The Highlands at Mantua

Proposal at a glance

Tax map parcel(s): 58 2 10 001A1

Extracted from the city's submitted documents; each figure traces to the text it came from.

• Floor area (existing) — "replace approximately 21,566 square feet of existing offices with fourteen (14) front loaded townhomes"
• Dwelling units (proposed) — "The Property may be developed with up to fourteen (14) townhouses"
• Stories (proposed) — "They will be three levels, with an option for a roof deck."
• Parking spaces (proposed) — "PROVIDED: 62 (28 GARAGE AND 34 SURFACE PARKING SPACES (32 SHARED PARKING))"
• Site area (proposed) — "TAX MAP PARCEL 58-2-10-001A1 COMPRISED OF 2.12 ACRES"

Official record

The applicant is proposing to replace approximately 21,566 square feet of existing offices with fourteen (14) front loaded townhomes on a private street, and sidewalks on both sides of a private street with crosswalks connecting to two open space areas with amenities on 2.12 acres.

• Requests: The applicant requested an amendment to the existing Planned Development, a Comprehensive Plan Map Amendment from Commercial Corridor Place Type to Townhouse/Single-Family Attached Neighborhood Place Type, and a Zoning Map Amendment (Rezoning) from PDC Planned Development-Commercial to PDR Planned Development-Residential in the Architectural Control Overlay (ACOD). This request is subject to a Major Certificate of Appropriateness for architecture and landscaping.
• Address: 9495 Silver King Court, Fairfax, VA 22030
• Applicant: RJL Associates, Inc. David S. Houston, Attorney Bean Kinney & Korman, PC 2311 Wilson Boulevard, Suite 500 Arlington, VA 22201-3359
• City record

Recent activity

• (2025-02-25 City Council) RJL Associates, Inc. presented the redevelopment proposal during a City Council work session (Agenda Item 12b). No formal council action was taken.
• (2025-03-24 Planning Commission) Staff reported to the Planning Commission that the Mantua townhouse proposal had been the subject of the February 25, 2025 City Council work session.
• (2026-07-27 Planning Commission) A public hearing on the Highlands at Mantua application was scheduled before the Planning Commission (Agenda Item 6a); no minutes or actions report is available.
• (2026-09-22 City Council) City Council held a public hearing (Agenda Item 8a). The Comprehensive Plan Amendment was approved unanimously. The Rezoning (Z-24-00236) and General Development Plan Amendment were approved 4-2 (Stacy Hall and Rachel McQuillen opposed). The Certificate of Appropriateness was approved 4-2 (Stacy Hall and Rachel McQuillen opposed), with conditions requiring general conformance with plans and renderings received by staff in July 2025 and recommended for approval by the Board of Architectural Review as of July 16, 2025, that the applicant secure all required zoning approvals and permits prior to construction, and that landscaping is subject to change per urban forester comments at site plan.

2024-09-23 — Planning Commission Regular Meeting/Work Session

Agenda item 10: Staff Report. (watch the moment)

• Outcome: Staff reported on recent and upcoming City Council meetings and planning items, including the Urban Agriculture Text Amendments public hearing, Courthouse Plaza redevelopment work session, Comprehensive Plan Review public hearing, Mantua Professional Center Townhomes work session, Green Building Policy, Capital Improvement Program, 4131 Chain Bridge Road (Davies Property) application, Urban Forest Management Plan stakeholder interviews, and a second public meeting for the Urban Forest Management Plan on October 17 at the Sherwood-Willard Center.
• [10] A tentative Planning Commission work session on Mantua Professional Center Townhomes was noted for October 14, 2024.
• Status after: in_progress

2025-02-10 — Planning Commission Regular Meeting/Work Session

Agenda item 3: Presentations by the public on any matter not calling for a public hearing (watch the moment)

• Outcome: Two members of the public addressed the Commission: Bill Fort, on behalf of the Pickett's Reserve Homeowners Association, raised concerns about the proposed Highlands at Mantua development; and Stacy Langton raised concerns about the proposed Five Chimneys House development.
• [3] Pickett's Reserve HOA representative raised concerns about lot size, building heights, buffers, zoning designation change, and tree removal associated with the proposal.

