2010 05 White Marsh COD Small 4

8/9/2019 2010 05 White Marsh COD Small 4

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White Marsh - Code of Development

Table of Contents

Overview ......................................... ............................................. ............. 2

General Development Plan .......................................... ............................. 4

Proposed Land Use Program ........................................ ............................ 5

Permitted, Special Permit & Special Exception Uses ............................... 6

Proposed Uses ........................................ ............................................. ...... 7

Key Features .......................................... ............................................. ...... 8

Lot Regulating Plan ...................................... .......................................... 12

Standards for Open Space ............................................. .......................... 13

Street Regulating Plan........................................... .................................. 16

Street Sections ........................................ ............................................. .... 17

Parking Regulations ...................................... .......................................... 18

Phasing Diagram ............................................ ......................................... 19

Architectural Standards:

Using this Book ........................................ .................................. 22

Residential - Front Loaded ...................................... ................... 23

Residential - Alley Loaded ....................................... ................... 27 Residential - Multi-Family....................................... ................... 30

Residential - Attached ....................................... .......................... 35

Mixed-Use/Commercial ........................................... ................... 38

Notes .......................................... ............................................. .... 44

Community Architect Review ........................................... ........... 46

Lighting Standards ........................................ .......................................... 48

Landscaping Requirements ........................................... .......................... 49


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White Marsh - Code of DevelopmentPage 2

White Marsh differs from conventional suburban developments in that it seeks to create an entire

neighborhood with opportunities for its inhabitants to work, live, conduct business, shop and

engage in recreation. The development of a healthy, thriving neighborhood cannot be forced;

instead, it must be allowed to naturally evolve to meet the needs and consumer demands of its

ever-changing population. As economic, political, and cultural climates transform, White Marshwill respond with appropriate evolution.

To facilitate this process, the General Development Plan (GDP) lays out a framework of

interconnected streets and open spaces to provide a structure for the development of a vibrant

mixed-use community. Key civic and open spaces, such as an Organic Farm and Museum, and

commercial spaces, such as a planned hotel, are located at strategic locations to provide significant

flexibility to adapt development to changing needs and the market place while still assur ing a final

community of a certain mix and character of uses.

Mixed-Use Core

The MU-Core is the heart and center of White Marsh. Here, shops, restaurants, boutiques, service

establishments and professional offices provide a range of services and employment opportunities

for residents. Two key pedestrian streets, White Marsh Avenue (the main street through the center

of the project) and Stonewall Lane (the new frontage road along Route 17) will become the focus

for active retail uses and the community. In addition to retail and office uses, specially plannedcommercial uses include a boutique hotel, a medical office center, and a Continuous Living Facility.

Residential uses will be incorporated as live-work and multifamily units, including units located

over first floor commercial spaces. Public, civic and institutional uses, along with carefully designed

open spaces will help create a true mixture of compatible and complementary uses.

The MU-Core is projected to have roug hly 311,150 square feet of commercial space consisting of

Active Commercial, Other Commercial and Temporary Housing uses. The Core will also include

up to 160 residential units, including 14 live-work units, 6 townhouse units and approximately

140 multi-family units. In addition, the MU-Core will feature in the Retirement Community, a

55 unit/90 bed Assisted Living, 125 bed Nu rsing Home with an additional 25 beds for Altzheimer

unit and other condominium rental opportunities. Spaces are reserved for civic and public space,

including a church and a museum. Typical commercial buildings will be modest in footprint size

with the majority being between two to four stories in height. One and five story buildings are

allowed pursuant to Code of Development standards contained herein. Most lots in the MU-Core

District are divided into 16 foot wide parcels, between 60 and 80 feet in depth. These parcels may

be combined into groups of up to 4 contiguous parcels, or up to 64 feet in width, to create a variety

of lot and building sizes. Commercial buildings are intended to be smaller in scale; generally lessthan 20,000 square feet in size. The Code of Development anticipates the possibility of at least

three larger buildings up to 50,000 squ are feet which will be located at the southwest cor ner of the

neighborhood along Route 17. Additionally a grocery store located along Independence Avenue

is envisioned. This grocery store will be between 20,000 and 40,000 square feet in size.

The line between open space, civic space and commercial space is bridged by the proposed Organic

Farm, occupying approximately 2.3 acres and located in the northw est corner of the development,

adjacent to Route 17. Str ategically located to preserve the existing farmhouse on the property and

its stone wall, the area is intended to be utilized for a small farm, serving the development and

larger area with a Farmer’s market. As green space, the farm will create a distinctive focal point

for the project, and the market, within the MU-Core and adjacent to many other commercial uses,

helping to draw people to the area and providing a place for people to meet and mingle.

Overview


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White Marsh - Code of Development Page 3

Mixed-Use Residential

The MU-Residential sub-district reflects the time-honored traditional planning models

of the Virginia Piedmont Region. Taking cues from the pre-WWII planning models,

the sub-district contains several nodes throughout the predominately residential

area that help define neighborhoods and create walkable destinations. Along with

the several smaller parks, a large park (White Marsh Park) lies in the eastern edge

of the sub-district creating a buffer to the Bealeton Service District. Several public

structures and amenities will be placed along the many trails planned through the park

and connecting the tree-lined streets. The narrow roads will add to the sustainability

of the sub-district by reducing pavement widths and impervious surface. The more

rigid grid of the MU-Core sub-district gives way to a more organic Olmsteadian grid

which will inherently create a more sub-urban and rural experience while maintaining

the walkable distance to the commercial core. The MU-Residential sub-district is

further subdivided into MU-Residential A and MU-Residential B.

The MU-Residential A sub-district features a variety of housing types and facilities

for a Continuous Living Campus, set within the gridded streets of White Marsh. In

coordination with the Assisted Living Facility and Nursing Home, located in the MU

Core, this sub-district will be the location of three quadriplex units for independent

residents. Add itionally, there are 49 “step-down” single-family detached residences

in this sub-district, with an average lot size of 5,000 square feet. A linear park (Billy

Ficklin Park) traverses the sub-district providing a pedestrian connection between

Independence Avenue and Black Horse Street and serves as the center of the MU-

Residential A sub-district.

The MU-Residential B sub-district is planned to have up to 87 units within the 56.7

acres sub-district. Lot sizes will generally vary from 5,000 to 15,000 square feet in

size and will accommodate a variety of unit types. In addition, there are a handful of

larger lots, up to 80,000 square feet, located at the edge of the property as a transition

to adjacent acreages outside of the service district. Civic structures and parks are

also accommodated at specified locations, helping to define individual neighborhoods

and bring additional pedestrian-oriented amenities to residents.

Overview


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General Development Plan


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Proposed Land Use Program

WHITE MARSH LAND USE SUMMARY

USE TYPE MU CORE MU RESIDENTIAL A MU RESIDENTIAL B TOTAL

ACREAGE 25 15.4 56.7 97.1

ACTIVE COMMERCIAL 127,650 0 0 127,650

OTHER COMMERCIAL 118,500 5,000 0 123,500

TEMPORARY HOUSING 65,000 6,000 0 71,000

CIVIC/PUBLIC/INSTITUTIONAL 30,000 5,500 13,500 49,000

RESIDENTIAL 267,000 132,200 199,400 598,600

TOTAL SQUARE FOOTAGE 608,175 148,700 212,900 969,775

# OF LIVE-WORK UNITS 14 0 0 14

# OF MULTI-FAMILY UNITS 140 12 0 152

# OF SINGLE-FAMILY ATTACHED UNITS 6 7 0 13

# OF SINGLE-FAMILY DETACHED UNITS 0 55 87 142

# OF ASSITED LIVING-NURSING CARE UNITS 130 0 0 130

TOTAL # OF UNITS 290 74 87 451

UNITS PER ACRE 11.6 4.8 1.5 4.6

Notes

1. Assisted Living/Nursing Care Units are included in the MU-Core Residential square footage.

2. Temporary Housing includes the Hotel, Boutique Hotel and B & B's.

3. All Single-Family Attached Units are to be age-restricted.

4. 79 of the Single-Family Detached Units are to be age-restricted.5. Units per acre in the MU-Core includes Assisted Living/Nursing Care Units. Without these units the density in the MU-Core is 6.4 units per acre.

