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Townhouse Ordinance 1965 1 f r'• ,. CITY OF FAIRFAX Rev+sedR� City Hall ' Fairfax, Virginia • PROPOSED AMENDMENT TO ZONING ORDINANCE TOWN HOUSES Section 2 Add the following definitions to Section 2 in alphabetical order: Collector Street - A street which connects one or more local streets to a major thoroughfare. Local Street - A street whose principal purpose is to provide vehicular and pedestrian access to the abutting property which terminates in a loop or cul- de-sac or carries no substantial through traffic. Major Thoroughfare - A street of four lanes or more. Lot, Corner - A lot bordering on two streets which intersect at an angle not greater than 135 degrees. Town House - A single-family dwelling forming one of a series of attached single family dwellings , separated from one another by a party wall without doors , windows or other provisions for human passage or visibility through such party walls. Amend Section 3.01 by inserting after R-3: Ra-: This zone is established to provide for single family development and, under certain conditions , the development of town houses. Town house devel- opment should occur where development will be consistent with the master plan and involves the reuse of land hwere older structures are removed or, as a transmitional use, of vacant land where a substantial portion of the property has a common boundary with an I, C or M zone. It is intended that any town house development permitted should result in high quality living units to pro- mote the purposes set forth in Section 15.111-489, Code of Virginia (1950), as amended, offering optimum preservation of natural land form and foliage and the clustering of usable open space by the clustering of dwelling units. Clusters of dwelling units should be so arranged to achieve an intimate, internal rela- tionship. Site plans shall be prepared in sufficient detail to permit judgment of compliance with the purpose of this ordinance. Add the following to Section 6 as 6. 11: 6. 11 Town House: Every dwelling unit shall have provided for it a minimum of two (2) off-street parking spaces. Required parking may be located in park- ing areas convenient to the unit for which required, or located entirely within the lot area. Parking spaces located within the lot area shall be completely enclosed. Parking in common parking areas shall not exceed thirty (30) vehicles per parking area, provided that there be permitted one parking area of fifty (50) parking spaces for each five acres of gross area in the town house development. Common parking areas shall be no less than fifty (50) feet apart. In common parking areas, no more than ten (10) parking spaces may be grouped without a landscaped divider at least ten (10) feet in width separating such groups. Section II Add the following zoning classification: R- T Zone Lot Mimimum: Every town house dwelling shall have a minimum lot area of sixteen hundred (1600) square feet; a town house development shall have an average lot area of one thousand eight hundred (1800) square feet. - 2 - The density shall not exceed ten (10) town houses per acre. Area Minimum: The development shall consist of a minimum of two (2) acres. Setbacks: Front Restriction Line - No more than two (2) abutting town houses shall have the same front yard setback. Abutting pairs of town houses shall have building line set- back variations of at least two (2) feet. Side Restriction Line - Side yard setback for corner lots shall be a minimum of twenty (20) feet. Rear Restriction Line - Every dwelling unit shall have a rear yard depth of no less than twenty (20) feet. Minimum Width at BRL: Every lot shall have a minimum width of eighteen (18) feet. Minimum Building Width: All town houses shall be at least eighteen (18) feet wide. Maximum Height: Building height shall not exceed three (3) stories, measured on any external wall. Any basement which has any wall two (2) feet above ground shall be counted as a story. Floor Area: 1. The average total usable living space per town house dwelling in the development shall be at least fourteen hundred (1400) square feet, exclusive of utility -3- area, attic and garage. Basement space, not to exceed three hundred (300) square feet, may be counted toward this average in a town house having two other stories. 2. Every town house dwelling unit shall have a ground coverage area of not less than six hundred (600) square feet, shall contain a minimum gross floor area of six hundred (600) square feet per floor and a minimum of one thousand two hundred (1200) square feet of total gross floor area of usable living space, exclusive of basement, utility area, attic and garage. Off-Street Parking: See Section 6. Lot Development and Visibility Requirements: 1. No town house shall be constructed so as to provide direct vehicular ingress or egress to a collector street or major thoroughfare. 2. In no case shall the horizontal visual distance measured from eye level from any point along the center line of a newly created right-of-way be greater than three hundred (300) feet where town houses face on said right-of-way for said distance unless natural topography precludes the possibility of man-made "visual blocks". 3. No more than ten (10) town houses shall be attached in a series. -4- Site Plan Approval: 1. A final site plan shall be submitted in accordance with the provisions of Section 3. 17 of the City Zoning Ordinance. Procedure: 1. With every application for R-T zoning, the applicant shall submit the following: (a) A preliminary site plan showing the general scheme of development, proposed parking areas, walkways, driveways, streets, open space, green areas, planting, recreation and common areas. (b) Preliminary drawings showing floor plans, front and rear elevations and side elevations, where applicable. (c) Evidence of proposed covenants, restrictions and details of maintenance responsibility of common areas and green space, to show that liability for maintenance of such areas shall attach to property owners within the development and that the same may be enforced by liens against the -5- • property owners in favor of the City of Fairfax or its assignee. 2. A plat and deed of subdivision showing individual lots, proposed utilities, streets and other rights of way and all proposed dedications, shall be approved by the City Council and recorded among .. the land records before issuance of a building permit. Uses Permissible by Right: 1. Detached single-family dwellings as permitted by right in R-3 district. 2. Town houses, as defined in Section 2 of this Ordinance. Accessory Building: Accessory buildings are permitted if approved as a part of the site plan. Uses Prohibited: All uses not specifically permitted. -6- IN t : proposed Asanrdsent to the Aortiag Ordinance of the City of Fairfax to istablisb a New .ins Vlach Would Permit the Construction of Tows Muses. INVOLV :D: Is the iolLowing provision of Section 11 of the proposed ordinance, as approved by tiie eianning Commission of th41 City, e forceab l.e: very town house dwe L li n4 unit *ball have a minimum oss floor area of one thousand five hundred (1.„500) square Lest of usao is livint area, inclusive of fire- Jibed baseeent 1.ivins quarters, but exclusive of utility area, attic atd arse s. It would appear froc an an= station in 9U ALA24, page 1410 •tssc tuft there is a division of authority on the validity of re . latiofs establishing a mini .:, floor area or cubic content restriction in a residential fives. In the folUuwin, cases the validity of such rog xlatio s were upheld: (1) Lionah a.d Lake, Inc. v. Wayne Tp. (L9:02) 10 NJ 165,. 89 A24 691, w lore the ordinance required a thiinimuw living floor space of 748 square feet for a one-story dwelling, of t,uOQ square feet for a two-stcty :i in havin an attached bare ,e, and of 12W square feet for a two-story dweliiov, net Navin;,, an attached (2) ii i.tck sn v. us. and (1951) 3211 Mich 331, 45 t 2d 30b, where tors ordinance required each dwssLUn4 navy a uliniium of 40k, square feet of floor area per fail-41y at the first floor level and a mininum of iii,00u cubic feet of content. l . (3) Dundee Asialty Co. v Omaha (1544) 144 I b 443, 13 Wald 634, where the ordinance required that is a single Usaidence district a main buildiag wore than one story iz ssiht mat hsve a ground area of not less than 1200 square feet, and if ono story in height, a end ,are, exclusive of mra e, of not less than 1,000 square feet. (4) Ms trial court in V1.oewr Hill Bldg. Corp. v. ?lover dill, Nassau County (1934) 199 Mist 344, 1.00 NYS24 903, upheld a sonini, ordinance requiring in a certain district a adniaia living floor area of 1844 squar4 foot where the plaintiff ehalles ed the ri i*t of the Village to legislate "at all'' con- cerning livable floor APINUS in deollinoa. the ALA annotation does not indicate that this decision was appealed. (5) Corning v. Ontario (1933) 204 Axe 34, 121 HYS24 upheld an ordioancs requiring a rin 'vm ground area of agUaX* fart. In the follewia ; cases minimum floor area or cubic con- tent testrictioms were held to bear no relation to public health, s s et) , or wel.fars s (1) 'crest Pain hash v Sacs (1947) 158 !la 8632 30 So 24 431, city zoning ordinance ,applicable to dw a flings 1a subdivisions requirin6 that ''the completed appsaranae of eve new build or structure oast substantially equal that of the adjacent buildings or structures in said subdivision is appearance, square foot area and baeight". (2) Senefsky v Huntin„iiton Woods (1943) 307 Mich 728, 12 1W2d 367, 149 ALR 3433, city miry„ ordinance prohibiting is s certain residential area the erection of houses having less than 1,300 square feat of usable floor area. (3) PriSChiLOril Constr. Co. v d ord Tp. f Ldg. inspector (19wt ) 315 556, 24 MW2d 209, township :toning ordinance requiring that in a certain 4ene only single dwellings shwald be coi strutted, containink, a minimum of bud square feat on the first floor level and with a idntmum content, complAtd on 4 pre- scribed basis, of 14,000 cn ie Wit. (4) FLisaOtlh Lake Lstates v Waterford 3'p. (1947) 317 Mich 359, 26 NW2d 7S8, township Aot inj ordinance preseriAng a wimiwuw floor area par family at first floor level, uclusive of any garage area or area in any accessory building, and a Lni( tarn Content for on residence ,,;ore at 500 Square feet azrd: cubic / Jnd :car a second residence 40a0 at 700 square feet and 15,01)0 cubic feet. (5) liitencrts v Dearborn Tp. (1%49) 326 Mich 242, 40 AW2d 137, township zoning ordinance rezoning svb_eeCt property, originally platted as business Lots and zoned for business use only, to use for ors-family residences only, the dwelling, to have a ground area of at Least 1,200 square feet if a ona-story teuLldisg, or 600 square feet if ems and one-half or two stories, with an a4,4reate l..va le floor area eye aal co 1,200 square feat. (6) Dakar v Somerville (1940) 13!-; 293 326, city .oni , ordiruance requirieu in a certain residence district a floor area of 2 000 square feat in a ore-story - 3 - The ordi.,atce was held to ' 4 imvalid in scope as constituting a takes of proper without compensation, wkwra it appeared that (1) the purpose of the restriction was to preve t cotstructimta of ems-story dwellings in the affected district whesreis the hoaxes already constructed were two stories high, (2) the restric- tion resulted solely from aesthetic standards of the city Leer makers, and (3) the restriction did not promote a pui lic health, safety, morals, or 4he general welfare. (7) In American Veterans Sousin4 Co-op. , Inc. v ruin Ad. of Adjustment (1950) 69 Pe 1) & C 449, 66 I ntg Co LK 7, it was held that an eme n&ent to a township zoning ordicuence tai tablishIng a a lidinn scale of habitable floorspace for dwellings in the different residential districts was invalid, the court statist; that it was difficult to see how a house containing 946 square feet of habitable flours pace cc u ld promote the public c health, safety, and welfare of one district where it was permitted, and detract fro r,1 the public welfare in another district where the r ininstai was fined at 1,400 square feet. (8) Re )die er Appeal (1954) 377 Pa 217, 104 £2d llo, it was held that a township son€n% ordinance providic for a slid- in scale of minimum habitsi,le floor areas in the different resi- dential districts, varyin4 in such districts from 1,000 to 1,800 *guns fast, was invalid in scope as being confiscatory, it appear- Lag that (1) there was no attcapt or intent to measure the habitable area of a hoarse by the number of parsons uha o—ld occupy it, (2) there was no proof that the ordi ante as drawn would protect or affect any person's health or =orals, (3) the ordinance did not materially, if at all, ise:rsasa or decrease fire hazards, and (4) the raquiremonts had no substantial and clearly necessary relation to safety. 