SPRING

For too long, the suburban communities of Northern Virginia have been plagued by car-centric sprawl, a relic of 20th-century planning philosophies that prioritized the automobile over human-scaled design.¹ Miles of strip malls, a sea of parking lots, gas stations, and vacant restaurants have been allowed to metastasize along our major thoroughfares like Chain Bridge Road and Route 7. The result is a hostile, pedestrian-unfriendly environment dominated by traffic congestion, noise, air pollution, soul-crushing commutes, and a general sense of disconnection from the places we live, work, and play.

It doesn't have to be this way. There is a better model that harkens back to the way neighborhoods used to be designed: compact, walkable, human-scaled communities where homes are just steps from shops, parks, restaurants, and other amenities. This traditional approach to development, sometimes called the “neighborhood model,” creates lively destinations where driving is an option rather than a necessity.² It’s the antithesis of suburban sprawl. This is the vision behind the proposed Northfax Chain Bridge development in Fairfax County–replacing an aging gas station, struggling retail cluster, and expansive surface parking with a sustainable, mixed-use building incorporating residences, retail, and community spaces.³

Figure 1: Current View of the Site.⁴

At its core, this project represents a paradigm shift in how we approach urban planning and development in our suburbs. Instead of an auto-oriented design that segregates uses and caters solely to cars, it focuses on creating an engaged, pedestrian-friendly street life with sidewalk cafes, bike amenities, and locally-owned businesses. Residences aren't relegated to endless winding subdivisions, but feature apartments integrated right along that vibrant main street corridor.

Comprehensive studies have shown that living in walkable, mixed-use areas offers numerous advantages, especially in terms of community and social engagement.⁵ People residing in these neighborhoods, as opposed to those in car-dependent suburban areas, tend to have stronger social connections. They are more likely to know their neighbors, be involved in political activities, have a higher level of trust in others, and engage more in social activities. Achieving these benefits is most effective at moderate population densities. Too high a density, however, can reduce the area's liveliness and negatively impact these social goals⁶.

This compact neighborhood formula may sound revolutionary for 21st-century Northern Virginia, but it is modeled on timeless principles of placemaking that communities globally have embraced for centuries. It mirrors the enduringly popular Brownstones of Brooklyn,⁷ the jaw-droppingly charming rues of Paris, and the tight-knit, human-scaled neighborhoods that make historic districts like Old Town Alexandria so iconic and beloved.

Crucially, the Northfax project also incorporates cutting-edge sustainable design practices aimed at reducing carbon emissions, preserving green spaces, and promoting public health.⁸ With a LEED Silver-certified building, ample bike storage, and EV charging stations, it provides an antidote to the suburban status quo of emissions-spewing sprawl that has paved over too many of our natural areas. These low-density metropolises with more businesses emit less carbon dioxide than the hybrid metropolis of the status quo, thereby creating a healthier urban environment.⁹ Dense, walkable neighborhoods also encourage active transportation like walking and cycling, which enhances public health outcomes.

Figure 2: A potential facade for the proposed development: Arlington’s Clarendon Neighborhood.¹⁰

This type of human-centric, environmentally-conscious development has already revitalized moribund commercial areas like Arlington's Clarendon neighborhood.¹¹ What was once a traffic-snarled confluence of big box stores, surface parking lots, and uninviting streetscapes has been reborn as a bustling, pedestrian-friendly urban village. Young professionals, families, and empty nesters alike can walk to the Metro, grab coffee mere steps from their front doors, or linger over dinner and drinks at locally owned eateries. It's a virtuous cycle of increased foot traffic enabling more small businesses to thrive.

The health benefits are clear. Even a 5% increase in walkability has been linked with a per capita 32.1% increase in time spent in physically active travel,¹² a 0.23-point reduction in body mass index,¹³ 6.5% fewer vehicle miles traveled,¹⁴ 5.6% fewer grams of oxides of nitrogen (NOx) emitted,¹⁵ and 5.5% fewer grams of volatile organic compounds (VOC) emitted.¹⁶ Public spaces with green spaces, benches, and plazas further encourage physical activity, social interaction, and better air quality.

Of course, any transition to higher-density, urban-style living can create tensions, with some inevitably bemoaning increased development. However, these human-scale, mixed-use communities are actually an antidote to hyper-dense high-rise districts. They help reduce future suburban sprawl by concentrating homes, jobs, and amenities in a more space-efficient and resource-efficient way while simultaneously preserving pockets of nature. Greenfields and leafy neighborhoods aren’t just preserved, but enhanced by creating compact, walkable hubs of activity with parks and public spaces at their center.

By requiring less driving, walkable communities help to cut greenhouse gasses and other emissions,¹⁷ they improve residents’ health by providing more opportunities for exercise,¹⁸ reduce crime by facilitating social interaction and eyes on the street,¹⁹ and support the local economy by encouraging shopping in the neighborhood.²⁰ It's a recipe for sustainability on multiple levels.

The Northfax Chain Bridge project represents a pivotal opportunity for Northern Virginia to embrace a more sustainable, human-centered approach to development in our historically car-dominated suburbs. By blending walkable residences with neighborhood-serving retail in a thoughtfully designed package, we can transform pockets of blight into once again being connected communities that enrich our daily lives–environmentally, socially, and economically. It's the suburban renaissance that Northern Virginia has been desperately needing.

Sources:

Çubukçu, E. (2013). Walking for Sustainable Living. Procedia - Social and Behavioral Sciences, 85, 33-42. https://doi.org/10.1016/j.sbspro.2013.08.335

Frank, L., Sallis, J., Conway, T., Chapman, J., Saelens, B., & Bachman, W. (2006). Many Pathways from Land Use to Health: Associations between Neighborhood Walkability and Active Transportation, Body Mass Index, and Air Quality. Journal of the American Planning Association, 72(1), 75-87. https://doi.org/10.1080/01944360608976725

Ghosh, P., & Raval, P. (2022). Reasoning the social benefits of mixed land-use and population density in an Indian city. Journal of Engineering Research.

Leyden, K. (2003). Social capital and the built environment: The importance of walkable neighborhoods. American Journal of Public Health, 93(9), 1546-1551. https://doi.org/10.2105/AJPH.93.9.1546

Zagow, M. (2020). Does mixed-use development in the metropolis lead to less carbon emissions? Urban Climate, 34, 100682. https://doi.org/10.1016/j.uclim.2020.100682

City of Fairfax, VA. (n.d.). Northfax Chain Bridge. Retrieved March 18, 2024, from https://www.fairfaxva.gov/government/community-development-planning/major-development-projects/northfax-chain-bridge

WeConservePA. (n.d.). Traditional Neighborhood Development. WeConservePA Library. Retrieved March 18, 2024, from https://library.weconservepa.org/guides/46-traditional-neighborhood-development

Google Maps. (n.d.). [Street view of Northfax Chain Bridge at 3575 Chain Bridge Road and 10464-10480 Fairfax Boulevard]. Retrieved March 18, 2024, from https://www.google.com/maps/@38.8593941,-77.3073419,3a,75y,66.45h,73.99t/data=!3m6!1e1!3m4!1sQINehpJxzUDdq9aDjPuQdA!2e0!7i16384!8i8192?entry=ttu

1. Çubukçu, 2013

2. WeConservePA. n.d.

3. City of Fairfax, Virginia, n.d.

4. Google Maps, n.d.

5. Leyden, 2003

6. Ghosh & Raval, 2022

7. StreetEasy, n.d.

8. City of Fairfax, Virginia, 2023

9. Zagow, 2020