ZONING SUMMARY FOR CIA MASTER DEVELOPMENT PLAN

• Document Type: CREST
• Collection: General CIA Records
• Document Number (FOIA) /ESDN (CREST): CIA-RDP89-00244R000100040015-3
• Release Decision: RIPPUB
• Original Classification: K
• Document Page Count: 6
• Document Creation Date: December 14, 2016
• Document Release Date: July 9, 2003
• Sequence Number: 15
• Publication Date: August 5, 1981
• Content Type: MEMO

Approved ForSease 2003/08/13 : CIA-RDP89-00240100040015-3
Skidmore, Owings & Merrill Memorandum
Date: August 5, 1981
To: File
From: Alan Carroll
Subject: Zoning Summary for CIA Master Development Plan
This summary provides background information for the preparation of the CIA's Master
Development Plan. As a Federal Installation, the CIA is exempt from compliance with local
zoning as contained in the Fairfax County Zoning Ordinance of August 14, 1978, amended.
However, the Agency and GSA wish to be aware of the relevant regulations and to comply
insofar as possible.
1.0 Applicable Zoning Regulations
1.1 The CIA site is zoned R-1 Residential (one dwelling unit per acre), and is
classified as a Public Use which is permitted as of right (see 3-102 of the Zoning
Ordinance). Before they were permitted as of right by Amendment 32 to the
Ordinance (June 23, 1980), new Federal facilities required Special Exceptions.
1.2 Article 3, Section 3-100
o Maximum building height: 60 feet for all structures other than single-
family dwellings (3-107).
o Maximum gross floor area ratio: 0.15 for uses other than residential (3-
107).
o Minimum yard requirements: Front, 50 degree angle of bulk plane and
minimum of 40 feet; Side, 45 degree angle and 20 feet; Rear, 45 degree
angle and 25 feet.
1.3 Article 7, Overlay District Regulations
o Historic Overlay District (7-200): The CIA site is near the Langley Fork
Historic District, which was added to the zoning ordinance on July 28,
1980.
o Restriction: No building permit for buildings or structures within the
District will be issued without approval from Architectural Review Board.
ARB criteria include not only design but "preservation and protection of
historic places and areas." (7-204).
o This may affect the CIA insofar as its Master Plan requires widening or
improving Route 193, a portion of which lies within the Langley Fork
District (this is separate from the issue of Routh 193 being a Virginia
Byway).
1.4 Article 11, Off-Street Parking and Loading
o Handicapped parking: 20 spaces plus one space for each 100 employees
over 1,000. (11-102).
o Parking for offices: minimum of 4.5 spaces per 1,000 net square feet (11-
104).
Approved For Release 2003/08/13 : CIA-RDP89-00244R000100040015-3
 Approved Forlease 2003/08/13 : CIA-RDP89-0024,00100040015-3
Memorandum
August 5, 1981
Page Two
o Loading: No more than five off-street loading spaces required for any use
or building (11-202), subject to "Standard C" for offices, one space for the
first 10,000 gross square feet plus one space for each additional 20,000
gross square feet or major fraction (11-203).
1.5 Article 13, Landscaping and Screening
o Landscaping Plan: Submissions for site plan review must include a
landscaping plan in accordance with 3-1.4.C.R. of the Fairfax Public
Facilities Manual (13-105).
o Interior Parking Lot Landscaping: Parking areas need interior landscaping
covering five percent of the total parking lot area. Landscaping should
consist primarily of trees (13-106).
o Transitional Screening and barriers: Screening and Barriers sufficient to
block glare and noise, or alleviate visual problems. (13-108, 109, 110).
1.6 Article 17, Site Plans
(Site Plans are submitted to the Department of Environmental Management; see
attached copy of regulations, 17-105, Required Information on Site Plans, and
17-107, Procedure for Processing).