5tatin: that it did not follow that a , scale of habitat 1e floor spas in any h.me night not have a reasouahle or direct and proper relation to the health and morals, and, peosily,f to the safety of the occupants of the house or of thi community in daneral, bss ass it is well known that an overcrewdin4 of persoas or of reefers of a largo family in a tiny hose or in a &All rocs: or roo Ws Alight undoubtedly have a direct effect on their health and morals, the court emphasised that if a 1,000 ulaimom hahitabim square foot area was reasonable and proper for every hone in one district and did not adversely affect the health, morals, or safety of the occupants of such a Musa, 1,230 square last of habitable floor area in a nearby house could uct adversely aftucc the health, morals, or safety of that ham or of the co unity,notvithatandins the Reece was Located in a district with a fir requi o4ent of 1,800 square fast. - 5 - CITY OF FAIRFAX Revised City Hall 12/28/65. Fairfax, Virginia _ PROPOSED AMENDMENT TO ZONING ORDINANCE TOWN HOUSES Section 2 Add the following definitions to Section 2 in alphabetical order: Collector Street - A street which connects one or more local streets to a major thoroughfare. Local Street - A street whose principal purpose is to provide vehicular and pedestrian access to the abutting property which terminates in a loop or cul- de-sac or carries no substantial through traffic. Major Thoroughfare - A street of four lanes or more. Lot , Corner - A lot bordering on two streets which intersect at an angle not greater than 135 degrees. Town House - A single-family dwelling forming one of a series of attached single family dwellings , separated from one another by a party wall without doors , windows or other provisions for human passage or visibility through such party walls. Amend Section 3.01 by inserting after R-3: R-3T This zone is established to provide for single family development and, under certain conditions , the development of town houses. Town house devel- opment should occur where development will be consistent with the master plan and involves the reuse of land hwere older structures are removed or, as a Revised 12/28/65. transmitional use, of vacant land where a substantial portion of the property has a common boundary with an I , C or M zone. It is intended that any town house development permitted should result in high quality living units to pro- mote the purposes set forth in Section 15.01-489, Code of Virginia ( 1950) , as amended, offering optimum preservation of natural land form and foliage and the clustering of usable open space by the clustering of dwelling units. Clusters of dwelling units should be so arranged to achieve an intimate, internal rela- tionship. Site plans shall be prepared in sufficient detail to permit judgment of compliance with the purpose of this ordinance. Add the following to Section 6 as 6. 11 : 6. 11 Town House: Every dwelling unit shall have provided for it a minimum of two (2) off-street parking spaces. Required parking may be located in park- ing areas convenient to the unit for which required, or located entirely within - the lot area. Parking spaces located within the lot area shall be completely enclosed. Parking in common parking areas shall not exceed thirty (30) vehicles per parking area, and shall not average more than twenty (20) vehicles per park- ing area throughout the development. Common parking areas shall be no less than fifty (50) feet apart. In common parking areas , no more than ten ( 10) parking spaces may be grouped without a landscaped divider at least ten (10) feet in width separating such groups. Section II Add the following zoning classification: R-3T Zone Lot Minimum: Every town house dwelling shall have a minimum lot area - 2 - Revised 12/28/65. of one thousand eight hundred ( 1800) square feet, and the density shall not exceed ten ( 10) town houses per acre. Area Minimum: The development shall consist of a minimum of two (2) acres. • ' Setbacks : Front Restriction Line - No more than two (2) abutting town houses shall have the same front yard setback. Abutting pairs of town houses shall have building line setback variations of at least two (2) feet. Side Restriction Line - Side yard setback for corner lots shall be a minimum of twenty (20) feet. Rear Restriction Line - Every dwelling unit shall have a rear yard depth of no less than twenty (20) feet. Separation of Building Groups - Building groups shall be separated by a minimum distance of thirty (30) feet. Minimum Width @ BRL: Every lot shall have a minimum width of eighteen (18) feet. Minimum Building Width: All town houses shall be at least eighteen (18) feet wide. Maximum Height: Building height shall not exceed three (3) stories , measured on any external wall . Any basement which has any wall two (2) feet above ground shall be counted as a story. Floor Area: 1 . The average total usable living space per town house - 3 - Revised 12/28/65. dwelling in the development shall be at least fifteen hundred ( 1500) square feet , exclusive of utility area, attic and garage. Basement living space, not to exceed three hundred (300) square feet , may be counted toward this average in a town house having two other stories. 2. Every town house dwelling unit shall have a ground coverage area of not less than six hundred (600) square feet , shall contain a minimum floor area of six hundred (600) square feet per floor and a minimum of one thousand two hundred ( 1200) square feet of total usable living space, exclusive of basement , utility area, attic and garage. Off-Street Parking: See Section 6. Lot Development and Visibility Requirements : 1 . No town house shall be constructed so as to provide direct vehicular ingress or egress to a collector street or major thoroughfare. 2. In no case shall the horizontal visual distance measured from eye level from any point along the center line of a newly created right-of-way be greater than three hundred (300) feet where town houses face on said right-of-way unless natural topography precludes the possibility of man-made "visual blocks". 3. No more than ten ( l0) town houses shall be attached in a series. - 4 - I Revised 12/28/65. Site Plan Approval : 1 . A final site plan shall be submitted in accordance with the provisions of Section 3. 17 of the City Zoning Ordinance. 2. With every application for R-3T zoning, the appli- cant shall submit the following: (a) A preliminary site plan showing the general scheme of development , proposed parking areas , walkways , driveways , streets , open space, green areas , planting, recreation and common areas. (b) A preliminary plan of subdivision showing individual lots , proposed utilities , streets or other rights-of-way, and all proposed dedications. Whenever possible, the pre- liminary plan of subdivision and preliminary site plan shall be included on the same drawing. (c) Architectual drawings showing floor plans , front and rear elevations and side eleva- tions , where applicable. (d) A proposed deed(s) of subdivision contain- ing appropriate covenants , restrictions and details of maintenance responsibility of - 5 - i Revised 12/28/65. common areas and green space, to show that liability for maintenance of such areas shall attach to property owners within the development and that the same may be enforced by liens against the property owners in favor of the City of Fairfax or its assignee. (e) The final plat and deed of subdivision shall be approved by the City Council and recorded among the land records before issuance of a building permit. Uses Permissible by Right: 1 . Detached single-family dwellings as permitted by right in R-3 district. 2. Town houses , as defined in Section 2 of this Ordinance. Accessory Building: Accessory buildings are permitted if approved as a part of the site plan. Uses Prohibited: All uses' not specifically permitted. - 6 - i ,r, three bedroom. 2S� bath ,, ,,ifj>1'," townhouse, family room off �'� kitchen (also available with �vi F , , full bath and two half baths) 11 61- A rK ss yjl % r(i` LIVING ROOM BED-ROOM 173E0ROOM 9.1 a10.0 I0.0r13.1 ill, 19 4x120 il / CLOS L A't r l o,', y Cy .. 4 �1.U9 , ` t *111 HEN s RAtH II n 77-4\v, '1 FAMILY ROOM BEDROOM I C• ENTRY 11.811L9 1611/110 Imill L� c iihi , ihi. Ca/14 III first fluor second floor .. , ? \ three bedroom,21/2 bath townhouse with family room fh. + kitchen(also available with VI , �lit y/�y h` 1 i baths) , '11 impits 1,11.„, RE°ROOM BEDROOM �� II LI 914G•12 0 ROOM I 9,111011 t0-0113 T, IlU9 L t#0 ..fs ti t • ' N i(LOS II 1- 8■s. . to) II 12476.9 BATR Q `` U_l C BEDROOM Iii.11111.0 iiii.13 i V!V ENTRY KITCHEN C I. , 11.1.1 II beI.014 MN., LI 1 I t I . \ y 1 �._• ',i four bedroom,21 bath deluxe townhouse with .- fi)1 \ 1 �' fireplace and panelled• v:M 1�.'- . /Jf 1 family room _° - �/ E -._ ,„tit - • � ' r.. r' E/' BEDROOM BEDROOM LIVING ROOM 9 11100 10.0 a 13.0 i(r ,•,or• 19.3 112.0 •`� CLOS CLOS CLOS L 4 N. CLOS IIM 4�- FAMILY ROOM ' DINING f BEDROOM ORM ;141E3 �, 11.1 A16 0 i 126.136. / II 1.138 MEM MINI n s' gig C II s_ BEDROOM 17.2 1 11.0 1 .ENTRY KITCHEN C C C s second floor first floor i �� 1 t, � Est � O N ERs RTC c ,i _ a recommendation for density development of townhouses N\ &� 11,3, til l' 41 ,....■ it, , �(!!/� u_ .I % ° QC..G c c.;*7 ---a-. IIIIII, Alit„,„'"--oars- ..-inr • SI Mt:4.601 `-' ''11113 .n dation f w ! i bum! •`:;c rug a U ER , ; r------tis! <4.4.,1 gffillIBIMI — - ./, , -- I -- f-Pi 6,'-`11-- TV 1 ,,,,,-,9,y-- - III_ ////�'��\\ f m- sat! �I 2,_,..91j I1 V .1) ail l -ra..` v`,,, �:. ja. ,,..9...„e_m-- i LIU oC = . . �, r Ifs,:; ,.. mmtQmt+rl!r�ppi11t11LC[t ���illfiW(ILW:!llUllL�'. �� 4d, all000s- PREPARED BY THE PLANNING DIVLSION FAIRFAX COUNTY, VIRGINIA MARCH 1965 I` \\ f r\ ` t May 1965 RTC - TOWNHOUSE CLUSTERS RECOMMENDATION =OR DENSITY DEVELOPMENT O TOWN HOUS3c With the objective of allowing more flexible design of Town House projects, a study has been made of Town House development, and amendments have been prepared which may be adopted to create addi- tional Town House districts . Drawings have also been prepared which illustrate the proposed RTC-10 district. Town Houses were visited in Manassas, Leesburg, Fairfax, Annandale and Alexandria . The building and lot sizes were measured and tabu- lated to ascertain the current trend in this type of development. A total of ten (10) projects were visited, and fourteen (14) build- ings measured in the field. In addition, measurements were made from plans in the office on sixteen (16) more buildings . A total of thirty-one (31) different buildings and sixteen (16) different projects were considered in this survey. A condensation of the results of this survey follows : - 2 - _t_ TOWN HOUSE CHARACTERISTICS BY DEVELOPMENT 2AI.f i J .a Alunoj 0111 Jo3 . t-�+ ../ or n r Z iC 11 ►C 7J G L' ✓ C'l /-<►' _ t fr''''-7- C W t-i A) (D CD O Fi O Ai :� `PaIgn��IInJ saZl 1 Project Location (Ft) (Ft) (SqFt) (Ft) (Ft) (Ft) (SqFt) (Ft) Georgetown South 18 33 594 2 9 52 94 1692 10 (Manassas) 12 49 94 1692 12 27 69 1242 Virginia Village 20 28 560 2 25 50 103 2060 20 (Leesburg) 20 98 1960 , Prospect Hills 14 36 504 2 24 22 82 1148 17 (Leesburg) 19 36 684 1558 Yates Gardens 18 35 630 3 13 51 99 1782 8 500 Blk.S . Royal St. South Royal St. 19 33 627 3 12 75 120 2280 10 700-800 31k. 61S `I IeIo,L S . Pitt St. 16 37 592 3 11 50 98 1568 5 E. Side 400 Elk. 18 38 2.7684 3 13'JaS6iqF1(26 2268 I L8 siteD a DureingUIV S . Pitt St. 19 36 T78684 Sa"4SI ltV JO n- Z2 1178 9 West Side 400 Elk. L££ a1I,6 3o suzJel8 1102 12 Jefferson Square 18 30 54VI Ja3 aat,3 5 30 65 1170 5 400 Blk. S . Royal St. Z00 `88 suoi:-e1lst2ag Ie2os, Reston, Par. 9 0£t `9L 28 38 su106D4JH iiy Jo3 112°149.1V3°46 1848 8 ZLc 'II • ° 16 • • 41Uo sucE4 712 lelapa3 T°11.e'itt 044 1024 13 0£I • • 1:5'131/316- sa°54gtra} Pt2 suot413�1. 0±5 " 2 930 Reston, Par. 6 15 43 at-4•15I'311 TE-I TS 15 73 1095 21 37 777 15 52 1092 S£S `S$ s)Iooq ;SOT pue saui} iii palaa-lop •:LUv Reston, Par. 4 18'loL 40 720 as-eafdui 20 70 1260 1I N `71128 7$796 4DJelAI JoJ uol4lil JJI 1 1148 4I El `r7 8140 7 606 1iDavN -10.1-10.1 ud)TI:lnZ.Ii 1 1098 1 18 30 540 10 20 60 1080 16 40 640`1eagyri 20 60 960 . 6 J TOWN HOUSE CHARACTTERISTICS BY DEVELOPMENT (Continued) td dm oW 'i Z ' z ti > r � r I-'• 0 or i-, 0 '-i tU 0 o o n o :� CZ F'• '� C H. O a 1-10 Fi W ,0 C• O C• t1 or it H C' 1-' 0 - o u fl a. fi rf• '.v il (I cl ti fl fi () C' :: .....iii 4 4 (D 4 Project Location (Ft. ) (Ft. ) (SgFL) (Ft. ) (Ft. ) (F t. ) (SgFt) (Ft. ) Olde Belhaven Towne 20 36 720 35 40 115 2706 20 Hardwick Ct. 21 30 630 35 40 125 2625 20 Turnbull 20 132 2640 20 , Americana Fairfax 22 38 836 2 19 Mosby Woods 2 Springfield Study 20 30 600 20 20 70 1400 By T.D. Donovan Footer Property 20 36 720 By G.O.D.N. Average 19 35 . 