6. 40 of the Multi-Family Units in the MU-Core are to be age-restricted.

7. All of the Multi-Family Units in the MU-Residential A sub-district are to be age-restricted.

8. The 100 Multi-Family Units in the MU-Core that are not age-restricted cannot be located on the first floor of a building.

Active Commercial 122,700

Other Commercial 30,000

Civic/Public/Insti tutional 25,000

Temporary Housing (Hotel) 20,000

Live/Work 7,000

Residential 15,500

Assisted Living SF 34,800

Residential Sub-total 50,300 20%Total SF 255,000

Active Commercial 110,650 82%

Other Commercial 0

Hotel 0

Civic/Public 25,000

Residential 0

Assisted Living SF 0

Total SF 135,650

Notes:Some flexibility in the numbers is allowed subject to

the approval of the Community Architect and

provided that the following standards are met: A.

Maximum 20% ground floor residential B.

Minimum 75% ground floor active commercial uses

along key pedestrian streets

Ground Floor Space in MU Core (Square Feet of Uses)Ground Floor Uses

Ground Floor Uses on

Key Pedestrian Streets


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Proposed Uses

Use Category Use MU-Core MU-

Residential

"A"

MU-Residential

"B"

SP/SE Uses Approved with Rezoning, subject to general standards of this COD, the Special Standards for Key Commercial, Civic, and Public Uses, as well

as the limitation/standards set forth for each use below.

Residential Household Living

Single Family Detached P P

D up le x, T ri pl ex , Q ua dr ip le x S E S E T hr ee ( 3) b ui ld in gs w it hi n t he R es id en ti al S ub -d is tr ict s a re p er mi tte d a s Q ua dr ip le x s tr uc tu re s t ot al li ng 1 2 u ni ts. S uc h st ru ct ur es sh al l b e d es ig ne d to a pp ea r a s si ng le d

family dwelling units from the street, with any additional required parking provided at the side or rear.

Townhouse SE SE SE Seven (7) dwelling unites allowed in the MU-Residential Sub-Districts may be townhouse units. All townhouse units shall have parking located in the rear either with a

garage or in a parking lot. Six (6) townhouse units are permitted in the core and shall have either rear loaded garages or parking located in the rear of the structures.

Live-Work Townhouse P

Multi-Family P

Group Living

Assisted Living, Nursing Home, up to 25 beds P SE SE

Ass is ted L iv ing, Nu rs ing H om e, ov er 25 beds SE T wo sepa ra te As si st ed Li vi ng /N ur si ng Home faci li ti es ar e aut ho ri zed t o be l oc at ed wi th in the M U- Core Sub- Di st ri ct . The bui ld ings must have fr on t pedes tr ian ent ri es

and may have porte-cocheres. No single building should measure more than 42,000 square feet, with no building footprint larger than 15.000 square feet.

Temporary Housing B &B, Inn 1 to 1 2 rooms P SP SP Two sma ll B ed &Bre akfast Inn s are ap proved with in th e MU-Residen tia l sub -distri cts for a maxi mu m of 12 rooms p er In n. The B& B sha ll b e owner occu pied an d ma y be

located within any of the residential blocks, provided its size and form are that of a single family residence. Such use shall be identified on a site plan or subdivision plan

as a possible use prior to the sale of any other lots in that block; if this cannot be accomplished, a special permit is required in order to allow adjoining neighbors input o

the proposed use.

Hotel, B&B, Etc. 13-10 0 Ro oms SE Two hotels are authori zed within the MU- Co re sub -district. T he fir st hotel ma y ha ve a maximum buildin g size of 40,0 00 square feet and a maximum of 60 rooms.Th e

second hotel may have a maximum size of 25,000 square feet and 20 rooms. Both hotels may be converted to mixed-use structures provided that only commercial use

are located on the first floor, with residential uses prohibited.

Public, Civic and

Institutional Uses

Place of Worship P SP SPOne Place of Worship and Two Community Centers may be located within the MU-Residential sub-districts. A small community center/building will be located in

conjunction with a community pool as shown on the GDP. The second community center will be a larger community center more centrally located within the communityCommunity Centers, Meeting Rooms P SP SPDay Care, child or elder P SP SP Two (2) facilites are authorized within the Residential Sub-districts with a maximum building size of 6,000 square feet.

College, University P

M ed ic al C ar e Fa ci li ti es , H os pi ta l S E A m ed ic al c ar e fa ci li ty ma y b e l oc at ed w it hi n th e MU -C or e a re a, p ro vi de d s uc h fa ci li ty d oe s n ot h av e m or e th an 6 0 fe et o f f ro nta ge l oc at ed o n a ny ke y p ed est ri an

streets. It must be located in conjunction with adequate off-street parking. The maximum building footprint shall be 8,000 square feet.

Government Offices, including Post Office P SE SE

Museums and similar cultural buildings P SE SE

Public Safety Facilities P SE SE

Public Parks & Recreation Facilities P P P

Active Commercial

Uses

Commercial Retail, including grocery; Restaurants; Personal

Service; Banks; Gyms and Health Clubs; Business Services;

Artist & Artisan shops with Gallery/Sales; and Commercial

Recreation, including Theaters

Establishment/building up to 5,000 sq. ft. P SP SP

Est ab li shment /bui ld ing 5 ,001 t o 20, 000 s q. f t. P

Est ab li shment /bui ld ing 20, 001 t o 50, 000 s q. ft . SE T wo es tabl is hm en ts up to 50 ,000 squa re feet ar e app roved w it hi n t he MU -C or e a rea t o acc om moda te comm er ci al us es . One of the bui ld ing m ay have a f oo tp ri nt of up

to 20,000 square feet. No other building footprint shall be larger than 12,500 square feet. All frontages of the building facing the streets shall meet the architectural

requirements for commercial buildings, incorporating windows and other design feature to complement the pedestrian oriented nature of the overall development.

Drive-Thro ugh Facility SE A maximum of two d rive-throug h facilities are author ize d to serve banks, pha rmacies or la undry pick= -up uses o nly. The drive-thro ugh may n ot be accesse d fro m a Key

Pedestrian Street, and should not be visible from a Key Pedestrian Street or Route 17. The drive-through may be located at the interior of the block, or may be attached

to the side of a building exiting onto a side street, if setback from such street, containing no more than 2 lanes, and designed to be integral to the building.

Events SP Special Events sponsored by the Community HOA or Business Association shall be allowed pursuant to approval of an administrative permit by the Zoning

Administrator, who shall approve such permit upon demonstration by the applicant that the event complies with all County Codes related to noise and lighting and that

adequate parking and sanitary facilities are available and that no public safety issues are raised.

Other Commercial

Uses

Office Uses, including Medical and Financial Offices;

Laboratories, Light Manufacturing, Assembly, Research &

Development within Closed Buildings; Artist & Artisan

workshops without Sales; Technical Schools.

Establishment/building up to 20,000 sq. ft. P SE SE

Est ab li shment /bui ld ing 20, 001 t o 50, 000 s q. ft . SE Onl y bui ld ing up t o 50, 000 s q. ft . f or mu lt i- tenant us e i s aut ho ri zed. May be l oc at ed on a Key Pedest ri an St reet on ly if fi rs t f loor us es ar e a t l east 75% " Ac ti ve "

Commercial.

Utilities Public and Private Utilities, Including Water, Sewer, and

Telecommunications Towers

SE SE SE Up to two Pumping Stations to handle the development's eff luent are authorized for const ruct ion, one wi thin the Core area and one wi thin the Residential area at the

large open space area at the eastern end of the project. The facility within the Core shall be completely screened from view, utilizing a building façade if necessary. The

facility in the eastern open space shall have no portion of the facility located within the floodplain, and any structure associated with the facility shall be designed to

resemble an agricultural outbuilding.


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Wh it e Ma rs h Sq ua re

White Marsh Square will serve as the primary gathering space in the MU-Core. This large lawn will be lined with the

multi-story buildings of White Marsh Avenue (main street) to the south, and encircled to the north wi th a hotel. The

hotel will feature a restaurant on the ground floor with seating that spills into the square. The architectural character-

istic of buildings around the square is generally illustrated in the above image.

