HomeMy WebLinkAboutZMA200500005 Code of Developement
I 4(7(2006
I
I LIBERTY HALL
I Rezoning Application and
I Code of Development
for a
I Neighborhood Model District
I Albemarle County, Virginia
I April 6, 2006
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I Applicant:
-
I WEATHER HILL r
DEVELOPMENT
I Weather Hill Development, LLC
I 703 East Jefferson Street
Charlottesville, Virginia 22902
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Prepared by:
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,t . .
I TIMMONS GROUP
Timmons Group
800 East Jefferson Street
I Charlottesville, Virginia 22902
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4/7/2006
TABLE OF CONTENTS
INTRODUCTION 3
PROPERTY BACKGROUND AND EXISTING SITE CONDITIONS 4
Figure 1: Regional Context Map 5
Figure 2: Zoning Parcel Map 6
SUMMARY OF PROPOSED LAND USE 7
LAND USE fRAMEWORK 8
Block Descriptions 8
Allowable Uses 9
Setbacks, Build-to lines and Lot Sizes 9
Figure 3: Block Plan 10
TABLE 1: Allowable Uses 11
TABLE 2: Lot and Yard Requirements 12
Development Parameters 13
TABLE 3: Development Parameters 13
Proposed Development 13
TABLE 4: Land Use Summary 14
TABLE 5: Proposed Density 15
Utilities 16
Streets 16
Parking 17
TABLE 6: Street Specifications 18
Stormwater Management 19
Green Space & Amenities 19
TABLE 7: Green Space & Amenities 20
Grading 20
ARCHITECTURAL AND LANDSCAPE STANDARDS 21
Liberty Hall Townhomes Front Elevation Concept A 24
Liberty Hall Townhomes Front Elevation Concept B 25
Liberty Hall Commercial - Elevation Concept 26
Guidelines for Tree Preservation 27
COMPLIANCE WITH THE NEIGHBORHOOD MODEL DISTRICT PRINCIPLES 28
APPENDICES 31
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Liberty Hall
Code of Development
Page 2 of 76
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4/7/2006
INTRODUCTION
In recognition of the unique character and small-town charm which defines the town of
Crozet, Albemarle County had the foresight to develop the Crozet Master Plan, laying
out a framework for the future development of Crozet. The Crozet Master Plan was
carefully crafted with the goal of preserving natural and historic elements of the
community, while allowing harmonious growth in designated areas. The Crozet Master
Plan embodies the principles identified in the Neighborhood Model, which strives to
establish vibrant neighborhood centers in support of an active, pedestrian-oriented
community.
Liberty Hall has been designed to implement the vision for Crozet contained in the
Crozet Master Plan while employing the principles of development found in the
Neighborhood Model.
Liberty Hall will be developed as a diverse neighborhood containing a variety of
residential and commercial uses on the approximately eight (8) acre site. An existing
residence located in the center of the site will be preserved and complemented by an
adjacent park. This open space element will comprise the neighborhood center, while
the existing private residence will provide a link for the community to its architectural
and pastoral heritage. New development surrounding the neighborhood center will
include single family residences, townhouses and mixed-use live work uses all
designed to compatibly coexist. Walkways will be provided throughout the
development area, in conjunction with landscaping and other improvements to create
an inviting pedestrian environment. Direct road connections will be provided to
adjacent parcels to the north and east, with a potential future connection to the west.
These individual design elements of Liberty Hall will result in a livable residential
community with opportunities for its residents to work and play in close proximity to
their homes.
The General Development Plan submitted in conjunction with this Code of
Development provides additional technical specifications for the development
proposed, and shall be considered an extension of the Code of Development for Liberty
Hall.
Liberty Hall
Code of Development
Page 3 of 76
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.1 - _'{/(I(,
PROPERTY BACKGROUND AND EXISTING SITE CONDITIONS
The property invulved in this application consists of uver 8 acres of land located in the
town of Crozet, in western Albemarle County, as shown on Figure 1: Regional Context
Map. The property is made up of the following parcels:
These specific parcel boundaries are delineated on Figure 2: Zoning Parcel Map.
An existing single family residence, located at the center of this property was
constructed around 1950 rendering it a valuable historic resource. A sports court
accessory to the single family
residence is located along the east side
of the site. The remainder of the site is
vegetated and presently undeveloped.
The site slopes up from the street, with
a peak elevation occurring
approximately at the location of the
existing residence.
The property directly to the south is
occupied by a Masonic Lodge. Plans
are currently underway for a
supermarket development on the
south side of Route 250, to the far
south of the subject site. Single family
residential development exists to the north, west and east. Clover Lawn, an approved
development to the east, is under construction consisting of single family residences
and commercial development. This site is also occupied by a biofilter facility. Two
cattle ponds exist immediately to the north.
Parcel number
56-97 A
56-97 (parcel "X")
56-97 (parcel "Y")
56-97 A1
TOTAL
Liberty Hall
Code of Development
Size
5.128 acres
0.529 acres
0.833 acres
1.887 acres
8.377 acres
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SUMMARY OF PROPOSED LAND USE
The Crozet Master Plan utilizes the concept of transect zones, as defined in the
Neighborhood Model, to illustrate the neighborhood village concept envisioned for the
future of Crozet.
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Transect districts relate to levels of density and intensity of use, vvhich
~ 3 ; NEI( incrementally diminish as distance is
'" ~/ gained from neighborhood centers. The
subject property encompasses land
designated CT-3 (edge) and CT-4
(general) by the Crozet Master Plan.
General alignment of streets and roalh
are also identified by the Crozet Master
plan, including several \.vhich cross the
subject property.
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The proposed project strives to closely
adhere to the vision for this property, as
articulated by the Crozet Master Plan.
Three public streets are planned, in close
alignment with the roads laid out by the
Crozet Master Plan promoting
interconnectivity within the project site
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and to other areas of the community.
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A mix of uses is proposed throughout the development, consistent with the Crozet
Master Plan. A lot will be created around the existing single family residence to be
renovated. Office uses and condominiums are proposed at the south side of the
development area, consistent with the CT-4 designation. The remainder of the site is
proposed to consist of residential development, consistent with the Crozet Master Plan.
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Open space is proposed throughout the development area consisting of amenities and
green spaces for the use and enjoyment of residents and the general public. Parkways
and pedestrian sidewalks will also be part of the open space network.
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Liberty Hall
Code of Development
]Jj1S" -: of 76
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4'7/2006
LAND USE FRAMEWORK
Liberty Hall has been divided into five blocks, separated by roads and open space.
Blocks have been developed to anow a mixture of uses which work together to create a
cohesive neighborhood of diversity and interest. Figure 3: Block Plan exhibits the block
layout proposed.
Block Descriptions
The following commentary provides a brief description of the development proposed
for each block.
Block 1
Block 1 is located at the south side of the development area. A 3 story live-work
building is proposed at the southeast corner of the block. The first floor will allow
general professional office uses while residential condominiums will be provided
above. Two rows of condominiums are proposed at the north side of Block 1. The
first row will have frontage on Road B, with the second row located directly south.
Fourteen of these units will consist of three-story structures with two car garages.
Garages will be accessed via a private alley located between the two rows of
condominiums. The remaining eight units located on the ends of each row of
condominiums shall consist of stacked flat affordable units. All eight end units will
share a parking lot with the office building, in addition to on-street parking. Green
space with amenities will separate the residential and office uses, providing an
attractive place for employees and residents to congregate and relax.
Block 2
Block 2 shall be located along the east side of the development area. This block allows
single family detached residences which front Road A. The northern portion of Block
2 will be reserved as an area of green space and amenities with a trailhead to access
the Lickinghole Creek greenway.
Block 3
Omitted
Block 4
Block 4 will form the core of Liberty Hall. An existing structure will be renovated and
resold as a private single family residence, in order to preserve an element of the
community's history and culture. Directly west of the existing residence three-story
townhouses and an additional single family residence are proposed with frontage
along Road D. Two areas of green space and amenities are also included in this block
to provide relief from the density proposed in surrounding blocks. A park is
proposed in the northeastern corner of Block 4, where a tot lot and open field for
passive recreation will be provided. The southwestern corner of Block 4 will consist
Liberty Hall
Code of Development
Page B of 76
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4/7/2006
of a landscaped pocket park for contemplation and relaxation, or possibly a
community garden.
Block 5
A group of single family detached residences is proposed in Block 5. This block will
encompass 5 single family residential lots. Residences will front Road C with scenic
views to the north of adjacent rural areas and the hills beyond. At the north end of
Blocks 5 and 6, a park is proposed, providing pocket park and walking trail. A
pedestrian trail around the park may serve as a walking or running path, with access
to the greenway trail to the north. A gazebo with seating area will be located at the
southern end of the park to provide a place for enjoying the scenic views.
Block 6
Seven single family residences are proposed for Block 6. These residences will include
two car garages with frontage on Road D. The development proposed for this block
will be compatible the existing residential development to the west at Cory Farm.
Allowable Uses
As directed by the Neighborhood Model, a range of uses is proposed at Liberty Hall.
Office and multi-family residential uses are proposed in Block 1. The remaining blocks
allow a variety of residential uses. The specific permitted uses for each block are
specified on Table 1.
Setbacks, Build-to lines and Lot Sizes
Although specific development is proposed for each block, lot and setback dimensions
have been established to ensure future development conforms to the vision for Liberty
Hall. Allowable residential lot sizes range from 900 to 25,000 sq. ft. with minimum
street frontages ranging from 25 ft. to 55 ft. All residences are to be set back from their
primary street frontage as specified in Table 2.
Liberty Hall
Code of Development
Page 9 of 76
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4/7/2006
TABLE 2: Lot and Yard Requirements
Minimum Allowable Front Additional
Block Lotsj Lot lot size Build-To Side Rear Setback
Number units Frontage Line! Setbacks Setback Regulations for
range Setbacks 1 (ft. ) (ft.)
(ft. ) (sq. it.) (it) Corner Lots 2
1 ALL n/a n/a n/a n/a n/a n/a
14-22 ft. Structures shall be
2 ALL 50 4,000 - from Road 7-15 15 - 45 setback a minimum
10,000 of 7 ft. from the
A R.O.W. of Road B.
3 OMITTED
14-22 ft. Structures shall be set
1-5 25 1,500 - from Road 0-15 15 - 45 back a minimum of 7
5,000 ft. from the R.O.W. of
D Road C.
14-22 ft. Structures shall be
4 6 50 3,000 - from Road 7-15 15 - 45 setback a minimum
10,000 of 7 ft. from the
A R.O.W. of Road B.
10,000 - 14-22 ft.
7 50 from Road 5 -15 15 - 45 n/a
25,000 B
Structures shall be set
5 1-5 50 4,000 - 14-22 7 -15 15 - 45 back a minimum of 7
10,000 ft. from the R.O.W. of
Roads A and D
14-22 ft. Structures shall be set
6 ALL 50 4,000 - from Road 7 -15 15 - 45 back a minimum of 7
10,000 ft. from the R.O.W. of
D Road B.
1 Garages shall be subject to a minimum front build-to line of 18 ft. along the street parallel to garage doors.
2 Additional setbacks may be required for site distance
Note: Minimum distance between building and right of way is the setback. Maximum distance is the build-to line.
Buildings may be placed anywhere within the range shown
Exceptions:
a) Lots adjacent to open space may reduce their minimum setback, along the side abutting open space, by two feet.
b) Covered porches, balconies, chimneys, eaves and like architectural features may project not more than four (4) feet
into any required yard.
Liberty Hall
Code of Development
Page 12 of 76
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4/7/2006
Development Parameters
Additional zoning constraints have been established to further ensure harmonious
development. The maximum height allowed at any location in Liberty Hall is 35 ft., with 2.5
to 3 stories permitted in all blocks. Residential building footprints may not exceed 40% of
their lot sizes, with non-residential structures permitted to cover up to 60% of their
respective lots. Specific development parameters are outlined in Table 3. All terms
referenced in the table shall be consistent with the definitions contained in Chapter 18 of the
Albemarle County Code.
