Courthouse Plaza

Courthouse Plaza is a mixed-use redevelopment proposal for the shopping center at 10300 Willard Way and 3922 Blenheim Boulevard in Fairfax, anchored by a Safeway grocery store. Combined Courthouse, LLC originally sought 8 Special Exceptions for a mixed-use development in the CR Commercial Retail district and Old Town Fairfax Transition Overlay District; a City Council work session was held on September 24, 2024, and a public hearing was held July 22, 2025, but Council deferred action to October 28, 2025 and ultimately denied the request 4–2 on that date. Following the denial, the applicant returned with a revised two-phase redevelopment concept: Phase 1 proposes a 6-story mixed-use building (315 units), and Phase 2 proposes a new street network and reorientation of the grocery anchor (an additional ~315 units, targeted post-2035), now requiring a rezoning from CR/CG to PD-M (Planned Development Mixed Use) with a Master Development Plan and multiple Special Exceptions. Pre-application briefings were presented to the Planning Commission on February 9, 2026, and to City Council on February 24, 2026; the applicant has since formally submitted a land use application with one resubmission received. A post-submission work session was held at the Planning Commission on June 22, 2026, and a City Council work session on the application is scheduled for July 28, 2026. The Board of Architectural Review has also reviewed the proposal, providing feedback including comments on the use of red brick in the building's design.

Proposal at a glance

Tax map parcel(s): 57 2 20 003 A, 57 2 20 004 D

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

• Floor area (existing) — "The existing site is currently occupied by 91,860 SF of retail and surface parking."
• Dwelling units (existing) — "single-story retail shopping center and two accessory, standalone retail buildings"
• Dwelling units (proposed) — "adding in the proposed 630 residential units"
• Affordable units (proposed) — "NOTE: A TOTAL OF 6% OF THE UNITS WILL BE ADUS."
• Retail (proposed) — "Total Retail: 74,059 sf"
• Stories (proposed) — "Small Area Plan calls for buildings of six floors"
• Parking spaces (proposed) — "TOTAL SPACES = 980 SPACES"
• Site area (proposed) — "TOTAL AREA (ACRES) 10.34"

Official record

The potential applicant proposes a rezoning from CR Commercial Retail and CG Commercial General to PD-M Planned Development Mixed Use. The potential proposal would include phased development of the shopping center with 12,500 square feet of ground-floor retail and 315 multi-family residential units in Phase 1 and 50,000 square feet of retail and 315 multi-family residential units proposed with Phase 2. The subject site is located within the Activity Center Place Type as designated in the Comprehensive Plan and is subject to the Old Town Fairfax Small Area Plan.

• Requests: The potential applicant proposes to rezone approximately 10.34 acres from the CR Commercial Retail and CG Commercial General zoning districts to PD-M Planned Development Mixed Use. Potential Applications include a rezoning, master development plan, special exceptions, and a major certificate of appropriateness.
• Address: 10300 Willard Way and 3922 Blenheim Boulevard, Fairfax, VA 22030
• Applicant: Molly Novotny Curata Partners
• City record

In this wiki

• Meeting history — every action, vote, and update, with links to the moment in the meeting video
• Positions & open questions
• Impact analysis — screening estimates with assumptions and ranges
• Documents — the city's published record for this project

2024-09-23 — Planning Commission Regular Meeting/Work Session

Agenda item 10: Staff Report. (watch the moment)

• Outcome: Staff reported on recent and upcoming City Council meetings and planning items, including the Urban Agriculture Text Amendments public hearing, Courthouse Plaza redevelopment work session, Comprehensive Plan Review public hearing, Mantua Professional Center Townhomes work session, Green Building Policy, Capital Improvement Program, 4131 Chain Bridge Road (Davies Property) application, Urban Forest Management Plan stakeholder interviews, and a second public meeting for the Urban Forest Management Plan on October 17 at the Sherwood-Willard Center.
• [10] A City Council work session on the proposed redevelopment of Courthouse Plaza was noted for September 24, 2024; Chair Feather shared concerns with the mayor and council about the minimal commercial space proposed on the ground floor.
• Status after: in_progress

2024-09-24 — City Council Regular Meeting

Agenda item 13a: Work session: Discussion on request by Combined Courthouse, LLC, 10300 Willard Way (Courthouse Plaza), for 8 Special Exceptions for a mixed-use development (watch the moment)

• Outcome: Work session discussion held. No formal vote or action taken; item discussed during work session recess (8:04–9:07 p.m.).
• [13a] Council discussed the request by Combined Courthouse, LLC for 8 Special Exceptions for a mixed-use development in the CR Commercial Retail district and Old Town Fairfax Transition Overlay District during a work session; no formal action was taken at this meeting.
• Status after: in_progress

