Woodlands Management Plan - Parkfairfax · Woodlands Management Plan (Draft June 2011) I ....

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Woodlands Management Plan

(Draft June 2011)

I . Background

A. Definition of Woodlands Areas vs. Landscaped Areas of Parkfairfax

The woodlands are defined as those wooded areas of Parkfairfax which are left natural and

are not generally landscaped or maintained on a regular basis by the Landscape Director. Of

the 132 acres comprising Parkfairfax, less than one-tenth are covered by buildings and

approximately 22.5 acres are woodlands. The woodlands are divided into six main areas

(200 Martha Custis Fence Line Woods, 500 Lyons Lane Woods, 600 Valley Gunston Woods,

700 Ward III Woods, 800 Coryell Woods, and 900 Mt. Eagle Woods) and two much smaller

areas (300 Martha Custis Woods). See Appendix 1 for maps outlining the general

dimensions of the eight woodland areas.

B. Woodlands of Parkfairfax – Background and Justification

According to the Parkfairfax application form for the National Register of Historic Places

(Sept. 14, 1998), the woodlands were part of the original design of Parkfairfax: “Site

planners also purposely maintained quite large tracts of woodlands, and the community has

developed unpaved walking paths throughout these glens.” … “The woodland areas were

intentionally reserved by the community planners to attract birds.”... “Certain areas near Mt.

Eagle, Ravensworth, and Ripon Places have been maintained as woodlands since the

neighborhood’s construction.”

As the application form further notes, trees have always been a defining feature of

Parkfairfax, in both the woodlands and the landscaped areas: “The most striking aspect of the

Parkfairfax Historic District’s landscape is its trees.” “Although many native species of

trees were initially removed to facilitate construction, the community’s landscape plan called

for the planting of numerous specimen trees.” “These trees help to define the bucolic and

mature character of the community.”

As the 21st century unfolds, the trees of Parkfairfax and especially our natural woodland

areas, have become even more important than the site planners originally envisioned. Our

trees shade our buildings and grounds in the hot summer months, lowering air conditioning

bills and providing a noticeable drop in temperature as one walks beneath them. In winter the

hardwood trees, which shed their leaves, allow sunlight to filter through when we need it

most. Our trees absorb traffic noise and pollution and their roots stabilize slopes and reduce

erosion and storm water runoff into Four Mile Run. Our woodlands filter water percolating

through the ground and provide protection from flooding and high winds. The water filtering

and slope stabilizing functions are especially enhanced in areas where a diversity of native

plants surrounds the trees, as opposed to monocultures of English ivy. A diversity of native

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plants and trees1 provides much needed habitat for native birds and insects. Native birds are

adapted to the plants, trees and insects that evolved together in Northern Virginia in

prehistoric times. Over the last 60 years native trees and plants have increasingly been

removed and the soil drastically disturbed (as during construction and landscaping). The

natives have often been replaced on purpose or crowded out over time with invading exotic

plants, whose invasiveness increases in disturbed soils. As a result, the habitat for our native

birds and other wildlife has shrunk and many have had to go elsewhere or die. While exotic

plants may produce berries and seeds, these do not supply the nutrients that native birds need

to survive the winter months. The birds may eat them for lack of anything better, thus

assisting in spreading the exotics. Sometimes the exotic fruits eaten by native birds actually

make the birds ill, as in the case of berries produced by English ivy, which cause diarrhea in

native birds.

According to Rod Simmons, Natural Resource Specialist and Plant Ecologist for the City of

Alexandria and Site Registry Chair for the Virginia Native Plant Society, the 600 Valley

Drive woods contain native plants that are now rare in Alexandria. Mr. Simmons advises that

in areas where a healthy seed bank still exists, the natives will regenerate once the exotic

plants are removed.

C. Goals and Objectives of the Woodlands Program

In keeping with the original plan of Parkfairfax as a “park” and the intention of the planners

to attract native birds, the goal of the Woodlands Program is to enhance and maintain the

health and native biodiversity of the woodlands. The primary objectives are to protect native

trees and plants and to restore native habitat to woodland areas damaged by disturbance from

construction activities and long term invasion by exotic plants. In accomplishing these

objectives, the Woodlands Program seeks to educate the Parkfairfax community about the

benefits of healthy woodlands and also to work in an advisory role with Management in

protecting and managing the woodlands.

II. Policies, Procedures, and Guidelines to be followed by Residents and Management

A. Planting and Landscape Work in Woodland Areas

The woodlands are part of the general common element of Parkfairfax, therefore residents

shall not plant anything in the woodlands without permission of the Covenants Committee.

The procedure for submitting an application for planting in the general common element is

explained in Administrative Resolution No. 2, Design Review Procedures and Guidelines

Relating to Changes to Units or Common Elements, Section IV. A. and D. The Covenants

Committee shall refer to the Woodlands Management Plan, Appendices II, III, and V, when

considering resident applications for planting in the limited common elements or common

elements bordering or extending into the woodlands. See Appendix II for a listing of native

1 Defined as those plant and tree species documented to be growing naturally within Eastern North America, having

had an historical presence since the time of European contact.

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plants recommended for planting in areas bordering the woodlands. See Appendix III for a

listing of non-native invasive plants that are harmful to native woodlands and are not

permitted in the common elements bordering or extending into the woodlands. See Appendix

V for a listing of unit addresses bordering the woodlands. The Landscape Director, in

consultation with the Woodlands Committee, will review all plant applications for areas

bordering or extending into the woodlands prior to the Covenants Committee’s review.

Unit owners are responsible for keeping any non-native invasive plants in their gardens from

encroaching on the woodlands.2 Violations will be addressed by the Covenants Committee.

Residents who live adjacent to woodland areas are encouraged to plant any of the native

plants listed or referenced in Appendix II in their garden areas that border on the woodlands.

Conversely, exotic invasive plants such as those listed in Appendix III, are not permitted in

areas bordering the woodlands (see Appendix V)

Residents may not remove any natural material (sticks, branches, leaves, dead plants or trees,

living plants or trees, stones, or dirt)3 from the woodlands unless they are doing so as part of a

Woodlands Committee project.

No plant debris, piles of leaves, garbage, or other material from outside the woodlands may

be dumped in the woodlands. This includes clippings from shrub or tree trimming, dead

house or garden plants, flower pots, dirt, charcoal, construction debris, pet waste, or other

trash.4

Residents may not do any landscaping in woodland areas, introduce any landscape timbers or

other materials into the woodlands, or perform any activity that alters the ground or soil in the

woodlands. Examples of such ground altering activities include riding skateboards, bicycles,

wagons or motorized vehicles through the woods, starting fires, cooking on grills or over

campfires, mulching, building walls or pathways, installing paving stones, or digging for any

reason unless previously approved by Covenants Committee for the purpose of planting

approved plants. See A.R. #2, p. 15, Section IV. D.

Planting projects using native plants may be undertaken in certain woodland areas by the

Woodlands Committee to restore native habitat. Such projects shall only be initiated in areas

where the soil has experienced long term disturbance due to damage from construction and/or

exotic invasive plants.

2 See A.R. #2, p. 9, Section IV. A. 1. j. Invasive non-native plants such as those listed in Appendix

III are harmful to woodlands because they crowd out or strangle native plants and trees, produce chemicals that

change the soil composition and can poison native plants and trees, decrease the native plant diversity necessary to

sustain native insects, birds and wildlife, and eventually form monocultures where few other plants can survive. 3 See A.R. #2, p. 15, Section IV. D. Plant materials provide nourishment to the soil as they decay and

are a food and shelter source for native insects, birds, and other wildlife. The removal of plant materials, stones and

dirt from the woodlands encourages erosion. 4 See A.R. #2, p. 15, Section IV. D. These materials, in addition to being unsightly, can introduce

seeds from invasive, non-native plants, and smother, damage or kill native vegetation.

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Planting projects using native plants may also be undertaken by the Landscape Director in

areas lacking vegetation due to storm damage or removal of exotic invasive plants.

Whenever possible, major landscape work and disturbance of the soil and tree roots shall be

avoided.

The Landscape Director shall instruct landscape contractors to avoid blowing, raking, or

piling large quantities of leaves and other landscape debris in the woodlands.

B. Erosion Concerns

Resident or Management concerns about erosion within a woodland area will be assessed by the

Landscape Director. The Landscape Director will inform the Woodlands Chair of any area where

erosion is a problem and will discuss plans for controlling the erosion. The Woodlands Chair

will recommend native plantings to use in the problem area. The Landscape Director will use

only native plants in woodland areas where plantings are part of erosion control (see Appendix II

for list of recommended native plants).

C. Pruning or Removal of Woodland Trees

Resident or management concerns or complaints about trees within woodland areas will be

assessed by the Landscape Director. Residents should refer to “Procedures for Requesting and

Approval of Tree Removal” (include link to document). The Landscape Director will inform the

Chair of the Woodlands Committee in advance of a healthy tree needing to be cut down and will

consider any concerns the Woodlands Chair may have. If necessary, the Landscape Director will

submit a single recommendation to the Board of Directors for decision. It will not be necessary

for the Landscape Director to notify the Woodlands Committee in advance of pruning a woodland

tree, unless major pruning work involving many trees is anticipated.

