DRRC 03-22-12 Meeting Agendaion ,
SIMMEMORANDUM
COUNTY of FREDERICK
Department of Planning and Development
540/665-5651
To: Development Review and Regulations Committee
From: Candice E. Perkins, AICP, Senior Planner 0
Subject: March Meeting and Agenda
Date: March 14, 2012
FAX: 540/665-6395
The Frederick County Development Review and Regulations Committee (DRRC) will be
meeting on Thursday, March 22, 2012 at 7:00 p.m. in the first floor conference room (purple
room) of the County Administration Building, 107 North Kent Street, Winchester, Virginia. The
DRRC will discuss the following agenda items:
AGENDA
1) Residential Performance (RP) District Requirements. Discussion on revisions to Part
402 of the Frederick County Zoning Ordinance to update and revise the intent and
requirements of the RP Zoning District.
2) Housing Types in the RP (Residential Performance) Zoning District — Part 2.
Discussion on revisions to the Frederick County Zoning Ordinance to revise the
dimensional requirements for the permitted housing types in the RP District and a
proposed addition of a new multifamily housing type.
3) Landscaping Requirements. Continued discussion on revisions to the Frederick County
Zoning Ordinance to revise the landscaping requirements. This discussion will cover the
proposed plant types, planting procedure, residential screening requirements (interior and
perimeter residential separation buffers) and the road efficiency buffer requirements.
Please contact this office if you will not be able to attend the meeting. Thank you.
Access to this building is limited during the evening hours. Therefore, it will be necessary to
enter the building through the rear door of the four-story wing. I would encourage committee
members and interested citizens to park in the County parking lot located behind the new
addition or in the joint Judicial Center parking lot and follow the sidewalk to the back door of
the four-story wing.
CEP/bad
Attachments
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
Item 41: Residential Performance (RP) District Requirements
In an effort to update the Residential Performance (RP) Zoning District to ensure that it is up to
date with the current needs of the community and in conformance with the 2030 Comprehensive
Plan, staff is proposing a number of changes to the introductory language and the numerous
district requirements. The primary proposed changes to Part 402 of the Zoning District are as
follows:
• District Intent. Revisions to the district intent to be in conformance with the goals of the
Comprehensive Plan.
• Permitted and Conditional Uses. Minor revisions to the permitted and conditional uses
in the RP District to update the language and add public buildings as a permitted use and
museums as a conditional use.
• Density. Revisions to the gross density requirements. This relocates the density from
certain permitted housing types located throughout Part 402 and centralizes them in one
table.
• Multifamily Housing. Revisions to increase the maximum multifamily percentage for a
development based on property size.
• Open Space. Addition of an open space percentage for non residential uses and
revisions to the open space waiver provision.
• Recreation Facilities. Revisions to update the recreation facility requirements.
• Building Height. Addition of a maximum height for structures not currently listed in the
district requirements.
Staff is seeking input from the DRRC on these proposed waivers and the changes shown in the
attachments. If the DRRC is supportive of this ordinance amendment, staff will forward it to the
Planning Commission and Board of Supervisors for their consideration.
Attachments:
1. Proposed changes to Part 402.
2
Residential Performance (RP) District - Part 402 Revisions
Part 402 — RP Residential Performance District
§ 165-402.01 Intent.
A. T44s-Part 402 is intended to provide for a compatible mixture of quality residential housing
types within the Urban Development Area, consistent with apk- kRt-the residential land
use policies of the Comprehensive Plan dealing with urban Iand . The plan identifies fow
basic land use characteristics which are to be encouraged:
(1) Efficient land use patterns that create high quality neighborhoods that are attractive
and pedestrian oriented.
(2) Densities that promote a compact and efficient use of land.
(3) Reduced housing and public facility costs.
(4) Energy efficient housing and housing patterns.
(5) Sustainable and environmentally sensitive land use.
B. Within this Part 402, a number of general performance requirements are identified. When a
housing development has satisfied these requirements, this Part 402 is intended to provide a
large degree of flexibility in development and housing design. This design process is
accomplished through a master development plan which is designed in cooperation with the
County staff and Planning Commission and adopted by the Board of Supervisors. The layout,
phasing, density and intensity of a development is determined through the adoption of the
master plan by the Planning Commission and the Board of Supervisors.
C. It is the intent of this Part 402 to allow a mixture of housing types on the land within an
approved master development plan. Within this Part 402, the permitted MUltifaMilY
development percentages and densities for all housing types are identified. ""u' !
heusing types are allewed only wheR they adjein similar uses eF are prepeFly separated frem
different uses. The preliminary master development plan shall specify the amount and
percentages of all proposed housing types. The preliminary master development plan
requires specific approval of the Planning Commission and the Board of Supervisors.
D. While a mixture of housing types is allowed on a site, the intent is to use the master
development plan and the other Article regulations to place the different housing types on
the site in a way that will protect the living environment of the new residents and the
existing residential land uses =U.-FOUR.diRg „^i„hh^rh^ . It is the intention of this Part 402
to integrate new residential developments with existing residential developments and to
ensure that incompatible residential developments are properly screened from one another
Item #1, Page 1
Residential Performance (RP) District - Part 402 Revisions
while still creating a sense of community and while providing for a variety of housing
options, eleaFly sepaFate _
0
heusiRg types. This Part 402 attempts to encourage the provision of some amenities through
density bonuses which are intended to enhance the development without increasing housing
costs.
E. Streets shall be provided in new developments to continue existing and planned street
patterns and in conformance with the Eastern Frederick County Road Plan, the small area
land use plans of the Comprehensive Plan, reunt„ th,,.-eughfaFe plan d as well as any
road improvement plans where appropriate and where necessary to achieve an
interconnected street system. Adverse impacts on existing developments shall be minimized;
and, where possible, the use, as through streets for new development, of existing streets
which serve limited residential areas shall be avoided. Streets and rights-of-way in proposed
developments, intended to be developed in the future, shall be clearly designated to take
into account future development as indicated in the Comprehensive Plan.
