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Coalition Update
April 4, 2025
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Dear Coalition Update Subscriber,
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My apologies for the break in communications. I've been side-tracked by other events in my life, including moving. The good news is that I'm still living in the Rose Hill Planning District so my interest in local land-use issues remains strong. I am now playing catch up.
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I hope you have kept up via the District supervisors' and County updates, which I am pleased to say have improved greatly. However, as long as I can serve a need, I will continue the Rose Hill Coalition LLC efforts to consolidate, summarize, and notify local residents of land-use issues directly affecting us. This is even more critical as many civic associations are suffering acutely from a lack of volunteers and reduced membership, and land-use committees are being routinely ignored. Join your neighborhood civic association! They serve as a critical link to our local and state legislators.
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- Public Hearings: Franconia Triangle
- Community Meetings: Franconia Govt Ctr Site Redevelopment
- SSPA Screening Phase: Franconia District 2025 Nominations
- Opinion: Public Hearing Notification Policy
- Bren Mar Data Center SCC Hearing: What Happened
- Plan Forward: It's Complicated, But Don't Let That Deter You
- "No Casino" Wins This Legislative Session
- Affordable Housing: What Are ADUs and WDUs?
- In The News
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Franconia Triangle
Attention! The redevelopment of the Franconia Govt Center site has been swept into the "Franconia Triangle" Specific Plan Amendment 2023-IV-2S). See article below.
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Both the earlier Planning Commission (PC) and Board of Supervisor (BOS) Public Hearings were cancelled due to weather and rescheduled. (Note that the community also requested more time for review.)
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The PC will review the Staff Report, hear public comments, and make a recommendation to the Board of Supervisors. Similarly, the BOS will review the staff report with the PC's recommendations, and hear public comments, but will ultimately make the final decision on the site-specific planning amendment (SSPA).
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Following all Public Hearings, the PC and BOS may make changes to the Staff's recommendations, request addition information, and/or defer a decision to a later date. Deferrals have become very popular by both bodies, and a decision is later made as a "decision only" meeting, though still public. Decision-only meetings usually include comments by the planning commissioners or board of supervisors to explain their votes.
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Redevelopment of the Franconia Govt Ctr Site
The redevelopment of the Franconia Govt Center (FGC) site has been swept into the larger project now referred to as the "Franconia Triangle" (more specifically, Site-Specific Plan Amendment 2023-IV-2S). The proposal for the FGC site is still to build a 4-story, 120-unit affordable apartment building. What this means is that the FGC site is being reviewed as part of a larger proposal. To follow this redirection, go to https://www.fairfaxcounty.gov/planning-development/plan-amendments/franconia-triangle.
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Redevelopment Housing Authority
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The redevelopment of the site is now under the purview of the Fairfax County Redevelopment Housing Authority (FCRHA) which will hold Public Hearings and then vote on the "Comprehensive Agreement". A vote in favor will set the stage for project financing and construction by Franconia Development Partners LLC with FCRHA. The agency is known to finance such projects. Though with the current budget climate that may change? Stay in Touch!
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Franconia Land Use Advisory Committee
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Based on the change to include the FGC site in the Franconia Triangle SSPA, the Franconia Land Use Advisory Committee (an independent volunteer group appointed by Supervisor Lusk to represent civic and homeowners’ associations in the District), voted in December 2024 (25 in favor to 4 against) to recommend that the original site-redevelopment proposal be deleted from the SSPA 2023-IV-2S. The primary concern of the Committee was the increased density such a site would further add to the already approved and proposed residential developments in the Franconia District.
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The Rose Hill Civic Assn opposes the County's plans to redevelop the FGC, preferring a less dense approach to low- and moderate-income housing.
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The Franconia Coalition, which also opposes the County's plans to redevelop the FGC on Franconia Road, is hosting a series of "drop-in" meetings to provide updates on the proposal on Saturday, April 5, 4-6 pm, at John Marshall Library Meeting Room, 6209 Rose Hill Drive. Participants will also be guided on how to provide effective feedback to County legislators.
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In contrast, the government center proposal is supported by Good Shepherd Housing and a group of Northern VA housing activists who refer to themselves as YIMBYS (Yes in My Back Yard).