Dead Trees

Dead trees in woodland areas shall be left standing unless the Landscape Director determines that

the tree is in danger of falling on a building, sidewalk, tot lot, pathway, roadway, or vehicle

parking area. Where possible, such trees will be “topped” so that the lower portion of the dead

tree (to a height determined by the Landscape Director) is left standing.5

Fallen trees and branches

Trees or branches that have fallen completely within a woodland area shall be left where they fell

unless the Landscape Director determines that the fallen tree or branch is unduly obstructing a

major woodland path, sidewalk, tot lot, roadway, or vehicle parking area. The Woodlands

Committee may request the removal of very large fallen branches or trees if they are causing

substantial damage to adjacent trees. Tree remains that have been cut up in most cases should be

left in the woods, except when they are so large or numerous that they would substantially alter

the normal appearance or health of the woodlands if not removed. The Landscape Director

5 Dead trees are natural to woodlands and are a food and shelter source for native insects, birds and other

wildlife, in addition to providing nutrition to the soil as they decay.

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should instruct the landscape crew or contractors to avoid further damage to adjacent trees and

plants in the course of cutting and leaving portions of trees in the woodlands.

D. Control of Exotic Invasive Plants

The Woodlands Committee monitors the woodlands for the presence of exotic invasive plants.

Whenever feasible, committee members remove these plants by hand. If the Woodlands

Committee determines that additional or contracted assistance is needed to remove the exotic

plants, management shall be alerted. The Woodlands Committee will work with management

and contractors to facilitate control of exotic invasives and protection of native trees and plants.

The Landscape Director will be responsible for directing contractors.

Appendix IV provides a history of the Woodlands Program and Invasives Removal funding

(2005-2012). Funding for the control of exotic invasive plants shall be provided for in the

Association’s Reserve Study based on recommendations from the Woodlands Committee and

approval by the Landscape Director.

E. Poison Ivy in the Woodlands

Poison Ivy is a native plant that can be invasive in disturbed areas. While it is considered

undesirable by humans, the berries are an important food source for birds. The Woodlands

Program does not intend to remove poison ivy systematically, however it may be removed in

certain situations when it is hampering the removal of targeted exotic species. The Parkfairfax

Landscape crew is trained in the use of herbicides and may treat poison ivy encroaching on

certain woodland trails at the request of residents. Residents should never use herbicides

themselves in the woodlands, but may request that Management implement treatment of poison

ivy along specified woodland trails.

F. Professional Assessment of the Woodlands

The Woodlands Committee recommends that the woodlands be assessed periodically (once every

5-10 years) by an independent professional urban forester. The purpose of the assessment is to

determine the overall health of the woodlands and the relative proportions of native vs. non-

native trees and plants. The assessment should include a written report for the Board of

Directors.

III. Roles of the Woodlands Committee, Landscape Committee, and Covenants Committee in

relation to decisions about plants and trees in the Woodlands.

While the Covenants Committee reviews resident’s requests for planting in the general common element,

in the case of areas bordering the woodlands, the Woodlands Committee should be consulted and shall

provide recommendations of appropriate native plants for areas bordering or extending into the

woodlands. Any planting in such areas proposed by residents must comply with the provisions of A.R.

#2 dealing with Woodlands (See A.R. #2, Section IV. A. and D). The Landscape Director, in consultation

with the Woodlands Committee, will review all plant applications for areas bordering or extending into

the woodlands prior to the Covenants Committee’s review.

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In the past, the Landscape Committee, in consultation with the Landscape Director, had reviewed all

requests for removal of trees in both the Landscape and the Woodlands. It is now agreed that the

Woodlands Committee will review any requests that involve woodland trees, in consultation with the

Landscape Director.

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PARKFAIRFAX WOODLAND AREAS

22.5 Acres

Submitted by: Mary C. Hastings

March 18, 2007

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900 Mt. Eagle Woods 5.9 acres GPS November 9, 2005

300 Martha Custis Woods - 1 .02 acre GPS March 14, 2007

300 Martha Custis Woods - 2 .02 acre GPS March 14, 2007

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500 Lyons Lane Woods 0.5 acres GPS November 9, 2005

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700 Ward III Woods 3.6 acres GPS March 13, 2007

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800 Coryell Woods 2.9 acres GPS November 8, 2005

200 Martha Custis Fence Line Woods 1.9 acres GPS March 13, 2007

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600 Valley/Gunston Woods 7.3 acres GPS January 29, 2007

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APPENDIX II

Native Plants Recommended for Parkfairfax Woodlands or Adjoining Landscaped Areas

(Note: For the 600 woods, only those plants native to Parkfairfax should be used.)

Native groundcovers for shade/partial shade

Common Name Scientific Name Native to

Parkfairfax?

Aster - White woodland Aster divaricatus or Eurybia

divaricata

Yes

Blackberry - Common Rubus allegheniensis Yes

Black-eyed Susan Rudbeckia hirta

Canadian anemone Anemone canadenis

Columbine - Native Aquilegia canadensis

Dwarf tickseed Coeropsis auriculata

Fern - Bracken Pteridium aquilinum Yes

Fern - Christmas Polystichum acrostichoides

Fern - Hay scented Dennstaedtia puntilobula

Fern - Maidenhair Adiantum pedatum

Fern - New York Thelypteris noveboracensis

Fern - Wood Dryopteris marginalis

Foam flower Tiarella cordifolia

Golden ragwort Senecio aureus

Goldenrod - Bluestem or

wreath

Solidago caesia Yes

Goldenrod - Early Solidago juncea

Goldenrod - Erect Solidago erecta

Green & Gold or Goldenstar Chrysogonum virginianum

Lyre-leaf sage Salvia lyrata

Mayapple Podophyllum peltatum Yes

Mistflower (wild ageratum) Eupatorium coelestinum Yes

Pachysandra1 - Native Pachysandra procumbens

Phlox - Creeping Phlox stolonifera

Phlox – Summer or Garden Phlox paniculata

Phlox – Wild Blue Phlox divaricata

Robin’s plantain Erigeron pulchellus

1 Native Pachysandra (Pachysandra procumbens) is not to be confused with Japanese Pachysandra (Pachysandra

terminalis) sold in most nurseries.

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Common Name Scientific Name Native to

Parkfairfax?

Solomon’s Plume Smilacina racemosa Yes

Solomon’s Seal Polygonatum biflorum Yes

Virginia Creeper Parthenocissus quinquefolia Yes

Virginia knotweed Tovara virginiana/Persicaria

virginiana or Polygonum

virginiana

Yes

Wild bleeding heart Dicentra exima

Wild geranium Geranium maculatum

Woodland sunflower Helianthus

Native Shrubs

Common Name Scientific Name Native to Parkfairfax?

American Beautyberry Callicarpa Americana

Black huckleberry Gaylussacia baccata

Blueberry - Highbush Vaccinium species Yes

Blueberry - Lowbush Vaccinium augustifolium Yes

Chokeberry - Red Aronia arbutifolia

Deerberry Vaccinium stamineum Yes

Elderberry Sambucus canadensis Yes

Gray stem dogwood Cornus foemina ssp. racemosa Yes

Leatherwood Dirca palustris

Mountain Laurel Kalmia latifolia Yes

Pinxterbloom azalea Rhododendron periclymenoides Yes

Rose - Carolina Rosa carolina

Rose - Virginia Rosa virginiana

Spicebush Lindera benzoin

Viburnum - Arrowwood Viburnum dentatum Yes

Viburnum - Blackhaw Viburnum prunifolium

Viburnum - Mapleleaf Viburnum acerfolium Yes

Viburnum - Nannyberry Viburnum lentago

Virginia sweetspire Itea virginica

Winterberry holly Ilex verticillata

Witch Hazel Hamamelis virginiana Yes

Native understory (small) Trees


Dogwood Cornus florida Yes

Fringetree Chioanthus virginicus

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Hazelnut, American Corylus americana

Mulberry, Red Morus rubra Yes

Redbud Cercis Canadensis Yes

Sassafras Sassafras albidum Yes

Serviceberry - Downy Amelanchier arborea Yes

Native Trees


American Beech Fagus grandiflora

American Elm Ulmus Americana ?

American Hawthorn Crataegus phaenopyrum Yes

American Holly Ilex opaca Yes

Black Gum Nyssa sylvatica

Cherry, Black Prunus serotina

Eastern Red Cedar Juniperus virginiana Yes

Hickory - Bitternut Carya cordiformis ?

Hickory - Mockernut Carya tomentosa Yes

Hickory - Pignut Carya glabra Yes

Oak - Black Quercus velutina ?

Oak - Blackjack Quercus marylandica ?

