BBHCA is represented by a volunteer resident of our neighborhood. They sit on the Franconia Land Use Committee which serves at the discretion of the District Supervisor. The committee is often directed to provide recommendations regarding current land use issues. Below is a list of BBHCA land use reports and sites currently or recently under review.

Franconia Land Use Committee meetings are held monthly (except July) and are open to the public. For more information, email bbhca2022@gmail.com.

Sites Under Review

FRANCONIA DISTRICT (New Governmental Center)

HUNTINGTON METRO DEVELOPMENT (2022)

I-495 EXPRESS LANES (2022-23)

INOVA SPRINGFIELD HOSPITAL (2021 – 2027)

KINGSTOWNE TOP GOLF (2015-2023)

LANDMARK (2022)

OAKWOOD ROAD (2019 – 2022)

ROSE HILL SHOPPING CENTER RENOVATION (2022 – 2023)

VINE STREET (2023)

Additional Resources

Fairfax County Land Use Planning:
Website
Facebook Page
Site-Specific Plan Amendment Process
Link to County Site to Track Stat
Fairfax County Comprehensive Plan for Rose Hill Planning District (includes Bush Hill)

Information about SSPA Community Meetings can be found at the link below under the “Community Meeting Info” tab.
2022-2023 Countywide SSPA Process – Track a Nomination | Planning Development (fairfaxcounty.gov)

Land Use Reports

See also BBHCA News

LAND USE UPDATES
Update 3/15/23

November 2022-February 2023
(published in April 2023 BBHCA News)

July-September 2022
(PDF download with live links; also published in November 2022 BBHCA News)

Rose Hill Shopping Center

UPDATE: The Board of Supervisors voted on April 11, 2023, to add the Rose Hill Plaza nomination (with deferral) to the next stage, the “Work Program”. For more information, visit Rose Hill Coalition.

In August, Franconia District Supervisor Lusk issued a formal statement to the community outlining his position on the future development of the Plaza as well as next possible steps. Read the full statement: PDF | Text

The deferral means the nomination is on hold (not being reviewed by the county) until the nominator “further engages” with the community. Thus, the ball is back in Combined Properties’ court.

BACKGROUND
Combined Properties originally presented their first concept design in 2022 at two civic association meetings (Rose Hill and Brookland-Bush Hill). These “courtesy” presentations were requested by the Franconia Supervisor and designed to get initial feedback from local residents. These were made prior to CP’s formal application/nomination to the County later in October. CP provided a second/revised concept plan to the two civic associations on October 21. The overall sentiment by residents was negative due to the size and scope of the proposed redevelopment which includes 400+ residential rental units and significantly reduced retail.

KEY DOCUMENTS
CP Revised Concept Plan
Application for Zoning Change (SSPA submitted 10/25/22)
Fairfax County Comprehensive Plan for Rose Hill Planning District

TIMELINE

3/23/22
Combined Properties makes their presentation to the Rose Hill Civic Assn.
Summary of Presentation by Combined Properties (PDF download)
Video of CP Presentation (YouTube) to Rose Hill Civic Association

5/10/22
Combined Properties makes their presentation to BBHCA.
(See “Draft Meeting Minutes” published in BBHCA News, September 2022)

9/2022
The Rose Hill Civic Association (RHCA) published a draft document as “a proposed answer to Combined Properties concerning potential redevelopment of the Rose Hill Shopping Plaza.”

10/21/22
Combined Properties submitted a second/revised concept plan to Brookland-Bush Hill and Rose Hill civic associations.

10/25/22
Combined Properties submitted a formal site specific plan amendment (SSPA) to Fairfax County to meet the County deadline under the new SSPA application/nomination process.

11/1/22
RHCA held a special meeting to refine their draft counter proposal, which was then presented to the RHCA membership for a vote.

11/15/22
At the Annual meeting, BBHCA provided an update on the CP zoning change nomination (Site-specific Plan Amendment or SSPA) and CP’s Second/Revised Concept Plan, as well as got input from the BBHCA community on how to proceed. See November 11, 2022, Meeting Minutes (pdf).

1/2023
RHCA submitted a formal report to Fairfax County to express their opposition to and concerns about the CP nomination based on revised concept plan.

