C o u n t y o f ...

APPLICATION ACCEPTED: September 16, 2014
PLANNING COMMISSION: January 14, 2015
BOARD OF SUPERVISORS: February 17, 2015 at 3:30 p.m.
County of Fairfax, Virginia
December 30, 2014
STAFF REPORT
SE 2014-BR-063
BRADDOCK DISTRICT
APPLICANT:
Laura Bernhardt; John Bernhardt;
Bernhardt’s Busy Bears Childcare, Inc.
ZONING:
PDH-3 (Planned Development Housing, 3 du/acre)
PARCEL:
79-1 ((8)) 20
LOCATION:
5509 Mitcham Court
SITE AREA:
1,540 square feet
PLAN MAP:
Residential at 5-8 du/acre
PROPOSAL:
A special exception to permit a home child care facility for
a maximum of 12 children and up to 2 nonresident
assistants.
STAFF RECOMMENDATIONS:
Staff recommends approval of SE 2014-BR-063, subject to the proposed
development conditions in Appendix 1.
It should be noted that it is not the intent of staff to recommend that the Board, in
adopting any conditions proffered by the owner, relieve the applicant/owner from
compliance with the provisions of any applicable ordinances, regulations, or adopted
standards.
It should be further noted that the content of this report reflects the analysis and
recommendation of staff; it does not reflect the position of the Board of Supervisors.
Joe Gorney
Excellence * Innovation * Stewardship
Integrity * Teamwork * Public Service
Department of Planning and Zoning
Zoning Evaluation Division
12055 Government Center Parkway, Suite 801
Fairfax, Virginia 22035-5505
Phone 703-324-1290; FAX 703-324-3924
www.fairfaxcounty.gov/dpz/
The approval of this application does not interfere with, abrogate, or annul any
easements, covenants, or other agreements between parties, as they may apply to the
property subject to this application.
For information, contact the Zoning Evaluation Division, Department of Planning
and Zoning, 12055 Government Center Parkway, Suite 801, Fairfax, Virginia 220355505, (703) 324-1290.
O:\jgorney\SE-2014-BR-063\STAFF REPORT\STAFF-REPORT-SE-2014-BR-063-123014.docx
Americans with Disabilities Act (ADA): Reasonable accommodation is available upon 48 hours advance
notice. For additional information on ADA call (703) 324-1334 or TTY 711 (Virginia Relay Center).
Applicant:
Special Exception
LAURA BERNHARDT; JOHN BERNHARDT;
BERNHARDT'S BUSY BEARS CHILDCARE, INC.
Accepted:
Proposed:
Area:
Zoning Dist Sect:
Located:
SE 2014-BR-063
09/16/2014
HOME CHILD CARE FACILITY
1540 SF OF LAND; DISTRICT - BRADDOCK
06-0105
5509 MITCHAM COURT, SPRINGFIELD, VA 22151
Zoning:
Plan Area:
Overlay Dist:
Map Ref Num:
PDH- 3
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RECEIVED
Department of Planning & Zoning
Of)
SEP 0 8 2014
PLAT SHOWING
HOUSE LOCATION SURVEY
%•
O^HARLEA^KJANSON £/,
°
No./yOl219
Zoning Evaluation Divisioli
LOT 20
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SECTION 1
DANBURY FOREST
BRADDOCK DISTRICT
FAIRFAX COUNTY, VIRGINIA
FLOOD
ZONE :
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CASE NAME:
S O A . J L J E : 7 " — .SO"
PLAT SUBJECT TO RESTRICTIONS OF RECORD
fiBB
JOHNSON / BERNHARDT
SUBURBAN
DEVELOPMENT
ENGINEERING
I, HEREBY CERTIFY THAT THE POSITIONS OF AID
THE EXISTING IMPROVEMENTS HAVE BEELNLCAREFUIDY ENGINEERS © PLANNERS ® SURVEYORS 0 LANDSCAPE ARCHITECTS ©
ESTABLISHED BY A TRANSIT TAPE/SURVEY AND
UNLESS OTHERWISE SHOJWN, TFFERE /LRM/ NO VISIBLE 7777 LEESBURG
PIKE, SUITE # 4-OSN
ENCROACHMENTS,
FALLS CHURCH,
DRAWN
F#173MS
COPYRIGHT
199B
SDE.INC.
BY:
VIRGINIA ZZ043
FT. yi.21TIE
ALL RIGHTS RESERVED
708-666-0800
CHECKED BY: CHUCK J.
A GLOSSARY OF TERMS FREQUENTLY
USED IN STAFF REPORTS WILL BE
FOUND AT THE BACK OF THIS REPORT
DESCRIPTION OF THE APPLICATION
The applicant (Laura Bernhardt; John Bernhardt; Bernhardt’s Busy Bears Childcare,
Inc.) requests approval of a Special Exception to operate a home child care facility for
up to twelve children and up to two non-resident assistants at any one time, in a single
family attached dwelling.
Aerial View of the Project Site Looking North
The subject property is located at 5509 Mitcham Court in the Danbury Forest
subdivision, approximately 250 feet south of Clydesdale Road. The property is
surrounded by other single family attached dwellings and open space zoned PDH-3.
Other details regarding the application include the following:
•
•
•
Licensed provider for 12 children;
Hours of operation: 7:00 a.m. to 6:00 p.m., Monday through Friday;
Staggered drop-off and pick-up times;
SE 2014-BR-063
•
•
•
Page 2
Available parking includes two assigned spaces in front of the dwelling, six visitor
parking spaces on Mitcham Court, parallel parking on Mitcham Court, and additional
spaces along both sides of an adjacent public street (Clydesdale Road). A sidewalk
extends along Mitcham Court from Clydesdale Road to the dwelling;
Parents residing in the subdivision generally walk their children to the home child
care facility. Parents who drive to the facility generally park in an assigned space on
Mitcham Court and walk their children to the front door;
Child care is provided on the main level and in the walk-out basement, including play
and sleeping areas. Meals are prepared in the kitchen on the main level of the
house. The fenced backyard is used as an outdoor play area (approximately 651
square feet). The total area of the child care is approximately 1,085 square feet, or
approximately two-thirds of the total square footage of the house (which is
approximately 1,800 square feet). Children also use a large community playground
(approximately 2,475 square feet), located approximately 20 feet from the rear gate.
The proposed development conditions, applicant’s statement of justification, file
photographs, floor plans, and affidavit are contained in Appendices 1 through 5,
respectively.
BACKGROUND
On June 2, 1971, the Board of Supervisors approved RZ C-194 for the development of
326 single family attached units on 114.1 acres. On September 22, 2010, the Planning
Commission approved FDPA C-194 for 68.0 acres, (which encompassed 214 individual
lots and 49.43 acres of open space). The FDPA modified the minimum yard
requirements for included townhouses; expanded the pool clubhouse; and added
recreational uses in the common open space. The approved plans and conditions do
not speak to the issue of home child care uses, nor do they preclude the use of the
public streets for parking. According to the Department of Tax Administration records,
the single family attached house was constructed in 1972.
ANALYSIS
Comprehensive Plan Provisions
Planning Area:
Planning District:
Planning Sector:
Plan Map:
Plan Text:
Area I
Annandale
A6 - Accotink
Residential at 5-8 du/ac
Fairfax County Comprehensive Plan, 2013 Edition, Area III, Area I, Annandale
Planning District, Amended Through 11-18-2014, A6-Accotink Community
Planning Sector, Page 124.
SE 2014-BR-063
Page 3
Character
“Single-family residential uses are the predominant land use, located both east and
west of the Accotink Creek Stream Valley. The Danbury Forest townhouse
development comprises the center of the planning sector, surrounded primarily by the
stream valley.”
Land Use Recommendations
“The Accotink Community Planning Sector contains stable residential neighborhoods.
Infill development in these neighborhoods should be of a compatible use, type and
intensity and in accordance with the guidance provided by the Policy Plan under Land
Use Objectives 8 and 14.”
The proposed use is in conformance with the Comprehensive Plan.
Zoning Inspection Analysis (Appendix 6)
A site inspection of the property was conducted on November 6, 2014. No deficiencies
were noted during the inspection.
Transportation Analysis (Appendix 7)
The property is located on Mitcham Court, which is a private street. The applicant has
indicated that drop-off times for the 12 children are generally staggered from 7:30 a.m.
to 8:30 a.m., and that pick-up times are generally staggered from 4:15 p.m. to 5:30 p.m.
Assigned parking, visitor parking, and parallel parking (on both Mitcham Court and
Clydesdale Road) are sufficient to accommodate the parking demands. Parents
generally park in the assigned parking spaces immediately adjacent to the dwelling.
Parents residing in the subdivision generally walk their children to the facility. While the
applicant currently has no assistants, the proposed development conditions would allow
up to two non-resident assistants.
Staff finds that the proposed home child care facility will not conflict with the existing and
anticipated traffic in the neighborhood and that there is adequate parking to
accommodate the proposed use.
Zoning Ordinance Provisions (Appendix 8)
Section 10-103 of the Zoning Ordinance provides for home child care facilities that
increase the number of children above seven in a single family detached dwelling or
involve more than one nonresident person, in accordance with the provisions of Part 3
of Article 8. Further, Sect. 6-105, which relates to Planned Development Districts,
specifies that Group or Category uses may be permitted with the approval of a special
exception when such uses are not specifically designated on an approved final
development plan (FDP). Since home child care uses are not provided for on the
approved FDP for this property, this special exception application is required to satisfy
SE 2014-BR-063
Page 4
the provisions of the General Standards for Special Exceptions (Sect. 9-006), Standards
for all Group 3 Uses (Sect. 8-303), Additional Standards for Home Child Care Facilities
(Sect. 8-305), and Use Limitations (Par. 6 of Sect. 10-103), among others.