3 668 13 .3 31 .5 82.5 1562 12 1 - 4 SUMMARY OF TOWN HOUSE CHARACTERISTICS ITEM MINIMUM MAXIMUM AVERAGE Building & lot width 14 28 19 Building depth 28 43 35 Building coverage 504 836 668 Front yard 0 55 13 Rear yard 13 75 32 Lot depth 41 132 83 Lot area 930 2750 1560 End yard 5 20 12 • a J �s'f - 5 ,h'hree types of Town House zoning are suggested: (1) 10 units per acre, conventional (2) 10 units per acre, cluster milet (3) 5 units per acre, cluster This would provide E..n intermediate density stc_„ between the •;present • R-10 classification, which can produce just over 3 units per acre, and the present R-T district, which may produce approximately 10 units per acre. Our experience with the present R-T classification has been that a number of variances have been required on each project. The main problems thus far have been the public street frontage requirement, the coverage requirement, and the location of parking areas . The following recommendations are made for new zoning districts for Cluster Town Houses : Minimum lot area - no restriction Minimum lot width - no restriction Street frontage may not be required for each lot if 30 ft. minimum width public access easements are provided It is recommended that the maximum per cent of building coverage be excluded from the zoning ordinance, and instead a maximum density re- quirement be set forth. Maximum % lot coverage - it is recommended that the total of lot areas shall not cover more than 25% of gross acreage, .and that the maximum number of lots 9 per gross acre be It is recommended that front and rear yards be allowed to be reduced to an absolute minimum size, if desired, and the open area or common - 6 - area, be increased. This would have the effect of reducing main- tenance for the individual homeowner, and would provide additional area in a larger parcel for community use. An average or twenty-one (2l) Town House projects ? ate' :;z'. "Cluster Development" by William H. Whyte, indicate private areas of 479 sq. ft. for each unit, and an average of twenty (20) projects indicate common area equal to 1/3 of the gross area was provided. Recommended minimum front setback: from local streets - 10 ft. from local thoroughfares - 20 ft. from major thoroughfares & primary highways - 35 ft. If vehicles are parked on the lot in front of the building, they shall clear the property line, and carports or garages not exceeding one story could be allowed within the front yard, if set back far enough to provide adequate sight distance for backing out into the street. i Front building setback lines should be shown on final subdivision plats to indicate which shall be 10 ft. , 20 ft. , or 35 ft. Minimum side yard for end lots - 10 ft. Minimum rear yard - 20 ft. The rear of the building should have the same architectural treatment and setback variation as the front of the buildings. It is recommended that parking be required at the rate of 1-1/2 spaces per unit. The remaining land (75% in the case of 5 lots per acre, or 50% in the • case of 10 lots per acre) of the gross area of the site shall be "open space" , which may consist of public streets, street widening, parking bays or courts, privately owned common areas, or areas dedicated for public use for parks, schools, roadways or other public uses . 1 - 7 - .creening or supplemental planting may be required, as determined by the Planning Engineer when approving a site plan, depending on existing trees, topography, amount of setback proposed, architectural ro~ = r.'? oark_nc area location_.. The same requirements would apply to Town House Clusters of 10 lots per acre, with the following exceptions : Maximum % lot coverage - the total of lot areas should not cover more than 50% of gross acreage Maximum number of lots per gross acre - 10 Proposed Town House Cluster - low density ` Amend Section 30-2. 2 . 2 - The Schedule of Regulations, by adding a new zoning district, "RTC-5" , which is to follow the present RT district, and is to read as follows : DISTRICT RTC-5 RESIDENTIAL TOWN HOUSE CLUSTER - 5 UNITS PER ACRE Col . 1 USES PERMITTED BY RIGHT (1) All uses permitted by right in R-10 districts shall be permitted in RTC-5 districts. (2) Town or group houses shall be permitted in RTC-5 districts, subject to approval of a site plan of each development by the County Planning Engineer in accordance with Article XI. Col . 2 SPECIAL PERMIT USES The uses comprised within Groups II and VI. Col . 3 MINIMUM LOT SIZE (1) For uses permitted in R-10 districts, the minimum lot sizes shall be the same as those specified for R-10 districts . 6 (2) For Town or Group Houses (a) AREA No minimum lot area shall be required for Town or Group House dwellings. (b) WIDTH No minimum lot width shall be required for Town or Group House dwellings. - S - Col. 3 (c) FRONTAGE Each Town or Group House lot shall have frontage on a dedicated public street or on a 30 ft. min. width public access easement, as determined by the County Planning Engineer. In cases where lots do not have frontage on dedicated public streets, the 30 ft. public V access eaC n}.. „7:.�l } t,. Pme _ �..._. ��� improved wit _ 22 7:14_7! . width of road, unobstructed by parking, with concrete curb and gutter on both sides and a 4 ft. sidewalk on at least one side, or on both sides, as determined by the County Planning Engineer; or with a 12 ft. min. width concrete sidewalk, when adequate parking has been provided in convenient off-street bays . The remainder of the cross-section of the 30 ft. public access easement shall be graded not to exceed a slope of 1 ft. vertical for each 4 ft. horizontal. All such access roads and walks shall be constructed in accor- dance with the Fairfax County Standards and Speci- fications, and shall be located as determined by the County Planning Engineer. At such time as the 30 ft. public access easements are designated by the County Fire Marshal as fire lanes, the said lanes shall be posted with approved "no parking" signs by the developer. Col. 4 MAXIMUM PERCENTAGE OF LOT COVERAGE (1) The total of lot areas shall not exceed 25% of the gross site acreage of the Town or Group House development. (2) The maximum number of lots per gross acre of the develop- ment shall not exceed 5 lots per acre. Col. 5 MAXIMUM HEIGHT OF BUILDING Height restrictions for RTC-5 Districts shall be 35 ft. Col . 6 MINIMUM YARD DIMENSIONS & BUILDING LOCATION REQUIREMENTS FRONT YARDS (1) For uses permitted in R-10 districts, front yard require- ments shall be the same as thosaspecified for R-10 districts. (2) For Town or Group Houses (a) 10 ft. from the front lot line or 35 ft. from the centerline of local streets,* whichever is greater. (b) 20 ft. from the front line or 50 ft. from the center, line of local thoroughfares* , whichever is greater; except that a one story carport, storage room privacy fence may bo extended 10 ft. into the re- quired front setback along local thoroughfares .* * As defined in Section 23-1 of this Code r - 9 - (c) 35 ft. from the r/w or 75 ft. from the centerline of major thoroughfares* and primary highways, whichever is the greater. (d) The County Planning Engineer shall determine the +0• type of roads abutting the lots and require the orooer building setback line to be shoNrn on tr final subdivision plat. SIDE AND REAR YARDS (1) For uses permitted in R-10 districts , side and rear yard requirements shall be the same as those speci- fied for R-10 districts . (2) For Town or Group houses (a) SIDE YARD - 10 ft. for the,, lots at each end of each building group. (b) REAR YARD - 20 ft. for each dwelling unit. Both sides of rear yards shall be screened with a privacy type fence or wall of 7 ft. min. height of a type approved by the County Planning Engineer, and extending not less than 20 ft. from the rear building wall . (c) Minimum distance between main buildings - a minimum of 30 ft. shall be provided between build- ing groups. Col . 7 NR Col . 8 MINIMUM OFF-STREET PARKING SPACE (1) For uses permitted in R-10 districts, the minimum off- street parking requirements of R-10 districts shall apply in RTC-5 districts . (2) For Town or Group houses - there shall be a minimum of 1-1/2 off-street marking spaces provided for each dwelling unit in the development. Required parking may be located in either front or rear yards or in parking bays convenient to the lots for which required, as de- termined by the County Planning Engineer. If parking is provided in front or rear yards, each space shall be at least 20 ft. in depth and located in such a manner that no part of any parked vehicle will extend over the property line . Col . 9 OTHER OPEN SPACE (1) The provisions of this Column 9 for RE-2 districts shall apply in RTC-5 districts . * As defined in Section 23-1 of this Code ' -10- Col. 9 (2) The remaining 75% of the gross area of the site, ex- cluding the 25% covered by lots, shall be "Open Space" , which may consist of either public streets, street widening, parking bays or courts, private owned common areas, or areas dedicated for public parks, schools, roadways or other public uses . All such "Open Space" ,V.. ,,all b& subject to ths approval ., F the County P2 ,,.nr. c- Engineer as being of suitable size, shape, width, condition and topography for the uses proposed. In cases where the balance of the land not contained in lots and dedicated streets is not conveyed to and accepted by a public agency, it shall be conveyed to a nonprofit corporate ownership authorized under the laws of the State of Virginia; provided, that the owner or developer presents a plan, proper agreements, bonds, and covenants acceptable to the County for the development and maintenance of the open land; including all access roads, parking areas, walks, and fences . The members of such nonprofit corporate ownership shall be the owners of all the lots in the sub- division or Town House development. Such land is to be held and used for the parking, access roads, walkways and recreational purposes for the owners of such subdivision lots . Covenants shall provide that assessments, charges and costs for the maintenance of open space, whether made by the corporate ownership or the County, shall consti- tute a pro rata lien upon the individual lots of the subdivision, second only to taxes and any bona fide duly recorded first trust lien on each lot. Open space not contained in lots and streets shall not be denuded, defaced nor otherwise disturbed in 'any manner at any time without the approval of the appropriate County departments and in concurrence with the County Planning Engineer. (3) Screening or supplemental planting may be required, as determined by the County Planning Engineer when approv- ing a site plan; depending on existing trees, topography, amount of setback, proposed architectural front, and parking area location. iy J -11- Proposed Town House Cluster - Medium density ,d Section 30-'2. 2 . 2 - The Schedule of Regulations, by adding a new zoning district, "RTC-10" which is to follow the RTC-5 district, and is to read as follows : DISTRICT RTC-10 RESTDENTIAT TOWN HOUSE CLUSTER.-10 UNITS PER ACRE Col. 1 USES PERMITTED BY RIGHT (1) All uses Permitted by right in R-10 districts shall be permitted in RTC-10 districts. (2) Town or Group Houses shall be permitted in RTC-10 districts, subject to approval of a site plan of each development by the County Planning Engineer, in accordance with Article XI. Col . 2 SPECIAL PERMIT USES The uses comprised in Groups II and VI . Col. 3 MINIMUM LOT SIZE (1) For uses permitted in R-10 districts, the minimum lot size shall be the same as thos: specified for R-10 districts. (2) For Town or Group Houses (a) AREA No minimum lot area shall be required for Town or Group House dwellings . (b) WIDTH No minimum lot width shall be required for Town or Group House dwellings. (c) FRONTAGE Each Town or Group House lot shall have frontage on a dedicated public street or on a 30 ft. min. width public access easement, as determined by the County Planning Engineer. In cases where lots do not have frontage on dedicated public streets, the 30 ft. public access easement shall be improved with a 22 ft. min. width of road, unobstructed by parking, with concrete curs and gutter on both sides and a 4 ft,, sidewalk on at least one side, or on both sides, as determined bpi the Court. Planning Engineers or with a 12 ft. min. width concrete sidewalk, when adequate parking has been provided in -1?_- Col. 3 (2) (c) - continued convenient off-street bays. The remainder of the cross-section of the 30 ft, public access easement shall be graded not to exceed a slope of 1 ft. vertical for each 4 ft. horizontal . All such access roads and walks shall be constructed in accordance �. 14th the P a i r f a;» County ,tar rds ar and shall be located as determined by the County Planning Engineer. At such time as the 30 ft. public access easements are designated by the County Fire Marshal as fire lanes, the said lanes shall be posted with approved "no parking" signs by the developer. Col. 4 MAXIMUM PERCENTAGE OF LOT COVERAGE (1) The total of lot areas shall not exceed 50% of the gross site acreage of the Town or Group House development. (2) The maximum number of lots per gross acre of the develop- ment shall not exceed 10 lots per acre. Col . 