2.0 Comparison Figures
Site Area (million SF)
FAR
Gross Floor Area (million SF)
Building Height (feet)
Parking (spaces)
Allowed / Total After
Required Existing Expansion
9.22
0.15 0.19 0.32
*Includes Headquarters building, printing plant, motor pool, and power plant.
Approved For Release 2003/08/13 : CIA-RDP89-00244R000100040015-3
 Fairfax Cow#rrp,P 2o?j 3VQMth137.,(5AOZ9-002440100040015-3
3. The County Executive may waive any requirements of this Article upon a finding by him,
after consideration of a recommendation from the Director, that the waiver of any such
requirement will not adversely affect adequacy of provisions for those items set forth in
Sect. 105 below or the improvements in Sect. 201 below. The County Executive may
require, as a condition of any waiver, such dedication or construction, or agreement to
dedicate or construct, as may be necessary to adequately provide for such items.
4. Any decision of the County Executive may be modified, reversed or affirmed by the
Board upon appeal by any person aggrieved by such decision, when such appeal is filed
within ten (10) days of such decision.
5. In any PRC District, no final action on an exception or waiver proposed in
Neighborhood Convenience, Town or Village Centers shall be taken until notice has been
given in accordance with the provisions of Sect. 106 below.
17.104 Procedure for Preparation
1. Site plans or any portion thereof involving engineering, architecture, landscape
architecture or land surveying shall be certified by an engineer, architect or land surveyor
authorized by the State to practice as such.
2. Site plans shall be prepared to a scale of one inch equals fifty feet (1"=50') or larger.
The sheet(s) shall be 24" by 36".
3. A site plan may be prepared in one (1) or more sheets to show clearly the information
required by this Article and to facilitate the review and approval of the plan. If prepared
on more than one (1) sheet, match lines shall clearly indicate where the several sheets
join.
4. All lettering on a site plan shall be not less than 1/10" in height.
17.105 Required Information on Site Plans
All site plans shall be submitted to the Director in nine (9) clearly legible blue or black line
copies, and each site plan shall be accompanied by a receipt from the Director of Finance
evidencing the payment of all required site plan fees for processing and approval as set forth
herein, and written proof of notification as required by the provisions of Sect. 106 below.
Where applicable, all site plans shall contain the following information:
1. Location of tract by an insert map at a scale of not less than one inch equals two
thousand feet (1`=2000'), indicating scaled coordinates referred to in U.S.C. & G.S.,
State grid north and such information as the names and numbers of adjoining roads,
streams and bodies of water, railroads, subdivisions, towns, and Districts or other
landmarks sufficient to clearly identify the location of the property.
2. Every site plan shall show the name and address of the owner or developer, the District,
County, State, north point, date and scale of drawing and number of sheets. In addition,
it shall reserve a blank space, three (3) inches wide and five (5) inches high, for the use
of the approving authority.
3. A boundary survey of the tract with an error of closure within the limit of one (1) in ten
thousand (10,000) related to the true meridian and showing the location and type of
boundary evidence. The survey may be related to U.S C. & G.S., State grid north if the
coordinates of two (2) adjacent corners are shown; provided, that such information may
be provided from recorded plats in case of lots in subdivisions recorded subsequent to
September 1, 1947.
4. All horizontal dimensions shown on the site plan shall be in feet and decimal fractions of
a foot to the closest one hundredth of a foot (00), and all bearings in degrees, minutes
and seconds to the nearest ten (10) seconds.
5. Certificate signed by the surveyor or engineer setting forth the source of title of the
owner of the tract and the place of record of the last instrument in the chain of title
Approved For Release 2003/08/13 : CIA-RDP89-00244R000100040015-3
 Approved For ease 2003/08/13 : CIA-RDP89-00244100100040015-3
6. All existing and proposed streets and easements, their names, numbers and widths;
existing and proposed utilities, watercourses and their names, owners, zoning and present
use of all adjoining properties.