General Standards for Special Exceptions (Sect. 9-006)
Standards 1 and 2
Staff finds that the proposed use is in harmony with the
Comprehensive
Comprehensive Plan. In addition, since no yards were
Plan/Zoning District
proffered with the original rezoning, Sect. 2-412 of the Zoning
Ordinance indicates that in a PDH District, the minimum
required yard is deemed to be one-half of the distance of the
yard that has been established by the location of the principal
structure on a lot. No issues were identified and staff finds
the use in harmony with the general purpose and intent of the
PDH-3 Zoning District.
Standard 3
No construction is proposed with this application and the lot
Adjacent Development backs to open space, a community playground, and a stream
valley. Staff finds that the use will not adversely affect the
neighboring properties.
Standard 4
As previously noted, staff finds that the proposed use will not
Pedestrian/Vehicular
be hazardous or conflict with existing and anticipated traffic in
Traffic
the neighborhood.
Standard 5
No additional landscaping is required for the proposed use.
Landscaping/Screening
Standard 6
The PDH-3 District requires 20 percent of the gross area of
Open Space
the site to be open space. The FDP that governs the subject
property meets this requirement.
Standard 7
This application does not affect the provision of adequate
Utilities, Drainage,
public facilities as determined in the review and approval of
Parking, Loading
the dwelling unit. Staff concludes that the available parking
is sufficient to accommodate the home child care use.
Standard 8
Sect. 10-103 of the Zoning Ordinance does not permit signs
Signs
for home child care facilities.
Standards for all Group 3 Uses (Sect. 8-303)
Standard 1
No site improvements are proposed. The property would
Lot Size and Bulk
continue to comply with the lot size and bulk regulations for
the PDH-3 District as provided for with the approved FDPA.
Standard 2
The use would comply with the performance standards set
Performance
forth in Article 14.
Standards
Standard 3
Home child care facilities are not subject to Article 17, Site
Site Plan
Plans.
SE 2014-BR-063
Page 5
Additional Standards for Home Child Care Facilities (Sect. 8-305)
Standard 1
The applicant’s request for 12 children meets this standard.
Max. 12 Children;
No non-resident persons are employed at the home child
Approval of more than
care facility at present; however, the proposed development
one nonresident
conditions would permit up to two non-resident assistants
person
should the operator have a future need for such.
Standard 2
Staff finds that access and parking are sufficient to
Access and Parking
accommodate the use.
Standard 3
Staff finds that no additional landscaping is required for this
Landscaping/Screening location.
Standard 4
The submission requirements allow the use of a house
Submission
location survey in lieu of the SE Plat.
Requirements
Standard 5
The applicant is subject to state licensing and registration
Code of Virginia: Title
procedures, and presently holds a license through
63.2, Chapter 17
March 3, 2016.
Use Limitations (Par. 6 of Sect. 10-103)
Part A
This application requests approval for 12 children in a single
Max. Children
family attached dwelling.
Part B
The applicant holds a license from the Virginia Department of
Licensed provider/
Social Services for a Family Day Home. The dwelling is her
primary residence
primary residence.
Part C
Staff finds there is no exterior evidence of the home child
No exterior evidence
care facility, other than play equipment in the rear yard.
except play equipment
Part D
No non-resident persons are employed at the home child
Nonresident person
care facility. However, the proposed development conditions
would permit up to two non-resident assistants, should such a
need arise.
Part E
Not applicable. The dwelling is the primary residence of the
Primary residence of
home child care provider.
nonresident person
Part F
The applicant is subject to state licensing and registration
Code of Virginia: Title
procedures, and presently holds a license through
63.2, Chapter 17
March 3, 2016.
Part G
The provisions of Part 3 of Article 8 are addressed above.
Increase in children or The proposed development conditions would permit up to two
nonresident person
non-resident assistants, should such a need arise.
CONCLUSION AND RECOMMENDATION
In staff’s opinion, the home child care facility for up to 12 children and up to two nonresident assistants at any one time on the subject property would not adversely impact
the site or the neighboring properties. Staff finds that the application is in harmony with
SE 2014-BR-063
Page 6
the Comprehensive Plan and conforms to all applicable Zoning Ordinance provisions.
Staff recommends approval of SE 2014-BR-063, subject to the proposed development
conditions contained in Appendix 1.
It should be noted that it is not the intent of staff to recommend that the Board, in
adopting any conditions, relieve the applicant/owner from compliance with the
provisions of any applicable ordinances, regulations, or adopted standards. The
approval of this application does not interfere with, abrogate, or annul any easements,
covenants, or other agreements between parties, as they may apply to the property
subject to this application.
It should be further noted that the content of this report reflects the analysis and
recommendations of staff; it does not reflect the position of the Board of Supervisors.
APPENDICES
1.
2.
3.
4.
5.
6.
7.
8.
9.
Proposed Development Conditions
Statement of Justification
File Photographs
Basement Floor Plan
Affidavit
Zoning Inspection Analysis
Transportation Analysis
Applicable Zoning Ordinance Provisions
Glossary of Terms
APPENDIX 1
PROPOSED DEVELOPMENT CONDITIONS
SE 2014-BR-063
December 30, 2014
If it is the intent of the Board of Supervisors to approve SE 2014-BR-063 located at
5509 Mitcham Court, Tax Map 79-1 ((8)) 20, for a home child care facility of up to twelve
children and up to two non-resident assistants, pursuant to Sect. 6-105 of the Fairfax
County Zoning Ordinance, the staff recommends that the Board condition the approval
by requiring conformance with the following development conditions:
1.
This Special Exception is granted only for the home child care use as indicated on
the special exception plat approved with the application, entitled “Lot 20, Section 1,
Danbury Forest,” prepared by Suburban Development Engineering, originally
dated November 16, 1998, annotated March 15, 2014, consisting of one sheet, as
qualified by these development conditions.
2.
A copy of the special exception conditions shall be posted in a conspicuous place
on the property of the use and be made available to all departments of the County
of Fairfax during the hours of operation of the permitted use.
3.
Excluding the provider’s own children, the maximum number of children on-site at
any one time shall not exceed twelve.
4.
The hours of operation for the home child care facility shall not exceed 7:00 a.m. to
6:00 p.m.
5.
The dwelling that contains the home child care facility shall be the primary
residence of the provider.
6.
Excluding the provider’s own children, the maximum number of children on-site at
any one time shall not exceed twelve.
7.
A maximum of two non-resident employees, whether paid or not for their services,
may be involved in the home child care facility.
8.
All pick-up and drop-off of children shall take place in the assigned parking spaces
for 5509 Mitcham Court, which shall be reserved exclusively for that purpose
during hours of operation of the home child care facility. Arrival and departure of
children shall be staggered to ensure that the spaces will be available to
accommodate pick up/drop off of children.
9.
One assigned parking space for 5509 Mitcham Court shall be left open during the
hours of operation for the home child care facility for the drop-off and pick-up of
children.
10. There shall be no signage associated with the home child care facility.
11. All outdoor play equipment shall conform to all applicable state regulations and
standards.
12. In accordance with the Uniform Statewide Building Code, clearances of 30 inches
will be maintained to the front and sides of the service panels for the water heater
and furnace.
13. Approval of this use is contingent upon maintenance of a state license for a Home
Child Care facility for the number of children on-site.
The above proposed conditions are staff recommendations and do not reflect the
position of the Board of Supervisors unless and until adopted by the Board.
This approval, contingent on the above noted conditions, shall not relieve the applicant
from compliance with the provisions of any applicable ordinances, regulations, or
adopted standards.
Pursuant to Sect. 9-015 of the Zoning Ordinance, this special exception shall
automatically expire, without notice, thirty (30) months after the date of approval unless
the use has been established as outlined above.
2
APPENDIX 2
RECEIVED
Department of Planning & Zoning
na
Statement of Justification & General Standards
for a Special Exception for a Home Child Care Facility
MAR 2 4 2014
Zoning Evaluation Division
March 15, 2014
Fairfax County Department of Planning and Zoning
Zoning Evaluation Division
12055 Government Center Parkway, Suite 801
Fairfax, VA 22035
Re:
Application for Home Child Care Facility Special Exception
Bernhardt's Busy Bears Child Care, Inc.; Laura and John Bernhardt
5509 Mitcham Court
Springfield, VA 22151
Tax Map #: 0791 08 0020
Zoning Description: Residential 3 du/ac, townhouse
Lot Size: 1,540 square feet
To Whom It May Concern,
Thank you for your consideration of our Home Child Care Facility Special Exception application. We
own and live in a 3-story townhome with a fully finished walk-out basement, located at 5509 Mitcham
Court, Springfield, VA 22151. The property is zoned PDH-3.
We have a current VA State Child Care License and have operated a home child care facility, caring for
12 children, at this location for 15 years. We understand we may continue caring for 5 children by right
without further permissions. However, it is our goal to continue caring for 12 children at this location.
Therefore, we are applying for a Fairfax County Zoning Special Exception.
Hie existence of our- home child care facility at 5509 Mitcham Court over the last 15 years has never
generated any neighborhood complaints or issues. Rather, we have enjoyed much support and mutual
interaction with our neighbors and the children in the neighboring homes. We take great care to remind
our child care families that Mitcham Cour t is located in a residential neighborhood, to drive slowly, and
to arrive and depart quietly in consideration of our neighbors. We are extremely sensitive to the needs of
our neighbors and community. We work diligently to ensure that the residential atmosphere is preserved
and maintained in our neighborhood so our friends / neighbors may continue to enjoy their homes. Please
refer to the numerous letters of support (attached) from our Mitcham Court neighbors, other Danbury
Forest residents and Board Members, and clients (present and past). Therefore, we are confident that
obtaining a Special Exception to continue caring for 12 children at this location will not negatively impact
or in any way adversely change our interactions within our community.
