19741217 1974-18ORDINANCE NO. 1974-18
AN ORDINANCE AMENDING AND REENACTING IN
ITS ENTIRETY SECTION 11 (ZONING SCHEDULE)
OF THE ZONING ORDINANCE OF THE CITY OF
FAIRFAX, VIRGINIA.
BE IT ORDAINED by the City Council of the City
of Fairfax, Virginia, that Section 11 (Zoning Schedule)
of the Zoning ordinance of the City of Fairfax, Virginia,
be and it hereby is amended and reenacted to read in its
entirety as follows:
1974-18
R-1 Zone
Residential Zone
The following regulations shall apply in all R-1 districts:
A. The following uses are permitted by right:
1. Single-family dwellings and their accessory buildings;
2. Agricultural use provided no animals may be kept within 100 feet
of any property line.
B. The following uses may be permitted subject to securing a special use
permit as provided in subsection E of this zone~
3.
4.
5.
6.
7.
8.
9.
10.
Churches;
Governmental use;
Golf courses;
Plant nurseries;
Hospitals for treatment of human beings;
Nursing homes;
Electric transformers and substations;
Telephone repeater stations;
Club houses and grounds not conducted for gain (including
swimming pools);
Schools of general instruction and nursery schools complying with
the provisions of Section 14 of this ordinance;
!1. Lodge halls;
12. Customary home occupations;
13. Private tennis courts.
Uses Prohibited: All uses not specifically permitted are prohibited.
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1974-18
De
Height, area, setbacks and lot width:
1. Maximum height: Not to exceed three (3) stories.
Ee
2. Lot a rea:
Minimum lot area of twenty thousand (20,000) square feet (one
single family dwelling and accessory buildings may be erected
on any lot of record prior to the adoption of this ordinance
which contains at least 7,500 square feet of area. Side set-
back on such lots may be reduced to not less than 12 feet);
b. Average lot area of twenty-one thousand, seven hundred eighty
(21,780) square feet.
3. Building Restriction Line:
ae
Front: Fifty (50) foot setback except that on a street
which has a right-of-way of less than fifty (50) feet the
building restriction line shall be seventy-five (75) feet
from the established center line;
b. On corner lots the BRL shall apply to all streets and the side
setback shall be applied to the remaining property line(s).
Setbacks: (detached accessory building or structure may have a
minimum setback of five (5) feet from the side and rear property
lines, provided that said detached structure is at least seven (7)
feet away from any adjoining structure)
a. Side: Fifteen (15) foot setback;
b. Rear: Twenty-five (25) foot setback.
5. Lot width: Minimum lot width at the BRL:
a. Interior lot: One hundred (lO0) feet;
b. Corner lot: One hundred twenty-five (125) feet.
Any special use permit required in this zone shall be issued only by
the City Council in accordance with the procedure hereinafter set out.
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1974-18
Procedure:
An applicant for a special use permit under this subsection E
shall make application to and on forms provided for that purpose
by the Zoning Administrator, and the application shall be
accompanied by a fee of fifty dollars ($50).
Each such application within thirty (30) days after filing shall
be placed upon an agenda of a City Council meeting and the City
Council shall schedule a public hearing upon the application, and
shall cause to be advertised by publication once a week for two
(2) successive weeks in a newspaper published in or having general
circulation in the City of Fairfax a notice of the time and place
of the public hearing. This hearing shall be not less than twelve
(12) days nor more than twenty-eight (28) days after final pub-
lication of the notice. At least ten (10) days prior to the date
of any such public hearing the property shall be posted by the City
and the applicant shall notify all adjacent and at least three (3)
additional neighboring property owners by certified mail.
The City Council is hereby empowered to grant special use permits
when in the judgment of the Council such special use permit shall
be in harmony with the general purpose and intent of the zoning
regulations and map, such use will not be objectionable by reason
of smoke, dust, odor, vibration or sight and will not tend to af-
fect adversely the use of neighboring property or the welfare of
persons living and working in the neighborhood of the proposed use.
The City Council in considering any application for a special use
permit shall consider the following factors and standards: The
size and shape of the lot on which the use is proposed, access to
streets for both vehicular and pedestrian traffic, taking into con-
sideration future increase of vehicular traffic, lighting, noise,
traffic, sight, smoke, dust, odor, vibration and other factors which
may affect the serenity of the neighborhood, the safety and move-
ment of vehicular traffic upon adjacent streets, the safety of children
living in the area, the location, height and design of buildings,
walls, fences and landscaping proposed and over-all impact of the
proposed use upon the development and use of adjacent land.
o
The City Council shall have the power, except as otherwise provided
to impose conditions upon the issuance of any special use permit
and to require bond acceptable to the Bond Committee of the City
Council of any applicant to insure compliance with such conditions.
No occupancy permit shall be issued for any such use until all con-
ditions of the special use permit have been complied with. In
imposing such said conditions, the Council shall be guided by the
standards and considerations as set forth in subsection E.3., 4.
-4-
1974-18
Fe
No order of the City Council permitting the erecting, alteration,
or use of a building shall be valid for a period exceeding twelve
(12) months, unless building permit(s) for the erection of each of
such building or buildings is/are obtained, construction is begun
within said period and construction proceeds to completion in ac-
cordance with said permit(s). In the event said order does not
involve the construction of any building the order of the Council
permitting the use shall not be valid for a period exceeding six
(6) months unless such use is established within six (6) months.
Other Applicable Sections:
1. Site Plan: See Section 3 subsection 3.17 et seq.
2. Parking: See Section 6.
3. Erosion and Sedimentation Control: See Section 15.
4. Trees: See Section 17.
5. Architectural Control District: See Sections 13 and 18.
6. Storm Drainage Facilities: See Section 19.
7. General Regulations and Provisions: See Section 3.
-5-
1974-18
R-2 Zone
Residential Zone
The following regulations shall apply in ali R-2 districts:
A. The following uses are permitted by right:
1. Single-family dwellings and their accessory buildings;
2. Agricultural use provided no animals may be kept within 100
feet of any property line.
B. The following uses may be permitted subject to securing a special
use permit as provided in subsection E of this zone:
1 Churches;
2 Governmental use;
3 Golf courses;
4 Plant nurseries;
5 Hospitals for treatment of human beings;
6 Nursing homes;
7. Electric transformers and substations;
8. Telephone repeater stations;
9. Club houses and grounds not conducted for gain (including
swimming pools);
10. Schools of general instruction and nursery schools complying
with the provisions of Section 14 of this ordinance;
11. Lodge halls;
12. Customary home occupations;
13. Private tennis courts;
14. Tourist homes.
C. Uses Prohibited: All uses not specifically permitted are prohibited.
-6-
1974-18
R-2 Zone
D. Height, area, setbacks and lot width:
1. Maximum height: Not to exceed three (3) stories.
2. Lot area:
Minimum lot area of twelve thousand five hundred (12,500)
square feet (one single family dwelling and accessory
buildings may be erected on any lot of record prior to
the adoption of the ordinance which contains at least
7,500 square feet of area. Side setback on such lots
may be reduced to not less than 12 feet);
b. Average lot area of fifteen thousand (15,000) square feet.
3. Building Restriction Line:
ao
Front: Thirty-five (35) foot setback, except that on a
street which has a right-of-way of less than fifty (50)
feet the BRL shall be sixty (60) feet from the established
center line;
On corner lots the BRL shall apply to all streets and
the side setback shall be applied to the remaining
property line(s).
Setbacks: (detached accessory building or structure may have
a minimum setback of five (5) feet from the side and rear
property lines, provided that said detached structure is at
least seven (7) feet away from any adjoining structure)
a. Side: Fifteen (15) foot setback;
b. Rear: Twenty-five (25) foot setback.
5. Lot width: Minimum lot width at BRL:
a. Interior lot: Ninety (90) feet (2~ of lots in recorded
subdivisions may be 5 feet narrower than minimum);
b. Corner lot: One hundred fifteen (115) feet.
Any special use permit required in this zone shall be issued only by
the City Council in accordance with the procedure hereinafter set out.
Procedure:
1. An applicant for a special use permit under this subsection E
shall make application to and on forms provided for that
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1974-18
R-2 Zone
purpose by the Zoning Administrator, and the application shall be
accompanied by a fee of fifty dollars ($50).
2. Each such application within thirty (30) days after filing shall be
placed upon an agenda of a City Council meeting and the City Council
shall schedule a public hearing upon the application, and shall cause
to be advertised by publication once a week for two (2) successive
weeks in a newspaper published in or having general circulation in
the City of Fairfax a notice of the time and place of the public hear-
ing. This hearing shall be not less than twelve (12) days nor more
than twenty-eight (28) days after final publication of the notice.
At least ten (10) days prior to the date of any such public hearing
the property shall be posted by the City and the applicant shall
notify all adjacent and at least three (3) additional neighboring
property owners by certified mail.
3. The City Council is hereby empowered to grant special use permits
when in the judgment of the Council such special use permit shall
be in harmony with the general purpose and intent of the zoning
regulations and map, such use will not be objectionable by reason
of smoke, dust, odor, vibration or sight and will not tend to
affect adversely the use of neighboring property or the welfare
of persons living and working in the neighborhood of the proposed
use.
Se
The City Council in considering any application for a special use
permit shall consider the following factors and standards: The
size and shape of the lot on which the use is proposed, access to
streets for both vehicular and pedestrian traffic, taking into con-
sideration future increase of vehicular traffic, lighting, noise,
traffic, sight, smoke, dust, odor, vibration and other factors
which may affect the serenity of the neighborhood, the safety and
movement of vehicular traffic upon adjacent streets, the safety
of children living in the area, the location, height and design
of buildings, walls, fences and landscaping proposed and over-all
impact of the proposed use upon the development and use of adjacent
land.
The City Council shall have the power, except as otherwise pro-
vided to impose conditions upon the issuance of any special use
permit and to require bond acceptable to the Bond Committee of
the City Council of any applicant to insure compliance with such
conditions. No occupancy permit shall be issued for any such
use until all conditions of the special use permit have been
complied with. In imposing such said conditions, the Council
shall be guided by the standards and considerations as set forth
in subsection E.3., 4.
-8-
1974-18
R-2 Zone
No order of the City Council permitting the erecting, alteration,
or use of a building shall be valid for a period exceeding twelve
(12) months, unless building permit(s) for the erection of each
of such building or buildings is/are obtained, construction is
begun within said period and construction proceeds to completion
in accordance with said permit(s). In the event said order does
not involve the construction of any building the order of the
Council permitting the use shall not be valid for a period ex-
ceeding six (6) months unless such use is established within six
(6) months.
F. Other Applicable Sections:
1. Site Plan: See Section 3 subsection 3.17 et seq.
2. Parking: See Section 6.
3. Erosion and Sedimentation Control: See Section 15.
4. Trees: See Section 17.
5. Architectural Control District: See Sections 13 and 18.
6. Storm Drainage Facilities: See Section 19.
7. General Regulations and Provisions: See Section 3.
-9-
1974-18
R-3 Zone
Residential Zone
The following regulations shall apply in all R-3 districts:
A. The following uses are permitted by right:
1. Single-family detached dwellings and their accessory buildings;
2. Semi-detached dwellings.
B. The following uses may be permitted subject to securing a special use
permit as provided in subsection E of this zone:
!. Churches;
2. Governmental use;
3. Golf courses;
4. Plant nurseries;
5. Hospitals for treatment of human beings;
6. Nursing homes;
7. Electric transformers and substations;
8. Telephone repeater stations;
9. Club houses and grounds not conducted for gain (including
swimming pools);
10. Schools of general instruction and nursery schools complying
with the provisions of Section 14 of this ordinance;
ll. Lodge halls;
12. Customary home occupations;
13. Private tennis courts;
14. Tourist homes;
15. Rooming houses;
16. Eleemosynary institutions, subject to the following conditions:
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1974-18
R-3 Zone
Co
a. Minimum lot area: Thirty-four thousand (34,000) square feet;
b. No encroachment into front, side and rear yard setbacks with
any parking or structures;
c. Maximum number of parking spaces permitted shall be no more
than ten (10), and all parking shall be provided off-street
and shall be screened in such a manner as to be unobtrusive
to adjacent uses;
d. The site shall have a common boundary on at least one side
by commercial or industrial zoning;
e. Provided, however, and notwithstanding any provision to the
contrary, the special use permit required hereunder shall
only be issued by the City Council in accordance with the
procedure set out in subsection E of this zone.
Uses Prohibited: Ali uses not specifically permitted are prohibited.
Height, area, setback and lot width:
Maximum height: Building height shall not exceed three (3)
stories or thirty-five (35) feet measured on all exposed external
walls; any basement that has any wall three (3) feet above the
ground shall be counted as a story.
2. Lot area:
Minimum lot area of ninety-five hundred (9,50~square feet
(one single family d~elling and accessory buildings may be
erected on any lot of record prior to the adoption of this
ordinance which contains at least 7,500 square feet of area.
Side setback on such lots may be reduced to not less than
12 feet)
Average lot area of ten thousand five hundred (10,5OO) square
feet; use of out lots shall not be allowed in computing
average lot size.
