Key Documents
Primary source documents related to the proposed development, organized by category. All documents are from publicly available county records and applicant filings.
Community & HOA Documents
KROC Board of Trustees — Letter of Opposition
Formal letter from the Kingstowne Residential Owners Corporation Board of Trustees to Supervisor Rodney L. Lusk and Planning Commissioner Christopher Landgraf. The Board voted 6–0 to oppose the Special Exception application as currently presented.
The letter addresses density relative to zoning, building height and massing, proximity to existing neighborhoods, stormwater and marine clay soil concerns, operational intensity (24/7 facility operations), and cumulative infrastructure impacts. Includes Attachment A with detailed planning and infrastructure concerns.
Dated March 31, 2026 · 7 pages · PDF, 651 KB
Applicant Filings
Statement of Justification
The applicant's formal justification submitted to Fairfax County in support of the Special Exception request. This is the primary document describing what is proposed, how the applicant characterizes the project, and the legal and planning basis for the request.
The application has been revised twice. The most recent Statement of Justification is dated June 16, 2026 and reflects 76 units with access from Beulah Street. The November 2025 version linked below describes the original 86-unit proposal with access from Steinway Street, and is retained here for reference.
Original filed November 25, 2025 · PDF, 506 KB
Download Original Statement (PDF)
The June 16, 2026 version is available through PLUS: search case SE-2025-FR-00044 at plus.fairfaxcounty.gov and open the Attachments tab.
Special Exception Plat (SE Plat)
The engineering site plan submitted with the Special Exception application, showing proposed lot layout, building footprints, access, grading, and infrastructure. This is a large-format engineering drawing of roughly two dozen sheets.
Three versions have been filed: January 8, 2026; April 27, 2026; and June 16, 2026. The June 16 version is the current one.
Current version dated June 16, 2026 · Available via the Fairfax County PLUS system (approximately 48 MB)
To access: search for case SE-2025-FR-00044 at plus.fairfaxcounty.gov, then navigate to the Attachments tab.
Transportation Statement
Prepared by Wells + Associates for the applicant. Describes the proposed access, trip generation estimates, and site circulation. Originally dated February 27, 2026 and revised June 16, 2026 to reflect the relocation of the entrance from Steinway Street to Beulah Street.
Available via the Fairfax County PLUS system
Conceptual Operations Plan (Exhibit A to the Statement of Justification)
Describes how the applicant proposes the community would operate, including staffing, services, and the ownership structure. Filed with the June 16, 2026 Statement of Justification.
Available via the Fairfax County PLUS system
Fairfax County Documents
PLUS Zoning Determination Letter
A determination from Fairfax County Deputy Zoning Administrator Sara Morgan to the applicant's legal representative (Walsh, Colucci, Lubeley & Walsh PC). This letter responds to the applicant's request regarding proposed subdivision and rezoning of the subject parcels.
The determination establishes that the W. J. Cash subdivision is already density-nonconforming under the current R-1 zoning, and that the applicant's proposal to rezone would further aggravate that nonconformity — increasing density from 1.05 du/ac to 1.77 du/ac. The county's Zoning Ordinance provides that no subdivision may be approved that exceeds the maximum density of the district.
Dated March 18, 2025 · 2 pages · PDF, 252 KB
Site-Specific Plan Amendment Staff Summary (FR-031) — Withdrawn
Fairfax County staff summary for the Site-Specific Plan Amendment nomination (CPN-2025-IV-FR-031) associated with this site. Provides an overview of existing zoning, current Comprehensive Plan text, the proposed amendment, and staff considerations including surrounding land use context.
The nomination was withdrawn on November 24, 2025 and is no longer under consideration. The Comprehensive Plan recommendation for the property remains residential use at 1–2 dwelling units per acre. This document is retained here for reference because it summarizes the site’s planning context.
PDF, 750 KB
Fairfax County Comprehensive Plan — Housing Policy
The housing section of the Fairfax County Comprehensive Plan (Policy Plan), amended December 9, 2025. This is the countywide policy framework the county uses to evaluate housing proposals, including goals for affordability, density, and development standards.
Amended December 9, 2025 · 16 pages · PDF, 176 KB
Fairfax County Zoning Ordinance
The complete Fairfax County Zoning Ordinance, hosted by the county. This is the authoritative source for current zoning standards, including the Special Exception general standards (§ 4102.1.F), R-1 District standards (§ 2102.4), independent living facility standards (§ 4102.4.Q), and nonconformity rules (§ 8104).
For a neighbor-friendly walk-through of the sections most relevant to this application, with verbatim ordinance excerpts and plain-language context, see our Zoning Reference.
County Online Resources
The following Fairfax County online resources provide additional information related to this application:
PLUS (Planning Land Use System) — Search for case SE-2025-FR-00044 to view the full application record, attachments, and processing status.
Beulah Street Plan Amendment (SSPA-2025-IV-3RH) — The county's page for the related Site-Specific Plan Amendment nomination, which was withdrawn in November 2025.
2025 Countywide SSPA Process — Overview of all 2025 Site-Specific Plan Amendment nominations countywide.