Several of the 10 recommendations made by county planners at the request of supervisors have already sparked opposition from community activists and builders, who disagree about the need for new county regulation.

County officials said they recognize the controversial nature of some of the proposals.

"None of these are going to be without their upsides and downsides, but I think we ought to look at all of these recommendations, and we will," said board Chairman Katherine K. Hanley (D).

Planning commissioners have scheduled 10 public meetings in September and October at which residents and business owners can learn more about the proposals. The commission will then make recommendations on which ideas the county should pursue. Supervisors are expected to make final decisions later this year.

Here's a look at the 10 proposals, which deal with everything from open space requirements to questions of compatibility between new development and older homes:

Overlay Districts

Supervisors have the power to declare what's called a historic overlay district, which requires that homes and businesses within its boundaries adhere to certain architectural standards. Now planners are recommending creation of a similar district for neighborhoods, which would limit future development to a style that would match the existing homes. Under such a system, residents of a neighborhood could ask the county to declare their area such a district.

Builders, developers and others suggest that such a move would be against the law in Virginia because it would deny landowners their rights to develop land as they see fit. And county officials acknowledge that the proposal may run afoul of the state's court system, which is oriented toward property rights.

But others say such districts could be created so that they serve as guides to better development and still be legal.

Residential Compatibility

One of the chief complaints among residents when projects are proposed in their neighborhoods is that the construction will clash with what's already there.

County planners have suggested adding a section to the county's comprehensive plan that could help determine whether a development proposal is consistent with the surrounding area.

Planners suggested that lot size, building mass, architectural style, landscaping and other considerations be used to assess the compatibility of development proposals. The specifics of how any such requirements would be enforced were not spelled out in the recommendations, however. That would have to be established by the County Board of Supervisors.

Development Density

County zoning rules don't give developers the exact number of homes they can build on a piece of land. Rather, they provide a range, from low to high, that helps determine how tightly packed the houses can be.

Currently, developers must meet a series of criteria set by planners before they can build at the upper end of that range. Those criteria include providing public facilities such as schools, fire stations or libraries; enhancing natural environmental resources on the site; or contributing to transportation improvements in the area. But the planners' report notes that advocates of slow growth criticize the county for applying the criteria inconsistently.

The report suggests that the wording of the criteria be rewritten to make them more understandable. And it recommends making some of the criteria mandatory for developers who want to build at the upper end of the range. Both suggestions might slow the pace of growth in the county.

Analyzing the Impact

New development often sparks calls for new schools, roads or parks. To assess the impact of development on such services, the county conducts periodic reviews and amends its master plan accordingly.

But some citizens have complained that the assessment lags far behind the actual need. In the report, planners recommend that the county develop a new way to keep the county plan current with the impact of development, though the report does not offer specifics on how to accomplish that goal.

Housing Flexibility

In past years, when most development in Fairfax was on large, open tracts of land, the county developed a Planned Development Housing District, which gave builders the flexibility to construct different kinds of housing under one zoning classification.

For example, with a PDH classification, a builder would be able to mix town houses, apartments and single-family homes without getting separate zonings for each.

But now that developable land consists generally of smaller lots, critics say the PDH zoning category gives too much flexibility. Planners recommended revising the rules under which developers can use this designation.

Cluster Subdivisions

County rules now allow developers to ask for permission to cluster all of their homes on a small portion of their land, making the housing in that area much more dense but also saving more trees and providing more open space elsewhere on the property than would otherwise be the case.

Planners suggested allowing developers to choose the cluster option without having to seek special permission from the county. That suggestion is likely to meet fierce opposition from some who say the clustering approach can create severe incompatibility between neighboring communities.

Open Space

Currently, developers must provide a minimum of open space in their projects but may achieve the total by designing a sliver of open space in one area and another sliver somewhere else.

Some community activists argue that dividing up open space that way can make it virtually unusable, so county planners suggested requiring developers to make their open space contiguous. Others, however, say the current approach is better because it allows developers to create linear buffer zones between new development and old neighborhoods.

Reverse Frontage Lots

Planners recommended changes that would allow developers to put driveways on the rear of a home as a way of minimizing traffic on existing streets. Developers have been wary of this kind of construction because current county rules define the yard with a driveway as a front yard, effectively prohibiting the homeowner from installing a pool, deck or shed.

Formal Public Outreach

Planners recommended establishing countywide seminars, a cable television program and a printed booklet to better inform residents about the land development process.

Design Awards

The report suggests creating a residential compatibility category within the county's Exceptional Design Awards program, to recognize developers who build projects that create harmony instead of discord.

INFILL AND RESIDENTIAL DEVELOPMENT MEETING SCHEDULE

The following is a series of public meetings to be held throughout the county about the "Infill and Residential Development Study."