Below are specific details about our child care:
HOURS: 7:30 am - 5:30 pm; Monday through Friday
NUMBER OF CHILDREN: No more than 12 children at any one time; our own children are adults.
EMPLOYEES: We (Laur a and John) are the only 2 child care providers. We own / operate the business
full-time & reside in the home full-time.
Bernhardt - Statement of Justification / General Standards - p. 1 of 3
ARRIVALS / DEPARTURES / PARKING:
-Specifically, our child care families have access to the following parking (please see attached photos):
*2 parking spaces assigned to our home (5509)
*6 visitor parking spaces on Mitcham Court (2 located in front of homes #5517 & 5519)
*795 feet of parallel parking on Mitcham Court - open to residents & their guests
(allowing 18 ft. per parking space = enough space to park 43 vehicles at once)
*parallel parking lining both sides of Clydesdale Road - open to the public
-Arrivals and departures are spread out, so we never have 12 parents dropping-off or picking-up children
all at the same time.
-Most commonly there are only 1-2 parents on site at any one time, for a maximum of 5-10
minutes each.
-Child arrivals & departures occur primarily during 1 hour in the morning (7:30am-8:30 am) &
1 horn in the evening (4:30 pm - 5:30 pm).
-Many of the children in care are siblings which results in fewer than 12 total parents (cars) during
arrivals and depar tures (i.e. - we currently care for 4 sets of siblings).
-Also a plus, many child care families that reside in the neighborhood enjoying walking to / from our
home, limiting traffic & the need for parking.
-The area surrounding our home has ample parking options to accommodate the child care families and
the residents of Mitcham Court at the same time. We are very specific and considerate in
requiring the child care families to park only in appropriate designated spaces and / or street
parallel parking. Likewise, the child care families are very considerate to park only where we
have specified and to not park in spaces assigned to our- neighbors' homes.
AREA SERVED: The vast majority of the children in our care reside specifically in our Danbury Forest
subdivision or the Kings Park subdivision. Although we do seive children from all areas of Northern
Virginia, most are from the Springfield / Burke / Annandale areas.
OPERATIONS.
-Our 3-story home consists of a fully finished walk-out lower level; a fully finished main level with front
walk-out & rear deck walk-out; and a fully finished upper level (please see floor plan).
-The child care is operated every business day on the entire main level and the entire lower level of the
home (approximately 1,085 total square feet). Care provided includes, but is not limited to,
meals, crafts, activities, lessons, naps, hygiene / toileting.
-The upper level is reserved as residential area for the Bernhardt family.
OUTDOOR PLAY AREAS: (please refer to floor plan, plat, & photos of our outdoor play areas)
We access the outdoor play areas primarily via the sliding glass doors on the walk-out lower level of the
home.
1. From the doors we walk directly into the fully fenced backyard area with 651 square feet of
play space (excluding the AC unit), designed specifically for the use of the children in care, with an
assortment of non-permanent play equipment that allows for much growth and development.
2. The large community playground (approx. 2,475 square feet) is located directly outside our
back gate / fence, mere steps from the lower level backyard play area. This area, which we enjoy
regularly, has an assortment of play equipment, including slides, see-saws, riding tricycles, etc. Many
Danbury Forest families enjoy joining us during our playtime (please see attached letters of support).
Bernhardt - Statement of Justification / General Standards - p. 2 of 3
GENERAL STANDARDS & GROUP 3 USES:
In addition to the specific standards listed above, we will satisfy the following general standards & group
3 uses:
*Our 3-story town home and in-home child care will continue to remain in harmony with the residential
neighborhood in which it exists. The home and the child care will not adversely affect the use or
development of neighboring properties.
*We are surrounded by wooded parkland & a vacant lot / power easement which will not be further
developed with homes, etc. The land will remain "as is". Due to the natural surroundings, other than
those on Mitclram Court, there are no other homes within viewing or hearing distance of our home (please
see attached photos).
*The location, size, structure, walls and fences, existing screening and landscaping of the facility will not
hinder or discour age the appropriate development of adjacent properties or impair- their value.
*The pedestrian and vehicular traffic associated with this facility will not cause any conflicts or hazards
with the existing and anticipated traffic in the neighborhood. Parking and traffic were addressed in the
statement of justification above. Additionally, Mitcham Court is lined with pedestrian sidewalks.
*The facility has a completely fenced in backyard. There are no sheds on the property. There are no
permanent playground structures in the backyard play area.
*The home has adequate utilities to serve the proposed use (home child care facility). These include water via Fairfax County Water Authority; gas via Washington Gas; electricity via Dominion VA Power.
*There will not be any signs advertising the existence of our child car e.
*We believe, as do our neighbors, that our child care will not negatively impact the neighborhood in any
way, but will continue to be an asset to the community.
In conclusion, we are respectfully & earnestly requesting that vou grant a Zoning Special Exception in
order that Laura and John Bernhardt (Bernhardt's Busy Bears Child Care, Inc.) may continue caring for
12 children at 5509 Mitcham Court in the same nurturing, home environment that has been so beneficial
to the vast number of neighborhood children we have cared for over the course of 15 years.
Thank you sincerely for your time,
Laura B. Bernhardt
Co-Owners
Bernhardt's Busy Bears Child Care, Inc.
703-503-5058
[email protected]
Bernhardt - Statement of Justification / General Standards - p. 3 of 3
,
_
5e^ihcu-diJ ;>B u.s qBecuisChca .i**
Proposed Arrival and Departure Schedule for: John A UtiliTa firjg^WireB;
Address;§^JQaiieMta£gtajL:, SpfWlofl'fM. \)ft 35tSt
o
Proposed Arrival Schedule
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Proposed Departure Schedule
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Appendix 1
RECEIVED
Department of Planning & Zoning
SEP 0 8 2014
Zoning Evaluation Division
REAL ESTATE MEASURE
Website RE
Order #RE9800-7075
Measure #9233819
Measured 01/29/14
Property A ddress:
5509 Mitcham Court
Springfield, VA 22151
lA"-\ragtrv>Wird+
Lot 3^
MAIN LEVEL
PORCH (Dce-lc)
18'10x10'6
RECEIVED
.
Department of Planning & Zoning
SEP 0 8 2014
Zoning Evaluation Division
ACTIVITY ROOM #3
IdT
31
CRAFT AREA/
SLEEPING ROOM #2
LIVING ROOM
DINING ROOM
14'3 X 13'4
8'6x10'11
Lot iq
—
4/
B
—
MEAL SERVICES
O O
KITCHEN
fepcoKdb<4
Um.rag.gtjnWM'lt'
10'5 X 15'2
O O
A
i
i
F. lof3
REAL ESTATE MEASURE
Website RE
Order #RE9800-7075
Measure #9233819
Measured 01/29/14
Property Address:
5509 Mltcham Court
Springfield, VA 22151
lOUTCL £ trr>VViLiTEt
us-t
ao
cLOWER LEVEL3
PATIO
iroxio'6
ACTIVITY ROOM #1
SLEEPING ROOM #1
RECREATION ROOM
21'4 X 12'6
Lot a\
led
n
%."6
V\dK»
fOaxc-Vi 15, aort
"P. a of 3
John and Laura Bernhardt - 5509 Mitcham Court -Springfield, VA 22151- OUTSIDE
1. Intersection of Mitcham Court & Clydesdale Road. Note the start of the townhome row, the wooded parkland
surroundings and the parallel parking. Note there are no other homes to the east, west, in front or behind the
Mitcham Court Townhomes.
2. Front of the 3-story home with a fully finished walk-out basement. Home is facing Mitcham Court.
John and Laura Bernhardt ~ 5509 Mitcham Court ~ Springfield, VA 22151 ~ OUTSIDE
5. 2 Parking Spaces Assigned Specifically to 5509 Mitcham Court
Located Directly in Front of the Townhome
'The Red Brick Home with Green Shutters ~ In the Middle in this Photo~
2 VICTOR PARKING
ON MITCHAM COURT
6. 2 Visitor Parkinfi Spaces on Mitcham Court
Located in front of the 4th Home south of 5509
5509 is on the top left edge of this photo the 3 rd home north of the red truck
John and Laura Bernhardt ~ 5509 Mitcham Court ~ Springfield, VA 22151 ~ OUTSIDE
9. The Backyard Child Care Play Area Located on the Property of 5509 Mitcham Court.
As Seen Looking in From Outside the Property Fence / Line
10. The Backyard Child Care Play Area Located on the Property of 5509 Mitcham Court.
As Seen Looking Out From the Basement Sliding Glass Doorway on the Home (West looking East)
John and Laura Bernhardt - 5509 Mitcham Court ~ Springfield, VA 22151 ~ OUTSIDE
11. The Backyard Child Care Play Area Located on the Property of 5509 Mitcham Court.
View From Our Deck Looking North
12. The Backyard Child Care Play Area Located on the Property of 5509 Mitcham Court.
View From Our Deck Looking East
The Community Playground is Outside the Back Gate, slightly to the South (please see picture #17 for additional clarity)
John and Laura Bernhardt ~ 5509 Mitcham Court ~ Springfield, VA 22151 ~ OUTSIDE
17. Our Gate Opens Almost Directly onto the
Community Playground that We Use Regularly The yard next door is seen to the right of our
fence - *The three homes adjacent to the
playground (as well as many others) have all
signed letters of support indicating we do not
create inappropriate or disruptive noise (viewed
from our deck)
18. & 19. The Community Playground at ground
level - note our back fence & gate directly to
the north west and our proximity to the
playground.