2025-02-25 — City Council Meeting

Agenda item 12c: Work Session – Discussion on redevelopment of 10300 Willard Way by Combined Courthouse, LLC (watch the moment)

• Outcome: Work session discussion held. No formal council action recorded.
• [12c] Combined Courthouse, LLC presented a redevelopment proposal for 10300 Willard Way during the work session. No formal council action was taken.
• Status after: proposed

2025-03-24 — Planning Commission Regular Meeting/Work Session

Agenda item 10: Staff Report (watch the moment)

• Outcome: Staff provided updates on recent and upcoming City Council meetings and other planning matters, including the Five Chimneys proposal, Mantua townhouse proposal, Courthouse Plaza redevelopment, George Snyder Trail, Chain Bridge Road/Eaton Place intersection public hearing, budget discussions, Transit Development Plan, Small Area Plan zoning ordinance amendments, the Budget Open House, Commissioner Kevin Denton's resignation, the Safety Action Plan, and safety training schedule.
• [10] Courthouse Plaza redevelopment was discussed at the February 25, 2025 City Council work session; Chair Feather also noted he provided comments on the project at the Board of Architectural Review meeting.
• Status after: in_progress

2025-05-12 — Planning Commission Regular Meeting/Work Session

Agenda item 10: Staff Report (watch the moment)

• Outcome: Staff reported on recent and upcoming City Council meetings, project updates, and Planning Commission scheduling items.
• [10] Chair Feather reported attending the Board of Architectural Review meeting and providing comments on the Courthouse Plaza project.

2025-07-14 — Planning Commission Regular Meeting/Work Session

Agenda item 9: Staff Report (watch the moment)

• Outcome: Staff provided updates on recent City Council meetings and upcoming agenda items, including the NOVA Transportation Authority Bus Transit Action Plan recap, Move Fairfax discussion, Pickett Road Trail update, and upcoming public hearings on The Davies proposal, Courthouse Plaza redevelopment, and zoning text amendments.
• [9] A public hearing on the Courthouse Plaza redevelopment proposal was noted as scheduled for the upcoming July 22, 2025 City Council meeting.

2025-07-22 — City Council Meeting

Agenda item 7b: Public hearing and Council action – Combined Courthouse, LLC special exceptions at 10300 Willard Way

• Outcome: Deferred to October 28, 2025, approved 5-1 with Councilmember Hall opposed.
• Vote (deferred): Defer Council consideration and action on items associated with agenda item 7b to a date certain of October 28, 2025. — Amos: yes, Bates: yes, Hall: no, Hardy-Chandler: yes, McQuillen: yes, Peterson: yes
• [7b] Council deferred action on the nine special exceptions request for a 315-unit mixed-use building at 10300 Willard Way to October 28, 2025, on a 5-1 vote.
• Status after: deferred

2025-07-28 — Planning Commission Regular Meeting/Work Session

Agenda item 3: Presentations by the public on any matter not calling for a public hearing (watch the moment)

• Outcome: Emily Bresson of 4123 Orchard Drive, Fairfax, Virginia addressed the Commission with concerns regarding the Courthouse Plaza development.
• [3] A member of the public raised concerns about the Courthouse Plaza development during the public comment period. [9] City Council deferred its decision on the Courthouse Plaza development to October 28, 2025, as reported by staff.
• Status after: deferred

2025-10-13 — Planning Commission Regular Meeting/Work Session

Agenda item 9: Staff Report (watch the moment)

• Outcome: Staff provided updates on recent City Council actions, upcoming community events, Fairfax County Planning Commission hearings, and discussed adjusting the pre-application briefing process to allow applicants to respond to questions when prompted by staff or the Chair.
• [9] City Council deferred the Courthouse Plaza redevelopment decision to October 28, 2025, as reported in the staff update.
• Status after: deferred

2025-10-27 — Planning Commission Regular Meeting/Work Session

Agenda item 10: Staff Report (watch the moment)

• Outcome: Staff reported on several recent and upcoming items, including City Council actions, ongoing plans, and commission vacancies.
• [10] City Council was scheduled to take action on the Courthouse Plaza redevelopment proposal at its October 28, 2025 meeting.
• Status after: in_progress

2025-10-28 — City Council Meeting

Agenda item 10a: Consideration of request from Combined Courthouse, LLC for nine special exceptions at 10300 Willard Way

