{"id": "n-6dc665bb3a", "slug": "franconia-rose-hill-plaza", "type": "strip", "name": "Rose Hill Plaza", "aka": [], "city": "Franconia", "county": "Fairfax County", "state": "VA", "country": "US", "census_division": 5, "lat": 38.78464, "lon": -77.12095, "geocode_method": "census-address", "address": null, "metro": null, "original_use": "retail", "year_opened": 1968, "year_closed": null, "acres": null, "gla_sqft": 150000, "stores_peak": null, "levels": null, "original_developer": null, "original_architect": null, "before_notes": "Draft from foxessellfaster.com, model-extracted, unreviewed: A proposed mixed-use redevelopment of the Rose Hill Plaza strip center in Franconia, Fairfax County, has been put on hold due to a long-term lease extension by anchor tenant Safeway.", "strategy": ["redevelop"], "new_use": ["housing", "mixed", "retail"], "share_retrofit": null, "status": "stalled", "year_retrofit": null, "developer": "Combined Properties", "architect": null, "after_notes": "the shopping center will continue to function as a community-serving strip center", "narrative": null, "narrative_license": null, "narrative_source": null, "zoning_change": "comprehensive plan amendment", "public_subsidy": null, "entitlement_year": 2023, "planning_notes": "Approved by Fairfax County Board of Supervisors.", "wikidata_qid": null, "wikipedia": null, "osm_id": null, "verified": "draft", "verified_by": null, "last_verified": null, "last_updated": "2026-10-18", "created": "2026-10-18", "contributor_name": null, "contributor_org": null, "contributor_link": null, "international": 0, "county_fips": "51059", "opp_score": 10.0, "opp_reasons": ["already in play: under construction, approved, or sold to a developer with housing plans", "median rent $2,230", "housing in the record"], "for_sale": 0, "distressed": 0, "url": "https://retrofitatlas.org/strips/va/franconia-rose-hill-plaza/", "events": [{"year": 1968, "date": null, "kind": "opened", "detail": "Opened", "source_id": null}, {"year": 2022, "date": null, "kind": "note", "detail": "Site nominated for comprehensive plan amendment", "source_id": 8781}, {"year": 2023, "date": null, "kind": "note", "detail": "Fairfax County Board of Supervisors authorized consideration of plan amendment", "source_id": 8782}, {"year": 2027, "date": null, "kind": "note", "detail": "Anticipated start of construction (now on hold)", "source_id": 8783}], "sources": [{"id": 8780, "site_id": "n-6dc665bb3a", "url": "https://www.foxessellfaster.com/blog/rose-hill-plaza-redevelopment-hits-pause-as-safeway-commits-to-10-more-years-in-fairfax-county/", "title": "Rose Hill Plaza Redevelopment Hits Pause as Safeway Commits to ...", "publisher": "foxessellfaster.com", "date": null, "quote": "Rose Hill Plaza", "kind": "news", "license": null, "retrieved": "2026-10-18"}, {"id": 8781, "site_id": "n-6dc665bb3a", "url": "https://www.foxessellfaster.com/blog/rose-hill-plaza-redevelopment-hits-pause-as-safeway-commits-to-10-more-years-in-fairfax-county/", "title": "Timeline", "publisher": null, "date": null, "quote": "In 2022, the company nominated the site for a comprehensive plan amendment", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8782, "site_id": "n-6dc665bb3a", "url": "https://www.foxessellfaster.com/blog/rose-hill-plaza-redevelopment-hits-pause-as-safeway-commits-to-10-more-years-in-fairfax-county/", "title": "Timeline", "publisher": null, "date": null, "quote": "In April 2023, the Fairfax County Board of Supervisors voted to authorize consideration of a plan amendment for Rose Hill Plaza", "kind": "quote", "license": null, "retrieved": "2026-10-18"}, {"id": 8783, "site_id": "n-6dc665bb3a", "url": "https://www.foxessellfaster.com/blog/rose-hill-plaza-redevelopment-hits-pause-as-safeway-commits-to-10-more-years-in-fairfax-county/", "title": "Timeline", "publisher": null, "date": null, "quote": "Combined Properties anticipated that construction could