1/23/23
A Community Engagement meeting was held to review the SSPA nomination (and three other nominations in the Franconia District) at the Franconia Elementary School. More than 200 residents attended.

3/9/23
Public Workshop held on the nomination. Commissioner Lagana made a preliminary motion based on staff recommendations to accept the Rose Hill Plaza nomination to the “Work Plan.”

4/11/23
The Fairfax County Board of Supervisors voted to add the Rose Hill Plaza nomination (with deferral) to the next stage, the “Work Program”.

8/2/23
Franconia District Supervisor Lusk issued a formal statement to the community outlining his position on the future development of the Plaza as well as next possible steps. Read the full statement: PDF | Text

Vine Street

A Community Engagement Meeting for the Vine Street nomination and three other nominations in the Franconia-Springfield TSA and Springfield CBC was held virtually on January 24, 2023. More information on the Vine Street nomination and this meeting will be forthcoming.

Additional information about the SSPA community meetings can be found at the link below under the “Community Meeting Info” tab.

2022-2023 Countywide SSPA Process – Track a Nomination | Planning Development (fairfaxcounty.gov)

INOVA Springfield Hospital

Hospital Construction: 2023–2027
Outpatient Center Construction: 2024–2027
Opening: 2027

For information and updates, go to https://www.inova.org/franconia-springfield-hospital

Inova hosted a Virtual Community Meeting on Wednesday, September 22, 2021, to discuss the proposed hospital project and answer questions.

Inova hosted a second Virtual Community Meeting on Wednesday, May 25, 2022, to update the community on the proposed hospital project and answer questions.

The Fairfax County Board of Supervisors unanimously approved an amendment to the county’s Comprehensive (land use) Plan at their June 28, 2022, meeting to allow for a hospital use on the property adjacent to the existing Franconia-Springfield HealthPlex.

Meeting presentations and recordings also are available at the link above.

Franconia District

Franconia Governmental Center

The Franconia Police Station, District Supervisor’s office, Franconia Museum, Kingstowne Library, and Kingstowne Active Adult Center will be relocated into a new 90,000 sq ft building on Beulah Road. The new Kingstowne library will occupy 30,000 sq ft.  For more information on the project, a visual of the new building, and how the building will be used, go to: https://www.fairfaxcounty.gov/publicworks/capital-projects/franconia-governmental-center-and-kingstowne-regional-library-project

The county is planning to use the current center on Franconia Road for affordable housing.  The property was transferred to the county redevelopment and housing authority in early 2022.  For more information, go to: https://alexandrialivingmagazine.com/news/fairfax-county/franconia-governmental-center-could-be-replaced-by-affordabl/

Landmark

Next Steps in the Reimagined Landmark Mall Development to Begin Later this Year (Northern VA Magazine, 9/27/22)

I-495 Express Lanes

August 2023 email update from VDOT

VDOT hosted several public information meetings in May 2022 to provide information about the I-495 Southside Express Lanes study, and to seek public input. New meetings are scheduled in September 2023.

For more information, go to https://www.virginiadot.org/…/495southsideexpresslanes.asp

Public Information Virtual Meeting (5/18/22) (Video Link: YouTube)

Huntington Metro Development

https://www.fairfaxcounty.gov/planning-development/plan-amendments/huntington-metro

Oakwood Road

Nomination PC19-LE-009 (5400-5604 Oakwood) (Land Unit D)
Currently zoned Residential, Commercial, Industrial.

Nomination PC19-LE-006 (5605 Oakwood)
Currently zoned Planned Development Commercial and is approved for 850,000 sq ft of office development

2019 – 2021

The Site Specific Plan Amendment (SSPA) process for Oakwood Road began in 2019.  This is a process that Fairfax County previously underwent every five years or so.  This process consisted of two phases: initial evaluation/review and work project, which included more in-depth reviews for those applications (aka nominations) approved for further consideration.  

In 2019, Lee (now Franconia) District Supervisor Rodney Lusk, established a Task Force (members of the District Land Use Committee who represent local civic associations and HOAs) to review the nominations submitted for Lee District. Two of the nominations, identified above, were submitted for properties on Oakwood Road.  The BBHCA area includes properties on several streets that share a boundary with Oakwood:  Saratoga, Piedmont, Brookview Court, Brookview Drive, Westchester, and Barbmor.  Gunnell Estates also includes properties that share a border with Oakwood.