5 MAXIMUM HEIGHT OF BUILDING Height restrictions for RTC-10 districts shall be 35 ft. Col. 6 MINIMUM YARD DIMENSIONS & BUILDING LOCATION REQUIREMENTS FRONT YARDS (1) For uses permitted in R-10 districts, front yard require- ments shall be the same as those specified for R-10 districts. (2) For Town or Group Houses (a) 10 ft. from the front lot line or 35 ft. from the centerline of local streets*, whichever is greater, (b) 20 ft. from the front line or 50 ft. from the centerline of local thoroughfares*, whichever is greater; except that a one story carport, storage room or privacy fence may be extended 10 ft. into the required front setback along local thoroughfares* . *As defined in Section 23-1 of this Code - 13 - (c) 35 ft. from the r/w or 75 ft. from the centerline of major thoroughfares*and primary highways, which- ever is the greater. (d) The County Planning Engineer shall determine the type of roads abutting the lots and require the proper building setback line to be shown on th final subdivision plat. SIDE AND REAR YARDS (1) For uses permitted in R-10 districts, side and rear yard requirements shall be the same as those speci- ,i fied for R-10 districts . (2) For Town or Group houses (a) SIDE YARD - 10t. for the lots at each end of each building 'group. (b) REAR YARD - 20 ft. for each dwelling unit. Both sides of rear yards shall be screened with a privacy type fence or wall of 7 ft. min. height of a type approved by the County Planning Engineer , and extending not less than 20 ft. from the rear building wall . (c) Minimum distance between main buildings - a minimum of 30 ft. shall be provided between build- . groups. Col. 7 NR Col . 8 MINIMUM OFF-STREET PARKING SPACE (1) For uses permitted in R-10 districts, the minimum off- street parking requirements of R-10 districts shall apply in RTC-10 districts. (2) For Town or Group houses - there shall be a minimum of 1-1/2 off-street parking spaces provided for eac ,,;;welling unit in the development . Required Uarkin_c may be located in either front or rear yards or in parking bays convenient to the , lots for which required, as de- termined by the County Planning Engineer. If parking is provided in front or rear yards, each space shall be at least 20 ft. in depth and located in such a manner that no part of any parked vehicle will extend over the • property line. Col. 9 OTHER OPEN SPACE (1) The provisions of this Column 9 for RE-2 districts• shall apply in RTC- 10 districts. *As defined in Section 23-1 of this Code -14- Col . 9 (2) The remaining 50% of the gross area of the site, ex- cluding the 50% covered by lots, shall be "Open Space" , which may consist of either public streets, street widen- ing, parking bays or courts, private owned common areas, or areas dedicated for public parks, schools, roadways, or other public rses All such "Open Space" shall ..c • subject to the approval of the county Planning Engineer as being of suitable size, shape, width, condition and topography for the uses proposed. In cases where the balance of the land not contained in lots and dedicated streets is not conveyed to and accepted by a public agency, it shall be conveyed to a nonprofit corporate ownership authorized under the laws of the State of Virginia; pro- vided, that the owner or developer presents a plan, proper agreements, bonds, and covenants acceptable to the County for the development and maintenance of the open land; including all access roads, parking areas, walks and fences . The members of such nonprofit corporate owner- ship shall be the owners of all the lots in the sub- division or Town House development. Such land is to be held and used for the parking, access roads, walkways and recreational purposes for the owners of such subdivision lots. Covenants shall provide that assessments, charges and costs for the maintenance of open space, whether made by the corporate ownership or the County, shall constitute a pro rata lien upon the individual lots of the subdivision, second only to taxes and any bona fide duly recorded first trust lien on each lot. Open space not contained in lots and streets shall not be denuded, defaced nor otherwise disturbed. in any manner at any time without the approval of the appropriate County departments and in concurrence with the County Planning Engineer. (3) Screening or supplemental planting may be required, as determined by the County Planning Engineer when approving a site plan; depending on existing trees, topography, amount of setback, proposed architectural front, and park- ing area location. -1.5- In connection with the Town House study, the following additional amendments are recommended: oo- Amend Sec. 30-1 .8 .8 .1.5 Dwelling, town or group house re Amend tc read as follows : Dwelling, town or group house. One of a series of from three to ten attached dwelling units, separated from one another by continuous vertical walls without openings from basement floor to roof, and having di- versified architectural facades or treatment of materials on both front and rear of the building group, with not more than four of any ten abutting town houses having the same architectural facades and treatment of materials, and with not more than three abutting town houses having the same front and rear setbacks. Minimum setback offset shall be one (1) foot. Amend Item 2, Column 3 of Sec. 30-2.2. 2 for RT Dist. , to read as follows: AREA For each dwelling unit in a town or group house de- velopment there shall be a minimum lot area of two thousand four hundred (2400) square feet, with an average lot area of not less than three thousand six hundred (3600) square feet. WIDTH For each dwelling unit in a town or group house develop- ment there shall be a minimum lot width of 20 ft. for in- terior lots and 30 ft. for end lots, measured at the build- ing location. Each lot shall have frontage on a dedicated street, or an access easement, as determined by the Planning Engineer. In cases where lots do not have frontage on de- dicated public streets, the 30 ft. public access easement shall be improved with a 22 ft. minimum width of road, un- obstructed by parking, with concrete curb and gutter on both sides and a 4 ft. concrete sidewalk on at lease one side, or both sides, as determined by the County Planning Engineer; or with a 12 ft. minimum width concrete sidewalk, when adequate parking has been provided in convenient off- . street'bays. The remainder of the 30 ft. public acc�s:7, easement shall he graded not to exceed a slope ^f l t. vertical for each 4 ft.. horizontal-_ All such access roads and walks shall be constructed in accordance with the Fairfax County Standards and Specifications, and shall be located as determined by the County Planning Engineer. At such time as the 30 ft. public access easements are designated by the County Fire Marshal as fire lanes, the said lanes shall be posted with approved "no parking" signs by the developer. -16- Item 2, Column 3 of RT District (continued) In cases where the lots front on public access easements or walks instead of dedicated streets, a nonprofit corporate ownership authorized under the laws of the State of Virginia shall be established; provided that the owner or developer. ,D resents a plan, ,arose:- aareemen t s, bonds and covenant, acceptable to the County for the maintenance of ali access roads, parking areas, walks, fences, or other common areas. The members of such nonprofit corporate ownership shall be the owners of the lots in the subdivision or Town House development. Covenants shall provide that assessments, charges and costs for maintenance of access roads and walks, whether made by the corporate ownership or the County, shall constitute a pro rata lien upon the individual lots of the subdivision, second only to taxes and any bona fide duly recorded first trust lien on each lot. Amend Column 4 of RT Districts of Sec. 30-2. 2. 2 to read as follows : MAXIMUM DENSITY The maximum number of lots per gross acre of the development shall not exceed 10 lots per gross acre. Amend Column 6 MINIMUM YARD DIMENSIONS & BUILDING LOCATION REQUIREMENTS, of Sec. 30-2. 2. 2 for RT Districts, to read as follows : FRONT YARDS (1) For uses permitted in R-10 districts, front yard requirements shall be the same as those specified for R-10 districts . (2) For Town or Group Houses (a) 10 ft. from the front lot line or 35 ft. from the centerline of local streets*, whichever is greater. (b) 20 ft. from the front line or 50 ft. from the center- line of local thoroughfares*, whichever is greater; except that a one story carport, storage room or privacy fence may be extended 10 ft. into the required front setback along local thoroughfares* . (c) 35 ft. from the r/w or 75 ft. from the centerline of major thoroughfares* and primary highways, whichever is the greater. it * As defined in Sec. 23-1 of this Code -17- Amend Col . 6 MINIMUM YARD DIMENSIONS & BUILDING LOCATION REQUIREMENTS , of Sec. 30-2 . 2. 2 for RT Districts (continued) IRONT YARDS (2) - continued (d) The County Planning Engineer shall determine the type ?but -ins t e i_ctC and require proper building setback line to be shown on the final sub- division plat. SIDE AND REAR YARDS (1) For uses permitted in R-10 districts, side and rear yard requirements shall be the same as those specified for R-10 districts . (2) For Town or Group Houses (a) SIDE YARD - 10 ft. for the- lots at each end of each building group. (b) REAR YARD - 20 ft. for each dwelling unit. Both sides of rear yards shall be screened with a privacy type fence or wall of 7 ft. min. height, extending not less than 20 ft. from the rear building wall. (c) Minimum distance between main buildings - a minimum of 30 ft. shall be provided between building groups. Amend Column 8 MINIMUM OFF-STREET PARKING SPACE, of Sec . 30-2. 2 . 2 for RT Districts, to read as follows : (1) For uses permitted in R-10 districts, the minimum off- street parking requirements of R-10 districts shall apply in RTC-10 districts. (2) For Town or Group Houses - there shall be a minimum of 1-1/2 off-street parking spaces provided for each dwelling unit in the development. Required parking may be located in either front or rear yards or in parking bays con- venient to the lots for which required, as determined by the County Planning Engineer. If parking is provided in front or rear yards, each space shall be at least 20 ft. in depth and located in such a manner that no part of any parked vehicle will extend over the property line. Amend Column 9 of RT Districts by adding: (3) Screening or supplemental planting may be required, as de- termined by the County Planning Engineer when approving a site plan; depending on existing trees, topography, amount of setback, proposed architectural front, and parking area location. - 18 - 'TOWN HOUSE STUDY Olde Belhaven Towne a_. PLATE I PLATE II UNDER CONSTRUCTION PLANNING �.. BY DEVELOPER; STUDY CONVENTIONAL DESIGN ILLUSTRATING HNDER PRESENT RT. CLUSTER ZONING CONCEPT 87 Number of Units 93 9.3257 Ac. Gross area 9.3257 Ac. 8. 8. 2Ac. 88% Net lot coverage 3.8Ac 41% l.lAc. 12% Street area None 0% 0.9Ac. 10% Gross open space 5.5Ac. 59% None 0% Net useable open space in common 2.5Ac. 27% 9.3 Lots per acre 10 113 No. parking spaces 140 20.67 ft. Min. building & lot width 20 ft. 22.00 ft. Avg. building g & lot width 22 ft. 101 ft. Max. lot width (end lots) 32 ft. 35 ft. Min. front yard 20 ft. 55 ft. . Max. front yard 24 ft. 40 ft. Min Rear yard 15 ft. 132 ft. Max. rear yard ' 22 ft. 36 ft. Building depth 35 ft. 864 sq. ft. Avg. building coverage 770 sq. ft. 115 ft. Min. lot depth 74 ft. 213 ft. Max. lot depth 79 ft. 2706 sq.ft. Min lot area 1480 sq. ft. 4121 sq.ft. Avg. lot area 1797 sq.ft. 10,172 sq.ft.End lot area (Max.) 2528 sq.ft. 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''''''::::::::::::::.;:,:iiii::::':",.::::::.iiiiiiiii:iii:iiiiiii.:i:iii: . , ,,.,,,,,.,,, ,,,.,,., ,, . ...........................,................................•••••••.•.••••••••••••••••• .".!•::;,•,..,....,::i:.,:;,:i*i.,:::*:.*:.*;;:•,:::.:i.,::::::::::::::::::::::::::::::,::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::•:::•:::::::::::::::::::::::::::::i ..:,:•,:;?::'..,...:::::.;::7••..•••:.••••,!::::::::::::::,:,:::;:::::::;;;;;::,:i*:,::,::::::,::,::::::::::::::::::::::::::::::::::::::::::::::::::::::::i:::::::::::::::::• .............................,...... .................................................•••••••••• .,,,.,....... ..........•.....•...•.•.•.•.•.•...••.•....,••.••••••••••••••••••••••••••••••••• ,,, ........,.,.......,...........,.................,•.•...............-.......•...................