John and Laura Bernhardt ~ 5509 Mitcham Court ~ Springfield, VA 22151 ~ INSIDE
24. Activity Room #3 / dining room as seen from the front main hallway and living room entryway - used
daily in the care of the children for crafts, activities, sleeping, etc.
25. Activity Room #3 / dining room as seen from the living room couch - used daily in the care of the
children for crafts, activities, sleeping, etc. Note - Kitchen is through arch in top right.
Note - The door seen in the lower right leads to the stairway and lower level of the home, where child
care is also provided.
John and Laura Bernhardt ~ 5509 Mitcham Court ~ Springfield, VA 22151 ~ INSIDE
29. Activity Room #1 / Sleeping Room #1
While all the rooms pictured on the main level and lower level of the home are actively used daily, this
room is especially important in the daily care of the children. Activities of many sorts take place here.
Hallway on top left of this picture. Sliding glass door on lower right, barely visible in this picture.
30. Activity Room #1 / Sleeping Room #1 As seen from the hallway (lower right of this picture, barely
visible) - refer to pictures 27, 28 & 29 for further clarity. Note - The ground level sliding glass door,
pictured on the left, allows for the primary emergency departure on this lower level.
APPENDIX 3
John and Laura Bernhardt - 5509 Mitcham Court -Springfield, VA 22151- OUTSIDE
1. Intersection of Mitcham Court & Clydesdale Road. Note the start of the townhome row, the wooded parkland
surroundings and the parallel parking. Note there are no other homes to the east, west, in front or behind the
Mitcham Court Townhomes.
2. Front of the 3-story home with a fully finished walk-out basement. Home is facing Mitcham Court.
John and Laura Bernhardt ~ 5509 Mitcham Court ~ Springfield, VA 22151 ~ OUTSIDE
5. 2 Parking Spaces Assigned Specifically to 5509 Mitcham Court
Located Directly in Front of the Townhome
'The Red Brick Home with Green Shutters ~ In the Middle in this Photo~
2 VICTOR PARKING
ON MITCHAM COURT
6. 2 Visitor Parkinfi Spaces on Mitcham Court
Located in front of the 4th Home south of 5509
5509 is on the top left edge of this photo the 3 rd home north of the red truck
John and Laura Bernhardt ~ 5509 Mitcham Court ~ Springfield, VA 22151 ~ OUTSIDE
9. The Backyard Child Care Play Area Located on the Property of 5509 Mitcham Court.
As Seen Looking in From Outside the Property Fence / Line
10. The Backyard Child Care Play Area Located on the Property of 5509 Mitcham Court.
As Seen Looking Out From the Basement Sliding Glass Doorway on the Home (West looking East)
John and Laura Bernhardt - 5509 Mitcham Court ~ Springfield, VA 22151 ~ OUTSIDE
11. The Backyard Child Care Play Area Located on the Property of 5509 Mitcham Court.
View From Our Deck Looking North
12. The Backyard Child Care Play Area Located on the Property of 5509 Mitcham Court.
View From Our Deck Looking East
The Community Playground is Outside the Back Gate, slightly to the South (please see picture #17 for additional clarity)
John and Laura Bernhardt ~ 5509 Mitcham Court ~ Springfield, VA 22151 ~ OUTSIDE
17. Our Gate Opens Almost Directly onto the
Community Playground that We Use Regularly The yard next door is seen to the right of our
fence - *The three homes adjacent to the
playground (as well as many others) have all
signed letters of support indicating we do not
create inappropriate or disruptive noise (viewed
from our deck)
18. & 19. The Community Playground at ground
level - note our back fence & gate directly to
the north west and our proximity to the
playground.
John and Laura Bernhardt ~ 5509 Mitcham Court ~ Springfield, VA 22151 ~ INSIDE
24. Activity Room #3 / dining room as seen from the front main hallway and living room entryway - used
daily in the care of the children for crafts, activities, sleeping, etc.
25. Activity Room #3 / dining room as seen from the living room couch - used daily in the care of the
children for crafts, activities, sleeping, etc. Note - Kitchen is through arch in top right.
Note - The door seen in the lower right leads to the stairway and lower level of the home, where child
care is also provided.
John and Laura Bernhardt ~ 5509 Mitcham Court ~ Springfield, VA 22151 ~ INSIDE
29. Activity Room #1 / Sleeping Room #1
While all the rooms pictured on the main level and lower level of the home are actively used daily, this
room is especially important in the daily care of the children. Activities of many sorts take place here.
Hallway on top left of this picture. Sliding glass door on lower right, barely visible in this picture.
30. Activity Room #1 / Sleeping Room #1 As seen from the hallway (lower right of this picture, barely
visible) - refer to pictures 27, 28 & 29 for further clarity. Note - The ground level sliding glass door,
pictured on the left, allows for the primary emergency departure on this lower level.
REAL ESTATE MEASURE
Website RE
Order #RE9800-7075
Measure #9233819
Measured 01/29/14
APPENDIX 4
Property A ddress:
5509 Mitcham Court
Springfield, VA 22151
lA"-\ragtrv>Wird+
Lot 3^
MAIN LEVEL
PORCH (Dce-lc)
18'10x10'6
RECEIVED
.
Department of Planning & Zoning
SEP 0 8 2014
Zoning Evaluation Division
ACTIVITY ROOM #3
IdT
31
CRAFT AREA/
SLEEPING ROOM #2
LIVING ROOM
DINING ROOM
14'3 X 13'4
8'6x10'11
Lot iq
—
4/
B
—
MEAL SERVICES
O O
KITCHEN
fepcoKdb<4
Um.rag.gtjnWM'lt'
10'5 X 15'2
O O
A
i
i
F. lof3
REAL ESTATE MEASURE
Website RE
Order #RE9800-7075
Measure #9233819
Measured 01/29/14
Property Address:
5509 Mltcham Court
Springfield, VA 22151
lOUTCL £ trr>VViLiTEt
us-t
ao
cLOWER LEVEL3
PATIO
iroxio'6
ACTIVITY ROOM #1
SLEEPING ROOM #1
RECREATION ROOM
21'4 X 12'6
Lot a\
led
n
%."6
V\dK»
fOaxc-Vi 15, aort
"P. a of 3
APPENDIX 5
SPECIAL EXCEPTION AFFIDAVIT
DATE:
wOpev ID 3*0
(enter date affidavit is notarized)
I5 Jane Kelsey, Jane Kelsey & Associates, Inc.
, do hereby state that I am an
(enter name of applicant or authorized agent)
(check one)
[ ]
[•]
applicant
applicant's authorized agent listed in Par. 1(a) below
\utll
in Application No.(s): SE 2014-BR-063
(enter County-assigned application number(s), e.g. SE 88-V-OOl)
and that, to the best of my knowledge and belief, the following information is true:
1(a).
The following constitutes a listing of the names and addresses of all APPLICANTS, TITLE
OWNERS, CONTRACT PURCHASERS, and LESSEES of the land described in the
application,* and, if any of the foregoing is a TRUSTEE,** each BENEFICIARY of such trust,
and all ATTORNEYS and REAL ESTATE BROKERS, and all AGENTS who have acted on
behalf of any of the foregoing with respect to the application:
(NOTE: All relationships to the application listed above in BOLD print are to be disclosed.
Multiple relationships may be listed together, e.g., Attorney/Agent, Contract Purchaser/Lessee,
Applicant/Title Owner, etc. For a multiparcel application, list the Tax Map Number(s) of the
parcel(s) for each owner(s) in the Relationship column.)
NAME
(enter first name, middle initial, and
last name)
ADDRESS
(enter number, street, city, state, and zip code)
• Bernhardt's Busy Bears Childcare, Inc.
Agents: Laura B. Bernhardt and
John C. Bernhardt
5509 Mitcham Court
Springfield, VA 22151
Co-Applicant
Co-Applicant/Title Owner
Agent for Applicant/Title Owner
4041 Autumn Court
Fairfax, VA 22030
Agent for Applicant
Agent for Applicant
Agent for Applicant
Jane Kelsey & Associates, Inc.
Jane Kelsey
Bruce E. Kelsey
Susan C. Langdon
(check if applicable)
*
[ ]
RELATIONSHIP(S)
(enter applicable relationships
listed in BOLD above)
There are more relationships to be listed and Par. 1(a) is continued
on a "Special Exception Attachment to Par. 1(a)" form.
In the case of a condominium, the title owner, contract purchaser, or lessee of 10% or more of the units
in the condominium.
** List as follows: Name of trustee. Trustee for (name of trust, if applicable), for the benefit of: (state
name of each beneficiary).
JFORM SEA-1 Updated (7/1/06)
Page T of)_
Special Exception Attachment to Par. 1(b)
DATE: December 10, 2014
(enter date affidavit is notarized)
for Application No. (s): SE 2014-BR-063
(enter County-assigned application number (s))
'
NAME & ADDRESS OF CORPORATION: (enter complete name, number, street, city, state, and zip code)
Jane Kelsey & Associates, Inc.
4041 Autumn Court
Fairfax, VA 22030-5168
DESCRIPTION OF CORPORATION: (check one statement)
[/] There are 10 or less shareholders, and all of the shareholders are listed below.
[ ] There are more than 10 shareholders, and all of the shareholders owning 10% or more of any
class of stock issued by said corporation are listed below.
[ ] There are more than 10 shareholders, but no shareholder owns 10% or more of any class of
stock issued by said corporation, and no shareholders are listed below.
NAMES OF THE SHAREHOLDERS: (enter first name, middle initial, and last name)
Jane Kelsey
NAME & ADDRESS OF CORPORATION: (enter complete name, number, street, city, state, and zip code)
DESCRIPTION OF CORPORATION: (check one statement)
[ ]
[ ]
[ ]
There are 10 or less shareholders, and all of the shareholders are listed below.