During the Phase 1 review in 2020, County Staff, the Lee District Task Force and the Planning Commission recommended that both Oakwood applications be accepted as work projects; all groups recommended that the two applications be reviewed together.  Several issues were identified for review during the Work Project phase: impact on the Cameron Run Watershed and how it can be protected; impact on the already congested Van Dorn Street; impact on the Bush Hill Elementary School. Additionally, connectivity between Oakwood Road and Vine Street would be reviewed.

In January 2021, the Board of Supervisors (BoS) approved the Oakwood applications as Work Projects.

Phase 2, The Work Project phase began in June 2021. The first meeting in June provided an overview of the process and the role of the District Task Force. The second meeting provided a history of the Van Dorn Transit Area, which includes Oakwood.  A key discussion point was environmental concerns:

• the properties are in the Cameron Run Watershed; Resource Protection Area (RPA) runs through the 5605 property.
• the current Comprehensive Plan requires protection of the Watershed
• noise from the beltway
• marine clay 

June 28, 2021, SSPA Meeting

Van Dorn TSA Land Units D and E (part)
Staff Presentation 28 June 2021 (PDF download)

Map of Area Being Analyzed: Land Unit D (green/yellow; from PC19-LE-009 Application)

Staff clarified that BoS approval authorized the Staff to assess the following for PC19-LE-009 (5400-5604 Oakwood) (Land Unit D):

• residential mixed use including office and limited industrial uses
• removing requirement that some portion of commercial uses to be developed before residential development
• self-storage use; industrial use in residential communities not permitted in current Comprehensive Plan

Some questions were asked about soil assessment; need for another fire station.

The remaining meetings of 2021 were dedicated to other amendment applications.  In November 2021 we learned that the 5605 Oakwood parcel was sold, delaying the transportation study. 

2022

February 7, 2022, SSPA Meeting

Van Dorn TSA Land Units D and E (part)
Our meeting on 7 February was dedicated to Oakwood. Staff confirmed that 5605 Oakwood (PC19-LE-006) is under new ownership who would like to propose a re-envisioned land use concept from what was proposed in 2019.  The applicant for 5400-5604 Oakwood (PC19-LE-009) is considering a development with lower density.

Staff Planning & Zoning Presentation 7 February 2022 (PDF download)
Staff Transportation Presentation 7 February 2022 (PDF download)

Overview 2022

Current Comprehensive Plan

• Commercial and industrial uses, with some consideration for residential, hotel, retail
• No industrial in residential neighborhood
• Substantial portion of commercial use must be developed before residential
• No road connectivity from Oakwood to the neighboring residential communities

Plan Amendments Requested

• Mixed use residential and commercial
• Industrial, self-storage use included
• Remove phasing so that residential use can be built out before commercial uses
• Road connectivity from Oakwood to the neighboring residential communities was not requested or planned

5605 Oakwood (12.5 acres)

• aka PC19-LE-006
• Under new ownership, Clarke sold property to Kettler
• This is the parcel that has an approved plan for 850,000 square feet of commercial development
• Plan proposed with amendment application included 638 multi-family units (mid-rise) and 212,000 square feet of office/industrial (self-storage)
• Re-envisioned use of this parcel includes:
  • Open/green area to preserve the Resource Protected Area (RPA), approximately 40% of the parcel (behind Piedmont, Brookview);
  • Change of residential to 84 multi-family dwelling units (stacked town houses, 2 over 2, behind Westchester)
  • Three single-family homes (along Oakwood, beyond Saratoga)
  • 10,000 square feet of community serving use, rendering shows possible day-care center (along Oakwood)
• Understand Metro access issues
• This plan produces less traffic that 2019 plan

Rendition of re-envisioned development for 5605 Oakwood (provided by Kettler) (EQC: Environmental Quality Corridor)

5400–5604 Oakwood (18 acres)

• aka PC19-LE-009
• Multiple owners; no developer yet    
• Plan proposed with amendment included 605 multi-family units (mid-rise) and 202,000 square feet of office, industrial (self-storage)
• Revised plan still looking at residential mixed use with 75% residential and 25% commercial
  • 256 multi-family dwelling units (mid-rise?)
  • 50,000 square feet of office space
  • 4,450 square feet of retail
• This plan produces less traffic that 2019 plan

Staff re-iterated that these plans will not include road connectivity between Oakwood and neighboring residential communities.  Staff Planning & Zoning presentation link is available at the end of this report.

