Architectural Guidelines
(A-D)
These guidelines refer to townhouses and
single-family homes.
For condos, please refer to the condominium's management company for its
architectural guidelines.
The Board of Trustees and the Architectural Review Committee ("ARC") have developed standards for many commonly requested architectural modifications. These standards provide a precise description for a specific modification which, if followed, will enable KROC’s management staff to approve the application without review by the ARC. In most cases approval can be given within two days. Any feature listed below that has been indicated STANDARD will normally be approved in this timeframe.
ADDITIONS TO SINGLE FAMILY DETACHED HOMES An addition, which is
structurally integral to an existing home and
comprises an increase in conditioned space, may be an approvable structure
for single family detached homes in Kingstowne under the conditions
identified below. Homeowners are encouraged to contact Fairfax County
Office of Building Code Services early in their design and development
process to obtain additional information that may be beneficial in
determining the extent of an addition that is permitted on a specific lot
within Kingstowne. A pamphlet entitled “Additions: A Guide for Homeowners
Building Additions or Enlargements” is also available from the County.Approval Process: Construction of an addition as contemplated by this Guideline constitutes a major alteration of the original construction and design of the home. The application-for-approval process is therefore more extensive than is required for any lesser alteration.
Substantive Review Standards: In order to satisfy the criteria for approval, the application for the proposed structure must demonstrate compliance with all of the following characteristics:
a) As proposed, the structure is comprised of two or three enclosed sides with the remaining sides consisting of the rear and/or side facade of the house, to which the enclosed sides and related structure are integrally attached. Additions may also be created by filling in a “notched out space” within an existing floor plan.
b) As proposed, the size, scale, color, design, quality, and materials of the structure are architecturally and aesthetically compatible with the home, the lot, and the neighborhood.
c) Affected neighbors have not submitted any compelling complaints (in the opinion of the ARC) regarding the prospective impact of the proposed structure.
d) As proposed, the structure is predominantly comprised of exterior facing materials (siding, brick, stucco, and/or stone) which are compatible with the construction of the original home. Additions to the side façade which form a contiguous front plane with the existing home must be composed of matching front façade materials to the greatest extent practicable.
e) Exterior detailing (door cornice treatments, decorative moldings, window sizes, mullion designs, and bay window panels) present on the front of the home should be replicated on the addition to present a cohesive design when the addition is visible from the street.
f) Window sizes, proportions and mullion designs must match those on the remainder of the home. Unique window designs (arch/quarter/semi circle tops or transoms, ovals, octagons, etc) may be incorporated as features. Jalousie or slatted windows are prohibited.
g) Exterior door styles and mullion design must match those on the remainder of the home. Full view doors may be approved in lieu of mullioned doors and visa versa on a case by case basis depending on the door’s proximity to view from the street.
h) As proposed, the roof structure, gutters, downspouts and splashguards associated with the structure are i) functional and ii) appropriately sized and located to mitigate water run-off and potential drainage impact on neighboring properties or common areas. If the applicant does not propose to install new gutters or downspouts, the application shall fully address the rationale for this omission.
i) All construction must comply with applicable Fairfax County Zoning Ordinances and Building Code requirements. Permits shall be obtained and displayed in accordance with Fairfax County requirements or proffered upon request.
Procedural Review Standards: Applications for Additions must contain the following exhibits or information in order for the Staff to deem them complete and appropriate for review by the ARC:
a) Code and code year that will be used for the design
b) Architectural plans and drawings at a minimum scale of ¼” = 1’ 0”, which must include all pertinent exterior dimensions. Interior dimensions may be provided. At a minimum, include the following: 1) floor plan of all levels with all rooms or spaces labeled; 2) roof plan, including proposed pitch, with all ridges, valleys, dormers, and gutters identified, and any skylights or penetrations such as roof /attic ventilators shown; 3) all exterior elevations of the addition in context with the existing home to demonstrate the appearance after the addition is completed. Identify locations of all materials and provide doors and windows fully dimensioned. Elevations shall represent all trim and/or decorative moldings, bay/bow window panels, locations of existing and proposed exterior lighting, etc;
c) Identification of all existing and new exterior materials and treatment of those materials, including but not limited to the type and color of exterior facing materials, color and design of exterior windows and doors, including frame and trim, color/tint of window/door glass, type and color of roofing materials, color/design of exterior lighting fixtures. Catalog cuts or material data sheets which identify the dimensions and design features of the materials proposed for use shall be provided. The ARC reserves the right to request material samples, which will be returned to the applicant.
