Fairfax Commission Endorses 427-Unit Senior Tower for Tysons Shipgarten Site

The Fairfax County Planning Commission voted on October 21 to recommend approval for a 427-unit continuing-care facility that will replace the Shipgarten dining and entertainment complex in Tysons. The project, known as Corso Tysons, is slated for the five-acre parcel at the intersection of Chain Bridge Road and Colshire Drive. If the Board of Supervisors grants final approval, the site will host three towers ranging from 14 to 17 stories, along with public amenities including a theater, restaurants, and retail spaces.

The development represents a shift from the area’s original 2013 Scotts Run plan, which envisioned a mix of office and residential space. The new proposal totals approximately 831,000 square feet, reducing the floor-area ratio from 4.67 to 3.81. Galerie Development, an Atlanta-based firm, is acquiring the land from Cityline Partners, the developer responsible for much of the Scotts Run area. This marks Galerie Development’s first project in Fairfax County.

Commissioners focused heavily on the architectural design, which features a French-infused exterior distinct from typical assisted-living facilities. Evelyn Spain, a planning commissioner for the Sully District, described the structure as stunning and beautiful. Jeremy Hancock, representing the Providence District where the parcel is located, called the architecture striking and praised the developers for addressing the site's difficult grade. Phillip Niedzielski-Eichner, the commission chair, noted that the proposal was a solid debut for the developer.

The plan includes 2.5 acres of publicly accessible parkland, a spa, two pools, and shops for ice cream and candy. All 427 units are designed to accommodate both independent and assisted living needs, allowing residents to remain in their homes as their care requirements change. A memory-care facility will also be included on the site. As part of the development proffers, improvements to the Chain Bridge and Colshire intersection will be accelerated.

The removal of office space from the proposal initially concerned some commissioners due to the site's proximity to the McLean Metro station. However, the commission was ultimately persuaded by the design and public access elements. Mary Cortina, a Braddock District commissioner, asked about the future of the Shipgarten venue, which opened in summer 2022 and hosts events like sports watch parties and festivals. Jill Parks, a land-use attorney with Ballard Spahr representing Galerie Development, stated that discussions are ongoing to find a new home for the complex.

The October 21 vote proceeded without any public speakers for or against the proposal. The conceptual development plan amendment is now scheduled for a public hearing before the Fairfax County Board of Supervisors on November 17. The decision will determine whether the three-tower complex moves forward with construction in two phases.