HomeMy Public PortalAbout2011_02_23_O004 Form Based CodeThe Town of
Leesburg,
Virginia
PRESENTED: February 23, 2011
ORDINANCE NO. 2011 -0 -004 ADOPTED: February 23, 2011
AN ORDINANCE: TO AMEND THE LEESBURG ZONING ORDINANCE TO
ESTABLISH THE CRESCENT FORM -BASED ZONING DISTRICT
The Council of the Town of Leesburg in Virginia hereby ordains:
SECTION I. That the Leesburg Zoning Ordinance is hereby amended by the adoption
of Section 7.10 Crescent Form -Based District as set forth in Attachment 1 hereto.
SECTION II. All prior ordinances in conflict herewith are hereby repealed.
SECTION III. Severability. If a court of competent jurisdiction declares any provision
of this ordinance invalid, the decision shall not affect the validity of the ordinance as a whole or
any remaining provisions of the Leesburg Zoning Ordinance.
SECTION IV. This ordinance shall be effective no later than March 1, 2012 or upon
Council action prior to that date.
PASSED this 23 day of February, 2011.
P: \Ordinances\2011 \0223 Form Based Code.doc
Kristen C. mstattd, Mayor
Town of Leesburg
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
Sec. 7.10 Crescent Form -based District
7.10.1 Description 1
A. Purpose 1
B. Goals 1
7.10.2 Applicability
A. District Established 1
B. Provisions not addressed 1
C. Conflict with Zoning Ordinance Regulations 1
D. Architectural Overlay District Applicability 1
1. H -1 District Applicability 1
2. H -2 District Applicability 1
E. Floodplain and Creek Valley Buffer 2
F. Proffered Rezonings 2
G. Applicability 2
H. Development Application Standards 2
I. Nonconformities 2
J. Existing Signs 3
7.10.3 Overview of Crescent District Regulations 3
A. Regulating Map 3
B. Building Heights Map 3
C. Streetscape 3
7.10.4 Dimensional Standards 4
B. POS, Public Open Space 5
C. Required Build -to Line and Parking Setback 5
D. Exemptions from the Building Frontage Requirement 6
E. Phased Development 6
F. Lots with Multiple Frontage Types 6
G. Buildings on Lots Abutting Residences 6
H. Structures on Lots Abutting the Public Open Space 6
7.10.5 Site Requirements 7
Town of Leesburg Zoning Ordinance Amendment 1 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
A. Parking 7
B. Bicycle Facilities 8
C. Loading 8
D. Landscaping and Screening 8
1. Parking Lot Landscaping 8
2. Buffers and Screening 8
3. Twenty -year Tree Canopy 9
E. Screening Walls 9
F. Outdoor Lighting 9
G. Modifications 9
7.10.6 Building Type Specifications 9
A. Single Family Detached and Duplex Buildings 10
B. Single Family Attached/Townhouse Buildings. 10
C. Multiple Family Buildings 10
D. General Urban Buildings 11
E. Storefront Buildings 12
F. Drive Through Windows 13
G. Service Station Buildings 14
H. Civic and Institutional Buildings 14
I. Parking Structures 14
J. Accessory Buildings 15
K. Modifications 15
7.10.7 Building Material and Other Requirements 15
A. Building Materials 15
1. Definition of Primary, Secondary and Trim Materials 16
2. Wall Materials 16
3. Glass 16
4. Colors 16
5. Green Walls 16
6. Green Roofs 16
B. Character of Old and Historic District 16
C. Awnings and Marquees 17
D. Canopies 17
Town of Leesburg Zoning Ordinance Amendment 2 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
E. Corner Buildings and Terminating Views 17
F. Modifications 17
7.10.8 Height Areas 17
A. Building Height Area Requirements 17
B. Measurement of Height 19
C. Additional Story in Roof 19
D. Fifth Story 19
E. Structures Excluded from Maximum Height Limitations 19
F. Accessory Building and Parking Structure Height 19
7.10.9 Use Regulations 19
7.10.10 Signs 23
A. Permitted Signs 23
7.10.11 Streetscape Requirements 25
A. Streets 25
1. Street Locations 25
2. Street Types 25
3. Streets not Shown on Regulating Map 25
4. Adjustments to Street Cross Sections 25
5. Responsibilities for street improvements 25
B. Traffic Calming 29
C. Sidewalks 2 9
D. Street Trees 29
E. Street Lights 30
F. Street Furniture 30
G. Driveway Access 30
H. Alleys 30
I. Transportation Impact Studies 31
J. Utilities 31
7.10.12 Modifications 31
A. Administrative Modifications 31
Town of Leesburg Zoning Ordinance Amendment 3 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
B. Modifications Requiring Planning Commission Approval 31
7.10.13 Definitions 32
A. Average Exterior Sidewalk Elevation 32
B. Blank Wall 32
C. Building Heights Map 32
D. Civic /Institutional Building 32
E. Expansion of an Existing Building 32
G. Frontage Type 32
H. General Urban Building 32
I. Height Areas 32
J. Leadership in Energy and Environmental Design (LEED) 32
K. Mixed -Use Building 33
L. Modifications 33
M. Multiple Family Building 33
N. New Development or Redevelopment 33
0. Non Residential Building 33
P. Parking Structure 33
Town of Leesburg Zoning Ordinance Amendment 4 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
Sec. 7.10 Crescent Form -based District
7.10.1 Description
A. Purpose. The purpose of the Crescent Form -based District is to implement the Town Plan and the
Crescent District Master Plan by doing the following:
1. Set the stage for the long -term redevelopment of the District in an urban pattern and form.
2. Provide community stakeholders a reasonable expectation of how the District will look and function
in the future.
3. Create a District that respects the character of Leesburg's historic downtown while providing a
transition to more automobile- oriented parts of the community.
4. Develop a setting for a true mixture of uses that recognizes Leesburg's role as a center of retail, office,
and residential uses for Loudoun County.
B. Goals. The Crescent Form -based District provides specific standards to achieve the following:
1. Develop a fully integrated, mixed -use, pedestrian- oriented environment with buildings that contain
commercial, residential and office uses.
2. Create a synergy of uses within the Crescent District to support economic development and
redevelopment in accordance with the recommendations of the Town Plan and the Crescent District
Master Plan.
3. Minimize traffic congestion, inefficient surface parking lots, infrastructure costs and environmental
impacts by promoting a compact, mixed -use, pedestrian- friendly district.
4. Regulate building height and placement to achieve appropriate scale along streetscapes and ensure
proper transition to nearby residential neighborhoods.
5. Establish clear controls on building form and placement to frame a well- defined public realm
comprised of human -scale streets, neighborhoods and public spaces, all of which contribute to
creating a safe, comfortable and livable environment.
7.10.2 Applicability
A. District Established. The Crescent Form -based District is hereby established on the Official Zoning
Map under authority of Section 15.2 -2306 of the Code of Virginia, 1950, as amended, to be known as the
Crescent District. The Crescent District is hereby designated as an architectural control district, as
authorized in the Town Charter amendment dated January 29, 2007.
B. Provisions not addressed. All provisions of the Zoning Ordinance not specifically addressed by the
provisions of the Crescent District shall be applicable.
C. Conflict with Zoning Ordinance Regulations. The provisions of the Crescent District, when in
conflict with other articles of the Zoning Ordinance, shall take precedence.
D. Architectural Overlay District Applicability
1. H -1 District Applicability. The H -1 Old and Historic District regulations, guidelines and approval
requirements shall apply in the Crescent District to those properties designated H -1.
2. H -2 District Applicability. The H -2 Historic Corridor Architectural Control Overlay District
regulations, guidelines and approval requirements shall not apply in the Crescent District.
Town of Leesburg Zoning Ordinance Amendment 1 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
E. Floodplain and Creek Valley Buffer. All provisions of Article 13 Flood Protection and all provisions
of Article 14 Creek Valley Buffer relating to Tuscarora Creek shall apply to property within the Crescent
District.
F. Proffered Rezonings. Properties subject to proffered rezonings approved prior to the effective date of
this section shall comply with the approved rezoning. However, the property owner may apply for a new
rezoning consistent with the Crescent District regulations.
G. Applicability. Except for proffered rezonings as noted above, new uses, structures, and lots and streets
that are created after the effective date of this section shall be subject to the requirements of the Crescent
District.
H. Development Application Standards. Development applications within the Crescent District shall
follow:
1. For subdivision and site plan applications, the approval process requirements and the required
contents of Divisions 2 and 3 of the Subdivision and Land Development Regulations. In addition, the
required contents of site plans shall include information necessary for the Zoning Administrator to
ensure compliance with Secs. 7.10.5 through 7.10.7, 7.10.11, and 7.10.12.