TABLE 3: Development Parameters
Maximum number of stories Maximum Building height Maximum Building lot
Block co~rage (%)
Number
Residential Mixed Use Res idential Mixed Use Residential Mixed Use
1 3 3 35 35 40 60
2 2.5 n/a 35 n/a 40 n/a
3 NOT USED
4 3 n/a 35 n/a 40 n/a
5 2.5 n/a 35 n/a 40 n/a
6 3 n/a 35 n/a 40 n/a
Proposed Development
The Crozet Master Plan identifies maximum residential densities for each transect
district. The General (CT -4) district is recommended to include residential densities no
greater than 18 dwelling units per acre in a mixed-use setting, while the edge (CT-3)
district should provide residential development up to 4.5 dwelling units per acre for
single family detached development, and up to 6.5 dwelling units per acre when
accessory / affordable units are added at up to 50% of the additional residential stock.
Individual blocks have been set up at Liberty Hall to adhere to these recommended
densities. Table 5 provides a summary of the densities proposed for each block as they
relate to the prescribed densities in the Crozet Master Plan. Fifty-six units are proposed
at Liberty Hall, resulting in an overall gross density of 6.1 dwelling units per acre, based
on gross land area. The land use breakdown for each block is detailed on Table 4.
Liberty Hall
Code of Developmmt
Page 13 of 76
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4/7/2006
INFRASTRUCTURE
The development of Liberty Hall includes the construction of all infrastructure elements
necessary for the development.
Utilities
Water and sanitary sewer facilities are planned to service the entire development.
Preliminary alignments are provided within the General Development Plan. Engineered
plans will be submitted to the Albemarle County Service Authority (ACSA) subsequent to
the approval of the rezoning application. All utility plans are subject to the approval of
ACSA.
Streets
Three public streets and one private street are proposed within Liberty Hall. These
thoroughfares have been designed to implement the street pattern laid out in the Crozet
Master Plan. Typical street sections are provided in the General Development Plan,
specifying pavement, travel lane and right-of-way widths. All public streets have a 25
mph design speed with parking allowed on one side of most streets. Sidewalks and
planting strips are provided on both sides of most streets. Table 6 summarizes the
design parameters applicable to each street proposed. The following discussion
explains the character of each street.
Road A: An existing gravel road will be improved to create Road A. Road A will serve
as the sole entrance to Liberty Hall at this time, until future road connections are
constructed. The south end of Road A at Route 250 will consist of a northbound
entrance lane, a southbound left turn lane and a southbound right turn lane. The road
will taper to a two lane road width at its intersection with Road B. This road will
terminate at the northern boundary of the property to accommodate future connections.
The specific alignment of Road A is provided in the General Development Plan.
Road B: Road B will provide an east-west thoroughfare to connect Liberty Hall to
adjacent properties. It will intersect Roads D and A, consistent with the Crozet Master
Plan. Sidewalks and planting strips shall be provided along both sides of the road.
Road C: Road C will run parallel to Road B, connecting the two roads which run north-
south through the development. Parking will be permitted along the south.
Road D: Road D is proposed parallel to the west boundary of the subject property. It
will connect Road B to the northwestern end of Road A, and terminate at the open space
parcel proposed at the north end of the property. Sidewalks and street trees shall be
provided on both sides of the road. Right of way shall be reserved as shown on the
Liberty Hall
Code of Development
Page 16 of 76
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4/7/2()()(,
General Development Plan to provide an opportunity for future potential development
of the parcel to the north to connect to Road D at Liberty Hall.
Road E: Road E is a private street that will serve as access to the parking garages for the
condominium units in Block 1. No parking is permitted on this private road.
Sidewalks and street trees will create attractive streetscapes, encouraging pedestrian
mobility throughout the development. Street sections are provided in the General
Development Plan.
Parking
Effort has been made to relegate off-street parking within garages and behind
buildings, as directed by the Neighborhood Model. Single family residences and
townhouses will include two-car garages. Fourteen of the condominiums in Block 1
will also include two-car garages while the remaining units will share a parking lot with
the adjacent office building. On-street parking will be provided on one side of most
public streets to accommodate additional parking demands. The 35 space surface
parking lot located in Block one will provide adequate parking for the 8,500 sq. ft. office
building during weekday working hours. This lot, in addition to on-street parking, will
provide ample parking to serve the condominiums, with additional spaces for visitors
to the condominiums during non-working hours. Parking calculations for all blocks
are provided in the appendix.
Liberty Hall
Code of Development
Page 17 of 76
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4/7/2006
Stormwater Management
Runoff for all parcels will be directed to adjacent streets, bound by concrete curb and
gutter.
A portion of Block I, and a portion of Radford Lane will drain to an existing biofilter
facility located on the parcel immediately to the east. The applicant will either
contribute to improvements to this facility so that it accommodates the runoff from the
subject development, in addition to the runoff generated by the adjacent lot, or install a
Filterra system and underground detention on-site to achieve water quality
requirements for that portion of the site draining toward Route 250. Stormwater
treatment and attenuation is required for this portion of the site.
The remainder of the site will drain to an underground detention system located at the
northwestern corner of the property, and will eventually outfall to the existing channel
located below the two existing farm ponds. The lower pond will be removed.
Stormwater treatment is not required for this portion of the site, however attenuation is
required.
Green Space & Amenities
Green space is planned throughout Liberty Hall to retain the scenic character of the
land and provide recreational opportunities for its residents. Over 20% of the site will
be dedicated to green space areas including passive parks, planting strips and passive
recreational areas, as represented in Table 7.
All roads include planting areas behind the curbs, to provide street trees and
landscaping.
At least 20% of the project area will be dedicated to amenities. Green space
surrounding the condominiums in Block 1 will include landscaping, walking paths and
a pedestrian plaza with picnic tables to provide an amenity for the residents and
employees within this block. An area of green space located just north of lot 3 in Block
2 will be preserved as an amenity. Benches will be located at the top of the slope for
residents to enjoy the natural view. A trail head will provide for future access to the
Lickinghole Creek greenway. A park is proposed at the center of the development
within Block 4. Existing trees will be complemented by landscaping, lawn and
benches. A playground or tot lot will be provided for children. The park will serve as
the focal point for the community, providing a meeting place for residents to congregate
and recreate. At the north end of the site an open field will be provided. A covered
structure at the top of the slope will overlook the views to the north. These various
Liberty Hall
Code of Development
Page 19 of 76
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4.7/2006
pockets of amenities will provide destinations for pedestrian activity and recreation at
Liberty Hall.
TABLE 7: Green Space & Amenities
Block Total acreage (acres) Minimum Green space Minimum Amenities
acreage percent acreage percent
1 2.05 0.74 36.1% 0.34 16.6%
2 1.44 0.66 45.8% 0.66 45.8%
3 NOT USED
4 1.80 0.44 24.4% 0.44 24.4%
5 1.45 0.22 15.2% 0.22 15.2%
6 1.64 0.51 31.1% 0.51 31.1%
TOTAL 8.38 2.57 30.7% 2.17 25.9%
Grading
Liberty Hall has been designed to respect the existing topography to the extent possible.
Minimal grading is proposed to accommodate improvements and ensure proper
drainage. The new park at the center of the project has been sited such that it takes
advantage of the existing relatively level yard area to the north of the existing residence,
minimizing the amount of grading needed to accommodate this amenity.
Development has been carefully designed to avoid areas of critical slopes. Minimal
impacts to manmade critical slopes are proposed only to accommodate essential public
roads. No other critical slopes will be disturbed as a result of this project.
Preliminary grading is provided in the General Development Plan.
Liberty Hall
Code of Development
Page 20 of 76
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4.?,2(}(}(,
ARCHITECTURAL AND LANDSCAPE STANDARDS
The following regulations and development guidelines win be applied to the buildings and lots in
Liberty Hall. The guidelines are intended to produce a development that exudes variety while
maintaining a degree of consistency that ties the entire development together in a pleasing and
weB-orchestrated manner. In the event that a conflict exists between these standards and
requirements and any applicable state or local codes, the codes shall take precedence.
The Liberty Hall Architecture Review Committee will approve detailed architectural standards
based on the Code of Development prior to submission to the County to ensure compliance with
the Code of Development. Prior to recordation ofthe covenants and restrictions, they should be
submitted to the Director of Planning for review to ensure compliance with the Code of
Development. The Developer shall establish the Liberty Hall Architecture Review Committee
prior to the issuance of the first building pennit in order to enforce the Code of Development's
architectural and landscape standards set forth herein. A certificate of approval from the Liberty
Hall Architecture Review Committee must be submitted at the time of building permit
application.
Form, Massing and Proportion of Structure
· All single-family detached residences shall have a formal porch facing the street or
pedestrian courtyard. Townhouses entries shall be covered where dimensions and logistics
permi t.
· All first floors, (not basements) shall be a minimum of9-ft ceiling height.
· Garages on the single-family lots shall be recessed from the minimum front setback. Shared
driveways on these lots will be permitted.
· The roof form of the front condominium building shall consist of two or three hipped forms.
· Garage doors facing the street shall include articulation and detail to reduce the apparent
mass.
Materials and Color
· Exterior siding shall consist of painted horizontal or board and batten-patterned wood or
Hardiplank, brick, stucco, or stone. Vinyl siding is not permitted.
· All materials and exterior colors shall be submitted and approved by the Liberty Hall
Architectural Review Committee. The Committee shall approve treatments consistent with
the architectural style selected and compatible with the surrounding structures.
· One trim color shall be used throughout the structure. Siding colors shall be earth tones, as
determined by the Liberty Hall Architecture Committee; white is not acceptable.
· Roof materials shall be limited to architectural dimensional shingles, tile, standing seam
copper or metal. In all cases roof colors will be muted, darker tones with low or no
refl ecti vi ty.
· Exposed foundation areas shall be finished with stone, brick, or stucco.
Liberty Hall
Code of Development
Page 21 of 76
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4/7/2006
Roof Pitch and Form
.. Minimum roof pitch for main roof areas shall be 6:12 for gable end structures. Lower
pitches of 5: 12 or 4: 12 may be permitted if a hip roof is employed and the design warrants it.
· Dormer roofs shall match the pitch of the principal roof.
· Shed roof dormers may use pitches one half of the main roof.
· With the exception of comer lots, ridgelines of the main structure shall be parallel or
perpendicular to the street.
Architectural Style and Ornamentation
· While not wishing to dictate a specific architectural style, certain exterior elements should be
utilized to provide a blended architectural context. Please see Fayade Treatments below.
· All architectural styles which comply with the architectural regulations contained herein shall
be permitted at Liberty Hall.
· Architecture of condominiums in Block 1 shall be in general accord with the renderings
labeled "Liberty Hall Townhomes Front Elevation Concept A" and "Liberty Hall
Townhomes Front Elevation Concept B." The architecture of the mixed use building in
Block 1 shall be in general accord with the rendering labeled "Liberty Hall Commercial _
Elevation Concept."
Fa~ade Treatments (including window and door openings)
· On houses with siding, window and door trim, and comer boards, trim material shall be 5/4"
thick by a minimum of 4" wide painted wood, Miratec, or equivalent. This shall apply to all
exterior facades.
· Shutters, where used, must be half the width of the window in size. No shutters will be
allowed on "twin windows" without specific approval of the Liberty Hall Architectural
Review Committee.
· All components (with the exception of the floor material itself) used to construct porches and
decks will be painted. This includes support columns, lattice work, bands, railings, and
pickets.
Streets cape Treatments
· At the entrance to Liberty Hall from Route 250 and along the length of Radford Lane to its
intersection with Road B, a 3 or 4-board fence shall be installed. The fence shall be painted
black or brown.
· Front porches for townhouses shall be a minimum depth of 5 feet.
· Porch sections on single-family homes which face a road shall have a minimum depth of 7
feet.
· Sidewalks serving individual units will be concrete or brick.
· In the case of driveway entrances, the area between the gutter line of the street and the
roadside edge of the public sidewalk shall be concrete unless VDOT approves, and the
developer chooses to install brick paving. Sidewalks adjoining parking lots serving
townhouses may be asphalt, exposed aggregate concrete or conventional concrete.
Driveways to townhouses with garages may also be of the same materials, but stamped
concrete is also permitted in these applications. Where individual driveways occur, the
Liberty Hall
Code of Development
Page 22 of 7(,
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4/7/2006
developer will establish the material and installation method to be used for all driveways
within a particular development block.
<8 Private drives for the single-family detached lots may utilize brick, asphalt, masonry pavers,
or solid stone. Gravel shall not be used except during construction.
· An streets and parking lots shall be paved with asphalt.
· Driveways for the townhouse dusters shaH be consistent as illustrated on the General
Development Plan. Any changes to driveway entrance configurations shall be approved by
VDOT prior to installation.
