Subdivision Ordinance CITY OF FAIRFAX, VIRGINIA
SUBDIVISION ORDINANCE
•
ADOPTED November 21, 1967
ORDINANCE NO. 1967-8
AN ORDINANCE regulating the division or redivision of land
( into two or more lots or other divisions of land and
�r regulating the construction of improvements thereon to
become Appendix A of the Fairfax City Code.
ARTICLE ONE. PURPOSE
The purpose of this ordinance, to be known as the Subdivision Ordi -
nance, is to provide for (1) the harmonious development of the City; (2) coor-
dination of roads within the subdivisions with other existing, planned or
platted roads or with other features of the City or with any road plan adopted
or approved by the Commission as part of the Commission's general plan;
(3) adequate open spaces for traffic, recreation, light and air, by dedication,
or otherwise; (4) reservation of lands for schools and other public buildings
and for parks, playgrounds, and other public purposes; (5) the conservation of
or production of adequate transportation , water, drainage, and sanitary facili -
ties; (6) the preservation of the location of and the volume and flow of water
in and other characteristics of natural streams and other waterways; (7) the
avoidance of population congestion; (8) the avoidance of such scattered or
premature subdivision of land as would involve danger or injury to health,
ilior safety, or welfare by reason of the lack of water supply, drainage, transporta-
tion or other public services or necessitate an excessive expenditure of public
funds for the supply of such services; (9) conformity of resubdivided lots to
the character of lots within the existing subdivision with respect to area,
frontage, and alignment to existing lots and streets; (10) control of subdivision
or building (except for agricultural or recreational purposes) in flood plain
areas of streams and drainage courses , and on unsafe land areas; (11) preser-
vation of outstanding natural or cultural features and historic sites or
structures; or (12) other benefits to the health, comfort , safety, or welfare
of the present and future population of the City.
ARTICLE TWO. DEFINITIONS AS USED IN THIS ORDINANCE.
1 . "Alley" - A public right of way primarily designed to afford
access to the side or rear of properties whose principal frontage is on a street.
2. "Arterial Street" - A major street as shown upon the Master Plan
providing for general access between major sections of the City and carrying a
heavy flow of traffic.
3. "Bond Committee" - A committee composed of the City Manager, City
Attorney and the Director authorized to determine the adequacy of, and approve
bonds.
4. "Building" - A structure projecting above the level of the ground,
intended for the shelter , support , or enclosure of persons , animals or chattels.
When a structure is completely separated into two or more portions by divisional
walls from the foundation up to the roof without any normal access openings each
such portion of the building shall be deemed a separate building.
5. "Collector Street" - A street serving two or more distinct sub-
divisions and allowing free access of traffic between units of the arterial
40. street system.
. 6. "Commission" shall mean the Planning Commission of the City of
Fairfax.
• 7. "Council" shall mean the City Council of Fairfax, Virginia.
8. "Director" shall mean the Director of Public Works for the City
of Fairfax.
9. "Easement" - A grant or reservation by the owner of land for the
use of all or a portion of such by others, including the public, for a specific
purpose or purposes , and which must be included in the conveyance of land
affected by such easement. The usage of the word easement for land platting
purposes in this ordinance means that such an easement area is included within
the dimensions and areas of the lots or parcels through which the easement may
run, and is not to be separated therefrom as in the case of a dedicated right
of way.
10. "Lot" shall mean a portion of a subdivision intended for transfer
L of ownership or for building development for a single building and its accessory
buildings.
11 . "Minor Street" - A street serving a residential area and light
traffic, not providing free and continuous access between parts of the arterial
street system.
12. "Plat" shall include the terms: Map, plan, plot, replat or replot.
13. "Public Improvements" - Any or all of the following: roads and
streets, alleys, grading, road pavement , curbs and gutters, sidewalks, cross-
walks and pedestrian paths, water mains, sanitary sewer lines, water supply and
sewage disposal , storm sewer lines and drainage structures, curb returns, side-
walk and driveway entrances in right of way, guard rails, retaining walls,
sodding, planting and monuments.
14. "Right of Way" - A strip of land occupied or intended to be
occupied by a road, crosswalk, railroad, electric transmission line, oil or gas
pipeline, water main, sanitary or storm sewer main, or for other special use.