d) If available, a picture or photograph of a similar completed structure (installed), to help the ARC visualize the improvement;
e) A scaled survey or plat of the lot, clearly showing the location of the proposed addition, including all dimensions of the addition and dimensions of completed structure to property lines;
f) Color photographs of the existing house and site conditions on all sides which are to incorporate the addition;
g) Technical description of how addition will be integrated with existing house;
h) Explanation of how water runoff and drainage will be mitigated (e.g., gutters, downspouts, splashguards, French drains), including locations of gutters and downspouts identified on all applicable plans and elevations;
i) If the construction of the addition disturbs more than 2500 square feet of site area or blocks existing drainage patterns, then a grading plan and a Conservation Agreement are required by Fairfax County to obtain a building permit. If required for the homeowner’s specific addition project, the grading plan and copy of the Conservation Agreement shall be included in the applicant’s package for information only.
j) Name, address and phone number of Contractor (or other responsible party for design and/or construction) should the ARC have any questions that can not be answered by the homeowner and, finally,
k) Signatures from all affected neighbors* signifying that they have received a copy of the complete addition application or informed notice of the application.
* The term “affected neighbors” means homeowners who are in sight of the proposed improvement, and who may experience a visual or sight-line impact, or may be affected in other ways, such as changed drainage, effective use of property, etc. If the applicant has any questions about who constitutes an “affected neighbor” in their specific circumstance, they should contact the KROC Staff for assistance. If an applicant cannot obtain the signature of an affected neighbor for whatever reason, then the applicant must document their good faith effort to notify the party and provide this information with the application.
Signatures by “affected neighbors” merely signify that they have received notice of the application. The mere signature of an affected neighbor shall not signify consent, nor shall any affected neighbor’s refusal to sign the form constitute automatic grounds for a denial of the application. Informed “affected neighbors” have until the next ARC meeting as posted on the back of the Kingstonian (allowing a minimum of one calendar week from effective notice) to provide to the ARC any comments about the application they wish (in person, or via e-mail, fax or U.S. Mail, to the ARC Administrator).
Review Process: The ARC will review each application on a case-by-case basis and will take all facts it deems relevant into consideration. As with all such applications, the ARC reserves the right to visit the home site and to consider, in making its decision, the unique characteristics of the applicant’s home and neighborhood, and the setting of the home within the community. Any prior decision by the ARC to approve (or deny) an application for a particular type of addition does not necessarily mean that the ARC will approve (or deny) an application for a similar type of addition on another home. Certain factors, including, but not limited to, the location, type, or configuration of the home, or neighbor reaction, may convince the ARC to render a different ruling from a prior case. For example, the ARC reserves the right to exercise a more permissive standard of review for applicants that propose an addition entirely in the rear of their home and a more restrictive standard for applicants whose addition includes a portion that is visible or contiguous with the front elevation of the existing home.
Time Limits: If an applicant receives approval from the ARC for construction of an Addition, the applicant must complete construction of the proposed structure within 270 days of the date of receipt of the written approval. If an applicant encounters delays due to the following reasons, the applicant may file, with the KROC Staff, a request for an extension of time to complete the construction. For good cause shown, Staff will extend the required completion date:
1) Delays in obtaining building permits through Fairfax County, including the need to obtain a variance to existing zoning regulations
2) Start of construction and similar delays due to contractor’s non-availability.
3) Acts of nature beyond the control of the homeowner(s).
ANTENNAS.
Exterior antennas are discouraged. However, if a
homeowner wishes to install an exterior antenna, it must comply with the
guidelines set forth herein governing the installation of satellite
dishes.
For information on
satellite dishes click here.
ATTIC VENTILATORS. Attic
ventilators and turbines are permitted if painted to match the color of the roof
(if roof mounted) or the color of the house siding or trim (if mounted on a
gable end). Ventilators and turbines must be mounted on the least visible side
of the roof ridgeline so as to minimize their visibility.
AWNINGS. The ARC has the authority to approve exterior retractable awnings. The ARC shall only approve an exterior retractable awning if the application demonstrates that the awning shall be clearly compatible with the architectural design and qualities of the home, or is screened from the view of adjoining neighbors due to the proposed location of the installation, and meets the following criteria:
They are of a plain design without decorative features;
They are solid colors, which are compatible with the color scheme of the house;
The awning must be consistent with the visual scale of the house to which the awning is attached;
Pipe frames or structural supports for awnings must be painted to match the trim or dominant color of the house.
CHIMNEY. Chimneys must either be masonry or enclosed in the
same finish material as the exterior of the home to which they are
attached.
CLOTHES LINES.
Clotheslines or similar apparatus for the exterior drying of clothes are not
permitted.
COMMON AREA.
Homeowners are not allowed to alter, by any kind
of planting or building of any structure, any common area, easement or
right of way located next to or close to their property.