· If shared, costs for driveway installation and maintenance shall be shared equally by the two
adjoining land owners. Owners shaH not use any shared driveway in any manner that inhibits
use of the driveway by either owner. Guests visiting either owner shall be encouraged to
park on the street.
Lighting Treatments
· An exterior lighting shall comply with County ordinances.
· Fixtures shall not be shoe-box in character.
Landscape Treatments
· All street tree plantings shall be a minimum 2.5" to 3" in caliper according to the American
Nurseryman's Association criteria Installation of each species shall be performed at the appropriate
times of the year. In general, trees shall be evenly spaced 30' to 40' on-center and located 3' from the
back of the curlJ. Tree spacing shall be flexible to accommodate driveway locations. Uniformity in tree
spacing shall be maintained as much as possible, but may differ, on each individual street.
· Street tree branching shall be regularly maintained by the Homeowner's Association to ensure clear
sight lines along the street and sidewalk and from each intersection. Branching shall not begin less than
5' from the adjacent ground surface and a minimum ofT of head clearance shall be maintained on all
public sidewalks.
· Street trees shall not be cut down for any reason unless the tree(s) are identified as being unhealthy, dead
or dying by a certified state arborist. In the event a street tree is removed, it shall be replaced by a tree of
the same species, a minimum 2.5" to 3" in caliper, according to the American Nurseryman's
Association criteria, at the expense of the Homeowner's Association. Only at the approval of the
Homeowner's Association can a substitute tree( s) species be installed.
· Trees located in front yards or in view from the street shall not be cut down by homeowners unless they
are dead. In the case of suspected poor health or infestation, a certified state arborist shall issue a letter
to the Homeowner's Association recommending that the tree be removed. In the event a tree is
removed, the owner, at his/her expense, shall install a replacement tree no less than 2" in caliper for a
deciduous tree and 6' to 8' in height for an evergreen tree. Homeowners are encouraged to plant their
yards with a variety of vegetative species, preferably those native to the area.
· Shrubs shall be used to visually buffer parking lots from public streets. Shrubs shall be a minimum of
24" in height at the time of planting. Evergreen shrubs are preferred for these installations.
· Supplemental planting; on individual lots are encouraged, particularly within the front yard area to
soften the appearance of the building facades. Combinations of the various types of plant material
(evergreen and deciduous trees and shrubs) as well as native plantings are encouraged.
Liberty Hall
Code of Development
Page 23 of 76
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Guidelines for Tree Preservation
Existing trees to be maintained are identified on Figure 5 of the General Development Plan. The
existing woodland and hedgerow shall be preserved. Trees located within open space areas shall
be preserved, as well as those surrounding the existing single family residence at the center of
the property.
Upon final grading ofthe development, preservation measures shall be administered to trees to
be maintained, with particular preservation effort directed toward trees with trunk diameters
greater than 18 inches at breast height. Wooded areas to remain shall be fenced off from
construction activity with portable chain link fencing no closer than five (5) feet to the trunk.
During the course of final grading, if it becomes necessary to fill within the canopy limits of
existing trees, such fills shall not exceed depths greater than six (6) inches to ensure continued
saturation of the existing root mat. Prior to grading around the trees, all vegetation shall be
stripped from the fill areas and fertilizer shall be applied. Should it become necessary to cut
within the canopy limits, all disturbed roots shall be protected from exposure to the air. The
crown leaf surface shall be proportionately reduced to balance the reduced root system. The
trees shall be fertilized upon completion of grading activities in the area. Any damaged portions
oftrees within wooded areas to be maintained shall be immediately addressed to promote
expedient recovery.
Further measures for tree protection are outlined in chapter 3.38 of the Virginia Erosion and
Sediment Control Handbook, which is found in the Appendix.
Recommended Plant List
See recprnmended plant list in the appendix.
Liberty Hall
Code of Development
Page 27 of 76
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COMPLIANCE WITH THE NEIGHBORHOOD MODEL DISTRICT
PRINCIPLES
The Neighborhood Model, created by Albemarle County, sets forth twelve principles
for development, intended to foster the development of attractive, livable
neighborhoods where various uses are intermingled and pedestrian accessibility is
paramount. The applicant is proud to embrace these principles in the development of
Liberty Hall. The following is an explanation of the project's conformity with the
Neighborhood Model District principles.
Principle 1.
Accommodate walkers, bikers, and public transportation so that mobility can be a
reality for the elderly, the young, and those with limited access to automobiles.
Liberty Halll111s been designed with a mind toward pedestrian accessibility. A network of
sidewalks is proposed throughout Liberty Hall, linking all blocks and roads to one another.
Planting strips and street trees will be provided along every sidewalk, to ensure the
pedestrian experience is optimal. The Center of Liberty Hall includes a park as a pedestrian
destination.
Principle 2.
Make open space integral to overall design so that residents and workers can walk to a
public park, experience preserved natural areas, and enjoy public gathering places.
Open space penneates the development at Liberty Hall. A park will be improved at the center
of the development, adjacent to the existing residence. This park will provide a meeting place
within minutes of walking distance from any place within the development. A second open
space parcel is proposed at the end of Road D, consisting of a gazebo, walking/running trail
and open field. This open space area will provide an opportunity for residents to appreciate
the natural beauty and enjoy scenic views. Two trail connections to offsite green way trails
will be provided. Open space will also be provided by means of planting strips along every
street to soften the view of constructed improvements.
Principle 3.
Keep buildings and spaces at a human scale so that street views are attractive and
pedestrian friendly.
All structures proposed at Liberty Hall will be less tl111n 35 feet in height and set back
adequately from the street to provide a comfortable pedestrian environment.
Principle 4.
Incorporate varying densities and gradually allow for an overall increase in density in
the Development Areas to meet the goals of the Comprehensive Plan.
Liberty Hall employs a variety of housing types with varying density levels. In confonnance
with the Crozet Master Plan, the development area allows densities ranging from 4.5
DUjacre to 18 DUjacre.
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Principle 5.
Contain a mixture of residential and non-residential uses so residents have convenient
access to work, to services, and to entertainment.
Liberty Hall is optimally situated at a central location in Crozet with easy access to a variety
of non-residential land uses. Residential uses ranging from single family residences to
townhouses are proposed in conjunction with a three-story live/work building within Block
1. Plans for a supennarket development are underway for the property on the south side of
Route 250. The development of Old Trail Village is also underway less than a mile away,
which will include a variety of employment opportunities, services and entertainment.
Principle 6.
Require interconnected streets within developments and between developments so that
pedestrians can walk easily to many destinations, traffic has alternative routes, and car
trips are reduced in number and length.
Liberty Hall provides a complete network of roads with opportunities for future connections,
consistent with the Crozet Master Plan. Adjacent driveways and parking lots are connected
to proposed roads, and pedestrian access is provided throughout the development.
Principle 7.
Move off-street parking out of sight and encourage on-street parking.
Relegated parking has been implemented throughout Liberty Hall. Single family residences
and most townhouses include two-car garages. Condominiums in Block 1 are accessed via a
private driveway parallel to Road B. Fourteen of the condominiums in Block 1 and the
proposed live/work building will utilize a parking lot situated behind the respective buildings
it serves. On-street parking is pennitted on one side of most public streets.
Principle 8.
Mix housing types and markets so that the full range of housing choices is offered
within the neighborhood.
Liberty Hall will provide a range of housing opportunities from single family residences to
affordable for-sale condominium units, within walking distance from one another.
Principle 9.
Emphasize re-use of sites.
An existing residence will be remodeled and restored, becoming an integral part of the
character of Liberty Hall.
Principle 10.
Adapt development to site terrain so that natural topography can be preserved.
The applicant has employed the philosophy that" design shall confonn to the land." Streets
and structures have been designed to follow the natural contours of the land, thereby
minimizing grading and preserving the scenic character.
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Principle 11.
Maintain a clear boundary between Development Areas and Rural Areas.
Liberty Hall encompasses property fully within the Development Area for Crozet.
Principle 12.
Provide for neighborhoods to have a designated center to bring diverse and continuous
activity to a neighborhood.
The focal point of Liberty Hall will be its neighborhood center, comprised of a park
maintained by the homeowners association. The existing historic private residence located
adjacent to the park, will add character and diversity to the community. These
complementary features will provide a distinct identity to Liberty Hall.
Liberty Hall
Code of Development
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APPENDICES
Liberty Hall
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P ARKING CALCULATIONS
BLOCK 1
Note: shared parking is proposed between the office building and residential condominiums, as
authorized by4.12.10.
Albemarle County Code 4.12.6
Offices, business, administrative and professional (including medical offices but not dental clinics): One (I) space per two hundred (200)
square feet of net office floor area. The term "netoffice floor area" shall be deemed to be: (I) eighty (80) percent of the gross floor area; or
(2) at the request of the applicant, the actual net office floor area as shown on floor plans submitted by the applicant, delineating the actual
net office floor area, which plans shall be binding as to the maximum net floor area used.
Albemarle County Code 4.12.6
Multi-family units, including duplexes, single family attached, and townhouses, but excluding student suites:
Number of Parking
Bedrooms/Unit Spaces/Unit
Any unit of 500 square feet or less 1.25
One (I) bedroom 1.50
Two (2) or more bedrooms 2.00
In addition, if parking is provided on individual lots, such as for duplexes and single family attached townhouses, rather than in lots or bays
that
';J: f:r,:"-r' .
:;'1_1
::.; -~', D
,) k' "s
\-J'
. 7. '0
are shared bv all units in the development, then one (1) l!\lest space oer four (4) units shall be provided.
UNIT PARKlNG DEMAND
PARKING ONSITE? # BEDROOMS or SQ. FT. REQUIRED PARKING
1 NO 1 1.5
2 NO 1 1.5'
3 YES 2 2.25
4 YES 2 2.25
5 YES 2 2.25
6 YES 2 2.25
7 YES 2 2.25
8 YES 2 2.25
9 YES 2 2.25
10 NO 1 1.5
11 NO 1 1.5
12 NO 1 1.5
13 NO 1 1.5
14 YES 2 2.25
15 YES 2 2.25
16 YES 2 2.25
17 YES 2 2.25
18 YES 2 2.25
19 YES 2 2.25
20 YES 2 2.25
21 NO 1 1.5
22 NO 1 1.5
23 NO 2 2
24 NO 2 2
25 NO 2 2
26 NO 2 2
27 NO 2 2
28 NO 2 2
29 NO 2 2
30 NO 2 2
OFFICE NO 8500 34
SPACE
TOTAL 93.5
~;
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PARKING SUPPL Y
WITHIN UNITS
PARKING LOT
ON STREET
TOTAL
28
35
19
82
SHARED = (93.5-82)/93.5=12.3%
-CONCLUSION: ADEQUATE PARKING PROVIDED
BLOCK 2
Proposed: Two single family detached residences with two-car garages.
Adequate on-site parking provided
-CONCLUSION: ADEQUATE PARKING PROVIDED
BLOCK 3 - omitted
BLOCK 4
Proposed: 5 two-bedroom townhouse units with two-car garages
2 single family detached residences with two-car garage
Total parking required (off-street & on-street) =
5 townhouse units (2.25 spaces/ unit) = 11.25 spaces
2 SF = 4 spaces
TOTAL = 15.25 spaces
Garage parking provided = 7 units (2 spaces/ unit) = 14 spaces
Net on-street parking needed = 15.25 spaces - 14 spaces = 1.25 spaces
On-street parking provided on Road A adjacent to Block 4 = 12 spaces
-CONCLUSION: ADEQUATE PARKING PROVIDED
BLOCK 5
Proposed: 5 single-family units with two-car garages
Adequate on-site parking provided.
-CONCLUSION: ADEQUATE PARKING PROVIDED
BLOCK 6
Proposed: 7 single family detached residence with two-car garage
Adequate on-site parking provided.
-CONCLUSION: ADEQUATE PARKING PROVIDED
Liberty Hall
Code of Development
Page33 of 76
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Cpulityof Alb:entafle
Con~rVaticmPlan Che~k1ist- To be plac:ed on Lancfs(:ape Plans
(Hatjdbook, ppill-284-111-297 for complete sp~ifications)
1. The followin!!' Itelhssbllll be chownan the plan:
o Trees to be saved;
o Limits of' clearing (outside dripline of trees to be saved);
o Locatian,and type of protective fenciIlg;
o Grade changes requiring tree wells orwaIls;
o Proposed trenclring or tutweling b~Qnd the liprits 9fclearing.
