Old Town Fairfax Transition Overlay District (TOD)
Summary
The Old Town Fairfax Transition Overlay District (TOD) is a zoning overlay that applies to properties in the transition area surrounding Old Town Fairfax, shaping how redevelopment must conform to the City's Comprehensive Plan and design standards. The TOD came into focus through Rezoning Application Z-23-00073 (The Hill, A Davies Family, LLC), which sought to rezone 4131 Chain Bridge Road from RM Residential Medium to CU Commercial Urban while retaining the TOD overlay. On June 23, 2025, the Planning Commission recommended denial 4-2, finding the proposal not in conformance with the Comprehensive Plan and other adopted City goals and policies as currently presented. The City Council took up the matter on July 22, 2025, and approved all three related actions — the rezoning/General Development Plan (Ordinance 2025-05), special exceptions (Resolution R-25-23), and a Certificate of Appropriateness — each on a 4-3 vote, with the TOD overlay expressly retained on the property. Approval conditions include increased tree canopy coverage or up to a $10,000 contribution for offsite plantings, conformance with approved plans, Urban Forester review of landscaping, and a standing seam metal roof along University Drive.
Open questions & options on the table
- Securing of required permits for 4131 Chain Bridge Road per Certificate of Appropriateness conditions remains an outstanding step.
- Urban Forester review of landscaping plans for the Davies Property has not yet been recorded as completed.
- No broader update on the TOD overlay district itself (e.g., potential amendments or future applications) is reflected in the current record.
What members have said
On June 23, 2025, Commissioner Briggs voted to recommend denial of the Davies rezoning and was recorded as a yes vote on the denial motion, citing non-conformance with the Comprehensive Plan and adopted City goals and policies as currently presented.
On June 23, 2025, Commissioner Cunningham voted to recommend denial of the Davies rezoning, joining the 4-2 majority finding the proposal non-conformant with the Comprehensive Plan as currently presented.
On June 23, 2025, Commissioner Lockhart voted to recommend denial of the Davies rezoning, part of the 4-2 majority on grounds of non-conformance with the Comprehensive Plan and other adopted City goals and policies.
On June 23, 2025, Commissioner Rice voted to recommend denial of the Davies rezoning, joining the 4-2 denial majority on grounds of non-conformance with the Comprehensive Plan as currently presented.
On June 23, 2025, Commissioner Feather voted in favor of recommending approval of the Davies rezoning, dissenting from the 4-2 denial majority.
On June 23, 2025, Commissioner Coleman voted in favor of recommending approval of the Davies rezoning, dissenting alongside Commissioner Feather from the 4-2 denial majority.
On July 22, 2025, Councilmember Hall voted against all three Davies Property actions — the rezoning/GDP, special exceptions, and Certificate of Appropriateness — as part of the 3-vote minority.
On July 22, 2025, Councilmember McQuillen voted against all three Davies Property actions, joining the 3-vote minority opposing the rezoning, special exceptions, and Certificate of Appropriateness.
On July 22, 2025, Councilmember Peterson voted against all three Davies Property actions, part of the 3-vote minority on the rezoning, special exceptions, and Certificate of Appropriateness votes.
On July 22, 2025, Mayor Read voted in favor of all three Davies Property actions — the rezoning/GDP, special exceptions, and Certificate of Appropriateness — as part of the 4-vote majority approving the project.
On July 22, 2025, Councilmember Amos voted in favor of all three Davies Property actions, part of the 4-3 majority approving the rezoning, special exceptions, and Certificate of Appropriateness.
On July 22, 2025, Councilmember Bates voted in favor of all three Davies Property actions, part of the 4-3 majority approving the rezoning, special exceptions, and Certificate of Appropriateness.
On July 22, 2025, Councilmember Hardy-Chandler voted in favor of all three Davies Property actions, joining the 4-3 majority approving the rezoning, special exceptions, and Certificate of Appropriateness.
Positions as recorded in meeting minutes; votes without recorded comment aren’t summarized.
Full history
[6a] The subject rezoning application was situated within the TOD; the denial motion referenced non-conformance with the Comprehensive Plan as currently presented.
failedMotion to recommend approval of Rezoning Application Z-23-00073 (RM to CU) and General Development Plan with proffers.✓ Feather✓ Coleman✕ Briggs✕ Cunningham✕ Lockhart✕ RicepassedMotion to recommend denial of Rezoning Application Z-23-00073 (RM to CU) because the proposal is not in conformance with the Comprehensive Plan and other adopted City goals and policies as currently presented.✓ Briggs✓ Cunningham✓ Lockhart✓ Rice✕ Feather✕ Coleman[7a] The TOD overlay was retained on the Davies Property as part of the approved rezoning to CU Commercial Urban.
passedApprove rezoning application Z-23-00073 (Ordinance 2025-05) to rezone 4131 Chain Bridge Road from RM Residential Medium to CU Commercial Urban, retaining the Old Town Fairfax Transition Overlay District (TOD), and approve the general development plan with proffers.✓ Read✓ Amos✓ Bates✕ Hall✓ Hardy-Chandler✕ McQuillen✕ PetersonpassedAdopt Resolution R-25-23 approving special exceptions pursuant to City Code Section 110-6.7 for 4131 Chain Bridge Road (Davies Property), with conditions including tree canopy coverage increase or up to $10,000 contribution for offsite plantings.✓ Read✓ Amos✓ Bates✕ Hall✓ Hardy-Chandler✕ McQuillen✕ PetersonpassedApprove Certificate of Appropriateness per City Code Section 110-6.5.6.B for 4131 Chain Bridge Road (Davies Property), with conditions including conformance with plans, securing permits, Urban Forester review of landscaping, and standing seam metal roof along University Drive.✓ Read✓ Amos✓ Bates✕ Hall✓ Hardy-Chandler✕ McQuillen✕ Peterson
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