• TOWN HOUSE STUDY Hardwick Court PLATE III PLATE IV PLATE V UNDER CODST RUrTTOTY PT P..NNT_NG PLANNING i• k BY DEVELOPER; STUDY * 1 STUDY * k CONVENTIONAL ILLUSTRATING ILLUSTRATING DESIGN UNDER CLUSTER CLUSTER PRESENT RT ZONING CONCEPT CONCEPT 49 Number of Units 56 56 5.67 Ac. Gross Area 5.67 5.67 4.12Ac. 73% Net lot coverage 2.'55Ac. 45% 2.66Ac. 47% 87Ac. 15% Street area None None i.6Ac. 27% Gross open space 3 .12Ac. 55% 3.01Ac. 53% .68Ac. 12% Net useable open space 2.56Ac. 45% 2.45Ac. 43% in common 8.6 Lots per acre 10 10 81 No. parking spaces 85 85 21.00ft. Min. building & lot width 22 ft. 22 ft. it 21.00ft. Avg. is si ss 22 ft. 22 ft. 62.00ft. Max. lot width (end lots) 32 ft. 32 ft. 35 ft. Min. front yard 12 ft. 12 ft. 60 ft. Max. front yard 17 ft. 15 ft. 40 ft. Min. rear yard 30 ft. 25 ft. 66 ft. Max. rear yard 35 ft. 55 ft. 3t. ft Building depth 35 ft., '?,5 f=_ .. S.)G sq.f'.. Avg. Building Coverage 770 sq.ft. 170 sc:- ft 125 .00 ft. Min Lot depth 82.00 ft. 77 .00 ft. 143 .85 ft. Max. lot depth 82.00 ft. 98 ft. 2625 sq.ft. Min. °Lot area 1,804 sq. ft. 1,694 sq. ft. 2670 sq.ft. Avg. lot area 1982 sq.ft. 2072 sq.ft. 9116 sq .ft. End lot area (Max. ) 2624 sq. ft. 3136 sq. ft. PLATE III CONVENTIONAL DESIGN BY DEVELOPER '-TARDW?.CX. (7!()r-- '2 + • Y.. Y 7 r x ,?".lyres �a a, : .. o i4.1.4� - x) i 1'J' 0 6 .'c . ly0} �+: q, ,y. ..' }s� sN i''!.•••. ;-3-;44-$,, • \..,.......-.....s....i-Di "'ti W ALES : 1 . �} )fi ' ...�.. a, r } RD1V2 ,, ) f �{ ....:,.:.::::•.;::::.:::::.... ' Ef� 17 ;a . ° 0 : 0 :••••::::;•.1..•:::::::-.'. ;),k 177-171 tit ''.'„,,mmik) ......-...„:„.... .... ..-loosiog ::::::....:....:......,ks„ H , ....y.Jr. f F ,•9 1 J;. ,�T Y i%ti t/ . : iii* ---- . 1 ■ : ! ■ PAGE 22 PLATE IV PLANNING STUDY ILLUSTRATING CLUSTER CONCEPT '-ARDW T_CK COURT :., ;, fr r'.. ^:s�cCxr' {. } V �'x `, .trn• %t..f* C.c,•�'t�!f yr,rTrr..�r.n .y r z n 'ti� tSi it�•,t7i-r 'x i S r;" r. t ,,c � o `:(Xli p`}t:i•i•,� 'roff '�i'I.r: �. r J ))� .1 ` r^ rl r f r {y y',•.i ;�A�iK. ti fib^ r c, ?.Y�,.i r-1�� , r 4r r �rp� 1 n .r C••C�,,�/fir N e�:+ c. �x c(r f. ...;t4,....:...:': A :::::::,. .,,,.:4-.. iii% • t t`t` j �" Tf r ;r•�iyt `, ill ) 1 � -/r l,4:,`f r�Qr/^`r a, rc" :,,rt.......,.. '.::::vo. . t..:::::....I I".. S�a} rT m,� �r• `, tt rte a <,f• /'`' C. gr e,ror~ .• b � � e! �r4:9:: , ,:: fi/� ' .� n . Fw fi r. rr ct y.f} ti rT-.0 E 23 PLATE V PLANNING STUDY ILLUSTRATING tlt CLUSTER CONCEPT ", _;.P 7.Te7"CK r:OLT:RS •%y, • . 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".",),.?,,-.),:,,,...;.:. ...........1.41:::::::::',,,•-:::::... )13, .:•:,• . ,.,,,.., • \ \ , .,, ,,,..?,11.-.4`...1',..).::,..3:7-'.5;:". — s \ \ ' ;te•{ (1;7.1 if` l\,d ` ,,,^ 05..",=%:,.1 It.:`" r - -.1 ,):tU•;$V,)',..:::::::r)4,..1.:?...'...;... ;'' :,ilaiiii {'L, 111'''.1.::.:7)"''1 ``e.,e"V I: to .1.:::::::::A.*::: ::::.•,.....::.. (),t..........?:,..........::.iiii •••...•„.... .......:::::::.;....................t., II III ..............?.......:::::.... .........N.:;..... ,5 ................................,,, .....:.::.....................• I .. I PAGE 24 Fairfax County Planning Division Robert M. Leary, Director Staff members responsible for the analysis and preparation of the Town House Ordinance: John Yaremchuk, County Planning Engineer John F. Chilton, Associate County Planning Engineer Fred C. Via, Planning Engineer Charles B. Moore,Jr. , Planning Engineer Elizabeth G. Morrill, Stenographer • { I' I J 'Q•� ,Ad, , ...N.,„ ,..,... . ...„)? ,. 22- ,. l'4,'- !"' 1742 kit? I N%P ) Ili ,---- _-__-_ _ _- - - -__ __ - _nig pit`it -- %VI,f____- _it 7—__ _ - 4414'2 p. lip -=---7----__—_—_____:__-_-:---: . :-------__-:- -rtviiv--------- _' iiiii „Ilfirl_s tr . ___,__.,- - , _ __,...--____-_ell _...... -cor-----.—- _ g ; • - ■., L , _ .___ . .____ , li ! , r '___ e prirlczp.-'11 1 * i rfiliimilaft 1 ;i IL-E----,-_-_ 10 i st- , , .. �- -r — .. ..c:=-.--------72. - C -T. - --((:((ilife eletiv/16treiei e_lw Oide , e,("ritiW;fert The gracious world of Colonial Alexandria comes to life again in a setting of unmatched beauty, adjacent to the Belle Haven Golf and Country Club. Finely detailed Townhouses in a variety of formats and charming facades offers a rare exclusivity for the discriminating homebuyer. Here is a community that embodies all the charm and subtle beauty of the Colonial spirit and atmosphere. 1 .óPZ ' 2Z2i'� m - ,/ it v z- r 4 (it 1 r r i iiiis 1 /fil( " , �1 111 iiiiiii: it ��u � � I ,l, ir.010 tsesws ewe iIDw • ww _ss�>._. iiiiii r kii . pui, , .. .. P it f''''' i —— , ' 1 0141411611A �i� 6:1.� )4411111 4:•: _ ••••art . t ::.:L1 • t r y f� 4s• •RJR. 1 �r r r } • ' 11' IN I �� 1 .�. �� f� , I, /��• U 1 NAw r44 i 1 l/iji s ' ` tN Oe M1Y,li Iad DU �M•• 111 411 .I 411 •• I ` a1 1I• �'iiiiiiimmst ltd.-‘1 1 :1 1 k ,., .:? t ingimar oh A i ' Iltij.lilt1 /1414 °4114 ./110 .'...'"\:19 'momin , i I/ ii ,01 "rat so 4 r4 'kV& -- t ' , 41111% ,-- ,.-� lllhl►o— . 'rs!!Rw t--r-- - ,. 41 OP '4 I IL...i' ,, t i: . , f 1 ,,,.,,iii , ,,, t . \ . .1,,i. t a ' Indicative of the superb planning of these town- houses is the choice of the appliances in the P ; spacious kitchens. Frigidaire ranges, refrig- !, rill VI '� erator-freezer combinations, dishwashers and let li;f1.,.! i SR ' disposals are included as standard equipment 1; in each home. These color-coordinated appli- M us� keeping with the decor and will•m ���� antes are in keep g Ott iii ftt .. please the most discriminating homemaker. l O. TFRIGIDAIRE PRODUCT Or GENERAL MOTORS i iiiiBELLE HAVEN COUNTRY CLUB i• I BELLE HAVEN ROAD b a A 5 h Am A r a n m , 04 limo F O . s lirrom„ ,. bligh■110111"1111 ,,_,>_.... 1111111i in ___„,,, 4 ..: ,., _, ,,:,,#, i4.f 0 r 0 c / n )111(----- O MI 7...\--....„ y J\ An unusual rolling tract has given the builder the opportunity of making the com- munity self-contained. Exciting designs and ' imaginative land planning is the key to the ' individuality of Olde Belhaven Towne. Each lot has been professionally landscaped III to blend harmoniously with the specific styles of these diverse exteriors. The Martha Washington The Dolley Madison The Nelly Custis Lee BEDROOM BEDROOM 11.6"x11.4" 12'4"x11.8" I Cl BATH CL' ci. 1 CI a. F BEDROOM ®©� 15'A14'2. of rila O ;L I !1 SECOND FLOOR •r�1 R!�■ i.. LIVIN6 r nr•in ip Torn sue No•CEI �� vaii ii,r r��� KITCHEN ; 1111:11 ENT RY �� fee OM —� - FIRST FLOOR 1 _/le, e. 44egee ediffye•fieiy/ The largest model, 24 feet, features four bedrooms, or if you er,re � f 3 bedrooms and a Den on the lower level, 3 I/2 baths. vi' R Interior ECRION features a finished 29'4"xEAT14'2" recreation room, double oven in the kitchen, two MECH. CL fireplaces. • Centrally Air-Conditioned 8'10-AB. • Terrace Separated By a Privacy Wall STUDY 13'.10'6" Z� vs BLOB ow LOWER LEVEL BEDROOM BEDROOM 10'4" 10' I2'6"+II' Cl c. DC BEDROOM f— ,-E,^w BATH 16'6"x12'10' d RN........ ]O BATH SECOND FLOOR - - - - I• - ® KITCHEN - DINING - - ` D 13'2".11' 1I11 1111 rrrr • DI LPN •MMr rrrl rrrr , 0 1511 1111 VIII 1111 1111 rrlr MEM V =SE LIVING _ UMW 2045"K13.4. �' �� �u III SONS III 1111• ENTRY III ■lea III 1 fi ' 111 Ilea Ill 111 111• WWr I . B 111 ■.I■ Ill FIRST FLOOR a I , II II - - II 111 e°}We -e,.y ,rteiaew _ This 22 ft. Townhouse features three bedrooms and 31/2 baths. Like the other Olde Belhaven Towne models, it has a RECREATION 25'2"•2I'><4' finished recreation room, double oven in kitchen and two fireplaces. a Centrally -` Air Conditioned s Terrace Separated BAT By a Privacy Wall �I UTILITY LOWER LEVEL W - Mr BEDROOM BEDROOM II'9"x9•e" 13'3"x10' rci\w// c,\— HALL CL. o1. 7 BATH Li DC BEDROOM 15'MA I0'10" gaillmINIP 11■• ' 0 E BATH SECOND FLOOR LIVING 2O•x IS•IO" 1 � , II I I 11 RIM MINI ■ ES •!/! MIS li 1111 1 D1. 0 • I. IRON UIN BSI► ■In Y r II II 7j . NALL i I.. , 11.. « NITCNEN ■1r 1111• I i f I 1 r',. . FIRST FLOOR ife e__ '4 CleffiA _---.tee Like the Martha Washington, this 20 ■ — • ... ft. model features four bedrooms (or three bedrooms and a den) 3 1 2 RECREATION 1 / IECRE I • baths, finished recreation room, double oven in the kitchen and two fireplaces, I� r T•..re'• MECH. ki Centrally Air-Conditioned r Terrace -� eA" L Separated By a Privacy Wall ' HALL STUDY .. ... II.6"><9'S" 1111 I ■ LOWER LEVEL OLDE BELHAVEN TUNE Jul v 6 9 19.65 PRICE LIST .a �3Jy500.00 `�TUE i��^,:TTIA WASHINGTON' (Type I) 33 9 25v.00 a (Type II) Li�E D�OLLEY MADISON" ''THE NELLIE CUSTIS LEE" (Type III) �,,5,500.00 7s% CONVENTIONAL 5 3/_47._- 25 YEA,. S EST. _PITT ------" MO TGAGE Ali_____EST_ _.____ -- pIOICE DO��N 00 $10,000 $23,500 ;179 .30 $50.00 $229 .30 5 45.00 214.06 $3=a, 9 ,250 27,000 169 .36 209 .72 36,250 9 ,000 26,500 166.72 43.00 35,500 7012 CONVENTIONAL.; 51 25 YEARS " 000 $26,500 Yic? . is 3,S00 $12,000 153.53 45 .UU 19 , $� ' 11,250 25,000 �..?.00 1� 36,250 11,000 24, 500 150.47 35,500 50% CON-- --- i --L ° 514 2_ 5 YEARS $163.v�u h1g 000 $113 .E6 $50.00 -63. 6 $a2,500 $19 ,500 107 .3 1 45 .00 10 y 250 11,000 ��, 43.00 147 . >3 36,250 17 , 500 104.3 35,500 13,000 FINANCING: PROVIDENT MORTGAGE CORPORATION SETTLEMENTS: DENIS & RUFFNER, ATTORNERS wFT.�.`4? TO OS $2,500.00 li ITH CONTRACT (NO NOTES) ( DEPOSITS: HOLD DEPOSIT) **NOTE: ALL MODELS ON OLDE TOWT`IE COURT ARE $1,000.00 ADDITIONAL IN PRICE $500.00 to $600.00. IF APPROXIMATELY $ TTIE;oE pUaCHASETJT COSTS ARE STx UCTIOI LOAN 'WHICH IS IS A ONE POINT DOES NOT WISH TO ACCEPT THE ABOVE FINANCING, IS A ONE POINT PETdALTY (1% OF THE CON 75% LOAN.) BEDROOM BEDROOM 104'rIO 1211"rII 1 /C'\ I v .47 ci. ID BATH BEDROOM 16.6••IZ'10• ❑ tW 727]O BATH " SECOND FLOOR - _ - -- r f . 0 00 KITCHEN - - -- �i • DINING ..r..�-• ❑ 13.2".II • of IL'` ���� NH !1!! LPN Li "" NH 1111 ® -� cell )!!• 11!!1 11111 11111 1!I! -= LIVING �S 20'6".I3'4" '_` == h '' 1I! RS•S Iii i/��� ENTRY III ISIS III III SWUM III 11111.11111 I . , 111 M■r■ III FIRST FLOOR 1 -' r II II ,_ -"Ze. g-ei43 , e,(AeiN This 22 ft. Townhouse features three -.1— bedrooms and 31/2 baths. Like the other Olde Belhaven Towne models, it has a RECREATION 25.2".21."4- finished recreation room, double oven in kitchen and two fireplaces. • Centrally d T Air Conditioned • Terrace Separated BAT By a Privacy Wall ❑I UTILITY a'e••6.6" ►1 LOWER LEVEL ■ _ E _ MI (:/ /12 \s...1 je„,,a- .- 111 BEDROOM BEDROOM 11'9"•911" 13'9"•1O' 2C X; 7f77 ,33 e272 CS h-e/e/lvl-i e / 4 CL. 3 ` '/_ 0 0 HALL CL. 0 gii-c--- e--4 fa ( — / - 7 SA BEDROOM // V/yt�— l? IB'11'�10'NY OE OM BATH SECOND FLOOR / / ' LIVING / 20'.18'10" 1 1 KM ■11 1111111 "Ii •1M BIMl III i Io • LA■ 0 ■ M . I1 ..,. NW' HALL ,., .... cL. KITCHEN I Iliii ,' ■al• il I I UMW , I FIRST FLOOR MN III—r ?;z eY11 4 caaQ� pri...A-c__Q_ .5.. S-1, 0 `'-- Like the Martha Washington, this 20 w — • MI ft. model features four bedrooms (or RECREATION three bedrooms and a den), 3 112 '9'8"%14'4" • 2'‘ baths, finished recreation room, double —/' UTILITY oven in the kitchen and two fireplaces. T''*B" MECH. JMTX.■ • • Centrally Air-Conditioned • Terrace /.. Separated By a Privacy Wall 1 MALL STUDY B> ■ LOWER LEVEL ■ BEDROOM BEDROOM 1111'8"•11'4' 12'4"A 11'8" 1 BATH tt a I BATH _ BEDROOM e" IS'r 14'2" j2 o « SECOND FLOOR LIVING 23'4"A 18'IO" ■/ii •/ii riii /��• •rut BIM 11111111 MD NMI 5 00 EP DIV I u0IEP 0 owns IM/ �,:��: KITCHEN ENTRY leel lug 1 • .g .,, FIRST FLOOR ■..■ r«rr aim - e44-taa The largest model, 24 feet, features four bedrooms, or if you prefer, 3 bedrooms L� and a Den on the lower level, 3 11 2 baths. RECREATION 3 23'4"r 14'2" Interior features a finished recreation room, double oven in the kitchen, two MECH. tt 8'IO"x8' fireplaces. • Centrally Air-Conditioned STUDY • Terrace Separated By a Privacy Wall 13'`10'8" ec 1 LOWER LEVEL PRICE LIST HARDMICK COURT TOdNE HOUSES Falls Church, Va . Price of houses : $27, 350. 00 CONVENTIONAL ONLY Interest Estimate Down Payment 1st Trust Rate P. I. T. I. ( 1) $5, 650. 00(20%) $2.2,300. 00 5-3/4-25 yr. 140. 30 35.70 (2) 7, 050. 00(25%) 20, 300.00 5-1/2-25 yr. 128.35 35.65 (3) 9,450. 00(33-1/3(b) 18, 500. 00 5-1/4-25 yr. 110.87 35. 13 Estimate P. I.T. I. ( 1) $176. 00 (2) 164. 00 (3) 146. 00 End house $500. 00 EXTRA, to be added to down payment. For information regarding 2nd trust , contact ground man. All deposits are to be for $2,000. 00. NO NOTES. Checks to be .nade out to Hooper Properti @s , Inc. 2- _ Oa 7% 18141(1 AA'` s U M E M O R A N D U M December 17, 1965 To: Honorable Mayor and Members of the City Council From: William M. Zollman, Jr. , City Manager • Subject: Town Houses I have been concerned for some with the form that a town house zoning amendment might take, and I am not relieved by the legislation which the Planning Commission is recommending. I view the town house problem somewhat like the apartment situa- tion. The results of our apartment provisions are quite obvious. A town house ordinance should allow a reasonable degree of architectural freedom, but at the same time afford the City pro- tection against undesirable development. Unfortunately, I can find neither in the amendment which has been proposed. I believe I am correct in assuming that the City desires high quality town houses which will not create the economic and social burdens which seem to be inherent with many of our garden-type apartments. I also believe that we are due a certain amount of attractiveness which is not always possible with the "assembly line" construction techniques of many of our large volume builders. The problem demands a fresh approach, one of which has been utilized with success in Arlington County. Essentially, their ordinance provides for certain "bonus" uses, subject to very rigid site plan controls. They have applied this technique to commercial, industrial, and multi-family developments. An example of this, although extreme, is the Rosslyn redevelopment. A copy of their town house provisions is enclosed. 