19860624 1986-29ORD I NANCE NO. 1986-29
AN ORDINANCE AMENDING AND REORDAINING DIVISION 4, ARTICLE II,
CHAPTER 26, OF THE CODE OF THE CITY OF FAIRFAX VIRGINIA ENTITLED
"SITE PLANS" '
BE IT ORDAINED by the City Council o£ the City of Fairfax,
Virginia, that Chapter 26, Article II, Division 4 of the Fairfax
City Code be amended to read in its entirety as follows:
"~ 4_..~ SIT__._.~E PLAN~S
A site plan is required for any use or development of
property located in any zoning district, except:
1. Single family detached dwellings, related
accessory structures and any special use not
requiring physical alterations to the lot or
building.
2. Temporary public uses which do not exceed thirty days in
duration.
No building permit or certificate of occupancy shall be
issued for a development requiring a site plan until the
site plan has been approved.
All site plans which are appropriately submitted and conform
to the standards and requirements set forth in this chapter
shall be approved by the plan approving agent designated by
the City Manager, hereafter referred to as the Agent.
b o
The property owner or his designee shall submit to the
Zoning Administrator a completed application and twelve
prints of the site plan.
Site plans shall be prepared and certified by an engineer,
architect, land surveyor or landscape architect duly
authorized to practice by the Commonwealth of Virginia. No
person shall prepare or certify any portion of a site plan
which is outside the limits of his professional expertise and
license.
d o
Site plans shall be prepared at a scale of not less than one
inch equals fifty feet and shall be submitted as twenty-four
by thirty-six inch blue or black line copies unless excepted
by the Agent. Each site plan shall contain all information
required by this chapter.
1986-29
With the site plan, the applicant shall submit applicable
fees consistent with the adopted fee schedule and
certified mail receipts from notices sent to the owners of
each property abutting or across the street from the subject
property informing them that the site plan has been submitted
and will be considered for approval not less than ten days
after receipt of the notice. If the adjacent development
of condominium ownership, then notification sent to the
condominium association shall be sufficient to satisfy this
provision.
Written comments pertaining to a site plan may be filed with
the Zoning Administrator by any interested party within the
period prescribed in the notice.
The site plan shall be forwarded to the Board of
Architectural Review pursuant to Sec. 26-203.2 if the
subject site is located in the Old and Historic District.
The Agent shall notify the applicant in writing of the
action to approve or deny the site plan and shall forward a
copy to the Zoning Administrator. In the event that a site
plan is denied, the Agent shall indicate the reasons for
denial. The Agent's decision may be appealed to the
Board of Zoning Appeals in accordance with Sec. 26-219, et.
All site plans shall contain the following information:
Location of tract by an insert map at a scale of not less
than one inch equals two thousand feet (1" = 2000'),
indicating scaled coordinates referred to in U.S.C. & G.S.,
State grid north and such information as the names and
numbers of adjoining roads, streams and bodies of water,
railroads, subdivisions, towns, and districts or other
landmarks sufficient to clearly identify the location of the
property.
Name and address of the owner or developer and contract
purchaser (if any), northpoint, scale of the drawing and date
of preparation and revisions.
Boundary of the entire tract by courses and distances with
reference to true meridian or State Grid System and area of
the tract.
d o
All horizontal dimensions shown on the site plan shall be in
feet and decimal fractions of a foot to the closest one
hundredth of a foot (.00), and all bearings in degrees,
minutes and seconds to the nearest ten (10) seconds.
e o
Certificate signed by the surveyor or engineer setting forth
the source of title of the owner of the tract and the place
of record of the last instrument in the chain of title.
1986-29
k o
Certified topographic map of the parcel at a minimum two-foot
contour interval, showing existing and proposed contours and
delineating the 100 year flood plain elevation, if
applicable.
USGS datum used for all elevations with location and
elevation of benchmark shown.
Locations and dimensions of existing and proposed:
1. Structures on the site showing distance to lot lines and
centerlines of adjacent streets;
Streets and easements on and adjacent to the site with
rights-of-way and pavement widths~
3. Driveways and curb cuts on the site and adjacent
properties{
4. Parking and loading areas{ all off-street parking,
related driveways, loading spaces and walkways,
indicating type of surfacing, size, angle of stalls,
width of aisles and location, height and intensity of
proposed lighting.