.2. MarklD!!S:
o All tr.ees to bnav'cedshall be.mad::edWith print;or ribbon ala he~ght idealiyvisible to eqUiprrtent operators.
o No grading 5hall begin until the treemarking.has been inspected and approved by a County Inspector.
3, Pre-ConstriJction Conference:
o Treept~nration8Iidprotectlonmeasures shall be reviewed with the contractor on site.
4. EQulpmentOperatfon 'andStora~e:
o Hea:vy-equipnient, vehieuiar trafIio:and storage of oCOnst:rnctionmaterili1sincJ.uding soilllhli11not be permitted.Withinthe driplines of trees
tQ,be $lived.
~S6U Er6sIon anil StoririWlIter DetelttlonDeVices:
o Soohdevices sba11 notadverse1yBt'feCtfreestobesavced.
.6. :l1res:
o Fires 1tre not permitted withln 100 feet ofthe.dtj.p1lne-oftreell to be,saved.
7, Toxic Matei1als:
o l'oxicmateri8IsshalLnot be.storectwith1n 100 feet of.fhe 'dripIine of trees to be saved.
8. ProtedfVe Fencfm::
o . Trees tel' beretaiIl.ed Within 40 feetofa proposed building or gradingacti\lity shall be proteotedby fencing.
CJ Ft"J1(;ing.$.hiill bebt pl~.aDdsluUl 'be in.sp<<;t~1lQ.d,~prQYed by:aCountyhtSpector prior.tQ gm9ing or c;onsttu<.:tion.
9. liree Wells:
o Wlien1h~.grQ!l)1dlevc:l tnl1Stbe;t8i~ Withiu,lhe driplj.he ofa, tx:ce to be Bayed, a1tee w~ ShallbeproVided8Ild a.COiIstrllction detail
submitted f9rapproval. .
10. TreeW.aDs:
CJ Wheit 1J;ie groT.Jil4l~vel nI1tlilt.be:l~~within th.e 4tiPlin~ a 'tree tobesaved,~tt~ \Vall shi!llbe proyid<<l;'llnd a coIl$tructlon detail
submitted fot approvaL
1:(. Trenddnr:and'runneUn!!:
o Wbentrenghh1g ill tequir"ed \'Vi@n,thel1mits'6f'q~iit Sball be d9neasfataVl,fiy'frQm1:he ttuIikB of 'trees aspOSSlbk Tunneling
under- ajargetree shall be consi:deredas an.aIiecnative WhertH is anticipmedtMtnecessary trenching will destroy.feeder-soots.
u. Cleanup:
a fuotedlve'fencing sMll be the last items rerrtovceddunng the fumfcle8Iitip.
lJ. Dama!!ed Trees:
o Darnagedtreesshalibetreated.JIIiItfedi:atel y by ptuniD8, fertilization or other- methods recoIIimended by a tree specialist.
NOTEdT IS THE'DEVELQPER'S RESPONSlBILITV TO 'CONFER WITH TilE CONTRACTORONTREEc-cONSERVATJON
IU;.QUIREM.ENTS.
OWNE~ SIGNATURE
(DATE)
CONT~CJ" PPRCHASERSIGN.ATl;JRE
(DA",fE)
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LIBERTY HALL - RECOMMENDED PLANTING LIST
Recommended Uses
Minimum Light
Requirements
Minimum Moisture Requirements
W = Wildlife
S = Full Shade
L = Low Moisture
H = Horticulture and
Landscaping
C = Conservation and
Restoration
P = Partial Sun
M = Moderate Moisture
F = Full Sun
H = High Moisture
D = Domestic Livestock
Forage
Native Trees
Scientific Name Common Name Uses Li~t Moisture
W H C D S P F L MH
Small trees
Amelanchier downy
arborea serviceberry x x x x x x
A melanchier Canada
canadensis serviceberry x x x x x x
Asimina triloba paw paw x x X X X X
Cercis
canadensis redbud (Eastern) X X X X X
Chionanthus
virKinicus fiingetree X X X X
Comus alternate-leaf
altemifolia dogwood X X X X X X X
Comus amomum silky dogwood X X X X X X
flowering
Com us jIorida dogwood X X X X X X X
Crateagus crus- cockspur
galli hawthorne X X X X X X X
Crateagus j/ava October haw X X X X X
Euonymous
atropurpureus wahoo X X X X X
Ilex opaca American holly X X X X X
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Magnolia sweetbay
virKiniana mamolia X X X X X X
Morus rubra red mulberry X X X X X x
Eastern hop-
Ostrva virKiniana hornbeam x x x X
Prunus American wild
americana plum x x x x
Rhus Klabra smooth sumac x x X x x x
Rhus hirta (R. staghorn sumac
typhina) x x x x x
Salix niwa black willow x x x x x
Medium to Lare:e Trees
Acer rubrum red maple x x x x x
Acer saccharum sugar maple x x x x x
Aesculus flava
(A. octandra) vellow buckeye x x X
sweet birch,
Betula /enta black birch x x x x x x
Betula nigra river birch x x x x x X
Carya alba (c. mockernut
tomentosa) hickory x x x x X
Carva $!labra pimlUt hickory x x x x x x
shagbark
Carva ovata hickory x x x x
Diospyros
virKiniana persimmon x x x x x x x x
Fagus
Krandifolia American beech x x x x x x
Fraxinus
americana white ash x x x x x
Fraxinus
pensylvanica ~een ash x x x x x x
JU$!/ans niKra black walnut x x x x x
Juniperus red cedar
vir$!iniana (Eastern) x x x x x x
Liquidambar
styraciflua sweetgum X X X X X X X
Liriodendron tulip-tree, tulip
tu/ipi[era poplar x x x x x
Nvssa sylvatica black gum x x x x x x
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Code of Development
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Oxydendrum
arboreum sourwood x x x
Pinus echinata shortleaf pine x x x x
Pinus strobus white pine x x x x x
Pinus taeda loblolly pine x x x x x x
Pinus virf[iniana Virginia pine x x x
Platanus
occidentalis sycamore x x x x x
wild black
Prunus serotina cherry x x x x X
Quercus alba white oak x x x x x x
swamp white
Quercus bicolor oak x x x x X
Quercus
coccinea scarlet oak x x x x x
Southern red
Quercus falcata oak x x x x x x X
Quercus ilicifolia bear oak x x x X
Quercus swamp chestnut
michauxii oak x x x x x
Quercus montana
(Q. yrinus) chestnut oak x x x x x
Quercus palustris pin oak x x x x x x x
Quercus phellos willow oak x x x x x x x
Northern red
Quercus rubra oak x x x x x x X
Quercus stellata post oak x x x x X
S!uercus velutina black oak x x x x x
Robinia
pseudoacacia black locust x x x x
Sassafras
albidum sassafras x x x x x
American
Tilia americana basswood x x x
Tsu,ga canadensis Eastern hemlock x x x x x x
+ May be aggressive in garden setting.
* Due to the rarity and sensitivity of habitat in Virginia, these species are
recommended for horticultural use only. Planting these species in natural
areas could be detrimental to the survival of native populations.
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Code of Development
4/6/2006
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Native Shrubs
Scientific Name Common Name Uses Li~ht Moisture
W H C D S P F L M H
Shrubs
Alnus serrulata common alder X X X X X X X
Aronia arbutifolia red chokeberry X X X X X X
Aronia
melanocarpa black chokeberry x x x x x x x
Allegheny
Castanea pumila chinkapin x x x x x x x
Ceanothus
americanus New Jersey tea x x x x x x
Cephalanthus
occidentalis buttonbush x x x x X
Com us amomum silky dogwood x x x x x X
Crataegus crus-
~alli cockspur hawthorn x x x x x x x
Gaultheria
procumbens winter~een x x x x x x
Gaylussacia
baccata black huckleberry x x x x x x x
Gaylussacia
frondosa damdeberry x x x x x x x
Hamamelis
virginiana witch hazel x x x x x x
Hydrangea
arborescens wild hydrangea x x x x
deciduous holly,
flex decidua possurnhaw x x x x x x
flex verticil/ata winterberry X X x X X X X
Kalmia latifolia mountain laurel x x x x x x
Leucothoe fetterbush,
racemosa sweetbells x x x x X
Lindera benzoin spicebush x x x x x
Rhododendron Catawba
catawbiense rhododendron X X X X X
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great
Rhododendron rhododendron,
maximum rose bay X X X X X X X
Rhododendron
periclymenoides pinxter flower X X X X X X
Rhododendron
viscosum (R.
serruZata) swamp azalea X X x X X X
Rhus aromatica fragrant sumac X X X X
winged sumac,
Rhus copallinum flameleaf sumac X X X X X X
Rosa carolina pasture rose X X X X X X
Rubus Alleghany
allegheniensis blackberry X x X X X
Salix humilis prairie willow X X X X
SaZix sericea silky willow X X X X X
Sambucus common
canadensis elderberry X X X X X X
Vaccinium
corymbosum (V. highbush
virgata, formosa) blue~erry X X X X X X X X X
Viburnum Southern arrow-
dentatum wood viburnum X X X X X X X
possum-haw
Viburnum nudum viburnum X X X X X
Viburnum black-haw
prunifolium viburnum X X X X X X
+ May be aggressive in garden setting.
* Due to the rarity and sensitivity of habitat in Virginia, these species are
recommended for horticultural use only. Planting these species in natural areas
could be detrimental to the survival of native populations.
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Native Herbs
Scientific Name Common Name Uses Light Moisture
W Hlc D S P F L M H
Herbs
Aster eordifolius heart-leaved aster x x x x X
Aster divarieatus white wood aster X X X X X X X
Aster pilosus white heath aster X X X X X
Aster umbel/atus flat-top white aster X X X X X X
Baptisia australis* blue wild indigo X X X X X
Baptisia tinetoria yellow wild-indigo X X X X X
Bidens cernua+ noddim~ beggar-ticks X X X X X X X X
Chamaeerista
fasciculata+ partridge pea X X X X
Chelone J!labra white turtlehead X X X X X
Chrysogonum
virginianum green and gold X X X X
Chrysopsis mariana Maryland golden
(Heterotheea m.) aster X X X X X X
CimicifuJ!a raeemosa black cohosh X X X X
Maryland butterfly
Clitoria mariana pea X X X X X
Coreopsis tripteris tall coreopsis X X X X X
Coreopsis verticil/ata threadleaf coreopsis X X X X X
Delphinium trieorne dwarf larkspur X X X X
Desmodium narrow-leaf tick I
paniculatum trefoil X X X X
Dieentra cucul/aria Dutchman's breeches X X X
Dieentra eximia wild bleeding heart X X X X
Dodeeatheon meadia shooting star X X X X
horsetail, scouring
Equisetum hvemale rush X X X X X X
Eupatorium
eoelestinum mistflower X X X X X X X
Eupatorium fistulosum Joe Pve weed X X X X X X
Eupatorium
perfoliatum common boneset X X X X X
Geranium maculatum wild geranium X X X X X
Helenium autumnale sneezeweed X X X X X X
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Helianthus narrow-leaf
angustifolius sunflower x x x x x x x
Helianthus
decapeta/us ten-petaled sunflower x x x x x x
Helianthus divaricatus woodland sunflower x x x x x
Heliopsis
helianthoides oxeye sunflower x x x x x x x
Hepatica americana round-lobed hepatica X X X X
Heuchera americana alumroot x x x
Hibiscus moscheutos Eastern rosemallow X X X X X
Iris cristata dwarf crested iris X X x x
Iris vir~inica Vir~a blue flag X X X X X
round-head bush
Lespedeza capitata clover X X X X
Liatris gramini{olia grass-leaf blazing star X X X X X X X
Liatris squarrosa plains blazing star X X X X X X
Lilium canadense Canada lily X X x x x
Lilium superbum Turk's cap lily x x x x x
Lobelia cardina/is cardinal flower X X X X X X
Lobelia siphilitica great blue lobelia X X X X X X
Lupinus perennis lupine, sundial lupine x x x x
Maianthemum
racemosa (Smilacina
r.J false Solomon's seal x x x x x
Mertensia vir~inica Vir~a bluebells x x x x x x
Mimu/us rin~ens monkeyflower x x x x
Monarda fistu/osa wild bergamot x x x x x x x
Nymphaea odorata American water lily x x x x x
Oenotherafruticosa sundrops x x x x x X
Opuntia humifusa (0.
