How to Participate
Practical guidance for engaging constructively and effectively in the county's review process.
Understanding the Process
This proposal is a Special Exception — not a by-right development and not a rezoning. That distinction matters. A Special Exception is discretionary: the applicant must demonstrate that the proposed use meets specific criteria, and the county has the authority to approve, deny, or condition the application.
For a Special Exception to be granted in Fairfax County, the applicant must show that the use is in harmony with the Comprehensive Plan, compatible with surrounding development, that impacts are not adverse, that the proposal is necessary and appropriate at this location, and that reasonable conditions can mitigate impacts.
Neighbor input is a formal and meaningful part of this process. Written comments become part of the official record, and testimony at public hearings directly informs the Planning Commission's recommendation and the Board of Supervisors' decision.
The Key Question
The most effective framing for neighbors is not "we don't want this" — it's "the applicant has not met their burden of proof."
A Special Exception requires the applicant to demonstrate that all criteria are satisfied. Neighbors can point to specific areas where that burden has not been met. That framing is taken seriously by planning staff, the Planning Commission, and the Board of Supervisors.
Strongest Lines of Concern
Based on the publicly available filings and county records, the following are the most substantive issues neighbors can raise:
R-1 Zoning Compatibility
The site is zoned R-1, intended to preserve low-density residential character. The proposal calls for 76 units and approximately 246,730 square feet of gross floor area on a 10.97-acre parcel. The Zoning Ordinance classifies an independent living facility as a Public, Institutional, and Community Use rather than a Residential Use. The question is whether this use, at this scale, is compatible with the neighborhood, which is one of the findings the Zoning Ordinance requires the Board to make.
Scale Relative to the Neighborhood
Section 4102.4.Q(8) of the Zoning Ordinance requires that the intensity of an independent living facility be consistent with the scale of the surrounding neighborhood, measured on total gross floor area, floor area ratio, and number of dwelling units. The Comprehensive Plan directs that these parcels be developed to be compatible with the existing residential neighborhood to the south, which county records describe as single-family homes on 0.5 acre lots. The applicant’s Statement of Justification instead compares the proposal to the attached homes to the northeast. Neighbors can reasonably ask whether the comparison the ordinance requires has been made anywhere in the record, and against which neighborhood.
Traffic and Access
The county issued a Tier 1 transportation determination on November 25, 2025. Tier 1 is the county’s lightest review category and does not require a full traffic impact analysis. That determination was made for 86 units with access from Steinway Street; the June 16, 2026 revision reduced the count to 76 and relocated the entrance to Beulah Street, a five-lane arterial. Whether the determination remains applicable to the revised access is a fair question to put to staff.
Infrastructure Readiness
The property currently relies on well and/or septic systems. Transitioning to public water and sewer for 76 units introduces construction disruption, environmental disturbance, and coordination requirements.
Cumulative Impact
This proposal does not exist in isolation. The county has a responsibility to evaluate cumulative impacts from all pending and approved development in the area, not just this individual parcel. Traffic, stormwater, and infrastructure effects compound across projects.
Environmental Loss
The applicant’s own vegetation mapping records approximately 7.7 acres of upland forest on the 10.97-acre site. The plat records 10.3% of the tree preservation target met and 0.00 acres of forest or open space remaining after development. Impervious cover would rise from roughly 5% to 49% of the site.
What to Avoid
To be taken seriously in the county process, focus on zoning criteria and documented facts. Avoid emotional arguments, property value speculation, general growth complaints, and claims that can be easily disproven. These weaken the substantive points and can cause decision-makers to dismiss otherwise valid concerns.
The strongest testimony is calm, specific, and tied to the criteria the applicant is required to meet.
Transportation Review Tiers
Fairfax County sorts development applications into transportation review tiers based on expected trip generation. A Tier 1 determination is the lightest category and does not require a full Traffic Impact Analysis; a Transportation Statement is prepared instead. Higher tiers trigger progressively more detailed study.
This application received a Tier 1 determination on November 25, 2025 (Log 25-062). That determination was made for 86 units with access from Steinway Street. The June 16, 2026 revision reduced the count to 76 units and relocated the entrance to Beulah Street. Whether the Tier 1 determination remains applicable to the revised access configuration is a reasonable question to put to county staff.
Transportation documents in the record are available through the county’s PLUS system.
Concrete Steps
Submit Written Comments
Written comments become part of the official record and are reviewed by staff, the Planning Commission, and the Board of Supervisors. They carry weight even if you cannot attend a hearing. Short, structured, and factual is more effective than long. Use our template letter as a starting point.
Attend Upcoming Meetings
The Franconia District Land Use Committee has taken up the proposal across three meetings (all virtual, 7:00 PM — meeting link):
May 4, 2026 (held) — FYI presentation. The applicant presented and the committee discussed; no vote was taken.
September 14, 2026 (tentative) — possible second FYI presentation.
October 5, 2026 (tentative) — the committee’s recommendation vote is currently expected at this meeting.
Both remaining dates should be treated as tentative until confirmed by the committee. Members of the public are welcome to join. The committee’s recommendation is advisory; the final decision rests with the Planning Commission and Board of Supervisors at later public hearings, which have not yet been scheduled. See the updates page for full details.
If multiple neighbors plan to testify, consider dividing themes (traffic, zoning, precedent, environment) rather than repeating the same points.
Document Wildlife
Building a community record of wildlife in and around the proposed site strengthens environmental arguments. Photos with dates and locations are most useful. Submit a sighting.
Watch for the Staff Report
The staff report is published 1–2 weeks before the public hearing. It contains staff's analysis and recommendation. Key phrases to watch for include "generally consistent," "with conditions," and "transitional use" — these signal how staff is framing the proposal and where there may be room for challenge.