5. Sidewalks, trails and open space{
6. Median strip openings and their relationship to the site{
?. Water and sanitary sewer facilities, indicating all pipe
sizes, types, and grades and the location of connection
to public utility systems.
8. Underground electric, telephone and television cables,
both on-site and in adjacent rights-of-way.
Proposed elevations at control points such as driveways,
ramps and any other locations determined by the Agent to be
necessary for the adequate evaluation of the plan.
The proposed location and general use of each building,
including outside display areas.
Angles of bulk plane where minimum angles of bulk plane are
prescribed by the provisions of this chapter.
Sufficient information to show how the physical improvements
associated with the proposed development such as walkways,
driving lanes, and curb and gutter interrelate with
existing or proposed development of record on adjacent
properties.
A landscaping plan showing the location, number, type and
size of all proposed plant material at the planting and
maturity stages. The landscaping plan shall also depict
all trees existing on-site prior to development which are
larger than five inches in diameter and which of those
shall be retained.
1986 -29
Location, type, materials, size and height of fencing,
retaining walls and other screening including an elevation
drawing.
o. .Vertical cross sectional view showing:
1. Height of proposed structures.
Number of stories.
3. Location and access to underground parking.
4. Proposed grades of each floor, including basements.
p. Plan of each proposed parking garage level.
Additional information deemed essential by the Agent to
permit adequate review of the plan.
r. The following data in tabular form:
1. Area of parcel in square feet.
Proposed gross floor area and the area of the above grade
horizontal surface of any parking structure.
3. Proposed floor area ratio and maximum permitted.
4. Number and type of dwelling units.
5. Number of parking and loading spaces required and
proposed.
6. Special Exceptions or variances granted or requested.
7. Landscaped open space required and proposed.
Provisions for erosion and sediment control and the
disposition of natural and storm water including the
proposed location, sizes, types and grades of ditches,
catchbasins and pipes and connections to existing drainage
systems.
a o
The Agent, after consultation with the Zoning Administrator
may waive the submission of some of the information required
by Section ~6-~3 if he determines that the proposed use or
development may be adequately reviewed without some of the
required information, if the proposed building or
addition does not exceed two thousand square feet of gross
floor area and a site plan has previously been approved for
the property.
Sec. ~ Review Standards
The Agent shall consider each site plan with respect to the
following:
Provisions for safe and functionally efficient traffic
circulation and control on the site, and access to
adjacent sites and public rights-of-way.
Adequacy of water supply, fire protection and sanitary
sewer facilities.
1986-29
c. Compliance with established design criteria, construction
standards and specifications for required public
improvements.
d. Provisions for pedestrian traffic and, where possible,
connection of proposed sidewalks to the existing system.
e. Adequate stormwater management and erosion and sediment
control measures.
f. Proof of easements required to develop or use the
property as indicated on the plan.
g. Service roads shall be provided on property bordering a
state primary highway; provided, however, that
notwithstanding the requirements of Secs. 26-168,
-173 and -178, the proposed structure shall be located
no closer than ten feet from the service road right-of-
way or easement line.
h. Rights-of-way for streets, service roads and other
facilities for public use shall be dedicated to
the City, and easements necessary for their construction
and maintenance shall be provided.
i. "No-parking" and "reserved parking" areas shall be
marked with signs or pavement marking.
j. Method of refuse disposal shall be indicated on the plan.
If dumpsters are used for refuse disposal, then each
dumpster shall be located on a concrete pad with
minimum dimensions of 10' x 10' Refuse disposal areas
shall be located so that they are accessible by a
disposal truck without impeding traffic or encroaching
upon required parking spaces.
Compliance with all requirements of this chapter.
Sec.
a. Screening from adjacent property shall conform to the
attached Standards for Screening to the extent practical.
The Board of Architectural Review may authorize
deviations from the attached standards provided that:
(a) The proposed screening provides equal or
better screening from the adjacent property;
and
(bi The Zoning Administrator has approved the
proposed screening.
b. Each refuse disposal area shall be completely screened
from view on all sides by a wall or fence of board on
board, decorative masonry or other construction of equal
or better quality as approved by the Board of
Architectural Review.
c. Each above grade mechanical or utility structure shall
be screened by a wall or fence as specified in (b), or
by plant material forming a continuous year round screen
or a combination thereof.