3. Building Restriction Line:
Front: Twenty-five (25) foot setback, except that on a
street which has a right-of-way of less than fifty (50) feet
the BRL shall be fifty (50) feet from the established center
line;
b. On corner lots the BRL shall apply to all streets and the
side setback shall be applied to the remaining property line(s).
- 1] -
1974-18
RT-6 Zone
Townhouse Zone
Intent
This zone is intended to maintain the character of low-density resi-
dential areas by providing for the development of townhouses with adequate
open space to serve the needs of its residents.
A. The following uses are permitted by right:
Be
1. Townhouse dwelling units.
The following uses are permitted subject to securing a special use
permit as provided in subsection G of this zone:
1. Schools of general instruction;
2. Nursery schools;
3. Swimming pools;
4. Customary home occupations.
C. Uses Prohibited: All uses not specifically permitted are prohibited.
D. Area, setback, height and density:
1. Area:
a. There shall be a minimum of three (3) acres for each townhouse
project;
b. Lot: There shall be a minimum lot area of sixteen hundred
(1600) square feet with an average lot area of eighteen
hundred (1800) square feet.
Setbacks:
Front: There shall be a minimum front yard setback of ten
(10) feet with at least twenty (20) percent of the units in
any series having a twenty (20) foot minimum setback. No
more than two (2) abutting townhouses shall have the same
front yard setback. Abutting series of townhouses shall have
at least a building line setback variation of two (2) feet;
b. Side: None, except side yard setback on corner lots shall be
a minimum of twenty (20) feet;
c. Rear: Every dwelling unit shall have a rear yard depth of
not less than twenty (20) feet.
Maximum height: Building height shall not exceed three (3) stories
or thirty-five (35) feet measured on all exposed external walls; any
basement that has any wall three (3) feet above ground shall be
counted as a story.
1974-18
RT-6 Zone
Density: The density shall not exceed six (6) townhouse dwelling~
units per acre.
Dwelling Unit Requirements:
a. Building width: Every townhouse shall have a minimum width of
at least eighteen (18) feet and every townhouse except end units
shall cover the entire width of the lot upon which it is
situated;
Coverage and floor area:
(1) Every townhouse dwelling unit shall have a minimum
ground coverage area of not less than six hundred eighty
(680) square feet;
(2) Every townhouse shall have a minimum of nineteen hundred
(1900) square feet of gross floor area, excluding the
attic.
Lot development and open space:
a. No townhouse shall be constructed so as to provide direct
vehicular ingress or egress to a collector street, a thorough-
fare or an arterial highway as described in the Comprehensive
Development Plan for the City;
b. There shall be required nine hundred (900) square feet of
open space per dwelling unit in any townhouse project. Any
area designated as open space shall not be smaller in area
than eight hundred (800) square feet, except that ten (10)
percent of the required open space area may be exempt from
the eight hundred (800) square foot open space area require-
ment;
c. The developer of a townhouse project may reduce the open
space required provided that such area is made a part of a
lot, and provided further that the area required for open
space is not used in computing the required lot area or lot
average;
d. There shall be no more than nine (9) townhouses attached in
any one series, and there shall be a distance equal to one-
half (1/2) the average height of the end units between any
two (2) series;
e. Visual sight distance at intersections: On any corner lot
in an RT Zone there shall be no planting, structure, re-
taining wall, fence, shrubbery or other visual obstacle
higher than a height of two (2) feet six (6) inches above
-15-
1974-18
RT-6 Zone
the street level within the imaginary prism formed at said
corner by the intersecting right-of-way lines and a line
connecting two (2) points, each forty-five (45) feet from
their intersection with a height as stated above measured
along said right-of-way lines. (See Figure 1);
-16 -
1974-18
RT-6r Zone
In no case shall the front yard of an end unit (B in Figure
2) which is adjacent to or visible from the rear yard (A in
Figure 2) of any townhouse be 9reater than that shown in
Fi9ure 2.
-
Fi'GURE 2
ee
Site Plan Approval:
A developer shall submit to the Planning Commission a site plan
in accordance with Section 3..173 et seq, of this
ordinance, which si~e plan shall be finally approved by the
Planning Commission prior to the issuance of a building permit.
2. The Planning Commission shall approve the site plan if it finds:
a. That all requirements of the Subdivision and Zoning Ordinances
of the City of Falrfax, Virginia, have been complied with; and
b. That the following additional specific requirements have been
complied with in a manner which (1) will not be detrimental
to the public welfare or injurious to property or improve-
ments in the neighborhood; (2) will be in accord with the
provisions of this ordinance and the Comprehensive Plan of
the City of Fairfax, Virginia; (3) is ~arranted by topographic
conditions of the site; and (4) will provide a more harmonious
living environment within the development:
-17-
1974-18
RT-6 Zone
Fe
(1)
The developer shall provide adequate and safe vehicular
and pedestrian circulation within the townhouse project
and between the townhouse project and adjacent areas;
(2)
The developer shall provide screening in accordance with
Section 3.174 between the townhouse project and adjacent
residential areas unless modification or elimination of
such screening is warranted by topographic or other
unusual conditions;
(3)
(4)
The developer shall provide a visual barrier between
each two series or ei9hteen units built facing any
street or internal circulation area unless modification
or elimination of such visual barrier is warranted by
topo9raphic or other conditions;
The developer shall demonstrate that adequate water supply,
fire protection, storm drainage, and sanitary sewer
facilities are available to the project;
(5)
The developer shall provide curbs, gutters, storm drain-
age structures, sidewalks, entrances and exits in ac-
cordance with applicable established design criteria,
construction standards and specifications;
(6) The developer shall present 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 property owners in favor
of the City of Fairfax or its assignee.
3. The applicant may be required to resubmit to the Planning Commis-
sion a final site plan incorporating all Planning Commission
changes and requirements prior to the issuance of a building
permit.
The applicant shall submit to the Planning Commission a plat and deed
of subdivision in accordance with the Subdivision Ordinance of the City
of Fairfax, Virginia, and said subdivision shall be approved by the
Planning Commission and recorded among the land records before issuance
of a building permit.
Any special use permit required in this zone shall be issued only by the
City Council in accordance with the procedure hereinafter set out.
Procedure:
1. An applicant for a special use permit under this subsection G
shall make application to and on forms provided for that purpose
-18-
1974-18
RT-6 Zone
o
by the Zoning Administrator, and the application shall be ac-
companied by a fee of fifty dollars ($50).
Each such application within thirty (30) days after filing shall
be placed upon an agenda of a City Council meeting and the City
Council shall schedule a public hearing upon the application
and shall cause to be advertised by publication once a week for
two (2) successive weeks in a newspaper published in or having
general circulation in the City of Fairfax a notice of the time
and place of the public hearing. This hearing shall be not less
than twelve (12) days nor more than twenty-eight (28) days after
final publication of the notice. At least ten (10) days prior to
the date of any such public hearing the property shall be posted
by the City and the applicant shall notify all adjacent and at
least three (3) additional neighboring property owners by certified
mail.
The City Council is hereby empowered to grant special use permits
when in the judgment of the Council such special use permit shall
be in harmony with the general purpose and intent of the zoning
regulations and map, such use will not be objectionable by reason
of smoke, dust, odor, vibration or sight and will not tend to
affect adversely the use of neighboring property or the welfare
of persons living and working in the neighborhood of the proposed
use.
The City Council in considering any application for a special use
permit shall consider the following factors and standards: The
size and shape of the lot on which the use is proposed, access to
streets for both vehicular and pedestrian traffic, taking into
consideration future increase of vehicular traffic, lighting, noise,
traffic, sight, smoke, dust, odor, vibration and other factors
which may affect the serenity of the neighborhood, the safety and
movement of vehicular traffic upon adjacent streets, the safety of
children living in the area, the location, height and design of
buildings, walls, fences and landscaping proposed and over-all
impact of the proposed use upon the development and use of adjacent
land.
The City Council shall have the power, except as otherwise provided
to impose conditions upon the issuance of any special use permit
and to require bond acceptable to the Bond Committee of the City
Council of any applicant to insure compliance with such conditions.
No occupancy permit shall be issued for any such use until all
conditions of the special use permit have been complied with. In
imposing such said conditions, the Council shall be guided by the
standards and considerations as set forth in subsection G.3., 4.
-19-
1974-18
RT-6 Zone
No order of the City Council permitting the erecting, alteration,
or use of a building shall be valid for a period exceeding twelve
(12) months, unless building permit(s) for the erection of each of
such building or buildings is/are obtained, construction is begun
within said period and construction proceeds to completion in ac-
cordance with said permit(s). In the event said order does not
involve the construction of any building the order of the Council
permitting the use shall not be valid for a period exceeding six
(6) months unless such use is established within six (6) months.
H. Other Applicable Sections:
1. Parking: See Section 6.
2. Erosion and Sedimentation Control: See Section 15.
3. Trees: See Section 17.
4. Architectural Control District: See Sections 13 and 18.
5. Storm Drainage Facilities: See Section 19.
6. General Regulations and Provisions: See Section 3.
- 20 -
1974-18
RT Zone
Townhouse Zone
Intent
This zone provides for the development of townhouses in medium-density
or mixed residential areas in a residential pattern which is designed to
serve its residents.
A. The following uses are permitted by right:
1. Townhouse dwelling units.
B. The following uses are permitted subject to securing a special use permit
as provided in subsection H of this Zone:
1. Schools of general instruction;
2. Nursery schools;
3. Swimming pools;
4. Customary home occupations.
C. Uses Prohibited: All uses not specifically permitted are prohibited.
D. Area, setback, height and density:
1. Area:
a. There shall be a minimum of two (2) acres for each townho~se
project;
Lot: There shall be a minimum lot area of sixteen hundred
(1600) square feet with an average lot area of eighteen
hundred (1800) square feet.
2. Setbacks:
ae
Front: There shall be a minimum front yard setback of ten
(10) feet with at least twenty (20) percent of the units in
any series having a twenty (20) foot minimum setback. No
more than two (2) abutting townhouses shall have the same
front yard setback. Abutting series of townhouses shall have
at least a building llne setback variation of two (2) feet;
b. Side: None, except side yard setback on corner lots shall
be a minimum of twenty (20) feet;
c. Rear: Every dwelling unit shall have a rear yard depth of
not less than twenty (20) feet.
Maximum height: Building height shall not exceed three (3) stories
or thirty-five (35) feet measured on all exposed external walls; any
basement that has any wall three (3) feet above ground shall be
counted as a story.
- 21 -
1974-18
RT Zone
Density: The density shall not exceed nine (9) townhouse dwelling
units per acre.
5. Dwelling Unit Requirements:
ao
Building width: Every townhouse sha]l have a minimum width of
at least eighteen (18) feet and every townhouse except end units
shall cover the entire width of the lot upon which it is
situated;
b. Coverage and floor area:
(1)
Every townhouse dwelling unit shall have a minimum
ground coverage area of not less than six hundred eighty
(680) square feet;
(2)
Every townhouse shall have a minimum of nineteen hundred
(1900) square feet of gross floor area, excluding the
attic.
6. Lot development and open space:
ao
No townhouse shall be constructed so as to provide direct
vehicular ingress or egress to a collector street, a thorough-
fare or an arterial highway as described in the Comprehensive
Development Plan for the City;
There shall be required nine hundred (900) square feet of
open space per dwelling unit in any townhouse project, Any
area designated as open space shall not be smaller in area
than eight hundred (800) square feet, except that ten (10)
percent of the required open space area may be exempt from
the eight hundred (800) square foot open space area require-
ment;
C°
The developer of a townhouse project may reduce the open
space required provided that such area is made a part of a
lot, and provided further that the area required for open
space is not used in computing the required lot area or lot
average;
d°
There shall be no more than nine (9) townhouses attached in
any one series, and there shall be a distance equal to one-
half (1/2) the average height of the end units between any
two (2) series;
eo
Visual sight distance at intersections: On any corner lot
in an RT Zone there shall be no planting, structure, re-
taining wall, fence, shrubbery or other visual obstacle
higher than a height of two (2) feet six (6) inches above
- 22 -
1974-18
RT Zone
the street level within the imaginary prism formed at said
corner by the intersecting right-of-way lines and a line
connectin9 two (2) points, each forty-five (45) feet from
their intersection with a height as stated above measured
alon9 said right-of-way lines. (See Figure l);
FIGURE
- 23 -
1974-18
RT Zone
In no case shall the.front yard of an end unit (B in Figure
2) which is adjacent to or visible from the rear yard (A in
Figure 2) of any townhouse be 9rearer than that shown in
Figure 2.
FIGURE 2
Site Plan Approval:
1. A developer shall submit to the Planning Commission a site plan
in accordance with ~ection 3..173 et seq. of this
ordinance, which site plan shall be finally approved by the
Planning Commission prior to the issuance of a building permit.
