Strip centers · Virginia

Rose Hill Plaza

Imported, unreviewedRedevelopedStalledFranconia, VA

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. · summary, model-written

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Site profile8 elements · what this retrofit is built with · tap a chip for the evidence

Place

3+ other atlas sites within 10 km

This site: 11 within 10 km computed · all sites with this

County lost 10%+ of retail establishments since 2012

This site: -10% census-cbp · all sites with this

County typical rent $2,000+

This site: $2,507/mo zillow · all sites with this

Policy tool

Rezoning

This site: …comprehensive plan amendment newtypes-extraction · all sites with this

Strategy

Redeveloped

This site: …the shopping center will continue to function as a community-serving strip center record · all sites with this

New use

Housing

This site: …new_use field newtypes-extraction · all sites with this

Mixed use

This site: …new_use field newtypes-extraction · all sites with this

Retail (continued)

This site: …the shopping center will continue to function as a community-serving str newtypes-extraction · all sites with this

All elements and lists · Trends

Now

Status	Stallednewtypes-extraction reported
Strategy	Redevelopment, stalledWikipedia no source
New uses	housing, mixed, retailWikipedia no source
What is there now	the shopping center will continue to function as a community-serving strip centernewtypes-extraction reported
Redeveloper	Combined Propertiesnewtypes-extraction reported

Planning

Zoning change	comprehensive plan amendmentnewtypes-extraction reported
Entitlement year	2023Wikipedia no source
Planning notes	Approved by Fairfax County Board of Supervisors.Wikipedia no source

Securitised debt and public filers

As reported by the loan servicer

Loan-level data the CMBS trust files monthly on EDGAR (Form ABS-EE, Exhibit 102, Schedule AL), latest filing per trust. Balance is the scheduled balance at the period end; DSCR is on net cash flow from the most recent borrower financials; appraised value is the latest valuation reported, or the one at securitisation. Several trusts for one mall usually means one loan split into pari-passu notes, each trust reporting its piece. Matched on the property name and state in the exhibit, unreviewed.

Trust	Period end	Balance	Maturity	DSCR	Appraised	Occupied	Status
Morgan Stanley Capital I Trust 2018-H4 ABS-EE 2026-10-02 · filing match: exact	2026-09-11	$22.0M of $25.3M 2018-11-29	2028-12-01	1.58x at securitisation	$36.1M 2018-11-15	93.0% at securitisation	current KeyBank National Association

Rose Hill Plaza (Morgan Stanley Capital I Trust 2018-H4): built 1952; renovated 1992; 144,996 sq ft NRA; tenants SAFEWAY #35-1285, GABE'S, DOLLAR TREE #267; originator KeyBank

Site context

Housing permits, Fairfax County (VA), 2024	1,829 units in 5+ unit buildings, 0 in 2–4, 1,032 single-family; 2023: 2,042 in 5+Census BPS
Other atlas sites nearby	11 within 10 km, 46 within 25 km: Landmark Mall (3.4 km); Springfield Mall (4.8 km); CityHouse Old Town (6.5 km); Skyline Mall (6.7 km); Foundry (6.8 km)computed
Retail trade in the county, 2025 (BLS QCEW)	49,323 jobs in 2,426 establishments; average annual pay $51,506; employment location quotient 0.79; employment +0.8% on the yearBLS QCEW 2025, NAICS 44-45, private
Jobs located in the tract, 2022	516 jobs; 160 in retail trade, 58 in accommodation and food (workplace blocks summed to tract 51059422301)Census LEHD LODES8 WAC 2022
Upward mobility (Opportunity Atlas, 2010 tract)	children of low-income (25th percentile) families reached the 52th income percentile as adults; 1.4% incarcerated at the 2010 count (223 children in the sample); born 1978–83, measured 2014–15Opportunity Insights
Food access (USDA FARA 2019, 2010 tract)	not a low-access tract at 1 mile; poverty rate 6.9%; median family income $110,486; 35 SNAP householdsUSDA ERS
Schools	Fairfax County Public Schools (PK-12); 6 public schools within 1 mile: Bush Hill Elementary; Clermont Elementary; Edison High; Rose Hill ElementaryNCES EDGE
Elevation	232 ft above sea level at the site pointUSGS 3DEP
Storm events in the county, 2016-2025	780 county-logged events: 386 thunderstorm wind, 246 flood, 103 flash flood, 39 hail; $4,587,000 property damage reported; 2 direct deaths; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events
Homes for sale in ZIP 22310, 2026-09	median list price $709,999 (-1.7% on the year); 53 active listings; median 38 days on market; 25% with a price cutRealtor.com Research
Retail trade in the county, 2012 to 2023	2,457 establishments (-10%); 49,386 jobs (-1%)Census CBP
Housing market in the county	typical home value $756,212 (+1% 1 yr, +17% 5 yr); typical rent $2,507/mo (+1% 1 yr), 2026-09Zillow Research
Traffic on the busiest road within 600 m (2024)	17,510 vehicles a day on 644 (minor arterial, 4 lanes); 443 trucks; 36 counted segmentsFHWA HPMS