Oak - Chestnut Quercus montana Yes

Oak - Northern Red Quercus rubra Yes

Oak - Pin Quercus palustris

Oak - Post Quercus stellata

Oak - Scarlet Quercus coccinea Yes

Oak - Southern Red Quercus falcate

Oak - White Quercus alba Yes

Oak - Willow Quercus phellos

Sweet Gum Liquidambar styraciflua Yes

Tulip Tree Liriodendron tulipfera

Virginia Pine Pinus virginiana

Note: Most of these native plants and many more can be purchased at the Parkfairfax Native

Plant Sale, held twice yearly (April & September) or from the Virginia Native Plant Society at

Green Spring Gardens in Alexandria, which also has biannual sales in the spring and fall. For

information about these sales, lists of area vendors, and links to their websites see:

http://home.earthlink.net/~sknudsen/ and http://www.vnps-pot.org/about-us

http://home.earthlink.net/~sknudsen/

http://www.vnps-pot.org/about-us

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Appendix III

Non-Native, Invasive Plants and Trees Inappropriate for Woodlands and Adjacent Areas*

Below are listed non-native plant species which are not appropriate for the Parkfairfax woodlands or

adjacent areas. These species are highly invasive and difficult to control. A few (such as English ivy)

can be used in confined landscaped areas with regular maintenance. However, in unmaintained, natural

areas like our woodlands they quickly take over, crowd out or smother native plants, reduce or eliminate

food and habitat for birds and other wildlife, deplete soil moisture and nutrients for native species, alter

the soil and inhibit the regeneration of native plant and tree seedlings. Some of these species will climb

trees, slowly killing the tree by enveloping branches, blocking sunlight, girdling the trunk and roots, and

making the tree more susceptible to blowing over during storms. Trees are also more susceptible to

disease when the trunk is covered by vines, which inhibits air circulation and encourages insect attack.

*Note: This list is not comprehensive. If in doubt, check with the Woodlands Committee or refer to the

following websites:

http://www.nps.gov/plants/alien/ - National Park Service

http://www.ma-eppc.org/ - Mid-Atlantic Exotic Pest Plant Council (MA-EPPC)

Vines:

Common Name Scientific Name

Chinese wisteria Wisteria sinensis

English Ivy Hedera helix

Japanese honeysuckle Lonicera japonica

Japanese wisteria Wisteria floribunda

Kudzu Pueraria Montana

Mile-a-minute weed Polygonum perfoliatum

Oriental Bittersweet Celastrus orbiculatus

Periwinkle Vinca minor and Vinca major

Porcelainberry Ampelopsis brevipedunculata

Herbaceous Plants:

Creeping Euonymous Euonymus fortunei

Garlic Mustard Alliaria petiolata

Japanese knotweed Polygonum cuspidatum or Fallopia japonica

Japanese stilt grass Microstegium vimineum

http://www.nps.gov/plants/alien/

http://www.ma-eppc.org/

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Lesser Celandine (Fig buttercup) Ranunculus ficaria

Moneywort (or Creeping Jenny) Lysimachia nummularia

Shrubs:

Exotic bush honeysuckles:

Bell’s honeysuckle Lonicera x bella

Amur honeysuckle Lonicera maackii

Tartarian honeysuckle Lonicera tatarica

Morrow’s Lonicera morrowii

Multiflora Rose Rosa multiflora

Autumn Olive Elaeagnus umbellate

Russian Olive Elaeagnus angustifolia

Bamboo Bambusa, Phyllostachys and Pseudosasa species

Wineberry Rubus phoenicolasius

Rose of Sharon, Althea Hibiscus syriacus or Althea syriacus

Trees:

Bradford Pear Pyrus calleryana ‘Bradford’

Chinaberry Melia azedarach

Chinese tallow tree Triadica sebifera

Mimosa tree Albizia julibrissin

Norway Maple Acer platanoides

Paper Mulberry Broussonetia papyrifera

Princess tree Paulownia tomentosa

Sawtooth Oak Quercus acutissima

Tree-of-Heaven Ailanthus altissima

White Mulberry Morus alba

White Poplar Populus alba

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Appendix IV - Parkfairfax Woodlands Invasives Removal: History and Funding

Part 1: History

Parkfairfax has 22.5 acres of woodlands broken into 7 separate areas (see Appendix I

GPS maps). The woodlands are not maintained by the Landscape crew, except on

occasion if large fallen trees obstruct major paths or if a tree is in danger of falling on a

building. Judging from available old aerial photographs, at the time Parkfairfax was built

in the early 1940’s, tree cover in most parts of the property (with the exception of the 600

woods and clusters of trees in the area of the 800 Coryell woods and 900 Mt. Eagle

woods) was much less than became the norm later in the 20th

century. Several of today’s

woodland areas located near buildings had few trees and much of the surrounding soil

was disturbed during construction of the buildings. Since that time, more trees have

grown in the woodlands. Unfortunately over the last 50-60 years the disturbed soil in

areas adjacent to woodlands encouraged the spread of invasive non-native vines such as

English ivy, Japanese honeysuckle and Chinese wisteria, which had been planted in many

cases by residents and staff in landscaped areas near the woods.

By 2001 the vines in many woodland areas were completely covering the trunks of most

of the trees, sometimes extending into the upper branches. Over the same time several

other non-native invasive problem species have proliferated, such as tree-of heaven,

Norway maple, multiflora rose and various bush honeysuckles. The presence of

aggressive vines in combination with other non-native invasive plants contributed to a

steady decline in the health of the trees and other native plants in our woodlands resulting

in the loss of many mature trees before their time and the elimination of many tree

seedlings and saplings before they could reach maturity. As a result, habitat for birds

and other beneficial wildlife has been depleted and the quality of life at Parkfairfax, as

well as our property values have been threatened.

The Woodlands Committee, re-formed in 1999, decided that removal of non-native

invasive plants should be the top priority of the Woodlands Program, and began working

towards that goal. The first few years these efforts consisted of occasional work days in

which Woodlands Committee volunteers removed the problem plants by hand from one

of the woodlands. In the winter of 2005 the Woodlands Committee began a concerted

effort in the 600 woods (Gunston Rd. section) to hand-remove English ivy from the

ground and from trees using Woodlands Committee volunteers together with paid

part-time workers coordinated by a Woodlands Committee volunteer, with supervision by

the Landscape Manager. These efforts continued in 2006, along with volunteer efforts in

the Valley Dr. section of the 600 woods. The use of paid workers to remove invasives

by hand did not continue after winter 2007 due to the unavailability of a Woodlands

Committee coordinator. As a result of the work done from winter 2005 - winter 2007,

much of the English ivy was removed from the ground in the Gunston Rd. section of the

600 woods, and all vines (whether ivy, wisteria or honeysuckle) on trees were removed in

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this section. Although wisteria in this area was cut to the ground in fall 2005 by

volunteers, it became clear that herbicide treatment and follow-up over several years

would be required to eliminate the wisteria. Wisteria sends out very long underground

runners that continue to send up shoots no matter how many times they are cut at the

ground level. These runners cannot be pulled up easily and doing so causes extreme

disturbance to the surrounding soil.

The Valley Drive section of the 600 woods contain the oldest stand of trees in Parkfairfax

as well as rare native plants. According to Rod Simmons, Plant Ecologist for the City of

Alexandria and Site Registry Chair for the Virginia Native Plant Society, there are plants

in these woods that are found nowhere else in Alexandria, and in 2004 he recommended

against the use of herbicides in this area. For this reason, the Woodlands Committee has

continued to work removing non-native invasive plants by hand from this section of the

600 woods, wherever possible. In calendar year 2008, Woodlands Committee volunteers

spent approximately 200 person hours on hand removal of invasives in this area.

After these experiences in the 600 woods, the Woodlands Committee decided hand

removal by volunteers was not feasible for the remaining woodland areas at Parkfairfax,

most of which were heavily infested with English ivy, Chinese wisteria, and Japanese

honeysuckle. We contacted several contractors, obtained cost estimates, and in 2006,

Invasive Plant Control, Inc. (IPC) was hired on a 5 year contract to eliminate problem

species through the application of herbicide treatments in the 800 Coryell woods. This

woods was chosen as a test case due to the heavy infestation of the vines previously

mentioned, as well as the presence of kudzu. Two treatments were completed in August

and December of 2006. By the spring of 2007, a dramatic difference could be seen in the

Coryell woods, though significant remnants remained of each invasive species treated.

Follow-up spot treatments in the succeeding years have and greatly reduced all the

original problem species found in the Coryell woods.

In March 2007, the Board approved a 5 year contract for IPC to treat the 900 Mt. Eagle

woods. Two treatments were completed in March and August of 2007. That same year

the Board approved a 5 year contract for the remaining woodlands areas (excepting the

Lyons Lane woods) to be treated by IPC. The Lyons Lane woods was not included in

IPC’s contract at that time because it did not appear to have a significant problem with

invasive plants. However it was noticed in 2010 that several invasive plants were taking

over the area and a special budget request for herbicide treatment by IPC was submitted

and approved by the Board. Treatment of the Lyons Lane woods was conducted in

September 2010.

The nature of invasive exotic plants requires several years of follow-up herbicide

treatment by professionals for the most complete and cost-effective removal.

Continuous monitoring of the woodland areas by Woodlands Committee members is

needed to catch outbreaks of problem plants before they become more widely established.