• Outcome: Motion to approve special exceptions failed 2-4; motion to deny special exceptions passed 4-2; motion to deny Certificate of Appropriateness passed 4-2. All requests denied.
• Vote (failed): Adopt resolution to approve nine special exceptions requested by Combined Courthouse, LLC at 10300 Willard Way. — Amos: no, Bates: yes, Hall: no, Hardy-Chandler: yes, McQuillen: no, Peterson: no
• Vote (passed): Adopt resolution to deny nine special exceptions requested by Combined Courthouse, LLC at 10300 Willard Way on the basis that the proposal is not consistent with the purposes and intent of the zoning ordinance and the comprehensive plan. — Amos: yes, Bates: no, Hall: yes, Hardy-Chandler: no, McQuillen: yes, Peterson: yes
• Vote (passed): Deny the request of Combined Courthouse, LLC for a Certificate of Appropriateness at 10300 Willard Way (tax map #57-2-20-004-d) on the basis that the proposal is not consistent with City Code/design guidelines and does not exhibit acceptable architectural elements. — Amos: yes, Bates: no, Hall: yes, Hardy-Chandler: no, McQuillen: yes, Peterson: yes
• [10a] Council denied all nine special exceptions and the Certificate of Appropriateness (both 4-2, Bates and Hardy-Chandler opposed). The proposal for a 315-unit multifamily/12,000 sq ft retail building was found inconsistent with the zoning ordinance, comprehensive plan, and City design guidelines.
• Status after: denied

2025-11-10 — Planning Commission Regular Meeting/Work Session

Agenda item 9: Staff Report (watch the moment)

• Outcome: Planning Division Chief Paul Nabti reported on recent and upcoming City Council actions and community events, including the denial of the Courthouse Plaza redevelopment, upcoming work sessions on the Affordable Housing Strategic Plan and Legislative Program, and a public meeting on the City's Solid Waste Management Program.
• [9] City Council denied the request for the Courthouse Plaza redevelopment at its October 28, 2025 meeting by a vote of 4:2.
• Status after: denied

2026-01-12 — Planning Commission Regular Meeting/Work Session

Agenda item 5c: Review of Planning Commission Bylaws (watch the moment)

• Outcome: Bylaws adopted as provided in Attachment 1 of the staff memorandum dated January 12, 2026, approved 5:0. Discussion noted potential future clarifications regarding review of private streets and parcel-specific comprehensive plan recommendations.
• Vote (passed): Adoption of Planning Commission bylaws as provided in Attachment 1 of the staff memorandum dated January 12, 2026.
• [5c] Courthouse Plaza was cited by Commissioner Cunningham as an example of a major redevelopment with private streets from which the Planning Commission had been excluded from review, illustrating the broader issue of the commission's role in such projects.

2026-02-09 — Planning Commission Regular Meeting/Work Session

Agenda item 8b: Pre-application briefing for a potential redevelopment of the Courthouse Plaza Shopping Center at 10300 Willard Way and 3922 Blenheim Boulevard (watch the moment)

• Outcome: Staff presented the pre-application briefing for a potential redevelopment of the Courthouse Plaza Shopping Center. No formal action was taken; this was a work session item.
• [8b] A pre-application briefing was presented to the Planning Commission for a potential redevelopment of the Courthouse Plaza Shopping Center; no formal action was taken.
• Status after: proposed

2026-02-24 — City Council Meeting

Agenda item 12d: Work Session: Pre-Application Briefing – Redevelopment of Courthouse Plaza Shopping Center at 10300 Willard Way (watch the moment)

• Outcome: City Planner Clara Schweiger presented the pre-application briefing for a two-phase mixed-use redevelopment of Courthouse Plaza (10300 Willard Way and 3922 Blenheim Boulevard), including a 6-story mixed-use building in Phase 1. No Council action was taken.
• [12d] A pre-application briefing was presented to Council for a two-phase mixed-use redevelopment of Courthouse Plaza. Phase 1 proposes a 6-story mixed-use building; Phase 2 proposes a new street network and reorientation of the grocery anchor. The proposal would require rezoning from CR to PD-M, a Master Development Plan, and multiple Special Exceptions. No action was taken.
• Status after: proposed

2026-03-09 — Planning Commission Regular Meeting/Work Session

Agenda item 4a: Presentation from students at Katherine Johnson Middle School on ideas for development at Northfax and Courthouse Plaza (watch the moment)

• Outcome: Students from Katherine Johnson Middle School presented development ideas for the Northfax and Courthouse Plaza areas. The Northfax team focused on stormwater management, pedestrian safety, and local economy, proposing pervious surfaces, daylighting the existing stream, greenery, and solar panels. The Courthouse Plaza team presented two designs: Design A (shuttle bus stop, solar panels, community gardens, water fountains, diverse businesses, youth center, music venue) and Design B (walkable pedestrian/bike-focused center, underground parking, bio-retention pond, increased tree canopy, shaded seating). No action was taken.
• [4a] Students presented two redesign concepts for Courthouse Plaza, addressing stormwater, pedestrian safety, local economy, and environmental concerns.