Museum & Stonewall Lane

View north on Stonewall Lane

A minimum 4,000 square foot museum will be constructed within the MU-Core area along the Main Street at a visually

terminating point of Stonewall Lane. The museum’s exterior style will be reflective of traditional architecture of civic

structures from the region, specifically drawing from the classical language. The museum will feature a large opening

facing a main plaza or park and fenestration on all sides that front onto public right-of-ways. The character of the building

is generally illustrated in the drawing above.

Key Features

View looking east on White Marsh Square


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Key Features

Sites sufficient to accommodate 3,000 to 5,000 square foot churches and/or community centers/meeting halls shall be provided within the development, with the preferred locatio n being shown on the GDP. An alternate location within the

Mixed Use Core for a church can be approved by the Community Architect, but only if such site is situated such that the

construction of the church at that particular location helps to create a focal point for the community.

The design of the church shall reflect a traditional historic piedmont character, with materials consistent with those

allowed for residential and commercial building as set forth in this Code of Development. The architectural style

of the church adjacent to the roundabout is important given its prominent location along two major roads within the

community. This church shall be designed with a significant steeple as shown on the picture above creating a pleasant

vista as travelers approach the roundabout. Parking shall be to the side and rear and significantly landscaped limiting

the visual impact on the community.

Place of Worship Assisted Care Living and Nursing Home

Sites within the MU-Core and MU Residential A will be utilized for a retirement community that fits withinthe street and neighborhood framework of White Marsh. A key building, as illustrated in the drawing above,

will be situated between Edmond Jennings Street and Black Horse Street as the center of this community.

In additional to the assisted care facilities, numerous residential cottages, quadriplex units and single-family

attached units will be located within the MU Residential A sub-district. There will also be a 5,500 square foot

community building located at the terminus of Billy Ficklin Park along Black Horse Street. The architectural

style of this building is crucial as it creates the visual terminus of Billy Ficklin Park.


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Key Features

The line between open space, civic space and commercial space is bridged by the proposed Ohlinger Farm, occupying

roughly 2.35 acres and located in the northwest corner of the development, adjacent to Route 17. Strategically located

to preserve the existing farmhouse on the property and its stone wall, the area is intended to be utilized for a small farm,

serving the development and the Bealeton community with a Farmer’s market. The Farmer’s Market will be located

outside between the old farm house and the barn adjacent to the parking lot . The Farmer’s Market will be allowed to

occur every Wednesday and Saturday from 8 AM to 1 PM. The market will be allowed to operate from April 1st to

December 1st each year. The farm will create a distinctive focal point for the project, and the market, within the MU-Core

and adjacent to many other commercial uses, should help to draw people to the area by providing a place for people to

meet and mingle.

The 1.0 acre located in the MU-Core will be designated for the Farm House, Barn and Market, and will be preserved by

the developer for the farm purpose. The existing house and barn will be preserved, to be made available for conversion

for community use in conjunction with the market or other community u ses. All work shall be done at no expense to

the County, unless the farm and the market are dedicated to the County and under their ownership. The stone wall on

the property will also be preserved and repaired, as necessary to ensure structural integrity at no cost to the County. No

new buildings shall be allowed to be constructed on the area designated for the Farm and Market, except temporary

structures, or open-air structures for the sales of products from the farm. Any other improvements to the site (i.e. parking)shall be minimal, with the guiding principal being preservation of the open area and rural character at this entrance to the

project.

In the event the Farm and Market are not able to be operated as a viable commercial enterprise, the green area shall be

maintained as open space and community gardens for residents shall be provided within the farm area.

The existing house may be utilized for the first five years of the community (dating from the issuance of the first site plan,

infrastructure plan, or final plat) as a marketing center for the project.

Ohlinger Farm Grocery Store

At the northern end of the property, there is planned a grocery store, fronting on Independence Avenue. The

architectural appearance of the store will be in a rural aesthetic, emulating an old barn building to be consistent

with the adjacent farm. The store ceilings will need to be a minimum of 16’ and the façade of the long buildi ng

will be broken down along its length in at least three sections. The store will need to have entry doors on

Independence Ave with direct access to the sidewalk and on-street parking. The store may also have an entry

from the rear, facing the parking lot.


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Lot Regulating Plan

(Note: Quadriplex Lots in MU Residential A)


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Standards for Open Space

MU Core MU Residential A MU Residential B Total

Acres 25.0 15.4 56.7 97.1

Square Feet 1,089,000 670,824 2,469,852 4,229,676

MU CORE Subtotal: 1,089,000 MU RES Subtotal: 3,140,676

Square Feet 145,054 771,012 916,066

% of Land Area 13.3% 24.5% 21.7%

Open Space Tabulation

Land Area:

Open Space:

In the Core Sub-district a minimum of 10% open spaces is required. White Marsh provides approximately 3.3

acres of open space or 13.3% within its 25 acre Core. A majority of the open space is contained in the Ohlinger

Farm (2.3 acres) with the rest provided in smaller squares, plazas and parks strategically located throughout the

sub-district. These open spaces are connected by sidewalks which line every street in the development. The fol-

lowing page contains an Open Space Plan delineating each specific park, plaza and square. Page 15 includes a

list of the focal open spaces within White Marsh with a description of each individual open space area.

In the Residential Sub-districts a minimum of 20% open space is required. The total gross area of the combined

Residential Sub-districts (A & B) is 72.1 acres. Therefor e, 14.4 acres of open space is required in the Residential

Sub-districts. White Marsh provides 17.7 acres of opens space or 24.5%. The majority of the opens space is

contained in White Marsh Park (14.4 acres) with the remaining opens space being in the form of various parks

described throughout the sub-district. Various amenities are provided within the many open space areas with

specific amenities for each open space area located on Page 15.

Some fluctuation is allowable per sub-district so long as the total percentage in the Core Sub-district is not less

than 10% and the total percentage in the Residential Sub-districts is not less than 20% of the gross sub-district

acreage.

All open spaces and facilities within the open spaces will be owned and maintained by a property owners asso-

ciation pursuant to the proffers for White Marsh. All trails within the project will have public access easements

allowing access by all County residents.

Service district buffer

A 50 foot wide hard edge buffer shall be provided at the boundary of the Bealeton Service District as shown on

the Open Space Plan. This buffer shall be provided within the open space and shall not be located on individual

lots.

Sidewalks, Trails & Pedestrian Connections

Sidewalks and trails will be designed for pedestrian and bicycle travel, with a minimum width of 5 feet. Sidewalks

along the Key Pedestrian Streets shall be a minimum of 10 feet.

On the eastern side of the property trails will typically be pervious and informal and will employ low impact

development techniques. Where located in buffer and natural areas, trails will be demarcated with gravel or simi-

lar covering, and edging of brick, stone or wood. Trails shall be provided in the general location and manner as

shown in the County’s Comprehensive Plan or Connections Plan. Pedestrian connections shall be provided within

parking lots. The specific locations shall be shown on any site plan, final construction plan or infrastructure plan

for White Marsh. These connections shall be designed to limit conflicts between pedestrian and vehicular traffic.

Where appropriate traffic calming measures such as raised crosswalks and stamped asphalt shall be employed

limiting potential conflicts.

Open space shall be in substantial conformance with the Open Space Plan on pages 14 and 15. Minor deviations

shall be allowed subject to the approval of the Zoning Administrator and shall be based on engineering and/or

physical site constraints.

Conceptual View of Billy Flickin Park

Natural Trail Path in Parks Parks Plazas and Squares


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Open Space Plan


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Key Open Spaces in MU-Core – Total 3.3 Acres

1. White Marsh Square – 0.24 Acres

This key space, which provides a combined open space/civic function, is set at the

mixed-use heart of the development. Surrounded by shops, restaurants and a hotel,

this Square, located on the north side of White Marsh Avenue will be a formally

landscaped space for gatherings both planned and happenstance. Trees will evenly

spaced and in shapes of ball, oval or pole, with no low branches to allow pedestriansto move freely below their umbrella. The Square will feature a manicured lawn sized

for events, as well as brick- paths that wrap the edges.