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SSPA SCREENING PHASE 2025
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Franconia Site-Specific Planning Proposals
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2025 Countywide SSPA Process
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Fairfax County received a total of 53 SSPA proposals to amend the Comprehensive Plan for specific land parcels (individual or combined). The Board of Supervisors has accepted 43 of the proposals/nominations to proceed into the Screening Phase of the SSPA process. This phase provides time for community engagement and the initial staff review (published as Staff Reports one to two weeks prior to Public Hearings and subsequently updated).
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The screening stage continues the 2025 countywide Site-Specific Plan Amendment (SSPA) process, which has four stages. The SSPA process allows proposals (aka nominations, amendments) for land-use changes to the county’s Comprehensive Plan, which guides decisions on land use and development. Proposed changes can include residential re/development (multifamily, townhouses, single-family detached, and age-restricted housing) as well as office, retail, and mixed-use re/development.
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The Franconia District has the following four (4) proposals/nominations being considered:
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- Hilltop Village Center (CPN-2025-IV-FR-016)
Nomination | One Page Staff Summary | Kingstowne M&N LP Presentation
Change zoning to add residential up to .41 floor area ratio (FAR) to previously approved retail and office. The Applicant (Kingstowne M&N LP) is simultaneously requesting approval to delete the previously approved retail component and update the design and amenities in the pedestrian plaza.
- Beulah St at Steinway St Properties (CPN-2025-IV-FR-031)
Nomination | One Page Staff Summary
Change zoning from 1-2 dwelling units/per acre to 5-8 du/ac to develop as single-family homes and townhouses.
- Pohick Rd Lorton (CPN-2025-IV-MV-018)
Nomination | One Page Staff Summary
Change zoning for I-4 portion to multi-family residential. Change zoning for R-1 portion as single-family homes. Developer will preserve approximate 30 acres containing the Accotink stream valley, as public open space.
- Excel Holdings 12 LLC (CPN-2025-IV-MV-053)
Nomination | One Page Staff Summary
Change zoning to add a hotel (175 rooms; seven stories) to current by-right self-storage facility.
In this phase, the County is now hosting a series of community meetings from March 24 through April 21, 2025, for all proposed site-specific land-use changes. During each community meeting, residents can learn about the proposed land-use changes, provide comments, and ask questions.
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For more information on these and all current county-wide SSPAs, go to:
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- Nomination Phase
- Screening Phase (current)
- Evaluation Phase
- Comprehensive Plan Amendment Work Program
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Public Hearing Notification Policy
Public Hearings for rezoning a property requires a physical notice (sign) be posted on the respective property at least 15 days prior. However, prior to a Pubic Hearing for a Comprehensive Plan site-specific amendment (SSPA) a physical notice/sign is not required per state code.
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Considering that SSPAs are the precursor to rezoning, the same 15-days posted notice should be implemented as common practice for SSPAs. This would ensure that the public is made aware of upcoming Public Hearings for SSPAs beyond publication in print and online news media, Fairfax County website postings, and email notifications. Maximum and diverse means of public notification are key to an informed citizenry. This would lessen the "I never heard about XYZ" until the rezoning stage.
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Note that, to their credit, in their email newsletters County Supervisors are finally including information on land-use matters and Public Hearings affecting their Districts. Still, considering the bombardment of information along with busy lives, full-out marketing campaigns are necessary to get people's attention. Physical notices and consistent communication of Public Hearings are needed. There are real challenges to staying informed, so there is no such thing as "over communicating".
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PLAN FORWARD ENGAGEMENT MEETINGS
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Franconia Meetings
Your involvement in and feedback to the Plan Forward land-use policy plan is critical to it meeting the needs of the community. Although public comments have been consistent with ongoing concerns, following through on those concerns from paper to implementation is even more important. That requires a an educated and watchful eye. We all know the difference between words and actions.
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The Comprehensive Plan guides land use and development. This County-wide project to update the policy portion of the Comprehensive Plan will determine the direction of land use in all Districts for the foreseeable future. They most likely will guide future District-specific land-use guidelines that are "reviewed" every five years. (Ed.)
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Two meetings were scheduled by Supervisor Lusk for Franconia District residents to provide information on Plan Forward. The February 10, in-person meeting at the Franconia Governmental Center was cancelled due to weather. The second meeting was held February 13, virtually and in-person, and featured a viewing of the County Staff presentation. Two additional virtual community meetings will be held May 13 and 15, 2025.