The usage of the term right of way for land platting purposes in this ordinance
shall mean that every right of way hereafter established and shown on a record
kiirplat is to be separate and distinct from the lots or parcels adjoining such right
of way, and not included within the dimensions , or areas of such other lots or
parcels. Rights of way intended for roads, crosswalks, water mains, sanitary
sewers , storm drains , or other use involving maintenance by a public agency,
shall be dedicated to public use by the maker of the plat on which such right of
way is established.
15. "Service Drive" - A minor street, generally parallel and contig-
uous to a highway or arterial street, providing access to private property and
• affording access to such major traffic thoroughfares at limited intervals.
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16. "Setback of Building" shall mean the distance that a building
must be located from the lot line or boundary.
17. "Slope Easement" - An easement to permit the creation and main-
tenance of slopes necessary to stabilize construction or to stabilize lands
adjacent to construction.
18. "Subdivider" - An individual , corporation, or registered partner-
ship, owning any tract, lot or parcel of land to be subdivided, or a group of
two or more persons owning any tract, lot or parcel of land to be subdivided,
who have given their power of attorney to one of their group or to another
individual to act on their behalf in planning, negotiating for, in representing,
or executing the legal requirements of the subdivision.
19. "Subdivision" is the division or redivision of a lot , tract or
parcel of land into two or more lots or other divisions of land, for the purpose,
whether immediate or future, of transfer of ownership or building development ,
including any changes in street or lot lines; provided that the division of land
for agricultural purposes, into lots, tracts or parcels of five (5) acres or more,
and not involving any new dedicated street, shall not be deemed a subdivision.
ARTICLE THREE. MAKING AND RECORDING OF PLATS.
1 . Any subdivider of any lot, tract or parcel of land, situated
within the corporate limits of the City of Fairfax, shall cause a plat of such
subdivision, with reference to known or permanent monuments, to be made and
recorded in the Office of the Clerk of the Circuit Court of Fairfax County.
No such plat of subdivision shall be recorded unless and until it shall have been
submitted and approved by the Commission in accordance with the requirements of
this ordinance and so certified by the Chairman of the Commission. Provided,
however, that those subdivisions of five (5) lots or less not involving any
public improvements or dedications of rights of way or easements may be approved
by the Director.
2. Preliminary and final plats are required and shall be prepared by
a land surveyor or engineer duly authorized by the State of Virginia to prepare
such plats, who shall endorse upon the final plat a certificate signed by him
setting forth the source of the title of the owner of the land subdivided, and
the place of record of the last instrument in the chain of title. When the plat
is of land acquired from more than one source of title, the outlines of the
several tracts shall be indicated upon such plat.
ARTICLE FOUR. PROCEDURE.
1 . Whenever any subdivision of land is proposed, and before any
permit shall be granted, the subdivider or his agent shall apply in writing to
the Commission for approval of his subdivision plat and submit therewith three
(3) copies of a preliminary plat , which preliminary plat shall conform with
Article Five of this ordinance.
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2. Within thirty (30) days of the receipt of the preliminary plat in
the office of the Director , the Commission shall hold a hearing for the consider-
ation of the proposed subdivision which hearing may be continued from time to
time until the Commission shall have approved the subdivision or shall have
reported in writing to the subdivider those changes or modifications which it may
require in accordance with the standards and provisions of this ordinance.
3. The Commission shall require a bond to insure installation of any
required public improvements. The bond shall be of a form and with security
approved by the Bond Committee. The amount of the bond shall correspond to the
estimated construction costs as determined by the Director.
4. Upon a finding by the Commission that all of the requirements of
this ordinance have been met , the Commission shall approve the final plat to
which shall be affixed the signature of the Chairman.
5. If the Planning Commission fails to approve the subdivision or to
notify the subdivider in writing of required changes or modifications within
ninety (90) days of the date of initial hearing the subdivider may request a
hearing before the City Council of the City of Fairfax. The Director may appeal
any decision of the Commission to the Council. The Council may approve the plan
of subdivision and direct the Mayor to affix his certificate to the final plat
or may direct such modifications as it finds necessary for compliance with this
ordinance. Following any action by the City Council on such application by a
subdivider , all other provisions of this ordinance shall apply.
6. Unless the final plat shall have been recorded in the Office of
the Clerk of the Circuit Court of Fairfax County within ninety (90) days after
its final approval by the Commission or the Council , said approval shall be
deemed to have been withdrawn and no subsequent recordation shall be valid or
binding upon the City of Fairfax without further approval by the Commission or
the Council .
ARTICLE FIVE. THE PRELIMINARY PLAT.
1 . The subdivider shall present to the Commission three (3) copies
of a preliminary plat at a scale of not less than 100 feet to the inch.