F. In those sections of this Part 402 where discretion is given to the Administrator or
Commission, that discretion shall be exercised with this statement of intent as the primary
guide for action.
§ 165-402.02 Permitted uses.
A. All uses shall be developed in accordance with an approved master development plan unless
otherwise waived under Article VIII of this chapter.
B StFuetuFes oro to be erected _ Iand used fn _ ` E)r ere of the fE)ll� uses
-- • • ... .. . b Structures
and land shall be used for one of the following uses:
(1) All residential housing types specified in Part 402. Any of the felle, iRg Fess ental
stFuetuFes; Single family detaehed tFa&ienal ruFal, single family detached ,
single family detaehed urbaR, SiRgle family detached eluster, SiRgle family detac
zere let line, SiRgle family small let, duplex, multiplex, atFium heuse, weak
tewnheuse, tewnheuse, garden apartment er ase FeStFicted multifamily heusipg-.
(2) Schools and churches.
(3) Fire stations and companies and rescue squads.
(4) Group homes.
(5) Home occupations.
Item #1, Page 2
Residential Performance (RP) District - Part 402 Revisions
(6) Utilities necessary to serve residential uses, including, but not limited to, poles, lines,
distribution transformers; pipes and meters,
(7) Accessory uses and structures. Accessory structures attached to the main structure shall
be considered part of the main structure. Mobile homes and trailers, as defined, shall
not be ceRsidered permitted as accessory structures or buildings.
(8) Required or bonus recreational facilities, a -R4 public or private parks, neighborhood
parks, playgrounds, or other aR4 recreational facilities.
(9) Business signs associated with schools, churches, fires stations and companies and
rescue squads, recreational facilities, public parks, playgrounds, and libraries.
(10) Temporary model homes used for sale of properties in a residential development.
(11) Libraries.
(12) Public Buildings
424 13 Residential subdivision identification signs.
43} 14 Signs allowed in § 165-201.06B.
§ 165-402.03 Conditional uses.
Uses and associated signs permitted with a conditional use permit shall be as follows:
A. Convalescent and nursing homes and adult care residences and assisted living care facilities.
B. Cottage occupations, as defined.
C. Nationally chartered fraternal lodges or civic clubs, social centers and their related club
facilities, with an approved site plan, meeting the requirements of this chapter and with the
following conditions:
(1) All principal activities shall take place entirely within an enclosed structure.
(2) All outdoor facilities shall be incidental to the principal facility or activity.
(3) No facility or activity shall be erected or conducted less than 30 feet from any residential
district or area within other districts which are predominantly residential in nature.
D. Day-care facilities.
Item #1, Page 3
Residential Performance (RP) District - Part 402 Revisions
E. Rooming houses, boardinghouses and tourist homes.
F. Veterinary offices, veterinary clinics or veterinary hospitals, excluding boarding of animals
for nonmedical purposes.
G. Museums
§ 165-402.04 Number of uses restricted.
More than one principal structure or use and its customary accessory structures or uses are
permitted in the RP Residential Performance District for duplexes, multiplexes, atrium heuse5
garden apartments, multifamily residential buildings and age -restricted
multifamily housing.
§ 165-402.05 Gross density.
A gross density shall be established for each proposed development, including all land
contained within a single master development plan, according to the characteristics of the land,
the capacity of public facilities and roads and the nature of surrounding uses. Because of these
characteristics, some developments may not be allowed to employ the maximum density
allowed by these regulations. The following density requirements shall apply to all parcels as
they exist at the time of the adoption of this section:
A. Subsequent divisions of land shall not increase the allowed density on parcels of land.
B. in no case shall the gross density of any development within an approved master
development plan exceed the densities set forth in the following table:
Density
by Land Use
Density (Units/Acre)
Multifamily Residential
Buildings and Age Restricted
20 Units/Acre
Multifamily (excluding garden apartments)
Townhouse (single family
attached)
10 Units/Acre
Item #1, Page 4
Residential Performance (RP) District - Part 402 Revisions
_ Density by Parcel Size (for all other housing types)
Density (Units/Acre)
0-10 acres
10 Units/Acre
10.1-100 acres
5.5 Units/Acre
100.1 + acres
4 Units /Acre
C. Within developments utilizing Transferable Development Rights, the maximum gross
residential density for the development shall be determined in §165-302.03H.
§ 165-402.06 Multifamily Housing.
A. The construction of multifamily housing types shall be permitted as follows:
Property Size
Maximum Percentaqe of
Multifamily Housing
0-10 acres
100%
10.1-25 acres
6070%
25.1— 50acres60%
50.1 + acres
50%
.. . nr.�:srsszssws.� . Wd UN_
§ 165-402.07 Open space requirements.
A. A minimum percentage of the gross area of any proposed development shall be designated
as common open space. This open space shall be for purposes of environmental protection
and for the common use of residents of the development. Such open space shall be
dedicated to a property owners association or to Frederick County. Open space shall only be
dedicated to Frederick County only with the approval of the Board of Supervisors. The
olaRniRg r^. missi Board of Supervisors may allow public libraries and public schools to
be located within areas designated as common open space, provided that the proposed
facilities are indicated on the original master development plan for the residential
development. During the review of the master development plan, the D aRRiRg CE)MM*SSi^^
Item #1, Page 5
Residential Performance (RP) District - Part 402 Revisions
Board of Supervisors shall ensure that the location of a proposed public library or public
school is appropriate and that adequate buffers, screening and access are provided to
prevent negative impacts to adjoining residential uses. Public libraries and public schools
shall be dedicated to Frederick County. Developments which contain any of the following
housing types shall provide open space as specified below:
Type of Development
Minimum Required
Open Space (percent)
Developments containing only single-family detached traditional or
traditional rural housing
0
Developments containing only single-family detached urban housing
15%
Developments in which no less than 60% of the dwellings are single-
family detached traditional housing mixed with any other housing
types
Developments containing only single-family detached cluster or a
mixture of single-family detached cluster and urban housing
25%
Single-family small lot housing
30%
All other residential developments
30%
Non Residential Uses (minimum landscaped area)
15%
B. No more than 50% of the required open space shall be within the following environmental
areas: lakes and ponds, floodplain, wetlands or steep slopes. The Administrator, upon
recommendation by the Planning Commission, may allow a larger amount of steep slopes to
be utilized where the developer can demonstrate a viable plan to make these areas useful.