1986-29
Prior to approval of any site plan, there shall be executed by
the owner or developer and submitted with the site plan an
agreement in form and substance as approved by the City to
construct all physical improvements required by the provisions
of thi~ chapter. A bond, with surety or condition acceptable
to the City, in the amount of one hundred percent of the
estimated cost of all required improvements which are to be
dedicated to public use or connected to a public facility plus
twenty-five percent of the estimated cost of all other required
physical improvements, all estimates being made or approved by
the Director of Public Works, shall accompany the site agreement.
The aforesaid agreement and bond shall be provided to ensure
completion of all work or improvements therein stated within
the time cited in the agreement and determined by the Director of
Public Works. The completion time may be extended by the City
Manager upon written application by the owner or developer,
signed by all parties to the original agreement and to the bond.
No extension shall be issued without the express consent of the
surety on the bond. The adequacy, conditions and acceptabliity
of any bond hereunder shall be determined by the bond committee.
In any case where the bond committee has re)ected any such
agreement or bond, the owner or developer may appeal from such
decision to the City Council, provided the owner or developer
has paid to the City the required filing fee.
~_~q_,. ~ Inspection and supervision ~ ~nstallati~n
The construction standards for all off-site and on-site
improvements required by this division shall conform to
applicable plumbing, building, electrical, fire and health
codes, and other applicable laws, ordinances and regulations.
The Director of Public Works shall approve the plans and
specifications for all required improvements, and shall
supervise inspection of the construction of such improvements
to assure conformity.
b o
The developer or owner shall notify the Director of Public
Works not less than twenty-four hours prior to undertaking
construction of streets, storm sewer work and other
facilities to be publicly maintained.
The developer or owner shall provide adequate supervision of
all work related to the development of the site, and shall
have a responsible superintendent or foreman, together with
one set of approved plans, profiles and specifications,
available at the site at all times while work is being
performed.
~$_~. ~6-~8 Certificates of ~
A certificate of occupancy shall be issued by the Zoning
Administrator only for developments which conform to approved
site plans.
1986-29
b. Temporary certificate of occupancy.
i. A temporary certificate of occupancy shall be issued for
an approved project if remaining improvements are
limited to landscaping and paving which cannot be
completed because of adverse climatic conditions provided
that each area to be paved has been provided with a
dustless surface such as B-3 base coat and the Zoning
Administrator has determined that the issuance of
such certificate will not be detrimental to the public
health, safety and welfare.
2. A temporary certificate of occupancy shall also be issued
for a completed section or phase of an approved project
provided that it conforms to applicable regulations, it is
independently functional with respect to the remainder of
the project, a phasing plan has been approved, and all
on-site and off-site improvements pertaining to the
completed section have been completed, inspected and
approved except as provided for in Sec.
3. A temporary certificate of occupancy shall be valid for a
period of ninety days from issuance and may be renewed
for a single ninety day period upon written application,
by the owner or developer provided that all other work in
progress conforms to the approved site plan and
applicable requirements.
A permanent certificate of occupancy shall be issued only
after:
I. The owner or developer has submitted the appropriate
applications and,
2. All necessary inspections for on-site and off-site
construction have been completed to the satisfaction of
the Zoning Administrator~ and,
3. A certified "as built" site plan has been filed for the
project. The "as built" site plan may be a copy of the
original approved site plan with an affidavit attached
stating that all construction has been completed in
compliance with the approved plan, or shall show all
deviations from the approved plan with an affidavit
attached stating that no deviations exist except those
shown. The "as bui]t" plan shall be certified by an
engineer, architect or land surveyor to the limits of his
license.
4. The owner or developer, after completion of all off-site
improvements and discharge of the performance bond, has
provided a two-year warranty bond with surety equal to
ten percent of the original completion bond in a form
satisfactory to the City.
1986-29
Sec. 25-28.1 ~ of Apvroved S~te Plans
An approved site plan shall become null and void if no grading
or construction has commenced on the site within twelve months
after approval. The Agent may grant a single one-year extension
upon written request of the applicant provided that the request
is made at least thirty days prior to the expiration date of the
approved site plan.