2. The Planning Commission shall approve the site plan if it finds:
a. That all requirements of the Subdivision and Zoning Ordinances
of the City of Fairfax, Virginia, have been complied with; and
b. That the following additional specific requirements have been
complied with in a manner which (1) will not be detrimental
to the public welfare or injurious to property or improve-
ments in the neighborhood; (2) will be in accord with the
provisions of this ordinance and the Comprehensive Plan of
the City of Fairfax, Virginia; (3) is warranted by topographic
conditions of the site; and (4) will provide a more harmonious
living environment wlthin the development:
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1974-18
RT Zone
F o
(1)
The developer shall provide adequate and safe vehicular
and pedestrian circulation within the townhouse project
and between the townhouse project and adjacent areas;
(2)
The developer shall provide screening in accordance with
Section 3.174 between the townhouse project and adjacent
residential areas unless modification or elimination of
such screening is warranted by topographic or other
unusual conditions;
(3)
The developer shall provide a visual barrier between
each two series or eighteen units built facing any
street or internal circulation area unless modification
or elimination or such visual barrier is warranted by
topographic or other conditions;
(4)
The developer shall demonstrate that adequate water supply,
fire protection, storm drainage, and sanitary sewer
facilities are available to the project;
The developer shall provide curbs, gutters, storm drain-
a9e structures, sidewalks, entrances and exits in ac-
cordance with applicable established design criteria,
construction standards and specifications;
(6)
The developer shall present 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 property owners in favor
of the City of Fairfax or i.ts assignee.
The applicant may be requi~ed to resubmit to the Planning Commis-
sion a final site plan incorporating all Plannin9 Commission
changes and requirements prior to the issuance of a building
permit.
The applicant shall submit to the Planning Commission a plat and deed
of subdivision in accordance with the Subdivision Ordinance of the City
of Fairfax, Virginia, and said subdivision shall be approved by the
Plannin9 Commission and recorded amon9 the land records before is-
suance of a building permit.
Any townhouse constructed in accordance with an approved site plan or
building permit issued before the effective date of this ordinance shall
be considered a conforming use as long as it complies with the RT
zoning category prescribed in Section 11 of the Zoning Ordinance of
the City of Fairfax in force immediately prior to the effective date
of this ordinance.
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1974-18
RI Zone
Any special use permit required in this Zone shall be issued only by
the City Council in accordance with the procedure hereinafter set out.
Procedure:
An applicant for a special use permit under this subsection H
shall make application to and on forms provided for that purpose
by the Zonin9 Administrator, and the application shall be ac-
companied by a fee of fifty dollars (~50).
Each such application within thirty (30) days after filing shall
be placed upon an agenda of a City Council meetin9 and the City
Council shall schedule a public hearin9 upon the application, and
shall cause to be advertised by publication once a week for two
(2) successive weeks in a newspaper published in or havin9 general
circulation in the City of Fairfax a notice of the time and
place of the public hearing. This hearing shall be not less than
twelve (12) days nor more than twenty-eight (28) days after final
publication of the notice. At least ten (10) days prior to the
date of any such publlc hearln9 the property shall be posted by
the City and the applicant shall notify all adjacent and at least
three (3) additional neighboring property owners by certified mail.
o
The City Council is hereby empowered to grant special use permits
when in the judgment of the Council such special use permit shall
be in harmony with the general purpose and intent of the zonin9
regulations and map, such use will not be objectionable by reason
of smoke, dust, odor, vibration or sight and will not tend to
affect adversely the use of neighborin9 property or the welfare
of persons living and working in the neighborhood of the proposed
use.
The City Council in considering any application for a special use
permit shall consider the followin9 factors and standards: The
size and shape of the lot on which the use is proposed, access to
streets for both vehicular and pedestrian traffic, takin9 into
consideration future increase of vehicular traffic, lighting,
noise, traffic, sight, smoke, dust, odor, vibration and other
factors which may affect the serenity of the neighborhood, the
safety and movement of vehicular traffic upon adjacent streets,
the safety of children livin9 in the area, the location, height
and design of buildings, walls, fences and landscaping proposed
and over-all impact of the proposed use upon the development and
use of adjacent land.
The City Council shall have the power, except as otherwise provided
to impose conditions upon the issuance of any special use permit
and to require bond acceptable to the Bond Committee of the City
Council of any applicant to insure compliance with such conditions.
No occupancy permit shall be issued for any such use until all con-
ditions of the special use permit have been complied with. In im-
posing such said conditions, the Council shall be guided by the
standards and considerations as set forth in subsection H.3., 4.
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1974-18
RT Zone
No order of the City Council permitting the erecting, alteration,
or use of a building shall be va]id for a period exceeding twelve
(12) months, unless building permit(s) for the erection of each of
such building or buildings is/are obtained, construction is begun
within said period and construction proceeds to completion in ac-
cordance with said permit(s). In the event said order does not
involve the construction of any building the order of the Council
permitting the use shall not be valid for a period exceedin9 six
(6) months unless such use is established within six (6) months.
I. Other Applicable Sections:
1. Parking: See Section 6.
2. Erosion and Sedimentation Control: See Section 15.
3. Trees: See Section 17.
4. Architectural Control District: See Sections 13 and 18.
5. Storm Drainage Facilities: See Section 19.
6. General Regulations and Provisions: See Section 3.
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1974-18
M-1 Zone
Multi-family Zone
The following regulations shall apply in ali M-! districts:
A. The following uses are permitted by right:
Bo
Co
Apartments and Apartment Houses, subject to Section 3.14 et seq.
and to the approval of a site plan by the Planning Commission,
upon consideration of the following factors and standards: the
size and shape of the lot on which the use is proposed, access
to streets for both vehicular and pedestrian traffic, taking
into consideration future increase of vehicular traffic, lighting,
noise, traffic, sight, smoke, dust, odor, vibration and other
factors which may affect the serenity of the neighborhood, the
safety and movement of vehicular traffic upon adjacent streets,
the safety of children living in the area, the location, height
and design of buildings, walls, fences and landscaping proposed
and over-all impact of the proposed use upon the development and
use of adjacent land.
The following uses may be permitted subject to securing a special use
permit as provided in subsection E of this zone:
1. Electronic transformers and substations;
2. Telephone repeater stations;
3. Clubhouses and grounds not conducted for gain (including swimming
pools);
4. Schools of general instruction and nursery schools complying with
the provisions of Section 14 of this ordinance;
5. Customary home occupations;
6. Private tennis courts.
Uses Prohibited: All uses not specifically permitted are prohibited.
Height, area, setback and lot width:
Maximum height: Building height shall not exceed three (3) stories
or thirty-five (35) feet measured on all exposed external walls;
any basement that has any wall three (3) feet above the ground
shall be counted as a story.
2. Lot area:
a. Minimum lot area: See Section 3.141;
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1974-18
M-1 Zone
b. Average lot area: See Section 3.141.
3. Setbacks:
a. Front: See Section 3.142;
b. Side: See Section 3.142;
c. Rear: See Section 3.142.
4. Lot width: Minimum lot width at BRL: Not applicable.
Any special use permit required in this zone shall be issued only by the
City Council in accordance with the procedure hereinafter set out.
P rocedu re:
An applicant for a special use permit under this subsection E shall
make application to and on forms provided for that purpose by the
Zoning Administrator, and the application shall be accompanied by
a fee of fifty dollars ($50).
Each such application within thirty (30) days after filing shall be
placed upon an agenda of a City Council meetin9 and the City Council
shall schedule a public hearing upon the application, and shall cause
to be advertised by publication once a week for two (2) successive
weeks in a newspaper published in or havin9 general circulation in
the City of Fairfax a notice of the time and place of the public
hearing. This hearin9 shall be not less than twelve (12) days nor
more than twenty-eight (28) days after final publication of the
notice. At least ten (10) days prior to the date of any such public
hearin9 the property shall be posted by the City and the applicant
shall notify all adjacent and at least three (3) additional neighborin9
property owners by certified mail.
o
The City Council is hereby empowered to grant special use permits
when in the judgment of the Council such special use permit shall
be in harmony with the general purpose and intent of the zoning
regulations and map, such use will not be objectionable by reason
of smoke, dust, odor, vibration or sight and will not tend to affect
adversely the use of neighboring property or the welfare of persons
living and working in the neighborhood of the proposed use.
The City Council in considering any application for a special use
permit shall consider the followin9 factors and standards: The
size and shape of the lot on which the use is proposed, access to
streets for both vehicular and pedestrian traffic, takin9 into
- 29 -
1974-18
M- 1 Zone
consideration future increase of vehicular traffic, lighting, noise,
traffic, sight, smoke, dust, odor, vibration and other factors
which may affect the serenity of the neighborhood, the safety and
movement of vehicular traffic upon adjacent streets, the safety of
children living in the area, the location, height and design of
buildings, walls, fences and landscaping proposed and over-all
impact of the proposed use upon the development and use of
adjacent land.
The City Council shall have the power, except as otherwise pro-
vided to impose conditions upon the issuance of any special use
permit and to require bond acceptable to the Bond Committee
of the City Council of any applicant to insure compliance with
such conditions. No occupancy permit shall be issued for any
such use until all conditions of the special use permit have
been complied with. In imposing such said conditions, the
Council shall be guided by the standards and considerations as
set forth in subsection E.3., 4.
No order of the City Council permitting the erecting, alteration,
or use of a building shall be valid for a period exceeding twelve
(12) months, unless building permit(s) for the erection of each of
such building or buildings is/are obtained, construction is begun
within said period and construction proceeds to completion in
accordance with said permit(s). In the event said order does not
involve the construction of any building the order of the Council
permitting the use shall not be valid for a period exceeding six
(6) months unless such use is established within six (6) months.
F. Other Applicable Sections:
1. Site Plan: See Section 3 subsection 3.17 et seq.
2. Parking: See Section 6 and Section 3.143.
3. Erosion and Sedimentation Control: See Section 15.
4. Trees: See Section 17.
5. Architectural Control District: See Sections 13 and 18.
6. Storm Drainage Facilities: See Section 19.
7. General Regulations and Provisions: See Section 3.
Improvements: All uses permitted by right or with a special use permit
in this zone are subject to the installation of curbs, gutters, storm
drainage structures, sidewalks, entrances and exits, and approval thereof
by the Director of Public Services.
- 30 -
1974-18
P-D Zone
Planned Development Zone
Purpose and Intent
The Planned Development Ordinance has been designed to pro-
mote a mixture of commercial and residential uses on appropriate tracts
of more than five acres within the City, and to encourage creativity
and innovation in development. The ordinance provides a wider range
of options for land use mixes through the offer of design flexibility
in return for a higher degree of review and regulatory authority over
development by the City Council in the insurance of essential standards
of public health, safety, morals, and general welfare. The over-all
objective is (1) to encourage land uses within the City which are more
beneficial to the City and to the developer than are permitted under
other existing zonin9 ordinances; (2) to encourage development which
improves public health, convenience or welfare and to foster future
development of the City to the end that transportation systems be
carefully planned; that new community centers be developed with ade-
quate highway, utility, health, educational, and recreational ac-
tivities; that the needs of industry and business be recognized in
future growth; that residential areas be provided with healthy sur-
roundings for family life; and that the growth of the community be
consonant with the efficient and economical use of public funds.
The more specific objectives include:
Beneficial Use of Land: The failure to develop land
in a manner compatible with and beneficial to the
community of which it is a part is both widespread
and widely lamented. Contributing factors have in-
cluded:
ao
The exclusive zoning of large areas for one
specific purpose or another, but prohibiting the
possibility of mutually beneficial mixtures, thus
forcing unnecessary demands for transportation
between areas and the consequent costs on both
the City and the developer.
-31 -
1974-18
Zoning and development practices which have divided rather
than united the City and the developer in a common cause
which is the betterment of the community at large.
This ordinance has been designed to bring the City and the developer
together to promote the planning and development of land uses in a manner
which best serves the interests of both parties.
Coordinated Provision for Services: Unless the demand for services
generated by a development can be met by existing facilities, con-
sidering all other sources of demand which can be foreseen, new
facilities must be planned for, budgeted and constructed to meet
the demand as it develops. Failure to do so creates serious
and inexcusable problems for both the new users and the prior users
of those services.
This ordinance has been designed to make the development of land and the
provision of services a coordinated venture on the part of both the City
and the developer.
3. This ordinance has beendesigned to encourage mixed developments
which are self-supporting with regard to tax-supported services;
to reduce the necessity for automobile traffic by encouraging
people to live and work in the same area; to encourage innovative
mixes of both residential and commercial development which invite
both day and evening as well as work day and weekend usage by area
residents and businessmen; and to insure that usable play areas
and other open relief are provided within a development.
A. The following uses are permitted by right:
1. Residential:
a. Single-family detached dwellings and their accessory buildings;
b. Semi-detached dwellings;
c. Townhouses.
2. Commercial:
a. Office buildings;
b. Banks, savings and loan associations, and other financial
institutions;
- 32 -
1974-18
Retail establishments for the sale of works of art, art
supplies, electrical goods and supplies, food and food
products, furniture, decorator supplies, hardware, luggage
and leather goods, optical goods, pets and pet supplies,
garden supplies, electronics and phonograph equipment, books,
tobacco, confections, drugs, jewelry, music, stationery,
toys, newspapers and magazines, office supplies and equip-
ment, medical supplies, clothing and dry goods, flowers and
similar goods and products.
Establishments for the sale or repair or both of household
appliances, musical instruments and sporting goods, not
including sale or repair of major motorized equipment.
Barber shops and beauty parlors, shoe repair and polishing
shops, tailor shops, laundromats and establishments for
receiving and distributing articles for laundering or
cleaning.