Share This Information
Many neighbors may not yet be aware of this proposal. Sharing this website, the template letter, and the petition helps build a coordinated, informed response.
Print our one-page neighborhood flyer to share with neighbors who may not be online.
The Formal Review Process
Special Exception applications in Fairfax County follow a defined review process with specific deadlines and milestones. Understanding this timeline helps you know when your input matters most.
Staff Review (Current Stage)
After acceptance, the application is assigned to a staff coordinator who reviews it with land use and environmental planners, the Department of Transportation, VDOT, and other agencies. Staff holds internal meetings to evaluate the proposal against the Comprehensive Plan and Zoning Ordinance, then forms a recommendation to approve or deny.
As of late July 2026, the county’s PLUS record lists the application as awaiting a further resubmission from the applicant.
Staff Report
The staff report is published and uploaded to PLUS two weeks before the Planning Commission hearing. It contains staff's analysis, conclusions, and recommended conditions of approval (or denial). The applicant is made aware of outstanding issues before publication. This is the single most important document in the review — it shapes the hearing discussion.
Notification
Thirty to forty days before the hearing, the county prepares a notice package. The applicant must mail certified notices to at least 25 surrounding property owners no later than 15 days before the hearing. The county also advertises in the newspaper and posts notices on the property.
Planning Commission Hearing
No Planning Commission hearing has been scheduled for this application. Special Exception hearings are often scheduled several months after acceptance, but this application has been revised twice since it was accepted on February 4, 2026, and the record currently shows a further resubmission pending. Hearings are held on Wednesday and Thursday evenings beginning at 7:30 PM. The Commission hears staff’s presentation, the applicant’s case, and public testimony, then formulates a recommendation to the Board of Supervisors.
Board of Supervisors Hearing
The Board of Supervisors hearing is typically scheduled 4–5 weeks after the Planning Commission's decision. These hearings are normally held on Tuesday afternoons beginning at 3:00 PM. The Board makes the final decision and can modify, add, or remove conditions.
Applicant Outreach
The county strongly encourages applicants to conduct community outreach early in the review process, including citizen meetings with surrounding homeowner and civic associations. The Franconia District Supervisor's office provides the applicant with a list of relevant associations. This is an opportunity for neighbors to raise concerns directly with the applicant before any public hearing.
Source: Fairfax County Zoning Application and Development Review Process Overview
Who Makes the Decision
The Planning Commission holds the initial public hearing and makes a recommendation. They focus on zoning integrity, precedent, and whether staff's analysis holds up. The Board of Supervisors makes the final decision and tends to weigh political and community considerations alongside technical review. Both bodies take written and oral public comment.
Your Franconia District Supervisor's office can also be contacted directly to discuss concerns and ensure your perspective is on record.
Key Contacts
These are the public officials most directly involved in the review of this application. Written comments by email or letter are the most effective way to ensure your concerns become part of the official record.
Nicholas Cicero, AICP — Staff Coordinator
Planner III, Zoning Evaluation Division, Department of Planning & Development. Nicholas is the staff planner assigned to review SE-2025-FR-00044. He is the most direct contact for questions about the application status and timeline.
Email: nicholas.cicero@fairfaxcounty.gov
Phone: 703-324-1290 (Zoning Evaluation Division)
Suzanne Wright — Director, Planning & Development
Director of the Department of Planning & Development, which oversees all zoning applications in Fairfax County including this Special Exception.
Email: suzanne.wright@fairfaxcounty.gov
Phone: 703-324-1290 (Department of Planning & Development)
Barbara Byron — Policy Director, Chairman McKay's Office
Policy Director for Board of Supervisors Chairman Jeffrey C. McKay, covering land use planning, zoning, plans and permits, and public works. Barbara is the former Director of Planning & Zoning for Fairfax County and brings deep expertise in the Special Exception process.
Email: Barbara.Byron2@fairfaxcounty.gov
Phone: 703-324-2321 (Chairman's Office, ask for Barbara Byron)
Ed Joseph — Chairman, Franconia District Land Use Committee
The Land Use Committee reviews land use applications in the Franconia District and forwards an advisory recommendation to the Planning Commissioner and Supervisor. The chairman maintains the committee’s meeting schedule and distribution list. Homeowner and civic associations may appoint a representative to vote; any Franconia District resident may attend and speak.
Email: eddein@aol.com
Christopher Landgraf — Planning Commissioner, Franconia District
The Planning Commission holds the first public hearing on this application and makes a recommendation to the Board of Supervisors. Commissioner Landgraf represents the Franconia District and receives the Land Use Committee’s recommendation along with Supervisor Lusk.
Email: plancom@fairfaxcounty.gov
Phone: 703-324-2865 (Planning Commission Office)
Commissioners do not publish direct email addresses. Planning Commission staff take messages and forward them, so include SE-2025-FR-00044, Franconia District in your subject line. A contact form is also available on the Franconia District Planning Commission page.
Supervisor Rodney L. Lusk — Franconia District
Your district supervisor on the Board of Supervisors. The Franconia District includes Kingstowne, Springfield, Franconia, and Hybla Valley. Supervisor Lusk's office handles constituent concerns on land use, transportation, and development in the district. As a former Planning Commissioner, he brings direct experience with the zoning review process.
Email: Franconia@fairfaxcounty.gov
Phone: 703-971-6262
Office: Franconia Governmental Center, 6121 Franconia Road, Alexandria, VA 22310
Contact information sourced from Fairfax County Department of Planning & Development, Chairman McKay's Staff page, and the Franconia District Supervisor's Office.