7. The delineation of all stream valleys as defined in Article 20.
8. A landscape plan, drawn to scale, including dimensions and distances and the location,
size and description of all proposed landscape materials as required b) the provisions of
Article 13.
9. Existing vegetation, proposed removal of vegetation, and proposed replacement of
vegetation, in accordance with the policies and requirements of the Public Facilities
Manual.
10. Location, type, size and height of fencing, retaining walls and screen planting as required
by the provisions of Article 13.
11. All off-street parking, related driveways, loading spaces and walkways, indicating type of
surfacing, size, angle of stalls, width of aisles and a specific schedule showing the number
of parking spaces provided and the number required by the provisions of Article 11.
12. The proposed location, general use, number of floors, height and the net and gross floor
area for each building, to include outside display areas, and where applicable the number,
size and type of dwelling units.
13. The angle of bulk plane for each building and the angle required by the provisions of the
zoning district in which located.
14. Sufficient information to show how the physical improvements associated with the
proposed development interrelate with existing or proposed development of record on
adjacent properties.
15. All existing and proposed water and sanitary sewer facilities, indicating all pipe sizes.
types and grades and where connection is to be made to the County or to other utiltt~
system.
16. Provisions for the adequate disposition of natural and storm water in accordance with the
Public Facilities Manual, indicating the location, size, type and grade of ditches. catch
basins and pipes and connections to existing drainage system, and on-site storm water
retention where deemed appropriate and necessary by the Director.
17. Provisions for the adequate control of erosion and sedimentation, indicating the proposed
temporary and permanent control practices and measures that will be implemented
during all phases of clearing, grading and construction as required by the Publi, Facilities
Manual.
18. Existing topography with a maximum contour interval of two (2) feet, except where
existing ground is on a slope of less than two (2) per cent, then either one (1) foot
contours or spot elevations shall be provided where necessary, but not more than fifty
(50) feet apart in both directions.
19. Proposed finished grading by contours, supplemented where necessary by spot elevations
and in particular at those locations along lot lines where the angle of bulk plane is
established.
20. A soil report prepared by or under the direction of a professional engineer, experienced in
soil and foundation engineering, shall be submitted for site plans located in potentially
injurious areas which are delineated on the official map adopted by the Board of
Supervisors, and for such other site plans where special soil or water conditions are
deemed by the Director to be potentially injurious and instances where marine clay and'
or swelling and shrinking clays are discovered on the project site. The required soil report
and associated plans, specifications, and other documentation must be prepared in
accordance with the 'Guidelines for the Preparation of Geotechnical Studies' adopted b}
the Board of Supervisors, and must be accompanied by written proof of notification to a
Approved For Release 2003/08/13 : CIA-RDP89-00244R000100040015-3
 Approved For ease 2003/08/13 : CIA-RDP89-00244'0100040015-3
minimum of five (5) different adjoining property owners.
17-106 Notice Required
1. Any person who submits a site plan for approval under the provisions of this Ordinance
shall submit written proof of notification to five (5) property owners in the immediate
vicinity of the subject property, two (2) of whom shall own adjoining properties. If there
are single family dwellings within 500 feet of the subject property, at least one (1) such
dwelling owner shall be among those notified.
2. Notice as hereinafter provided shall be posted on such site by the Director within five (5)
days from receipt of a site plan, and no site plan shall be approved within five (5) days of
such posting. The notification shall present the following information:
A. Notice that a site plan has been submitted for approval.
B. Location where a copy of the site plan may be reviewed, indicating the address
and telephone number.
C. Site plan number.
D. Type of use.
E Location of property.
F. Date submitted.
G. Date posted.
H. Date site plan is subject to approval.
17-107 Procedure for Processing
1. The Director shall check the site plan for general completeness and compliance with such
administrative requirements as are established. He shall see that all administrative reviews
are completed on time and that action is taken by the approving authority on the site
plan within sixty (60) days from the receipt thereof, except under abnormal
circumstances.