There are more than 10 shareholders, and all of the shareholders owning 10% or more of any
class of stock issued by said corporation are listed below.
There are more than 10 shareholders, but no shareholder owns 10% or more of any class
of stock issued by said corporation, and no shareholders are listed below.
NAMES OF THE SHAREHOLDERS: (enter first name, middle initial, and last name)
(check if applicable)
[ ]
FORM SEA-1 Updated (7/1/06)
There is more corporation information and Par. 1(b) is continued further on a
"Special Exception Attachment to Par. 1(b)" form.
I
Page Two
SPECIAL EXCEPTION AFFIDAVIT
DATE: ~D<g<se.W\ be-V ) 0 3.Q I ^
(enter date affidavit is notarized)
I
^
for Application No. (s): SE 2014-BR-063
(enter County-assigned application number(s))
1(b).
The following constitutes a listing*** of the SHAREHOLDERS of all corporations disclosed in this
affidavit who own 10% or more of any class of stock issued by said corporation, and where such
corporation has 10 or less shareholders, a listing of all of the shareholders:
(NOTE; Include SOLE PROPRIETORSHIPS, LIMITED LIABILITY COMPANIES, and REAL ESTATE
INVESTMENT TRUSTS herein.)
CORPORATION INFORMATION
NAME & ADDRESS OF CORPORATION: (enter complete name and number, street, city, state, and zip
code)
Bernhardt's Busy Bears Childcare, Inc.
5509 Mitcham Court
Springfield, VA 22151
DESCRIPTION OF CORPORATION: (check one statement)
[z]
[ ]
[ ]
There are 10 or less shareholders, and all of the shareholders are listed below.
There are more than 10 shareholders, and all of the shareholders owning 10% or more of
any class of stock issued by said corporation are listed below.
There are more than 10 shareholders, but no shareholder owns 10% or more of any class
of stock issued by said corporation, and no shareholders are listed below.
NAMES OF SHAREHOLDERS: (enter first name, middle initial and last name)
Laura B. Bernhardt
John C. Bernhardt
(check if applicable)
[•]
There is more corporation information and Par. 1(b) is continued on a "Special
Exception Affidavit Attachment 1(b)" form.
*** All listings which include partnerships, corporations, or trusts, to include the names of beneficiaries, must be broken down
successively until: (a) only individual persons are listed or (b) the listing for a corporation having more than 10 shareholders
has no shareholder owning 10% or more of any class of stock. In the case of an APPLICANT, TITLE OWNER,
CONTRACT PURCHASER or LESSEE* of the land that is a partnership, corporation, or trust, such successive breakdown
must include a listing andfurther breakdown of all of its partners, of its shareholders as required above, and of
beneficiaries of any trusts. Such successive breakdown must also include breakdowns of any partnership, corporation, or
trust owning 10% or more of the APPLICANT, TITLE OWNER, CONTRACT PURCHASER, or LESSEE* of the land.
Limited liability companies and real estate investment trusts and their equivalents are treated as corporations, with members
being deemed the equivalent of shareholders; managing members shall also be listed. Use footnote numbers to designate
partnerships or corporations, which have fiirther listings on an attachment page, and reference the same footnote numbers on
the attachment page.
FORM SEA-1 Updated (7/1/06)
Page Three
SPECHL J^eptioNAK
DATE:
DeOS-VvOceJr /O,
{enter date affidavit is notarized)
for Application No. (s): SE 2014-BR-063
(enter County-assigned application numbers))
1(c).
\r~2Xe°i"~\. /
The following constitutes a listing*** of all of the PARTNERS, both GENERAL and LIMITED, in
any partnership disclosed in this affidavit:
PARTNERSHIP INFORMATION
PARTNERSHIP NAME & ADDRESS: (enter complete name, and number, street, city, state, and zip code)
NONE
(check if applicable)
[ ] The above-listed partnership has no limited partners.
NAMES AND TITLE OF THE PARTNERS (enter first name, middle initial, last name, and title, e.g.
General Partner, Limited Partner, or General and Limited Partner)
(check if applicable)
[ ] There is more partnership information and Par. 1(c) is continued on a "Special
Exception Affidavit Attachment to Par. 1(c)" form.
*** All listings which include partnerships, corporations, or trusts, to include the names of beneficiaries, must be broken down
successively until: (a) only individual persons are listed or (b) the listing for a corporation having more than 10 shareholders
has no shareholder owning 10% or more of any class of stock. In the case ofan APPLICANT, TITLE OWNER,
CONTRACT PURCHASER, or LESSEE* of the land that is a partnership, corporation,or trust, such successive breakdown
must include a listing and further breakdown of ait of its partners, of its shareholders as required above, and of
beneficiaries of amy trusts. Such successive break-down must aim include breakdowns of any partnership, earparsdi&m, or
trust owning 19% or more of the APPLICANT, TITLE OWNER, CONTRACT PURCHASER, or LESSEE* of the land,
limited liability companies and real estate investment trusts and their equivalents are treated as corporations, with members
being deemed the equivalent of shareholders; managing members shall also be listed. Use footnote numbers to designate
partnerships or corporations, which have further listings on an attachment page, and reference the same footnote numbers on
the attachment page.
FORM SEA-1 Updated (7/1/06)
Page Four
SPECIAL
DATE:
EXCEPTION AFFIDAVIT
\P
(enter date affidavit is notarized)
for Application No. (s): SE 2014-BR-063
(enter County-assigned application numbers))
1(d).
j 'ZX_£p^ ~i |
One of the following boxes must be checked:
[ ]
In addition to the names listed in Paragraphs 1(a), 1(b), and 1(c) above, the following is a listing
of any and all other individuals who own in the aggregate (directly and as a shareholder, partner,
and beneficiary of a trust) 10% or more of the APPLICANT, TITLE OWNER, CONTRACT
PURCHASER, or LESSEE* of the land:
None
|/]
2.
Other than the names listed in Paragraphs 1(a), 1(b), and 1(c) above, no individual owns in the
aggregate (directly and as a shareholder, partner, and beneficiary of a trust) 10% or more of the
APPLICANT, TITLE OWNER, CONTRACT PURCHASER, or LESSEE* of the land.
That no member of foe Fairfax County Board of Supervisors, Planning Commission, or any member of
his or her immediate household owns or has any financial interest in the subject land either
individually, by ownership of stock in a corporation owning such land, or through an interest in a
partnership owning such land.
EXCEPT AS FOLLOWS: (NOTE: If answer is none, enter "NONE" on the line below.)
None
(check if applicable)
FORM SEA-1 Updated (7/1/06)
[ ]
There are more interests to be listed and Par. 2 is continued on a
"Special Exception Attachment to Par. 2" form.
Application No.(s): SE 2014-BR-063
(county-assigned application numbers), to be entered by County Staff)
Page Five
SPECIAL EXCEPTION AFFIDAVIT
DATE: "Dec. 10.
(enter date affidavit is notarized)
3.
|
That within the twelve-month period prior to the public hearing of this application, no member of the
Fairfax County Board of Supervisors, Planning Commission, or any member of his or her immediate
household, either directly or by way of partnership in which any of them is a partner, employee, agent,
or attorney, or through a partner of any of them, or through a corporation in which any of them is an
officer, director, employee, agent, or attorney or holds 10% or more of the outstanding bonds or shares
of stock of a particular class, has, or has had any business or financial relationship, other than any
ordinaiy depositor or customer relationship with or by a retail establishment, public utility, or bank,
including any gift or donation having a value of more than $100, singularly or in the aggregate, with
any of those listed in Par. 1 above.
EXCEPT AS FOLLOWS: (NOTE: If answer is none, enter "NONE" on line below.)
None
NOTE: Business or financial relationships of the type described in this paragraph that arise after
the filing of this application and before each public hearing must be disclosed prior to the
public hearings. See Par. 4 below.)
(check if applicable)
4.
[]
There are more disclosures to be listed and Par. 3 is continued on a
"Special Exception Attachment to Par. 3" form.
That the information contained in this affidavit is complete, that all partnerships, corporations,
and trusts owning 10% or moreof the APPLICANT, TITLE OWNER, CONTRACT
PURCHASER, or LESSEE* of the land have been listed and broken down, and that prior to each
and every public hearing on this matter, I will reexamine this affidavit and provide any changed
or supplemental information, including business or financial relationships of the type described
in Paragraph 3 above, that arise on or after the date of this application.
WITNESS the following signature:
(check one)
[ T/^fjplicant
|
M J^pplfcant's Authorized Agent
Jane Ketsey, President, Jane Kelsey & Associates, Inc.
(type or print first name, middle initial, last name, and & title of signee)
Subscribed and sworn to before me this
day of HPg.ciMryttov-'
of Ni
, County/City of _ •fal / ft
20 t*j , in the State/Comm.
Public
My commission expires:
*4 3
I
|RM SEA-1 Updated (7/1/06)
\
i
i
APPENDIX 6
County of Fairfax, Virginia
MEMORANDUM
Date:
November 6, 2014
To:
Joe Gorney, Staff Coordinator
Zoning Evaluation Division
From:
Dawn Curry
Senior Zoning Inspector
Zoning Inspection Branch
Subject:
Home Child Care Inspection – SE 2014-BR-063
Applicant: Laura & John Bernhardt – Busy Bears Child Care, Inc.
5509 Mitcham Court, Springfield, Virginia 22151
Danbury Forest, Lot 20, Sec 1
Tax Map# 79-1 ((08)) 0020
Zoning District: PDH-3 (Residential 3 DU/AC) Magisterial District: Braddock
Mail Log # 2014-0472
Date of Inspection: November 6, 2014
KEY: A “✓” mark in a box indicates that the item was deficient. An unmarked box indicates that
no violation was found.