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Hopefully many of these outbreaks can continue to be remedied by hand removal by

Woodlands Committee members. However this may not always be possible or practical.

The Woodlands Committee recommends that Parkfairfax fund yearly herbicide control of

problem invasive plants in the woodlands by an outside contractor such as IPC. In May

2010 IPC provided a cost estimate of $9,000 for such yearly maintenance of all woodland

areas.

Due to the disturbed soil conditions in many woodland areas and the long period of

extensive coverage by invasive exotic plants, it was anticipated that many areas of the

woodlands would need to have native plants introduced before a more balanced and

diverse population of native plants could become established. In 2009 and 2010 with the

bulk of exotic plants removed from all woodland areas, Committee members began

planting native plants in the form of small seedlings and saplings in a few small areas of

the 600, 700, 800 and 900 woodlands. During the same time the Landscape Director

also began several planting projects using native plants and trees in the 700 woods for

erosion control purposes.

In view of the substantial tree loss that resulted from the storm of August 5, 2010, the

Woodlands Program, with assistance from the Landscape Director, plans to expand the

planting of native trees in certain woodland areas, especially in the 700 and 800 woods.

APPENDIX IV, PART 2 : Amounts Paid to IPC by Fiscal Year

Woodland

Areas

Exotic Invasive Plants

Present FY 2007 FY 2008 FY 2009 FY 2010 FY 2011 FY 2012 FY 2013

800 Coryell

Woods (2.9

acres)

English ivy, Jap.

honeysuckle, Chinese

wisteria, kudzu,

multiflora rose, bamboo $8,600 $1,200 $1,200 $1,200

900

Mt.Eagle

Woods (5.9

acres)

English ivy, Jap.

honeysuckle, Chinese

wisteria, tree-of-heaven,

multiflora rose, bamboo $20,000 $14,800 $7,500 $5,000 $3,000 $2,000

(projected)

700 Woods

(2.6 acres of

the 3.6 acres)

English ivy, multiflora

rose, wisteria, Japanese

honeysuckle, Vinca

minor, winter creeper,

tree-of-heaven. $10,250 $6,150 $3,090 $2,215 $1,330

(projected)

200 Martha

Custis Fence

Line Woods

(1.9 acres)

English ivy (foliar and cut

off trees), Japanese

honeysuckle. $8,600 $2,580 $1,550 $930

(projected)

300 Woods

(0.04 acres)

English ivy (foliar and cut

off trees), Japanese

honeysuckle, Vinca

minor $600 $300 $300 $300 $300

(projected)

600 Woods –

Tennis court

section (1.08

acres)

English ivy, Jap.

honeysuckle, tree-of-

heaven, Vinca minor,

Jap. stilt grass $3,600 $1,800 $600 $650 $390

(projected)

600 Woods

(Gunston Rd.

section - 3

acres)

Chinese wisteria, tree-

of-heaven, remnants of

English ivy, Japanese

honeysuckle $3,200 $2,280 $1,800 $1,000

(projected)

600 Woods

(7.3 acres)

Norway maples

throughout $600

500 Lyons

Lane Woods

(0.5 acres)

English ivy, Jap.

honeysuckle, tree-of-

heaven, porcelainberry,

multiflora rose, Amur

honeysuckle $3,600

SUBTOTALS: $28,600 $37,850 $20,150 $15,050 $14,615 $5,950

(projected)

(summer &

winter treat-

ments)

(summer &

winter

treat-

ments)

(summer

& winter

treat-

ments)

(summer

& winter

treat-

ments)

Summer

treatment

only

Appendix V - Parkfairfax Buildings/Units Bordering Woodlands

Building # Unit # Address Comments

214 1 3112 Ravensworth Dr. Rear area only - borders Robert Leider Park




219 2 1903 Quaker Lane Front area only



311 1 3536 Martha Custis Dr. Rear area only








317 1 3492 Martha Custis Drive Rear area only






536 6 3626 Greenway Place Front and rear area

607 2 1126 Valley Dr. Rear area only








701 3 3405 Valley Dr. Front area only













































713 1 3536 Gunston Rd. Front and rear area



717 1 3512 Gunston Rd. Rear area only

717 2 3514 Gunston Rd. Front area only













811 4 1650 Preston Rd. Rear area only

811 5 1652 Preston Rd. Rear and side area





827 1 3325 Martha Custis Dr. Front and rear area

827 2 3327 Martha Custis Dr. Front area


829 2 3315 Martha Custis Dr. Front/side area

835 1 1619 Ripon Place Rear area only

837 1 1607 Ripon Place Front and rear area


838 1 3235 Ravensworth Place Front and rear area








914 2 1618 Fitzgerald Lane Rear area only











920 1 3700 Gunston Rd. Front area and rear area

920 2 3702 Gunston Rd. Front/side area




926 1 3632 Gunston Rd. Side area


928 9 3630 Gunston Rd. Front and rear areas





935 1 1621 Mt. Eagle Place Front and rear area

935 6 1631 Mt. Eagle Place Rear area only






942 1 1601 Preston Rd. Front area only





943 1 1651 Mt. Eagle Place Front area only
















949 1 1521 Mt. Eagle Place Front area only

949 2 1523 Mt. Eagle Place Front side area






955 5 1516 Mt. Eagle Place Front and side area







AR #2

Rev. 3/09

Page 1

PARKFAIRFAX CONDOMINIUM UNIT OWNERS ASSOCIATION

ADMINISTRATIVE RESOLUTION NO. 2

DESIGN REVIEW PROCEDURES AND GUIDELINES

RELATING TO CHANGES TO UNITS OR COMMON ELEMENTS

TABLE OF CONTENTS

I. General Requirements Page 2 - 3

II. Application Procedures Page 3 - 6

A. Requirements for All Applications Page 3

B. Routine Administrative Approval Page 4 - 5

C. Non-Routine Changes Page 5 - 6

D. Additional Requirements for Administrative Approval for

Non-Routine Changes Page 6 - 7

III. Results of Review Page 7

IV. Design Guidelines Page 7 - 18

A. Landscaping and Planting Page 7 - 12

B. Common Elements, Stoops, Porches,

Porticos, and Breezeways Page 12 - 14

C. Patio Areas Page 14 - 15

D. Woodlands Page

15 - 16

E. Noise & Carpet Page

16

F. Door Hardware Page 17

G. Signs Page 17

H. Fences and Screens Page 18

I. Plumbing Page 18

J. Electrical Wiring Page 18

K. Painting, Wallpapering, Decorating Page 18 - 19

L. Subdividing and Combining Units Page 19

M. Exterior Antennas Page 20

N. Clothes Drying Page 20

V. Procedures for Assuring Architectural Compliance Page 20

INTRODUCTION

Administrative Resolution Number 2 is designed to specify some changes that owners may make to the interior

or exterior of their unit. Owners are asked to be sensitive to the appearance of items that are visible to

surrounding units when planning changes to the exterior of a unit and placing items on a patio. One of the most

valuable assets of Parkfairfax is its green space; please be aware of how you are using the yard areas around

AR #2

Rev. 3/09

Page 2 your unit and the view your neighbors have when they look at your unit.

ADMINISTRATIVE RESOLUTION NO. 2

DESIGN REVIEW PROCEDURES AND GUIDELINES

RELATING TO CHANGES TO UNITS OR COMMON ELEMENTS

WHEREAS, Article V, Section 7 of the Parkfairfax Condominium Unit Owners Association Bylaws requires

unit owners to obtain prior written consent of the Board of Directors or Covenants Committee, as appropriate,

for certain changes to units; AND

WHEREAS, changes to the common elements are exclusively within the discretion of the Board of Directors;

AND

WHEREAS, Article III, Section 18 of the Parkfairfax Condominium Unit Owners Association Bylaws

provides for a Covenants Committee to review applications for such changes; AND

WHEREAS, the Board of Directors deems it necessary to establish guidelines and procedures for unit owners

wishing to make changes to a unit or to the limited, reserved or general common elements.

NOW THEREFORE, BE IT RESOLVED THAT the following is adopted and replaces all previous

resolutions regarding this topic:

I. GENERAL

A. No changes to the exterior of a unit, or to the common elements, limited common elements,

and/or reserved common elements may be made without written application to and approval by

the Board of Directors, Covenants Committee, or General Manager as appropriate, except as

noted in this resolution.

B. The interior unit changes identified in this resolution also require approval.

C. Certain changes and additions are prohibited by this resolution.

D. The unit owners are responsible for assuring that approved changes and additions are made only

in accordance with the provisions of this resolution and applicable city ordinances and/or codes.

E. The unit owners are responsible for maintaining, repairing, and replacing any approved changes

and/or additions made to the unit or to the limited, reserved, or general common elements

pursuant to an application made in accordance with this resolution.

F. The unit owners are responsible for any damages to the unit, to the limited, reserved, or general

common elements or to other units which may result from approved alterations or additions

made to the unit or to the limited, reserved, or general common elements pursuant to an

application made in accordance with this resolution. If the unit owner fails to repair such

damage within 14 days of notification by the Association, the Association may repair the damage

AR #2

Rev. 3/09

Page 3

and charge the unit owner for all expenses. Such charges are collectible as assessments pursuant

to Administrative Resolution Number Three.