2. All site plans which are appropriately submitted and conform to standards and
requirements set forth in this Article shall be approved by the Director after having been
reviewed and recommended for approval by the appropriate departments of the County
relative to:
A. Location and design of vehicular and pedestrian access points, to include
concurrence from the Virginia Department of Highways and Transportation on
proposed entrances and exits from public streets.
B. Location and adequacy of automobile parking areas.
C. Design of traffic circulation and control within the site and with adjoining
properties.
D. Compliance with all of the applicable requirements of this Ordinance.
E Adequacy of drainage, water supply, fire protection and sanitary sewer
facilities.
F. Compliance with applicable established design criteria, construction standards
and specifications for all improvements required by the Public Facilities
Manual.
G. Provision of adequate erosion and sedimentation control measures of both a
temporary and permanent nature.
Approved For Release 2003/08/13 : CIA-RDP89-00244R000100040015-3
 Approved For.ease 2003/08/13: CIA-RDP89-00240100040015-3
3. If a soil report is submitted in accordance with the provisions of Sect. 105 above. the
Director shall refer it to the.Geotechnical Review Board (GRB) unless it is reasonably
apparent to the Director that the proposed project does not create a threat of injury to
life or property. The GRB shall analyze soil reports and provide the Director with
appropriate recommendations, but these recommendations shall not be binding on the
Director. If the Director decides not to refer any report to the GRB, he shall file a
statement of his reasons for such determination. Also, if the Director makes a decision
contrary to the recommendations of the GRB, he shall file a written statement of his
reasons for such decision. .
The Director shall notify those abutting property owners who have requested such
notification in writing of the approval of a site plan for which a soil report was required.
Review and approval of plans, specifications, and reports by the County. with or
without recommendations of the GRB, shall in no way relieve the developer of the
responsibility for the design, construction, and performance of the structures, pavement,
and slopes on the project and damage to surrounding properties.
Prior to approval of any site plan there shall be executed by the owner or developer and
submitted with the site plan an agreement to construct such required physical
improvements as are located within public rights-of-way or easements or as are connected
to an public facility in form and substance as approved by the County. Such agreement
shall be accompanied by a bond with surety or condition acceptable to the County in the
amount of the estimated cost of the required physical improvements as-determined by the
Director.
In addition to the above, the owner or developer shall post those bonds or cash
escrows as may be required by the provisions of Article 13.
2. The aforesaid agreement and bonds or conditions shall be provided for guaranteeing
completion of all work covered thereby within the time to be approved by the Director,
which time may be extended by the Board upon written application by the owner or
developer, signed by all parties, including the sureties, to the original agreement.
3. The adequacy, conditions and acceptabilities of any bond hereunder shall be determined
by the Board or any official of the County as may be designated by resolution of the
Board.
4. In any case where any such official has rejected an agreement or bond, the owner or
developer shall have the right to appeal such determination to the Board, provided the
owner or developer has paid to the County the required fee for the examination and
approval of the site plan and inspection of all required improvements shown on such
plans.
S. A schedule of fees for the examination and approval of site plans and the inspection of all
required improvements in such plans shall be determined by a Board resolution, which
schedule may be changed from time to time. Before approval of any site plan, such fee
shall be payable to the Director of Finance and deposited to the credit of the general
fund.
17-109 Approval, Extension and Revisions
1. Approval of a site plan submitted under the provisions of this Article shall expire one (1)
year after the date of such approval unless a Building Permit(s) has been obtained for
construction in accordance therewith.
2. Such approval may be extended by the Director for a single one (1) year period, upon N.
receipt of a written request for an extension not less than thirty (30) days before the
expiration of the approved site plan.
3. The Director shall acknowledge the request for an extension within fifteen (15) days, and
shall make a decision regarding the extension within thirty (30) days after receipt of the
request.
Approved For Release 2003/08/13 : CIA-RDP89-00244R000100040015-3