Architectural Guidelines
(E-H)

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.

ENCROACHMENT.  Encroachment onto Kingstowne Residential Owners Corporation (KROC) property by a Kingstowne homeowner or resident is expressly prohibited.

    1.    For the purpose of these guidelines, encroachment is defined as any act by a Kingstowne homeowner or resident to alter KROC property to include the installation, construction, or placement of any of the following on KROC property:
            a.   any outdoor lighting
            b.   any installation of irrigation systems, drainage systems to include French drain discharge outlets, or permanent water sprinklers
            c.   any outdoor speakers, sound systems, surveillance systems, or alarm systems
            d.   any outdoor furniture to include, but not limited to, benches, chairs, seats, tables, or umbrellas
            e.   any architectural features to include, but not limited to,  arbors, arches, columns, gazebos, pergolas, or screens
            f.    any planters, pots, or troughs, whether planted or empty
            g.   any flower bed edging, plant liners, or tree wells made of brick, plastic, rubber, or non-native rock
            h.   any playground equipment, pools, spas, hot tubs, or sports equipment
            i.    any storage bins or sheds
            j.    any compost bins, compost heaps, or discarded trash
            k.   any stored construction materials, firewood, or lumber, including wood piles
            l.    any  mowing of grass beyond an individual homeowner or resident’s property line
            m.    any removal or clearing of grass, trees, shrubs, or undergrowth
            n.    any paving, or surfacing with brick, concrete, or stone
            o.    any water features, to include, but not limited to, pools, waterfalls, and fountains

    2.    Acts of minimal impact not considered to be encroachment on KROC by the Kingstowne homeowner or resident include:
            a.    the seeding or planting of non-invasive grasses or low ground cover for the specific purpose of preventing erosion of bare ground or slopes adjoining the individual homeowner or resident’s property 
            b.    the limited addition of top soil as needed to support the seeding or planting of grasses or ground cover as described above
            c.    the location or installation of bird or other wildlife feeders in naturalized areas adjoining an individual homeowner or resident’s property, provided that such feeders are limited to (three) in number and that each meet the criteria for garden objects described in the homeowners guidelines regarding size, materials, durability, color, and visual impact. 
            d.    the location or installation of bird houses or bat boxes in naturalized areas adjoining an individual homeowner or resident’s property, provided that such objects are limited to three in number and that each meet the criteria for garden objects described in the homeowners guidelines regarding size, materials, durability, color, and visual impact.

    3.    In addition, the Kingstowne Board of Trustees (BOT) may, under special and specific circumstances, grant a temporary and limited encroachment waiver to any Kingstowne homeowner or resident wishing to
             a.    plant trees or shrubs in addition to any low ground cover for the specific purpose of preventing further erosion of areas adjoining an individual homeowner or resident’s property, provided that the plantings are of a native or non-invasive species and that the plan is approved by the Architectural Review Committee (ARC).
            b.     plant trees or shrubs in addition to any grass or low ground cover for the specific purpose of preventing standing or stagnant water on areas adjoining an individual homeowner or resident’s property, provided that the plantings are of a native or non-invasive species and that the plan is approved by the ARC.
           c.  install wooden landscaping timbers or dry masonry structures of native rock for the specific purpose of preventing further serious erosion of areas adjoining an individual homeowner or resident’s property, provided that the timbers or rocks do not extend above the natural surface of the uphill slope and that the plan is approved by the ARC.

    Any such waivers will run only as long as the homeowner or resident resides at the adjacent property, and may be revoked by the BOT for either the failure to maintain the waived alterations or improvements as agreed or for alterations or improvements that exceed the originally approved plan .

    4.    The Kingstowne BOT may direct the removal of any and all items cited in paragraph 2 from KROC property without prior notice to any Kingstowne homeowner or resident in violation of these encroachment guidelines.  Furthermore, the BOT may require the encroaching homeowner or resident to reimburse the KROC for any and all costs required to return KROC property to its existing state prior to encroachment.  Finally, the BOT may levy fines and liens as necessary to reclaim such unpaid reimbursements.

EXTERIOR AIR CONDITIONERS.  Individual air conditioning units extending from windows are prohibited.  Exterior air conditioning units or heat pumps may be relocated or added only if there is no adverse visual impact to adjoining properties.

EXTERIOR COLORS.  Applications are not required for any repainting or re-staining which does not changed a unit’s original colors.  However, homeowners must obtain approval before changing the color of any externally visible portion of any unit, including siding, doors, shutters, trim, or roofing.

The decision whether to approve each application will be based on a judgment as to whether the proposed change would be noticeably inconsistent or visually incompatible with the originally established color scheme of the applicant’s property and surrounding neighborhood.  Factors considered in this review will include the following:

Proposed colors must be visually indistinguishable from the original colors on one or more units of the same model located in the same neighborhood, and must correspond to the location of these original colors.  For example, a proposed change of door color will be compared to the color of other doors in the same neighborhood.