C. In developments containing only single-family detached urban housing or single-family
detached urban housing mixed with single-family detached traditional housing, the required
Item #1, Page 6
Residential Performance (RP) District - Part 402 Revisions
open space may be waived by the Board of Supervisors if the required open space is less
than One acre, The open s,--- emept Shall enly he waived when the required .,pen
space less than Re . Such waver --shall be ranted�h✓ ^
� i� by lldmini�trater, eo
-p..
Fecemmend'atier, "' r - -- . Such waiver shall not inciude open space
provided to meet environmental requirements.
D. The minimum required open space percentages provided in § 165-402.07A of this chapter
may be reduced for residential developments which provide for active recreational areas and
amenities, upon the granting of an open space waiver issued by the Board of Supervisors. In
no case shall the required open space (per § 165-402.07A) be reduced more than 75% -559%
for single-family detached housing types (excluding single family small lot), and no more than
50% 2-5°6 for all other residential housing types and mixtures. Active recreational areas and
amenities shall be incorporated within the development's common open space and be for
the use of and maintained by the subject development's property owner's association. The
active recreational area and amenity value shall be equivalent to the value of one fear
recreational units for each 30 dwelling units. The active recreational area and amenity value
and design shall be approved by the Subdi ;s;eR Zoning Administrator in conjunction with
the Director of Parks and Recreation. These open space active recreational areas and
amenities shall be in addition to the minimum recreational facilities identified in § 165-
402.08. The gross density requirements as required in §§ 165-402.05 and 165-402.06 shall
not be exceeded through the reduction of common open space. Requests for an open space
reduction waiver would be considered by the Board of Supervisors during the master
development plan process. Acceptance of the reduced open space request will be based on
the quality of the open space and the recreational amenities provided.
§ 165-402.08 Recreation facilities.
A. Single-family small lot, Multiplex, Townhouse, Back-to-back Townhouse Garden
Apartment and Multifamily Building housing types u^U SiRg types with let sizes f less +h
5,000 sqshall provide the following recreational units or equivalent recreational
facilities, for each 30 dwelling units. All such developments shall contain at least one such
recreational unit. In addition, developments containing single-family small lot housing shall
provide a community center that provides for the equivalent of three age-appropriate
recreational units for each 30 dwelling units. The facilities shall be in a configuration and
location that is easily accessible and centrally located to the dwelling units that they are
designed to serve. The design and amount of facilities shall be approved by the o!aRR*Rg
Cemmiss+en, in cenjunctien with t#e--Zoninq Administrator in conjunction with and the
Item #1, Page 7
Residential Performance (RP) District - Part 402 Revisions
Department of Parks and Recreation, using the following recreational unit as a guideline. The
design of stich farilities shall he ?pproverl at the times of site plan review.
(1) The Board of Supervisors may provide a waiver for the community center requirement
specified in § 165-402.08A in single-family small lot subdivisions that contain less than 25
lots. This waiver may be requested by the applicant during the consideration of the
subdivision design plan if no master development plan is required. The applicant is
required to demonstrate how an equivalent recreational value of three recreational units
for each 30 dwelling units, prorated, is being provided within the project, to the County,
or a combination of both as a condition of requesting approval of a waiver by the Board
of Supervisors.
B. A recreational unit is designed to meet the recreational needs of 30 dwelling units. The.units
may be broken into smaller units or added together to meet the needs of the total
development. An example recreational unit shall be as follows:
(1) Tet let: Playground:
Composite play system for school age children with a minimum of 8 play features and one
swing set.
Quantity
Equipment
Slide (9 feet high 16 feet le )
1 set
SWiRgS (10 feet high n seats)
.1
Cli. beF 11 2 feet `T da esk
-1
Sandbox
-1
Whirl (10 feet in diame"
Item #1, Page 8
Residential Performance (RP) District - Part 402 Revisions
uantit
Equipment
Deck heights reaching at least 57
Minimum 2
2-5 year old play features
Minimum 1
Slides
Minimum 1
Climbing features
Minimum 1
Overhead features
Minimum 1
Tunnels
Minimum 1
Play panels
Minimum 1
Swings (8 feet high, 2 seats)
(2) Or any equivalent recreational facilities including:
(a) Swimming pools.
(b) Tennis courts, basketball or multi-purpose courts.
(c) Half basketball courts. Multi -use trails.
(d) Athletic fields.
(e) Picnic shelters which shall include picnic tables, trash receptacles or areas for
outdoor cooking.
(f) Community center.
(g) Other recreational facilities.
§ 165-402.09 Dimensional requirements.
Item #1, Page 9
Residential Performance (RP) District - Part 402 Revisions
The following dimensional requirements shall be met by uses in the RP Residential Performance
District. The Zoning Administrator shall make the final determination as to the classification of
housing types. Unless otherwise specified, all housing types shall be served by public sewer and
water.
*See separate attachments for housing type changes
L. Height for other uses. The height for all other uses not otherwise specified shall not exceed
35 feet.
M. Setbacks for accessory structures. Accessory structures shall be set back from all property
lines a minimum of five feet, except for uses with a required enclosed yard.