 Rooms used for sleeping must provide two means of exit, one which leads directly to the outside,
as required by the Virginia Uniform Statewide Building Code. (32-12-30.)
 An operable smoke alarm shall be provided outside of each sleeping area, with at least one such
device on each floor.
 All exit stairs, interior or exterior, shall be in good repair and shall be provided with handrails
and guard rails as required by the Virginia Uniform Statewide Building Code.
Excellence * Innovation * Stewardship
Integrity * Teamwork* Public Service
Department of Planning and Zoning
Zoning Administration Division
Zoning Inspections Branch
12055 Government Center Parkway, Suite 829
Fairfax, Virginia 22035-5508
Phone 703-324-4300 FAX 703-324-1343
www.fairfaxcounty.gov/dpz/
Page 2
 All egress pathway and exit doors shall be unlocked in the direction of egress and free from
obstructions that would prevent their use, including debris, storage, and accumulations of snow
and ice.
 Electrical hazards identified shall be abated in accordance with the Virginia Uniform Statewide
Building Code.
 Extension cords, temporary wiring, and flexible cords shall not be substituted for permanent
wiring. Extension cords and flexible cords shall not be affixed to structures, extended through
walls, ceilings, or floors, or under doors or floor coverings, or be subject to environmental or
physical damage.
 A working space of not less than 30 inches in width, 36 inches in depth, and 78 inches in height
shall be provided in front of the electrical service equipment. Where the electrical service
equipment is wider than 30 inches, the working space shall not be less than the width of the
equipment. No storage of any materials shall be located within the designated working space.

Structures comply with the Zoning Ordinance.
APPENDIX 7
County of Fairfax, Virginia
MEMORANDUM
DATE: October 7, 2014
TO:
Barbara Berlin, Director
Zoning Evaluation Division
Department of Planning and Zoning
FROM:
Michael A. Davis, Acting Chiely
Site Analysis Section
Department of Transportation
FILE:
3-5 (SE 2014-BR-063)
SUBJECT:
Transportation Impact
REFERENCE:
SE 2014-BR-063 Laura Bernhardt; John Bernhardt
Land Identification Map: 79-1 ((8)) 20
Transmitted herewith are the comments from the Department of Transportation with respect to the
referenced application. These comments are based on the plat made available to this office dated
November 16, 1998, and revised through March 15, 2014. The applicants, who have a state
license, seek approval to operate a home child care facility for 12 children. There are no
assistants. The hours of operation are 7:30 a.m. to 5:30 p.m. Monday-Friday.
There are two reserved parking spaces for the home plus visitor spaces available nearaby. There is
also public parking on Mitcham Court and Clydesdale Road. Therefore, this department has no
transportation issues with this application.
MAD/LAH/lah
RECEIVED
.
Department of Planning & Zoning
OCT 2 4 2014
Zoning Evaluation Division
Fairfax County Department of Transportation
4050 Legato Road, Suite 400
Fairfax, VA 22033-2895
Phone: (703) 877-5600 TTY: 711
Fax: (703) 877 5723
www.fairfaxcounty.gov/fcdot
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APPENDIX 8
SELECTED ZONING ORDINANCE PROVISIONS
ARTICLE 6 - PLANNED DEVELOPMENT DISTRICT REGULATIONS
PART 1 6-100 PDH PLANNED DEVELOPMENT HOUSING DISTRICT
6-103 Secondary Uses Permitted
The following secondary uses shall be permitted only in a PDH District which contains one or more
principal uses; only when such uses are presented on an approved final development plan prepared in
accordance with the provisions of Article 16; and subject to the use limitations set forth in Sect. 106
below.
1. Accessory uses, accessory service uses and home occupations as permitted by Article 10.
6-105 Special Exception Uses
1. Subject to the use limitations presented in Sect. 106 below, any use presented in Sect. 103 above as a
Group or Category use may be permitted with the approval of a special exception when such use is not
specifically designated on an approved final development plan.
6-106 Use Limitations
1. All development shall conform to the standards set forth in Part 1 of Article 16.
2. All uses shall comply with the performance standards set forth in Article 14.
3. When a use presented in Sect. 103 above as a Group or Category use is being considered for approval
on a final development plan, the standards set forth in Articles 8 or 9 shall be used as a guide.
When a use presented in Sect. 103 above as a Group or Category use is being considered for approval as a
special exception use, pursuant to Sect. 105 above, the use shall be subject to the provisions of Article 9
and the special permit standards of Article 8, if applicable. Provided that such use is in substantial
conformance with the approved conceptual development plan and any imposed development conditions
or proffered conditions and is not specifically precluded by the approved final development plan, no final
development plan amendment shall be required.
In either of the above, all Category 3 medical care facility uses shall be subject to the review procedures
presented in Part 3 of Article 9. In addition, a Group 3 home child care facility shall be subject to the plan
submission requirements and additional standards set forth in Sect. 8-305.
[Type text]
ARTICLE 8 - SPECIAL PERMITS
8-303 Standards for all Group 3 Uses
In addition to the general standards set forth in Sect. 006 above, all Group 3 special permit uses shall
satisfy the following standards:
1. Except as may be qualified in the following Sections, all uses shall comply with the lot size and
bulk regulations of the zoning district in which located; however, subject to the provisions of Sect. 9607, the maximum building height for a Group 3 use may be increased.
2. All uses shall comply with the performance standards specified for the zoning district in which
located.
3. Before establishment, all uses, including modifications or alterations to existing uses, except home
child care facilities, shall be subject to the provisions of Article 17, Site Plans.
8-305 Additional Standards for Home Child Care Facilities
1. The number of children that may be cared for in a home child care facility may exceed the number of
children permitted under Par. 6A of Sect. 10-103, but in no event shall the maximum number of children
permitted at any one time exceed twelve (12), excluding the provider’s own children. The BZA may also
allow more than one nonresident person to be involved with the use. Except as described above, home
child care facilities shall also be subject to the use limitations of Par. 6 of Sect. 10-103.
2. The BZA shall review access to the site and all existing and/or proposed parking, including but not
limited to the availability of on-street parking and/or alternative drop off and pick up areas located in
proximity to the use, to determine if such parking is sufficient. The BZA may require the provision of
additional off-street parking spaces based on the maximum number of vehicles expected to be on site at
any one time and such parking shall be in addition to the requirement for the dwelling unit.
3. The provisions of Article 13 shall not apply to home child care facilities, however, the BZA may
require the provision of landscaping and screening based on the specifics of each application.
4. Notwithstanding Par. 2 of Sect. 011 above, all applications shall be accompanied by ten (10) copies of
a plan drawn to scale. The plan, which may be prepared by the applicant, shall contain the following
information:
A. The dimensions, boundary lines and area of the lot or parcel.
B. The location, dimensions and height of any building, structure or addition, whether existing or
proposed.
C. The distance from all property lines to the existing or proposed building, structure or addition,
shown to the nearest foot.
D. The dimensions and size of all outdoor recreation space and the location of such space in relation
to all lot lines.
5. All such uses shall be subject to the regulations of Chapter 30 of The Code or Title 63.2, Chapter 17 of
the Code of Virginia.
[Type text]
ARTICLE 9 - SPECIAL EXCEPTIONS
9-006 General Standards
In addition to the specific standards set forth hereinafter with regard to particular special exception uses,
all such uses shall satisfy the following general standards:
1. The proposed use at the specified location shall be in harmony with the adopted comprehensive
plan.
2. The proposed use shall be in harmony with the general purpose and intent of the applicable zoning
district regulations.
3. The proposed use shall be such that it will be harmonious with and will not adversely affect the use
or development of neighboring properties in accordance with the applicable zoning district
regulations and the adopted comprehensive plan. The location, size and height of buildings,
structures, walls and fences, and the nature and extent of screening, buffering and landscaping shall
be such that the use will not hinder or discourage the appropriate development and use of adjacent or
nearby land and/or buildings or impair the value thereof.
4. The proposed use shall be such that pedestrian and vehicular traffic associated with such use will
not be hazardous or conflict with the existing and anticipated traffic in the neighborhood.
5. In addition to the standards which may be set forth in this Article for a particular category or use,
the Board shall require landscaping and screening in accordance with the provisions of Article 13.
6. Open space shall be provided in an amount equivalent to that specified for the zoning district in
which the proposed use is located.
7. Adequate utility, drainage, parking, loading and other necessary facilities to serve the proposed use
shall be provided. Parking and loading requirements shall be in accordance with the provisions of
Article 11.
8. Signs shall be regulated by the provisions of Article 12; however, the Board may impose more
strict requirements for a given use than those set forth in this Ordinance.
[Type text]
ARTICLE 10 - ACCESSORY USES, ACCESSORY SERVICE USES AND
HOME OCCUPATIONS
PART 1 10-100 ACCESSORY USES AND STRUCTURES
10-102 Permitted Accessory Uses
Accessory uses and structures shall include, but are not limited to, the following uses and structures;
provided that such use or structure shall be in accordance with the definition of Accessory Use contained
in Article 20.
12. Home child care facilities.
10-103 Use Limitations
6. The following use limitations shall apply to home child care facilities:
A. The maximum number of children permitted at any one time shall be as follows:
(1) Seven (7) when such facility is located in a single family detached dwelling.
(2) Five (5) when such facility is located in a single family attached, multiple family or mobile
home dwelling.
The maximum number of children specified above shall not include the provider's own children.
B. A home child care facility shall be operated by the licensed or permitted home child care provider
within the dwelling that is the primary residence of such provider, and except for emergency
situations, such provider shall be on the premises while the home child care facility is in operation.
Notwithstanding the above, a substitute care provider may operate a home child care facility in the
absence of the provider for a maximum of 240 hours per calendar year.