Proposed color changes must not reverse or alter the degree of contrast between the unit’s original colors.  For example, a light color against a dark background must not be replaced with a dark color against a light background.  An area originally a single color may not be painted different colors, nor may adjacent, different colored areas be painted the same color.

Proposed color changes must not alter the original degree of consistency between units in the same neighborhood.  For example, where all shutters and doors on a row or section of town homes were originally painted identically, then none may be repainted a different color.

Subject to prior approval by the Board of Trustees, individual neighborhoods may establish additional controls over color changes, which are more restrictive than those above.

EXTERIOR DECORATIVE OBJECTS.  All exterior decorative objectives, whether natural or man-made, which were not part of the original construction design as either a standard or optional feature, require Architectural Review Committee (ARC) approval, except as noted.

Examples of such objects requiring approval include (but are not limited to) bird baths, bird feeders, bird houses, garden decorations,  fountains and other water features, installed landscape features such as rock or driftwood, mail boxes, and lawn or garden sculpture.  In addition, any decorative objects added or attached to approved structures, such as decorative ironwork, mirrors, plaques, signs, weathervanes and wind chimes also require approval. 

The ARC will evaluate all proposed or installed exterior decorative objects solely in terms of design, execution and general appropriateness in order to prevent such objects from having a significant negative impact on adjoining homes, the neighborhood setting, and the Kingstowne community at large.  The ARC will not judge the individual aesthetic or artistic merits of any object, but rather will make its evaluation solely on the object’s impact.  The ARC will consider the following items in its evaluation:

Location:  The ARC will apply a more narrow set of standards to objects located in front yards or positioned where they can be fully viewed from the street or sidewalk fronting the applicant's property than to those objects located in back yards, under decks, or within screened locations of lesser visibility and impact.

Color:  Objects must not contain colors or color combinations considered excessively bright, garish, jarring, overly reflective or luminescent.  The color or colors of an object must compliment the overall appearance of the home and not distract from it in a way that draws excessive attention to the object.

Design:  Items must be compatible in general style and in quality of materials and workmanship with the architectural characteristics of the applicant’s home, adjoining homes, and the neighborhood setting. 

Intrusiveness:  Objects must not substantially intrude by sight, sound, or smell upon adjoining homes or the neighborhood setting.

Materials:  Objects must be made of suitable natural or man-made materials capable of withstanding outdoor weather conditions and must be capable of maintaining an attractive appearance. An object may be allowed to become mossy, rusty or weathered only if it is appropriate to such an object and only if it presents an attractive appearance compatible with the home, adjoining homes, and the neighborhood setting. Objects constructed of fiberglass, plastic, rubber, or similarly highly artificial mass-produced materials are generally prohibited unless the ARC determines that they are of high quality and a natural, unobtrusive appearance.

Relationship to the environment:  Objects shall not create an adverse impact on the natural environment by their installation or location.  The ARC will consider such issues as an alteration in the rate or direction of water runoff, the removal of trees or other substantial plants, and/or the creation of attractions, which are hazardous to wildlife by their nature or location.

Safety:  Objects shall not create a hazard to public safety or become an “attractive nuisance.”

Size, scale and number:  Objects must be of an appropriate size and within an acceptable scale which is harmonious with the home and its location. Items must not be so numerous so as to present a cluttered or overwhelming appearance.

Taste:  Objects must avoid using words and designs that are, by their nature, inflammatory, offensive, or vulgar to the community.

The following objects do not require ARC approval if these standards are met: 

§         door knockers must be solid brass, polished/bright or “brushed” finish and must be installed in the center of the door from left to right and in the top third of the door; 

§         peep hole must have a brass out case and installed in the center of the door from left to right and in the upper third of the door;

§         kick plates must be of brass and not exceed 12 inches in height, measuring from the bottom of the very door;

§         temporary flagpole staffs, which do not exceed six feet in length and are attached at an incline to the wall or pillar of the dwelling unit.

While ARC approval is not required for removable exterior decorative objects, including small flags or banners, that are of a temporary nature and are displayed for a seasonal holiday duration or special occasion, residents should consider these guidelines when choosing such objects.

EXTERIOR LIGHTING.  Exterior lighting, which is a part of the original structure may not be altered or added to without prior approval of the Architectural Review Committee.

Such alterations or additions must be for the purpose of improving footing, navigation or security, rather than being solely or primarily for decorative purposes.  Proposed replacements or additions must be compatible in style and scale with the applicant’s house, and applications must include their location, number, style, bulb color and wattage.  Recommended fixtures include low voltage ground-mounted styles that may be wholly or partially concealed by plantings.

Colored bulbs designed to repel insects may be installed only in lighting fixtures located at the rear of houses.  Lighting which illuminates either common areas or private property other than that on which it is installed, including reflected "backwash” behind houses, is prohibited.  Proposed lighting shall not be approved if it will otherwise result in adverse visual impact to any other property, due to factors including but not limited to location, color or wattage.  As the effects of proposed lighting may be difficult to assess prior to installation, the ARC reserves the right to require correction, including but not limited to removal or modification of lighting found to cause adverse impact after installation.