begin around summer 2027", "kind": "quote", "license": null, "retrieved": "2026-10-18"}], "deals": [], "parties": [{"name": "Combined Properties", "kind": "developer", "role": "developer", "year_from": null, "year_to": null}], "parcels": [], "context": {"assessment": {"what_happened": "Rose Hill Plaza (Franconia, VA), a 1968 strip mall (150k sq ft), remains operational as a community-serving retail center despite a stalled redevelopment plan. Zoning for mixed-use (housing/retail) was approved by Fairfax County in 2023, but construction is delayed. Developer Combined Properties holds the project. The site is near operating malls (Springfield Mall 4.8km, Seven Corners 9.7km) and other approved housing projects (CityHouse Old Town 6.8km). Housing market shows ZHVI $756k (2026-09) and ZORI $2,507/mo. Retail establishments declined 10% (2012-2023). Traffic: minor arterial road (4 lanes) with 17,510 ADT. Stall reason unknown. No current construction activity noted.", "why": "Record states status as 'stalled' and 'after_notes' confirms continued operation as strip center. Zoning approved 2023 but no construction progress. Peer comparisons (e.g., Tysons Corner) show similar redevelopment strategies but no direct relevance to current status.", "where_it_stands": "Operational retail strip center; redevelopment entitlement complete but stalled. No active construction. Housing market data and retail trends provided but not directly tied to current project status.", "for_a_planner": ["Zoning amendment approved (2023)", "Nearby operating malls (Springfield Mall 4.8km)", "Housing market data available (ZHVI $756k)"], "for_a_developer": ["Median rent $2,230 cited in opportunity reasons", "Housing in record aligns with strategy", "Stalled status implies unresolved execution barriers (unknown cause)"], "risks_and_unknowns": ["Stall reason unknown", "No timeline for construction resumption", "Retail decline trend (10% estab. drop) not addressed in redevelopment plan"], "data_quality": "good", "one_line": "Stalled redevelopment of 1968 strip mall (150k sq ft) in Franconia, VA; zoning approved 2023 but no construction; remains operational retail center amid nearby operating malls.", "model": "qwen3-30b-a3b-64k:latest", "machine": "Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b)", "record_sha1": "83683e768e53"}, "cluster": {"within_10km": [{"id": "m-c67e2b6603", "name": "Landmark Mall", "city": "Alexandria", "status": "demolished", "km": 3.4}, {"id": "m-a93c0ab78b", "name": "Springfield Mall", "city": "Springfield", "status": "operating", "km": 4.8}, {"id": "n-d3ca746d44", "name": "CityHouse Old Town", "city": "Alexandria", "status": "under construction", "km": 6.5}, {"id": "m-19b309c013", "name": "Skyline Mall", "city": "Falls Church", "status": "closed", "km": 6.7}, {"id": "n-4ccb4c0d4c", "name": "Foundry", "city": "Alexandria", "status": "built", "km": 6.8}, {"id": "n-505adee05d", "name": "Oakville Triangle", "city": "Alexandria", "status": "approved", "km": 6.8}, {"id": "n-7a3a3bbbbc", "name": "CityHouse Old Town", "city": "Alexandria", "status": "under construction", "km": 6.8}, {"id": "n-bfcd62e4bf", "name": "Park+Ford", "city": "Alexandria", "status": "built", "km": 6.8}, {"id": "n-d8eb4d1af7", "name": "732 N. Washington St.", "city": "Alexandria", "status": "approved", "km": 7.2}, {"id": "n-926e61fba2", "name": "Fillmore Gardens Shopping Center", "city": "Arlington", "status": "approved", "km": 9.2}, {"id": "m-a4a41b3240", "name": "Seven Corners Shopping Center", "city": "Seven Corners", "status": "operating", "km": 9.7}], "count_10km": 11, "count_25km": 46}, "elevation": {"elevation_ft": 231.8, "resolution": 1, "source": "USGS EPQS (3DEP)", "retrieved": "2026-10-20"}, "food_access": {"tract10": "51059422301", "urban": 1, "lila_1_10": 0, "low_access_1mi": 0, "poverty_rate": 6.86999383857055, "median_family_income": 110486.0, "snap_households": 35.0, "pop2010": 