N. Setbacks for other uses. The following setbacks shall apply to uses not otherwise specified:
(1) Front setback shall be 35 feet.
(2) Side setbacks shall be 15 feet.
(3) Rear setback shall be 50 feet.
O. Setbacks from business and industrial uses. All proposed structures shall be set back 50 feet
from the boundary of land zoned for business or industrial uses or land currently containing
business or industrial uses.
P. Pipestem lots. The use of pipestem lots is permitted for single-family detached traditional,
single-family detached urban and single-family detached cluster lot types, if all of the
following design requirements are met:
(1) The total number of pipestem lots in a residential development may not exceed 5% of
the total number of lots.
(2) Pipestem lots shall have a minimum road frontage of 20 feet.
(3) Pipestem lot driveways shall access only one lot.
(4) Minimum yards shall be as follows:
(a) Front, side and rear yards: 20 feet.
(b) Accessory buildings: 20 feet.
(c) Side yard of lots adjoining pipestem driveway yard: 15 feet.
(5) Pipestem lot driveways shall not adjoin other pipestem driveways.
Item #1, Page 10
Residential Performance (RP) District - Part 402 Revisions
(6) Unless specified differently above, pipestem lots shall comply with all other regulations
of the Frederick County Zoning and Subdivision Ordinances.
§ 165-402.10 Phased development.
A. The developer/subdivider is permitted to construct the subdivision in phases or sections as
long as:
(1) All sections are indicated on the master development plan and are of a size and at such
a location that they constitute economically sound increments of development.
(2) Common recreational facilities and improvements and other improvements indicated
for any phase section are required to be started when that section reaches fifty -percent
occupancy and are required to be complete by the time that section reaches sixty -
percent occupancy.
(3) Provisions shall be made to incorporate all phases or sections of the planned
development under one homeowners' association/corporation.
B. In order to provide sufficient, safe access, the Planning Commission and the Board of
Supervisors may require that the phases be arranged so that essential street entrances to
the development are provided in the initial phases of the development.
ARTICLE I
GENERAL PROVISIONS, AMENDMENTS, AND CONDITIONAL USE PERMITS
Part 101— General Provisions
§ 165-101.02 Definitions & word usage.
BUILDING HEIGHT -
gF9WAGI sUFFOLARdiRg the stFuetwFe to its -highest -yeiRt. -The vertical distance from finished
grade to the top of the highest roof beams on a flat or shed roof, the deck level on a mansard
roof. and the average distance between the eaves and the ridge level for gable, hip and
gambrel roofs.
Item #1, Page 11
Ili ivy' 1
Item #2: Housing Types in the RP (Residential Performance) Zoning District
Part 2
Staff has prepared a draft revision to the dimensional requirements for the housing types in the
RP (Residential Performance) Zoning District to ensure the housing types contained within the
RP district are up to date with the current needs of the community as well as to clarify the text.
This proposed amendment covers the second half of the proposed housing type revisions; Part 1
was reviewed at the January meeting. The primary revisions are as follows:
1. Revisions to the garden apartment dimensional requirements, including the minimum lot
area per dwelling unit, setbacks, building spacing and building height.
2. Addition of a multifamily residential building housing type. This structure type would
allow multifamily buildings with a minimum height of 45 feet up to a maximum of 80
feet.
3. Revisions to the age restricted multifamily housing type to be consistent with the other
housing types.
If the DRRC is supportive of this ordinance amendment, staff will forward it to the Planning
Commission and Board of Supervisors for their consideration.
Attachments:
1. Attachments: Proposed changes to § 165-402.09
3
Residential Performance (RP) District - Housing Types - Part 2
ARTICLE IV
AGRICULTURAL AND RESIDENTIAL DISTRICTS
Part 402 — RP Residential Performance District
§ 165-402.09 Dimensional requirements.
The following dimensional requirements shall be met by uses in the RP Residential Performance
District. The Administrator shall make the final determination as to the classification of housing
types. Unless otherwise specified, all housing types shall be served by public sewer and water.
H L. Garden apartments. This housing type consists of multifamily buildings Garde.;
apartmes" ;ire mu'+if,m'y�
'' i'd^ where individual dwelling units share a common
outside access. They also share a common yard area, which is the sum of the required lot
areas of all dwelling units within the building. r --„-den +., ents shall contain
dwellings iR a single stFucture. Required epeR space shall Ret be included as Minimum let
area. Garden apartments shall contain six (6) or more units in a single structure not to
exceed 16 units within a single structure. Dimensional requirements shall be as follows:
1) Maximum gross dens4y shall be 10 unit
1) DimeRsional r nts sh Imes
1) Minimum lot area (per dwelling unit):
(a)
One Story:
2,000 sq.
ft.
(b)
Two Story:
1,700 sq.
ft.
(c)
Three Story:
1,400 sq.
ft.
(d)
Four Story:
1,100 sq.
ft.
(2) Minimum off street parking
spaces per unit: 2
2 2,000 2.2-5
3 plus 2,5Z50 2.59
(24(3) Maximum site impervious surface ratio (on lot) shall be 0.60
(37) Minimum lot size shall be ene acre.
t�4ffl Minimum yards setbacks shall be as follows:
(a) Front setback:
[1] Thirty-five (35) feet from road right-of-way.
[2] Twenty feet (20) from parking area or driveway.
(b) Side: 50-20 feet from perimeter boundary.
(c) Rear: 50 25 feet from perimeter boundary.
fd) Minimum rear setback for balconies and decks: 20 ft.
(6) Minimum on-site building spacing shall be 50-30 feet
Item #2, Page 1
Residential Performance (RP) District - Housing Types - Part 2
4�}L51
{�}ffiMaximum building height shall be as follows:
(a) Principle building: 40 feet. 45 feet.
(b) Accessory buildings: 15 feet.