STANDARD

FENCES.  The subject of fences is more difficult to treat than many other items since fences can serve a number of different purposes and can have a very significant visual impact.  Fences can be used for the following purposes: to visually define property lines; to provide security; and as an architectural feature intended to enhance the physical appearance of the house or property.

Specific guidelines may be developed for each neighborhood and would be included in the neighborhood supplementary documents for that neighborhood.  Refer to neighborhood supplementary documents for guidelines regarding Amherst Village and Nottingham.

General guidelines for the construction and approval of fences are provided below. 

Materials, Color and Visible Appearance:  Chain link fences will NOT be approved under any circumstances. All fences, including supporting posts, pickets, rails and gates must be constructed only of cedar, redwood, and pressure treated lumber. Fences constructed of composite materials, such as Trex, are also acceptable as long as the color is that of natural wood including brown and gray.  Wooden portions 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.

Chain Link Fences:  Chain link fences will NOT be approved under any circumstances.

Detached Unit Fences:  Fences for detached unit properties must be located only on the lines bordering the area defined as Rear Yard by Fairfax County Code (Figure 3).  Lot line fences for single-family detached homes shall be “open” split rail or post on rail fences, which do not exceed four feet in height.  Wire mesh or vinyl mesh of a natural or neutral color may be installed to the inside of the fence in order to enclose the lot for pets and small children. 

Attached Unit Fencing:  Fences for attached unit properties must be located only on the lines bordering the area defined as Rear Yard by Fairfax County Code (Figure 2), except that no portion thereof may be located more than ten feet beyond the width of an end-unit house, nor within ten feet of any noncontiguous property line (Figure 2), street, road, sidewalk, path or parking area (Figure 3).  Such fence cannot extend forward past the rear of the house.  The fences must be at least 6’ in height as measured from the ground level, regardless of the location of the fence.  Changes, additions or replacements thereto must be of style, construction, and overall appearance identical to that constructed by the builder.

For any fence which is extended beyond the width of an end unit house, that portion closest to and parallel with the street fronting the property must be screened from view by a minimum of three evergreen trees or shrubs (such as Junipers, Hollies, Pines, Arborvitae, Cypress, Yews) planted at intervals of no greater than four feet, within four feet of the front of the fence.  Such trees or shrubs, which must be clearly shown in the application, must be planted the year in which the fence extension is constructed.  Additionally, identical screening is required for the side of such fences where no other building lies between the house and the nearest street, road, sidewalk, path or parking area lying substantially parallel to the open side of the property, regardless of distance thereto, and for those extensions located closest to neighborhood entrances, at either side of any road leading into the neighborhood, which are readily visible upon first arrival.  Other trees or plantings, which are displaced due to fence construction, will be relocated or replaced in kind.

Click Here for Rear Yard Fence Standard Application

FIREWOOD. Firewood shall be kept neatly stacked only on the rear ground level of the homeowner’s property within the yard.  Firewood should be stacked in piles which do not exceed six feet in length and four feet in height for both aesthetic and safety considerations.  Other than a limited quantity of firewood intended for immediate use, firewood shall not be stacked on patios or decks.

Firewood shall be kept neatly stacked, only on the rear ground level of the owner's property within yard. Firewood should be stacked in piles which do not exceed six feet in length and four feet in height for both aesthetic and safety considerations.

Other than a limited quantity of firewood intended for immediate use, firewood shall not be stacked on patios or decks.

FLAGS.  Homeowners may display a flag without prior ARC approval under the guidelines: Homeowners may display seasonal, decorative, state, or national flags of an appropriate size and good condition when the flag is attached at an incline to the wall or column of the homeowners’ home or to the homeowner’s deck by means of a temporary flag pole or staff no more than 6 feet in length.

Homeowners displaying the flag of the United States of America should refer to  the United States Flag Code (36 US Code 10) for guidelines on properly displaying the flag, http://www.americanflags.org. 

As an alternative, homeowners may choose to temporarily display the flag of the United States of America in an appropriate traditional manner from a window or over a doorway.  It is also proper when displaying a flag in this manner that the union (stars) should be presented in the upper left corner of the viewer.

Permanent freestanding flagpoles on homeowner properties within Kingstowne are prohibited.

GARDEN ARCHITECTURE.  The ARC may approve gardening structures such as arbors, trellis, pergolas and similar structures that exceed the fence height by no more than two feet to provide adequate head space.

GRILLS (Permanent).  Permanent grills must be placed in the rear yard of the house and as far as practical from the adjacent property lines.

HOT TUBS/SPAS.  Exterior hot tubs or spas must be located in the rear yard adjacent to the dwelling unit.  The incorporation of hot tubs as an architectural feature of decks and/or patios is encouraged.  The exterior finish of an elevated hot tub should blend with the exterior finish of the home, deck, or patio to which it is attached or most closely related.

HOUSE NUMBERS.  House numbers within Kingstowne are regulated for reasons of security and public safety as well as for aesthetic appearance and community standards.