3085.0, "source": "USDA ERS Food Access Research Atlas 2019 (ArcGIS copy)", "retrieved": "2026-10-20"}, "housing_market": {"zhvi": {"latest": 756212, "month": "2026-09", "change_1y": 0.012, "change_5y": 0.169}, "zori": {"latest": 2507, "month": "2026-09", "change_1y": 0.011, "change_5y": 0.217}, "county_fips": "51059", "source": "Zillow Research (ZHVI, ZORI)"}, "jobs_lodes": {"tract20": "51059422301", "jobs": 516, "retail_jobs": 160, "food_accommodation_jobs": 58, "year": 2022, "source": "Census LEHD LODES8 WAC 2022 (all jobs, primary and secondary), blocks summed to the 2020 tract", "retrieved": "2026-10-20"}, "listings": {"zip": "22310", "month": "202609", "median_listing_price": 709999, "median_listing_price_yy": -0.0172, "active_listing_count": 53, "median_days_on_market": 38, "price_reduced_share": 0.2517, "pending_ratio": 0.5, "source": "Realtor.com Research, inventory core metrics by ZIP (ZCTA at the site point)", "retrieved": "2026-10-20"}, "opportunity": {"tract10": "51059422301", "kfr_p25": 0.5166, "jail_p25": 0.0143, "kids_count": 222.7126, "commuting_zone": "Washington DC", "vintage": "children born 1978-83, outcomes measured 2014-15", "source": "Opportunity Insights, Opportunity Atlas (Chetty, Friedman, Hendren, Jones, Porter 2018)", "retrieved": "2026-10-20"}, "peers": {"peers": [{"id": "m-86fa8b01f9", "name": "Tysons Corner Center", "city": "Tysons Corner", "state": "VA", "score": 7.0, "why": ["opened 1968", "same strategy: redevelop", "also in VA"]}, {"id": "n-f46271099f", "name": "575 Herndon Parkway", "city": "Herndon", "state": "VA", "score": 7.0, "why": ["similar GLA (135,000 sq ft)", "same strategy: redevelop", "also in VA"]}, {"id": "m-c67e2b6603", "name": "Landmark Mall", "city": "Alexandria", "state": "VA", "score": 6.5, "why": ["opened 1965", "same strategy: redevelop", "also in VA"]}, {"id": "m-b8b81de54b", "name": "Rockville Mall", "city": "Rockville", "state": "MD", "score": 6.0, "why": ["opened 1972", "same strategy: redevelop", "34 km away"]}, {"id": "m-4e7f22e2bf", "name": "Quenby Mall", "city": "Stanly County", "state": "NC", "score": 6.0, "why": ["similar GLA (160,000 sq ft)", "opened 1966", "same strategy: redevelop"]}, {"id": "n-734a311729", "name": "Eagle Village Shopping Center", "city": "Fredericksburg", "state": "VA", "score": 6.0, "why": ["similar GLA (127,000 sq ft)", "same strategy: redevelop", "also in VA"]}], "method": "size, era, strategy, status, type, state, distance"}, "permits": {"county": "Fairfax County", "2024": {"units_1": 1032, "units_2_4": 0, "units_5plus": 1829, "value_total": 497832451}, "2023": {"units_1": 1204, "units_2_4": 2, "units_5plus": 2042, "value_total": 466553009}, "retrieved": "2026-10-18"}, "qcew_retail": {"county": "51059", "year": 2025, "establishments": 2426, "employment": 49323, "avg_annual_pay": 51506, "lq_employment": 0.79, "employment_change_1y": 0.8, "source": "BLS QCEW 2025 annual, county, NAICS 44-45 retail trade, private", "retrieved": "2026-10-20"}, "retail_trend": {"2012": {"estab": 2730, "emp": 50096}, "2023": {"estab": 2457, "emp": 49386}, "estab_change": -0.1, "emp_change": -0.014, "county_fips": "51059"}, "schools": {"district": "Fairfax County Public Schools", "district_geoid": "5101260", "grades": "PK-12", "district_vintage": "SY2024-25", "public_schools_1mi": 6, "schools": ["Bush Hill Elementary", "Clermont Elementary", "Edison High", "Rose Hill Elementary", "Twain Middle", "Edison High School Academy"], "schools_vintage": "SY2023-24", "source": "NCES EDGE", "retrieved": "2026-10-20"}, "sec": {"reit": [], "absee": [{"trust": "Morgan Stanley Capital I Trust 2018-H4", "cik": "0001758882", "filed": "2026-10-02", "as_of": "2026-09-11", "url": "https://www.sec.gov/Archives/edgar/data/1758882/000188852426018510/exh_102.xml", "primary": "https://www.sec.gov/Archives/edgar/data/1758882/000188852426018510/msc18h04_absee-202609.htm", "match": "exact", "linked": false, "n_properties": 