The Proposal
What is being proposed, based on the applicant's own filings with Fairfax County.
Overview
CM Beulah LLC, an affiliate of Craftmark Homes, has filed a Special Exception application with Fairfax County's Department of Planning & Development. The application, prepared by Walsh, Colucci, Lubeley & Walsh PC (agent: Allison Reynolds), requests permission to build an 86-unit independent living community restricted to residents aged 55 and older.
The site comprises approximately 10.9 acres on the east side of Beulah Street, north of its intersection with Steinway Street. The land is currently largely wooded, with two existing single-family residences. The parcels are zoned R-1 (one dwelling unit per acre).
Source: Statement of Justification, filed Nov. 25, 2025; FR-031 One Pager.
What the Application Proposes
Scale and Design
86 townhome-style units. Each four stories tall, with an elevator. The Special Exception application permits a maximum height of approximately 50 feet. At the April 22, 2026 community meeting, the applicant presented a slide indicating a design height of approximately 44 feet, alongside the application's 50-foot maximum. Because the application authorizes up to 50 feet, that is the height the county would approve. The development would operate as an independent living community, not an assisted living facility.
Source: Statement of Justification, p. 2; applicant presentation, April 22, 2026 community meeting.
Access
Despite the property's frontage on Beulah Street, all vehicle access is proposed via a single driveway on Steinway Street. Internal circulation would use private streets.
Source: Statement of Justification, pp. 3, 7.
Hours of Operation
The community would operate 24 hours per day, 7 days per week. This is relevant to lighting, service vehicles, staffing, and activity levels at the site.
Source: Statement of Justification, p. 4.
Affordable Units
Approximately 15% of units would be designated as affordable housing.
Source: Statement of Justification, p. 2.
Utilities
A county notice dated February 9, 2026 indicates that the property currently relies on a well and/or septic system. Development of 86 units would require transition to public water and sewer infrastructure, introducing additional construction, environmental disturbance, and coordination with Fairfax Water and the Department of Public Works.
Source: PLUS Record SE-2025-FR-00044, Condition Notice, 02/09/2026.
Waivers Requested
The applicant's filing requests several deviations from standard county requirements:
Tree Preservation
A waiver of the Public Facilities Manual to deviate from the standard tree preservation target. The site is largely forested (approximately 80% based on aerial review). The applicant's justification for the waiver states that “a high percentage of existing trees on the Subject Property are in poor condition or undesirable/invasive species.” The Statement of Justification does not include or reference a tree survey.
Source: Statement of Justification, p. 5; aerial imagery review.
Barriers and Screening
Elimination of the required barrier along the southern property line, reduced transitional screening, and fewer street trees than normally required.
Source: Statement of Justification, p. 5.
Comprehensive Plan Amendment
A related nomination (CPN-2025-IV-FR-031) seeks to increase the planned density from 1–2 dwelling units per acre to up to 8 du/ac. The county's analysis notes that the existing subdivision already does not comply with R-1 density limits, and removing these parcels would increase the remaining subdivision's density from 1.05 to 1.77 du/ac — further aggravating existing nonconformity.
Source: FR-031 One Pager; County Zoning Interpretation, March 18, 2025.
County Finding: Site Is Already Density-Nonconforming
In a March 18, 2025 determination letter, Fairfax County Deputy Zoning Administrator Sara Morgan confirmed that the W. J. Cash subdivision (which includes the subject parcels) is already density-nonconforming under R-1 zoning. The subdivision's current density of 1.05 du/ac exceeds the R-1 limit when measured against the 1978 Zoning Ordinance. The applicant's proposal to remove lots from the subdivision for rezoning would further increase the remaining subdivision's density to 1.77 du/ac.
The determination states that under the Zoning Ordinance, no subdivision may be approved that exceeds the maximum density of the district in which it is located, and that land area cannot be removed from an existing subdivision if doing so aggravates a density nonconformity.
Surrounding Context
The surrounding area includes residential communities of varying densities: Queens Court townhomes to the north (3–4 du/ac), Windsor Knoll to the west (4 du/ac), Windsor Park to the southwest (8 du/ac), and Lincoln Heights single-family homes to the south (1 du/ac). Lane Elementary School, a childcare facility, and Beulah Park are nearby.
Source: FR-031 One Pager.
KROC Position
On March 31, 2026, the Kingstowne Residential Owners Corporation (KROC) Board of Trustees formally opposed the Special Exception application in a letter to Supervisor Rodney L. Lusk and Planning Commissioner Christopher Landgraf. The Board voted 6–0 to oppose the application as currently presented.
The letter identifies concerns across six areas: density relative to zoning, building height and massing, proximity to existing neighborhoods, stormwater management and marine clay soil conditions, operational intensity of a 24/7 managed facility, and cumulative infrastructure impacts in the Franconia corridor. KROC represents approximately 5,300 homes in the Kingstowne community.
Status
Application SE-2025-FR-00044 was received November 26, 2025, and accepted February 4, 2026. Status: In Review. No Planning Commission or Board of Supervisors hearing has been scheduled. A Traffic Impact Analysis has been required (determination date: November 25, 2025).
The Franconia District Land Use Committee held its first FYI presentation on this proposal on May 4, 2026. A tentative second FYI is noted for September 14, with a recommendation vote scheduled for October 5, 2026. The committee's recommendation is advisory; it goes to the Planning Commissioner and Supervisor Lusk. See the Updates page for full details.
A pre-application record (PRE-2025-FR-00051) exists, indicating that the applicant received staff feedback prior to filing. The staff coordinator is Nicholas Cicero; the branch chief is Cathy Lewis.
Track this application: Fairfax County PLUS
Official Records
PLUS — Application SE-2025-FR-00044
Zoning Application Status Reports
Public Hearings & Staff Reports