2. The preliminary plat shall include the following:
a. Name of subdivision, owner, subdivider , surveyor, or
engineer , date of drawing, number of sheets, north point and scale.
b. Location of proposed subdivision by an insert map at a
scale of not less than two inches equal one mile indicating thereon adjoining
roads and their names, subdivisions and other landmarks.
c. Location of existing and proposed property lines , easements ,
water courses, and an indication of water and sewer availability.
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d. A boundary survey or existing survey of record; provided that
such survey shows a closure with an accuracy of not less than one (1) in two
thousand five hundred (2,500) ; total acreage, acreage of subdivided area, number
and approximate area of all building sites , existing buildings within the bound-
4111,r aries of the tract , names of owners and their property lines within the boundaries
of the tract and adjoining such boundaries.
é. Location, names and present widths of existing and proposed
streets, highways , easements, alleys, parks and other public open spaces.
f. All parcels of land proposed to be dedicated for public use.
g. Any proposed changes in the use, height, area, or density
districts under any zoning regulations applicable to the area.
h. The proposed lot lines with approximate dimensions.
i . Contours at vertical intervals of two (2) feet based on
USCSGS Datum.
j . Approximate limits of any flood plain.
ARTICLE SIX. FINAL SUBDIVISION PLATS.
1 . The final subdivision plat submitted for approval and subsequent
recording shall conform to the approved preliminary plat and shall be clearly
and legibly drawn in ink upon cloth or film at a scale of not less than 100 feet
to the inch. Any departure from the approved preliminary plan shall be noted by
a separate statement presented to the Commission with the final plat. Sheets
shall not exceed 24 inches x 36 inches in size.
2. The final subdivision plat shall show the following:
a. Proposed subdivision name or identifying title, location,
address of record owner or proprietor, name of surveyor or engineer.
b. Street lines , pedestrian ways , lots , reservations, ease-
ments, and areas to be dedicated to public use.
c. Sufficient data acceptable to the Director to determine
readily the location, bearing and length of every street line, lot line,
boundary line and to reproduce them on the ground. Reference should be made
to known or permanent monuments.
L d. The boundaries of the property location, graphic scale, and
the bearings referred to the true meridian or the State grid system.
e. All permanent reference monuments shown by the appropriate
symbol for the type monument used and identified in a legend or certificate.
f. All flood plain limits.
g. Certificates and statements required by Section 15. 1-476
and Section 15. 1-477, Code of Virginia , 1950, as amended.
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ARTICLE SEVEN GENERAL REQUIREMENTS AND MINIMUM STANDARDS OF DESIGN FOR THE
SUBDIVISION OF LAND.
1 . The following requirements and standards of design shall apply:
a. Streets shall have rights of way and be paved to minimum
widths as follows:
Right of Way' Surfaced2
Alleys 20 feet 19 feet
Service Drives 22 feet
Minor Streets 50 feet 36 feet
Collector Streets 60 feet 44 feet
Arterial Streets 100 feet 52 feet
Plus any additional width necessary for side
slopes and drainage appurtenances.
2 Measured between vertical curb faces.
b. Street grades where feasible shall not exceed ten per
k cent (10%).
c. Where a deflection angle of more than 10 degrees in the
alignment of a street occurs , a curve of not less than 250 feet radius shall
be introduced, except on alleys and minor streets a curve of not less than
175 feet radius may be used, measured on the center line.
d. Intersections of streets shall be at an angle as nearly
90 degrees as possible, and shall not be less than 60 degrees.
e. Proposed streets that are in alignment with existing streets
already named shall bear their names. Names of new streets shall be proposed by
the subdivider and approved by the Director.
f. Alleys may be required in the rear of lots to be used for
business purposes, and in residential lots where the subdivider shows evidence
of the need for alleys.
g. Dead end streets (cul de sac) shall be designed so that
turnabouts or the closed ends shall have a minimum radius for the vertical curb
face of at least forty (40) feet; they shall not be over six hundred (600) feet
in length.
h. Monuments of a minimum permanent quality of 1/2" x 30" iron
pipe shall be set at all angle points of the boundaries of the original tract
to be subdivided and at all lot corners, angle points and point of curvature of
street right-of-way lines at grade. There shall be at least two (2) concrete
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m.
monuments per block of a minimum quality of 3" diameter by 3 ' long, set a
minimum depth of two (2) feet.
i . Blocks shall not exceed twelve hundred (1200) feet in
length, and they shall not be less than three hundred (300) feet in length.
j . Blocks shall be wide enough to allow for two (2) tiers of
• lots of minimum depth except where prevented by topographical conditions or
size of property.
k. Arrangement of lots shall generally be at right angles to
street lines if possible or radial to curved street lines.