J. Multifamily residential buildings. This housing type consists of multifamily buildings
with a minimum of four dwelling unit entrances sharing an internal corridor per floor. The
entire dwelling unit does not necessarily have to be on the same floor. External corridors are
not permitted Structures shall be a minimum height of forty-five (45) feet in height
Dimensional requirements shall be as follows:
(1) Minimum Lot Area (per dwelling unit):
(a) Buildings up to 16 units 2 000 sq. ft.
(b) Buildings up to 26 units 1,700 sq. ft.
(c) Buildings up to 36 units 1,400 sq. ft.
(d) Buildings up to 46 units 1 100 sq. ft.
(e) Buildings greater than 46 units 900 sq. ft
(2) Minimum off street parking spaces per unit: 2
(3) Maximum site impervious surface ratio (on lot) shall be 60
(4) Minimum yards shall be as follows:
(a) Front setback:
[11 Thirty-five (35) feet from road right-of-way.
[21 Twenty feet (20) from parking area or driveway,
(b) Side: 50 feet from perimeter boundary.
(c) Rear. 50 feet from perimeter boundary.
(5) Minimum on-site building spacing Buildings placed side to side shall have a
minimum distance of twenty (20) feet between buildings, • buildings placed side to
back shall have a minimum distance of thirty-five (35) feet between buildings
Buildings back to back shall have a minimum distance of fifty (50) feet between
buildings.
(6) Maximum building height shall be as follows:
(a) Principle building: Sixty (60) feet provided that a multifamily residential
building may be erected to a maximum of eighty (80) feet if it is set back from
road right-of-ways and from lot lines in addition to each of the required
minimum yard dimensions, a distance of not less than one (1) foot for each one
(1) foot of height that it exceeds the 60 -foot limit.
(b) Accessory buildings: 15 feet.
K. Age -restricted multifamily housing. "Age -restricted multifamily housing" is multifamily
buildings where individual dwelling units share a common outside access. They also share a
common yard area, which is the sum of the required lot areas of all dwelling units within the
building. Age -restricted multifamily housing shall only be permitted within proffered age -
restricted developments. Elevator service shall be provided to each floor of age -restricted
Item #2, Page 2
Residential Performance (RP) District - Housing Types - Part 2
multifamily housing structures for use by residents and guests. Dimensional requirements
shaY be as follows:
(1) Maximum
gress density
shall l3e
20 URitS per acre, Minimum lot area (per dwelling unit):
(a)
One Story:
2, 000 sq.
ft.
M
Two Story:
1, 700 sq.
ft,
(Jc
Three Story:
1,400 sq.
ft.
(d)
Four Story:
1, 100 sq.
ft.
(2) DimeRsieRal ts shall be as fellews: Minimum off street parking spaces pe
unit: 1.5
(3) Maximum site impervious surface ratio (on lot) shall be 0.50.
(4) Minimum lot size shall be three acres.
(5) Minimum yards shall be as follows:
(a) Front setback:
[11 Sixty feet from road rights-of-way.
[2] Five feet from parking areas or driveways.
(b) Side: 100 feet from the perimeter boundary. An additional two feet from the
perimeter boundary shall be added for every foot that the height of the
building exceeds 40 feet when the adjacent use is single-family residences.
Item #2, Page 3
h4unorn-Mm. Let AFea pe;: Dwelliing Uni4
(squaFe feet4
Off-.Strppt P Fking
-a
Spaces
3,A4s
-27,—�
(3) Maximum site impervious surface ratio (on lot) shall be 0.50.
(4) Minimum lot size shall be three acres.
(5) Minimum yards shall be as follows:
(a) Front setback:
[11 Sixty feet from road rights-of-way.
[2] Five feet from parking areas or driveways.
(b) Side: 100 feet from the perimeter boundary. An additional two feet from the
perimeter boundary shall be added for every foot that the height of the
building exceeds 40 feet when the adjacent use is single-family residences.
Item #2, Page 3
Residential Performance (RP) District - Housing Types - Part 2
(c) Rear: 100 feet from the perimeter boundary. An additional two feet from the
perimeter boundary shall be added for every foot that the height of the
building exceeds 40 feet when the adjacent use is single-family residences.
(6) Minimum on site building spacing shall be 50 feet.
(7) Maximum number of dwelling units per building shall be 110.
(8) Maximum building height shall be as follows:
(a) The maximum structure height for any principal building shall be 40 feet. The Board
of Supervisors may waive the forty -foot height limitation, provided that it will not
negatively impact adjacent residential uses. In no case shall any principal building
exceed 60 feet in height.
b Shy,ax,,u,ms+ ruct are height
fer any assessarybuildings shall --he 11-5 fpepett.Accessory
buildings: 15 feet.
Item #2, Page 4
Item #3: Landscaping Requirements
During the 2011 calendar year, the DRRC reviewed proposed changes to the landscaping
ordinance. The proposed changes were discussed with the Board of Supervisors in late 2011 and
numerous concerns were expressed and the changes were put on hold. Since the discussion, staff
has modified the landscaping ordinance to only show the provisions that were not of issue.
These proposed revisions are also intended to work with the proposed Part 402 — Residential
Performance Zoning District updates.
The draft landscaping ordinance proposes the following revisions:
• Types of landscaping. Revisions to include new plant types, removal of certain plants
and/or elimination of plants for specific landscaping uses.
• Provisions for the condition, planting procedures and maintenance of landscaping.
• Residential Separation Buffers. Complete revision to the required separation buffers
between various housing types.
• Road Efficiency Buffers. Complete revision to the required buffers between residential
uses and roadways.
If the DRRC is supportive of this ordinance amendment, staff will forward it to the Planning
Commission and Board of Supervisors for their consideration.
Attachments: 1. Proposed changes to Part 203.
4
FlamiRate.d Te..+
Proposed chances
DRAFT Changes - Landscaping Requirements
Article II
SUPPLEMENTARY USE REGULATIONS, PARKING,
BUFFERS, AND REGULATIONS FOR SPECIFIC USES
Part 203 — Buffers and Landscaping
§ 165-203.01 Landscaping requirements.