Cleaning and pressing establishments having not more
than four (4) pressing machines and one (1) dry-cleaning
unit, with a capacity not exceeding fifty (50) pounds using
non-inflammable synthetic cleaning fluid and one (1) shirt
pressing unit.
Restaurants with ancillary uses, including live music.
Schools of special instruction not including public dance
hall and riding school.
Private clubs and eleemosynary institutions.
Schools of general instruction.
Theaters and bowling alleys (excluding drive-in movie
theaters).
1. Hotels and motels.
m. Electric transformers and substations.
n. Telephone repeater stations.
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1974-18
Bo
Ce
3. Other:
a. Churches;
b. Governmental use, excluding property yards and repair
facilities.
The following uses may be permitted with a special use permit
as provided in subsection J of this zone:
1. Residential:
a. Customary home occupations, provided that there are no
displays or advertisements;
2. Commercial: None.
Uses Prohibited: All uses not specifically permitted are prohibited.
Area, setbacks, height, coverage, density, floor area ratio:
Area: Area, which shall not be less than five (5) acres in any
event, shall be determined in accordance with standards con-
tained in subsection G of this zone. The gross area proposed
for development in any P-D zone shall be shown on the preliminary
site plan.
Setbacks: There shall be a minimum open space area of at least
twenty (20) feet around the external walls of any structure. This
open space area shall be grassed and landscaped except for that
area where sidewalks are provided for the purpose of ingress
and egress to the structure.
e
Maximum Height: No wall of any structure shall be exposed more
than six (6) stories but in no event shall the height of any
building exceed sixty (60) feet measured on all exposed external
walls. An additional five (5) feet may be allowed for mechanical
equipment, towers and spires, not used for human habitation.
0
Coverage: Maximum coverage permitted of all impervious surfaces
in any P-D zone shall not exceed fifty (50) percent of the total
gross acreage. Areas used for swimming pools, bathouses, tennis
courts and other outside recreational space that is improved
with a hard surface, to the extent that it does not exceed five (5)
- 34 -
1974-18
percent of the gross acreage, shall not be counted as covered
area. At least twenty (20) percent of the gross tract area
shall be in open space sections of at least ten thousand
(lO,O00) square feet each.
5. Density:
Residential: The maximum residential density, which
shall not in any event exceed twelve (12) dwelling units
per gross acre shall be determined in accordance with
standards contained in subsection G of this zone and
shall be computed on the preliminary site plan.
Commercial: There shall be required in every P-D zone
a minimum of two hundred (200) square feet of commer-
cial gross floor area for each dwelling unit. The above
requirement may be waived in whole or in part by the City
Council, provided that the City Council finds that the
development does not have a detrimental effect upon the
tax base of the City as a whole and generates sufficient
economic and other benefits to the community to offset the
loss of commercial floor space.
Floor area ratio: The maximum gross floor area of all structures
(not including enclosed parking structures), which shall not in
any event exceed one (1) square foot of floor area for each
gross square foot of land within any P-D zone as shown on the
preliminary site plan, shall be determined in accordance with
standards contained in Section ll and shall be computed on the
preliminary site plan.
Parking Requirements: ~ithin the building restriction areas in com-
mercial and industrial zones or within 25 ft. from the right-of-way
line of properties within said zones, whichever is less, no fence,
wall, structure, automobile parking area, unloading area or other
impervious area except permitted signs, sidewalks, driveways for
ingress and egress shall be permitted nor shall any merchandise be
displayed. Such building restriction areas shall be landscaped
pursuant to a plan approved by the Planning Director.)
1. Residential: Two (2) parking spaces per dwelling unit.
2. Office facilities: One (1) parking space for every three
hundred (300) square feet of gross floor area of office facilities.
- 35 -
1974-18
3. Places of public assembly: One (1) parking space for every
four (4) seats based on maximum seating capacity.
4. Other: One (1) parking space for every two hundred (200)
square feet of gross floor area.
Compliance with parking requirements shall be shown by computations on
the preliminary site plan. In approving said plan the City Council may
permit a reduction in parking requirements not exceeding twenty-five
(25) percent of the total parking required in accordance with standards
contained in Section 11.
F. Procedures:
Preliminary submission. A potential applicant who wishes to apply
for change of zoning of property to the P-D zone may in advance of
filing an official application submit a general development plan
to the City Director of Planning and request a hearing before a
joint public meeting of the City Council and the Planning Commission
for the purpose of guidance and comment concerning proposed
development. No official action shall be taken by either the
Planning Commission or the City Council at said meeting and no
commitments shall be made by the City or any agency thereof at
said meeting.
General Development Plan. A general development plan may be
general in nature and schematic in form but must show the fol-
lowing:
Proposed land use in each of the following categories:
detached single-family residential, town houses, apartments,
commercial offices, other commercial public use, open space,
and other uses.
General building locations, suggested height of buildings,
estimated number of dwelling units, estimated gross square
feet of commercial uses.
c. Proposed traffic circulation.
d. Proposed schedule of development.
e. Proposed number of residents, school children, estimated
vehicles per 24 hours, estimated cost-sales price of dwelling
- 36 -
1974-18
e
he
me
units, estimated rental per square foot of commercial,
and any other pertinent information dealing with the
economic feasibility of the proposed site.
Official submission: In addition to the general filing re-
quirements for all applications for change of zoning the
applicant shall submit with his application for change of zoning
of land to the P-D zone a general development plan and a pre-
liminary site plan.
Preliminary site plan: A preliminary site plan shall include
the following information.
Total area;
Gross area proposed for residential uses and total number
of proposed dwelling units;
Gross floor area of all structures and floor area ratio;
Proposed locations of all buildings;
Proposed use of all structures;
Proposed setbacks from all property lines and from all
non-residentTal structures to the nearest residential
structure;
Proposed height of all structures within the proposed
development;
Proposed coverage;
Proposed residential density per gross acre;
Proposed number of parking spaces and location of parking
areas;
Proposed methods of landscaping and screening;
Proposed methods of internal circulation, ingress and
egress;
Existing contours per National Oceanic & Atmospheric
Administration (USC&GS);
- 37 -
1974-18
n. Proposed improvements to adjacent public streets;
o. All pedestrian walkways;
p. Proposed common open space;
q. Proposed gross floor area of all commercial development;
re
A study of anticipated revenue from all uses in the area to be
developed. Said study shall substantially conform to and provide
information according to the guidelines adopted from time to time
by the City Council. The guidelines shall be made available to the
applicant at the office of the Director of Public Services.
A study of anticipated cost to the City to maintain and service the
uses in the area to be developed. Said study shall substantially
conform to and provide information according to the guidelines adopted
from time to time by the City Council. The guidelines shall be made
available to the applicant at the office of the Director of Public
Services.
t. A development schedule showing the stages of development if required.
5. Review and approval of preliminary site plan.
Upon determination by the Zoning Administrator that the content of
the preliminary site plan is complete in accordance with the above
requirements, the plan and application shall be submitted to the
Planning Commission.
The Planning Commission shall promptly consider the preliminary site
plan and the rezoning application and hold a public hearing thereon
in accordance with the standards hereinafter set forth and in accordance
with the provisions contained in Title 15.1, Chapter ll, Article 8 of
the Code of Virginia Annotated.
Within ninety days of receipt by the Planning Commission of the
preliminary site plan and application for rezoning, the Planning
Commission will transmit the plan and application to the City Council
together with its recommendations as to approval, approval with
modification, or disapproval of said plan.
The City Council shall consider the preliminary site plan and
application for rezoning and hold a public hearing thereon in accordance
- 38 -
1974-18
with the standards hereinafter set forth and in accordance
with the provisions contained in Title 15.1, Chapter Il,
Article 8 of the Code of Virginia.
The City Council shall approve, approve with modifica-
tions, or disapprove the preliminary site plan and application
for rezoning within thirty days after a public hearing
thereon, upon determination that said plan complies with the
standards hereinafter set forth. In approving a plan, the
Council may establish such conditions and may require such
modifications as shall assure compliance with said standards
and regulations, and the Council may further waive or modify
subdivision requirements otherwise applicable to the develop-
ment when such waiver or modification is not in conflict with
said standards and regulations.
In the event that a preliminary site plan shall be
disapproved by the City Council, the application for rezoning
shall be deemed to be denied. In the event that a preliminary
site plan shall be approved with modifications by the City
Council, the Council may continue the public hearing on the
rezoning application to a date certain in order to permit
the applicant to modify the development plan in accordance
with such modifications.
6. Procedure for final site plans.
Approval of the preliminary site plan and the application
for rezonin9 shall constitute authority for the applicant
to prepare final site plans in accordance with the standards
contained in subsection G of this zone, and in conformity
with the approved preliminary site plan. Approval of said
final site plans shall be in accordance with Section 3.172
through 3.180, except as follows:
Separate final site plans shall be submitted for each
development stage or unit as set forth Tn the approved
preliminary site plan.
be
A final site plan for a particular development stage or
unit other than the first, shall not be approved until
the final site plan has been approved for the immediately
preceding stage or unit.
c. Minor deviations from the preliminary site plan shall be
permitted in the final site plan when the Director of
- 39 -
1974-18
Ge
Public Services determines that such are necessary due to
requirements of topography, drainage, structural safety or
vehicular circulation, and such deviations will not materially
alter the character of the approved preliminary site plan
including the proposed development sequence. In no case shall
such deviations include the elimination of any building shown
or the addition of any building not shown on the approved
preliminary site plan. Neither will such deviations increase
the density or alter the height or setback limitations. Any
changes not authorized by this paragraph shall require resub-
mission of the preliminary site plan in accordance with the
procedures contained herein.
de
The final site plan shall be approved within eighteen months
from the date of approval of the preliminary site plan. If a
final site plan is not approved within said period, approval
of the preliminary site plan, and consequent authority to
submit a site plan, shall terminate and development by the
applicant in accordance with the P-D regulations shall require
resubmission of a preliminary site plan in accordance with
the procedures set forth in this section F.
Standards. The following standards shall be applied by the Planning
Commission in recommending and by the City Council in considering a
final site plan.
The preliminary and final plans shall afford adequate protection
to adjacent and surrounding properties, provide harmonious internal
development, provide (where appropriate) a diversity of well-
planned uses within the development in accordance with the pur-
poses of this ordinance, provide adequate parking and adequate
and safe circulation and ingress and egress, and shall be so
designed that development in accordance therewith will not ad-
versely affect the health, safety or general welfare of persons
residing or working in the neighborhood of the proposed develop-
ment, will not be detrimental to the public welfare or injurious
to property or improvements in the neighborhood, and will be in
accord with the purposes of this ordinance and the Comprehensive
Plan of the City of Fairfax.
- 40 -
1974-18
e
The area included within any single P-D zone shall be suf-
ficient in size to justify planned development of the entire
area as a unit in furtherance of the purposes of this
ordinance. The minimum area required may vary from case to
case in order to assure compliance with these standards and
to promote the objectives of this ordinance.
The permitted height of buildings and required setbacks
from property lines and required distances between struc-
tures within a P-D development shall be determined in
the context of the preliminary site plan as a whole, ad-
jacent buildings and uses both within and without the zone,
the Comprehensive Plan of the City of Fairfax, and the other
standards provided for development in this zone. The maximum
heights permitted and the minimum setbacks required may vary
from case to case in order to assure compliance with these
standards and to promote the objectives of this ordinance.
Density: The maximum residential density allowed and the
maximum square footage of commercially designated floor
space shall be determined in the context of the plan as a
whole, shall not adversely affect adjacent development
and shall be consistent with existing and proposed public
facilities and the other standards contained in this ordinance.
Screening: Fences, walls or vegetative screening shall be
provided at the perimeter of planned developments where
necessary to screen improvements, glare, uses or other
influences having an adverse impact either on the planned
development or on adjacent property. Screening shall be
provided between residential and commercial sections
of the site at ground level. Screening shall meet the
specifications of the City of Fairfax Zoning Ordinance.
Commercial uses shall be conducted entirely within enclosed
buildings with no outside display of merchandise and shall
be designed to maintain and protect the residential character
of all neighboring residential areas including residential
areas contained within any P-D zone.
Principal vehicular access to a planned development shall be
from streets and roads capable of supporting existing traffic
and the traffic that will be generated by the planned develop-
ment. Access points shall be designed to provide smooth traf-
fic flow, controlled turning movements, and minimum hazard to
vehicular or pedestrian traffic. Merging and turnout lanes
and traffic dividers shall be provided where existing or anti-
cipated heavy flows of traffic indicate such need. No streets
or roads within a planned development shall connect to exterior
streets for through streets.
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1974-18
e
e
10.
11.
12.
13.
Pedestrian access shall be arranged so as to provide safe and
convenient routes to and from a planned development. Pedestrian
access routes within a planned development need not be adjacent
to, or in the vicinity of, vehicular access routes. Pedestrian
crossings at the perimeter of development shall be marked and
controlled, and where pedestrians are exposed to substantial
vehicular traffic, fencing or other similar barriers shall be
erected to prevent crossing at other than designated points.