Such alterations include but are not limited to storing of
personal property, firewood, gardening implements, machinery, or
installation of semi-permanent play equipment.
Other modifications are such things as allowing the accumulation of debris of
any kind, establishment of gardens, and/or otherwise adding, removing or
modifying any trees, shrubs or other plantings located in the areas referred to
above. Violations of theses
maintenance standards are also subject to the same Fine and Restoration
Assessment actions as stated below.
STANDARD
DECKS.
The Architectural
Review Committee must approve all decks, other than those, which are builder
options. The Architectural Review Committee will use the following criteria in
determining whether to approve an application to construct a deck:
Location:
Decks for detached houses must be located in rear yards, except in
neighborhoods where the builder’s design dictated decks on the side of
the homes. End-unit townhouse decks, whether elevated or at ground
level, will be located only to the rear of the main body of the house,
with the exception of units whose rear yard fences extend beyond the
width of the house, wherein such lower level decks can extend to
the fence line.
Scale and Style: Decks, particularly elevated decks, must be of a scale and style which are compatible with the home to which they are attached, adjacent homes and the environmental surroundings. Neighborhood guidelines may, in some cases, place specific limits on the scale or style of decks, which will be approved, based on considerations of density, visibility and scale and size of decks provided as standard builder features or options.
Materials,
Color and Visible Appearance:
All decks (elevated and on-grade lower level structures), including rails,
stairs, landings, supporting posts, fixed seating, planters and other similar
accessories, must be constructed only of cedar, redwood, pressure treated
lumber, or of man-made materials such as composites and/or vinyl-clad steel
supports intended for deck construction.
Spiral metal stairways, if used in lieu of wood stair construction, may be
black or gray.
All decks,
with the exception of those with composite flooring, will appear to be of a
single neutral color. Wooden decks may not be painted or given an opaque
coating. They may be treated only with a stain and/or wood preservative that
allows the natural, original wood grain to remain visible, and which does not
change the wood’s color to other than that of natural wood of the types cited
above (new or weathered appearance). The application of any stain and/or
preservative treatment to wooden portions of these structures shall not give the
appearance of a solid, opaque finish. Homeowners are cautioned to follow the
manufacturer’s recommended product application methods to assure the wood grain
remains visible. Over-application in excess of the recommended number of coats
of a product may create an opaque appearance, which is not permitted. Decks
made of man-made materials such as composites will be of a single neutral,
natural wood color to include brown, tan, or gray. Decks made of a combination
of man-made materials such composite flooring and vinyl-clad steel supports will
be limited, with the exception of flooring and steps, to the solid colors of
white, almond, or gray, and will match as closely as possible the home’s trim
color.
Click here for Upper Level Deck Standard Application Information
Click here for Lower Level Deck/Patio Standard Application Information
DOG HOUSES and DOG RUNS.
Doghouses will be approved if they are compatible with the
applicant’s house in terms of color and material.
They must be located where visually unobtrusive to neighbors and the use of appropriate screening is encouraged and may be required in some cases in order to minimize any negative visual impacts.
Dog runs are prohibited. A dog run is defined as any fenced or walled structure (other
than privacy fencing) constructed to allow dogs or other animals to exercise or
otherwise move about portions of the homeowner’s property without escaping, or
any other constraining device such as a post and leash which allows an animal to
roam unattended beyond the boundaries of the homeowner’s property.
Additional pet guidelines may be found in
Policy
Resolution #8, Pet Policy, which is a part of the KROC Disclosure Package.
DRIVEWAY
EXTENSIONS. With prior Architectural Review Committee approval,
homeowners may line or the area immediately joining the side or sides of their
home driveway by means of brick, stone, river rock, or concrete pavers. The
purpose of such driveway extensions will be to provide additional room for foot
traffic and enhance the appearance of driveways; the use of such driveway
extensions for additional parking is strictly prohibited.
• The width of such driveway extensions may total no more than 32 inches per home (up to 16 inches on each side, up to 32 inches on one side only). However the Architectural Review Committee reserves the right to limit the dimensions to a lesser amount depending upon lot configurations. Homeowners will ensure any drainage changes created by the addition of driveway extensions do not adversely affect surrounding properties or common area; accordingly, at least 1 foot of pervious landscaped ground surface planted with grass, ground cover, or shrubbery must remain between the edges of any driveway extension and any neighboring property or common area. (See the ARC guidelines for PATIOS).
• The colors and materials used for such driveway extensions will compliment the existing colors and materials of the home and must comply with existing hardscaping standards requiring neutral earth tones (See the ARC guidelines for LANDSCAPING and PATIOS).
• Poured concrete or asphalt extensions are prohibited to discourage the use of the extension for parking additional vehicles.