G. Each unit owner must notify any subsequent purchaser or owner of the unit that such purchaser,

upon becoming a unit owner, will likewise be subject to these procedures and guidelines and will

be responsible for maintaining, repairing and replacing any change or addition made to the unit

or to the limited, reserved, or general common elements pursuant to an application made in

accordance with this resolution.

H. No trucks or other motorized vehicles are to be driven on any grass or sidewalk area in the

course of implementing any change, including delivery or removal of material from the worksite,

for any reason unless authorized by Management.

II. APPLICATION PROCEDURES

A. Requirements for all Applications

1. Applicants wishing to make any of the changes allowed by this Resolution must submit

the proper written application with all appropriate sections completed and any required

attachments, samples and additional information. An application is not complete until all

necessary materials have been received. Applications may only be submitted by the unit

owner or by a tenant with the unit owner’s written acknowledgment and agreement to be

responsible for the change.

2. Verbal requests will not be considered.

3. Each alteration or addition must be specifically approved even though the intended

alteration or improvement conforms to the Condominium Instruments or this resolution,

and even when a similar or substantially identical alteration or addition has been

previously approved.

4. Since the Association cannot control work performed within a unit, the unit owner is

responsible for assuring that any changes or additions are made in conformance with the

Condominium Instruments and this resolution and all applicable codes and local

ordinances. Failure to comply subjects the unit owner to the remedies set forth in the

Condominium Instruments, the Book of Resolutions and the rules and regulations.

5. Approval of any project by the Association does not eliminate the necessity to obtain the

required governmental permit(s) nor does obtaining the required governmental permit(s)

eliminate the necessity for obtaining Association approval.

6. The Association will not knowingly approve a project which is in violation of the local

building or zoning codes.

AR #2

Rev. 3/09

Page 4

7. The burden rests with the applicant to demonstrate the acceptability of a proposal. The

applicant may submit with the application any materials such as exhibits, petitions,

photographs, experts’ statements, and the like, that the applicant deems necessary. The

applicant may request an opportunity to appear before the Covenants Committee, along

with any witnesses the applicant desires to have testify.

B. Routine Administrative Approval

Wherever in this resolution it states that “Administrative Approval only is required,” the

following shall apply:

1. Routine administrative approval shall apply only to the items listed in Section II.B.6

below and only to the extent that the item to be installed conforms exactly with standard

specifications developed and approved by the Board of Directors and on file in the

Association Office.

2. An applicant must file a proper application with the Covenants Administrator (the

“Administrator”) at the Association Office.

3. The General Manager will ascertain whether a proposed change or addition conforms

exactly to approved specifications.

4. If a proposed change or addition conforms exactly to approved specifications, the

General Manager may approve the application. One copy of the approved application

shall be returned to the applicant, one copy shall be filed with the Covenants Committee,

and the original shall be maintained in the unit file.

5. If an application in any way varies from approved specifications, the General Manager

may not approve the application. The applicant will be informed of the disapproval and

be given the right to appeal the General Manager’s decision to the Covenants Committee.

6. Standard specifications have been developed and approved by the Board of Directors,

and must be adhered to when requesting Routine Administrative Approvals. The

following changes require an Administrative Application for Routine Changes:

a. Painting and Staining of Front Doors

b. Door Hardware on Front Doors

c. Replacement of Front Doors

d. Front Door Stoop Lighting

e. Stoop Railings

f. Storm Door/Screen Doors

g. Attic Stairs

h. Washing Machines

I. (1) Dryers

(2) Permanently Installed Dryer Vents

j. Dishwashers

k. Air Conditioning or Combination Air Conditioning and Heating Units

l. Removal of Steam Heating System (interior unit pipes and radiators)

AR #2

Rev. 3/09

Page 5

m. Plant Hangers and Flag Holders

n. Replacement windows: in styles approved by the Board of Directors subject to

application and approval procedures as set forth in Section II.D of this

resolution

o. Fans: kitchen and bath exhaust fans and permanent clothes dryer vents, subject to

completion of application and approval procedures as set forth in Section II.D of

this resolution

p. Attic lighting and flooring: permitted pursuant to specifications in Policy

resolution Number Twelve subject to completion of application and approval

procedures as set forth in section II.D of this Resolution

q. Window and/or Door Shutters

r. Replacement Back Doors with Sidelights: subject to completion of application

and approval procedures as set forth in Section II.D of this resolution

s. Breezeway Fence Removal and/or Replacement: subject to completion of

application and approval procedures as set forth in Section II.D of this

resolution

t. Back Door Lighting

u. Outside Electric Receptacle

v. Security Guards for Metal Kitchen & Bath Windows

C. Non-Routine Changes

Permitted changes for which specifications have been developed and approved by the Board of

Directors, and which require the completion of a Covenants Application for Non-Routine

Change, with final approval of the Covenants Committee, include the following:

1. Central through-the-wall heat pumps and air conditioner/heat pump replacements with

sleeve removal: per specifications approved by the Board of Directors, subject to

completion of application and approval procedures as set forth in Section II.D of this

resolution.

2. Decks and patios: per specifications approved by the Board of Directors, and subject to

application and approval procedures as set forth in Section II.D of this resolution.

3. Gates, Arbors, and Trellises: per specifications approved by the Board of Directors, and

subject to application and approval procedures as set forth in Section II.D of this

resolution.

4. Water features: per specifications approved by the Board of Directors, and subject to

application and approval procedures as set forth in Section II.D of the resolution.

5. Any other changes or additions require using a Covenants Application for Non-Routine

Change.

D. Additional Requirements for Routine Administrative Approval and for Non-Routine Changes.

For major structural changes, or for other changes not covered under Section II.B and II.C above

and which are not specifically prohibited by this resolution, applicants must use an Application

AR #2

Rev. 3/09

Page 6

for Non-Routine Change, and must meet the following requirements, as appropriate:

1. Where the change affects common utilities or involves temporary interruption of

common utility service, applicants must make arrangements with the Association Office.

Water shut-off require at least 24 hours advance notice. Gas shut-off require at least 10

days advance notice. Notice must be given to the Association office during normal

working hours. Common utility service may not be interrupted except between the hours

of 9:00 a.m. and 3:00 p.m. on weekdays. Service may not be interrupted on weekends or

Federally observed holidays.

2. Applicants are responsible for daily removal and proper disposal of all debris generated

in the course of the change.

3. For structural changes, the following may be required, to the extent applicable:

a. Submission consisting of:

(1) Floor plans/final drawings

(2) Names of contractors/mechanics

(3) A construction schedule

(4) Proposed contracts, copy of contractors’ license and mechanic’s lien

release

(5) Certificate of Insurance from contractor

(6) Indemnification Agreement

(7) Acknowledgment of the application by other unit owners involved or

affected, if any

(8) Such other information as the Covenants Committee may require

b. The Board of Directors, Covenants Committee or General Manager, as

appropriate, shall act on the submission and give notice to the applicant within

forty five (45) days after receipt of all necessary information.

4. Administrative Requirements

a. Applicant must inform the Association Office of date on which construction

starts.

b. If applicant desires to make changes during construction, a revised application

must be submitted to, and be approved by, the Covenants Committee or General

Manager, as appropriate, before work may continue.

c. Applicant must provide the Association Office with notice of completion. Upon

completion, or at any time, the Covenants Committee or its agent may inspect the

unit and common elements to assure that construction is in compliance with

approved plans.

d. Failure of the Association to inspect the finished work does not relieve the

applicant from responsibility to make any changes necessary to conform with the

AR #2

Rev. 3/09

Page 7

application as approved by the Covenants Committee or General Manager, as

appropriate.

III. RESULTS OF APPLICATION REVIEW

A. The applicant shall be informed in writing of the decision.

B. If the Board of Directors, Covenants Committee or General Manager, as appropriate, fails to

render a decision regarding the application within forty-five (45) days from the date of receipt of

all necessary information by the Association, the request shall be considered to have been

approved.

C. If an application is rejected, the reason(s) for disapproval shall be stated as part of the written

decision. An application rejected by the General Manager, may be appealed to the Covenants

Committee.

D. The applicant or any affected unit owner may request reconsideration of a decision if new or

additional information, which might clarify the application or demonstrate its acceptability, can

be provided. The applicant or an affected unit owner must request such reconsideration by the

Covenants Committee or General Manager as appropriate before a decision may be appealed to

the Board of Directors.

E. Final decisions of the Covenants Committee or General Manager may be appealed to the Board

of Directors as described in Policy Resolution Four, Part II, Requests for Reconsideration and

Appeals.

F. Copies of all requests for review will be filed according to unit address, along with the written

decision and a statement of any action taken. There will be a cross-index which groups cases

into types, for future reference. This index shall be made available, upon request, to any unit

owner considering an alteration or change.

G. All approvals shall expire one (1) year after the date of approval if the construction/installation

of the item approved has not been completed. In this event, a new application must be

submitted.