Bicycle and bridle paths shall be coordinated with the pedestrian
system and street crossings shall be combined,
Traffic visibility, both automotive and pedestrian, shall be
preserved as follows: no impediment to visibility between
two and one-half (2-1/2) and seven (7) feet above center line
grades shall exist at the intersection of any street or raod
within a planned development or at its perimeter within a
triangle beginning at the intersection of right-of-way edges
(projected if round corners exist), thence fifty (50) feet
along said edges, then along the line connecting those two
points.
Where pedestrian access of any kind exists from within a
planned development to a perimeter street or road, without a
barrier to prevent indiscriminate entrance into such street
or road, no substantial impediment to visibility shall be per-
mitted between two and one-half (2-1/2) and seven (7) feet
above the center line of the street or road or above the ground
level of the access area.
Within a planned development, streets, roads, driveways and
parking, loading and service areas shall be designed so as
to provide safe and convenient vehicular access to all uses
and facilities. Pedestrian ways to be used by substantial
numbers of children shall be located and controlled to
minimize contact with vehicular traffic. Pedestrian passages
over and under vehicular routes may be required.
Developed recreation space and other open space intended for
pedestrian use and pedestrian-oriented structures, such as schools
and churches, shall be accessible from related structures, such
as dwellings and office buildings, with a minimum of street crossings.
Where possible, such uses shall be interconnected by a common
pedestrian system.
The planned development shall be located in an area for which
public facilities are available and adequate for the uses proposed;
provided, however, that the applicant may provide such facilities
which are not presently available, and written assurance of such
provision shall be included as a part of the preliminary site plan.
- 42 -
1974-18
He
15.
Within a planned development there shall be adequate space
to permit accessibility to all structures by fire-fighting
and similar emergency equipment.
16.
A planned development shall have adequate parking for all
the uses proposed therein and before allowing any reduction
in parking as permitted in subsection E (4) of this
ordinance, the City Council shall be satisfied that a
combination of uses will promote dual use of certain parking
spaces at different hours and that all uses proposed will
have adequate parking after said reduction. Ail required
parking shall be unreserved; provided that the preliminary
site plan may be approved showing certain reserved parking
where the City Council is satisfied that the reserving of
said designated spaces will not create a deficiency in the
number of required parking spaces for all uses and that the
reserving of the said spaces will not place an undue
hardship on pedestrian travel within the parking area.
17.
The developer shall provide for and establish an organization
or other legal entity for the perpetual ownership and mainte-
nance of any common open space and other uncovered areas
designated on the preliminary site plan, including pedestrian
ways, play lots, swimming pools, bathhouses, tennis courts,
parking lots and roads. Such organization shall be created
by covenants running with the land, and such covenants shal!
be included as a part of the final site plan and subject to
approval by the City Attorney and City Council.
18.
When a planned development is to be constructed in stages or
units, the total uncovered area provided at any stage of
development shall bear substantially the same relationship
to the total uncovered areas to be provided in the entire planned
development as the stages or units completed or under development
bear to the entire planned development.
!9.
Where several parcels of land in the same ownership or land
in different ownerships is shown on a preliminary site plan
adequate assurances including, if necessary, covenants running
with the land, shall be provided to assure that the parcels
shown will be developed.
Development Schedule.
The developer shall develop the parcel in not more than
sixty-six (66) percent of the approved residential floor space
prior to the completion o~ al~ the planned and approved commercial
floor space.
Subdivision: Nothing in this ordinance shall prohibit the sub-
division of land within a P-D zone for purpose of sale; provided,
however, that any owner proposing to subdivide property wholly or
partly within a P-D zone shall produce satisfactory evidence to
- 43 -
1974-18
the Planning Commission that such subdivision will not violate any
of the standards contained in this ordinance, and shall submit docu-
ments with the preliminary subdivision plat assuring the continued
common use of all parking or other areas shown on the preliminary
site plan for such uses, which documents shall be approved by the
City Attorney and recorded among the land records of Fairfax County,
Virginia, at the same time the approved subdivision plat is recorded.
Any special permit required in this zone shall be issued only by
the City Council in accordance with the procedure hereinafter set
out.
P rocedu re:
An applicant for a special use permit under this subsection J
shall make application to and on forms provided for that pur-
pose by the Zoning Administrator, and the application shall be
accompanied by a fee of fifty dollars(S50).
e
Each such application within thirty (30) days after filing
shall be placed upon an agenda of a City Council meeting and
the City Council shall schedule a public hearing upon the appli-
cation, and shall cause to be advertised by publication once a
week for two (2) successive weeks in a newspaper published in or
having general circulation in the City of Fairfax a notice of the
time and place of the public hearing. This hearing shall be not
less than twelve (12) days nor more than twenty-eight (28) days
after final publication of the notice. At least ten (10) days
prior to the date of any such public hearing the property shall
be posted by the City and the applicant shall notify all adjacent
and at least three (3) additional neighboring property owners by
certified mail.
The City Council is hereby empowered to grant special use permits
when in the judgment of the Council such special use permit shall
be in harmony with the general purpose and intent of the zoning
regulations and map, such use will not be objectionable by reason
of smoke, dust, odor, vibration or sight and will not tend to
affect adversely the use of neighboring property or the welfare
of persons living and working in the neighborhood of the proposed
use.
4. The City Council in considering any application for a special
use permit shall consider the following factors and standards:
- 44 -
1974-18
e
The size and shape of the lot on which the use is proposed, access
to streets for both vehicular and pedestrian traffic, taking into
consideration future increase of vehicular traffic, lighting, noise,
traffic, sight, smoke, dust, odor, vibration and other factors
which may affect the serenity of the neighborhood, the safety and
movement of vehicular traffic upon adjacent streets, the safety of
children living in the area, the location, height and design of
buildings, walls, fences and landscaping proposed and over-all impact
of the proposed use upon the development and use of adjacent land.
The City Council shall have the power, except as otherwise provided
to impose conditions upon the issuance of any special use permit and
to require bond acceptable to the Bond Committee of the City Council
of any applicant to insure compliance with such conditions. No
occupancy permit shall be issued for any such use until all conditions
of the special use permit have been complied with. In imposing
such said conditions, the Council shall be guided by the standards
and considerations as set forth in subsection J.3., 4.
e
No order of the City Council permitting the erecting, alteration,
or use of a building shall be valid for a period exceeding twelve
(12) months, unless building permit(s) for the erection of each of
such building or buildings is/are obtained, construction is begun
within said period and construction proceeds to completion in
accordance with said permit(s). In the event said order does not
involve the construction of any building the order of the Council
permitting the use shall not be valid for a period exceeding six
(6) months unless such use is established within six (6) months.
K. Other Applicable Sections:
1. Erosion and Sedimentation Control: See Section 15.
2. Trees: See Section 17.
3. Architectural Control District: See Sections 13 and 18.
4. Storm Drainage Facilities: See Section 19.
5. General Regulations and Provisions: See Section 3.
6. Performance Standards: See Section 12.
Improvements: All uses permitted by right or with a special use permit
in this zone are subject to the installation of curbs, gutters, storm
- 45 -
1974-18
drainage structures, sidewalks, entrances and exits, and approval
thereof by the Director of Public Services.
Variance:
Where by reason of exceptional shape or area, exceptional
topographic conditions, conditions created by a condemnation, or
other extraordinary or exceptional situation or condition, wherein
the application of any requirement of the Zoning Ordinance would
result in peculiar and exceptional practical difficulty or hard-
ship upon the developer or owner of such property, the Planning
Commission may recommend and the City Council shall have the power
to grant a variance from any requirements of the Zoning Ordinance
so as to relieve such difficulties or hardships, provided such re-
lief can be granted without substantially impairing the intent
and purpose of the Zoning Ordinance. In no case will density or
height limitations be varied. The Board of Zoning Appeals shall
have no authority to vary the provisions of the Zoning Ordinance
as they relate to the P-D Zone.
- 46 -
1974-18
C-P-D Zone
Commercial Planned Development Zone
Purpose and Intent
The Commercial Planned Development Ordinance has been designed to
promote a mixture of commercial and residential uses, with commercial
predominating, on appropriate tracts of one acre or more within the City.
The ordinance provides a wider range of options for developers through
the offer of mixed land use in return for greater review and regulatory
authority by City Council to insure essential standards of public health,
safety, morals, and general welfare.
The overall objective is (1) to recognize the needs for offices
and shops in future growth; (2) to provide residential areas with com-
patible surroundings; and (3) to guide community growth consonant with
the efficient and economical use of private land and with careful attention
to the impact of such growth on adjacent development, both existing and
planned, and on the City's existing and proposed public facilities.
The following regulations shall apply in all C-P-D districts:
A. The following uses are permitted by right:
1. Residential:
a. Single-family dwellings;
b. Semi-detached dwellings;
c. Apartments and Apartment Houses.
2. Commercial:
a. Office buildings;
b. Banks, savings and loan associations, and other financial
institutions;
Co
Retail establishments for the sale of works of art, art
supplies, electrical goods and supplies, food and food
products, furniture, decorator supplies, hardware, luggage
and leather goods, optical goods, pets and pet supplies,
garden supplies, electronics and phonograph equipment, books,
tobacco, confections, drugs, jewelry, music, stationery,
toys, newspapers and magazines, office supplies and equip-
ment, medical supplies, clothing and dry goods, flowers and
similar goods and products;
- 47 -
1974-18
C-P-D Zone
Bo
eo
fo
go
Establishments for the sale or repair or both of household
appliances, musical instruments and sporting goods, not in-
cluding sale or repair of major motorized equipment;
Barber shops and beauty parlors, shoe repair and polishing
shops, tailor shops, laundromats and establishments for
receiving and distributing articles for laundering or
cleaning;
Cleaning and pressing establishments having not more than
four (4) pressing machines and one (1) drycleaning unit,
with a capacity not exceeding fifty (50) pounds using non-
inflammable synthetic cleaning fluid and one (1) shirt
pressing unit;
Restaurants with ancillary uses, including live music;
Schools of special instruction not including public dance
hall and riding school;
i. Private clubs and eleemosynary institutions;
j. Schools of general instruction;
k. Theaters and bowling alleys (excluding drive-in movie
theaters);
Hotel and motel;
m. Electric transformers and substations;
n. Telephone repeater stations;
o. Hospitals for the treatment of human beings, nursing homes
and funeral homes.
3. Other:
a. Churches;
b. Governmental use, excluding property yards and repair facilities.
The following uses may be permitted subject to securing a special use
permit:
1. Residential: None
2. Commercial:
- 48 -
1974-18
C-P-D Zone
Other eating establishments provided that within any 24-hour
period at least seventy-five (75) percent of customers are
served prepared food while seated at tables, booths or counters,
and consume such food or refreshment within the building;
Commercial recreational uses, including but not limited to
miniature golf courses, indoor and outdoor tennis courts,
golf driving ranges, iceskating rinks, roller skating rinks,
bowling alleys and billiard parlors;
Co
Provided, however, and notwithstanding any provision to the
contrary, the special use permit required hereunder shall only
be issued by the City Council in accordance with the procedure
hereinafter set out:
Procedure:
An applicant for a special use permit under this sub-
section 2 shall make application to and on forms pro-
vided for that purpose by the Zoning Administrator, and
the application shall be accompanied by a fee of fifty
dollars ($50);
(2)
Each such application within thirty (30) days after
filing shall be placed upon an agenda of a City Council
meeting and the City Council shall schedule a public hear-
in9 upon the application, and shall cause to be adver-
tised by publication once a week for two (2) successive
weeks in a newspaper published in or having general cir-
culation in the City of Fairfax a notice of the time and
place of the public hearing. This hearing shall be not
less than twelve (12) days nor more than twenty-eight (28)
days after final publication of the notice. At least ten
(10) days prior to the date of any such public hearing
the property shall be posted by the City and the applicant
shall notify ali adjacent and at least three (3) additional
neighboring property owners by certified mail;
(3)
The City Council is hereby empowered to grant special
use permits when in the judgment of the Council such
special use permit shall be in harmony with the general
purpose and intent of the zoning regulations and map,
such use will not be objectionable by reason of smoke,
dust, odor, vibration or sight and will not tend to
affect adversely the use of neighboring property or
the welfare of persons living and working in the
neighborhood of the proposed use;
(4)
The City Council in considering any application for a
special use permit shall consider the following factors
and standards: The size and shape of the lot on which
- 49 -
1974-18
C-P-D Zone
the use is proposed, access to streets for both vehicu-
lar and pedestrian traffic, taking into consideration
future increase of vehicular traffic, lighting, noise,
traffic, sight, smoke, dust, odor, vibration and other
factors which may affect the serenity of the neighbor-
hood, the safety and movement of vehicular traffic
upon adjacent streets, the safety of children living
in the area, the location, height and design of build-
ings, walls, fences and landscaping proposed and over-
all impact of the proposed use upon the development
and use of adjacent land;
(5)
The City Council shall have the power, except as other-
wise provided to impose conditions upon the issuance
of any special use permit and to require bond acceptable
to the Bond Committee of the City Council of any appli-
cant to insure compliance with such conditions. No
occupancy permit shall be issued for any such use un-
til all conditions of the special use permit have been
complied with. In imposing such said conditions, the
Council shall be guided by the standards and considera-
tions as set forth in subsection 2.c.(3), (4);
(6)
No order of the City Council permitting the erecting,
alteration, or use of a building shall be valid for a
period exceeding twelve (12) months, unless building
permit(s) for the erection of each of such building
or buildings is/are obtained, construction is begun
within said period and construction proceeds to com-
pletion in accordance with said permit(s). In the
event said order does not involve the construction
of any building the order of the Council permitting
the use shall not be valid for a period exceeding six
(6) months unless such use is established within six
(6) months.