compressa) Eastern prickly-pear X X X X X
Pe/tandra virfjnica arrow arum x x x x x X
Penstemon /aevi~atus smooth beardtongue x x x x x
woodland phlox, wild
Phlox divaricata blue phlox x x x x x
summer phlox,
Phlox panicu/ata garden phlox X X x x x
Phlox subu/ata moss phlox x x x X
Physostegia
virginiana obedient plant x x x x x
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Podophyllum
veltatum+ mayapple x x x x x x
Polemonium reptans Jacob's ladder x x x X
PolvJ!onatum biflorum Solomon's seal x x x x x
Pontederia cordata pickerel weed x x x x x
Porteranthus
trifoliatus( Gillenia t.) bowman's root x x x x
Pycnanthemum
incanum hoary mountain mint x x x x
Pycnanthemum narrow-leaved
tenuifolium mountain mint x x x x x x x
Virginia meadow-
Rhexia vir$!inica beauty x x x x
Rudbeckia ful$!ida early coneflower x x x x x x
Rudbeckia hirta black eyed Susan x x x x x x
cut-leaved
Rudbeckia laciniata coneflower x x x x x x
three-lobed
Rudbeckia tri/oba coneflower x x x x x X
SaJ!ittaria latifolia broadleaf arrowhead x x x x x
Salvia lvrata+ lyre-leaf sage x x x x
Sanguinaria
canadensis bloodroot x x x
Saururus cemuus lizard's tail x x x x x
Saxifraga virJ!iniensis early saxifrage x X x X X X
Sedum tematum wild stonecrop x x x X
Senecio aureus+ golden ragwort x x X X X X
Senna mari/andica
(Cassia m.) Maryland wild senna x x x x x
Silene virJ!inica fire pink X x x x x
Silvhium perfoliatum cup plant x x x X X X
SolidaJ!o caesia bluestem goldenrod X X X X X X
SolidaJ!o odora sweet goldenrod X X X X X X
pineywoods
SolidaJ!o pinetorum+ goldenrod X X X X X
SolidaJ!o puberula downy ~oldenrod X X X X X
rough-stemmed
SolidaJ!o ruJ!osa+ ~oldenrod X x X x X
Solidago sempervirens seaside ~oldenrod x X x x x x
Thalictrum dioicum early meadowrue x x x
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Tiarella cordifolia
var. collina clumpin~ foamflower x x x
Tiarella cordifolia
var. cord(folia spreadim:?: foamflower x x x
Tradescantia
virKiniana Virginia spiderwort x x x x x x
Trillium erectum wakerobin x x x
Trillium Krandiflorum white trillium x x x
Verbena hastata blue vervain x x x x x x
Vernonia
noveboracensis New York ironweed x x x x x x
Viola cucul/ata marsh blue violet x x x x x x
Viola vedata bird's foot violet x x x x x
Viola pubescens (V.
vennsvlvanica) yellow violet x x x x x X
Yucca filamentosa common yucca x x x x
+ May be aggressive in garden settin~.
* Due to the rarity and sensitivity of habitat in Virginia, these species are recommended
for horticultural use only. Planting these species in natural areas could be detrimental to
the survival of native populations.
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Code of Development
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Native Grassland Plants
Scientific Name Common Name Uses Light Moisture
W H C D S P F L M H
Forbs
Aeorus amerieanus sweet flag x x x x x
Antennaria negleeta field pussytoes x x X x x x
Asclepias incarnata swamp milkweed x x x x x x
Asclepias syriaca+ common milkweed x x x x x
Asclepias tuberosa butterfly weed X x x x X
Aster pilosus ~ white heath aster x x
x x X
Aster umbel/atus flat-top white aster X X X X X X
Baptisia tinetoria yellow wild-indigo X X X X X
Chamaecrista
fasciculata+ partridge pea x x X x
Chrysogonum
virginianum green and gold x x x x
Chrysopsis mariana Maryland golden aster x x x x x x
Clitoria mariana Maryland butterfly pea x x x x x
Coreopsis tripteris tall coreopsis x x x x x
Coreopsis verticil/ata threadleaf coreopsis x x x x x
Desmodium
paniculatum narrow-leaf tick trefoil x x x x
Eupatorium
coelestinum mistflower X X X X X X X
Eupatorium jistulosum Joe Pye weed x x x x x x
Eupatorium
perfoliatum common boneset x x x x x
Helenium autumnale sneezeweed X X X X X X
Helianthus
anKUStifolius narrow-leaf sunflower x x x x x x x
Helianthus divarieatus woodland sunflower x x x x x
Heliopsis helianthoides oxeye sunflower x x x x x x x
Iris virginica Virginia blue flag x x x x x
round-head bush
Lespedeza capitata clover x x X x
Liatris graminifolia grass-leaf blazing star X X X X X X X
Liatris squarrosa plains blazing star X X X X X X
Lilium canadense Canada lily x x x x x
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Lilium superbum Turk's cap lily x x x x x
Lobelia cardinalis cardinal flower x x x x x x
Lobelia siphilitica great blue lobelia x x x x x x
Lupinus perennis lupine, sundial lupine x x x x
Mimu/us rin~ens monkeyflower x x x x
Monarda /istu/osa wild ber~amot x x x x x x x
Oenothera fruticosa sundrops x x x x x x
Opuntia humifusa Eastern prickly-pear x x x x X
Penstemon /aevi~atus smooth beardton1me x x x x X
PhysosteJ!ia vir~iniana obedient plant x x x x x
Pycnanthemum
incanum hoary mountain mint x x x x
Pycnanthemum narrow-lvd mountain
tenuifolium mint x x x x x x x
Virginia meadow-
Rhexia vir~inica beauty x x x x
Rudbeckia fulf!ida early coneflower x x x x x x
Rudbeckia hirta black eyed Susan x x x x x x
Rudbeckia laciniata cut-leaved coneflower x x x x x x
Rudbeckia tri/oba three-lobed coneflower x x x x x X
Sagittaria /atifolia broadleaf arrowhead x x x x x
Sa/via /vrata+ lyre-leaf sa~e x x x X
Saururus cernuus lizard's tail x x x x X
Senecio aureus+ ~olden ralm'ort X X X X X X
Senna mari/andica Maryland wild senna x x x x x
Silphium perfoliatum cup plant x x x x x x
SolidaJ!o caesia bluestem ~oldenrod x x x x x x
rough-stemmed
SolidaJ!o ruJ!osa+ ~oldenrod x x x x x
Solidaf!o sempervirens seaside ~oldenrod x x x x x x
Tradescantia
virginiana Virginia spiderwort x x x x x x
Viola vedata bird's foot violet x x x x X
Yucca filamentosa common yUcca x x x x
Ferns
Onoc/ea sensibilis+ sensitive fern x x x x x x
Osmunda cinnamomea cinnamon fern x x x x x x
Grasses, sedges,
rushes
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Agrostis perennans autumn bentgrass x x x x x x x
Andropogon gerardii big bluestem X x X X X X X X
Andropogon
~lomeratus bushy bluestem X X X X X X
Andropogon virginicus brooms edge X X X X X X X
Carex crinita var.
crinita long hair sedge X X X X X X X
Carex lurida sallow sedge X X X X X X
Carex stricta tussock sedge x x x x x x
Danthonia sericea silky oat grass x x x x x x
Danthonia spicata poverty oatgrass x x x x x x x
Dichanthe/ium
clandestinum deer-tongue x x x x x x x x
Du/ichium
arundinaceum dwarf bamboo x x x x x x
Elymus hystrix bottlebrush grass x x x x x x x
Juncus canadensis Canada rush x x x x x x
Juncus effusus soft rush x x x x x x
Leersia oryzoides rice cutgrass x x x x x x
Panicum virgatum switch grass x x x x x x x x
Saccharum giganteum giant plume grass x x x x x X X
Schizachyrium
scoparium little bluestem X x x x x x x X
Scirpus cyperinus woolgrass bulrush x x x x x x x
Sorghastrum nutans Indian grass x x x x x x x x
Tridens flavus redtop x x x x x x x x
Tripsacum dactyloides gama grass x x x x x x x x
Shrubs
Aronia arbutifo/ia red chokeberry x x x x x x
Aronia melanocarpa black chokeberry x x X x x x x
Ceanothus americanus New Jersey tea x x x x x X
Cornus amomum silky dogwood x x x x x x
Rhododendron
catawbiense Catawba rhododendron x x x x x
Rhododendron
viscosum swamp azalea x x x x x x
Rubus allegheniensis Alleghany blackberry x x x x x
Sa/ix humi/is prairie willow x x x x
Salix sericea silky willow x x x x x
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Sambucus canadensis common elderberry I x I x I x I I I I x I I x I x
Small trees
Amelanchier arborea downy serviceberry x x x x x x
Amelanchier
canadensis Canada serviceberry x x x X X X
Cercis canadensis redbud (Eastern) x x x x x
Chionanthus virginicus fringetree x x x x
Rhus ~labra smooth sumac x x X x x x
Rhus hirta staghorn sumac x X X X X
Medium & Large
Trees
Diospyros virginiana persimmon x x x x x x x x
Liquidambar
styraciflua+ sweetgum X X X X X X X
Nyssa sylvatica black gum x x x x x X
Prunus serotina+ wild black cherry x x x x X
Quercus coccinea scarlet oak x x x x X
Quercus fa lcata Southern red oak X X x x x x X
Quercus ilicifoUa bear oak x x x X
Quercus montana chestnut oak x x x x X
Quercus ste/lata post oak x x x x x
Quercus velutina black oak x x x x x
Robinia pseudoacacia black locust x x x X
Sassafras albidum sassafras x x x x x
+ May be aggressive in garden setting.
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Native Ferns, Grasses and Vines
Scientific Name Common Name Uses Light Moisture
W H C D S P F L M H
Ferns and Fern Allies
Adiantum pedatum maidenhair fern x x x x
Asplenium platyneuron ebony spleenwort X X X X
Athyrium asplenioides
(A. filix-femina) Southern ladyfern X X X X X
Botrychium
vir Kin ian um Rattlesnake fern X X X X X
Dennstaedtia
punctilobula+ hay-scented fern X X X X X
Dryopteris intermedia evergreen wood-fern x x x X x X x
Dryopteris marffinalis mar2inalshUeld-fern X x x x X
Onoc/ea sensibilis+ sensitive fern x x x x x x
Osmunda cinnamomea cinnamon fern x x x x x x
Osmunda reJ!alis royal fern x x x x x
Polystichium
acrostichoides Christmas fern x x x x
Thelypteris palustris marsh fern x x x x x
W oodwardia virJ!inica+ Vir2inia chain fern x x x x x x x
Grasses, sede:es. and reeds
AKrostis perennans autumn bentgrass x x x x x x x
AndroPoKon J!erardii bi~ bluestem x x x x x x x x
Andropogon
J!lomeratus bushv bluestem x x x x x x
AndroPoJ!on virffinicus brooms edge x x x x x x x
Arundinaria ffiJ!antea wild cane, river cane x x x x x x x x
Carex crinita var.
crinita long hair sedge x x x x x x X
Carex lurida sallow sedge x x x x x X
Carex pensylvanica Pennsylvania sedge x x x x x x x
Carex plantaKinea plantain-leaved sedge x x x X
Carex stricta tussock sedge x x x x x x
Chasmanthium
latifolium (Uniola I.) river oats, span~legrass x x x x x x
Danthonia sericea silkv oatgrass x x x x x x
Danthonia spicata poverty oat grass x x x x x x x
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Dichanthelium
clandestinum deer-tongue x x x x x x x x
Dichanthelium
commutatum variable panicgrass x x x x x x x x
Dulichium
arundinaceum dwarf bamboo x x x x x x
Elymus hystrix (Hystrix
patula) bottlebrush grass x x x x x x x
Elymus virJ!inicus Virginia wild rye x x x x x x
Juncus canadensis Canada rush x x x x x x
Juncus effusus soft rush x x x x x x
Leersia oryzoides rice cut grass X X X X X X
Panicum virgatum switch grass x x x x x x x x
Saccharum giganteum
(Erianthus giganteus) giant plumegrass x x x x x x x
Schizachyrium
scoparium little bluestem x x x x x x x x
Scirpus cyperinus woolgrass bulrush x x x x x x x
Sorghastrum nutans Indian grass x x X x x x x x
Sparganium
americanum American bur-reed x x x x x
Tridens jlavus redtop x x x x x x x x
Tripsacum dactyloides ~ama grass x x x x x x x x
Typha latifolia broad-leaved cattail x x x x x
Vines
Bignonia capreolata crossvine x x x x x x
Celastrus scandens climbing bittersweet x x x x x x
Clematis virJ!iniana virgin's bower X X X X
Gelsemium
sempervirens Carolina jessamine x x x x x x x x
Lonicera sempervirens trumpet honeysuckle x x x x
Parthenocissus
quinquefolia Virginia creeper x x X x x x
+ May be aggressive in garden settin~.