2. Stonewall Plaza - 0.06 Acres

This small plaza serves a dual purpose; first as a relief among the hard edge of the

pedestrian sidewalk, and second as a visual marker of access to and from the parking

lot. This hardscaped (though permeable) plaza will feature trees in tree-wells and

low shrubs or flowers in planters both raised and flush, that may delineate seating

areas for restaurants or shoppers. A small water feature will provide cooling and

background noise and will be located in the center of the plaza.

3. Ohlinger Farm – 2.35 Acres

Central to the neighborhood will be the feature of the Organic Farm in the northwest

corner. Between the existing farmhouse and barn and just south of the farm area,

there will be an area delineated for an outdoor farmer’s market. The market area will

be located just north of the parking area. The space will primarily be used for farm

stand locations, including temporary tents. The Farmer’s Market will be allowed tooccur every Wednesday and Saturday from 8 AM to 1 PM. The market will operate

from April 1st to December 1st each year. The exist ing tree cover and stone wall

will be preserved within this open space area.

4. Jennings Plaza – 0.15 Acres

This small plaza serves a dual purpose; first as a relief among the hard edge of the

pedestrian sidewalk, and second as a visual marker of access to and from the parking

lot. This hardscaped plaza will feature trees in tree-wells and low shrubs or flowers

in planters both raised and flush, that may delineate seating areas for restaurants or

shoppers. A water feature will provide cooling and background noise.

5. Black Horse Troop Park – 0.12 Acres

This pocket park, though public, will be delineated with a wrought iron fence, or

low masonry wall, with a few openings (not gated) to connect the adjacent street,

parking lot and sidewalks. It will have organically placed trees of varying species

and size and a lush bed of low-maintenance ground cover will abut brick pathways.

In the center will be a statue or monument to the Black Horse Troop. Primarily it

will function as a shade park for use by office employees and residents to enjoythroughout the day.

6. Billy Ficklin Park – 1.07 Acres (0.41 in the Core & 0.66 in the Residential)

This large neighborhood park is located at the center of the retirement community

within White Marsh. This park is broken up into three segments creating a single

elongated linear park whose vista terminates at a community building located in

front of the assisted living facility. The portion of the park located within the Core

sub-district will include a community building for the retirement community as well

as active recreation areas for croquet, bocce and other similar outdoor recreational

activities geared toward the active adult living concept. This section will be

surrounded by either a wrought iron fence or low masonry wall with openings to

the sidewalk on all four sides providing easy access to residents. This section will

also contain benches for residents to use. Tree plantings will be along the perimeter

of the area to allow for the interior portions use for active recreation.

The two sections of the park located within the Residential sub-district will feature a

prominent walkway down the center. This walkway will be a minimum of 10 feet in

width. This walkway will be lined with trees and will have benches evenly spacedalong the walkway. Add itional paths will be along the edges as formal sidewalks

that will provide pedestrian access to the houses fronting the park. A prominent

water feature will be located in the center as the focal point of the park. This section

will be lined with trees and shrubs along the perimeter creating a physical barrier

between the residences and the open space. The interior of the park will grassed

allowing various types of recreational activities and providing a space for gatherings.

The nature of the park and the adjacent buildings are generally represented on page

13. This is just a general representation illustrating how the residential buildings

will address the park.

7. Turberville Square – 0.08 Acres

Located at the end of the key pedestrian zone on White Marsh Avenue, Turberville

Square anchors the retail street and announces the use change to a more residential

zone. The square will be primarily hardscaped, with small beds and planters for

large canopy trees surrounded by low-maintenance groundcover and flowering

bushes. The hardscaped area will feature seating areas and a small water feature on

a pervious surface.

Key Open Spaces in MU-Residential – Total 17.7 Acres

8. White Marsh Runn Park – 14.49 Acres

This large park is primary located on the eastern side of the development, including

the areas designated as the 100 year flood plain of Marsh Run. The park signifies

the edge of the Bealeton Service District and ties into the planned open space to the

south along Marsh Run, as illustrated in the Comprehensive Plan. In addition to

the natural features of the site, landscaping will be supplemented with indigenous

trees, shrubs and groundcover. A number of pedestrian trails that circles the entire

development, resulti ng in a 2-mile loop. Signs indicating the trail system will mark

the start of a number of trailheads as meander through the park. The trails will

include bike lanes and pedestrian lanes in an effort to avoid conflicts between the

two. The park will feature existing trees with minor topographical changes from

its current state. Small open air shelters will be located in this park outside of the

floodplain. They will contain picnic benches for the use of all County residences.

These open air shelters will be connected by the park’s trail system. Benches will

also be located along the trails providing a place for residents to rest and enjoy theenvironment. As is the case with all open space and park features located within

White Marsh, the maintenance and upkeep of these facilities will be the responsibility

of the Homeowner’s Association.

A small amphitheater is envisioned at the end of Billy Flicklin Park. The seating

will be naturally terraced into the sloping lawn with a small wooden stage at the base

of the hill. Additionall y there exists a 100’ x 100’ ice pond from 1903 that will be

preserved and used as a skating rink in the winter months.

The proposed stormwater management ponds cannot count towards the parks

qualifying open space and are not included in the parks 14.49 acreage calculation.

9. Hanna Lee Park – 0.31 Acres

This park is located within a residential block, with an alley surrounding 3 sides, and

Hanna Lee Street bordering the western side. The northern edge of the park features

a thick line of existing large trees and will be planted with small canopy trees, to

fit in with path and park amenities. A “tot lot” will be developed in this area, while

a larger area will be dedicated as a grassy playfield for a variety of activities suchas soccer. A basketball court will also be provided within this park. The park will

be surrounded by wood board on board fencing insuring that the activities do not

conflict with vehicular traffic. Gates will located at intervals allowing pedestrian

access to the park and its amenities.

10. Gawin Corbin Park – 0.58 Acres

The most significant feature of this linear park will be the presence of existing,

dense trees along its western border, running parallel to Gawin Corbin Street. The

remainder of the park will feature large ornamental trees, spaced informally, with a

large expanse of lawn. The park’s walkways are primarily a perimeter sidewalk for

access to the fronting civic and residential properties. This park will also include

a soccer field and a volleyball court. Picnic benches will be provided along the

perimeter of the soccer field and volleyball court providing a nice place for family

gatherings duri ng the warmer months of the year. This park will incl ude a board on

board fence along its boundary with Gawin Corbin Street and Independence Avenue.

Gated entrances along the street frontages will allow access to the park. The sides

adjoining the civic and residential uses will not be fenced allowing free flowingaccess from these uses.

11. Thomas Lee Park – 0.48 Acres

This neighborhood park acts as a “front yard” for the community swim club building.

The park is bifurcated with a path, and will feature ornamental and canopy trees in

beds of low-maintenance groundcover. Street trees at a maximum spacing of 30 feet

will border the park. A large gazebo will be situated in the center of the park creating

a place for gathering. The gazebo will be accessed from paths in all directions creating

the focal point of this park. Benches will line the paths traversing the park.

12. Turberville Park and Tree Preservation Area – 0.55 Acres

This densely wooded area features exist ing trees nested in the block structure of Whit e

Marsh, running east-to-west across George Turberville Street and north-south behind

the street-facing struct ures. The area will be preserved in its natural state, with minor

introduction of a walking trail of pervious material, such as gravel or wood planks.

As a narrow park (35 feet in some areas) the easement will be primarily used for

traversing and connecting to the network of trails. Within the easement will be two

areas of relief, with small seating areas of benches or chairs.

13. Jackson Park – 0.23 Acres

This park is completely surrounded by residential lots and alleys. This area will be

fenced with a wrought iron fence which creates the parks physical barrier. Jackson

Park will contain a “tot lot”, a basketball court, and picnic benches. Gates will be

located on all sides granting access to the park.

14. White Marsh Community Center and Pool – 0.40 Acres

This area includes the community pool. It also includes a community swim club

building totaling 3,000 square feet. It includes 42 parking spaces for visitors and

members and is surrounded on all sides by sidewalk making pedestrian access

effortless. This area will be open to all residents of White Marsh.