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Twelve (12) reports and draft reports for the different aspects of the Plan are now available online at the County's Plan Forward website. Each addresses specific "elements" that guide land-use issues to give a 360 view of the needs of County residents and how the Plan can meet those needs. The County is acknowledging the inter-connectionedness and complexities of managing one of the country's largest counties. For example, land-use decisions affect transportation which in turn affects multiple aspects of life in the County, including healthcare (ambulance response times have increased due to population growth and additional traffic).
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The draft for the environmental element was released April 1, and was discussed preliminarily at the April 3, Policy Plan Committee of the Planning Commission (see the video in the coming week). A future meeting of the commission will be scheduled to continue the review/discussion as time to review the draft was limited. Numerous stakeholders also are reviewing the draft and proving feedback. Comments on the draft, including by the public, will be accepted through May 31.
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Bren Mar Data Center SCC Hearing
The State Corporation Commission (SCC) held an "evidentiary hearing" in January on the application by the Virginia Electric and Power Company for approval and certification of electric transmission facilities required for a data center in the Bren Mar neighborhood. Again, the data center site is less than one mile from the Franconia District border. Save Bren Mar Coalition continues to oppose the data center (aka 500 Plaza). To date, no decision has been made by the SCC.
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"No Casino" Wins this Legislative Session
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What Are Affordable Dwelling Units (ADUs) and Workforce Dwelling Units (WDUs)?
The Affordable DU Program encourages private development of affordable housing for persons of low and moderate income. The program is designed to promote a full range of housing choices (for rent and for sale) and to require the construction and continued existence of affordable dwelling units that are integrated and dispersed within the development. The maximum income limits are calculated based on the 2024 Area Medium Income (AMI), that are adjusted for household size and income. For example, the maximum income* limit for a household of three would range from $69,600 to $97,450.
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In contrast, the Workforce DU Program is a proffer-based incentive to encourage housing development at a variety of affordability levels in mixed-use activity centers throughout Fairfax County. Maximum income limits (annual gross income received by all household members) for a family of three range from $83,500 to $167,100. The program offers rental units but the program expires according to established contracts with the developer.
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The rules and regulations for both forms of affordable housing are extensive and complex. The three Fairfax County agencies coordinating the programs include the Dept of Planning and Development, Dept of Housing and Community Development, and Land Development Services.
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In The News
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- Franconia Government Center Proposal Could Set Precedent
While the Rose Hill proposal has been deferred, Rose Hill Civic Association is concerned that approval of the Franconia project will set a precedent as well as overwhelm our suburban community as described in Fairfax County’s Comprehensive Plan.
https://storage2.snappages.site/87grz1rwug/assets/files/Rambler2025Q1.pdf
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- VDOT Conducts Van Dorn Street Transportation Study
A study and corresponding public survey called STARS (Strategically Targeted Affordable Roadway Solutions) is evaluating operational, safety conditions for vehicular, bicycle, pedestrian and transit and to develop improvement alternatives to address regional transportation needs. The survey closed the end of March 2025 after being extended several weeks following numerous requests including the Rose Hill Coalition LLC. The study corridor is S Van Dorn Street (Route 613) in Fairfax County from Alexandria City line in the north to Telegraph Road (Route 611) in the south and is approximately 2.5 miles in length.
https://publicinput.com/svandornstudy
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- SCC Seeks Public Comments on Dominion Energy Virginia’s Integrated Resource Plan
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- Census Bureau Webinar
Census Business Builder is a data visualization tool that combines the Census Bureau's economic, demographic, and socioeconomic data to produce interactive and customized data products and reports. Thursday, April 10, 2 pm.
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Mark Your Calendar
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The Coalition Calendar provides detailed information on upcoming Public Hearings and other Fairfax County meetings on land use affecting primarily the Rose Hill Planning District. Each event includes an option to add the event to your online calendar. (Fairfax County provides a single basic list of ALL public County hearings and meetings.)
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Take Action!
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Fairfax County Planning Commission
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Schedules, agendas, information, and staff reports on land use applications that are scheduled for public hearings. PC meetings have different requirements for public testimony than BOS meetings.
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Fairfax County Board of Supervisors
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All Board of Supervisors meetings held in the Board Auditorium and Conference Room 11 are available to view live on Channel 16 and stream online. BOS meetings have different requirements for public testimony than PC meetings.
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Stay In Touch!
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The Rose Hill Coalition LLC provides current information and supports full transparency on land-use issues directly affecting the Rose Hill Planning District within Franconia in Fairfax County, Virginia. More than 300 subscribers!
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