* Due to the rarity and sensitivity of habitat in Virginia, these species are recommended for
horticultural use only. Planting these species in natural areas could be detrimental to the survival
of native populations.
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Recommended Uses
Minimum Light
Requirements
Riparian Vegetation Zones
Native Regions
W = Wildlife
M = Mountains
S = Full Shade
1 = Emergent
H = Horticulture and
Landscaping
C = Conservation and C = Coastal
Restoration Plain
P = Piedmont
P = Partial Sun
2 = Riverside Thicket
F = Full Sun
3 = Saturated Thicket
D = Domestic
Livestock
Forage
4 = Well-drained Forest
Native Riparian Plants
Common
Scientific Name Name Uses Lieht Zone
W H C D S P F 1 2 3 4
Herbaceous plants
Acorus american us (A.
calamus) sweet flag X X X X X
Amsonia
tabernaemontana blue star X X X X X
Jack-in-the-
Arisaema triphyl/um pulpit X X X X
Asarnm canadense+ wild ginger x x x x
swamp
Asclepias incarnata milkweed X X X X X X x
flat-top white
Aster umbel/atus aster X X X X X
nodding
Bidens cernua+ beggar-ticks X X X X X X X
Chamaecrista
fasciculata+ partridge pea X X x
white
Chelone glabra turtlehead x x x x x x
Chrysogonum green and
virginianum gold x x x X
Coreopsis tripteris tall coreopsis x x x x x x x
Delphinium tricorne dwarf X X x X
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Dutchman's
Dicentra cucullaria breeches x x x
horsetail,
Equisetum hyemale scouring rush x x x x x x x
Eupatorium
coelestinum mistflower x x x x x x x X
Eupatorium fistulosum Joe Pye weed X X X X X X X X
Eupatorium common
pe~foliatum boneset X X X X X X
Helenium autumnale sneezeweed X X X X X X X X
ten-petaled
Helianthus decavetalus sunflower X X X X X X X
oxeye
Heliovsis helianthoides sunflower X X X X X X X
Eastern
Hibiscus moscheutos rosemallow X X X X X X
Virginia blue
Iris virf?inica flag X X X X X X
Lilium suverbum Turk's cap lily X X X X X
cardinal
Lobelia cardinalis flower X X X X X X X X
great blue
Lobelia siphilitica lobelia X X X X X X X
false
Maianthemum Solomon's
racemosa seal X X X X X X
Virginia
Mertensia virfZinica bluebells X X X X X X
Mimulus rinfZens monkeyflower X X X X X x
American
Nymphaea odorata water lily x x x x x
Oenothera fruticosa sundrops x x x x x x x x
Peltandra virKinica arrow arum x x x x x x X
woodland
Phlox divaricata phlox x X x x x
Phlox paniculata summer phlox x x x x x x
Podophyllum
peltatum+ mayapple x x x x x x
Polemonium reptans Jacob's ladder X X X X
Pontederia cordata pickerel weed x x x x x
Virginia
Rhexia virfZinica meadow- x x x x
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beauty
cut-leaved
Rudbeckia laciniata coneflower x x x x x x x x
broadleaf
Saf.[ittaria latifolia arrowhead x x x x x X
Saururus cernuus lizard's tail x x x x x x
golden
Senecio aureus+ ragwort X X X X X X X
rough-
stemmed
SolidaJ!o ruf.[osa + goldenrod x x x x x x x
Verbena hastata blue vervain x x x x x x
Vernonia New York
noveboracensis ironweed X X X X X X X X
marsh blue
Viola cucullata violet x x x x x x
Viola pubescens yellow violet x x x x x x
Zephranthes atamasco Atamasco lily x x x x x x x
Ferns and fern allies
Southern
Athyrium asplenioides ladyfern x x x x x
Botrychium Rattlesnake
virf.[inianum fern x x x X
Onoclea sensibilis+ sensitive fern x x x x x x
Osmunda cinnamomea cinnamon fern x x x x x x
Osmunda regalis royal fern x x x x x
Po/ystichium Christmas
acrostichoides fern x x x x
Thelypteris palustris marsh fern x x x x x x
Woodwardia Virginia chain
virginica+ fern x x x x x x x
(;rasses, sedees, reeds
autumn
Agrostis perennans bentgrass x x x x x x x x
Andropof.[on f.[erardii big bluestem x x x x x x x x
Andropogon bushy
f.[lomeratus bluestem x x x x X
Carex crinita var. long hair
crinita sedge x x x x x x x X
Carex lurida sallow sedge x x x x x x X
Carex stricta tussock sedge x x x x x x x
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Chasmanthium river oats,
latifolium spanglegrass x x x x x x x x
Dichanthelium
clandestinum deer-tongue x x x x x x x x X
Dichanthelium variable
commutatum panicgrass x x x x x x x
Dulichium
arundinaceum dwarf bamboo x x x x x x x x
Elymus hystrix bottlebrush
(Hystrix patula) grass x x x x x x
Virginia wild
Elymus virJ!inicus rye x x X x x x x
Juncus canadensis Canada rush x x x x x x x
Juncus effusus soft rush x x x x x x x
Leersia oryzoides rice cutgrass X X X X X X X
Panicum virJ!atum switch grass x x x x x x x x
giant
Saccharum J!iJ!anteum plumegrass x x x x x x x x
woolgrass
Scirpus cyperinus bulrush x x x x x x x x
Sparganium American
americanum bur-reed x x x x x
Tripsacum dactyloides gama grass x x x x x x x x x x
broad-leaved
Typha latifolia cattail x x x x
Vines
BiKnonia capreolata crossvme x x x x x x x
climbing
Celastrus scandens bittersweet x x x x x x
Clematis virJ!iniana virgin's bower X X X X X X X
Parthenocissus Virginia
quinquefolia creeper X X X X X X X X
Shrubs
Alnus serrulata common alder x x x x x x x x x
red
Aronia arbutifolia chokeberry x x x x x x x
black
Aronia melanocarpa chokeberry x x x x x x x
Cephalanthus
occidentalis buttonbush X X X X X X
Com us amomum silky x x x x x x
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dogwood
Hydrangea wild
arborescens hydrangea X X X X
flex decidua possumhaw X X X X X X X X
flex verticil/ata winterberry X X X X X X X X
fetterbush,
Leucothoe racemosa sweetbells X X X X X X
Lindera benzoin spicebush X X X X X X
Rhododendron
viscosum swamp azalea X X x X X X
Alleghany
Rubus allegheniensis blackberry X X X X X X X
Salix sericea silky willow X X X X X x
common
Sambucus canadensis elderberry X X X X X X X
Vaccinium highbush
corymbosum blueberry X X X X X X X X X
So. arrow-
wood
Viburnum dentatum viburnum X X X X X
black-haw
Viburnum prunifolium viburnum X X X X X
Small trees
downy
Amelanchier arborea serviceberry X X X X X X
Amelanchier Canada
canadensis serviceberry X X X X X X X
Asimina tri/oba paw paw X X X X X X X
alternate-leaf
Corn us alternifolia dogwood x X X X X X
CrateaKUSflava October haw X X X X X
Morns rubra red mulberry X X X X X X X
Eastern hop- -
Ostrya virginiana hornbeam X X X X
Rhus Rlabra smooth sumac X X X X X X
Salix nigra black willow X X X X X X
Medium to Large
Trees
Acer rubrum red maple X x X X X X X
sweet birch,
Betula lenta black birch X X X X X X X
Betula nigra river birch X X X X X X
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Diospyros virf[iniana persimmon X X X X X X X X X
Fraxinus americana white ash x x x x x x x
Fraxinus pensylvanica .2;feen ash x x x x x x x
JUKlans ni)!ra black walnut x x x x x x x
Liquidambar
styraciflua sweetgum X X X X X X X X
tulip-tree,
Liriodendron tu/ipifera tulip poplar x x x x x x
Nyssa sv/vatica black gum x x x x x x x x
Oxvdendrum arboreum sOUlWood X X x x
Pinus taeda loblolly pine x x x x x x x
Platanus occidenta/is sycamore x x x x x x
swamp white
Quercus bic%r oak X X x X X x
swamp
Quercus michauxii chestnut oak x x x x x x X
Quercus pa/ustris pin oak X x x x x x X
Quercus ohellos willow oak X x x x x x x x
+May be aggressive in garden setting.
*Due to the rarity and sensitivity of habitat in Virginia, these species are
recommended for horticultural use only.
Planting these species in natural areas could be detrimental to the survival of
native populations.
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Code of Development
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3.38
STO & SPEC 3.38
,. @) .1
TREE PRESERVATION
& PROTECTION
@
Deftnition
Protection of desirable trees from mechanical and other injury during land disturbing and
construction activity.
Puq>ose
To ensure the survival of desirable trees where they will be. effective for erosion and
sediment control, watershed protection, landscape beautification, dust and pollution contro~
noise reduction, shade and other environmental benefits while the land is being converted
from forest to urban-type uses.
Conditions Where Practice Applies
Tree-inhabited areas subject to land disturbing activities.
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Planning Considerations
New development often takes place on tracts of forested land. In fact, building sites are
often selected because of the presence of mature trees. However, unless sufficient care is
taken and planning done in the interval between buying the property and completing
construction, much of this resource is likely to be destroyed. The property owner is
ultimately responsible for protecting as many trees as possible, with their understory and
ground cover. This responsibility is usually exercised by agents-the planners, designers and
contractors. It takes 20 to 30 years for newly planted trees to provide the benefits for which
we value trees so highly. Trees perform the following functions on a site:
1. Assist in stabilizing the soil and preventing erosion.
2. Help to decrease stormwater runoff through canopy interception and root
zone absorption.
3. Moderate temperature changes and provide shade.
4. Moderate the effects of sun and wind.
5. Provide buffers and screens against noise.
6. Filter pollutants from the air.
7. Help to remove carbon dioxide from the air and release oxygen.
8. Provide a haven for animals and birds, which help to control insect
populations.
9. Conserve and increase property values.
10. Provide psychological and aesthetic counterpoints to the man-made urban
setting.
Stresses of Construction
Trees may appear to be inanimate objects, but they are living organisms that are constantly
involved in the process of respiration, food processing, and growth. Construction activities
expose trees to a variety of stresses resulting in injury ranging from superficial wounds to
death. An understanding of these stresses is helpful in planning for tree protection.
1. Surface Impacts: Natural and man-related forces exerted on the tree above the
ground can cause significant damage to trees.
a. Wind damage - Removal of some trees from groups will expose those
remaining to greater wind velocities. Trees tend to develop anchorage where
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338
it is most needed. Isolated trees develop anchorage rather equally all around,
with stronger root development on the side of the prevailing winds. The more
a tree is protected from the wind, the less secure is its anchorage I The result
of improper thinning is often wind-thrown trees. Selective removal in favor
of a single tall tree may also create a lightning hazard.
b. Excessive pruning - Unprotected trees are often "topped" or carelessly pruned
to prevent interference with utility wires or buildings. If too many branches
are cut, the tree may not be able to sustain itself. If the pruning is done
without considering the growth habit, the tree may lose all visual appeal. If
the branches are not pruned correctly, decay may set in.
c. Trunk damage - Tree trunks are often nicked or scarred by trucks and
construction equipment. Such superficial wounds provide access to insects
and disease.
