Section 19.2-24
Dimensional standards
Density
- Maximum units
- 4,509
Height & bulk
Housing
- Two-family
- by_right
- Three-family
- by_right
- Four-plus family
- by_right
Servicing
- Geographic extent
- Roseland Overlay DistrictOverlay districtA second set of rules laid over the base district, adding requirements without replacing it. (RZO)
Uses
Permitted by right13
- government buildings or facilities
- public school
- fire station
- single-family detached dwellings
- townhomes and similar attached unit styles including two-family dwellings and twin homes
- multi-family residential uses
- commercial uses
- office uses
- mixed-use buildings
- accessory dwelling units
- linear park
- trails
- amenity space
Accessory2
Extracted standards
52 individual requirements pulled out of this section’s prose, each with the sentence it came from.
Density
- Maximum dwelling unitsDwelling unitOne independent home: its own kitchen, bathroom and entrance.4,509 units
The maximum density within the RZO shall not exceed 4,509 dwelling units and 815,000 square feet of gross floor area (gfa) of non-residential uses.
- Maximum non-residential gross floor area815,000 sqftsq ftSquare feet. An acre is 43,560 sq ft; a typical suburban lot is 7,000–10,000.
The maximum density within the RZO shall not exceed 4,509 dwelling units and 815,000 square feet of gross floor area (gfa) of non-residential uses.
Other
- ADUAccessory dwelling unit (ADU)A second, smaller home on a lot that already has one — a garage flat, basement flat or backyard cottage. maximum bedrooms1 bedrooms
An accessory dwelling unit shall not contain more than one (1) bedroom.
- ADUAccessory dwelling unit (ADU)A second, smaller home on a lot that already has one — a garage flat, basement flat or backyard cottage. maximum size (detached)40 pct
No accessory dwelling unit shall exceed 40 percent of the gross floor area of the principal dwelling on the lot when detached, or 40 percent of the combined gross floor area of the principal dwelling and accessory dwelling on the lot when attached.
- ADUAccessory dwelling unit (ADU)A second, smaller home on a lot that already has one — a garage flat, basement flat or backyard cottage. maximum size (attached)40 pct
No accessory dwelling unit shall exceed 40 percent of the gross floor area of the principal dwelling on the lot when detached, or 40 percent of the combined gross floor area of the principal dwelling and accessory dwelling on the lot when attached.
- Alley minimum easement width18 ft
The minimum easement width shall be 18 feet.
- Alley pavement width (one-way, ≤10 units)14 ft
For alleys accommodating one-way travel and serving 10 units or less, the minimum pavement width shall be no less than 14 feet.
- Alley pavement width (other)20 ft
For all other alleys, the minimum pavement width shall be no less than 20 feet.
- Alley pavement width (two-way, ≤20 units)18 ft
For alleys accommodating two-way travel and serving 20 units or less, the minimum pavement width shall be no less than 18 feet.
- Buffer strip width6 ft
Where required, buffer strips shall be a minimum of six feet wide from the outside edge of the street curb to the edge of any sidewalk.
- Building heightMaximum heightThe tallest a building may be, given in feet, in storeys, or both — whichever binds first. (Medium-Density, across from external single-familySingle-family dwellingOne dwelling unit on its own lot, usually detached from its neighbours.)3 storiesStoreysHabitable floor levels. Whether a basement or attic counts is defined by the local code.
For buildings located across a road from any existing single-family lot(s) external to this Overlay District, building height shall not exceed three stories.
- Building heightMaximum heightThe tallest a building may be, given in feet, in storeys, or both — whichever binds first. (Medium-Density, mixed-use, ≥400ft from external single-familySingle-family dwellingOne dwelling unit on its own lot, usually detached from its neighbours.)5 storiesStoreysHabitable floor levels. Whether a basement or attic counts is defined by the local code.
When containing a mix of residential and non-residential uses, building height may be increased to five stories except that such building shall be located no closer than 400 feet from any single-family lot(s) external to this Overlay District and 200 feet from any single-family lot(s) within this Overlay District.
- Building heightMaximum heightThe tallest a building may be, given in feet, in storeys, or both — whichever binds first. (Medium-Density, other)4 storiesStoreysHabitable floor levels. Whether a basement or attic counts is defined by the local code.
For all other buildings, four stories.
- Building heightMaximum heightThe tallest a building may be, given in feet, in storeys, or both — whichever binds first. (Commercial/High-Density, near single-familySingle-family dwellingOne dwelling unit on its own lot, usually detached from its neighbours.)3 storiesStoreysHabitable floor levels. Whether a basement or attic counts is defined by the local code.
For buildings located within 100 feet of any single-family lot(s) interior to this Overlay District or 500 feet from any single-family lot(s) within the Armistead Village, Mallory Village and Sedwick Village subdivisions, building height shall not exceed three stories.