2026-05-11 — Planning Commission Regular Meeting/Work Session

Agenda item 10: Staff Report (watch the moment)

• Outcome: Staff reported on recent and upcoming City Council actions and future Planning Commission agenda items, including the Blenheim Boulevard Multimodal project contract, the Willard-Sherwood Community Center project, an upcoming ADU work session, and June Planning Commission items including post-application work sessions on Gallery at City Center and Courthouse Plaza redevelopment.
• [10] A post-application work session on the Courthouse Plaza redevelopment was reported as a forthcoming June Planning Commission agenda item.

2026-06-08 — Planning Commission Regular Meeting/Work Session

Agenda item 10: Staff Report (watch the moment)

• Outcome: Staff provided updates on recent and upcoming meetings and activities.
• [10] Staff noted that a post-application work session on the Courthouse Plaza redevelopment proposal is scheduled for an upcoming Planning Commission meeting.
• Status after: in_progress

2026-06-22 — Planning Commission Regular Meeting/Work Session

Agenda item 7b: Work session – Redevelopment of Courthouse Plaza at 10300 Willard Way and 3922 Blenheim Boulevard (watch the moment)

• Outcome: Work session scheduled per agenda. No minutes or actions report available; outcome not yet recorded.
• [7b] A work session on the redevelopment of the Courthouse Plaza property was scheduled, with supporting materials including a Master Development Plan, Traffic Impact Analysis, Transportation Demand Management plan, and additional attachments.
• Status after: in_progress

Open questions

• City Council work session on the Courthouse Plaza application is scheduled for July 28, 2026 — no action has been taken yet by Council on the revised application.
• Staff has provided comments to the applicant following the first resubmission; further resubmissions or responses from the applicant are anticipated before a formal hearing.
• Phase 2 of the redevelopment (new street network, grocery anchor reorientation, ~315 additional units) is a longer-term element targeted after 2035; its specific plan and approvals have not yet been presented.
• The Safeway lease terms are stated to expire before Phase 2, allowing flexibility in the grocery anchor arrangement — but no formal lease or anchor commitment has been finalized.
• The Board of Architectural Review has provided design feedback (including on red brick placement) but its review process for the revised proposal is ongoing.
• The Planning Commission's role in reviewing private streets associated with the project remains an unresolved procedural question, flagged during the January 2026 bylaws discussion.

Member commentary

• Chair Feather (Planning Commission) — On September 23, 2024, Chair Feather shared concerns with the mayor and council about the minimal commercial space proposed on the ground floor of the original proposal. He subsequently attended and provided comments at multiple Board of Architectural Review meetings on the Courthouse Plaza project, as reported at the March 24, 2025 and May 12, 2025 Planning Commission meetings, and again on June 8, 2026 (noting the BAR had met the prior week and received significant feedback).
• Commissioner Cunningham — On January 12, 2026, Commissioner Cunningham cited Courthouse Plaza as an example of a major redevelopment involving private streets from which the Planning Commission had been excluded from review, using it to illustrate concerns about the commission's role in such projects during the bylaws discussion.

Screening-level estimates of the economic and fiscal effects of Courthouse Plaza. 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

• metric real-estate-tax-increase unavailable — projected minus current RE tax

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

Documents published in the city's project record, in the order the city lists them. Labels are the city's own and usually carry the document date, format, and size.

• August 11, 2026 Master Development Plan (PDF, 85MB)
• August 11, 2026 Statement of Support (PDF, 664KB)
• August 11, 2026 Commitments (PDF, 271KB)
• August 11, 2026 Transportation Impact Assessment (PDF, 15MB)
• May 7, 2026 Master Development Plan (PDF, 73MB)
• May 7, 2026 Statement of Support (PDF, 685KB)
• May 7, 2026 Commitments (PDF, 280KB)
• May 7, 2026 Transportation Impact Assessment (PDF, 15MB)
• March 3, 2026 Master Development Plan (PDF, 103MB)
• March 3, 2026 Statement of Support (PDF, 689KB)
• March 3, 2026 Certified Plat (PDF, 491KB)
• March 3, 2026 Commitments (PDF, 200KB)
• February 12, 2026 Concept Plan (PDF, 8MB)
• January 27, 2026 Concept Plans (PDF, 31MB)
• January 27, 2026 Statement of Support (PDF, 673KB)
• January 27, 2026 Retail Strategy (DOCX, 122KB)
• July 28, 2026 City Council Work Session Video
• July 28, 2026 City Council Work Session
• June 22, 2026 Planning Commission Work Session Video
• June 22, 2026 Planning Commission Work Session
• June 3, 2026 Board of Architectural Review Work Session Video
• June 3, 2026 Board of Architectural Review Work Session
• February 24, 2026 City Council Briefing Video
• February 24, 2026 City Council Briefing
• February 9, 2026 Planning Commission Briefing Video
• February 9, 2026 Planning Commission Briefing