Uses Prohibited: All uses not specifically permitted are prohibited.
Area, setbacks, height, density, floor area ratio:
Area: Area, which shall be one (1) acre or more, provided that the
area is appropriate for commercial planned development as outlined
in subsection G of this Zone. The gross area proposed for develop-
ment in any C-P-D Zone shall be shown on the preliminary site plan;
Building Restr|ction Line: (within the building restriction areas
in commercial and industrial zones or within twenty-five (25) feet
from the right-of-way line of properties within said zones, which-
ever is less, no fence, wall, structure, automobile parking area,
unloading area or other impervious area except permitted signs,
sidewalks, driveways for ingress and egress shall be permitted nor
- 50 -
1974-18
C-P-D Zone
shall any merchandise be displayed. Such building restriction
areas shall be landscaped pursuant to a plan approved by the
Planning Director) (no building need be set back more than the
average setbacks of the buildings within one hundred (100) feet
on either side)
be
Front: Twenty-five (25) foot setback except that on a street
which has a right-of-way of less than fifty (50) feet the BRL
shall be fifty (50) feet from the established center line;
On corner lots the BRL shall apply to all streets and the side
setback shall be applied to the remaining property line(s).
Setbacks: (except where contiguous to residential property where
twenty-five (25) foot setback required)
a. Side: NR;
b. Rear: NR.
4. Maximum height:
Se
No wall of any structure shall be exposed more than six (6)
stories but in no event shall the height of any building ex-
ceed sixty (60) feet measured on all exposed external walls;
Any mechanical equipment placed outside any building must be
adequately screened to harmonize with the general appearance
and character of the building.
Density:
Residential: The maximum residential density, which shall not
in any event exceed four (4) dwelling units per gross acre,
shall be determined in accordance with standards contained in
subsection G of this Zone and shall be computed on the pre-
liminary site plan. Residential uses in Commercial Planned
Development may be waived by the City Council, provided the
City Council finds that such waiver would be beneficial to
the City and to the developer;
Commercial: There shall be required in every C-P-D Zone a
minimum of one thousand (1,000) square feet of commercial
gross floor area for each dwelling unit.
Floor area ratio: The maximum gross floor area of all structures
(not including enclosed parking structures), which shall not in
any event exceed one (1) square foot of floor area for each gross
square foot of land within any C-P-D Zone as shown on the pre-
liminary site plan, shall be determined in accordance with standards
contained in subsection G of this Zone and shall be computed on the
preliminary site plan.
-51 -
1974-18
C-P-D Zone
E o
Parking Requirements: (within the building restriction areas in commercial
and industrial zones or within twenty-five (25) feet from the right-of-
way line of properties within said zones, whichever is less, no fence,
wall, structure, automobile parking area, unloading area or other im-
pervious area except permitted signs, sidewalks, driveways for ingress
and egress shall be permitted nor shall any merchandise be displayed.
Such building restriction areas shall be landscaped pursuant to a plan
approved by the Planning Director)
1. Residential: Two (2) parking spaces per dwelling unit;
2. Office facilities: One (1) parking space for every three hundred
(300) square feet of gross floor area of office facilities;
3. Places of public assembly: One (1) parking space for every four
(4) seats based on maximum seating capacity;
4. Other: One (1) parking space for every one hundred fifty (150)
square feet of gross floor area.
Compliance with parking requirements shall be shown by computations
on the preliminary site plan. In approving said plan the City Council
may permit a reduction in parking requirements not exceeding ten (10)
percent of the total parking.
F. Procedures:
Preliminary submission: A potential applicant who wishes to apply
for change of zoning of property to the C-P-D Zone may in advance
of filing an official application submit a general development
plan to the Director of Planning and request a hearing before a
joint ~ublic meeting of the City Council and the Planning Commis-
sion for the purpose of guidance and comment concerning proposed
development. No official action shall be taken by either the
Planning Commission or the City Council at said meeting and no
commitments shall be made by the City or any agency thereof at
said meeting;
General Development Plan: A general development plan may be
general in nature and schematic in form but must show the
following:
ao
Proposed land use in each of the following categories:
apartments and apartment houses, commercial offices,
other commercial public use, open space, and other uses;
bo
General building locations, suggested height of buildings,
estimated number of dwelling units, estimated gross square
feet of commercial uses;
- 52 -
1974-18
C-P-D Zone
o
c°
Proposed traffic circulation;
Proposed schedule of development;
Proposed number of residents, school children, estimated
vehicles per 24 hours, estimated cost-sales price of dwelling
units, estimated rental per square foot of commercial, and
any other pertinent information dealing with the economic
feasibility of the proposed site.
Official submission: In addition to the general filing require-
ments for all applications for change of zoning the applicant
shall submit with his application for change of zoning of land
to the C-P-D Zone a general development plan and a preliminary
site plan;
Preliminary site plan:
following information:
A preliminary site plan shall include the
a. Total area;
b. Gross area proposed for residential uses and total number of
proposed dwelling units;
c. Gross floor area of all structures and floor area ratio;
d. Proposed locations of all buildings;
e. Proposed use of all structures;
f. Proposed setbacks from all property lines and from all non-
residential structures to the nearest residential structure;
g. Proposed height of all structures within the proposed develop-
ment;
h. Proposed coverage;
i. Proposed residential density per gross acre;
j. Proposed number of parking spaces and location of parking
areas;
k. Proposed methods of landscaping and screening;
1. Proposed methods of internal circulation, ingress and egress;
m. Existing contours per National Oceanic and Atmospheric Ad-
ministration (USC&GS);
n. Proposed improvements to adjacent public streets;
- 53 -
1974-18
C-P-D Zone
o. All pedestrian walkways;
p. Proposed common open space;
q. Proposed gross floor area of all commercial development;
A study of anticipated cost to the City to maintain and
service the uses in the area to be developed. Said study
shall substantially conform to and provide information
accordin9 to the guidelines adopted from time to time by
the City Council. The guidelines shall be made available to
the applicant at the office of the Director of Public Services;
s. A development schedule showing the stages of development if
required.
5. Review and approval of preliminary site plan:
Upon determination by the Zoning Administrator that the con-
tent of the preliminary site plan is complete in accordance with
the above requirements, the plan and application shall be sub-
mitted to the Planning Commission.
The Planning Commission shall promptly consider the pre-
liminary site plan and the rezonin9 application and hold a
public hearin9 thereon in accordance with the standards here-
inafter set forth and in accordance with the provisions con-
tained in Title 15.1, Chapter ll, Article 8 of the Code of
Virginia Annotated.
Within ninety (90) days of receipt by the Planning Commis-
sion of the preliminary site plan and application for rezoning,
the Planning Commission will transmit the plan and application
to the City Council together with its recommendations as to ap-
proval, approval with modification, or disapproval of said plan.
The City Council shall consider the preliminary site plan
and application for rezoning and hold a public hearing thereon
in accordance with the standards hereinafter set forth and in
accordance with the provisions contained in Title 15.1, Chapter 11,
Article 8 of the Code of Virginia Annotated.
The City Council shall approve, approve with modifications,
or disapprove the preliminary site plan and application for re-
zoning within thirty (30) days after a public hearing thereon,
upon determination that said plan complies with the standards
hereinafter set forth. In approving a plan, the Council may
establish such conditions and may require such modifications
as shall assure compliance with said standards and regulations.
- 54 -
1974-18
C-P-D Zone
In the event that a preliminary site plan shall be disap-
proved by the City Council, the application for rezoning shall be
deemed to be denied. In the event that a preliminary site plan
shall be approved with modifications by the City Council, the
Council may continue the public hearing on the rezoning applica-
tion to a date certain in order to permit the applicant to modify
the development plan in accordance with such modifications.
6. Procedure for Final Site Plans:
Approval of the preliminary site plan and the application for
rezoning shall constitute authority for the applicant to prepare
final site plans in accordance with the standards contained in
subsection G of this Zone, and in conformity with the approved
preliminary site plan. Approval of said final site plans shall
be in accordance with Section 3.172 through 3.180, except as
follows:
Separate final site plans shall be submitted for each develop-
ment stage or unit as set forth in the approved preliminary
site plan;
A final site plan for a particular development stage or unit
other than the first, shall not be approved until the final
site plan has been approved for the immediately preceding
stage or unit;
Co
Minor deviations from the preliminary site plan shall be per-
mitted in the final site plan when the Director of Public
Services determines that such are necessary due to require-
ments of topography, drainage, structural safety or vehicular
circulation, and such deviations will not materially alter
the character of the approved preliminary site plan including
the proposed development sequence. In no case shall such
deviations include the elimination of any building shown or the
addition of any building not shown on the approved preliminary
site plan. Neither will such deviations increase the density
or alter the height or setback limitations. Any changes not
authorized by this paragraph shall require resubmission of the
preliminary site plan in accordance with the procedures con-
tained herein;
do
The final site plan shall be approved within eighteen months
from the date of approval of the preliminary site plan. If
a final site plan is not approved within said period, approval
of the preliminary site plan, and consequent authority to sub-
mit a site plan, shall terminate and development by the ap-
plicant in accordance with the C-P-D regulations shall require
resubmission of a preliminary site plan in accordance with the
procedures set forth in this subsection F.
- 55 -
1974-18
C-P-D Zone
Standards: The following standards shall be applied by the Planning
Commission in recommending and by the City Council in considering a
preliminary site plan, and by the Director of Public Services in con-
siderin9 a final site plan:
The plans shall permit commercial development to meet the City's
needs in an organized and orderly manner and shall afford adequate
protection to adjacent and surrounding properties, provide adequate
parking and adequate and safe circulation and ingress and egress,
and shall be so designed that development in accordance therewith
will not adversely affect the health, safety or general welfare
of persons residing or working in the neighborhood of the proposed
development, will not be detrimental to the public welfare or
injurious to property or improvements in the neighborhood;
The area included within any single C-P-D Zone shall be sufficient
in size to justify planned development of the entire area as a unit
in furtherance of the purposes of this ordinance;
The permitted height of buildings and required setbacks from
property lines and required distances between structures within
a C-P-D development shall be determined in the context of the
preliminary site plan as a whole, adjacent buildings and uses
both within and without the zone;
Density: The maximum residential density allowed and the maximum
square footage of commercially designated floor space shall be
determined in the context of the plan as a whole, shall not ad-
versely affect adjacent development and shall be consistent with
existing and proposed public facilities and the other standards
contained in this ordinance;
Screening: Fences, walls or vegetative screening shall be pro-
vided where necessary to screen improvements, glare, uses or
other influences having an adverse impact either on the commercial
planned development or on adjacent property;
Principal vehicular access to a commercial planned development
shall be from streets and roads capable of supporting existing
traffic and the traffic that will be generated by the commercial
planned development. Access points shall be designed to provide
smooth traffic flow, controlled turning movements, and minimum
hazard to vehicular or pedestrian traffic. Merging and turnout
lanes and traffic dividers shall be provided where existing or
anticipated heavy flows of traffic indicate such need;
7. Pedestrian access shall be arranged so as to provide safe and con-
venient routes to, from and within commercial planned development;
- 56 -
1974-18
C-P-D Zone
Ho
Traffic visibility, both automotive and pedestrian, shall be pre-
served as follows: no impediment to visibility between two and
one-half ( 2 1/2) and seven (7) feet above center line grades
shall exist at the intersection of any street or road within a
commercial planned development or at its perimeter within a
triangle beginning at the intersection of right-of-way edges
(projected if round corners exist), thence twenty-five (25) feet along
said edges, thence along the line connecting those two points;
Within a commercial planned development, streets, roads, driveways
and parking, loading and service areas shall be designed so as to
provide safe and convenient vehicular access to all uses and
facilities;
10.
The developer shall provide for and establish an organization or
other legal entity for the perpetual ownership and maintenance of
any common areas designated on the preliminary site plan. Such
organization shall be created by covenants running with the land,
and such covenants shall be included as part of the final site
plan and subject to approval by the City Attorney and City Council;
11.
Where several parcels of land in the same ownership or land in
different ownerships is shown on a preliminary site plan adequate
assurances including, if necessary, covenants running with the
land, shall be provided to assure that the parcels shown will be
developed.
Subdivision: Nothing in this section shall prohibit the subdivision of
land within a C-P-D Zone for purpose of deed of trust or sale; provided,
however, that any owner proposing to subdivide shall satisfy the City
Council that such subdivision will not violate any of the standards
contained in this ordinance, and shall submit documents with the pre-
liminary subdivision plat assuring the continued common use of all
parking or other areas shown on the preliminary site plan for such uses,
which documents shall be approved by the City Attorney and recorded
among the land records of Fairfax County, Virginia, at the same time the
approved subdivision plat is recorded.