Root Zone Impacts: Disturbing and delicate relationship between soil, roots, and the
rest of the tree can damage or kill a tree. The roots of an existing tree are
established in an area where essential materials (water, oxygen, and nutrients) are
present. The mass of the root system is the correct size to balance the intake .of
water from the soil with the transpiration of water from the leaves.
a. Raising the grade as little as 6 inches can retard the normal exchange of air
and gases. Roots may suffocate due to lack of oxygen, or be damaged by
toxic gases and chemicals released by soil bacteria.
b. Raising the grade may also elevate the water table. This can cause drowning
of the deeper roots.
c. Lowering the grade is not usually as damaging as raising it. However, even
shallow cuts of 6 to 8 inches will remove most of the topsoil, removing some
feeder roots and exposing the rest to drying and freezing.
d. Deep cuts may sever a large portion of the root system, depriving the tree of
water and increasing the chance of wind-throw.
e. Lowering the grade may lower the water table, inducing drought. This is a
problem in large roadway cuts or underdrain installations.
f. Trenching or excavating through a tree's root zone can eliminate as much as
40 percent of the foot system. Trees suffering such damage usually die within
2 to 5 years.
g. Compaction of the soil within the drip line (even a few feet beyond the drip
line) of a tree by equipment operation, materials storage, or paving can block
off air and water from roots.
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3.38
h.
Construction chemicals or refuse disposed of in the soil can change soil
chemistry or be toxic to trees. Most damage to trees from construction
activities is due to the invisible root wne stresses.
Desiin Criteria
No formal design is required. However, in planning for the development of a wooded site
where some trees will be preserved, a number of criteria must be considered.
Selecting Trees to be Retained
The proper development of a wooded site requires completion of a plan for tree
preservation before clearing and construction begins. Trees should be identified by species,
and located on a topographical map, either as stands or as individuals, depending on the
density and value of the trees. Base decisions on which trees' to save on the following
considerations:
1. Ufe expectan~ and present age: Preference should be given to trees with a
long life span, such as white oak, beech, and maple. Long-lived specimens.
that are past their prime may succumb to the stresses of construction, so
smaller, younger trees of desirable species are preferred; they are more
resilient and will last longer. However, if the cost of preservation is greater
than the cost of replacement with a specimen of tbe same age and size,
replacement may be preferred.
2. Health and disease susceptibility: Check for scarring caused by fire or
lightning, insect or disease damage, and rotted or broken trunks or limbs.
Pest- and pollution-resistant trees are preferred.
3. Structure: Check for structural defects that indicate weakness or reduce the
aesthetic value of a tree: trees growing from old stumps, large trees with
overhanging limbs that endanger property, trees with brittle wood (such as
silver maple), misshapen trunks or crowns, and small crowns at the top of tall
trunks. Open grown trees often have better form than those grown in the
woods. Trees with strong tap or fibrous root systems are preferred to trees
with weak rooting habits.
4. Cleanliness: Some trees such as elm and black locust are notoriously "dirty",
dropping twigs, bark, fruit, or plant exudates. A clean tree is worth more than
a dirty one. Trees which seed prolifically or sucker profusely are generally
less desirable in urban areas. Thornless varieties are preferred.
5. Aesthetic values: Handsome bark and leaves, neat growth habit, fine fall
color, and attractive flowers and fruit are desirable characteristics. Trees that
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3.38
provide interest during several seasons of the year enhance the value of the
site.
6.
Comfort: Trees help relieve the heat of summer and buffer strong winds
throughout the year. Summer temperatures may be 10 degrees cooler under
hardwoods than under conifers. Deciduous trees drop their leaves in winter,
allowing the sun to warm buildings and soil. Evergreens are more effective
wind buffers.
7.
Wildlife: Preference should be given to trees that provide food, cover, and
nesting sites for birds and game.
8,
Adaptability to the proposed development:
a Consider the mature height and spread of trees; they may interfere
with proposed structures and overhead utilities. Roots may interfere
with walls, walks, driveways, patios, and other paved surfaces; or water
lines, septic tanks, and underground drainage.
b. Trees must be appropriate to the proposed use of the development;
select trees which are pollution-tolerant for high-traffic and industrial
areas, screen and buffer trees for noise or objectionable views, salt-
tolerant species for areas exposed to deicing salts or ocean spray.
c. Consider location of landfills. Gases generated in them can travel long
distances underground, to injure distant trees. Choose species tolerant
of anaerobic soil conditions.
d. Determine the effect of proposed grading on the water table. Grading
should not take place within the drip line of any tree to be saved.
9.
Survival needs of the tree: Chosen trees must have enough room to develop
naturally. They will be subject to injury from increased exposure to sunlight,
heat radiated from buildings and pavement, and wind. It is best to retain
groups of trees rather than individuals. As trees mature, they can be thinned
gradually.
10.
Relationship to other trees: Individual species should be evaluated in relation
to other species on the site. A species with low value when growing among
hardWOOds will increase in value if it is the only species present. Trees
standing alone generap.y have higher landscape value than those in a wooded
situation. However, tree groups are much more effective in preventing
erosion and excess stormwater runoff.
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3.38
Site Planning for Tree Protection
1. If lot size allows, select trees to be saved before siting the building. No tree should
be destroyed or altered until the design of buildings and utility systems is final.
2. Critical areas, such as flood plains, steep slopes, and wetlands, should be left in their
natural condition or only partially developed as open space.
3. Locate roadways to cause the least damage to valuable stands. Follow original
contours, where feasible, to minimize cuts and fills.
4. Minimize trenching by locating several utilities in the same trench. Excavations for
basements and utilities should be kept away from the drip line of trees.
5. Construction material storage areas and worker parking should be noted on the site
plan, and located where they will not cause compaction over roots.
6. When retaining existing trees in parking areas, leave enough ground ungraded
beyond the drip line of the tree to allow for its survival.
7. Locate erosion and sediment control measures at the limits of clearing and not in
wooded areas, to prevent deposition of sediment within the drip line of trees being
preserved. Sediment basins should be constructed in the natural terrain, if possible,
rather than in locations where extensive grading and tree removal will be required.
Specifications
1. Groups of trees and individual trees selected for retention shall be accurately located
on the plan and designated as "tree(s) to be saved." Individual specimens that are
not part of a tree group shall also have their species and diameter noted on tbe plan.
2. At a minimum, the limits of clearing shall be located outside the drip line of any tree
to be retained and, in no case, closer than 5 feet to the trunk of any tree (Plate 3.38-
1).
3. Marking: Prior to construction and before the preconstruction conference, individual
trees and stands of trees to be retained within the limits of clearing shall be marked
at a height visible to equipment operators. According to the Virginia Department
of Forestry, a diagonal slash of brightly colored paint approximately 8 to 10 inches
in length is a COIl1Il1on practice in areas where an accidental or purposeful alteration
of the proper markings is a concern. In most situations, such as an area which is
Supposed to receive formal landscaping, a surveyor's ribbon or a similar material
applied at a reasonable height encircling the tree will suffice.
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3.38
ORP Ur-.{:
PROTECTlVE DEVlCE
.
. .
""rl'
==-
CONSTRUCTION OPERATIONS RELATIVE
TO THE LOCATION OF PROTECTED TREES
Source: Public Facilities Manual. Vol. m, Fairfax Co.t Va.t 1976
Plate 3.38-1
4. Pre-Construction Conference: During any pre construction conference, tree
preservation and protection measures should be reviewed with the contractor as they
apply to that specific project.
5. Equipment Operation and Stora,&e: Heavy equipment, vehicular traffic, or stockpiles
of any construction materials (including topsoil) shall not be permitted within the
drip line of any tree to be retained. Trees being removed shall not be felled, pushed
or pulled into trees being retained. Equipment operators shall not clean any part of
their equipment by slamming it against the trunks of trees to be retained.
6. ~: Fires shall not be permitted within 100 feet from the drip line of any trees to
be retained. Fires shall be limited in size to prevent adverse effects on treeSt and
kept under surveillance.
7. Storage and Disposal of Toxic MateriaI~: No toxic materials shall be stored closer
than 100 feet to the drip line of any trees to be retained. Paint, acid, nails, gypsum
board, wire, chemicals, fuels, and lubricants shall not be disposed of in such a way
as to injure vegetation.
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3.38
Fencing and Annoring (Plate 3.38-2): Any device may be used which will effectively
protect the roots, trunk and tops of trees retained on the site, However, trees to be
retained within 40 feet of a proposed building or excavation shall be protected by
fencing. Personnel must be instructed to honor protective devices. The devices
described are suggested only, and are not intended to exclude the use of other
devices which will protect the trees to be retained.
a. Snow Fence - Standard 40-inch high snow fence shall be placed at the limits
of clearing on standard steel posts set 6 feet apart.
b. Board Fen~ - Board fencing consisting of 4-inch square posts set securely in
the ground and protruding at least 4 feet above the ground shall be placed at
the limits of clearing with a minimum of two horizontal boards between posts.
If it is not practical to erect a fence at the drip line, construct a triangular
fence nearer the trunk. The limits of clearing will still be located at the drip
line, since the root zone within the drip line will still require protection.
c. Cord Fence - Posts with a minimum size of 2 inches square or 2 inches in
diameter set securely in the ground and protruding at least 4 feet above the
ground shall be placed at the limits of clearing with two rows of cord 1/4-inch
or thicker at least 2 feet apart running between posts with strips of colored
surveyor's flagging tied securely to the string at intervals no greater than 3
feet.
d. Plastic Fencing - 40-inch high "international orange" plastic (pOlyethylene) web
fencing secured to conventional metal "T" or "un posts driven to a minimum
depth of 18 inches on 6-foot minimum centers shall be installed at the limits
of clearing. The fence should have the following minimum physical qualities:
Tensile yield:
Average 2,000 lbs. per 4-foot width (ASTM D638)
Ultimate
tensile yield:
Average 2,900 lbs. per 4-foot width (ASTM D638)
Elongation
at break (%):
Greater than 1000% (ASTM D638)
Chemical
resistance:
Inert to most chemicals and acids
e. Earth Berms . Temporary earth berms shall be constructed according to
specifications for a TEMPORARY DIVERSION DIKE (Std.. & Spec. 3.9)
with tbe base of the berm on the tree side located along the limits of clearing.
Earth berms may not be used for tbis purpose if their presence will conflict
with drainage patterns.
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1992
3.38
FENCING AND ARMORING
I
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DRP UN[ ~
SNOW FENCE
I.IO.\RO F~NCE
CORRECT METHODS OF TREE FENCING
.J'!
....
CORRECT TRUNK ARMORING
FENCE
TRIANGULAR
Source: Va. DSWC
Plate 3.38-2 .
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3.38
f.
Additional Trees - Additional trees may be left standing as protection
between the trunks of the trees to be retained and the limits of clearing.
However, in order for this alternative to be used, the trunks of the trees in the
buffer must be no more than 6 feet apart to prevent passage of equipment
and material through the buffer. These additional trees shall be reexamined
prior to the completion of construction and either be given sufficient
treatment to ensure survival or be removed.
g.
Trunk Armoring - As a last resort, a tree trunk can be armored with burlap
wrapping and 2-inch studs wired vertically no more than 2 inches apart to a
height of 5 feet encircling the trunk. If this alternative is used, the root zone
within the drip line will still require protection, Nothing should ever be
nailed to a tree.
Fencing and armoring devices shall be in place before any excavation or grading is
begun, shall be kept in good repair for the duration of construction activities, and
shall be the last items removed during the final cleanup after the completion of the
project.
9. Raising the grade: When the ground level must be raised around an existing tree or
tree group, the following considerations shall be made and steps taken to adequately
care for the affected tree.
a. A well may be created around the tree(s) slightly beyond the drip line to
retain the natural soil in the area of the feeder roots (plate 3.38-3).
~1GtW..
GIWlE
DRIP lINE
TREE
nNISHEO GRADE
Source: Va. DSWC
Plate 3.38-3
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3.38
b.
In the case of an individual tree, when the above alternative is not practical
or desirable, the following method is recommended to ensure survival of the
tree (Plate 3.38-4).
1) Before making the fill, remove the green vegetation, sod, leaf litter,
and other organic matter from beneath the tree or trees to a distance
of 3 feet beyond the drip line and loosen the surface soil to a depth of
approximately 3 inches without damaging the roots.
2) Apply fertilizer in the root area of the tree to be retained. Fertilizer
formulations and application rates and methods shall conform to the
guidelines provided in Table 3.38-A
3) The dry well shall be constructed so as to allow for tree trunk diameter
growth. A space of at least 1 foot between the tree trunk and the well
wall is adequate for large, old, slow-growing trees. Clearance for
younger trees shall be at least 2 feet.
4) The well shall be high enough to bring the top just above the level of
the proposed fill The well wall shall taper slightly away from the tree
trunk at a rate of 1 inch per foot of wall height.
5) The well wall shall be constructed of large stones, brick, building tile,
concrete blocks, or cinder blocks with care being taken to ensure that
ample openings are left through the wall of the well to allow for free
movement of air and water. Mortar shall only be used near the top of
the well and only above the porous fill.