1 . Each lot shall front on a public street or on a dedicated
street connected to a public street with a right of way not less than fifty (50)
feet wide.
m. Lots shall be appropriately shaped for the type of building
development contemplated and shall conform to the zoning ordinance.
n. If neither a sewer nor water connection is provided, the lot
shall contain at least twenty thousand (20,000) square feet, and the installation
of a water system and a sewage disposal method shall be approved by the Health
Officer.
o. Corner lots shall be increased in size whenever necessary so
as to provide that any structure to be placed thereon shall conform to the build-
ing and set back lines of both streets. In addition to the minimum widths of
rights of way required by Article Seven, Section l .a. , additional right of way
or easements may be required to provide safe sight distances or for traffic
control .
p. A boundary survey shall be made and all other surveyed
dimensions shown on the plat shall be to an accuracy of 1 part in 10,000.
ARTICLE EIGHT. IMPROVEMENTS REQUIRED.
1 . Improvements required in a subdivision lying in whole.®r in part
in the City of Fairfax, which include any new and/or unimproved streets , storm
drainage structures, easements, extensions of,sewer or water facilities , or
rights of way shall be made in accordance with this article. Construction plans
of proposed improvements at a scale of not less than 50 feet to the inch shall
be submitted prior to approval of the final plat.
a. Streets. Streets shall be improved for the entire width of
the right of way. When the subdivision abuts an existing street, these require-
ments shall apply only to the approximate center line of that existing street.
(1) Subgrade shall be adequately compacted in accordance
with current Virginia Department of Highway specifications and shaped to the
cross-section of the finished road.
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(2) Pavement construction on an approved subgrade shall be
as follows:*
(how Alleys )
Service Drives ) (6" compacted crushed stone
(3-1/2" Type B-3 bituminous concrete
Collector Streets) (1-1/2" Type S-5 bituminous concrete
Minor Streets (6" compacted crushed stone
(3" Type S-5 bituminous concrete (to be
placed in two 1-1/2" layers. )
Arterial Streets (6" compacted crushed stone
(6-1/2" Type B-3 bituminous concrete
(1-1/2" Type S-5 bituminous concrete
*All materials and construction shall be in accordance with
current Virginia Department of Highways specifications.
Alternate pavement designs prepared by an engineer in ac-
cordance with accepted engineering practice may be approved
by the Director.
b. Concrete curb and gutter shall be provided on both sides of
all streets and shall conform to the current Virginia Department of Highways
specifications.
c. Sidewalks. Concrete sidewalks shall be provided on both sides
of all streets and shall have a minimum thickness of four inches and a minimum
width of four feet and shall be constructed of Class A concrete.
d. Sanitary Sewer and Water Mains. Sanitary sewers and water
mains shall be provided which conform with the standards and specifications of
the City of Fairfax and shall be designed to serve all lots in the proposed sub-
divisions with provisions for future extensions to adjacent properties as required
and shall be installed and connected with the municipal systems.
e. Street Signs. Street signs shall conform to the City of
Fairfax standard and shall be installed at all street intersections in a location
to be determined by the Director.
f. Drainage
(1 ) Storm Drainage - A drainage system which conforms with
standards and specifications of the City of Fairfax shall be provided consisting
of gutters , inlets , storm sewers and other appurtenances necessary to adequately
drain the subdivision in a maximum storm that may occur every ten (10) years
(10 year storm) after total development of the watershed. Inlets shall be
located to limit the spread of water in the gutter to ten (10) feet. The
hydraulic grade line of the system shall rise no higher than one (1) foot below
the grade of the gutter.
(2) Culverts - Where streams are to be conducted through
culverts a maximum storm that may occur once every twenty five (25) years shall
be used for thb design of the culvert. The design must also show that no damage
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■
will result to private or public property from flooding caused by a maximum
storm that may occur once every one hundred (100) years.
(3) Flood Plain. The final plat of every subdivision shall
show any flood plain and any proposed development shall conform with the flood
plain requirements of the zoning ordinance of the City of Fairfax.
ARTICLE NINE. CONSTRUCTION SCHEDULE AND IMPROVEMENTS.