Additional Information

Traffic Study Findings:  Carol Alim (BBHCA) and Anne Blas (Gunnell Estates) attended a meeting with Staff to discuss transportation issues, trails, related to Oakwood.  One thing we learned is what is considered when comparing traffic levels of current uses vs new uses.  The study takes a 25-year view and compares the traffic in 2045 if the properties are built out per the current plan vs the traffic levels in 2045 if the properties are built out at the proposed uses.  

• Traffic studies were conducted on two intersections in 2019 and two others in December 2021 and January 2020.
• AM & PM peak traffic as well as daily trips is significantly lower under the revised uses.
• Study does not look at impact on weekend traffic.
• Level of Service (LOS) of “D” is default countywide acceptable standard in Comp Plan.
• LOS of E is acceptable standard specific to Van Dorn Transit Station Area (TSA).
• Current plan build out would result in two intersections (Van Dorn/Oakwood, Van Dorn/Franconia) with a LOS of F during AM and PM peaks and one intersection (Van Dorn/I495 ramps) with LOS F during PM peak.
• Proposed plan build out would result in one intersection (Van Dorn/Franconia) with LOS  of “F” during AM and PM peak.
• Staff Transportation presentation link is available at the end of this report.

Oakwood–Vine Street Bridge will remain in the plan. The current SSPA applications do not require a bridge to connect these two roads; however, a bridge might become necessary to support any redevelopment of Vine Street.

Foot Path to Metro:  The County approved the development/improvement of the foot path along Van Dorn, under the Beltway to the Metro.  Don’t have a timetable for that yet. 

Kingstowne

Top Golf Site Plan Amendment

9/28/23 UPDATE
Planning Commission Approves Top Golf Application

Plan Amendment 2015-IV-RH1
https://www.fairfaxcounty.gov/planning-development/plan-amendments/topgolf

NEXT…
Board of Supervisors (BOS) Public Hearing on the Plan amendment:
DELAYED
https://www.fairfaxcounty.gov/boardofsupervisors/oct-24-2023-meeting

Staff Report for more information on the project:
https://www.fairfaxcounty.gov/planning-development/plan-amendments/topgolf

NOTE:
As reported in the October 2023 BBHCA News, the Franconia District Land Use Committee (on which BBHCA has a representative), did NOT RECOMMEND* (to Franconia Supervisor Lusk) approving this plan amendment proposal for Top Golf in Kingstowne. Application for 174 townhouses with a small community park open to the public. Two access points on Van Dorn were proposed that would result in an additional 1,275 daily car trips.

Major concerns were impacts on S Van Dorn St and Twain and Edison Schools. Several felt all development with significant impact on Van Dorn should be put on hold. Some also concerned about the lack of business opportunity. The plan amendment was not recommended for approval by the committee: 14 No/7 Yes/2 Abstain (https://bbhca.net/wp-content/uploads/2023/09/BBHCA_Newsletter_October_2023_WEB.pdf)

*The Franconia Land Use Committee is an advisory group.  They vote on whether land use proposals should be accepted or rejected.  Sometimes they are successful in getting developers to “tweak” projects to make them more palatable to the community.  The recommendations of the Land Use Committee are (sometimes) considered by the Planning Commission and the Board of Supervisors when reviewing a project. In general, the Land Use Committee is a collegial group where representatives try to defer to those who are closest to a property and will therefore be most affected by a change in the use of a property. However, on this project, the Committee did NOT recommend approval of this project, even though the nearest representatives were in favor. 

LINKS

Fairfax County Land Use Planning:
Website
Facebook
Site-Specific Plan Amendment (SSPA) Process
Track a Nomination (Community Meetings)
Link to County Site to Track Status

NEXT sspa MEETING

Additional information about the SSPA Community Meetings can be found at the link below under the “Community Meeting Info” tab.

2022-2023 Countywide SSPA Process – Track a Nomination | Planning Development (fairfaxcounty.gov)