The requirements of this section are intended to enhance the appearance, environment, and general welfare of t#e
e Frederick County by providing minimum landscaping standards and encouraging tree preservation for
rP,;idePti;;1developments. The provisions of this section shall apply to all site plan and subdivision design plan
applications, including the revision or expansion of any site or development.
Note: Subsection "A" is unchanged.
B. Plant selection, planting procedure, and maintenance.
(1) Plant selection. Based on the type of landscaping, required trees and shrubs shall be selected from the table4i-A
of acceptable trees and shrubs shown below:
Types of Landscaping
Street tree landscaping (street) Ornamental landscaping (ornamental) Tree preservation landscaping (canopy)
Interior and perimeter landscaping (shade), Buffer screening and parking lot screening (screen),
Deciduous buffer element (street, canopy, shade), buffer shrub element (shrub or screen)
Acceptable Trees and Shrubs
Common Name
Scientific Name
Types of Landscaping Permitted
Amur Maple
Acer ginnala
Street, shade, canopy, ornamental
European Hornbeam
Carpinus betulus
Street, shade, canopy, ornamental
Hop Hornbeam
Ostrya virginiana
Street, shade, canopy, ornamental
Katsura Tree
Cercidiphyllum japonicum
Street, shade, canopy, ornamental
Ginkgo (male)
Ginkgo biloba
Street, shade, canopy, ornamental
Thornless Honey Locust
Gleditsia triacanthos inermis
Street, shade, canopy, ornamental
Golden -Rain Tree
Koelreuteria paniculata
Street, shade, canopy, ornamental
Flowering Crabapple
Malus (disease resistant varieties)
Street, shade, canopy, ornamental
Item #3, Page 1
DRAFT Changes - Landscaping Requirements
Chinese Pistache
Pistacia chinensis
Street, shade, canopy, ornamental
Linden
Tilia (all varities)
Street, shade, canopy, ornamental
Lacebark Elm
Ulmus parvifolia
Street, shade, canopy, ornamental
Japanese Zelkova
Zelkova serrata
Street, shade, canopy, ornamental
Red Oak
Quercus rubra
Street, shade, canopy, ornamental
White Oak
Quercus alba
Street, shade, canopy, ornamental
Scarlet Oak
Quercus coccinea
Street shade, canopy, ornamental
Sawtooth Oak
Quercus acutissima
Street, shade, canopy. ornamental
Kentucky Coffeetree
Gymnocladus diocus
Street, shade, canopy, ornamental
Dawn Redwood
Metasequoia glyptostroboides
Street, shade, canopy
Swamp Chestnut Oak
Quercus michauxii
Street shade, canopy
Willow Oak
Quercus phellos
Shade, canopy, ornamental
Bald Cypress
Taxodium distichum
Street, shade, canopy
Red Maple
Acer rubrum
Shade, canopy, ornamental
Freeman Maple
Acer freemanii
Shade, canopy, ornamental
Sugar Maple
Acer saccharum
Shade, canopy, ornamental
Paperbark Maple
Acer griseum
Shade, canopy, ornamental
American Sycamore
Platanus occidentallis
Shade, canopy, ornamental
London Plane Tree
Platanus acerifolia
Shade, canopy, ornamental
Sweetgum
Liquidambar styraciflua
Shade, canopy, ornamental
Copper Beech
Faqus sylvatica 'Riversii'
Shade, canopy, ornamental
Weeping Beech
Fagus pendula
Shade, canopy, ornamental
European Beech
Fagus sylvatica
Shade, canopy, ornamental
River Birch
Betula nigra
Shade, canopy, ornamental
Star Magnolia
Magnolia stellata
Shade, canopy, ornamental
Item #3, Page 2
DRAFT Changes - Landscaping Requirements
Item #3, Page 3
Saucer Magnolia
Magnolia x soulangiana
Shade, canopy, ornamental
Black Gum
Nyssa sylvatica
Shade, canopy, ornamental
Yellowwood
Cladrastis kentukea
Shade, canopy, ornamental
Downy Serviceberry
Amelanchier arborea
Shade, canopy, ornamental
Hawthorn
Crataegus plaenopyrum, Crataegus viridis
Shade, canopy, ornamental
Sourwood
Oxydendrum arboreum
Shade, canopy, ornamental
Tuli tree
Lirlodendron tulipifera
Shade, canopy, ornamental
Paw Paw
Asimina triloba
Shade, canopy, ornamental
Dogwood
Cornus florida, Cornus kousa, Cornus hybrid
Shade, ornamental
Flowering Cherry
Prunus (all varieties of Flowering Cherry)
Shade, ornamental
Cornelian Cherry
Cornus mas
Shade, ornamental
Eastern Redbud
Cercis canadensis
Shade, ornamental
American Plum
Prunus americana
Shade, ornamental
Japanese Maple
Acer palmatum
Shade, ornamental
Douglas Fir
Pseudotsuga menziesii
Screen, ornamental
White Fir
Abies concolor
Screen, ornamental
Spruce
Picea (all varieties)
Screen, ornamental
Japanese Umbrella Pine
Sciadopitys verticillata
Screen, ornamental
Hinoki False Cypress
Chamaecyparis obtusa
Screen, ornamental
White Pine
Pinus strobus
Screen, canopy
Western Arborvitae
Thuja plicata
Screen, ornamental
Eastern Arborvitae
Thuja occidentalis (all varieties)
Screen, ornamental
Leyland Cypress
Cupressocyparis x leylandi
Screen, ornamental
Japanese Cedar
Cryptomeria iaponica
Screen, ornamental
Viburnum (Evergreen)
all ever reen semi -ever reen varieties
Screen, ornamental, shrub
Item #3, Page 3
DRAFT Changes - Landscaping Requirements
Yew I Taxus (all varieties)
Holly I Ilex (all varieties)
Common Boxwood I Buxus sempervirens
Juniper I Juniperus (all varieties)
Abelia I (All varieties)
Witchhazel I Hamamelis vernalis
Screen, ornamental, shrub
Screen, ornamental, shrub
Screen, ornamental, shrub
Screen, ornamental, shrub
Screen, ornamental, shrub
Ornamental, shrub
Item #3, Page 4