Open Space Plan


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Street Regulating Plan


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Street Sections

Typical Section #1Residential Street

Typical Section #2Residenti al Street One-Way

Typical Section #3Commercial/Mixed Use Street

Typical Section #4 Al le y


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Parking Regulations

White Marsh features a mix of retail, office and residential all within a reasonable walking distance from use to use. White Marsh’s parking will be a mixture

of mid-block (off-street) and on-street park ing throughout the community. Within the MU-Core, Residents, owners, employees and visitors will utilize all

available spaces both on and off-street. Within the MU-Residential Districts, each property will be required to provide their unit parking on lot; however,

they will not have factors for visitor parking, as this is accommodated on-street. The regulations for parking spaces will be calculated as follows:

Active Commercial 3 spaces per 1000sf

Other Commercial 4 spaces per 1000sf

Public/Civic/Institutional 3 spaces per 1000sf

Temporary Housing 1.25 spaces per room

Multi-Family 1.5 spaces per unit

Attached Townhouse 2 spaces per unit

Live/Work 2 spaces per unit

Detached Residence 2 spaces per unit

On-street Parking:On-street parking will be along both sides of every street as depicted on the typical sections contained herein. In the MU-Core sub-district, on-street parking

will be striped with bulb-outs incorporated to further define the parallel parking spaces, and act as a traffic calming feature at intersections and pedestrian

crossings. In the MU-Residential sub-district parallel parking will be informal and will not be striped. I n the areas where the single-family detached units

are front loaded parallel parking will not be permitted where the driveway meets the street.

Off-street Parking:

When required, parking lots will serve for higher volume areas, particularly in the MU-Core. Parking lots must generally be located mid-block, behind

mixed-use buildings and paved using appropriate materials. When parking lots border streets, heavy landscaping, an architectural grade fence, or a low brick

wall will be required. When screening with landscaping, shrubs should be planted no more than 4 feet on center, in a single row. In addition to perimeter

landscaping, parking lots shall have a minimum of one large shade tree per ten parking spaces.


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Phasing Diagram

Phase I is planned for a two (2) year period, years 1 to 2. Phase I consists

of 60% of the total of Active Commercial Uses and 50% of the total Other

Commercial Uses permitted within White Marsh. Phase I also contains the

construction of Independence Avenue from Route 28 to Route 17 including the

signalization of the Route 17/Independence Avenue Intersection. The reconfig-uration of access to Liberty High School is also required as a part of Phase I in-

cluding the shifting of the existing Independence Avenue/Route 17 intersection

north to the proposed Liberty Avenue. All of the assisted living/nursing care

units are to be constructed with Phase I as shown o the phasing plan. There are

various squares, plazas and parks located within Phase I including the Organic

Farm and Market. These areas total approximately 4.8 acres of public space

within Phase I.

Phase II is planned for a two (20 year period, years 3 to 4. Phase II includes

the remaining Active and Other Commercial Uses allowed within White

Marsh. The majority of White Marsh Park, the developments primary open

space area, is to be constructed within this phase along with the community

pool. In addition a total of 1 3,500 square feet of Public/Civic/ Institutional use,

consisting of a community center and a day care center are to be constructed

within this phase. The majority of the dwelling units constructed in Phase II

are age-restricted with only 10 units not being age-restricted.

Phase III is also designed for a two (2) year period, years 5 to 6. Phase III

completes the build-out of White Marsh with 25 dwelling units a small civic

use and the remaining open space.

The sequencing of the phasing within White Marsh is paramount to ensuring

the community is developed as a neo-traditional, mixed-use development as

planned. The sequencing of the phasing is also p aramount to the develop-

ment’s vitality and success by providing a mix of commercial, residential,

civic, and institutional uses during the community’s construction. The intentof the phasing sequencing is to provide flexibility within the community as

market demands evolve and to not lock the developer into a strict phasing

schedule that cannot be realistically satisfied. The sequencing provided gives

the developer flexibility in what is constructed and when, but does require the

developer to meet certain standards before moving on to the next phase of the

development regardless of the development year.

With that said each phase is to last for a period of two (2) years with total

build-out being six (6 ) years. However should Phase I not be completed before

the end of year two then the construction of Phase II shall not be permitted to

commence until the following thresholds in Phase I are met:

• Organic Farm is constructed and operational.

• Independence Avenue and signalization of Independence Avenue and

Route 17 is operational.

• Access to Liberty High School is complete.• All streets have been constructed within Phase I.

• 61,200 ft² of Active Commercial space within Phase I is constructed.

• 47,400 ft² of Other Commercial space in Phase I is constructed.

• All Live-Work Units within Phase I are constructed.

• All open space areas within Phase I are constructed and are useable.

Phase III is to begin in year 5 and last through year six, provided that Phases

I & II have been completed and build-out. However, if Phase I and Phase II

have not been finished by the beginning of year 5 then construction of Phase III

shall not be allowed to start until the following standards are satisfied;

• 110,000 ft² of Active Commercial space is complete.

• 94,800 ft² of Other Commercial space is complete.

• All Live-Work Units are constructed.

• All open space areas within Phases I & II are constructed, useable and

open to the public for use.

• All assisted living/nursing care units are completed.

phasing description phasing sequencingThe following tables outline the phasing of White Marsh which is planned to take place in three(3) two (2) year phases with the total build-out being six (6) years. The list below corresponds

to the Phasing Plan. All roads, streets, open space, trails, sidewalks and infrastructure

improvements shown in a particular phase shall be constructed as a part of that phase.

PHASE I – Years 1 to 2

• Active Commercial 76,590 ft²

• Other Commercial 59,250 ft²

• Temporary Housing 40,000 ft²

• Civic/Institutional 30,000 ft²

• Live/Work 5 Units

• Multi-Family 80 Units (52 age-restricted)

• Single-Family Attached 13 Units (age-restricted)

• Single Family Detached 55 Units (age-restricted)

• Single Family Detached 28 Units (not age-restricted)

• Assisted Living/Nursing Care 130 Units

• Open Space White Marsh Square

Stonewall Plaza

Organic Farm

Jennings Plaza

Black Horse Troop Park

Billy Ficklin Park Hanna Lee Park

Turberville Park and Tree Preservation Area

PHASE II – Years 3 to 4

• Active Commercial 51,060 ft²

• Other Commercial 59,250 ft²

• Civic/Institutional 13,500 ft²

• Temporary Housing 25,000 ft²

• Live/Work 9 Units

• Multi-Family 80 Units

• Single-Family Detached 24 Units (age-restricted)

• Single-Family Detached 10 Units (not age-restricted)

• Open Space White Marsh Park (11.19 Acres)

Turberville Square

Thomas Lee Park

White Marsh Community Center and Pool

PHASE III – Years 5 to 6

• Civic/Institutional 5,500 square feet

• Single-Family Detached 25 (not age-restricted)

• Open Space White Marsh Park (3.30 Acres)

Gawin Corbin Park

Jackson Park


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23/51


The selection of a building type is

important since each type requires

different lot widths and depths, differ-

ent set back criteria, different parking

configurations, and different street

frontages or corner conditions. Build-

ing types are based on the building’sintended occupancy and use, so be

sure to select the building type based

on this criteria and not based on some

other preference.

Closely review the lot types as-

sociated with each building type to

determine the applicable setbacks,

easements, and allowable building

areas. Depending on the building

type, allowable building areas can be

subdivided for specific components of

the building (such as porches, porte-

cocheres, etc.) and in some cases

can account for detached outbuild-

ings (such as garages and carriage

houses).

The building types and lot types

work in conjunction with the street

and alley right of ways, as defined in

the Code of Development, to deter-

mine the entry and edge conditions

at the property lines.

Selecting a Building Type and

Lot Type


1 0 ’

Major Street

Lot Width

L o t

D e p t h

P.L

M i n o r S t r e e t

5’5’

P.L

R.O.W

2 0 ’

Street PerspectiveView

Architectural Sta ndards

1. Thebuilding’smassing shall bedeveloped such that thereisaprominentsingleroof linefor at least 60% of thefootprint.

2. Theprimary entry for thebuilding shall facetheprimary street and shallbearticulated with aporch, portico,awning,lintel,or other architecturalfeaturethat makesit easily identifiableasapoint of entry.

3. All façadesof thebuilding facing onto astreet must bepunctuated withwindowsin accordancewith themassingrequirementsfor each architec-tural style.

