20020326 r-02-131
RESOLUTION NO. 2002 -R-02-13
RESOLUTION TO APPROVE, WITH MODIFICATIONS AND
CONDITIONS, THE REQUEST OF THE MOST REVEREND PAUL S.
LOVERDE, BISHOP OF THE CATHOLIC DIOCESE OF ARLINGTON,
VIRGINIA, FOR SPECIAL EXCEPTIONS TO CHAPTER 110 OF THE
CITY CODE TO ALLOW ELIMINATION OF THE REQUIRED
TRANSITIONAL SCREENING AND BUFFERING BETWEEN THE C-2
AND R-2 DISTRICTS; REDUCTION AND MODIFICATION OF THE
REQUIREMENT FOR PERIPHERAL AND INTERIOR PARKING LOT
LANDSCAPING; REDUCTION OF THE REQUIRED TREE CANOPY
COVER IN THE R-2 DISTRICT; ELIMINATION OF THE REQUIRED
SEPARATION BETWEEN A STRUCTURE AND ADJACENT DRIVE
AISLE AND PARKING SPACES; AND MODIFICATION OF THE
DESIGN REQUIREMENTS FOR PARKING SPACES ON THE
PREMISES KNOWN AS 10675 LEE HIGHWAY, AND MORE
PARTICULARLY DESCRIBED AS TAX MAP PARCEL 57-1-((2))-112.
WHEREAS, The Most Reverend Paul S. Loverde, Bishop of the Catholic Diocese of
Arlington, Virginia has submitted Application No. SE-314-02-1 requesting a Special
Exception to the City Codes listed below:
Section 110-258(a)-
In all new developments and redevelopments,
screening from adjacent property shall conform to
the following standards. The Board of
Architectural Review may authorize deviations
from these standards, provided that equal or better
screening from adjacent properties is provided
and the Zoning Administrator has approved the
proposal. The C-2 District shall provide an
eighteen-foot-wide landscape strip adjacent to an
R-2 District consisting of a 12-foot-wide planting
strip with a row of dense evergreens backed by a
board-on-board screening fence with masonry
piers followed by a six-foot-wide planting strip
with a row of deciduous trees.
Section 110-259(a)(1)-
Each parking area adjacent to a public right-of-
way shall be separated from such right-of-way by
a landscape strip not less than the width of the
required building restriction area for the zoning
district. Each parking area not adjacent to a
public right-of-way shall be separated from the
property line by a landscape strip not less than the
width of the required setback for the zoning
district, or 12 feet in width, whichever is less,
provided that a minimum of seven feet in width is
provided.
Section 110-259(a)(2)-
At least one planting island with minimum
dimensions of nine feet by 18 feet for every 12
parking or loading spaces proposed. Not more
than 12 parking spaces shall be located without an
intermittent planting island.
Section 110-255-
Each subdivision or development shall provide
for the planting or retention of trees on the site to
the extent that, at a maturity of ten years, the
minimum lot coverage of the tree canopy shall be
as follows: 10% for any office, commercial or
industrial zoning district, 15% for any RM or
other residential site with greater than 10 units per
acre, 20% for R-2, R-3, R-T6, RT or any other
residential site with three to 10 units per acre, and
25% for any R-1 or other residential site with less
than three units per acre.
Section 110-153(3)-
Each parcel of land hereafter used as a private or
public parking area other than required parking
for single-family detached and semi-detached
dwellings, shall be designed so as not to detract
from the surrounding area, shall be provided with
safe and convenient access to a street, shall
incorporate a functionally efficient circulation
scheme, and shall be improved in accordance
with the following requirements: Separation from
structures - Driving lanes adjacent to structures
shall be separated from structure by a sidewalk,
landscaped strip, or combination not less than
four feet wide. Where parking spaces are
contiguous to a structure, such landscaped strip or
sidewalk shall be not less than six (6) feet in
width.
Section 110-155(a)(5)-
The minimum dimensions of spaces and aisles
within parking areas shall be in accordance with
the following minimum standards: Right angle
parking spaces with 9.0-foot width and 18.0-foot
length, and 23-foot aisle width.
WHEREAS, City Council has carefully considered the application, the
recommendation of the staff and testimony received at the public hearing; and
WHEREAS, City Council has determined that the proposed Special Exception is
appropriate because the proposal meets the requisites established by City of Fairfax Code
Section 110-158, Section 110-263 and Section 110-366(3) for the following reasons:
1. The requests are not inconsistent with the Comprehensive Plan, the
Community Appearance Plan.
2. The requests will not result in inadequate on-site amenity or any
condition that will adversely affect nearby property.
o
The requests are consistent with the purposes of the requirements for
landscaping and screening, and will not create inadequacies in the on-
site amenities.
The requests will not result in increased traffic congestion or otherwise
negatively impact existing traffic flow or pedestrian and vehicular
safety.
l
5. The requests are necessary to permit the reasonable use of the subject
property; and
6. The requests :will not adversely impact adjacent property or the
surrounding area.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Fairfax on this 26th day of March 2002, that Application No. SE-314-02-1 be and hereby is
APPROVED with the following conditions:
The applicant shall replace any existing trees that are removed,
damaged or die as the result of any changes to the subject site in
association with proposed improvements or installation of new
landscaping and/or screening. Replacement trees shall be planted at 3-
3½ - inch caliper (dbh) subject to review and approval by the Board of
Architectural Review.
The SE/SU plat shall be revised to provide an eight-foot-tall board-on-
board fence with brick piers along the south property line adjacent to
tax map parcel 57-1-((2))-114 and a 14-foot-wide landscaped buffer
area beginning at the fenced storage area adjacent to lot 114 and
continuing to connect with the peripheral parking lot landscape strip
along the east side of the school's main parking area. The applicant
shall plant a row of evergreen trees adjacent to the fence in this
landscaped strip.
o
The applicant shall review the plantings along McLean Avenue,
remove any dead trees, install replacement trees of the same variety
and install additional evergreens as necessary to provide a full
vegetative screen along McLean Avenue.
The applicant shall ensure that the new evergreen trees proposed for
installation between the fence and the running track on the east side of
the subject site are positioned to provide a backdrop to the pear trees
along McLean Avenue and provide a more effective screen during the
winter months when the pear trees are without their leaves.
o
The applicant shall ensure that the proposed decorative metal fence
installed on Lee Highway extend from the northwest comer of the
subject site (on Lee Highway near McDonalds) for a distance of 30
feet along the side property line between the school property and
McDonald's and remove the chain link fence in this area.
o
In the event the westernmost access drive onto Lee Highway is not
approved, the applicant shall install the peripheral parking landscape
plantings as required by the City Code.
7. The SE/SU plat shall be revised to indicate that hedges as required by
the City Code are provided along the front of the parking areas.
o
All required improvements shall be subject to review and approval of
the Board of Architectural Review or Director of Community
Development and Planning, as appropriate.
Adopted this 26th day of March, 2002.
ATTEST:
C't~Cl r~
The motion to adopt the resolution was approved 6-0.
Councilman Coughlan
Councilman Greenfield
Councilman Lederer
Councilman Rodio
Councilman Rasmussen
Councilman Silverthome
Vote
Aye
Aye
Aye
Aye
Aye
Aye