I. Other Applicable Sections:
1. Erosion and Sedimentation Control: See Section 15.
2. Trees: See Section 17.
3. Architectural Control District: See Sections 13 and 18.
4. Storm Drainage Facilities: See Section 19.
5. General Regulations and Provisions: See Section 3.
6. Performance Standards: See Section 12.
- 57 -
1974-18
C-P-D Zone
Improvements: All uses permitted by right or with a special use permit
in this zone are subject to the installation of curbs, gutters, storm
drainage structures, Sidewalks, entrances and exits, and approval
thereof by the Director of Public Services.
Variance: Where by reason of exceptional shape or area, exceptional
topographic conditions, conditions created by a condemnation, or other
extraordinary or exceptional situation or condition, wherein the ap-
plication of any requirement of the Zoning Ordinance would result in
peculiar and exceptional practical difficulty or hardship upon the
developer or owner of such property, the Planning Commission may recom-
mend and the City Council shall have the power to grant a variance
from any requirement of the Zoning Ordinance so as to relieve such
difficulties or hardships, provided such relief can be granted without
substantially impairing the intent and purpose of the Zoning Ordinance.
The Board of Zoning Appeals shall have no authority to vary the pro-
visions of the Zoning Ordinance as they relate to the C-P-D Zone.
- 58 -
1974-18
C1-L
Limited Office Zone
Purpose
This zone fills the need for a zoning classification which will allow
"limited" office development. The intent is to permit, in transitional
zones between residential and commercial areas, office buildings which in
height and appearance resemble residential development and which will not
adversely affect the character of any nearby residential community.
C1 -L
The following regulations shall apply in all C1-L districts:
A. The following uses are permitted by right:
1. Banks and offices for business and professional, including medical,
legal, insurance, real estate, and similar offices.
B. Thetfollowing uses may be permitted subject to securing a special use
permit as provided in Section 5:
1. Banks with drive-in teller windows.
Co
Building Type: All buildings erected under provisions of this section
shall have an exterior design so as to present the appearance of one
or more single family residential structures.
D. Uses Prohibited: All uses not specifically permitted are prohibited.
E. Height, area, setback and lot width:
1. Maximum height:
No wall of any structure shall be exposed more than three (3)
stories but in no event shall the height of any building ex-
ceed thirty-five (35) feet measured on all exposed external
walls;
be
No mechanical equipment shall be placed on the roof, and
any mechanical equipment placed outside the building must
be adequately screened to harmonize with the general ap-
pearance and character of the building; if the lot borders
residential, all air conditioning condensers must be placed
on a side of the building away from adjacent residential
property and must be screened for sound as well as aesthetics;
c. Section 3.07 does not apply.
- 59 -
1974-18
C1-L Zone
e
Lot area:
a. Minimum lot area: NR;
b. Maximum lot area: Forty-three thousand five hundred fifty-
nine (43,559) square feet;
c. Average lot area: NR.
Building Restriction Line: (within the building restriction areas
in commercial and industrial zones or within twenty-five (25) feet
from the right-of-way line of properties within said zones, which-
ever is less, no fence, wall, structure, automobile parking area,
unloading area or other impervious area except permitted signs,
sidewalks, driveways for ingress and egress shall be permitted nor
shall any merchandise be displayed. Such building restriction
areas shall be landscaped pursuant to a plan approved by the
Planning Director)
Front: Twenty-five (25) foot setback except that on a street
which has a right-of-way of less than fifty (50) feet the
BRL shall be fifty (50) feet from the established center
line;
On corner lots the BRL shall apply to all streets and the
side setback shall be applied to the remaining property
line(s).
Setbacks: (except where contiguous to residential property where
twenty-five (25) foot setback required)
a. Side: Twelve (12) feet;
b. Rear: NR.
5. Lot width: Minimum lot width at BRL:
Other Applicable Sections:
NR.
1. Site Plan: See Section 3 subsection 3.17 et seq.
2. Parking: See Section 6.
3. Erosion and Sedimentation Control: See Section 15.
4. Trees: See Section 17.
5. Architectural Control District: See Sections 13 and 18.
6. Storm Drainage Facilities: See Section 19.
- 60 -
1974-18
C1-L Zone
G o
7. General Regulations and Provisions: See Section 3.
8. Performance Standards: See Section 12.
Improvements: All uses permitted by right or with a special use permit
in this zone are subject to the installation of curbs, gutters, storm
drainage structures, sidewalks, entrances and exits, and approval thereof
by the Director of Public Services.
-6] -
1974=18
C-1 Zone
Commercial Zone
The following regulations shall apply in all C-1 districts:
A. The following uses are permitted by right:
Banks, offices for professional, government, or business
uses, hospitals for the treatment of human beings, nursing
homes, churches and funeral homes;
Such ancillary uses as clinics, schools of special instruc-
tion complying with Section 14 of this ordinance except
that a trade school may be operated only in a distri:ct
where the practice of the particular trade taught is per-
mitted as a commercial enterprise, pharmacies or medical
supply services, barber shops, beauty shops, restaurants,
newsstands, photographic services, florists, gift shops,
optical stores and services, are permissible by right;
provided they are located completely within a said pro-
fessional governmental or business office building, and
provided further that such ancillary uses do not occupy
more than 20% of the total usable floor space of said
office building.
B o
The following uses may be permitted subject to securing a
special use permit as provided in Section 5:
1 Electric transformers and substations;
2 Telephone repeater stations and exchanges;
3 Dial centers;
4 Dancing areas;
5 Lodge halls;
6 Commercial tennis courts;
Commercial or educational television and radio stations
without towers.
Uses Prohibited:
prohibited.
All uses not specifically permitted are
Height, area, setbacks and lot width:
Maximum height: No wall of any structure shall be exposed
more than six (6) stories but in no event shall the height
of any building exceed sixty (60) feet measured on all exposed
external walls.
- 62 -
1974-18
C-1 Zone
E o
2. Lot area:
a. Minimum lot area: NR;
o
b. Average lot area: NR;
Building Restriction Line: (within the building restric-
tion areas in commercial and industrial zones or within
25 ft. from the right-of-way line of properties within
said zones, whichever is less, no fence, wall, structure,
automobile parking area, unloading area or other imper-
vious area except permitted signs, sidewalks, driveways
for ingress and egress shall be permitted nor shall any
merchandise be displayed. Such building restriction
areas shall be landscaped pursuant to a plan approved by
the Planning Director)
Front: twenty-five (25) foot setback except that on
street which has a right-of-way of less than fifty (50)
feet the BRL shall be fifty (50) feet from the estab-
lished center line;
On corner lots the BRL shall apply to all streets and
the side setback shall be applied to the remaining
property line(s).
Setbacks: (except where contiguous to residential property
where 25 foot setback required)
a. Side: NR;
b. Rear: NR;
Other Applicable Sections:
1. Site Plan: See Section 3 subsection 3.17 et seq.~
2. Parking: See Section 6.
3. Erosion and Sedimentation Control:
See Section 15.
4. Trees: See Section 17.
5. Architectural Control District: See Sections 13 and 18.
6. Storm Drainage Facilities: See Section 19.
7. General Regulations and Provisions: See Section 3.
8. Performance Standards: See Section 12.
- 63 -
1974-18
C-1 Zone
F o
Improvements: All uses permitted by right or with a special
use permit in this zone are subject to the installation of
curbs, gutters, storm drainage structures, sidewalks, entrances
and exits, and approval thereof by the Director of Public
Services.
- 64 -
1974-18
C-2 Zone
Commercial Zone
The following regulations shall apply in all C-2 districts:
A. The following uses are permitted by right:
l. Banks, offices for professional, government, or business
uses, hospitals for the treatment of human beings, nursing
homes, churches and funeral homes;
2. Such ancillary uses as clinics, schools of special instruc-
tion complying with Section 14 of this ordinance except
that a trade school may be operated only in a district
where the practice of the particular trade taught is per-
mitted as a commercial enterprise, pharmacies or medical
supply services, barber shops, beauty shops, restaurants,
newsstands, photographic services, florists, gift shops,
optical stores and services~
3. Automobile sales, (not including exterior storage of junk
automobiles), fuel oil sales having all tanks underground,
lumber and building supply sales, electrical, heating, air
conditioning, plumbing or painting sales or services, pro-
vided all materials, equipment, vehicles or machinery are
stored entirely in buildings enclosed on all sides, or
within such walls, fences, or planting as may be pre-
scribed by the Planning Commission;
4. Retail stores, laundromats, cleaning, pressing and tailoring
shops, printers, theaters, public utility use excluding prop-
erty yards, hotels, motels, provided that commercial uses
shall be conducted entirely within enclosed buildings with
no outside display of merchandise.
B. The following uses may be permitted subject to securing a
special use permit as provided in Section 5:
1. Carnivals, circuses and fairs limited to not more than
two (2) weeks' duration;
2. Veterinarians and animal hospitals;
3. Open air theaters;
4. Pony rings;
5. Riding stables;
6. Other eating establishments provided that within any
24-hour period at least 75 percent of customers are
- 65 -
1974-18
C-2 Zone
7
8
9
10
11
12
13
14.
15.
served prepared food while seated at tables, booths or
counters, and consume such food or refreshment within
the building;
Electric transformers and substations;
Telephone repeater stations and exchanges;
Dial centers;
Dancing areas;
Lodge halls;
Commercial tennis courts;
Commercial or educational television and radio stations
without towers;
Commercial recreational uses, including but not limited to
miniature golf courses, indoor and outdoor tennis courts,
golf driving ranges, iceskating rinks, roller skating rinks,
bowling alleys and billiard parlors, provided that such
use shall be in harmony with the general purpose and intent
of the zoning regulations and map, and provided further that
such use will not be objectionable by reason of smoke, dust,
odor, vibration, noise or sight, and will not tend to
adversely affect the use of neighboring properties or the
welfare of persons living or working in the neighborhood
of the proposed use. In imposing any conditions the Board
of Zoning Appeals shall have the power to require the
posting of a bond to ensure compliance with such conditions;
Rental of utility trucks and trailers, with nonconforming
automobile service stations, provided:
a. That such service station is located on a lot having
an area of at least 15,000 square feet;
b. That open storage and display of such rental units
shall be confined to one area of said lot, specific-
ally designated in the special use permit, not
exceeding in size ten (10) percent of the total area
of said lot;
c. That no such rental units shall be stored or displayed
within the front setback line of said lot;
d. That the storage and display area for such rental
units shall be improved as required for off-street
parking; and
- 66 -
1974-18
C-2 Zone
e o
Any storage and display area adjacent to (whether
immediately abutting or not) a lot in an R zone shall
be screened.
Uses Prohibited:
prohibited.
All uses not specifically permitted are
D. Height, area, setbacks and lot width:
E o
Maximum height: No wall of any structure shall be
exposed more than six (6) stories but in no event shall
the height of any building exceed sixty (60) feet
measured on all exposed external walls.
2. Lot area:
a. Minimum lot area: NR;
b. Average lot area: NR;
Building Restriction Line: (in C-2 Zone, no building
need be set back more than the average setbacks of the
buildings within 100' on either side.) (within the
building restriction areas in commercial and industrial
zones or within 25 ft. from the right-of-way line of
properties within said zones, whichever is less, no
fence, wall, structure, automobile parking area, un-
loading area or other impervious area except permitted
signs, sidewalks, driveways for ingress and egress shall
be permitted nor shall any merchandise be displayed.
Such building restriction areas shall be landscaped
pursuant to a plan approved by the Planning Director)
Front: twenty-five (25) foot setback except that
on a street which has a right-of-way of less than
fifty (50) feet the BRL shall be fifty (50) feet
from the established center line;
On corner lots the BRL shall apply to all streets
and the side setback shall be applied to the
remaining property line(s).
o
Setbacks: (except where contiguous to residential
property where 25 foot setback required)
a. Side: NR;
b. Rear: NR.
5. Lot width: Minimum width at front setback line: NR.
Other Applicable Sections:
I. Site Plan: See Section 3 subsection 3.17 et se_~_q_.
2. Parking: See Section 6.
- 67 -
1974-18
C-2 Zone
3
4
6
7
8
Erosion and Sedimentation Control: See Section 15.
Trees: See Section 17.
Architectural Control District: See Sections 13 and 18.
Storm Drainage Facilities: See Section 19.
General Regulations and Provisions: See Section 3.
Performance Standards: See Section 12.
Improvements: All uses permitted by right or with a special
use permit in this zone are subject to the installation of
curbs, gutters, storm drainage structures, sidewalks, entrances
and exits, and approval thereof by the Director of Public
Services.
- 68 -
1974-18
C-3 Zone
Commercial Zone
The following regulations shall apply in ali C-3 districts:
A. The following uses are permitted by right:
Banks,. offices for professional, government, or business
uses, hospitals for the treatment of human beings, nursing
homes, churches and funeral homes;
Such ancillary uses as clinics, schools of special instruc-
tion complying with Section 14 of this ordinance except
that a trade school may be operated only in a district
where the.practice of the particular trade taught is per-
mitted as a commercial enterprise, pharmacies or medical
supply services, barber shops, beauty shops, restaurants,
newsstands, photographic services, florists, gift shops,
optical stores and services;
Automobile sales, (not including exterior storage of junk
automobiles), fuel oil sales having all tanks underground,
lumber and building supply sales, electrical, heating, air
conditioning, plumbing or painting sales or services, pro-
vided all materials, equipment, vehicles or machinery are
stored within such walls, fences, or planting as may be
prescribed by the Planning Commission;
Retail stores, laundromats, cleaning, pressing and
tailoring shops, printers, theaters, public utility
use excluding property yards, hotels, motels, provided
that commercial uses shall be conducted entirely within
enclosed build~.ng~ with no outside display of merchandise.