1986-29
GROUP l
LARGE TREES - EVERGREEN
Latin Name
Cedrus atlantica "glauca"
C. Deodara
*Chamaecyparis obtusa
*C. pisifera
i Cryptomeria japonica
*Ilex opaca
*I. x Nellie Stevens
Pinus nigra
P. strobus
*Tsuga caroliniana
*Juniperus virginiana
Libocedrus decurrans
+Thuga occidentalis
+Thuga orientalis
*Picea.omorika~
X Cupressocyparis Leylandii
Other plant material recom-
mended by the City
Horticulturist
Common Name
Blue Atlas Cedar
Deodar Cedar
Hinoki False Cypress
Sawara False Cypress
Cryptomeria
American Holly
Holly 'Nellie Stevens'
Austrian Pine
White Pine
Carolina Hemock
Red Cedar
Incense Cedar
American Arborvitae
Oriental Arborvitae
Serbian Spruce
Leyland Cypress
* pollution tolerant
** Dimensions in feet, height by width
+ spacing to be narrowed if these species chosen
GROUP II
LARGE TREES - DECIDUOUS
Latin Name
Common Name
~Acer platanoides
~A. rubrum
~Aesculus hippocastanum
VBetula nigra
Cercidiphyllum japonicum
~Fagus sylvatica
:. grandifolia
~Fraxinus pensylvanica
~Ginkgo biloba
~Gleditsia triacanthos inermis
Gymnocladus dioicus
liquidambar styraciflua
~Magnolia grandiflora
~Metasequoia glyptostroboides
Nyssa sylvatica
~Platanus x acerfolia
*Pyrus calleryana 'Bradford'
~Quercus palustris
~Q. phellos
*Q. rubra
~Sophora japonica
~Taxodium distichum
Tilia cordata
~Ulmus parviflora
~Zelkova serrata
Other plant material recom-
mended by the City
~o~ticultu~ist
Norway Maple
Red Maple
Horse Chestnut
River Birch
Katsura Tree
European Beech
American Beech
Green Ash
Ginkgo
Honey Locust
Kentucky Coffee Tree
Sweetgum
Southern Magnolia
Dawn Redwood
Sour Gum
London Plane Tree
Bradford Pear
Pin Oak
Willow Oak
Red Oak
Pagoda Tree
Bald Cypress
Littleleaf Linden
Chinese Elm
Zelkova
pollution tolerant
dimensions in feet, height by width
Dimensions**
60x40
70x150
75x20(15)
60x20(15)
60x25
50x(30)x20
25x25
60x40
80x40
60x20
50x20
60x15
25x10
60x25
60x15
Dimonsions**
50'x43
50-75x40-70
40-70x40-60
40-50x20-40'
50-60x35-45
50-70x30-50
50-60x20-30
50-80x30-70
30-70x30-70
60-75x40-50
60-75x40-60
60-80x30-50
70-100x25
30-50x20-30
70-100x55-80
30-50x20-35
60-70x25-40
60-75x40-50
50-75x50-75
50-70x20-30
60-70x30-40
40-50x40-50
50-80x50-30
1986-29
GROUP III
MEDIUM - SMALL TREES - LARGE SHRUBS
Latin Name
Common Name
A. grisium
*Aesculus carnea 'Brioti'
Carpinus caroliniana
*Cercis canadensis
Cladrastris lutea
Corylus avellana 'contorta'
Franklinia altamaha
*I. x attenuata 'Fosteri'
*Magnolia virginiana
*M. stellata
*M. x soulangiana
Ostrya virginana
*Prunus serrulata "Kwansan'
*Chionanthus retusus
C. virginicus
Cornus florida
C. Kousa
*Crataegus phaenopyrum
*Malus floribunda
Cornus mas
Oxydendrum arboreum
*Cotinus coggygria
*Hamamelis mollis
H. virginiana
Stewartis
*Laburnum
Other plant material recom-
mended by the City
Horticulturist
Paperbark Maple
Red Horsechestnut
American Hornbeam
Redbud
Yellow Wood
Corkscrew Hazel
Franklin Tree
Foster Holly
Sweetbay Magnolia
Star Magnolia