IV. DESIGN GUIDELINES

A. Landscaping and Planting

Plantings, ranging from annual flowers to permanent landscaping, are allowed on the common element

under certain conditions. The area in which plants are placed governs the types of plantings used and

the types of permissions which must be obtained before planting. The following sections refer to: (1)

general guidelines for all types of plantings, (2) vegetable gardens, (3) plantings in the limited common

element patio area, (4) plantings in the common area within 10 feet of a door or exterior walls, and (5)

common element gardens which extend or are placed beyond the 10-foot limit.

1. General Guidelines: (unless otherwise noted herein)

AR #2

Rev. 3/09

Page 8

a. Permanent landscaping and planting require approval of the Covenants

Committee. Prior to installation, residents must submit a Covenants Application

for Non-Routine Change describing the location, plants and/or garden to be

installed. Certain non-native invasive plants are not permitted in areas bordering

the woodlands. Refer to Appendix III of the Woodlands Management Plan for

prohibited plants. Refer to Appendix V of the Woodlands Management Plan for a

listing of unit addresses bordering the woodlands.

b. All areas of the general common elements or limited or reserved common

elements proposed for additions of plantings may be inspected by Management or

a member of the Covenants Committee prior to approval of the application.

c. Except for turf (grass) or large trees, yellow stakes are a signal that the resident is

caring for his or her limited or reserved common element. Such yellow stakes

convey a message to the landscape crew and contractors to stay out of that area

(the area is designated as either limited or reserved common element or areas

around front stoop). This means that the yellow staked areas will not be mulched,

will not have leaves removed, and will not have hedges or shrubs pruned. If a

unit owner wants these services, the yellow stakes must be removed. If the area is

not being properly maintained, the unit owner will be notified and given 10 days

to bring the area into compliance. If after 10 days the area is still not in

compliance, the yellow stakes will be removed and the necessary landscape tasks

performed. Yellow stakes are available at the Association Office free of charge.

d. Trees, hedges, and shrubs which restrict sight lines for vehicular traffic shall be

trimmed or removed, as appropriate.

e. Landscaped areas may include a border in the landscape design, provided that the

border is no taller than twelve inches (12") at its highest point. Materials used to

create such borders shall be brick, stone, wood, or plastic edging, all of which

shall be in earthtone colors. Precast concrete borders in white or earthtone colors

are permitted. (No cinder block, decorative or otherwise, will be permitted.) If

the terrain requires an adjustment to the height limitation, prior Covenants

Committee approval is required.

f. Plantings or gardens must represent a contribution to the aesthetic improvement

of Parkfairfax.

g. The Covenants Committee may require that Management provide satisfactory

evidence that contiguous and affected neighbors have received notice of the

proposed addition.

h. Applications will be disapproved if plantings interfere with the following:

- Air conditioners

- Windows

- Hatch well covers

- Drainage or pedestrian traffic flow or if such installation would contribute

AR #2

Rev. 3/09

Page 9

to erosion or other building problems

I. The following are not permitted under any circumstances:

- Metal edging

- Ornamental borders and/or lawn ornaments, such as plastic animals,

plastic sunflowers or pink flamingos

- Composting

- Bamboo. Removal of bamboo will be at the responsible unit owner’s

expense.

- Lattice work of any type, including trellises and other types of flower

supports.

- Common Element Patios, which are defined as an area specifically

designed as a patio, which is not limited common element appurtenant to a

unit as shown on the plats and plans.

j. Maintenance of Plantings

(1) Any unit owner who installs plantings or a garden is solely responsible for

maintenance and upkeep of the installation. In the absence of proper

maintenance, the Association reserves the right, after notice, to

perform such maintenance at the expense of the unit owner.

(2) The Association, after notice and hearing, may revoke any temporary

permit to use the common elements (under a grant of Reserved Common

Element authority), and remove a garden at the unit owner’s expense.

(3) Unit owners are responsible for keeping any non-native invasive plants in

their gardens from invading the woodlands. Certain non-native invasive

plants are not permitted in areas bordering the woodlands. Refer to

Appendix III of the Woodlands Management Plan for prohibited plants.

Refer to Appendix V of the Woodlands Management Plan for a listing of

unit addresses bordering the woodlands.

k. Common, limited common, or reserve common element plantings must be

within the borders of the designated area, and must be maintained by the unit

owner.

2. Vegetable Gardens in Common or Limited Common Element Areas.

a. Residents may plant seasonal vegetables in their limited common element patio

area (20 feet out from the back door) or in the common element area that extends

10 feet from their front or side walls with Covenants Committee approval.

Vegetables may also be included in plans for common element extended gardens

(see section IV.A.5 below).

b. Items planted in vegetable gardens must not exceed 4 feet (48") in height at

maturity.

AR #2

Rev. 3/09

Page 10

c. If vegetable plantings require support with trellises, the resident planting the

vegetables must comply with the specifications for trellises.

d. Dead vegetable plants higher than ground level must be removed from the garden

at the end of the season.

e. Items 3.b through 3.e of the section entitled “Plantings in Limited Common

Element Area” also apply to this section.

3. Plantings in Limited Common Element Patio Area.

a. Residents may plant flowers, shrubs, and ornamental trees on the limited common

element patio areas up to twenty feet (20') out from the back door of the unit prior

to approval by the Covenants Committee. Flowers which are annuals and which

are planted on the common, limited common, or reserve common elements do not

require Covenants Committee approval. Certain non-native invasive plants are

not permitted in areas bordering the woodlands. Refer to Appendix III of the

Woodlands Management Plan for prohibited plants. Refer to Appendix V of the

Woodlands Management Plan for a listing of unit addresses bordering the

woodlands.

b. Prior to any installation of raised flower beds against unit walls, the brick of the

unit must first be treated with 2 applications of foundation coating to seal the

brick from moisture, and a moisture barrier of 6 mil. plastic placed between the

brick and soil backfill. This procedure will alleviate the possibility of water

logged soil against the brick causing any moisture seepage to the interior plaster.

c. If access to the area is unreasonably restricted for maintenance personnel or

equipment by the unit owner’s landscaping and planting, the Association shall not

be held responsible for grounds maintenance. Failure to properly maintain such

landscaping and planting may constitute a violation of this resolution and the

Association may, with notice, enter the area to carry out necessary maintenance,

including removal of plant material. Notice may be waived in emergency

situations. All expenses incurred as a result of this maintenance shall be assessed

to the unit owner.

d. In the event the Association requires access to a building which is bordered by a

unit owner’s garden, the Association will attempt to preserve the garden as much

as practical. However, the Association will not be responsible for any damage

that may result to a unit owner’s garden from the Association’s inability to access

the building.

4. Plantings Within 10 Feet of the Front or Side Walls of Unit.

a. Residents may plant flowers, shrubs, and ornamental trees on the common

element within ten feet (10') from the front or side wall of their unit prior to

approval by the Covenants Committee, providing that the ten foot (10') limit does

AR #2

Rev. 3/09

Page 11

not cross any sidewalk. The resident must apply for approval of such plantings

within 30 days of installation. Flowers which are annuals and which are planted

on the common, limited common, or reserve common elements do not require

Covenants Committee approval. Certain non-native invasive plants are not

permitted in areas bordering the woodlands. Refer to Appendix III of the

Woodlands Management Plan for prohibited plants. Refer to Appendix V of the

Woodlands Management Plan for a listing of unit addresses bordering the

woodlands.

The application must include the liability and care responsibility sections of the

current Covenants Application for Non-Routine Change and must be signed by all

unit owners of record. The Association may inspect the plantings and if it is

determined that the plantings are inappropriate, inconsistent with the aesthetics or

conditions of the area or otherwise do not meet the standards set forth in this

resolution, the Covenants Committee may require that the plants be removed or

relocated and the area restored to its prior condition at the unit owner’s expense.

b. Items 3.b. through 3.e. of the section entitled “Plantings in Limited Common

Patio area” also apply to this section.

5. Common Element Extended Gardens.

a. Gardens which extend beyond or are placed beyond the 20 foot limit at the rear of

a unit and/or the 10 foot limit at the front or side of a unit (as described above)

may be allowed by the Covenants Committee under certain conditions, including

an assessment by the committee of the contributions that such a garden would

make to the overall landscaping of Parkfairfax.

b. Approval of the Covenants Committee is required before a common element

extended garden is installed. The application to the Covenants Committee shall

consist of a completed Covenants Application for Non-Routine Change and a

detailed plan. If the Covenants Committee recommends approval, it will request

that a representative of management conduct a physical inspection of the

proposed site before final approval is granted. The Covenants Committee will

refer to the Woodlands Management Plan, Appendices III and V, to ensure that

plants harmful to the woodlands are not approved in any areas bordering the

woodlands.

c. The Covenants Administrator shall notify the residents of nearby and/or affected

units (those who would see the garden from their units) when an application for a

common element extended garden is to be reviewed by the Covenants Committee.

Along with the application, the Covenants Administrator shall supply to the

Covenants Committee dated proof of notice to contiguous and affected neighbors

that an application for a common element garden is being submitted. The

Covenants Committee will review the notice to ensure that the neighbors have had

adequate time to comment, and may delay its decision for one month to allow for

that comment period.