White Frinaetree
Chiononthus virainicus
Ornamental, shrub
Slender Deutzia
Deutzia gracilis
Ornamental, shrub
Althea
Hibiscus syriacus
Ornamental, shrub
Vicary privet
Ligustrum x vicaryi
Ornamental shrub
Sweet Mockorange
Philadelphus coronarius
Ornamental, shrub
Japanese Pieris
Pierls iaponica
Ornamental, shrub
Cotoneaster
(All varieties)
Ornamental, shrub
Spirea
(All varieties)
Ornamental, shrub
Weigela
(All varieties)
Ornamental, shrub
Forsythia
(All varieties)
Ornamental, shrub
Dwarf Fothergilla
Fother ills gardenif
Ornamental, shrub
Buttonbush
Cephalanthus occidentalis
Ornamental, shrub
Japanese pagodatree
SSohoraiaponica
Ornamental, shrub
Chastetree
Vitex agnus-castus
Ornamental, shrub
Standard Nandina
Nandina domestica
Ornamental, shrub
Purple Plum
Prunus cerasifero
Ornamental
Crape Myrtle
Lagerstroemia indica
Ornamental
Persian parrotia
Parrotia persica
ornamental
Hydrangea
all varieties
Ornamental
Item #3, Page 4
DRAFT Changes - Landscaping Requirements
Mugo pine
Pinus muco
Ornamental
Itea
(All varieties)
Ornamental
Aronia
(All varieties)
Ornamental
Clethra
(All varieties)
Ornamental
Azalea
Rhododendron (All varieties)
Ornamental
Rhododendron
(All varieties)
Ornamental
Northern Bayberry
Myrica pensylvanica
Ornamental
Meyer Lilac
Syringo meyeri 'Polibin'
Ornamental
(2) Planting procedure. All required trees and shrubs shall meet the specifications and procedures established by of
the American ^« tieR ^f NUFseFyFne^ Nursery and Landscape Association.
a) All trees shall be planted no closer than three feet to the edge of sidewalks, curb or other pavement.
b) Deciduous trees shall be a minimum of two-inch caliper at the time of planning.
c) Only single stem trees shall be planted as street trees.
d) Evergreen trees shall be a minimum of four feet in height at the time of planting. Shrubs shall be a
minimum three -gallon container at the time of planting. In addition to the three -gallon container
requirement, parking lot screening shrubs shall be a minimum of 36" in heiaht at time of plantina and
buffer shrubs shall be a minimum of 18" in height at time of planting. Spacing of parking lot screening
shrubs shall be no greater than four (4) feet on center.
e) Only trees haE'ag a mature height of less than 20 feet shall be located under overhead utilitV lines.
f) Measurement of Size. Caliper is measured six 6 inches above the ground up to and includin our 4
inch caliper size and twelve 12 inches above the ground for larger sizes. Diameter at breast hei ht
(dbh) will be measured at the height of 54 inches from the base of the trunk or as otherwise allowed in
the Guide for Plant Appraisal.
C. Residential separation buffers. Perimeter _and °^+^ri^Residential separation buffers shall be established to
adequately buffer di erent
housina types from dissimilar housing types within adjacent separate developments. The f„^^+;^^ of the perim^& nterier separatie-A buffeff shall adequately separate diffeFent heW5iRg types WithiR mixed use
sepaFatien bu#eF shall be to adequately sepaFate differe.nt Mussing types within adjOiRiAg deyelepmeRtS, whale the
The
requirements for perimeter and inter°^r residential separation buffers are as follows:
(1) When placed adjacent to one another, developments with different housing types shall provide the following
residential separation buffers:
I*np- and- single family small l0t 14E)USORg Shall not be plaeed adjaeeRt W etheF residential lets ar stFuutures-
Item #3, Page 5
DRAFT Changes - Landscaping Requirements
[11 if E)theF types ef Fesid-P-Ati.al Structures rnust be placed adjacent to single faFnily detached traditiona�
rti�r, wed .-I..s+.�. dwellings, the f.,llr..,r,buffers
, are J.
+ra d_f+ie _ -.1 rha.n and rri. irlanti I r+r C+. the following huffeF is Fequk-ed--
5CFeening or.,..id..d
dRaGti.,e (Minknum) (feet)
Active (Maxim r.,) (feet)
tt►
Total !fee
a�7
FUll e n
Pull screen
� c
z :J
1-99
1 a R d.-, a pSGFeen
I -...&le a sueeR
299
"„e SC-, e<n
3-59
-59
499
+ra d_f+ie _ -.1 rha.n and rri. irlanti I r+r C+. the following huffeF is Fequk-ed--
Item #3, Page 6
Distance R„ffer. Required
Crre g Dr....idPd
inaeti.... (MiRiM r..) (feet)
eet)Tetal
(feet)
Pull screen
7&
2-5
2-5
I -...&le a sueeR
y7e
-59
-59
riv e e R�39
-59
r�9
2499
Item #3, Page 6
Weer iMg n.r...ided
lRact0..e (Minim r..) (feet)(Maximum)t)
Total (feet)
[.. I lir.-re_ eR
7&
2-5
4w
I -,ndrP_ape SGFeen
1w
-59
s99
No
-59
s9
499
Item #3, Page 6
DRAFT Changes - Landscaping Requirements
MINIMUM RESIDENTIAL SEPARATION BUFFER AREA REQUIRED
Proposed Use/Development Adjoining Existing Use/Development
BUFFER AREA WIDTH AND PLANT REQUIREMENTS
Tvpe
1
2
3
_4
5
1. Single-family detached
IS
-
A
B
B
2. Single family zero lot line or small lot
-
-
A
B
B
3. Multiplex or townhouse
B
B
100
B
B
4. Garden Apartment or Multifamily buildings
_C
_C
B
-
A_
S. Aqe-restricted multifamily
C
C
C
-
-
(2) Buffers shall be placed between the lot line of the proposed housing type and the lot line of the existing
adjoining use or development. When placed on individual lots, the buffer shall be located within a permanent
landscape easement and shall be maintained by the homeowners association.