- Building heightMaximum heightThe tallest a building may be, given in feet, in storeys, or both — whichever binds first. (Commercial/High-Density, other)8 storiesStoreysHabitable floor levels. Whether a basement or attic counts is defined by the local code.
For all other buildings, eight stories.
- Connector trail width8 ft
Trail connections between the Linear Park/Main Line Trail and any street, including its associated sidewalk system, shall be a minimum of eight feet wide and paved.
- Drive-through stacking space screening heightMaximum heightThe tallest a building may be, given in feet, in storeys, or both — whichever binds first.4 ft
The view of stacking spaces from roads shall be minimized either by a building, or three to four-foot-high decorative walls, fencing, evergreen hedges or a combination thereof. Hedges shall be maintained at a height of three-to-four feet.
- Evergreen tree spacing (parking adjacent to residential)10 ft
Within this setback, a minimum six-foot-tall opaque fence to include masonry columns or a masonry wall shall be provided along with evergreen trees planted 10 feet on center for the length of the fence or wall.
- Opaque fence heightMaximum heightThe tallest a building may be, given in feet, in storeys, or both — whichever binds first. (parking adjacent to residential)6 ft
Within this setback, a minimum six-foot-tall opaque fence to include masonry columns or a masonry wall shall be provided along with evergreen trees planted 10 feet on center for the length of the fence or wall.
- Flag lot road frontageFrontageThe length of a lot line that touches a public street.30 ft
For flag lots, road frontage may be reduced to 30 feet.
- Garage width on front elevation50 pct
Garages permitted on front elevations of single-family dwellings shall not exceed more than 50% of the width of the front elevation of any dwelling unit.
- Garage width on front elevation (setbackSetbackThe distance a building must be held back from a lot line. 2ft)60 pct
However, garages may be permitted to take up a maximum of 60% of the width of the front elevation when set back a minimum of two feet behind the front elevation.
- Gasoline pump screening heightMaximum heightThe tallest a building may be, given in feet, in storeys, or both — whichever binds first.4 ft
Views of pumps from other roads shall be minimized either by a building, or three-to-four-foot-high decorative walls, fencing, evergreen hedges, or a combination thereof. Hedges shall be maintained at a minimum height of three to four feet so as to not impede pedestrian facilities.
- Gasoline pump screening setbackSetbackThe distance a building must be held back from a lot line.15 ft
The setback of the walls, fencing, or hedges shall be a maximum of 15 feet unless a hardscaped pedestrian area is provided between the road and the gasoline pumps in which case the walls, fencing, or hedges shall be located between the gasoline pumps and the hardscaped pedestrian area.
- Amenity space (Tracts A.1., A.3., A.4., B, D, E, F)12 pct
12% of such tract exclusive of any Resource Protection Area (RPA) shall be provided as Amenity Space
- Amenity space (Tracts A.2. and C)10 pct
10% of each tract exclusive of any Resource Protection Area (RPA) shall be provided as Amenity Space
- Amenity space (Tract C with townhomes/multi-familyMultifamily dwellingA building of four or more dwelling units. Where zoning is most restrictive./non-residential)12 pct
Within Tract C, if townhomes and similar attached unit styles including two-family dwellings and twin homes, multi-family residential uses or non-residential uses are developed, 12% of such tract exclusive of any Resource Protection Area (RPA) shall be provided as Amenity Space.
- Main Line Trail width8 ft
The trail shall be paved with a minimum width of eight feet and routed generally parallel to Tomahawk Creek and in the locations as otherwise shown in Figure 19.2-24.5.
- Maximum building elevation length350 ft
Individual building elevations shall not exceed 350 feet in length unless pedestrian shortcuts or pass-throughs are provided to facilitate foot traffic between parallel roads or from parking areas.
- Maximum individual non-residential use size (Medium-Density)15,000 sqftsq ftSquare feet. An acre is 43,560 sq ft; a typical suburban lot is 7,000–10,000.
Within the Medium-Density Residential with Nodal Mixed-Use District, individual nonresidential uses shall not exceed 15,000 square feet of gross floor area per story.
- Minimum first-floor glass70 pct
A minimum of 70% of the width of the first-floor façade of the principal building shall be glass.
- Parking setbackSetbackThe distance a building must be held back from a lot line. from residential use10 ft
For interior side yards or for rear yards located adjacent to any residential use, the setback shall be 10 feet.
- Parking setbackSetbackThe distance a building must be held back from a lot line. from other roads15 ft
Along roads in the Medium-Density Residential with Nodal Mixed-Use and the Commercial/High-Density Residential/Mixed-Use Districts other than Woolridge Road Extended, no closer to the road than the rear façade of the building. If there is no building on the property, the parking area shall be set back 15 feet from the road.
- Parking setbackSetbackThe distance a building must be held back from a lot line. from Woolridge Road Extended40 ft
Within the Medium-Density Residential with Nodal Mixed-Use District and the Commercial/High-Density Residential/Mixed-Use District, when located adjacent to Woolridge Road Extended, no closer to the road than the façade of the nearest building facing the road and in no case less than 40 feet with Perimeter Landscaping C.