Saucer Magnolia
Ironwood
Kwansan Cherry
Fringetree
Fringetree
Flowering Dogwood
Chinese Dogwood
Washington Hawthorn
Japanese Flowering Crab
Cornelian Cherry
Sourwood
Smoke Tree
Witchhazel
Witchhazel
Stewartia
Golden Chain Tree
* pollution tolerant
** dimensions in feet, height by width
Dimension**
20-30x10-20
30-40x15-30
20-30x20-30
20-30x25-35
30-50x40-55
8-10x8-10
10-20x6-15
20-30x6-10
10-20x10-20
15-20x10-15
20-30x20-30
25-40x15-25
40x40
15-25x15-25
20-25x20-25
20-40x20-40
20-30x20-30
25-30x20-25
15-25x15-25
20-25x15-20
25-30x20
10-15x10-15
10-15x10-15
20-30x20-25
10-15x10-15
12-15x9-12
1986-29
GROUP IV
SHRUBS
Latin Name
Common Name
*Hydrangea Lagerstroemis indica
*Aesculis parviflora*Camellia
Clethra alnifolia
*Euonymous alata*Forsythia x intermedia*Juniperus
Myrica pensylvanica
*Philadelphus*Syringa
Pinus mugo
Viburnum
*Berberis thunbergii
Callicarpa japonica
*Cotoneaster
Cornus alba 'Sibirica'
C. sericea 'Flaviramea'
*Cytisus pracecox*Pyracantha*Osmanthus*Prunus laurocerasus 'Otto*Rhododendron (Azalea)*Ilex cornuta 'Burfordi'*I. aquefoliium vomitoria
~I] crenata
~Aucuba
~Mahonia
~Buxus sempervirens
Leucothoe catesbei
~Taxus
Chaenomeles speciosa
Photinia x fraseri
Other plant material recom-
mended by the City
Horticulturist
Luyken '
Hydrangea
Crape Myrtle
Bottlebrush Buckeye
Camellia
Summer Sweet
Winged Euonymous
Forsythia
Juniper
Bayberry
Mockorange
Lilac
Mugo Pine
Viburnum
Barberry
Beautyberry
Cotoneaster
Siberian Dogwood
Yellow Stemmed Dogwood
Broom
Firethorn
False Holly
Cherrlaurel
Rhododendron (Azalea)
Burford Holly
English Holly
Yaupon Holly
Japanese Holly
Aucuba
Mahonia
Box
Drooping Leucothoe
Yew
Floweringquince
Photinia
Pollution tolerant
dimensions in feet, height by width
Dimensions**
3-lOx3-10
8-12x8-15
10-20x6-10
3-8x4-6
15-20x15-20
8-10x10-12
1-10xl-lO
5-12x5-12
10-12x10-12
8-15x6-12
20x25(8x15var.
3-10x3-10
3-6x4-7
4-6x4-6
2-3x2-15
8-10x5-10
7-10xlO
lOxlO
6-18x6-18
5-20x5-20
3-4x6-8
1-10xl-lO
10-20x10-20
30-50x20-30
20xless
15x15
6-10x6-10
3-10x3-10
15-20x15-20
3-6x3-6
2-25x2-25
6-10x6010
10-20x10-20
mugo)
1986-29
GROUP V
,GROUNDCOVERS
Latin Names
Common Name
Juniperus
Pennisetum olopecuroides
Sedum
Ceratostigma plumbaginoides
Euonymous
Festuca ovira
Potentilla
Hemerocallis
Hedera
Cotoneaster
Vinca
Hosta
Hydrangea petiolaris
Hypericum
Liriope muscari
Ophiopogon
Rhododendron (azalea)
Pachysandra
Skimmia
Sarcococca
Juniper
Ornamental grass
Sedum
Plumbago
Euonymous
Fescue
Potentilla
Daylilly
Ivy
Cotoneastr
Perwinkle
Plantain Lilly
Aimbina Hydrangea
St. John's-wort
Lily turf
Ornamental grass
Rhododendron (azalea)
Pachysandra
Skimmia
Sweet Box
Other plant material recommended by the City
Horticulturist."
This ordinance shall become effective immediately upon its adoption
by the Mayor.
Planning Commission Hearing: June 16, 1986
City Council Hearing: June 24, 1986
Adopted: June 24, 1986
ATTEST:
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