(3) When age -restricted multifamily housing adioins other housing types, the evergreen element of the
residential separation buffer shall be planted at a height of six feet.
4 When existing mature woodlands are located within the entire buffer area total distance if active and
inactive buffer), reservation of that woodland will be allowed to substitute for the required plant material.
(5) Housing types contained within a mixed use development shall not require residential separation buffers
between housing types contained within the same development. Residential separation buffers shall be
Item #3, Page 7
BUFFER AREA WIDTH AND PLANT REQUIREMENTS
Tvpe
Inactive (Minimum)
eet
Active (Maximum)
eet
Total
eet
Screen
Tvpe
A
IS
10
25
Full Screen
A
30
20
50
Landscape Screen
A
75
25
100
No Screen
B
30
20
50
Full Screen
B
45
30
75
Landscape Screen
B
75
25
100
No Screen
C
75
25
100
Full Screen
_C
100
50
150
Landscape Screen
C
150
SO
200
No Screen
(2) Buffers shall be placed between the lot line of the proposed housing type and the lot line of the existing
adjoining use or development. When placed on individual lots, the buffer shall be located within a permanent
landscape easement and shall be maintained by the homeowners association.
(3) When age -restricted multifamily housing adioins other housing types, the evergreen element of the
residential separation buffer shall be planted at a height of six feet.
4 When existing mature woodlands are located within the entire buffer area total distance if active and
inactive buffer), reservation of that woodland will be allowed to substitute for the required plant material.
(5) Housing types contained within a mixed use development shall not require residential separation buffers
between housing types contained within the same development. Residential separation buffers shall be
Item #3, Page 7
DRAFT Changes - Landscaping Requirements
re aired when different housing types are placed adjacent to a mixed use development or if the mixed use
development abuts different housing types within a separate development.
Note: Subsection "D" is unchanized.
E. Road efficiencv buffers. The purpose of these requirements are to provide protection for residential structures from
any street classified as a collector road or higher while still providing an attractive view of the residential
neighborhoods from major roadways. It is not the intent of these regulations to provide uniform linear strips of
completely opaque screening but to provide an attractive view of residential neighborhoods from major streets
and ensure adequate buffering for the residential neighborhood from the street.
(1) All residential structures shall be separated from interstate, limited access, primary, major arterial, minor arterial
or major collector roads, as designated by the Virginia Department of Transportation or the Frederick County
Comprehensive Plan, by the following road efficiency buffers:
Distance Buffer Required
Road TWe Classification
Inactive
(minimum) (feet)
Active
(maximum) (feet)
Total
(feet)
Screen
Type
Interstate/ arterial/ limited
access
Full -distance buffer
50
50
100
Landscape Screen
Reduced -distance buffer
40
40
80
Full Screen
Major collector
Full -distance buffer
40
40
80
Landscape Screen
Reduced -distance buffer
40
10
50
Full Screen
(2) All road efficiency buffers shall begin at the edge of the road right-of-way, with the inactive portion abutting
the road right-of-way. All required elements of the full -distance buffer or the reduced -distance buffer
identified in f.465_202 022(3) shall be located within the inactive portion of the road efficiency buffer.
Maintenance of the road efficiency buffer shall be in accordance with .4165-203.018(3). The inactive portion
of the road efficiency buffer is permitted to count towards the required percentage of common open space;
however, no portion of a residential lot shall be located within the inactive portion of the road efficiency
buffer. The active portion of the road efficiency buffer may be permitted to be located within a residential lot,
provided that the primary structure is not located within the buffer area. Accessory structures may be located
within the active portion of the road efficiency buffer, provided that the structures meet all applicable setback
requirements. Access roads serving as the primary means of vehicular travel to residential subdivisions are
permitted to traverse road efficiency buffers.
Item U, Page 8
DRAFT Changes - Landscaping Requirements
(3) All road efficiency buffers shall contain landscaping evergreen trees intended to reach a minimum height of 20
feet at maturity. These eveFgreen trees shall pFevide a continuous screen, with plantings spaced no mere than
10 feet apaFt. The full distaRce buffeF shall centain -;; Few ef evergFeen tFees that are a rn;nomum 9
four feet in height wheR planted. The .-d---d distance buffer shall contain an eaFth berm that is six feet in
height abeve the aveFage read grade and shall GeRtain a single rew of evergreen tFees that are a Fninimum e
four feet On height when planted. Altemative landscaping may he peFMitted neaF entra.nee d—rive-s t -
safe sight distances. The PlanniRg C ay allew for alternative designs which meet the iRtent of the
section in the event ef+.,pegFaphy esight .-distance censtraints-.
fj The Zoning Administrator may allow alternative landscaping near entrance drives to ensure safe sight
distances.
(5) The Zoning Administrator may waive reduce and/or modify the road efficiency buffer yard requirements if
in his opinion the topography of the lot providing the buffer yard and the lot being protected is such that the
required buffer yard would not be effective.
(6) When existing mature woodland, when supplemented by new vegetation if needed is located within the
entire buffer area and meets the intent of this section, preservation of that woodland will be allowed to
substitute for the required plant material and the opaque screening.
Item #3, Page 9