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, approximately 50 feet in height, with an elevator. The development would operate as an independent living community, not an assisted living facility.
Source: Statement of Justification, p. 2.
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 approximately 90% forested.
Source: Statement of Justification, p. 5.
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.
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.
Status
Application SE-2025-FR-00044 was received November 26, 2025, and accepted February 4, 2026. Status: In Review. No public hearing scheduled. A Traffic Impact Analysis has been required (determination date: November 25, 2025).
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