1, "loan": {"loan_id": "11", "originator": "KeyBank", "origination_date": "11-29-2018", "loan_original": "25270000.00000000", "maturity": "12-01-2028", "loan_balance": "21997004.86000000", "loan_balance_actual": "21997004.86000000", "interest_rate": ".05004000", "payment_status": "0", "paid_through": "09-01-2026", "servicer": "KeyBank National Association", "modified": "false", "defeased": "N", "dscr_ncf_at_securitization": "1.58000000", "noi_at_securitization": "2711780.00000000", "period_end": "09-11-2026", "n_properties": "1", "n_properties_now": "1"}, "property": {"property": "Rose Hill Plaza", "address": "6020-6146 Rose Hill Drive", "city": "Alexandria", "state": "VA", "zip": "22310", "property_type": "RT", "nrsf": "144996", "nrsf_at_securitization": "144996", "year_built": "1952", "year_renovated": "1992", "appraised_at_securitization": "36100000.00000000", "appraisal_date_at_securitization": "10-15-2018", "appraised_value": "36100000.00000000", "appraisal_date": "11-15-2018", "occupancy_pct_at_securitization": ".93000000", "property_status": "6", "tenant1": "SAFEWAY #35-1285", "tenant1_sqft": "36477", "tenant1_expiry": "05-11-2027", "tenant2": "GABE'S", "tenant2_sqft": "11999", "tenant3": "DOLLAR TREE #267", "tenant3_sqft": "10000"}}], "source": "SEC EDGAR: REIT 10-K property tables and ABS-EE Exhibit 102", "retrieved": "2026-10-21"}, "storms": {"county": "51059", "years": "2016-2025", "events": 780, "by_type": {"Thunderstorm Wind": 386, "Flood": 246, "Flash Flood": 103, "Hail": 39, "Tornado": 5, "Funnel Cloud": 1}, "property_damage_usd": 4587000, "deaths_direct": 2, "injuries_direct": 0, "note": "county-typed events only; events logged to forecast zones (CZ_TYPE Z: most winter, heat, flood and coastal events) are not counted", "source": "NOAA NCEI Storm Events Database, details files", "retrieved": "2026-10-20"}, "traffic": {"max_aadt": 17510, "trucks_aadt": 443, "road": "644", "class": "minor arterial", "lanes": 4, "segments_600m": 36, "year": "2024", "source": "FHWA HPMS", "retrieved": "2026-10-20"}}, "elements": [{"slug": "use-retail", "name": "Retail (continued)", "group_": "use", "evidence": "the shopping center will continue to function as a community-serving str", "origin": "newtypes-extraction"}, {"slug": "place-mall-cluster", "name": "3+ other atlas sites within 10 km", "group_": "place", "evidence": "11 within 10 km", "origin": "computed"}, {"slug": "era-opened-1960s", "name": "Opened 1960s", "group_": "era", "evidence": "1968", "origin": "newtypes-extraction"}, {"slug": "strategy-redevelop", "name": "Redeveloped", "group_": "strategy", "evidence": "the shopping center will continue to function as a community-serving strip center", "origin": "record"}, {"slug": "use-housing", "name": "Housing", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "policy-rezoning", "name": "Rezoning", "group_": "policy", "evidence": "comprehensive plan amendment", "origin": "newtypes-extraction"}, {"slug": "use-mixed", "name": "Mixed use", "group_": "use", "evidence": "new_use field", "origin": "newtypes-extraction"}, {"slug": "place-retail-shrinking-county", "name": "County lost 10%+ of retail establishments since 2012", "group_": "place", "evidence": "-10%", "origin": "census-cbp"}, {"slug": "place-rent-2000-plus", "name": "County typical rent $2,000+", "group_": "place", "evidence": "$2,507/mo", "origin": "zillow"}], "details": {}, "photos": [], "provenance": {"year_opened": "newtypes-extraction", "gla_sqft": "newtypes-extraction", "status": "newtypes-extraction", "after_notes": "newtypes-extraction", "developer": "newtypes-extraction", "zoning_change": "newtypes-extraction"}, "restricted_fields": {"parcels": ["owner_addr", "assessed", "taxable", "tax_amount", "sale_price", "deed_ref"], "deals": ["price", "price_per_acre", "price_per_sqft", "loan_amount", "asking_price"], "how": "free API key: POST /api/v1/keys {\"email\": …}"}}