C. There shall be no exterior evidence, including signs, that the property is used in any way other than
as a dwelling, except that play equipment and other accessory uses and structures permitted by this
Part shall be allowed.
D. In addition to the persons who use the dwelling as their primary residence, one (1) nonresident
person, whether paid or not for their services, may be involved in the home child care use on the
property, provided that there is only one (1) such person on the property at any one time and the hours
of such attendance shall be limited to 7:00 AM to 6:00 PM, Monday through Friday.
E. Notwithstanding the provisions of Par. B above, a child care provider may care for the maximum
number of children permitted in Par. A above in a dwelling other than the provider's own, as long as
the dwelling is the primary residence of at least one of the children being cared for by the provider.
Such child care provider shall comprise the one nonresident person allowed under Par. D above.
F. All such uses shall be subject to the regulations of Chapter 30 of The Code or Title 63.2, Chapter
17 of the Code of Virginia.
G. An increase in the number of children permitted under Par. A above or the involvement of more
than one nonresident person as permitted under Par. D above may be permitted in accordance with the
provisions of Part 3 of Article 8.
APPENDIX 9
GLOSSARY
This Glossary is provided to assist the public in understanding
the staff evaluation and analysis of development proposals.
It should not be construed as representing legal definitions.
Refer to the Fairfax County Zoning Ordinance, Comprehensive Plan,
or Public Facilities Manual for additional information.
ABANDONMENT: Refers to road or street abandonment, an action taken by the Board of Supervisors, usually
through the public hearing process, to abolish the public's right-of-passage over a road or road right-of way. Upon
abandonment, the right-of-way automatically reverts to the underlying fee owners. If the fee to the owner is unknown,
Virginia law presumes that fee to the roadbed rests with the adjacent property owners if there is no evidence to the
contrary.
ACCESSORY DWELLING UNIT (OR APARTMENT): A secondary dwelling unit established in conjunction with and
clearly subordinate to a single family detached dwelling unit. An accessory dwelling unit may be allowed if a special
permit is granted by the Board of Zoning Appeals (BZA). Refer to Sect. 8-918 of the Zoning Ordinance.
AFFORDABLE DWELLING UNIT (ADU) DEVELOPMENT: Residential development to assist in the provision of
affordable housing for persons of low and moderate income in accordance with the affordable dwelling unit program
and in accordance with Zoning Ordinance regulations. Residential development which provides affordable dwelling
units may result in a density bonus (see below) permitting the construction of additional housing units. See Part 8 of
Article 2 of the Zoning Ordinance.
AGRICULTURAL AND FORESTAL DISTRICTS: A land use classification created under Chapter 114 or 115 of the
Fairfax County Code for the purpose of qualifying landowners who wish to retain their property for agricultural or
forestal use for use/value taxation pursuant to Chapter 58 of the Fairfax County Code.
BARRIER: A wall, fence, earthen berm, or plant materials which may be used to provide a physical separation
between land uses. Refer to Article 13 of the Zoning Ordinance for specific barrier requirements.
BEST MANAGEMENT PRACTICES (BMPs): Stormwater management techniques or land use practices that are
determined to be the most effective, practicable means of preventing and/or reducing the amount of pollution
generated by nonpoint sources in order to improve water quality.
BUFFER: Graduated mix of land uses, building heights or intensities designed to mitigate potential conflicts between
different types or intensities of land uses; may also provide for a transition between uses. A landscaped buffer may
be an area of open, undeveloped land and may include a combination of fences, walls, berms, open space and/or
landscape plantings. A buffer is not necessarily coincident with transitional screening.
CHESAPEAKE BAY PRESERVATION ORDINANCE: Regulations which the State has mandated must be adopted
to protect the Chesapeake Bay and its tributaries. These regulations must be incorporated into the comprehensive
plans, zoning ordinances and subdivision ordinances of the affected localities. Refer to Chesapeake Bay
Preservation Act, Va. Code Section 10.1-2100 et seq and VR 173-02-01, Chesapeake Bay Preservation Area
Designation and Management Regulations.
CLUSTER DEVELOPMENT: Residential development in which the lots are clustered on a portion of a site so that
significant environmental/historical/cultural resources may be preserved or recreational amenities provided. While
smaller lot sizes are permitted in a cluster subdivision to preserve open space, the overall density cannot exceed that
permitted by the applicable zoning district. See Sect. 2-421 and Sect. 9-615 of the Zoning Ordinance.
COUNTY 2232 REVIEW PROCESS: A public hearing process pursuant to Sect. 15.2-2232 (Formerly Sect.
15.1-456) of the Virginia Code which is used to determine if a proposed public facility not shown on the adopted
Comprehensive Plan is in substantial accord with the plan. Specifically, this process is used to determine if the
general or approximate location, character and extent of a proposed facility is in substantial accord with the Plan.
dBA: The momentary magnitude of sound weighted to approximate the sensitivity of the human ear to certain
frequencies; the dBA value describes a sound at a given instant, a maximum sound level or a steady state value.
See also Ldn.
DENSITY: Number of dwelling units (du) divided by the gross acreage (ac) of a site being developed in residential
use; or, the number of dwelling units per acre (du/ac) except in the PRC District when density refers to the number of
persons per acre.
DENSITY BONUS: An increase in the density otherwise allowed in a given zoning district which may be granted
under specific provisions of the Zoning Ordinance when a developer provides excess open space, recreation
facilities, or affordable dwelling units (ADUs), etc.
DEVELOPMENT CONDITIONS: Terms or conditions imposed on a development by the Board of Supervisors (BOS)
or the Board of Zoning Appeals (BZA) in connection with approval of a special exception, special permit or variance
application or rezoning application in a "P" district. Conditions may be imposed to mitigate adverse impacts
associated with a development as well as secure compliance with the Zoning Ordinance and/or conformance with the
Comprehensive Plan. For example, development conditions may regulate hours of operation, number of employees,
height of buildings, and intensity of development.
DEVELOPMENT PLAN: A graphic representation which depicts the nature and character of the development
proposed for a specific land area: information such as topography, location and size of proposed structures, location
of streets trails, utilities, and storm drainage are generally included on a development plan. A development plan is s
submission requirement for rezoning to the PRC District. A GENERALIZED DEVELOPMENT PLAN (GDP) is a
submission requirement for a rezoning application for all conventional zoning districts other than a P District. A
development plan submitted in connection with a special exception (SE) or special permit (SP) is generally referred to
as an SE or SP plat. A CONCEPTUAL DEVELOPMENT PLAN (CDP) is a submission requirement when filing a
rezoning application for a P District other than the PRC District; a CDP characterizes in a general way the planned
development of the site. A FINAL DEVELOPMENT PLAN (FDP) is a submission requirement following the approval
of a conceptual development plan and rezoning application for a P District other than the PRC District; an FDP further
details the planned development of the site. See Article 16 of the Zoning Ordinance.
EASEMENT: A right to or interest in property owned by another for a specific and limited purpose. Examples:
access easement, utility easement, construction easement, etc. Easements may be for public or private purposes.
ENVIRONMENTAL QUALITY CORRIDORS (EQCs): An open space system designed to link and preserve natural
resource areas, provide passive recreation and protect wildlife habitat. The system includes stream valleys, steep
slopes and wetlands. For a complete definition of EQCs, refer to the Environmental section of the Policy Plan for
Fairfax County contained in Vol. 1 of the Comprehensive Plan.
ERODIBLE SOILS: Soils that wash away easily, especially under conditions where stormwater runoff is
inadequately controlled. Silt and sediment are washed into nearby streams, thereby degrading water quality.
FLOODPLAIN: Those land areas in and adjacent to streams and watercourses subject to periodic flooding; usually
associated with environmental quality corridors. The 100 year floodplain drains 70 acres or more of land and has a
one percent chance of flood occurrence in any given year.
FLOOR AREA RATIO (FAR): An expression of the amount of development intensity (typically, non-residential uses)
on a specific parcel of land. FAR is determined by dividing the total square footage of gross floor area of buildings on
a site by the total square footage of the site itself.
FUNCTIONAL CLASSIFICATION: A system for classifying roads in terms of the character of service that individual
facilities are providing or are intended to provide, ranging from travel mobility to land access. Roadway system
functional classification elements include Freeways or Expressways which are limited access highways, Other
Principal (or Major) Arterials, Minor Arterials, Collector Streets, and Local Streets. Principal arterials are designed to
accommodate travel; access to adjacent properties is discouraged. Minor arterials are designed to serve both
through traffic and local trips. Collector roads and streets link local streets and properties with the arterial network.
Local streets provide access to adjacent properties.
GEOTECHNICAL REVIEW: An engineering study of the geology and soils of a site which is submitted to determine
the suitability of a site for development and recommends construction techniques designed to overcome development
on problem soils, e.g., marine clay soils.
HYDROCARBON RUNOFF: Petroleum products, such as motor oil, gasoline or transmission fluid deposited by
motor vehicles which are carried into the local storm sewer system with the stormwater runoff, and ultimately, into
receiving streams; a major source of non-point source pollution. An oil-grit separator is a common hydrocarbon
runoff reduction method.
IMPERVIOUS SURFACE: Any land area covered by buildings or paved with a hard surface such that water cannot
seep through the surface into the ground.
INFILL: Development on vacant or underutilized sites within an area which is already mostly developed in an
established development pattern or neighborhood.
INTENSITY: The magnitude of development usually measured in such terms as density, floor area ratio, building
height, percentage of impervious surface, traffic generation, etc. Intensity is also based on a comparison of the
development proposal against environmental constraints or other conditions which determine the carrying capacity of
a specific land area to accommodate development without adverse impacts.