6) . Drain lines composed of 4-inch, high-quality drain tiles shall begin at
the lowest point inside the well and extend outward from the tree
trunk in a wheel-and-spoke pattern with the trunk as the hub. These
radial drain lines shall slope away from the well at a rate of 1/8 inch
per foot The circumferential line of tiles Should be located beneath
the drip line of the tree. Vertical tiles or pipes shall be placed over
the intersections of the two tile systems if a fill of more than 2 feet is
contemplated. These vertical tiles shall be held in place with stone fill.
Tile joints shall be tight. A few radial tiles shall extend beyond each
intersection and Shall slope sharply downward to ensure good drainage.
7) Tar paper or its approved equivalent shall be placed over the tile
and/or pipe joints to prevent clogging, and large stone shall be placed
around and over drain tiles and/or pipes for protection.
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TREE WELL DETAIL
1lLE DRAINS
VERTICAl DRAIN
.
Source: Adapted from Tree Maintenance, 5th ed., Pirone, 1~n8.
ill - 404
338
flLl SOIL
STRAW OR
FlLlER F,-aRIC
SN.l.LL STONE
l..},RGE STONE
--TiR.-P~--
1lLE DRAIN
Plate 3.384
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1992
I I i
0 0
- -
z '"" ~ ~ 1
'"" ~
~ 0 0
i.O J; i.O 1" 1" 1" (:l '"" (:l
I I 0
00 00 1.0 1.0 1.0 B B
i I 0 I I I I ~:s
0 0 0 0 0 ~ ~
0 0
...... - - ...... ...... - u ~~ u
";3 ";3 ";3 1 ca 3 '"" '""
.... 'e .... 'e 0 ~3 0
~ e ~ v v
f2 v U t> f~ co
s s s S E ~ ~i
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0 0 0 ~ ~~
u u U U
~ g g := ]
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E ..c:: :M .i::I 'B 'B .5 0
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"5 ..c: '5 .d .... B g.:=
~ 0 0 0 ....
.5 .5 (:l .5 11 0
.... ~
~ ~... ~B ... '"" .::: e .;:! 8~
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.i:::"' g'~ .5 -a '"" (:l
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tf.)-< 0 0.5 tf.) ~
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~ C'tS g ~ v C Cl
~o ~ - ..
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tf')O
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=u
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338
00
l'
0'\
-
v"
e
ii:;
~
~
E
~
(:l
~
c:::
o
'Jj
C'tS
E
cE
(:l
-
()
~
::s
o
tf.)
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1992
3.38
8) A layer of 2- to 6-inches of stone shall be placed over the entire area
under the tree from the well outward at least as far as the drip line.
For fills up to 2-feet deep, a layer of stone 8- to 12-inches thick should
be adequate. A thicker layer of this stone, not to exceed 30 inches,
will be needed for deeper fills.
9) A layer of3/4-inch to I-inch stone covered by straw, fiber-glass mat or
a manufactured filter fabric shall be used to prevent soil from clogging
the space between stones. Cinders shall not be used as fill material.
10) Filling shall be completed with porous soil such as topsoil until the
desired grade is reached. This soil shall be suitable to sustain specified
vegetation.
11) To prevent clogging of the drain lines, crushed stone shall be placed
inside the dry well over the openings of the radial tiles. Vertical tiles
shall also be filled with crushed rock and may also be covered with a
screen.
12) To prevent anyone from falling into the dry well and leaves and debris
from accumulating there, the area between the trunk and the well wall
shall either be covered by an iron grate or filled with a 50-50 mixture
of crushed charcoal and sand. (This will also prevent rodent
infestation and mosquito breeding.)
Co Where water drainage through the soil is not a problem, coarse gravel in the
fill may be substituted for the tile. This material has sufficient porosity to
ensure air drainage. Instead of the vertical tiles or pipes in the system, stones,
crushed rock, and gravel may be added so that the upper level of these porous
materials slants toward the surface in the vicinity below the drip line (Plate
338-5).
10.
d. Raising the grade on only one side of a tree or group of trees may be
accomplished by constructing only half of one of these systems.
Lowering the grade: Trees shall be protected from harmful grade cuts by the
construction of a tree wall (Plate 3.38-6).
a. Following excavation, all tree roots that are exposed and/or damaged shall be
trimmed cleanly, painted with tree paint, and covered with moist peat moss,
burlap, or other suitable material to keep them from drying out,
b. The wall shall be constructed of large stones, brick, building tile, or concrete
block or cinder block in accordance with the detail in Plate 3.38-6.
III - 406
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3.38
TREE WELL WITHOUT DRAIN TILES
ORP UNE
NEW GIW>E
Fl.L SOL
CCW!St:
GRAVEL
Source: Va. DSWC
Plate 3.38-5
c. Backfill with peat moss or other organic material or with topsoil to retain
moisture and aid in root development.
d. Apply fertilizer and water thOroUghlYI Fertilizer formulations and application
rates and methods shall conform to the guidelines provided in Table 3.38-A
e. Prune the tree crown, reducing the leaf surface in proportion to the amount
of root loss.
f. Provide drainage through the wall so water will not accumulate behind the
Wall,
g. Lowering the grade on only one side of a tree or group of trees may be
accomplished by constructing only half of this system.
lIT - 407
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3.38
TREE WALL DETAIL
M" UN' ~
S' IAN.
U/IE or t.CINlMUI.I
EXCAVATION FOR
WAl..1.. CONSTRUCllON
(DRIP UI'E)
TOPSOIL BACkFlU.
NOTE: ROOTS PENETRATING ON[}
"THE WALL lOCATION SHOU..D
BE BRIDGED
3(J' MIN.
Source: Adapted from Trees for Architecture and
the Landscape. Zion, 1968.
Plate 3.38-6
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1992 3.38
11. Trenching and Tunnelling:
a Trenching shall be done as far away from the trunks of trees as possible,
preferably outside the branches or crown spreads of trees, to reduce the
amount of root area damaged, or killed by trenching activities.
b. Wherever possible, trenches should avoid large roots or root concentrations.
This can be, accomplished by curving the trench or by tunnelling under large
roots and areas of heavy root concentration.
c. Tunnelling is more expensive initially, but it usually causes less soil
disturbance and physiological impact on the toot system (Plate 3.38-7). The
extra cost may offset the potential cost of tree removal and replacement
should the tree die.
TRENCHING VS. TUNNELING
~"~i:::::: .li...:....
:.;~;:~~f.~t::::~~: .'
'~.'"
tJ[:Z::.2: '
~~~'>.~....,.
DESTRUCTION OF FEEDER ROOTS
WILL PROBABLY KILL THE TREE
TUNNELING UNDER THE TREE WILL
PRESERVE IMPORTANT FEEDER ROOTS
Source: Tree Maintenance, Pirone, 1979.
Plate 3.38-7
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14.
1992
3.38
Thnnelling is almost always preferred over the trenching method. The tunnel
should be 18 inches or greater below the ground surface and should not be
located under the center of the tree (an off-center tunnel has the least impact
on the roots).
d. Roots shall not be left exposed to the air. They shall be covered with soil as
soon as possible or protected and kept moistened with wet burlap or peat
moss until the trench or tunnel can be filled.
e. The ends of damaged and cut roots shall be cut off smoothly and protected
by painting promptly with a tree-wound dressing.
f. Trenches and tunnels shall be filled as soon as possible I Air spaces in the soil
shall be avoided by careful filling and tamping.
12.
g. Peat moss or other suitable material shall be added to the fill material as an
aid to inducing and developing new root growth.
h. The tree shall be mulched and fertilized to conserve moisture, stimulate new
root growth, and enhance general tree vigor.
i. If a large amount of the root system has been damaged and killed, the crown
leaf surface shall be proportionately reduced to balance the reduced root
system. This may be accomplished by pruning 20 to 30 percent of the crown
. foliage. If roots are cut during the winter, pruning shall be accomplished
before the next growing season. If roots are cut during the growing season,
pruning shall be done immediately.
Removal and Replacement of Damaged Trees: Should a tree intended and marked
to be retained be damaged seriously enough that survival and normal growth are not
possible, the tree shall be removed. If replacement is desirable and/or required, the
replacement tree shall be of the same or similar species, 2-inch to 2%-inch
(minimum) caliper balled and burlapped nursery stock. However, today, with the aid
of a "tree spade," the same caliper tree may be required as a replacement.
Clean-Up: ' Clean-up after a construction project can be a critical time for tree
damage. Trees protected throughout the development operation are often destroyed
by carelessness during the final clean-up and landscaping. Fences and barriers shall
be removed last, after everything else is cleaned-up and carried away.
13.
Maintenance: In spite of precautions, some damage ~o protected trees may occur.
In such cases, the following maintenance guidelines should be followed:
a. Soil Aeration - If the soil has become compacted over the foot zone of any
tree, the ground sball be aerated by punching holes with an iron bar. The bar
shall be driven I-foot deep and tben moved back and forth until the soil is
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1992
3.38
loosened. This procedure shall be repeated every 18 inches until all of the
compacted soil beneath the crown of the tree has been loosened.
b.
Repair of Damage
1) Any damage to the crown, trunk, or root system of any tree retained
on the site shall be repaired immediately.
2) Whenever major root or bark damage occurs, remove some foliage to
reduce the demand for water and nutrients.
3) Damaged roots shall immediately be cut off cleanly inside the exposed
or damaged area. Cut surfaces shall be painted with approved tree
paint, and moist peat moss, burlap, or top-soil shall be spread over the
exposed area.
4) To treat bark damage, carefully cut away all loosened bark back into
the undamaged area, taper the cut at the top and bottom., and provide
drainage at the base of the wound (Plate 3.38-8).
5) All tree limbs damaged during construction or removed for any other
reason shall be cut off above the collar at the preceding branch
junction (Plate 3.38-8).
6) Care for serious injuries shall be prescribed by a forester or a tree
specialist.
C,
Fertilization: Broadleaf trees that have been stressed or damaged shall
receive a heavy application of fertilizer to aid their recovery.
1) Trees shall be fertilized in the late fall (after October 1) or the early
spring (from the time frost is out of the ground until May 1). Fall
applications are preferred, as the nutrients will be made available over
a longer period of time.
2) Fertilizer shall be applied to the soil over the feeder roots (see Plate
3.38-9). In no case should it be applied closer than 3 feet to the trunk.
The root system of conifers extends some distance beyond the drip
line. Increase the area to be fertilized by one fourth the area of the
crown.
3) Fertilizer shall be applied using approved fertilization methods and
equipment.
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1992
TREE WOUND
3.38
TREE
TREATING BARK WOUNDS
TRIM ~O TAPER
INCORRE:CT
CORRECT
CORRECT
PRUNING DAMAGED BRANCHES
Source: Public Facilities Manual, Vol. Ill, Fairfax Co., Va., 1976.
. Plate 3.38--8
4) Formulations and application rates shall conform to the guidelines
given in Table 3.38.A
Maintain a ground cover of organic mulch around trees that is adequate to
prevent erosion, protect roots, and hold water.
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TREE FERTILIZA TION
DRIP LNE ~I .. {?8r,grN~~ ~
DW.lETER or TOTAL ROOT
AAD.) SINCE fEW FEEDER
_ _ _ .'!': ROOTS ARE IN THIS AREA.
-.....;:;- - <5" -= c;> ~
1- / -- ~ __ -cs - -'l;i - - ____ __ ro-' -.. .-
.,.. ~ _ ....... 0 - __~......
... 1;~- ~: C> :. ~ <=> ~~ ..
I --.<=> c:> <::> _ Q ~ ))
__ \c:> e <::> <::> c:> C> L-. <::> .. = ../. ...
, ,,=..... .-. .. <::> c::> =,/ C> /
"<::> -. <::> - <::> .... /'
.............. --c::: c:> .....=__ -6 ,//
...........c:> --Q... - - - -Q.. "1M.,- ..-
:.;:.-~~~.-~--~--_--\--- -
- l EXlEND rEEDING CRCU:
SUGHlLY BEYOND THE
ORlP UNE OF TIt:: TREE
..
HOlES SHOULD BE APPROXIMA.TElY IS" DEEP
AND 2' APAAT, AH:J THEY SHOl)LD SlANT
TOWARD THE TRUNK.
Source: Tree Maintenance, Pirone, 1979.
338
Plate 338-9
ill - 413