- Rear-loaded lots (Medium-Density, ≤5,000 sqftsq ftSquare feet. An acre is 43,560 sq ft; a typical suburban lot is 7,000–10,000. lots)50 pct
For lots containing 5,000 sq. ft. of area or less, a minimum of 50% of the lots in a subdivision shall be rear-loaded.
- Rear-loaded lots (Commercial/High-Density)60 pct
A minimum of 60% of the lots in a subdivision shall be rear-loaded.
- Trail width in RPA (counted toward Linear Park)100 ft
For trails located within a Resource Protection Area (RPA), a maximum width of 100 feet shall be permitted to be calculated towards the Linear Park requirement.
- SetbackSetbackThe distance a building must be held back from a lot line. from Brightwalton/Roseland (Section A), Center Pointe Pkwy, Old Hundred, Otterdale, Woolridge40 ft
When located along Brightwalton Road or Roseland Avenue (Section A), Center Pointe Parkway, Old Hundred Road, Otterdale Road or Woolridge Road, the setback shall be 40 feet with Perimeter Landscaping C.
- SetbackSetbackThe distance a building must be held back from a lot line. from Brightwalton/Roseland (C.1/C.2), collectors (D.2), local (E.3)0 ft
For commercial, office, or buildings containing non-residential and residential uses within the same building, there shall be no setback from Brightwalton Road or Roseland Avenue (Sections C.1. & C.2.), collectors (Section D.2) or any local road (Section E.3.).
- SetbackSetbackThe distance a building must be held back from a lot line. from Brightwalton/Roseland (C.1/C.2) if no on-street parking15 ft
As noted in Table 19.2-24.2., where the Transportation Department is unable to permit on-street parking along Brightwalton Road or Roseland Avenue, the Director of Planning may approve a setback no closer to the street than the closest existing residential use(s) fronting such street, or if no units exist, the setback shall be 15 feet.
- SetbackSetbackThe distance a building must be held back from a lot line. from single-familySingle-family dwellingOne dwelling unit on its own lot, usually detached from its neighbours. use20 ft
When adjacent to a single-family use, the setback shall be 20 feet.
- Rear setbackSetbackThe distance a building must be held back from a lot line. from single-familySingle-family dwellingOne dwelling unit on its own lot, usually detached from its neighbours./townhomes20 ft
There shall be no rear setback, except that no building shall be closer than 20 feet to any single-family use or any townhomes and similar attached unit styles including two-family dwellings and twin homes.
- SetbackSetbackThe distance a building must be held back from a lot line. from townhomes/duplexes10 ft
When adjacent to townhomes and similar attached unit styles including duplex dwellings, the setback shall be 10 feet.
- Shared-use path width (east of Woolridge Road Extended)10 ft
A minimum 10-foot wide paved shared-use path shall be provided east of Woolridge Road Extended and terminating in the vicinity of Little Tomahawk Creek.
- Shared-use path width (Roseland Avenue or Linear Park to Tract G)10 ft
A minimum 10-foot wide paved shared-use path shall be provided either from Roseland Avenue or the Linear Park to Tract G (Old Hundred Elementary School site).
- Sidewalk clear zone (non-residential)6 ft
Where non-residential uses abut the sidewalk, the clear zone shall be no less than six feet.
- Fire station signage design
Any freestanding identification or directional signage shall be of a monument design constructed of masonry complementary to the fire station building, and designed to be compatible with identification signs for Old Hundred Elementary School.
- External building-mounted sirens prohibitedProhibitedNot allowed in the district at all, short of rezoning or a variance.
There shall be no external building-mounted sirens or public address systems.
- Solid waste storage screening
Solid waste storage areas, fuel pumps and other similar uses, regardless of their location on the site, shall be screened from view of adjacent property and public rights-of-way by a masonry wall which is constructed of comparable materials to, and designed to be compatible with the fire station.
- Street tree spacing (commercial/office/mixed-use)35 ft
For commercial, office, and buildings containing non-residential and residential uses within the same building, street trees shall be placed no less than 35 feet on center.
- Streetlight mounting heightMaximum heightThe tallest a building may be, given in feet, in storeys, or both — whichever binds first.15 ft
Fixture mounting heights shall not exceed 15 feet above finished grade.
Parking
- Off-site parking maximum distance1,320 ft
For non-residential uses, parking may be located on a lot other than the zoning lot on which the use it serves is located, provided the parking is located within 1,320 feet of such property.
From the ordinance
The purpose of the Public Facilities Use District is to provide for additional County facilities on the site currently occupied by Old Hundred Elementary School. Uses permitted in this district shall be limited to government buildings or facilities, limited to one public school and one fire station, subject to the standards provided in Sections 19.2-24.L. and 19.2-24.N.