1 . a. Improvements will be constructed on the following schedule:
First: Sanitary and Storm Sewers:
Second: Curb and gutter;
Third: Gas, Water and Underground Telephone and
Electric Lines;
Fourth: Base and Substructure Work for Streets;
Fifth: Wearing surface of streets not sooner than six
months after completion of substructure work if
the street is to be subsequently used for con-
struction traffic within the six-month period.
b. Adequate drainage will be provided at all times during
construction.
c. The Director may, for good cause shown, alter the foregoing
construction schedule by written drorective to the subdivider or his representative.
2. Inspection and supervision of improvements during installation.
a. Inspections during the installation of the physical improve-
ments shall be made by the Director or his designated agent to insure conformity
with the approved plans and specifications. The subdivider shall notify the
Director within twenty-four (24) hourspprior to the beginning and completion of
each phase of all improvements in connection with the subdivision.
b. The subdivider shall provide adequate supervision on the
project site during the installation of all required improvements and have a
responsible superintendent or foreman together with one set of approved plans
tor and profiles available at the project site at all times when work is being
performed.
ARTICLE TEN. VARIANCES.
1 . Where a subdivider or the Director can show a provision of this
ordinance would cause an unnecessary hardship if strictly adhered to, and where,
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MIL
because of topographical or other conditions peculiar to the site, in the
opinion of the Commission a departure may be made without destroying the intent
- of such provision, the Commission may authorize a variance. Any variance thus
authorized is required to be entered in writing in the minutes of the Commission
and the reason on which the departure was justified set forth.
ARTICLE ELEVEN. PENALTIES.
Any owner or proprietor of any tract of land who violates any of the
provisions of this ordinance shall be guilty of a misdemeanor and upon conviction
thereof shall be punished as provided in Section 1-7 of the Fairfax City Code.
Each day any such violation shall continue shall constitute a separate offense.
ARTICLE TWELVE. GENERAL PROVISIONS.
1 . Except as expressly provided, this ordinance shall not be deemed
to repeal or modify or otherwise affect in any manner any other ordinance,
resolution, rule or regulation of the City of Fairfax; provided that wherever
this ordinance imposes more stringent regulations, restrictions, limitations , or
requirements , the provisions of this ordinance shall prevail .
2. If any section, sub-section, sentence, clause or phrase of this
ordinance is for any reason held to be void or unconstitutional , such invalidity
shall not affect the validity of the remaining provisions of this ordinance.
The Council hereby declares that it would have passed this ordinance and every
section, sub-section, sentence, clause or phrase thereof, irrespective of the
fact that any one or more sections , sub-sections , sentences; clauses or phrases
be declared void or unconstitutional.
3. This ordinance hereby repeals the Subdivision Ordinance adopted
by the Town of Fairfax, Virginia, on April 1 , 1959, and its amendments.
4. This ordinance, upon its adoption, shall become and remain in
effect on and after the 21st day of November, 1967, and shall become Appendix A
to the City Code of the City of Fairfax.
Introduced: September 26, 1967
Adopted: November 21 , 1967
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TOWN OF FAIRFAX, VIRGINIA
• SU BDIVISION ORDINANCE
N
TOWN OF FAIRFAX VIRGINIA
SUBDIV' SI ON CRDI NANCE
ARTICLE ONE. DEFINITIONS AS USED IN THIS ORDINANCE.
1 . "Commission" shall mean the official Planning Commission of the Town of
Fairfax.
2. "Engineer" shall mean the Engineer for the Town of Fairfax.
3. A "subdivision" is a division of a lot, tract, or parcel of land into
three or more lots, tracts or parcels for the purpose, whether immediate or future,
of transfer of ownership, or of building development. Provided, however, that
et or
divisions of land in parcels of two acres or more not involving any new street lot,
easement of access shall be exe ietheretbeingfthree dwelling
moreunits
such dwelling
tract, or, parcel of land, resulting n
units on such lot, tract or parcel of land, shall also be deemed to be a sub-
division for the purpose of this ordinance.
4. "Plat" shall include the terms: Map, plan, plot, replat or replot.
5. "Lot" shall mean a portion of a subdivision intended for transfer of
ownership or for building development for a single building and its accessory
buildings.
6. "Building Setback" shall mean the distance that a building must be set
back from the lot line or boundary.
7. "Council" shall mean the Town Council of Fairfax, Virginia.
ARTICLE TWO. MAKING AND RECORDING OF PLATS.
