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.

In this wiki

• Meeting history — every action, vote, and update, with links to the moment in the meeting video
• Positions & open questions
• Impact analysis — screening estimates with assumptions and ranges
• Documents — the city's published record for this project

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

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

No recorded member positions yet.

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

• metric new-residents unavailable — households x persons per multifamily unit (Rutgers CUPR bedroom-mix multipliers)
• metric annual-capture-project-s-own-ground-floor-retail unavailable — 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
• metric new-annual-spending-arriving-on-foot unavailable — 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
• metric real-estate-tax-increase unavailable — projected minus current RE tax
• metric net-annual-fiscal-impact-naive-per-capita-method unavailable — incremental new recurring revenue minus service cost (upper-bound cost framing; allocates fixed citywide costs)
• metric net-annual-fiscal-impact-marginal-framing unavailable — 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.

Documents published in the city's project record, in the order the city lists them. Labels are the city's own and usually carry the document date, format, and size.

• Master-Development-Plan.pdf (PDF, 83MB)
• Draft-Summary-of-Commitments.pdf (PDF, 167KB)
• Narrative.pdf (PDF, 238KB)
• Master-Development-Plan.pdf (PDF, 86MB)
• Draft-Summary-of-Commitments.pdf (PDF, 166KB)
• Narrative.pdf (PDF, 488KB)
• Master-Development-Plan.pdf (PDF, 68MB)
• Draft-Summary-of-Commitments.pdf (PDF, 465KB)
• July 7, 2025 Statement of Intent (PDF, 120KB)
• July 7, 2025 BAR Plan Submission (PDF, 25MB)
• January 7, 2025 Narrative (PDF, 135KB)
• January 7, 2025 Master Development Plan (PDF, 66MB)
• January 7, 2025 Draft Summary of Commitments (PDF, 109KB)
• October 1, 2024 Narrative (PDF, 130KB)
• October 1, 2024 Master Development Plan (PDF, 47MB)
• October 1, 2024 Draft Summary of Commitments (PDF, 111KB)
• September 30, 2024 BAR Plan Submission (PDF, 12MB)
• April 28, 2024 Narrative (PDF, 129KB)
• April 28, 2024 Master Development Plan (PDF, 36MB)
• April 28, 2024 Plat (PDF, 753KB)
• April 28, 2024 Trip Generation Memo (PDF, 1000KB)
• June 2, 2023 Request for Pre-Application Briefing (PDF, 119KB)
• June 2, 2023 Pre-Application Briefing Concept Plan (PDF, 4MB)
• July 27, 2026 Planning Commission Public Hearing Staff Report
• July 27, 2026 Planning Commission Public Hearing Video
• July 16, 2025 BAR Public Hearing Staff Report (PDF, 25MB)
• July 16, 2025 BAR Public Hearing Video
• February 25, 2025 City Council Post-Submission Work Session (PDF, 5MB)
• February 25, 2025 City Council Post-Submission Work Session Video
• February 10, 2025 Planning Commission Post-Submission Work Session (PDF, 26MB)
• February 10, 2025 Planning Commission Post-Submission Work Session Video
• November 6, 2024 Board of Architectural Review Work Session (PDF, 12MB)
• November 6, 2024 Board of Architectural Review Work Session Video
• July 11,2023 City Council Pre-Application Briefing (PDF, 4MB)
• July 11,2023 City Council Pre-Application Briefing Video
• June 26, 2023 Planning Commission Pre-Application Briefing (PDF, 4MB)
• June 26, 2023 Planning Commission Pre-Application Briefing Video