2. For special exception or variance applications, the applicable requirements of Article 3.
I. Nonconformities. Existing uses, structures (other than signs) and lots that do not conform to the
requirements of the Crescent District shall be subject to the regulations of Article 16 Nonconformities,
except that the following provisions shall apply instead of Sec. 16.3 Nonconforming Structures:
1. Any expansion of a nonconforming structure greater than 10 percent of the gross area of the existing
building shall require the entire structure to meet the requirements of the Crescent District. For the
purposes of this section:
a. Only one expansion of each nonconforming structure up to 10% of the gross area of the existing
building shall be permitted. Any subsequent expansion shall require compliance with the form based
code.
b. Any expansion below the 10% threshold shall not occur outside of the required build -to lines of the
property.
c. An expansion on the front of a nonconforming building does not increase the extent of
nonconformity if the expansion is at the same or less distance to the required build -to line as is the
existing structure.
d. Facade alterations to existing buildings or expansions that comply with the required build -to line
shall also comply with building elements specifications of Sec. 7.10.6 and Sec. 7.10.7.
e. Repair and maintenance work shall be exempt without regard to paragraph 1, above; such exempt
activities include roof replacement, window replacement and maintenance, mechanical and
electrical upgrades, interior fit out (tenant improvement work), parking resurfacing and other site
work, such as stormwater improvements, landscaping, and site amenities.
2. A structure destroyed by any means other than accidental fire or act of God shall be replaced only by a
structure that conforms to the requirements of the Crescent District. A structure damaged by
accidental fire or act of God greater than 50 percent may be rebuilt to its original nonconforming
condition, provided such condition conforms to the flood protection requirements of Articlel3 and is
rebuilt within two years of the date of the accidental fire or act of God. However, if the
nonconforming building is in an area under a federal disaster declaration and the building has been
damaged or destroyed as a direct result of conditions that gave rise to the declaration, then the zoning
ordinance shall provide for an additional two years for the structure to be rebuilt.
Town of Leesburg Zoning Ordinance Amendment 2 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
J. Existing Signs. Existing signs that do not conform to the requirements of the Crescent District shall be
subject to the regulations of Sec. 15.7.4 Pre Existing/Non- Conforming Signs, except that the permission
granted by paragraph 15.7.4.A.6, allowing the restoration of destroyed or damaged signs under 50 percent
of the value, shall be permitted only within 6 months of the damage.
7.10.3 Overview of Crescent District Regulations
A. Regulating Map. The Crescent District Regulating Map (see Sec. 7.10 Appendix A) and related
regulations of this section shall control land development within the Crescent District.
1. The Regulating Map divides the Crescent District into the following:
a. Two frontage types: RA Residential and GU General Urban. Certain General Urban
frontages are further designated as Storefront Frontage Required.
b. POS Public Open Space, which shall be for open space or institutional uses. This designation
on the Regulating Map does not preclude other land from being used as open space, whether
public or private, in all other areas of the Crescent District, subject to applicable frontage and use
requirements.
2. For the frontage types and Public Open Space designated on the Regulating Map, development of lots
shall comply with the applicable dimensional standards of Sec. 7.10.4 and site design requirements of
Sec. 7.10.5.
3. For the frontage types and Public Open Space designated on the Regulating Map, buildings shall
comply with the applicable building type specifications of Sec. 7.10.6 and building material and other
requirements of Sec. 7.10.7.
4. For the frontage types and Public Open Space designated on the Regulating Map and the building
types designated in Sec. 7.10.6, signs shall comply with the applicable standards of Sec. 7.10.10.
5. For the frontage types and Public Open Space designated on the Regulating Map and the building
types designated in Sec. 7.10.6, uses shall comply with the applicable use regulations of Sec. 7.10.9.
B. Building Heights Map. The Crescent District Building Heights Map, (see Sec. 7.10 Appendix B) and
related regulations of this section shall control the heights of buildings within the Crescent District.
1. The Building Heights Map divides the Crescent District into three height areas: 3 -story height area, 4-
story height area and 4/5 -story height area.
2. For the building height areas designated on the Building Heights Map, buildings shall comply with the
applicable height areas requirements of Sec. 7.10.8.