Summary, model-written

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)

What we do not know yet

Stall reason unknown
No timeline for construction resumption
Retail decline trend (10% estab. drop) not addressed in redevelopment plan

Generated by qwen3-30b-a3b-64k:latest on Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b) from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.

Similar sites

Tysons Corner Center, Tysons Corner, VA · Malls · opened 1968; same strategy: redevelop; also in VA
575 Herndon Parkway, Herndon, VA · Office parks · similar GLA (135,000 sq ft); same strategy: redevelop; also in VA
Landmark Mall, Alexandria, VA · Malls · opened 1965; same strategy: redevelop; also in VA
Rockville Mall, Rockville, MD · Malls · opened 1972; same strategy: redevelop; 34 km away

Elsewhere on the web

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Multifamily screen

already in play: under construction, approved, or sold to a developer with housing plans
median rent $2,230
housing in the record

Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.

History and original facts

Opened	1968newtypes-extraction
Gross leasable area	150,000 sq ftnewtypes-extraction reported
Anchors	Dollar Tree, Walgreens, Safeway, McDonald's
County	Fairfax County
Census division	5 · South Atlantic
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.

Not yet recorded: acres, original developer, retrofit year. Know it? Tell us.

Timeline

1968 Opened
2022 Site nominated for comprehensive plan amendment
2023 Fairfax County Board of Supervisors authorized consideration of plan amendment
2027 Anticipated start of construction (now on hold)

Sources

Rose Hill Plaza Redevelopment Hits Pause as Safeway Commits to ...
4 quoted sentences
Rose Hill Plaza
In 2022, the company nominated the site for a comprehensive plan amendment
In April 2023, the Fairfax County Board of Supervisors voted to authorize consideration of a plan amendment for Rose Hill Plaza
Combined Properties anticipated that construction could begin around summer 2027

Cite

Retrofit Atlas (2026). "Rose Hill Plaza, Franconia, VA." Record n-6dc665bb3a, imported, unreviewed. Built on the public Retrofitting Suburbia map (Dunham-Jones and Williamson) and the sources listed. https://retrofitatlas.org/strips/va/franconia-rose-hill-plaza/ (accessed 2026-10-21).

BibTeX

@misc{retrofitatlas_franconiarosehillplaza,
  title = {Rose Hill Plaza, Franconia, VA},
  author = {{Retrofit Atlas}},
  howpublished = {\url{https://retrofitatlas.org/strips/va/franconia-rose-hill-plaza/}},
  year = {2026},
  note = {Record n-6dc665bb3a, release 2026-10-21, tier: draft. Built on the Retrofitting Suburbia map (Dunham-Jones and Williamson) and the sources listed on the record. Accessed 2026-10-21}
}

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