1 . Any owner or any proprietor of any tract of land, situated within the
ame shall
corporate limits of the Town of FairfhxPeferenceatowho
knownborvpermanentsmonuments,
cause a plat of such subdivision, with
be made and recorded in the Office of the Clerk of the Circuit Court of Fairfax
County. No such plat of subdivision seaPlanningcoCommissionsinnaccordance whthlthe
until it have been submitted and approved by the
set forth in this ordinance and so certified by its secretary or the
Town Engineer.
2. Every such plat shall be prepared by a certified land surveyrr duly
licensed by the State of Virginia, who shall endorse upon each such plat
certificate signed by him setting forth ferd of the
rcosrolaste�nstrumentthn owner of
the land subdivided, and the place of
title. When the plat is of land shall be indicated upon
dl ' diensuch platCe of title,
the outlines of the several tracts
Every such plat, or the deed
fdelend surveyor
wich such plat
asstatementattached,
shall contain in addition to the certified
to the effect that the above and foregoing subdivision of herewinsertecorrect
description of the land subdivided) as appears in this plat proprietors h ree con-
sent and
trustees,ees in i a any, with proprietors and trustees,
tfuanyes, if hay,
if any, and shall be duly acknowledged ecs xecuted
hbefore mandfacknowledged,ZShall be filed
acknowledgments of deeds, and when
recorded in the Office of the
theClerk
ownersfof the
theCircuit
lands signingfsuchrstatement�H
and indexed under the names o f
and under the name of the said subdivision,
ARTICLE THREE. PROCEDURE.
1 . Whenever any subdivision of land is proposed, and before any permit for
the erection of a structure shall be granted, the subdivider or his agent pshall
apply in writing to the for his
three (3) copies of the preliminary
The subdivider shall submit his preliminary layout in conformity with
Article IV of this ordinance.
3. After reaching a tentativedeonatuaimeeting oft'hesCommissionSCUAfter the
such
preliminary layout with the subdivider d s in writing to
discussion the Commission shall communicate within thirty 1(30) ay
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the developer: (1) specific changes that are required in the preliminary layout;
(2) the character and extent of public improvements that will have to be made in
keeping with the public health, safety, morals and general welfare, and (3) the
amount of construction or improvement or the amount or performance bond which it
will require as a prerequisite to approval of the final subdivision plat.
4. The subdivider shall within six (6) months, after official notification
by the Commission in respect to the preliminary layout, file with the Commission
the final subdivision plat in accordance with Article V. There shall be three (3)
copies on a scale of not more than 100 feet to the inch in addition to the original .
5. The Commission shall , within fifteen (15) days from the date of sub-
mission of the final plat, approve, modify, or disapprove such plat, and failure
Y
to act
within 15 days
shall be deemed approval .
6. Approval of the plat shall not be finally effective until the subdivider
has complied with the general requirements and minimum standards of design in
accordance with Article VI and made agreement as to the improvements as required
by Article VII , to the satisfaction of the Commission and so certified on said
plat by its secretary or other agent designated by the Commission.
7. Unless the owner of the subdivision shall have said plat recorded in
the Office of the Clerk of the Circuit Court of Fairfax County within ninety (90)
days after its final approval by the Commission and before any lots are sold in
said subdivision, the approval of the plan of said subdivision shall be deemed to
have been withdrawn and said plat shall be marked "Void" and returned to the
Commission.
ARTICLE FOUR. THE PRELIMINARY LAYOUT,
1 . The subdivider shall present to the Commission three (3) copies of a
preliminary layout at a scale of not more than 100 feet to the inch.
2. The preliminary layout shall include the following:
a. Proposed subdivision name or identifying title and a description of
the location.
b. Name and address of record owner or proprietor, and designer of
preliminary layout.
c. Location of property lines, existing easements, buildings, water
courses, existing sewers and water mains, culverts, drains and other essential
features.
d. The names of all subdivisions immediately adjacent and the names of
owners or former owners of record of adjacent property.
e. Location, names and present widths of existing and proposed streets,
highways, easements, building line, alleys, parks and other public open spaces.
f. All parcels of land proposed to be dedicated for public use.
g. Any proposed changes in the use, height, area, or density districts
under any zoning regulations applicable to the area.
h. Date, meridian line (note meridian line used) and scale.
i . Metes and bounds description and map of survey of the tract boundary
made and certified by a certified land surveyor.
j . Connections with existing sanitary sewers and existing water supply
or alternate means of sewage disposal and water supply.
k. Provision for collecting and discharging surface drainage and pre-
liminary designs for any bridges or culverts which may be required.