5. Automobile service stations;
Automobile repair garages;
Drive-in restaurants or prepared food sales operations
which are predominantly carry-out and less than seventy-
five (75) percent of the food sold is consumed within a
permanent building on the premises;
Drive-in laundry or drive-in cleaning establishments;
Other retail stores or operations which use no perma-
nent building or a building of less than two thousand
(2,000) square feet on the ground level in a location
other than a shopping center of at least ten (10)
different retail or service stores or establishments;
- 69 -
1974-18
C-3 Zone
B o
lO. Automobile laundries, excluding gasoline pumping facilities.
The following uses are permitted subject to securing a special
use permit as provided in Section 5:
1. Carnivals, circuses and fairs limited to not more than
two (2) weeks' duration;
2. Veterinarians and animal hospitals;
3. Open air theaters;
4. Pony rings;
o
Riding stables;
Other eating establishments provided that within any
24-hour period at least 75 percent of customers are
served prepared food while seated at tables, booths or
counters, and consume such food or refreshment within
the building;
7. Electric transformers and substations;
8. Telephone repeater stations and exchanges;
9. Dial centers;
IO. Dancing areas;
ll. Lodge halls;
12.
13.
14.
Commercial tennis courts;
Commercial or educational television and radio stations
without towers;
Commercial recreational uses, including but not limited
to miniature golf courses, indoor and outdoor tennis
courts, golf driving ranges, iceskating rinks, roller
skating rinks, bowling alleys and billiard parlors,
provided that such use shall be in harmony with the
general purpose and intent of the zoning regulations
and map, and provided further that such use will not be
objectionable by reason of smoke, dust, odor, vibration,
noise or sight, and will not tend to adversely affect
the use of neighboring properties or the welfare of
persons living or working in the neighborhood of the
proposed use. In imposing any conditions the Board
of Zoning Appeals shall have the power to require the
posting of a bond to ensure compliance with such conditions;
- 70 -
1974-18
C- 3 Zone
15.
Rental of utility trucks and trailers, with noncon-
forming automobile service stations, provided:
That such service station is located on a lot having
an area of at least 15,000 square feet;
That open storage and display of such rental units
shall be confined to one area of said lot, specifi-
cally designated in the special use permit, not
exceeding in size ten (10) percent of the total area
of said lot;
That no such rental units shall be stored or dis-
played within the front setback line of said lot;
That the storage and display area for such rental
units shall be improved as required for off-street
parking; and
Any storage and display area adjacent to (whether
immediately abutting or not) a lot in an R zone
shall be screened.
16.
Automobile laundries with gasoline pumps may be permitted
on the premises for the sale of gasoline for motor vehicles
immediately prior to or subsequent to the washing or cleaning
of such vehicles, provided that all vehicle parking and standing
space requirements of this ordinance are met;
17. Automobile service stations with automobile laundry facilities.
Uses Prohibited: All uses not specifically permitted are prohibited.
Area, setback and height:
Lot area: None required for uses permitted in Commercial-1
and Commerclal-2 zones. Twenty-two thousand (22,000) square
feet minimum for other use;
Building Restriction Line: (within the building restriction
areas in commercial and industrial zones or within 25 feet
from the right-of-way llne of properties within said zones,
whichever is less, no fence, wall, structure, automobile
parking area, unloading area or other impervious area except
permitted signs, sidewalks, driveways for ingress and egress
shall be permitted nor shall any merchandise be displayed.
Such building restriction areas shall be landscaped pursuant
to a plan approved by the Planning Director)
-71 -
1974-18
C- 3 Zone
a o
Front: Twenty-five (25) foot setback from any
public right-of-way;
Service Stations: Seventy-five (75) foot set-
back from any public right-of-way, provided
that the front twenty-five (25) feet shall be
grassed and landscaped except that a gasoline
pump or pump island may be located within twenty-
five (25) feet of any public right-of-way.
On corner lots the BRL shall apply to all streets
and the side setback shall be applied to the
remaining property line(s).
Setbacks:
~a. Side:
Minimum setback twenty-five (25) feet;
b. Rear: Minimum setback twenty-five (25) feet.
Maximum height: No wall of any structure shall be
exposed more than six (6) stories but in no event
shall the height of any building exceed sixty (60)
feet measured on all exposed external walls.
Special Screening Requirements: In addition to provisions
for landscaping, screening from adjacent R, RT and M
Districts shall be in accordance with the following re-
quirements:
1. The twenty-five (25) foot rear, side and front set-
backs shall be grassed and landscaped in accordance
with the plan approved by the Zoning Administrator;
2. The side and rear landscaping areas may be reduced to
five (5) feet provided that there is erected a five (5)
foot high masonry wall with decorative brick facing the
adjacent property. Said wall shall be located as close
to the adjacent property as practical. All construc-
tion shall be in accordance with all building require-
ments and provided further, that the applicant must
submit to the Zoning Administrator a plan showing the
style, type and decoration to be used on said wall.
Other Applicable Sections:
1. Site Plan: See Section 3 subsection 3.17 et seq.
o
Parking: See Section 6.
Erosion and Sedimentation Control:
See Section 15.
- 72 -
1974-18
C-3 Zone
o
5.
6.
7.
8.
G.
Trees: See Section 17.
Architectural Control District: See Sections 13 and 18.
Storm Drainage Facilities: See Section 19.
General Regulations and Provisions: See Section 3.
Performance Standards: See Section 12.
Improvements: All uses permitted by right or with a special
use permit in this zone are subject to the installation of
curbs, gutters, storm drainage structures, sidewalks, entrances
and exits, and approval thereof by the Director of Public
Services.
- 73 -
1974-18
I-1 Zone
Industrial Zone
The following regulations shall apply in all I-1 districts:
A. The following uses are permitted by right:
1. Electronic or similar data processing centers;
2. Research and development, excluding laboratories where animals
or livestock are used for research;
3. Printing and publishing plants;
Manufacture or assembly of small electrical or electronic devices,
instruments, parts or equipment or of musical instruments, optical
or dental goods, toys, novelties, photographic equipment and
similar uses;
B. The following uses are permitted subject to securing a special use
permit as provided in Section 5:
1. Governmental uses;
2. Plant nurseries;
3. Electric transformers and substations;
4. Telephone repeater stations;
5. Schools of special instruction.
C. Uses Prohibited: All uses not specifically permitted are prohibited.
D. Area, setback, height and coverage:
1. Area: No minimum lot area required.
Building Restriction Line: (Within the building restriction areas
in commercial and industrial zones or within 25 ft. from the right-
of-way line of properties within said zones, whichever is less, no
fence, wall, structure, automobile parking area, unloading area or
other impervious area except permitted signs, sidewalks, driveways
for ingress and egress shall be permitted nor shall any merchandise
be displayed. Such building restriction areas shall be landscaped
pursuant to a plan approved by the ~iann~ng Director.)
a. Front: There shall be a minimum of twenty-five (25) feet front
setback which shall be grassed and landscaped;
b. On corner lots the front BRL shall apply to all streets and the
side setback shall be applied to the remaining property line(s).
- 74 -
1974-18
Setbacks:
a. Side: None;
b. Rear: Same as side yard;
Adjacent to R, RT or M districts: There shall be fifty (50)
foot setback where an I-1 district is adjacent to any R, RT
or M district and said area shall be landscaped and screening
erected pursuant to a plan approved by the Planning Director.
Maximum Height: No building nor the enlargement of any existing
building shall exceed a height equal to the height of the most
restrictive adjacent zoning district.
Coverage: The maximum percent of the lot that may be covered
with building, parking and loading facilities shall not exceed
eighty-five (85) percent of the total lot area.
E. Special Screening Requirements:
In addition to provisions for landscaping, screening from adjacent
properties shall be in accordance with the following requirements:
On any lot in an I-1 district there shall be erected a fence or
wall as required by the Planning Director under the following
conditions:
a. On every lot Tn an I-1 district that is abutting an R, RT
or M district;
b. On every lot in an I-1 district that is across the street
from an R, RT or M district.
F. Other Applicable Sections:
1. Site Plan: See Section 3 subsection 3.17 e_~_t seq.
2. Parking: See Section 6.
3. Erosion and Sedimentation Control: See Section 15.
4. Trees: See Section 17.
5. Architectural Control District: See Sections 13 and 18.
6. Storm Drainage Facilities: See Section 19.
7. General Regulations and Provisions: See Section 3.
8. Performance Standards: See Section 12.
- 75 -
1974-18
Improvements: All uses permitted by right or with a special use
permit in this zone are subject to the installation of curbs, gutters,
storm drainage structures, sidewalks, entrances and exits, and approval
thereof by the Director of Public Services.
- 76 -
1974-18
I-2 Zone
Industrial Zone
The following regulations shall apply in all I-2 districts:
A. The following uses are permitted by right:
1. Wa rehouses;
2. Property yards;
3. Wholesale houses;
4. Bakeries;
5. Lumber yards;
6. Sale and rental of construction equipment;
7. Fuel oil sales;
8. Contractors (heating, electrical, etc.);
9. Electronic or similar data processing centers;
10. Research and development, excluding laboratories where animals or
livestock are used or research;
l l. Printing and publishing plants;
12. Manufacture or assembly of small electrical or electronic devices,
instruments, parts or equipment or of musical instruments, optical
or dental goods, toys, novelties, photographic equipment and
similar uses.
B. The following uses may be permitted subject to securing a special use
permit as provided in Section 5:
1. Bulk petroleum storage;
2. Laundries and dry cleaning plants;
3. Bottling plants;
4. Monument works;
5. School of special instruction;
- 77 -
1974-18
Ce
6.
7.
8.
9.
10.
Il.
12.
6. Other manufacturing and industrial uses for which satisfactory
evidence is presented that such uses will comply with the performance
standards as established in Section 12 of this ordinance, and for
which satisfactory evidence is also presented that such uses will
not adversely affect any contiguous district by reason of smoke,
dust, or hazard of explosion.
7. Ice skating and roller skating rinks~and gymnastic centers.
All uses not allowed in Sections A and B are prohibited including the
following:
1. Automobile graveyards;
2. Junk yards;
3. Manufacture or refining of ammonia, chlorine, brick, cement, gypsum,
lime, coke, creosote, dye, explosives, fertilizer, gas, glue,
rubber, or acid;
4. Blast furnaces;
Rolling mills;
Fat, grease, lard or tallow manufacture;
Flour mill;
Lumber mill;
Petroleum refinery;
Curing of hides or skins;
Rendering plant;
Other uses offensive by reason of smoke, dust, or hazard of explo-
sion.
Area, setback and height:
1. Lot area: No minimum lot area required.
2. Building Restriction Line: (Within the building restriction areas
in commercial and industrial zones or within 25 ft. from the right-
of-way line of properties within said zones, whichever is less, no
fence, wall, structure, automobile parking area, unloading area or
- 78 -
1974-18
other impervious area except permitted signs, sidewalks, driveways
for ingress and egress shall be permitted nor shall any merchandise
be displayed. Such building restriction areas shall be landscaped
pursuant to a plan approved by the Planning Director.)
a o
Front: The front setback shall be measured from the established
center line of the street. Said setback shall be equal to one-
half (1/2) of the distance of the required right-of-way as shown
on the adopted Comprehensive Plan, plus twenty-five (25) feet;
b. On corner lots the front BRL shall apply to all streets and the
side setback shall be applied to the remaining property line(s).
3. Setbacks:
a. Side: None;
b. Rear: None;
Adjacent to R, RT or M districts: There shall be a fifty (50)
foot setback, and said area shall be landscaped and screening
erected pursuant to a plan approved by the Zoning Administrator.
Maximum Height: No wall of any structure shall be exposed more than
six (6) stories but in no event shall the height of any building ex-
ceed sixty (60) feet measured on all exposed external walls.
Coverage: The maximum percent of the lot that may be covered with
building, parking and loading facilities shall not exceed eighty-
five (85) percent of the total lot area.
Special Screening Requirements: In addition to provisions for landscaping,
all exterior storage and/or display shall be screened, pursuant to a plan
approved by the Zoning Administrator, so as not to be visible from any
public right-of-way.
F. Other Applicable Sections:
1. Site Plan: See Section 3 subsection 3.17 et seq.
2. Parking: See Section 6.
3. Erosion and Sedimentation Control: See Section 15.
4. Trees: See Section 17.
5. Architectural Control District: See Sections 13 and 18.
6. Storm Drainage Facilities: See Section 19.
7. General Regulations and Provisions: See Section 3.
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1974-18
8. Performance Standards: See Section 12.
Ge
Improvements: All uses permitted by right or with a special use permit
in this zone are subject to the installation of curbs, gutters, storm
drainage structures, sidewalks, entrances and exits, and approval
thereof by the Director of Public Services.
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This ordinance shall become effective immed-
iately upon its adoption by the City Council of the City
of Fairfax, Virginia.
Adopted: December 17, 1974.
Attest:
Cit~ Cl~erk
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