2025-02-25 — City Council Meeting

Agenda item 12b: Work Session – Discussion on redevelopment of 9495 Silver King Court by RJL Associates, Inc. (watch the moment)

• Outcome: Work session discussion held. No formal council action recorded.
• [12b] RJL Associates, Inc. presented a redevelopment proposal for 9495 Silver King Court during the work session. No formal council action was taken.
• Status after: proposed

2025-03-24 — Planning Commission Regular Meeting/Work Session

Agenda item 10: Staff Report (watch the moment)

• Outcome: Staff provided updates on recent and upcoming City Council meetings and other planning matters, including the Five Chimneys proposal, Mantua townhouse proposal, Courthouse Plaza redevelopment, George Snyder Trail, Chain Bridge Road/Eaton Place intersection public hearing, budget discussions, Transit Development Plan, Small Area Plan zoning ordinance amendments, the Budget Open House, Commissioner Kevin Denton's resignation, the Safety Action Plan, and safety training schedule.
• [10] The Mantua townhouse proposal was the subject of a City Council work session on February 25, 2025, as reported by staff.
• Status after: in_progress

2026-07-27 — Planning Commission Regular Meeting/Work Session

Agenda item 6a: Highlands at Mantua – Public Hearing (watch the moment)

• Outcome: Public hearing scheduled per the agenda; no minutes or actions report available.
• [6a] A public hearing was scheduled for the Highlands at Mantua application, in which applicant RJL Associates, Inc. seeks to replace approximately 21,566 sq ft of office space with 14 front-loaded townhomes on 2.12 acres.
• Status after: in_progress

2026-09-22 — City Council Meeting

Agenda item 8a: Public Hearing – 9495 Silver King Court Redevelopment (RJL Associates, Inc.)

• Outcome: Comprehensive Plan Amendment approved unanimously. Rezoning (Z-24-00236) and General Development Plan Amendment approved 4-2 (Hall and McQuillen opposed). Certificate of Appropriateness approved 4-2 (Hall and McQuillen opposed).
• Vote (passed): Adopt resolution recommending amendment of the Comprehensive Plan from Commercial Corridor Place Type to Townhouse/Single-Family Attached Neighborhood Place Type for Tax Map Parcel 58-2-10-0001-A-1. — Amos: yes, Bates: yes, Hall: yes, Hardy-Chandler: yes, McQuillen: yes, Peterson: yes
• Vote (passed): Approve rezoning application Z-24-00236 to rezone 9495 Silver King Court from PDC to PDR-ACOD, approve the General Development Plan Amendment, and approve the Master Development Plan with commitments revised June 15, 2026. — Amos: yes, Bates: yes, Hall: no, Hardy-Chandler: yes, McQuillen: no, Peterson: yes
• Vote (passed): Approve Certificate of Appropriateness for 9495 Silver King Court (Highlands at Mantua) per Section 110-6.5.6.B of the City Code, with stated conditions. — Amos: yes, Bates: yes, Hall: no, Hardy-Chandler: yes, McQuillen: no, Peterson: yes
• [8a] Certificate of Appropriateness for the Highlands at Mantua (9495 Silver King Court) was approved 4-2, with conditions relating to plan conformance, required permits, and landscaping.
• Status after: approved

Open questions

• What were the outcomes and any Commissioner or public comments from the 2026-07-27 Planning Commission public hearing? (No minutes or actions report is available.)

Member commentary

Stacy Hall

Voted against the Rezoning (Z-24-00236) / General Development Plan Amendment and against the Certificate of Appropriateness (2026-09-22 City Council).

Rachel McQuillen

Voted against the Rezoning (Z-24-00236) / General Development Plan Amendment and against the Certificate of Appropriateness (2026-09-22 City Council).

Screening-level estimates of the economic and fiscal effects of Highlands at Mantua. Figures are decision-support context with named assumptions and sensitivity ranges — not predictions. The full analysis has the interactive assumptions panel and maps; methods documents every formula.

Headline estimates

• New residents: 23.9 (range 18.9 – 29.9) — households x persons per multifamily unit (Rutgers CUPR bedroom-mix multipliers)
• Annual capture: project's own ground-floor retail: $0 — Huff model over individual retail POIs: joint destination+mode choice, P(j,m) ~ A_j * w_m * exp(-b_m t_mj), CES category spend; clusters are a reporting rollup; own retail competes as a destination
• New annual spending arriving on foot: $10k (range $672 – $129k) — walk-mode share of the joint destination+mode Huff choice, summed over businesses; walking loses to driving with walk time, so the remainder of the mode-split budget arrives by car
• Real estate tax increase: $18k (range $18k – $32k) — projected minus current RE tax
• Net annual fiscal impact — marginal framing: −$34k (range −$95k – $19k) — incremental new recurring revenue minus service cost (only services that scale with new residents)

Method notes, caveats, and non-headline metrics live on the analysis page.