Updates

Franconia District Land Use Committee recommendation vote. The committee is expected to vote on its recommendation regarding the Beulah/Steinway proposal at its October 5 meeting. That date comes from the committee chair's schedule as communicated in April and has not been reconfirmed since. The committee's recommendation is advisory; it goes to the Planning Commissioner and Supervisor Lusk. The final county decision is made later by the Planning Commission and Board of Supervisors.

Second Franconia District Land Use Committee meeting on this proposal. A second Land Use Committee meeting is being scheduled. The committee chair's published schedule lists a tentative date of September 14, but the date has not yet been confirmed.

Community-wide meeting. A community meeting is being scheduled for late August. The exact date, format, and location will be posted here and sent to the mailing list once confirmed. This meeting is separate from the Land Use Committee process.

Application status: awaiting resubmission. As of the county’s PLUS record on July 25, 2026, the application is listed as awaiting a further resubmission from the applicant. A fourth submission has not been filed. Written county review comments on the June 16 filing are not publicly posted.

Applicant holds small-group meeting with nearby residents. Representatives of the applicant, including its land use counsel, civil engineer, and traffic engineer, met with nearby residents to present the June 16 revised plan and take questions. In response to resident questions, the applicant's team stated that all 76 units, both the townhome-style and the detached-style units, would be sold as condominium units rather than on individual lots, governed by a community association and a professional management company, and that conditions adopted with a Special Exception run with the land and remain enforceable by the county regardless of future ownership. On day-to-day operations, the team described a single on-site staff member, a concierge with an office in the community center, present during business hours with occasional evening and weekend activity coordination; no full-time medical staff; and no commercial kitchen. A medical office room in the clubhouse would be available to residents' visiting home-care providers.

Other topics included tree preservation in the site's southeast corner, building height relative to grade along the shared property line, the underground stormwater detention design and its discharge to existing outfalls, sight distance at the relocated Beulah Street entrance, construction traffic management, and the age-restriction and caregiver rules. The applicant's team agreed to provide several follow-up items, including a grade cross-section exhibit, the county's stormwater review comments with the applicant's responses, and written details of the caregiver and visitor rules, and offered a site walk along the shared property line to review trees. Residents are compiling written follow-up questions.

Applicant files a revised application. The resubmission reduces the proposal from 86 units to 76 (67 townhome-style and 9 single-family-detached-style units), relocates the single vehicle entrance from Steinway Street to Beulah Street, and reduces the requested waivers and modifications from six to three. The revised plat's zoning tabulation lists building heights of 44 feet for the townhome-style units and 35 feet for the detached-style units; a general note on the same plat continues to state a maximum of 50 feet and four stories. The plat states a density of 6.93 dwelling units per acre on the 10.97-acre site. The applicant calculates allowable density using the Zoning Ordinance's independent living multiplier; the Comprehensive Plan map recommends 1 to 2 dwelling units per acre for the property.

Franconia District Land Use Committee FYI presentation held. The Land Use Committee held its first FYI session on this proposal as a virtual meeting. The applicant presented, and a number of neighbors participated and shared input with the committee. The session was informational; no recommendation vote was scheduled or taken. Two takeaways for the community: the applicant has not indicated changes to the proposal at this stage, and the application remains on track for the committee's recommendation vote currently scheduled for October 5, 2026.

Supervisor Lusk community meeting held. Supervisor Rodney Lusk hosted a community meeting at the Franconia Government Center to discuss the proposed development and hear community input. Attendance exceeded the room's capacity, with approximately 80 residents in attendance. At that time the application proposed four stories and approximately 50 feet; the applicant presented a slide indicating a design height of approximately 44 feet. The June 16, 2026 resubmission subsequently reduced the stated heights to 44 feet and 35 feet.

KROC formally opposes application. The Kingstowne Residential Owners Corporation Board of Trustees sent a formal letter to Supervisor Lusk and Planning Commissioner Landgraf opposing SE-2025-FR-00044 as currently presented. The letter details concerns about density, building height, stormwater, operational intensity, and cumulative infrastructure impacts, and includes a detailed Attachment A. Read the letter (PDF) →

KROC Board of Trustees votes to oppose proposal. At its March 4 meeting, the Kingstowne Residential Owners Corporation (KROC) Board of Trustees voted 6-0 to direct legal counsel to draft a communication to Fairfax County opposing the proposed development as submitted and offering input toward a better solution.

Application accepted for review. SE-2025-FR-00044 was formally accepted by Fairfax County. Status: In Review. No public hearing scheduled.

Application filed. CM Beulah LLC submitted the Special Exception application and Statement of Justification requesting approval for 86 age-restricted townhome units on the 10.97-acre site.

Comprehensive Plan Amendment withdrawn. CPN-2025-IV-FR-031, the nomination that would have created an option for increased density on these parcels, was withdrawn. The Comprehensive Plan recommendation for the property remains residential use at 1–2 dwelling units per acre.

Comprehensive Plan Amendment nominated. CPN-2025-IV-FR-031 was submitted to create an option for increased density on the property. The county published an analysis summarizing density, zoning, and compatibility considerations. The nomination was withdrawn on November 24, 2025.

County zoning determination issued. Fairfax County Deputy Zoning Administrator Sara Morgan issued a formal determination confirming that the W. J. Cash subdivision is already density-nonconforming under R-1 zoning. The determination found that removing the subject parcels for rezoning would increase the remaining subdivision's density from 1.05 to 1.77 du/ac, further aggravating the nonconformity. Under the Zoning Ordinance, no subdivision may be approved that exceeds the maximum density of the district. Read the determination (PDF) →