4. Building height for principal building variesfrom 1 - 2.5 stories. Out-building building heightsvary from 1 - 2 stories.

Lot Conditions

1.Nogarageshallprojectbeyond theplanecreatedbya45 degreeangleextended from thefront outsidecorner of theportion of thebuilding clos-est to thefront right of way (either themain mass, front addition,or frontporch).

2. Any curb cutson the primary street shall not exceed 12’.

3.Allmechanicalorelectricalequipmentshallbescreenedwithafence,gar-den wall, or plantingsso that it isnot visiblefrom thestreet or any otherpublicright of way.

4. Minimum and maximum lot depthsand widthsshall asidentified on theLot Layout.

5. Theprimary massof the buildingshall start within theBuild-To Areaasidentified on theLot Layout.

6. Theencroachment areaisintended to encouragetheuseof porte-cocheresanddetachedgaragesandhavedimensionsasidentifiedontheLotLay-out; maximum areaof encroachment shall be300 s.f.

7. Corner Condition - outbuildingsmust beentered off sidestreet. No drive-wayswithin 60’of corner.

8. Driveways, porte-cocheresand baysmay encroach 5’intosidesetback.Porchesmay encroach10’into front build-to zone.

Lot Layout

1 0 ’

45°

1 0 ’

Resid ential - Detached

Front Loaded

Midblock

Front: 20’-30’Build-toZone

Side: 10’Setback

Rear: 20’Setback

Setbacks:

10’

*Minimum porchdepthof 7’from main building

facadeto thecenter of column.

The purpose of the Architectural

Massing diagrams is to define the

aesthetics of the building in terms

of scale and proportion that are

appropriate for the public realm,

given the historic precedent and rich

architectural heritage already foundwithin Fauquier County.

There are several massing diagram

options for each building type. Once

a basic massing is selected, there are

a variety of options for increasing

that massing. These options are

represented in blue over the original

massing, represented in yellow.

The dimensioned elevations listed

next to the massing diagrams show

appropriate proportional relationships

and glazing patterns for the main

mass and optional additions.

T he m as s ing d iagram s a re

intentionally basic, ensuring the

cri t ical re lat ionships between

buil ding, lot, and publ ic realm are

maintained. Exceptions to the massing

diagrams are allowed but are subject

to county review and approval by the

Community Architect.

Selecting an Ar ch it ec tu ra l

Massing

W hite Marsh - Code of Development Page 19

GABLE:Main Mass:Fourbayswideandtwo roomsdeepwithasinglegableroof; shouldbe2-2.5storiesinheight. Eitherthegableendorthelongend can addressthestreet inthistypology.Porches: Front porch shall beonestoryin height and 60%-100% of thewidth of themainmass; rear andsideporchesmay beaddedif thelot

allows.Dormers: Gableor hipdormersmaybeadded onthemainmass.Additions:Only onepermittedper façade, front and sideaddit ionsshallhaveamaximum width of 40% of thewidthand 30% of thedepth of themainmass;maximumof2stories.Agableorhiproofispreferredforad-

dit ions, with shedroofsbeingused only onsmall baysand porches.

MANSION:Main Mass: Fivebayswideand to roomsdeep with asinglehip roof;2-2.5 storiesin height.Porches: Front porch may beoneor two storiesin height and 60%-100%of thewidth of themain mass; rear and sideporchesmay beaddedif thelot al lows.

Dormers: Gableor hip dormersmay beadded on thefront and rear ofthemain mass.Additions: Only onepermitted per façade, front and side addit ionsshallhaveamaximum width of 40% of thewidth and 30% of thedepthof themainmass;maximumof2stories. Additionsshouldhavegableorhip

roofs.

ESTATE:Main Mass: Threeto fivebayswideand two roomsdeep with asinglegableroof;2-2.5storiesinheight.Porches: Front porchesmay beoneor two storiesin height and 60%-100% of thewidth of themain mass; rear and sideporchesmay beaddedif thelot al lows.

Dormers: Gableor hip dormersmay beadded on thefront and rear ofthemain mass.Additions:Onlyonepermitted per façade, front and sideaddit ionsshallhaveamaximum width of 40% of thewidth and 30% of thedepth of themainmass;maximumof2 stories.Additionsshouldhavegableorhip

roofs.

1/3 1/3 1/3

40’-60’

40’-60’

1/3 1/3 1/3

66’-80’

1 /3 1 /3

1/51/51/51/51/5

1/51/51/51/51/51/5 1/5

1/41/4

40’-60’

1/51/51/51/51/5

40’-60’

1/51/51/51/51/5

40’-60’

1/51/51/51/51 / 5 1 /5

54’-80’

1/51/51/51/51 / 5 1 /51/3

36’-48’

1 / 4 1 / 41/41/4

36’-48’

1 / 4 1 / 41/41/4

36’-48’

1/51/51/5 2/5

36’-48’

1/51/51/5 2/52/5


massing d iagrams

The purpose of the Architectural

Precedent and Possibilities is to

il lus trate through photographs

appropriate examples from the greater

Fauquier County area that should be

used as a model for future construction

and development. Addit ionalmaterials and elements not featured

in the photos are provided in the

narrative as additional possibilities.

The Precedent and Possibilities

are meant to serve as a starting

point as to what histo ric preced ent

should apply. There may be other

equally appropriate precedents to

draw from within Fauquier County

and the Virginia Piedmont that are

not illustrated. Any use of those

pr ec ed en ts re qu ir es re vi ew an d

approval of the Community Architect

as defined later in this Code.

Historic precedent is used as

a regulating criteria based on its

proven record of functional ity, health,

safety, and aesthetics in relationship

to the public realm. Modern and/

or contemporary examples may be

used so long as they can demonstrate

similar attributes of functionality,

health, safety, and aesthetics.

UsingHistoric

Precedent

White Mar sh - Code of Development Page 20

Key Features of Sample Images

Singlefamilydetached homesin theResidential areashould betraditional in their architec-tural character or acontemporaryinterpretationof historicallytraditional styles. Theyshouldbeconstructed of materialsthat havebeenused in thehistorictownsand villagesof Fauquier Countysuchasnativestone, brick, stucco, cast stoneandwood. If shuttersareused, they shouldbefittedwiththeappropriateoperablehardwareandproportionedto cover one-half thewidthof thewindow.Theroof should bepitched withoverhanging eavesor flat with articulated parapetsor cornices. Theuseof porchesfronting ontotheprimary street isstrongly encouraged. All entrancesshall providecover from theelements, suchasan awning, recessor roof. Theuseof special architectural ele-mentssuch astowers, turrets, andwrappingporchesareencouragedat major street cornersand toto providevisual interest. Any unitsthat terminateavistaor street shall havea special architecturalelement suchasaporticoor pediment toprovidevisual interest. All suchelementsshall beof ascalecompatiblewith theoverall structure.


preced ent & po ssibilities

Archi tectural Sta nd ards


24/51


Color Keys and LegendsLot Layouts:

Buildable Area:The Main Mass of the building shall be constructed within this zone.

Parking Area:

Any parking structures or paving shall ocur in this zone.

Setback Area:

The minimum setback is illustrated in this zone.

Encroachment Area:

Minor masses and parking structures may extend into this zone.

Build-to Area:

The facade of the building must begin within this zone.

Massing Diagrams:

Main Mass of Building

Minor Masses and Additions

Archi tectural Sta nd ards

Height Limitations

Height & Architectural Variation

Along each street and block there is a required variety of heights. In order to ensure a sufficient variety the following

standards are imposed:

1. Along Key Pedestrian Streets, no more than 24 feet of linear length may be one story in height in any one block.

2. Each block must have at least three distinct building heights, as determined by an offset of not less than 10 feet.

3. Within the MU-Residential Sub-districts no more than three of the same architectural style may be used per block.

Architectural styles must vary from lot to lot. The same architectural style cannot be used consecutively, unless

approved by the Community Architect.

Note: A “block” is defined as a set of buildings facing the same street; the len gth of which is determined by two

parallel intersecting streets.