1 Mayor and City Council -2- December 17, 1965 t 1 The Arlington County town house provisions could be used in conjunction with our R-3 zoning classification. We might utilize an R-3T classification in lieu of their R-10T. A look at our zoning map indicates that almost all of our undeveloped R-3 land, of which very little remains, might reasonably be considered for town house or apartment zoning subject to the submission of appli- cations. Paralleling the Arlington County procedure, a prospective developer of town houses would submit a site plan through the City Manager or Planning Director for final approval by the City Council. Approval of the site plan would allow town houses on R-3 land. Disapproval would require the land to remain for single family use. You will note that the Arlington County ordinance gives almost unlimited freedom to the Board to specify styles and materials of construction, as well as general layouts and environmental features. The architect is, therefore, granted freedom to work with the plan- ning staff in developing a project which will be palatable to the governing body. We have always attempted to free the City Council of such detailed matters; however, they need not be overly time consuming. A means of relief is the scheduling of all zoning matters for special meetings, which might take place no more than three times each year. The scheduling can be controlled by ordinance or policy of the Council. I am also enclosing a copy of recommendations of the Fairfax County Planning Department which I was just handed, and which I have not had the opportunity to review. Since copies of this report are limited, I will appreciate your retaining this one. I realize that the current town house zoning question presents a time problem. This recommendation is not intended in any way to impede or complicate the resolution of this problem or the settle- ment of the now pending litigation. I have been informally advised that the Yeonas Development Corporation is not overjoyed with the provisions of the Planning Commission' s recommended ordinance. Therefore, I do not believe that the extra time required for a redrafting would be considered unreasonable. Respectfully_ subm. ted, ?/7 j L- r: WILLIAM M. /ZOLLMAN, l3R. City Manager WMZ:jb R-10T Town House Classification On May 80 1965 the Arlington County Board adopted a new section (4A) to the Zoning Ordinance to provide for, under certain conditions, town houses, No applications for R-10T will be accepted for a site having less than 57,600 square feet of area No application will be accepted unless it is accompanied by a complete site plane . S4A Adopted S/8/65 ,00 6ffective b/ f b y SECTION 44 n u0 T" One Family Re dential _ Town l/os cling DistricL(2,:) Thdevelopment iurpOSe of this district is to provide oingle <fa xlOPment a , under certain conditions, the°f tow ts. Town ous@ development occur where development w ill be consist with the adopted Mater Plan an involves (1) the re-use of land who re older structures are removed or (2) as a transitional use of vacant land where a substanjai por- tion or- °n of the property has a common ommon boundary with a "RA",A ► ■ `,C", or nM" district. I t is intended that any town hOi development permitted sho uld result in hi°h quality living uni is offering optimum residential en,viron mental amenities, including preservation natural form and foliage and the clustering of usable opespace which p itted by the t clusto ring of aring units. of dwe 11inR units ould be so r g od as to achive an intimac internal sh relationship,Site Plans shall be prepared in such as to permit 7ud gment of the quality of design d t 21ls following re gulations shall a Pply in all "R-10T" Dtr A. USES pE PERMITTED: All uses as permitted a nd regulated ated i n 2. the uses by site approval as specified i ed in Section 28 as t11ows.B, ACCESSORY BtILDINGS;1 AcCe d abuildings other t hlngarages may be a part °f site Ian approval.C, 11EIGHT LlM IT.1a Building height is al l conform to specified for the "R-10"ptrio classification. 9 P 33A if LOT AREA V U WIDTH REQUIREMENTS:Every town house dwellin g shall have a mini mum AA 1°t area thousand eight hundred i e a r square feet with an additional one thousand eight hundred square fe hof l°t re per ee11.jng incorporated into either additional rear yard which forms common dreenway at th e rear the development or wi th similar space other units, into a common open space area within th hlroJect 2 The dive ll shall °fat least sjxteen 1e) dweing u 3 vha4 have a mjnjmum average width of�P my f (24) t'4, � ° e dwell ings except e units corner lots, shal l occupy thfull of the lot Every dwelling unit shall ee at least one a o losnr Iing 5Pa wi thin the re- quired 1 t husad gh t hundred square of r ea. Garages tta b�in co Qr��d io the main ding o ah eret O rno ca t h shall a garage be detached thereto, I:- FLOOR I 1, Every town house dwelling have min- imum in- imam gross r o ss f l o o area fone tho� a n d five handy l01 square feet usable living area, e of utility areaattic, garage, and exclusive of basement living quarters SETBACK AND YARD Q k/RCyJ.s: l rear %1 Fro yard setback no le ss than 20 feet rDn any street right-of-way 2, Any (4) abu tt h uses shall have front Ya rat sacno common roof: Building setback variations as required shall be at least two Prif irablY four /it f 3, Side yard setback corner lots shall be a minimum l wentY (20) le h4. Every dwelling a b�d no f ltie ty (t0) fee hall screened/o ith landscaping, a or f ce s SO as s ro vide/f ptimu Y on patio for t he occupants f that dwelling unit, 34A which I 1 S4A i G° LOT n F v r G O P�r v T A n j v r s r a r L I T y Q :l Ila A 1tg is shall be function Yr e l a t e d to the existi nbe aphyP 2^ house sla 11 constructed So as tO pro- vide direct ingress or egress to any ntrolle d access highway, major r thorou ghfare or collector as established on the adopted Thoroughfare p lan of Arling County 3, no case shall the horizpl visual distance point along the center ne a wld creato right-of-way than five red C feet, le era o oUrj hlo�ec ude s the possibil tY of man-made "visual SITE PLAN T Plan aor the entir e project an d Plans f°r a fepresen t iv a cluster of buildings and T,,,` - res ` t ve d:,o, d *v do reviewed by the County Manager or his agent for the Co unty Board in regard to com-Plian ce to the conditions peci fied he re. Site plans Submitte dshall contain h detailed in f rmation as .s necessary to�y aluate t he quality materials f the prop se d livin g environment jn c of construction, interior and circulation, architectural design,accumulation, such ot t unj9ue eater s and appointments as may establish the haracter of he Protect Majntenan ee contracts may requir dto assure satisfactory main- tenance of common areas, Landscape plans shall be to and approved Y Co untY or his agent prior to sabmissi on o fbuildjn Plans to the Department of Building spection facceptin g a site plan the .�oManager or his Sh all deter 'the natural characte r of the determine the site design including,possible, the preservation of land and 'mature Plant daterial r town f 354 I • S4:A' • / In the event that project is developed by or stages, subsequent approval ' jo sections sections or stages tproval of additional County Board provided g shall not be required by the finds that such develon�ent Zoning coinpj Administrator plan approved for the entire project-, with e site I i j i I I 1 1 j 36A - • A • c4 R-10T Town. S{oust Classification On May a, 1965 tine Arlington County Board adopted a new section (4A) to the Zoning Ordinance to provide for under certain conditions, town houses, No applications for R-?OT will be accepted for a site having less than 57,600 square feet of area No application will be accepted unless it is accompanied by a complete site plan • • • a • S4\ Adopted 5/8/GS Eriective of Ties SECTION 4A, "R-10T" One Family Residential -- Town n House Dwelling District . 1 The purpose of this district is to provide for single- family development and L'.P.der certain conditions, the development of town houses, Town house development should occur where development will be consistent with the adopted Master Plan and involves (1) the reuse of land -ihnre older structures are r e mov`d or (2) as a Transitional use of vacant land where a substantial por- . ion; of the property has a co--'on boundary with a "RA", "C", or "M" district, It is intended that any town 1(,y,,,7T.^ etpt r suu I•t in heap n.i`ality living units offering optimum residential en- vironmental amenities, including preservation of natural • nd form and foliage and the clustering of usable open • .pace which is permitted by the concurrent clustering of • dwelling units, Clusters of dwelling units should be so arranged as to achieve an intimate internal relationship, ,)': .e plans shall be prepared in such detail as to p`.a,?"1i21t judgment of the quality of design detail,. The following regulations shall apply in all "R-10T" Districts .r USES PERMITTED: U: 1, All uses as permitted and regulated in the ":R-1 " District 2c Town houses by site plan approval as specified in Section 28 as follows: B. ACCESSORY BUILDINGS: 1... Accessory buildings other than garages may be approved as a part of site plan. approval, „„,-, Co HEIGHT LIMIT: IG Building height shall conform to that specified for the "R-10" District classification,, 33A •16. • -41 D, LOT AREA AND R1.1DIRENTS Every town house dwelling shall have a minimum • • lot area of one ‘ •e : d hundi-ed (1,303) square feet with an additional one thousand eight hundred (1,300) square face of lot area per dwell-I ing incorporated into either additional rear yard area which forms a comon greenway at the rear of the development or pooled, with similar space from other units,- intb a common open space area located within the project,: 2, The development shall consist of at least sixteen 1 (16) dwelling units, 3s Every lot shall have a minimum average width of twenty feur (24) feet,. 4. All town house dwellings, eecept end units and these on corner lots, shall occupy the full width of the lot, 5, Every dwelling unit shall have at least one comet I . pletely enclosed parking space within the re- quired one thousand eight hundred (1,300) square 1 feet of lot area, Garages shall he incorporated 1 into the main buildine: or attached t:10-feto, In 1 . . no case shall a garage be detached from the main 1 building, [ E. FLOOR AREA: 1, Every town house dwelling un-it shall have a min- imem gross floor area of One thousand five 1 hundred (1,300) square feat usable living area, exclusive of utility areas, attic, garage, and exclusive of of basement living quarters, Fs SETBACK AND YARD REQUIRDENTS: 1, Front yard setback shall be no less than 20 feet 1 from any street right-of-way line 1 2, Any four (4) abutting town houses shall have neither the same front yard setback nor a common 1 ' • roof: Building setback variations as required shall be at least two feet, and preferably four ieet, 3, Side yard setback for corner lots shall be a minimum of twenty (20) Feet, 4. Every dwelling unit shall have a rear yard of no less than twenty (20) feet which shall be screened ! • . with landscaping, walls or fences so as to nrovidel optiMum privacy on .a patio for the occupants of that dwelling unit. 34A 1 , t S4A • Ln7 VTS'NITTY 1, All dwelling units sholl be funatienally related to the citing tol-of3raphy 2, No town house shall be constructed so as to pro- vide direct vohieular r,.[!,rc!*.:; or egress to any controlled -acce'.=.s highoay, major thoroughfare or collector street as established on the adopted Major Thoroughforo Plan of Arlington County , 3 In no case shall the horizontal visual distanoe from any point along the center line of a newly created right-of-vay be greater than five hundred (50G) feet, unless natural topography precludes the possibility of man-made "visual blocks", IL SITE PLAN APnOVAL 1, The site plan for the entire project and plans • for a representative cluster of buildings and • Ir ItT revieed by the County !