AR #2

Rev. 3/09

Page 12

d. The unit owner who installs the common element extended garden is solely

responsible for the maintenance of the installation.

e. The unit owner, upon resale of the unit, relinquishes all rights to any plant

materials in the common element extended garden unless the Board of Directors

grants the unit owner written permission to remove the garden or any plants

therein. The resale purchaser then assumes the responsibility to maintain the

common element extended garden.

f. If access to the area of the common element extended garden is unreasonably

restricted for maintenance personnel or equipment, the Association shall not be

held responsible for grounds maintenance. Failure to properly maintain such

landscaping and planting may constitute a violation of this resolution and the

Association may, with notice, enter the area to carry out necessary maintenance,

including removal of plant material. Notice may be waived in emergency

situations. All expenses incurred as a result of this maintenance shall be assessed

to the unit owner.

B. Common Elements, Stoops, Porches, Porticos, and Breezeways.

1. General Conditions.

a. All items placed on the common elements, including limited or reserved common

elements, whether or not approved by the Association, and whether placed there

by a unit owner or occupant, are placed on the common elements at the risk of the

owner or occupant. The Association does not assume any liability for any

damage, destruction or loss to any item placed on the common elements.

b. Items left overnight on the general common elements (which does not include the

limited or reserved common elements) shall constitute a violation and will be

removed by the Association, with notice, at the expense of the unit owner. The

only exceptions to this are:

(1) Items expressly allowed by this resolution or application to and approved

by the General Manager or Covenants Committee as applicable.

(2) Annual flowers and vegetables as allowed under paragraph IV.A.2.a and

IV.A.4.a.

(3) Hose hangers as allowed under paragraph IV.B.1.e.

(4) Grills placed adjacent to the stoop as allowed under paragraph IV.B.4.c.

c. Nothing may be placed on the common elements which will present an eyesore, a

hazard, a cluttered appearance, or would otherwise be disharmonious with the

common elements.

d. Any items which are not properly maintained or are improperly stored on the

common element may be removed by the Association, with notice, at the expense

of the unit owner. Any material or items that may be considered a hazard may be

removed immediately by the Association without notice.

AR #2

Rev. 3/09

Page 13

e. Nothing may be attached or chained to the building or common elements,

including trees and shrubbery accept as unless expressly allowed by this

resolution or application to and approved by the General Manager or Covenants

Committee as applicable. The only exception is hose hangers, which are

permitted to be hung on the exterior of the building provided the hanger is plastic,

polypropylene or made of a non-rusting coated metal material. Hose hanger

colors may be white, green, or earthtone on white buildings and red, green, or

earthtone on red brick buildings. Hose hangers should be placed in an area as

close to the spigot as possible. Generally, the hose hanger should be placed in an

inconspicuous area not visible from the street.

f. Painting or carpeting of stoops, porches, or breezeways is strictly prohibited.

g. Other than those items described in paragraph IV.B.4 below, no items may be

placed on the common or limited or reserved common elements without first

obtaining approval.

2. The following are examples of items that will not be permitted to be installed or to be left

on any part of the general, limited, or reserved common element, unless otherwise

expressly approved by the Board of Directors. Such Items will be removed by the

Association, with notice, at the expense of the unit owner.

a. Permanently - installed outdoor barbecues.

b. Monolithic concrete slab paving.

c. Empty flower pots and other miscellaneous gardening supplies and equipment

when not in use.

d. Storage Sheds.

e. Playhouses, dog houses or similar structures.

f. Free standing flag poles.

g. Campers/RV’s.

h. Boats (including canoes and kayaks).

I. Tents/awnings.

j. Rugs/carpets.

k. Appliances.

l. Trash cans and recycling bins.

m. Furniture (other than outdoor lawn furniture).

n. Excessive or poorly maintained outdoor lawn furniture.

o. Bicycles, motorcycles or mopeds.

p. Building materials.

q. Electronic insect traps.

r. Solar collectors.

s. Flammable materials, including gas, kerosene, or propane tanks unless attached to

a grill, etc.

t. Wading pools.

u. Motorcycles or mopeds, except on lanes and cul-de-sacs.

3. All exterior changes or additions not specifically prohibited in Section IV.B.2, require

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written application and approval. Written specifications for most changes are available at

the Association Office.

4. The following are permitted without approval, on the stoops, porches, breezeways and

porticos:

a. Potted plants.

b. Statuary (natural, ceramic, unpainted, no more that 24" in height).

c. 1 grill per unit (not to exceed 24" in height) can be placed immediately adjacent to

the stoop on the common elements.

d. Outdoor fireplaces such as fire pits and chimineas cannot be within 10 feet of

combustible materials and cannot be placed within 15 feet from the building and 4

feet from shrubs and trees and must comply with City ordinance, subject to

change by the City of Alexandria.

e. On stoops, outdoor furniture of a size appropriate to the stoop. (Indoor furniture

is not permitted on the stoops overnight.)

f. On breezeways, porticos and porches: 1 free standing swing, or 1 bench, or 2

outdoor chairs and a table not to exceed 24" in diameter are permitted for each

unit.

C. Patio Areas

1. Certain items are allowed in patio areas but not on other parts of the limited, reserved, or

general common elements. These include:

a. Storage boxes.

b. Sandboxes.

c. Small toys.

d. Bird houses and feeders.

Requirements for these items are described in section IV.C.2.

2. Fire pits, grills and chimineas

3. The following items are allowed on the patio areas without approval:

a. Table with/without an umbrella; benches or chairs; chaise lounges; end tables;

grills.

b. One (1) large storage box not to exceed 2 1/2'H x 3'D x 5'W or two (2) small

storage boxes not to exceed 2 1/2'H x 2'D x 3'W. Boxes must be painted to match

the color of the building or with a natural wood finish or constructed of earthtone

plastic or rust-free metal. If a natural wood finish is desired, the box must be

made of a rot-resistant wood such as cedar or redwood.

c. Sandboxes with a cover; not to exceed 18" in height.

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d. Toys during the period April 1 - September 30. Such items are to be placed

against the building when not in use. Wading pools are not permitted.

e. Tree bird houses, hanging bird feeders, standing bird feeders, and bird baths are

permitted. No bird house or feeder may be attached to any part of the exterior of

the building with the exception of bird feeders attached to windows by suction

cups. No bird feeders may be nailed to trees.

. The following are examples of such exterior changes to the patio areas

which require submission of a Covenants Application for Non-Routine Changes.

a. Plantings.

b. Plant containers.

c. Installation of paving materials such as brick, slate, block, stone, etc.

d. Outdoor lighting.

e. Arbors

f. Gates

g. Water features

D. Woodlands

1. Residents may not remove any natural material (sticks, branches, leaves, dead plants or trees,

living plants or trees, stones, or dirt) from the woodlands unless they are doing so as part of a

Woodlands Committee project.

2. No plant debris, garbage, or other material from outside the woodlands may be dumped in

the woodlands. This includes clippings from shrub or tree trimming, dead house or garden

plants, flower pots, dirt, construction debris, pet waste, or other trash.

3. Residents may not do any landscaping in woodland areas, install any landscaping timbers,

bricks, stones, cement, or other landscaping materials into the woodlands, or perform any

activity that alters the ground or soil in the woodlands. Activities prohibited in the

woodlands include riding skateboards, bicycles, wagons, or motorized vehicles through the

woods, starting fires, cooking on grills or over campfires, mulching, building walls or

pathways or installing paving stones, or digging for any reason unless previously approved

by the Covenants Committee for the purpose of planting approved plants.

4. Approval of the Covenants Committee is required before any planting is permitted in any

woodland area. The Covenants Committee will refer to the Woodlands Management Plan,

Appendix II to ensure that only plants native to the Eastern United States are approved to be

planted in the woodlands. The application to the Covenants Committee shall consist of a

completed Covenants Application for Non-Routine Change and a detailed plan. If the

Covenants Committee recommends approval, it will request that a representative of

management conduct a physical inspection of the proposed site before final approval is

granted. The Covenants Committee will refer to the Woodlands Management Plan,

Appendices III and V, to ensure that plants harmful to the woodlands are not approved in any

areas bordering or extending into the woodlands.

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E. Noise & Carpet

1. Noise

Residents must exercise due consideration at all hours in the operation of radios,

televisions, musical instruments, or any other items to ensue that the sound will not

disturb others.

2. Carpet

Sufficient carpeting or rugs with padding shall be maintained on floor surfaces (excluding

kitchens, closets and bathrooms) in units located over other units to adequately reduce

transmission of sound between units. The intent of the Association being to minimize

sound transmission to the extent reasonably possible, the following interpretations and

standards are established to provide guidance to the Covenants Committee as it attempts

to enforce the Bylaws provision:

a. Carpets or rugs alone do not adequately insulate against sound transmission; they

require padding to do so.

b. Portions of a unit directly over another (other than the above stated exceptions)

shall be covered by at least 9/16 inch foam padding or materials providing

equivalent reduction of sound transmission.

c. Polymeric foam cushion is not effective to insulate against sound and is,

therefore, not an adequate padding.

d. Jute and/or horsehair floor coverings do not insulate against sound transmission

and are, therefore, not acceptable floor coverings by themselves.

e. Generally, eighty percent (80%) of the floor area of each room, hallway or other

area of the unit that is directly above another unit (excluding kitchens, closets, and

bathrooms but specifically including stairways and landings) should be covered.