1 . The proposed lot lines with dimensions.
m. The location of proposed sidewalks, sanitary sewers, storm drains,
water mains, curbs and gutters and the sizes and types thereof, and the location
of manholes and basins and underground conduits.
n. Contours at vertical intervals of not more than five (5) feet, and
when required by the Commission intcr'i'ls of less than five (5) feet.
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ARTICLE FIVE. FINAL SUBDIVISION PLATS.
1 . The subdivision plat submitted for approval and subsequent recording
shall be clearly and legibly drawn in ink upon tracing cloth at a scale.
2. The subdivision plat shall show the following:
a. Proposed subdivision name or identifying title, location, address
of record owner or proprietor, name of licensed certified land surveyor.
b. Street lines, pedestrian ways, lots, reservations, easements, and
areas to be dedicated to public use.
c. Sufficient data acceptable to the Commission to determine readily
the location, bearing and length of every street line, lot line, boundary line
and to reproduce them on the ground . Reference should be made to known or per-
manent monuments and, where practicable, to the state system of plane co-ordinates.
d. The boundaries of the property location, graphic scale, and the
bearings referred to the true meridian.
e. Every such plat shall show all lands which the owner proposes to
dedicate for public use.
f. All permanent reference monuments shown by an appropriate symbol
for the type monument used and identified in a legend.
ARTICLE SIX. GENERAL REQUIREMENTS AND MINIMUM STANDARDS OF DESIGN FOR THE
SUBDIVISION OF LAND.
1 . The following requirements and standards of design shall apply:
a. All street right-of-way widths shall be not less than fifty (50) feet.
Alleys shall be not less than twenty (20) feet in width.
b. Street grades shall not exceed ten percent ( 10%) .
c. Where a deflection angle of more than 10 degrees in the alignment
of a street occurs, a curve of reasonably long radius shall be introduced.
d. Intersections of streets shall be at an angle as nearly 90 degrees
as possible, and shall not be less than 60 degrees.
e. Proposed streets that are in alignment with existing streets already
named shall bear their names. No new street shall duplicate names of existing
streets.
f. Alleys shall be provided in the rear of lots to be used for business
purposes, and in residential lots where the subdivider shows evidence to the Com-
mission of the need for alleys.
g. Dead end streets (cul de sacs) shall be designed so that turnabouts
or the closed ends shall have a minimum radius for the outside curb of at least
fifty (50) feet; they shall not be over four hundred (400) feet in length.
h. Monument having a minimum permanent quality (1/2" x 3' iron pipe)
shall be set at all corners and angle points of the boundaries of the original
tract to be subdivided and at all street intersections. Set at a minimum of two
feet, corners of each subdivision shall be a permanent concrete monument 41° square
by 3' long.
i . Blocks shall not exceed 800 feet in length, and they shall not be
less than 300 feet in length.
j . Blocks shall be wide enough to allow for two (2) tiers of lots of
minimum depth except where prevented by topographical conditions or size of pro-
perty, in which case the Commission may alter the size.
k. Arrangement of lots shall be at right angles to street lines if
possible or radial to curved street lines.
1 . Each lot shall front on a public street or on a dedicated street
connected to a public street with a right of way not less than fifty (50) feet
wide.
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m. The shape of residential lots shall be as the Commission deems
appropriate for the type of building development contemplated, size shall con-
form to the zoning ordinance of the Town of Fairfax.
n. If neither a sewer nor water connection is provided, the lot shall
contain at least twenty thousand (20,000) square feet, and the installation of a
water system and a sewage disposal method shall be approved by the Fairfax County
Health Officer.
o. Corner lots shall be increased in size whenever necessary so as to
provide that any structure to be placed thereon shall conform to the building and
set back lines of both streets.
p. All lot corner markers shall be permanently located one-half inch
(if metal) in diameter and at least 24 inches in length, and located in the ground
to existing grade.
q. Due consideration shall be given by all subdividers and by the
Commission to sites for schools and other public uses.
r. A boundary traverse shall be run and all other surveyed dimensions
shown on the plat shall be to an accuracy of 1 part to 10,000.
2. Building setbacks shall in all cases conform to those established in
any zoning regulations.
ARTICLE SEVEN. IMPROVEMENTS REQUIRED.