-..anager el. his agent for report to the County L;oara in rarc:t to com pliance to the conditions specified heroin, Site plans submitted shall contain such dosailed information as is necessat.'y to eialunte the quality of the proposed living environil.:;at in- cluc'ling materials oF construction; interior dimsnsions and circulation, architectural design, cluster accumulation, and such other unique :oatures and aooiatents as nay estebliSIi the character of the project, Maintenance contracts may be required to assure satisfactory main- tenance of common aroas, Landscape development plans shall be submitted to and approved by the County Manager or his agent prior to submission of building plans to the Department of i':uilding inspections, In accepting a site plan, the County Manager or his agent shall determine that the natural character of the site is preserved by the site design and layout including, insofar as possible, the preservation of land form and mature plant material 35A . t • • • ADOPTION OF AN AMENDMENT TO CHAPTER 30 Zon. (ZONING ORDINANCE) OF THE 1961 CODE OF Amend. THE COUNTY OF FAIRFAX, VIRGINIA #64 'At a regular meeting of the Board of County Supervisors of Fairfax County, Virginia, held in the Board Room in the County Office Building, at Fairfax, Virginia, on Wednesday, April 10, 1963, the Board, after having first given notice of its intention so to do, in the manner prescribed by law, adopted an amendment to Chapter 30 (Zoning Ordinance) , of the 1961 Code of the County of Fairfax, Virginia, said amendment so adopted being in the words and figures following, to-wit: - BE IT ORDAINED by the Board of County Supervisors as follows: Amend Article IV, Section 30-50, RE-0.5 Districts as follows: (c) Minimum lot size. (1) Area. All lots other than in approved subdivisions shall have a minimum area of one-half acre. In approved subdivisions lot area shall have an average of one-half acre and the minimum lot area shall be twenty thousand square feet. An alternative density development plan (9 copies) may be sub- mitted to the County Planning Engineer for review with a minimum lot area of fifteen thousand square feet to determine whether the proposed subdivision is suitable for density development. A plan prepared by a certified surveyor or engineer duly authorized by the State to practice as such, shall show; topography, proposed layout of lots and streets, and open space (in compliance with conditions a, b and c) , and the location -- where applicable -- of recreation areas, parks, schools, high- ways, flood plains and other public or community uses. When all the appropriate County Departments and Agencies have made their recommendations to the County Planning Engineer, and it has been determined by him that the proposed subdivision is suitable for density development, and a plan is approved by the County Planning Egnineer, then the following conditions shall be met. a. Total number of lots shall not cover more than seventy per cent of the gross acreage of the subdivision. b. Maximum number of lots per gross acre shall not exceed 1.75. (:) - 2 - c. A minimum of three acres of open space shall be provided in one continuous parcel of land with a minimum depth and width of fifty feet and an average of two hundred feet. d. Interior lots shall not have any minimum width, but a minimum side yard of ten feet and a total minimum of thirty feet. e. Front Yards. Front yards shall be a minimum of thirty feet from the front line where facing on a local street with fifty feet of right-of-way or less, and a minimum of forty- five feet where facing on a local or major thoroughfare with sixty feet of right-of-way or more. f. Uses shall be permissible only in the location shown Qn the density development plan approved by the County Planning Engineer. g. In cases where the balance of land not contained in lots and streets is needed by the County of Fairfax for school, sites, parks, recreational areas , highways or flood plains, the location as determined by the County Planning Engineer, and such land is suitable in size, shape, condition and topography, and such needed purpose as determined by the • County Planning Engineer of Fairfax County, then this land shall be deeded to Fairfax County for such purpose . The Planning Engineer may, however, approve the balance of the land not contained in lots and streets to be conveyed to a non profit corporate ownership authorized under the laws of Virginia, provided that the owner or developer presents a plan, proper agreements, covenants, acceptable to the Courty for the development and maintenance of the open land. The members of such non profit corporate owner- ship shall be the owners of all the lots in the subdivision and said land to be held and used for the recreational purposes for the owners of the said subdivision lots. Covenants shall provide that assessments, charges and costs for the maintenance of open space, whether made by the corporate ownership or the County, shall constitute a pro rata lien upon the individual lots of the subdivision, second only to taxes, and any bona fide duly recorded first trust lien on each lot . Open space not contained in lots and streets shall not be denuded, defaced nor otherwise disturbed in any manner at any time without the approval of the appropriate County Department and in concurrence with the County Planning Engineer. h. Any person aggrieved by any decision of the Planning Engineer, may within ten days of such decision, appeal to have a determination made by the County Planning Commission. 0 • - 3 - Amend Article IV, Section 30-51, R-17 Districts as follows: (e) Minimum lot size. (1) Area. All lots other than in approved subdivisions shall have a minimum area of seventeen thousand square feet. In approved subdivisions lot area shall have an average of seventeen thousand square feet and the minimum lot area shall be fifteen thousand square feet. An alternative density development plan (9 copies) may be sub- mitted to the County Planning Engineer for review with a minimum lot area of ten thousand five hundred square feet to determine whether the proposed subdivision is suitable for density develop- ment. A plan prepared by a certified surveyor or engineer duly authorized by the State to practice as such, shall show; topography, proposed layout of lots and streets, and open space (in compliance with conditions a, b, and c) , and the location -- where applicable -- of recreation areas, parks, schools, high- ways, flood plains and other public or community uses. When all the appropriate County Departments and Agencies have made their recommendations to the County Planning Engineer, and it has been determined by him that the proposed subdivision is suitable for density development, and a plan is approved by the County Planning Engineer, then the following conditions shall be met. a. Total number of lots shall not cover more than seventy per cent of the gross acreage of the subdivision. b. Maximum number of lots per gross acre shall not exceed 2.20. c. A minimum of three acres of open space shall be provided in one continuous parcel of land with a minimum depth and width of fifty feet and an average of two hundred feet. d. Interior lots shall not have any minimum width, but a minimum side yard of eight feet and a total minimum of twenty-four feet. e. Front Yards. Front yards shall be a minimum of thirty feet from the front lot line where facing on a local street with fifty feet of right-of-way or less, and a minimum of forty feet where facing on a local or major thorough- fare with sixty feet of right-of-way or more. f. Uses shall be perm-sible only in the location shown on the density development plan appicae:d by the County Planning Engineer. % 0 O - 4 - g. In cases where the balance of land not contained in lots and streets is needed by the County of Fairfax for school sites, parks, recreational areas, highways, or flood plains, the location as determined by the County Planning Engineer, and such land is suitable in size, shape, condition and topography, and such needed purpose as determined by the County Planning Engineer of Fairfax County, then this land shall be deeded to Fairfax County for such purpose. The Planning Engineer may, however, approve the balance of the land not contained in lots and streets to be conveyed to a non profit corporate ownership authorized under the laws of Virginia, provided that the owner or developer presents a plan, proper agreements, covenants, acceptable to the County for the development and maintenance of the open land. The members of such non profit corporate ownership shall be the owners of all the lots in the subdivision and said land to be held and used for the recreational purposes for the owners of the said subdivision lots. Covenants shall provide that assessments, charges and costs for the maintenance of open space, whether made by the corporate ownership or the County, shall constitute a pro rata lien upon the individual lots of the subdivision, second only to taxes, and any bona fide duly recorded first trust lien on each lot. Open space not contained in lots and streets shall not be denuded, defaced nor otherwise disturbed in any manner at any time without the approval of the appropriate County Departments and in concurrence with the County Planning Engineer. h. Any person aggrieved by any decision of the Planning Engineer, may within ten days of such decision, appeal to have a determination made by the County Planning Commission. Amend Article IV, Section 30-52, R-12.5 Districts as follows: (c) Minimum lot size. (1) Area. All lots other than in approved subdivisions shall have a minimum area of twelve thousand five hundred square feet. _ In approved subdivisions lot area shall have an average of twelve thousand five hundred square feet and the minimum lot area shall be ten thousand five hundred square feet. An alternative density development plan (9 copies) may be sub- mitted to the County Planning Engineer for review with a minimum lot area of eight thousand four hundred square feet to determine whether the proposed subdivision is suitable for density develop- ment. A plan prepared by a certified surveyor or engineer duly authorized by the State to practice as such, shall show; topography, proposed layout of lots and streets, and open space (in compliance with conditions a, b, and c) , and the location -- where applicable -- of recreation areas, parks, schools, high- ways, flood plains and other public or community uses. - 5 - When all the appropriate County Departments and Agencies have made their recommendations to the County Planning Engineer, and it has been determined by him that the proposed subdivision is suitable for density development, and a plan is approved by the County Planning Engineer, then the following conditions shall be met: a. Total number of lots shall not cover more than seventy per cent of the gross acreage of the subdivision. b. Maximum number of lots per gross acre shall not exceed 2.9. c. A minimum of three acres of open space shall be provided in one continuous parcel of land with a minimum depth and width of fifty feet and an average of two hundred feet. d. Interior lots shall not have any minimum width, but a minimum side yard of eight feet and a total minimum of twenty feet. e. Front Yards. Front yards shall be a minimum of thirty feet from the front lot line where facing on a local street with fifty feet of right-of-way or less, and a minimum of thirty-five feet where facing on a local or major thorough- fare with sixty feet of right-of-way or more. f. Uses shall be permissible only in the location shown on the density development plan approved by the County Planning Engineer. g. In cases where the balance of land not contained in lots and streets is needed by the County of Fairfax for school sites, parks, recreational areas, highways or flood plains, the location as determined by the County Planning Engineer, and such land is suitable :3_n size, shape, condition and topography, and such needed purpose as determined by the County Planning Engineer of Fairfax County, then this land shall be deeded to Fairfax County for such purpose. The Planning Engineer may, however, approve the balance of the land not contained in lots and streets to be conveyed to a non profit corporate ownership authorized under the laws of Virginia, provided that the owner or developer presents a plan, proper agreements, covenants, acceptable to the County for the development and maintenance of the open land. The members of such non profit corporate ownership shall be the owners of all the lots in the subdivision and said land to be held and used for the recreational purposes for the owners of the said subdivision lots. Covenants shall provide that assessments, charges and costs for the maintenance of open space, whether made by the corporate ownership or the County, shall constitute a pro rata lien upon the individual lots of the subdivision, second only to taxes, and any bona fide duly recorded first trust lien on each lot. - 6 - Open space not contained in lots and streets shall not be denuded, defaced or otherwise disturbed in any manner at ( ' any time without the approval of the appropriate County Departments and in concurrence with the County Planning Engineer. h. Any person aggrieved by any decision of the Planning Engineer, may within ten days of such decision, appeal to have a determination made by the County Planning Commission. i Amend Article IV, Section 30-48, RE-2 Districts as follows: (o) Minimum lot size. (1) Area. All lots other than in approved subdivisions shall • have a minimum area of two acres. In approved subdivisions lot area shall have an average of two acres and the minimum lot area shall be eighty thousand square feet. An alternative density development plan (9 copies) may be sub- mitted to the County Planning Engineer for review with a minimum lot area of forty thousand