Wi nd ow s

Windows should be operable, with double hung or casement windows being preferred. Windows shall have a vertical

proportion and may have arched or elliptical transoms. Small accent windows of non-rectangular shapes are permitted

where deemed appropriate by function and style. Windows may be grouped in order to create a more horizontal expression.

Standard window sizes should be between 2’-8” and 3’-4” in width and 5’-0” and 6’-8” in height. Where possible, window

head heights should align at each story of the building.

Doors

The type and appearance of doors used on any project should be consistent with the overall architectural style of the

building. If a buil ding has multiple points of en try, the front door shall be the most embellished so as to emphasize it as

the major point of entry.

MU-Core:

Maximum Height: 4 Stories or 55 feet

Predominant Height: 2 to 4 Stories

MU-Residential:

Maxiumum Height: 3.5 Stories or 35 feet

Glazing Guidelines

Glazing consists of windows and doors. All buildings should have some form of glazing on any unattached side. As a

general rule, each bay of the building should have some expression of glazing. More specific regulations, if applicable can

be found on the Massing Diagram pag e for each lot type.

Fence Guidelines

Wood, stone or iron fences are permitted.•

Fences or masonry walls located in the front yard shall be no taller than 4’.•

Fences or masonry walls located in the back yard shall be no taller than 6’•A gate shall occur at each pedestrian access point, with a minimum of one occurring along each•

property line that abuts a pub lic right of way, park or access easement.

Wood Fencing: Pickets shall be a maximum width of 6” and a minimum space of 1” shall occur•

between each picket.

Plastic, chain link and barb wire fencing are prohibited.•

Other types of fencing not strictly prohibited above, may used subject to approval of the Com-•

munity Architect.

Right of Way Assumptions

These Architectural Guidelines deal with the land that is held as lots to be developed and the

placement of access t o t hat land from the public area. The p roperty lines illustrated in the Lot

Layout diagrams are assumed to occur exclusive of the public sidewalks and streets. In accordance

with these Guidelines, alleys must be constructed as part of any MU-Core area or MU-Residential

Area where they are identified within this Code. The width for residential alleys illustrated in this

document is 12’. All alleys are designed to accommodate two-way traffic.

Using this Book


25/51


1 0 ’

Major Street

Lot Width

Varies from 60’- 80’

L o t D e p t h

V a r i e s f r o m 1 0 0 ’ - 1 8 0 ’

Property Line

or Easement


5’5’

R.O.W

2 0 ’

Street Perspective View

Lot Conditions

1. No garage shall project beyond the plane created by a 45 degree angle extended from the front outside corner of

the portion of the building closest to the front right of way (either the main mass, front addition, or front porch).

For corner lots the driveway must access the street with the lower traffic volume.

2. Any curb cuts shall not exceed 12’. For corner lots the driveway must access the street with the lower traffic

volume.

3. All mechanical or electrical equipment shall be screened with a fence, garden wall, or plantings so that it is not

visible from the street or any other public right of way.

4. Minimum and maximum lot depths and widths shall be as identified on the Lot Layout.

5. The primary mass of the building shall start within the Build-To Area as identified on the Lot Layout.

6. The encroachment area is intended to encourage the use of porte-cocheres and detached garages and have

dimensions as identified on the Lot Layout; maximum area of encroachment shall be 300 s.f.

7. Corner Condition - outbuildings must be entered off side street. No driveways within 40’ of corner.

8. Driveways, porte-cocheres and bays may encroach 5’ into side setback. Porches may encroach 10’ into front

build-to zone.

9. The front setbacks for each lot within a block must vary with consecutive lots having a minimum offset of 5 feet

with no more than two lots on any block having the same front yard setback.

10. The front yard setback for lots can range between 5 feet and 25 feet.

11. Each block must contain variable lot widths and side yard setbacks with no two consecutive lots having the

same width or side yard setback. This will insure a variation of lot widths within each block.

12. The side yard setback for lots can range from 5 feet to 15 feet.

13. Minor Deviations to these standards are subject to the approval of the Community Architect as provided for in

this Code. Major deviations as determined by the Community Architect or the Zoning Administrator require

approval of the Fauquier County Board of Supervisors.

Lot Layout

1 0 ’

45°

1 0 ’

Residential -Front Loaded

Midblock

Front: 20’ -30’ Front Façade Zone

Side: 10’ Setback

Rear: 20’ Setback

Setbacks:

10’

* Minimum porch depth of 7’ from main building

facade to the center of column.

Property Line

Narrow Lot

Ar ch it ec tu ra l St an da rd s

1. The building’s massing shall be developed such that there is a prominent single roof line for at least 60% of the

footprint.

2. The primary entry for the building shall face the primary street and shall be articulated with a porch, portico,

awning, lintel, or other architectural feature that makes it easily identifiable as a point of entry. On corner lots

the primary entry shall face the street with the higher traffic volume.

3. All façades of the buildings must be punctuated with windows in accordance with the massing requirements for

each architectural style.

4. Building height for principal building varies from 1 - 2.5 stories. Outbuilding building heights vary from 1 - 2stories. Building heights within each block must be diverse with multiple building heights on each block. No

two successive buildings shall be identical in height or have the same roof line.


26/51



Ar ch it ect ur al St an da rd s


footprint.


awning, lintel, or other architectural feature that makes it easily identifiable as a point of entry; a second point

of entry shall clearly be articulated on the rear facade to address the garage and alley.

3. All façades of the building facing onto a street must be punctuated with windows in accordance with themassing requirements for each architectural style.

4. Building height for principal building varies from 1 - 2.5 stories. Outbuilding building heights vary from 1 - 2

stories. Building heights within each block must be diverse with multiple building heights on each block. No


Lot Conditions

1. No garage shall project beyond the plane created by a 45 degree angle extended from the front outside corner

of the portion of the building closest to the front right of way (either the main mass, front addition, or front

porch).

2. Any curb cuts on the street shall not exceed 22’.




5. A fence, garden wall, or similar feature shall be built to run along the property lines that abut streets, only to be

broken at pedestrian or vehi cular access points.

6. Encroachment: porches may encroach up to 10’ into front Build-to zone. Bays may encroach up to 3’ into any

setbacks.


with no more than two lots on any block having the same front yard setback. The front yard setback for lots can

range between 5 feet and 25 feet.

8. Each block must contain variable lot widths and side yard setbacks with no two consecutive lots having the

same width or side yard setback. This will insure a variation of lot widths within each block.

9. The side yard setback for lots can range from 5 feet to 15 feet.




Residential - Front Loaded

Principal Building

Front: 20’ - 30’ Front Façade Zone to

main building façade.

Side: 10’ Setback

Rear: 5’ Setback

Outbuildings

Front: 5’ - 8’ Build-to Zone from alley

or sidestreet.

Setbacks:

Lot Layout

Large Lot

Alley

Major Street

5 ’

R.O.W

R.O.W

10’ 10’ M i n o r S t r e e t

1 0 ’

2 0 ’

Lot WidthVaries from 80’-180’

L o t D e p t h

V a r i e s f r o m 1 0 0 ’ - 1 8 0 ’

PropertyLineor Easement

PropertyLine


27/51


GABLE:

Main Mass: Four bays wide and two rooms deep with a single gable

roof; should be 2-2.5 stories in height. Either the gable end or the

long end can address the street in this typology.

Porches: Front porch shall be one story in height and 60%-100% ofthe width of the main mass; rear and side porches may be added if

the lot allows.

Dormers: Gable or hip dormers may be added on the main mass.

Additions: Only one permitted per façade, front and side additions

shall have a maximum width of 40% of the width and 30% of the

depth of the main mass; maximum of 2 stories. A gable or hip roof

is preferred for additions, with shed roofs being used only on small

bays and porches.

MANSION:

Main Mass: Five bays wide and two rooms deep with a single hip

roof; 2-2.5 stories in height.Porches: Front porch may be one or two stories in height and 60%-

100% of the width of the main mass; rear and side porches may be

added if the lot allows.

Dormers: Gable or hip dormers may be added on the front and rear

of the main mass.



depth of the main mass; maximum of 2 stories. Additions should have

gable or hip roofs.

ESTATE:

Main Mass: Three to five bays wide and two rooms deep with a single

gable roof; 2-2.5 stories in height.Porches: Front porches may be one or two stories in height and 60%-

100% of the width of the main mass; rear and side porches may be

added if the lot allows.