1 . Improvements required in the subdivision lying in whole or in part in
the Town of Fairfax, which include any new streets, any easements, extension of
sewer or water system, or right of way connecting two public streets, shall be
made in accordance with this article.
a. Streets. Streets shall be graded for the entire width (fifty feet)
of the right of way. The distance from back of curb to back of curb shall be at
least thirty feet. The hard surface shall extend from curb to curb or gutter to
gutter.
(1) Subgrade shall be shaped to the cross-section of the finished road.
(2) The base course shall consist of at least 6 inches of compacted
pit-run sand and gravel or 6 inches of compacted crushed stone which shall conform
with the Virginia Department of Highway Specifications for these materials. The
surface course shall consist of at least 2 inches of Type 1 -3 bituminous concrete
which shall conform with the requirement of Section 236.07 of the Virginia Depart-
ment of Highway Specifications, dated April 1 , 1954, for these materials, and shall
be constructed in accordance with Section 327 of these Specifications.
b. Curb and Gutter. Concrete curb and gutter shall be provided on both
sides of the street and shall have the following minimum dimensions:
From the inside edge of gutter to the face of the curb, eighteen
inches ( 18") .
Thickness of gutter - seven inches (7") .
Height of curb - six inches (6") .
Thickness of curb - six inches (6") .
c. Sidewalks. Concrete sidewalks shall be provided on both sides of
the street, and shall have a minimum thickness of four inches and a minimum width
of four feet.
d. Sanitary Sewer and !later Mains. Sanitary sewers and water mains
shall be provided which conform with the standard specifications of the Town of
Fairfax, and shall be designed to serve all lots : n the proposed subdivision and
shad be installed and connected with the municivl water and sewer systems, pro-
viding connections with each lot or building site.
e. Street Signs . Street signs of a design approved by the Planning
Commission shall be installed at all street intersections.
f. Storm Drainage. Street drainage system. A drainage system shall
be provided consisting of gutters, storm sewers and other appurtenances necessary
to adequately drain the subdivision in a maximum one-half hour storm that according
to the rainfall intensity and run off co-efficient curves occurs every ten to
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thirteen years. the rational formula is the basis upon which street drainage
structures are to be designed, and they shall conform to the minimum standards
of the Town of Fairfax.
ARTICLE EIGHT. VARIANCES.
1 . Where a subdivider can show that a provision of this ordinance would
'cause an unnecessary hardship if strictly adhered to, and where, because of
topographical or other conditions peculiar to the site, in the opinion of the
Commission a departure may be made without destroying the intent of such provision,
the Commission may authorize a variance. Any variance thus authorized is required
to be entered in writing in the minutes of the Commission and the reason on which
the departure was justified set forth.
ARTICLE NINE. PENALTIES.
1 . Any owner or proprietor of any tract of land who in subdividing that
tract of land violates any of the provisions of this ordinance shall be guilty of
a misdemeanor, punishable by a fine of not less than ten dollars ($10.00) and
Apt more than two hundred and fifty dollars ($250.00) and each day after the first
wring which violation shall continue shall constitute a separate violation.
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AMENDMENT
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Be it ordained by the Town Council of the Town of Fairfax, Virginia
that the Subdivision Ordinance of the Town be amended as Follows:
ARTICLE THREE, Par. 3, delete clause (3) .
Add the following paragraph to ARTICLE THREE:
3a. in lieu of the completion before final subdivision plat approval
of any work, improvements or utilities required of a subdivider under the
terms of this ordinance, the Planning Commission shall require a completion
and performance bond in the amount of one hundred per cent (100%) of such
work, improvements or utilities . Such bonds shall have a surety or security
approved b/ the Bond Committee appointed by the Mayor, and shall include
conditions satisfactory to the Planning Commission, and shall provide for
and secure to the Town of Fairfax the actual construction and installation
of such work, improvements and utilities within a period to be specified
by the Planning Commission.
Adopted and approved the 1st day of April , 1959.
AMENDMENT
TO
SUBDIVISION ORDINANCE
ARTICLE ONE. DEFINITIONS AS USED IN THIS ORDINANCE.
1. Delete paragraph 3 in its entirety.
2. Insert the following as paragraph 3 :
"Subdivision is the division or redivision of a lot, tract
or parcel of land into two or more lots or other divisions of land, for
the purpose, whether immediate or future, of transfer of ownership or
building development, including any changes in street or lot lines; pro-
vided, that the division of land for agricultural purposes, into lots,
tracts or parcels of five (5) acres or more, and not involving any new
street, shall not be deemed a subdivision. "
Adopted : June 7, 1966 .
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