square feet to determine whether the proposed subdivision is suitable for density development. A plan prepared by a certified surveyor or engineer duly authorized by the State to practice as such, shall show; topography, proposed layout of lots and streets= and open space (in com- pliance with conditions a, b, and c) , and the location - where applicable -- of recreation areas, parks, schools, highways, flood plains and other public or community uses. When all the appropriate County Departments and Agencies have made their recommendations to the County Planning Engineer, and it has been determined by him that the proposed subdivision is suitable for density development, and a plan is approved by the County Planning Engineer, then the following conditions shall be met: a. Total number of lots shall not coy►er more than forty- eight per cent of the gross acreage of the subdivision. b. Maximum number of lots per gross acre shall not exceed .47. c. A minimum of three acres of open space shall be provided in one continuous parcel of land with a minimum depth and width of fifty feet and an average of two hundred feet. d. Interior lots shall not have any minimum width, but a minir:rom side yard of fifteen feet and a total minimum of forty feet. e. Front Yards. Front yards shall he a minimum of thirty feet from the front lot line where facing on a local street with fifty feet of right-of-way or less, and a minimum of forty-five feet where facing on a local or major thorough- fare with sixty feet of right-of-way or more. 0 - 7 - f. Uses shall be permissible only in the location shown on the density development plan approved by the County Planning Engineer. g. In cases where the balance of land not contained in lots and streets is needed by the County of Fairfax for school sites, parks, recreational areas, highways or flood plains, the location as determined by the County Planning Engineer, and such land is suitable in size, shape, condition and topography, and such needed purpose as determined by the County Planning Engineer of Fairfax County, then this land shall be deeded to Fairfax County for such purpose. The Planning Engineer may, however, approve the balance of the land not contained in lots and streets to be conveyed to a non profit corporate ownership authorized under the laws of Virginia, provided that the owner or developer presents a plan, proper agreements, covenants, acceptable to the County for the development and maintenance of the open land. The members of such non profit corporate ownership shall be the owners of all the lots in the sub- division and said land to be held and used for the recreational purposes for the owners of the said subdivision lots. Covenants shall provide that assessments, charges and costs for the maintenance of open space, whether made by the corporate ownership or the County, shall constitute a pro rata lien upon the individual lots of the subdivision, second only to taxes, and any bona fide duly recorded first trust lien on each lot. Open space not contained in lots and streets shall not be denuded, defaced nor otherwise disturbed in any manner at any time without the approval of the appropriate County Departments and in concurrence with the County Planning Engineer'. h. Any person aggrieved by any decision of the Planning Engineer, may within ten days of such decision, appeal to have a determination made by the County Planning Commission. Amend Article IV, Section 30-49, RE-1 Districts as follows: (c) Minimum lot size. (1) Area. All lots other than in approved subdivisions shall have a minimum area of one acre. In approved subdivisions lot area shall have an average of one acre and the minimum lot area shall be forty thousand square feet. An alternative density development plan (9 copies) may be sub- mitted to the County Planning Engineer for review with a minimum lot area of twenty thousand square feet to determine whether the proposed subdivision is suitable for density development. A plan prepared by a certified surveyor or engineer duly authorized 0 - 8 - by the State to practice as such, shall show; topography, proposed layout of lots and streets, and open space (in compliance with conditions a, b, and c) , and the location -- where applicable -- of recreation areas, parks, schools, highways, flood plains and other public or community uses. When all the appropriate County Departments and Agencies have made their recommendations to the County Planning Engineer, and it has been determined by him that the proposed subdivision is suitable for density development, and a plan is approved by the County Planning Engineer, then the following conditions shall be met: a. Total number of lots shall not cover more than fifty per cent of the gross acreage of the subdivision. b. Maximum number of lots per gross acre shall not exceed .92. c. A minimum of three acres of open space shall be provided in one continuous parcel of land with a minimum depth and width of fifty feet and an average of two hundred feet. d. Interior lots shall not have any minimum width, but a minimum side yard of twelve feet and a total minimum of forty feet . e . Front Yards. Front: yards shall be a minimum of thirty feet from the front lot line where facing on a local street with fifty feet of right-of-way or less, and a minimum of forty-five feet where facing on a local or major thorough- fare with sixty feet of right-of-way or more. f. Uses shall be permissible only in the location shown on the density development plan approved by the County Planning Engineer. g. In cases where the balance of land not contained in lots and streets is needed by the County of Fairfax for school sites, parks, recreational areas, highways or Flood Plains, the location as determined by the County Planning Engineer, and such land is suitable in size, shape, condition and topography, and such needed purpose as determined by the County Planning Engineer of Fairfax County, then this land shall be deeded to Fairfax County for such purpose. The Planning Engineer may, however, approve the balance of the land not contained in lots and streets to be conveyed to a non profit corporate ownership authorized under the laws of Virginia, provided that the owner or developer presents a plan, proper agreement, covenants, acceptable to the County for the development and maintenance of the open land. The members of such non profit corporate ownership shall be the owners of all the lots in the subdivision and said land to be held and used for the recreational purposes for the owners of the said subdivision lots. Covenants • O .J - 9 - shall provide that assessments, charges and costs for the maintenance of open space, whether made by the corporate ownership or the County, shall constitute a pro rata lien upon the individual lots of the subdivision, second only to . taxes, and any bona fide duly recorded first trust lien on each lot. Open space not contained in lots and streets shall not be denuded, defaced nor otherwise disturbed in any manner at any time without the approval of the appropriate County Departments and in concurrence with the County Planning Engineer. h. Any person aggrieved by any decision of the Planning Engineer, may within ten days of such decision, appeal to have a determination made by the County Planning Commission. GIVEN under my hand this 10th day of April, 1963. Edna A. Bicksler Clerk of said Board • _.t BOOTHE,DUDLEY,KOONTZ,BLANKINGSHIP AND STUMP ATTORNEYS AND COUNSELLORS AT LAW GARDNER L.BOOTHE(1872-1964) ARMISTEAD L.BOOTHE POST OFFICE BOX 189 E.WALI.ER DUDLEY ALEXANDRIA OFFICE WILLIAM W.KOONTZ 10530 PAGE AVENUE ALEXANDRIA. Box 1101 POST A.Huoo BLANEINOSHIP,JR. 711 PRINCESS STREET JOHN S.STUMP FAIRFAX,VIRGINIA 22030 FRED C.ALEXANDER,JR. ALEXANDRIA,VIRGINIA 22313 PHILIP TIERNEY CRESCENT 3-0225 J.JAY CORSON,DT ANDREW W.MCTHENIA,JR. JAMES HOWE BROWN,JR. September 20, 1965 Mr. Lindsey Santmire Director of Planning City of Fairfax Fairfax, Virginia Dear Mr. Santmire: I have reviewed the proposed town house ordinance. The requirements therein made are technical in the main, and I am therefore not commenting on these. Under subsection H, Site Plan Approval, I do suggest that the following language be considered: The submitted site plan shall contain the details of maintenance responsibility of common areas and green spaces. The developer shall provide satisfactory evidence that responsi- bility for such maintenance shall attach to owners of town houses within the development and may be enforced by liens against such town houses. Sincerely, A. H ' o Blankn g g jp., Jr. AHB/smb l h1 ✓ PROPOSED AMENDMENT TO THE ZONING ORDINANCE COVERING TOWN HOUSES R-3 T Zone A. USES PERMITTED 1 . All uses permitted in R-3 districts . 2. Town or group houses subject to approval of a site plan by the City Manager or his agents. ( T C a v.ic o L- - B. ACCESSORY BUILDING Accessory buildings other than garages may be approved as a part of the site plan approval . C. HEIGHT LIMIT Building height shall be the same as in R-3 districts. D. LOT AREA AND WIDTH REQUIREMENTS 1 . For R-3 uses permitted in an R-3 T zone, the R-3 zone regulations shall apply. 2. Every town house dwelling shall have a minimum lot area of one thousand eight hundred (1 ,800) square feet with an additional one thousand eight hundred ( 1 ,800) square feet of lot area per dwelling incorporated into either additional rear yard area which forms a common greenway at the rear of the development or pooled, with similar space from other units, into a common open space area located within the project. 3. The development shall consist of at least ten (10) dwelling units. 4 4. Every lot shall have a minimum average width of twenty (20) feet. 5. All town house dwellings, except cnd units and those on corner lots, shall occupy the full width of the lot. 6. Every dwelling unit shall have at least one completely enclosed parking space within the required one thousand eight hundred (1 ,800) square feet R-3 T 2. of lot area. Garages shall be incorporated into the main building or attached thereto. In no case shall a garage be detached from the main building. E. FLOOR AREA Every town house dwelling unit shall have a minimum gross floor area of one thousand two hundred (1 ,200) square feet of usable living area, exclusive of utility areas, attic, garage, and exclusive of basement living quarters. F. SETBACK AND YARD REQUIREMENTS 1 . Front yard setback shall be no less than twenty (20) feet from any street right of way line. 2. Any four (4) abutting town houses shall have neither the same front yard setback nor a common roof. Building setback variations, as required, shall be at least two feet, and preferably four feet. 3. Side yard setback for corner lots shall be a minimum of twenty (20) feet. 4. Every dwelling unit shall have a rear yard depth of no less than twenty (20) feet which shall be screened with walls or fences so as to pro- vide optimum privacy on a patio for the occupants of that dwelling unit. G. LOT DEVELOPMENT AND VISIBILITY REQUIREMENTS 1 . All dwelling units shall be functionally related to the existing topo- graphy. 2. No town house shall be constructed so as to provide direct vehicular in- gress or egress to any controlled access highway, major thoroughfare, or collector street. 3. In no case shall the horizontal visual distance from any point along the center line of a newly created right-of-way be greater than five hundred (500) feet, unless natural topography precludes the possibility of man made "visual blocks." R-3 T 3. H. SITE PLAN APPROVAL 1 . The site plan for the entire project and plans for a representative cluster of buildings and plans for representative dwelling units shall be reviewed by the City Manager, or his agent, for report to the City Council in regard to compliance with the conditions speci- fied herein. Site plans submitted shall contain such detailed information as is necessary to evaluate the quality of the proposed living environment including materials of construction, interior dimensions and circulation, architectural design, cluster accumulation, and such other unique fea- tures and appointments as may establish the character of the project. Maintenance contracts may be required to assure satisfactory maintenance of common areas . Landscape development plans shall be submitted to P1OP1✓l,rr\ •D`r4 ., and approved by the City Manager;, or his agent, prior to issuance of building permits by the Department of Building Inspections. In accept- P1n r,.�\ , f" ing a site plan, the City Manager, or his agent, shall determine that the natural character of the site is preserved by the site design and layout including, insofar as possible, the preservation of land form and mature plant material . I . DENSITY In no case shall the average density exceed ten (10) units per acre. J. HOME OCCUPATIONS Home occupations as defined in section 2.09 of the Zoning Ordinance of the City of Fairfax are permitted, provided there shall be no advertis- ing signs or display of any type visible from the outside.