Dormers: Gable or hip dormers may be added on the front and rear

of the main mass.



depth of the main mass; maximum of 2 stories. Additions should have

gable or hip roofs.

1 /3 1 /3 1 /3

40’-60’

40’-60’

1 /3 1 /3 1 /366’-80’

1/3 1/3

1/51/51/51/51/5

1/51/51/51/51/51/5 1/5

1/41/4

40’-60’

1/51/51/51/51/5

40’-60’

1/51/51/51/51/5

40’-60’

1/51/51/51/51/5 1/5

54’-80’

1/51/51/51/51/5 1/51/3

36’-48’

1/4 1/41/41/4

36’-48’

1/4 1/41/41/4

36’-48’

1/51/51/5 2/5

36’-48’

1/51/51/5 2/52/5


massing diagrams


28/51



Single family detached homes in the Residential area should be traditional in their architectural character or a contemporary

interpretation of historically traditional styles. They should be constructed of materials that have been used in the historic towns

and villages of Fauquier County such as native stone, brick, stucco, cast stone and wood. If shutters are used, they should be fitted

with the appropriate operable hardware and proportioned to cover one-half the width of the window. The roof should be pitched

with overhanging eaves or flat with articulated parapets or cornices. The use of porches fronting onto the primary street is strongly

encouraged. All entrances shall provide cover from the elements, such as an awning, recess or roof. The use of special architectural

elements such as towers, turrets, and wrapping porches are encouraged at major street corners and to to provide visual interest. A ny

units that terminate a vista or street shall have a special architectural element such as a portico or pediment to provide visual interest.

All such elements shall be of a scale compatible with the overall structur e. Within each block a variety of lot sizes and architectural

styles is required with no two consecutive lots being identical. Additionally, within each block the front and side setbacks of the

houses must be varied.


precedent & possibilities


29/51


Alley Perspective View

Residential - Alley Loaded



footprint.


awning, lintel, or other architectural feature that makes it easily identifiable as a point of entry; a second pointof entry shall clearly be articulated on the rear facade to address the garage and alley.

3. All façades of the building must be punctuated with windows in accordance with the massing requirements for

each architectural style.

4. Building height for principal building varies from 1 - 2.5 stories. Outbuilding building heights vary from 1 - 2

stories. Building heights within each block must be diverse with multiple building heights on each block. No


Lot Conditions

1. The garage and any additional surface parking are to be placed in the rear of the lot with no curb cut allowed on

a public street.

2. Any curb cuts on the alley shall not exceed 22’.




5. A fence, garden wall, or similar feature may be built to run along the property lines that abut streets, only to be broken at pedestrian or vehi cular access points.

6. Porches may encroach 10’ into front setback; bays may encroach 3’ into any setback.


with no more than two lots on any block having the same front yard setback.

8. Each block must contain variable lot widths and side yard setbacks with no two consecutive lots having the same

width or side yard setback. This will insure a variation of lot widths within each block.




Principal Building

Front: 15’ - 20’ Build-to Zone to main build-

ing facade.

Side: 5’ Setback

Rear: 5’ Setback

Setbacks:

Corner Outbuildings

Side: 5’ - 8’ Build-to Zone from sidestreet.

Rear: 0’ - 5’ Build-to Zone from Alley R.O.W.

Midblock Outbuildings

Rear: 5’ - 14’ from Alley

Side: Zero Setback

Major Street

Alley

5 ’


R.O.W

R.O.W

1 5 ’

5’ 5’

5 ’

PropertyLine orEasement

Property Line


L o t D e p t h

V a r i e s f r o m 1 0 0 ’ - 1 4 0 ’

Lot Layout


30/51



COTTAGE:

Main Mass: Three to five bays wide with a single hip roof; 1-2.5

stories in height.

Porches: Front porches may be one or two stories in height and60%-100% of the width of the main mass; rear and side porches may

be added if the lot allows; r oofs may be hip or shed.

Dormers: Gable, hip or shed dormers may be added on the main

mass.

Additions: Only one addition is permitted per façade, with a maxi-

mum width of 40% of the width and 30% of the depth of the main

mass; maximum of 2 stories. Additions should have gable or hip

roofs.

24’-36’

1/3 1/31/3

24’-36’

1/3 1/31/3

28’-42’

1/4 1/41/4 1/4

28’-42’

1/31/3 1/3

28’-42’

2/3 1/3

56’-84’

2/3 1/31/2

30’-45’

1/3 1/31/3

30’-45’

1/3 1/31/3

1/4 1/4

1/4 1/4

BUNGALOW:

Main Mass: Two to four bays wide with a single gable roof; 1-1.5

stories in height.

Porches: Front porches may be one story in height and 60%-100%of the width of the main mass; rear and side porches may be added

if the lot allows; roofs should be gable or shed.

Dormers: Gable, hip or shed dormers may be added on either side

of the main mass.

Additions: Only one addition is permitted per façade, front and side

additions shall have a maximum width of 40% of the width and 30%

of the depth of the main mass; maximum of 1.5 stories. Additions

should have gable or shed roofs.

massing diagrams


31/51



Single family residential buildings should be traditional in their architectural character or a contemporary

interpretation of historically traditional styles. They should be constructed of materials that have been used

in the historic towns and villages of the Virginia Piedmont such as native stone, brick, stucco, cast stone

and wood. If shutters are used, they should be fitted with the appropriate hardware and proportioned to

cover one-half the width of the window. The roof should be pitched with overhanging eaves or flat with

articulated parapets or cornices. The use of porches fronting onto the primary street is strongly encouraged.

All entrances shall provide cover from the elements, such as an awning, recess or roo f. The use of special

architectural elements such as towers, turrets, and wrapping porches are encouraged at major street corners to

to provide visual interest. Any units that terminate a vista or street shall have a special architectural element

such as a portico or pediment to provide visual interest. All such elements shall be of a scale compatible with

the overall structure.


precedent & possibilities


32/51


Residential - Multi-Family


1. The building’s massing shall be developed such that there is a prominent single roof line for at least 60% of thefootprint.

2. The primary entry for the building shall face the primary street and shall be articulated with a recessed entry,

portico, lintel, stoo p or other archi tectural feature that makes it easily identifiable as a point of entr y; a second

point of entry shall clearl y be articulated on the rear facad e to address the garage and alley.

3. All façades of the building facing onto a street must be punctuated with windows and/or doors in accordance

with the massing requirements for each architectural style.

4. Building height for principal building varies from 2 - 3 stories. Outbuilding building heights vary from 1 - 2

stories.

Lot Conditions

1. The garage and any additional surface parking are to be placed in the rear of the lot with no curb cut allowed

on the primary street. On corner lots the garage vehicular entrance must face the alley. The garage’s pedestrian

entrance can either face the alley or the lower class street.

2. Any curb cuts on the alley shall not exceed 22’.


visible from the street or any other public right of way. Any roof-top units shall be screened by use of a parapet

or mansard roof.


5. The Encroachment area is intended to encourage the use of garden entry features, porches, breezeways, and

outdoor seating areas; maximum area of encroachment shall be 175 s.f.

Principal Building

Front: 15’ - 20’ Build-to Zone

Side: 15’ Setback

Outbuildings

Side: 15’ Setback

Rear: 5’ Setback

Setbacks:


Major Street

Alley

15’ 15’

1 5 ’


R.O.W

R.O.W

40%

60%

1 5 ’ - 2 0 ’

Property Line


L o t D e p t h

V a r i e s f r o m 1 0 0 ’ - 1 4 0 ’

Property Lineor Easement

Lot Layout

Estate: For duplex, Triplex & Quadriplex Uses al so ap pl ic ab le to as si st ed li vi ng & nu rs ing home faci li ti es


33/51


Ar ch it ect ur al Gu id el in es

1. The building’s massing should be developed such that there is a prominent single roof line for at least 75% of

the footprint .

2. All roof-top units shall be screened by the use of a parapet wall or mansard roof.

3. The primary entry for the building shall face the primary street and shall be articulated with a lintel, awning,

portico or

Documents

2010 05 White Marsh COD Small 4