2
Ldn: Day night average sound level. It is the twenty-four hour average sound level expressed in A-weighted
decibels; the measurement assigns a "penalty" to night time noise to account for night time sensitivity. Ldn
represents the total noise environment which varies over time and correlates with the effects of noise on the public
health, safety and welfare.
LEVEL OF SERVICE (LOS): An estimate of the effectiveness of a roadway to carry traffic, usually under anticipated
peak traffic conditions. Level of Service efficiency is generally characterized by the letters A through F, with LOS-A
describing free flow traffic conditions and LOS-F describing jammed or grid-lock conditions.
MARINE CLAY SOILS: Soils that occur in widespread areas of the County generally east of Interstate 95. Because
of the abundance of shrink-swell clays in these soils, they tend to be highly unstable. Many areas of slope failure are
evident on natural slopes. Construction on these soils may initiate or accelerate slope movement or slope failure.
The shrink-swell soils can cause movement in structures, even in areas of flat topography, from dry to wet seasons
resulting in cracked foundations, etc. Also known as slippage soils.
OPEN SPACE: That portion of a site which generally is not covered by buildings, streets, or parking areas. Open
space is intended to provide light and air; open space may be function as a buffer between land uses or for scenic,
environmental, or recreational purposes.
OPEN SPACE EASEMENT: An easement usually granted to the Board of Supervisors which preserves a tract of
land in open space for some public benefit in perpetuity or for a specified period of time. Open space easements
may be accepted by the Board of Supervisors, upon request of the land owner, after evaluation under criteria
established by the Board. See Open Space Land Act, Code of Virginia, Sections 10.1-1700, et seq.
P DISTRICT: A "P" district refers to land that is planned and/or developed as a Planned Development Housing
(PDH) District, a Planned Development Commercial (PDC) District or a Planned Residential Community (PRC)
District. The PDH, PDC and PRC Zoning Districts are established to encourage innovative and creative design for
land development; to provide ample and efficient use of open space; to promote a balance in the mix of land uses,
housing types, and intensity of development; and to allow maximum flexibility in order to achieve excellence in
physical, social and economic planning and development of a site. Refer to Articles 6 and 16 of the Zoning
Ordinance.
PROFFER: A written condition, which, when offered voluntarily by a property owner and accepted by the Board of
Supervisors in a rezoning action, becomes a legally binding condition which is in addition to the zoning district
regulations applicable to a specific property. Proffers are submitted and signed by an owner prior to the Board of
Supervisors public hearing on a rezoning application and run with the land. Once accepted by the Board, proffers
may be modified only by a proffered condition amendment (PCA) application or other zoning action of the Board and
the hearing process required for a rezoning application applies. See Sect. 15.2-2303 (formerly 15.1-491) of the Code
of Virginia.
PUBLIC FACILITIES MANUAL (PFM): A technical text approved by the Board of Supervisors containing guidelines
and standards which govern the design and construction of site improvements incorporating applicable Federal, State
and County Codes, specific standards of the Virginia Department of Transportation and the County's Department of
Public Works and Environmental Services.
RESOURCE MANAGEMENT AREA (RMA): That component of the Chesapeake Bay Preservation Area comprised
of lands that, if improperly used or developed, have a potential for causing significant water quality degradation or for
diminishing the functional value of the Resource Protection Area. See Fairfax County Code, Ch. 118, Chesapeake
Bay Preservation Ordinance.
RESOURCE PROTECTION AREA (RPA): That component of the Chesapeake Bay Preservation Area comprised of
lands at or near the shoreline or water's edge that have an intrinsic water quality value due to the ecological and
biological processes they perform or are sensitive to impacts which may result in significant degradation of the quality
of state waters. In their natural condition, these lands provide for the removal, reduction or assimilation of sediments
from runoff entering the Bay and its tributaries, and minimize the adverse effects of human activities on state waters
and aquatic resources. New development is generally discouraged in an RPA. See Fairfax County Code, Ch. 118,
Chesapeake Bay Preservation Ordinance.
SITE PLAN: A detailed engineering plan, to scale, depicting the development of a parcel of land and containing all
information required by Article 17 of the Zoning Ordinance. Generally, submission of a site plan to DPWES for review
and approval is required for all residential, commercial and industrial development except for development of single
family detached dwellings. The site plan is required to assure that development complies with the Zoning Ordinance.
SPECIAL EXCEPTION (SE) / SPECIAL PERMIT (SP): Uses, which by their nature, can have an undue impact upon
3
or can be incompatible with other land uses and therefore need a site specific review. After review, such uses may
be allowed to locate within given designated zoning districts if appropriate and only under special controls, limitations,
and regulations. A special exception is subject to public hearings by the Planning Commission and Board of
Supervisors with approval by the Board of Supervisors; a special permit requires a public hearing and approval by the
Board of Zoning Appeals. Unlike proffers which are voluntary, the Board of Supervisors or BZA may impose
reasonable conditions to assure, for example, compatibility and safety. See Article 8, Special Permits and Article 9,
Special Exceptions, of the Zoning Ordinance.
STORMWATER MANAGEMENT: Engineering practices that are incorporated into the design of a development in
order to mitigate or abate adverse water quantity and water quality impacts resulting from development. Stormwater
management systems are designed to slow down or retain runoff to re-create, as nearly as possible, the
pre-development flow conditions.
SUBDIVISION PLAT: The engineering plan for a subdivision of land submitted to DPWES for review and approved
pursuant to Chapter 101 of the County Code.
TRANSPORTATION DEMAND MANAGEMENT (TDM): Actions taken to reduce single occupant vehicle automobile
trips or actions taken to manage or reduce overall transportation demand in a particular area.
TRANSPORTATION SYSTEM MANAGEMENT (TSM) PROGRAMS: This term is used to describe a full spectrum
of actions that may be applied to improve the overall efficiency of the transportation network. TSM programs usually
consist of low-cost alternatives to major capital expenditures, and may include parking management measures,
ridesharing programs, flexible or staggered work hours, transit promotion or operational improvements to the existing
roadway system. TSM includes Transportation Demand Management (TDM) measures as well as H.O.V. use and
other strategies associated with the operation of the street and transit systems.
URBAN DESIGN: An aspect of urban or suburban planning that focuses on creating a desirable environment in
which to live, work and play. A well-designed urban or suburban environment demonstrates the four generally
accepted principles of design: clearly identifiable function for the area; easily understood order; distinctive identity;
and visual appeal.
VACATION: Refers to vacation of street or road as an action taken by the Board of Supervisors in order to abolish
the public's right-of-passage over a road or road right-of-way dedicated by a plat of subdivision. Upon vacation, title
to the road right-of-way transfers by operation of law to the owner(s) of the adjacent properties within the subdivision
from whence the road/road right-of-way originated.
VARIANCE: An application to the Board of Zoning Appeals which seeks relief from a specific zoning regulation such
as lot width, building height, or minimum yard requirements, among others. A variance may only be granted by the
Board of Zoning Appeals through the public hearing process and upon a finding by the BZA that the variance
application meets the required Standards for a Variance set forth in Sect. 18-404 of the Zoning Ordinance.
WETLANDS: Land characterized by wetness for a portion of the growing season. Wetlands are generally delineated
on the basis of physical characteristics such as soil properties indicative of wetness, the presence of vegetation with
an affinity for water, and the presence or evidence of surface wetness or soil saturation. Wetland environments
provide water quality improvement benefits and are ecologically valuable. Development activity in wetlands is subject
to permitting processes administered by the U.S. Army Corps of Engineers
TIDAL WETLANDS: Vegetated and nonvegetated wetlands as defined in Chapter 116 Wetlands Ordinance of the
Fairfax County Code: includes tidal shores and tidally influenced embayments, creeks, and tributaries to the
Occoquan and Potomac Rivers. Development activity in tidal wetlands may require approval from the Fairfax County
Wetlands Board.
4
A&F
ADU
ARB
BMP
BOS
BZA
COG
CBC
CDP
CRD
DOT
DP
DPWES
DPZ
DU/AC
EQC
FAR
FDP
GDP
GFA
HC
HCD
LOS
Non-RUP
OSDS
PCA
PD
PDC
Abbreviations Commonly Used in Staff Reports
Agricultural & Forestal District
PDH
Planned Development Housing
Affordable Dwelling Unit
PFM
Public Facilities Manual
Architectural Review Board
PRC
Planned Residential Community
Best Management Practices
RC
Residential-Conservation
Board of Supervisors
RE
Residential Estate
Board of Zoning Appeals
RMA
Resource Management Area
Council of Governments
RPA
Resource Protection Area
Community Business Center
RUP
Residential Use Permit
Conceptual Development Plan
RZ
Rezoning
Commercial Revitalization District
SE
Special Exception
Department of Transportation
SEA
Special Exception Amendment
Development Plan
SP
Special Permit
Department of Public Works and Environmental Services
TDM
Transportation Demand Management
Department of Planning and Zoning
TMA
Transportation Management Association
Dwelling Units Per Acre
TSA
Transit Station Area
Environmental Quality Corridor
TSM
Transportation System Management
Floor Area Ratio
UP & DD
Utilities Planning and Design Division, DPWES
Final Development Plan
VC
Variance
Generalized Development Plan
VDOT
Virginia Dept. of Transportation
Gross Floor Area
VPD
Vehicles Per Day
Highway Corridor Overlay District
VPH
Vehicles per Hour
Housing and Community Development
WMATA
Washington Metropolitan Area Transit Authority
Level of Service
WS
Water Supply Protection Overlay District
Non-Residential Use Permit
ZAD
Zoning Administration Division, DPZ
Office of Site Development Services, DPWES
ZED
Zoning Evaluation Division, DPZ
Proffered Condition Amendment
ZPRB
Zoning Permit Review Branch
Planning Division
Planned Development Commercial
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