ Watch from the start

0:161 · Pledge of Allegiance
1:002 · Discussion / Adoption of Agenda
1:293 · Presentations by the public on any matter not calling for a public hearing · 2m
3:504 · Consideration of the July 27, 2026 meeting minutes
4:225 · Public Hearings – None
4:246 · Adjourn Regular Meeting
4:297a · Work Session: Discussion on potential zoning text amendments related to adopted small area plans · 1h 22m
87:577b · Work Session: Discussion on potential zoning text amendments regarding affordable housing on tax-exempt properties, noise standards, carports and other miscellaneous amendments · 31m
120:058 · Reconvene Regular Meeting
120:099a · Motions to amend Chapter 110 of the Code of the City of Fairfax, Virginia · 2m
121:5210 · Staff Report · 5m
126:3211 · Commission Comments · 2m
128:0012 · Adjournment

Topics touched · 6

Zoning Text Amendmentsin progress
Zoning Text Amendments is an ongoing, multi-track effort in Fairfax City to update the zoning ordinance across several subject areas. The earliest recorded action was a June 3, 2025 City Council work session presentation on proposed amendments.
- What was the outcome of City Council's action (if any) on the ADU zoning text amendments following the July 28, 2026 public hearing?
- Will Council defer consideration of the small area plan-related zoning text amendments pending updates to the small area plans (a process estimated at 12–24 months), and if so, on what timeline?
Small Area Plansin progress
Small Area Plans are adopted land-use guidance documents for the City of Fairfax's four Activity Center districts: Old Town Fairfax (adopted June 23, 2020), Northfax (adopted June 23, 2020), Kamp Washington (adopted October 25, 2022), and Fairfax Circle (adopted July 23, 2024). The plans describe building placement, open space, and desired development character for each center, with resulting density treated as a product of those design parameters rather than an explicit numeric target.
- A public hearing on the proposed Zoning Ordinance text amendments related to adopted Small Area Plans has not yet been scheduled or held; no formal Council action has been taken as of October 6, 2026.
- A potential future review and update of the four adopted small area plans is under consideration; a City Council discussion on this was referenced as a forthcoming November 2026 agenda item, but no…
affordable housing on tax-exempt propertiesin progress
This topic concerns proposed amendments to Chapter 110 (Zoning) of the city code to address affordable housing on tax-exempt properties, alongside related miscellaneous amendments covering noise standards, carports, and administrative clean-ups. The zoning changes appear to be driven by a new state requirement, with the amendments intended to align the city's zoning ordinance with that mandate.
- What was the outcome of the October 12, 2026 Planning Commission public hearing on the proposed Chapter 110 amendments?
- What specific zoning changes are being proposed to comply with the state requirement regarding affordable housing on tax-exempt properties?
noise standardsin progress
The noise standards topic concerns a proposed zoning text amendment to remove noise-related provisions from the city's zoning ordinance. Previously, the city's noise standards were split between Chapter 38 of the city code and the zoning ordinance, which contained approximately two and a half pages of "operational performance standards" covering maximum noise levels, measurement methods, and exceptions.
- No formal action has been taken; a vote on the proposed zoning text amendment to remove noise standards from the zoning ordinance is still pending.
- It is not yet recorded whether the Planning Commission will hold a formal hearing and make a recommendation before the matter proceeds to City Council for a vote.
carportsin progress
The carports item is a proposed zoning text amendment being considered as part of a broader bundle of miscellaneous amendments to the city's zoning ordinance, alongside topics such as affordable housing on tax-exempt properties, noise standards, and SB 388 compliance. The core issue is an inconsistency in the existing ordinance: the accessory structure standards already permit detached carports (similar to detached garages), but the zoning ordinance's definition of "carport" in Section 9.3 classifies a carport only as an addition — i.e., something attached to a house.
- No formal action has been taken; the carports zoning text amendment still requires a formal vote by the Planning Commission and/or City Council to be adopted.
- It is unresolved whether the carports amendment will advance as part of the broader miscellaneous bundle or on a separate track.
Chapter 110 of the Code of the City of Fairfax Virginiain progress
Chapter 110 of the Code of the City of Fairfax, Virginia is the city's zoning ordinance, and it has been subject to multiple, ongoing amendment efforts. The Planning Commission has a recurring practice of initiating amendments for regular review and maintenance of the ordinance — covering zoning districts, regulations, site development standards, and definitions — as evidenced by similar motions in July 2024 and June 2025.
- Outcome of the June 22, 2026 public hearing on the accessory dwelling unit amendments is not recorded in the available material.
- Outcome of the September 14, 2026 Planning Commission motions — one on regular review and maintenance and one on adopted small area plans — is unknown; no minutes or actions report is available.

Documents · 5

Filed in agenda order; the agenda names the item each belongs to.