In those instances where the Covenants Committee or the Board of Directors finds

that a noise problem flows between units which are side by side, they may also

require affected floor areas of each room, hallway, or other areas to be carpeted

and padded in order to restrict noise transmission.

f. These provisions are intended to guide the Covenants Committee whenever it

receives a written complaint on sound transmission, but there will be no unit

inspections unless a written complaint is received.

F. Doors; Doorbells, Knockers, Handles, Locks, Kickplates, Door Treatments

Administrative approval is required for any changes to door hardware made by a unit owner.

Generally, hardware must be of polished or antique brass finish, in scale with approved

hardware, and compatible with the architectural character of Parkfairfax. Door knockers may

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not exceed 5" in width and 8" in height.

Additions to or changes of locks on the door hardware must meet the above criteria and a

working key(s) for emergency access to the unit must be deposited at the Parkfairfax Office.

Approved storm/screen door combinations (front/rear) may be installed by unit owners.

Administrative approval only is required.

Holiday decorations are permitted on a door, door frames, posts, columns, or exterior brick

without necessity of application so long as they are tasteful and timely for the season.

Care must be exercised to avoid damage to the brick, wood, or columns. Any damage will

become the responsibility of the owner.

Other decorative additions are not permitted on door frames, posts, columns, or exterior brick

unless expressly allowed by this resolution or application to and approved by the General

Manager or Covenants Committee as applicable.

Administrative approval only is required for repainting or restaining of entry doors provided

colors are in conformance with the schedule of approved colors on file in the Association

Office. All stained and refinished doors are the responsibility of the unit owner to maintain and

seal at all times.

G. Signs

No signs other than those noted herein shall be erected, posted or displayed upon, in, or from any

unit, common element, or limited or reserved common element.

1. Signs that are permitted without prior approval are limited to the following:

a. Traffic signs erected by the Association or required by the city.

b. “Safe House for Children” signs, and signs for firemen locating rooms for

children, elderly persons, handicapped persons, pets, etc.

c. Real estate “For Sale” signs of a maximum size of 24" inches square are

permitted, without prior approval, to be tastefully displayed and placed inside of a

closed storm or screen door or from behind a window within a unit.

d. One real estate sign advertising an open house may be placed on the common

element within 20 feet of the unit for sale, during the hours of 12:00 noon and

6:00 p.m. on Saturdays and Sundays only. If the unit is more than 20 feet from a

street or lane, then a second sign is allowed to be placed in an area on a main

street or lane nearest to the unit. All such signs must be removed by 6:00 p.m.

each day they are posted. Failure to remove a real estate open house sign may

result in a special assessment to the unit, as well as removal and disposal of the

sign by the Association without reimbursement to the unit owner or the unit

owner’s agent.

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e. Signs which advertise Yard Sales may be placed on the common element on the

day of the yard sale and removed the same day not later than 3:00 p.m.

H. Fences and Screens

1. No fences are permitted. A fence is defined as any brick, block or stone wall; wooden,

metal or plastic posts connected horizontally by any material; or any free standing screen.

2. Only landscape plant material, borders, or planter boxes may be used to define limited

common elements or to effect patio privacy. Any such plant materials must, however,

have Covenants Committee approval.

I.. Plumbing

If a change to the plumbing system of a unit does not adversely affect another unit or the

common elements, approval is not required; however, city approval, if required, shall be

obtained. Also, if it is necessary to temporarily interrupt common water service, the Association

Office must be notified at least 24 hours in advance during normal office hours.

If the proposed change to the plumbing system of a unit would adversely affect another unit or

the common elements, the change is prohibited.

The Association assumes no responsibility for any damage to persons or property resulting from

or related to any change in plumbing from that originally installed, whether or not such change

has approval.

J. Electrical Wiring

If a proposed change to the electrical wiring in a unit would affect another unit or the common

elements or increase the amperage draw beyond the electrical rating of the panel box (125 amps),

the change is prohibited.

The Association assumes no responsibility for any damage to persons or property resulting from

or related to any change in wiring from that originally installed, whether or not such change has

approval.

K. Painting, Wallpapering, Decorating

Painting, wallpapering, and decorating within a unit do not require approval. However, such

painting, wallpapering and decorating are not covered by the Association’s insurance coverage

and should, therefore, be insured by the unit owner.

L. Subdividing, Combining and Relocating Boundaries Between Units

Unit owners may combine, subdivide and relocate boundaries between units subject to the

following provisions:

1. An application to subdivide, combine or relocate unit boundaries must be submitted only

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to and approved only by the Board of Directors prior to commencement of any change.

The application must be made jointly by all the unit owners involved.

2. The application must contain the following:

a. Diagram of existing unit boundaries;

b. Diagram of proposed unit boundaries;

c. Proposed reallocation between the units involved of the aggregate percentage

interest appertaining to those units, if applicable, or a statement that no such

reallocation shall be necessary;

d. Identification of persons or firm qualified to perform the construction;

e. Time schedule for construction and/or demolition of the dividing walls;

f. Name and address of applicants’ Legal Counsel if any; and

g. Such additional information as the Board of Directors deems necessary to fully

evaluate the application.

3. Any new walls must meet the standards of original construction, or current building

codes, if such exceed the standards of original construction. Applicants assume

responsibility for all costs, including but not necessarily limited to the following: costs of

reviewing, approving and filing amendments to Declaration and plats and plans,

including legal fees related thereto and certification by a licensed land surveyor and a

licensed architect or engineer or land surveyor, as required in the Condominium Act,

such costs to be divided between or among applicants as they shall agree in writing

among themselves.

4. Construction and/or demolition of unit boundaries may not commence until applicants

have met the requirements imposed by the Board of Directors and this resolution and all

appropriate instruments have been prepared, executed and properly readied for recording,

and all fees paid. Once begun, construction and/or demolition must be completed within

sixty (60) days and must be done in such a way as to not unreasonably disturb or interfere

with other residents. Responsibility for removal of any resulting debris, from the

relocation, including costs, if any, shall be borne by the applicants as they shall in writing

determine among themselves. If applicant(s) fail to promptly and properly dispose of

debris, the Association will take such action and levy a special assessment against the

appropriate unit owners to cover such expense. Such debris shall be removed from the

area daily.

M. Exterior Antennas

Exterior antennas and satellite dishes of any type are prohibited.

N. Clothes Drying

The drying or hanging of clothes is strictly prohibited anywhere outside of a unit.

V. PROCEDURES FOR ASSURING ARCHITECTURAL COMPLIANCE

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A. Inspection

The Covenants Administrator or Committee or its agent(s) may periodically survey the

Condominium for compliance with architectural standards.

B. Alleged Violations

1. All reports of alleged violations of this resolution must be submitted in writing to the

General Manager or his/her designee who will, personally or by designee, inspect to

determine whether a violation exists.

2. If the General Manager or his/her designee determines that a violation exists, the unit

owner shall be informed in writing at the last address registered at the Association Office

for said owner via certified mail, return receipt requested, or hand delivered as

appropriate, giving the unit owner a specific amount of time in which to correct the

violation. The unit owner may also be contacted verbally to request cooperation.

3. If the unit owner does not respond to the initial letter, a second letter of notification shall

be sent.

4. If the second letter remains unanswered or the violation is not corrected, the matter shall

be referred to the Covenants Committee, which shall then determine the appropriate

disposition of the matter.

5. Covenants Committee actions may include, at the Committee’s discretion, any or all of

the following:

a. Issuing a cease and desist order.

b. Requiring the unit owner to remove the unacceptable change or restore the

affected area to its condition before the change, or to otherwise compensate the

Association or affected Association members for any damages caused by the unit

owner’s activity.

c. Having the Association correct the violation, with associated expenses charged

back to the unit owner.

d. Notifying the mortgagee of the violation.

e. Imposing a charge in accordance with the procedures set forth in Policy

Resolution Number Four.

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EXHIBIT A

PARKFAIRFAX CONDOMINIUM UNIT OWNERS ASSOCIATION

RESOLUTION ACTION SHEET

Resolution Type: No.

ADOPTED AT A REGULAR BOARD MEETING

(TYPE OF)

ATTEST: __________________________ SECRETARY_____

(SIGNATURE) (TITLE)

AMENDED AT __REGULAR____ BOARD MEETING

(TYPE OF)

AMEND SECTION NUMBER __________

ATTEST: __________________________ __________________________

(SIGNATURE) (TITLE)

AR #2

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Lynn Humphries, Secretary

File:

Book of Minutes - 1998

Policy

Administrative

Special

General

Resolution effective date: January 28, 1998

Amended June 24, 1998 (applications & application procedures)

Amended December 16, 1998 (water features & noise)

Amended March 11, 2009 (front patios)

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