C. Streetscape. The streetscape requirements of Sec. 7.10.11 shall control improvements to streets and
alleys within the Crescent District.
Town of Leesburg Zoning Ordinance Amendment 3 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
7.10.4 Dimensional Standards
A. The following table outlines the siting specifications for frontages delineated on the Crescent District
Regulating Map.
Town of Leesburg Zoning Ordinance Amendment 4 1/25/2011
RA- Residential Frontage.
Building must occupy
min 66% of required
build to line
Zero side yard
GU- General Urban Frontage
B must occupy
u
min 75 k of required
build -to line
Zero side yard
25' min
rear yarcl
setback
r d
i
5' min streetwall
required to screen
all parking, loading
and storage areas
ag
e'.
district
111
Parking permitted in rear
or side yard up to parking
setback
Parking permitted in
rear or side yard
Accessory buildings
only located in rear yard
min 3' from all lot lines and
10' from all other buildings
Minimum
Lot Width
None.
None.
Required
Build -to
Line
A minimum of 66% of the frontage length shall be
occupied by principal building facades along the
Required Build -to Line, as listed in Sec. 7.10.4.0
and designated on the Regulating Map.
A minimum of 75% of the frontage length shall be
occupied by principal building facades along the
Required Build -to Line, as listed in Sec. 7.10.4.0 and
designated on the Regulating Map.
Side Yard
A zero side setback may be permitted, subject to
building code requirements.
A zero side setback may be permitted, subject to
building code requirements.
Rear Yard
Minimum 25 -foot principal building rear yard
setback. For units that back to an alley, the setback
is measured from the centerline of the alley.
There shall be no rear yard setback requirement
from parking structures.
Minimum 25 -foot principal building rear yard setback.
There shall be no rear yard setback requirement from
parking structures.
Parking
and
Loading
Areas
Parking shall be permitted in the rear yard and the
side yard behind the Parking Setback Line, as listed
in Sec. 7.10.4.0 and designated on the Regulating
Map. Off street parking shall not be permitted in
the front yard.
Parking shall be permitted in the rear yard and the side
yard behind the Parking Setback Line, as listed in Sec.
7.10.4.0 and designated on the Regulating Map. Off
street parking shall not be permitted in the front yard.
Loading shall be permitted only in the rear yard or
internal loading bays not visible from the street.
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
7.10.4 Dimensional Standards
A. The following table outlines the siting specifications for frontages delineated on the Crescent District
Regulating Map.
Town of Leesburg Zoning Ordinance Amendment 4 1/25/2011
Street
Residential Building Types
Required Build -to Line
Non residential Mixed -use
Building Types
Required Build -to Line
Parking
Setback
Minimum
Minimum
Maximum*
Minimum
Maximum*
Market Catoctin
50 ft.
60 ft.
50 ft.
55 ft.
70 ft.
Urban Boulevard
50 ft.
60 ft.
50 ft.
55 ft.
70 ft.
Minor Urban
33 ft.
43 ft.
33 ft.
38 ft.
53 ft.
General Urban
40 ft.
50 ft.
40 ft.
45 ft.
60 ft.
Local Residential
33 ft.
43 ft.
33 ft.
43 ft.
53 ft.
Garages
and
Accessory
Buildings
Article 7 Overlay and Special Purpose Districts
Sec. 7.10 I Crescent Form -based District
RA- Residential Frontage.
GU- General Urban Frontage
Attached garages shall have doors for automobiles
that do not face the street.
Attached garages shall meet the dimensional
requirements of the principal building.
Accessory buildings, including detached garages,
shall be located only in the rear yard.
Accessory buildings shall be setback a minimum of
3 feet from the rear and side lot lines.
Garages and parking structures with vehicular
access onto alleys shall be set back from the alley
easement by at least 3 feet.
Accessory buildings shall be separated a minimum
of 10 feet from the principal building, unless
otherwise permitted by the building code.
Accessory buildings shall meet the requirements of
Sec. 7.10.6.J.
Parking structures shall comply with the
requirements of Sec. 7.10.6.1.
Accessory structures, where applicable, shall
comply with the requirements of Secs. 7.10.4.G and
H.
Attached garages shall have doors for automobiles that
do not face the street.
Attached garages and parking structures shall meet the
dimensional requirements of the principal building.
Accessory buildings, including detached garages, shall
be located only in the rear yard.
Accessory buildings shall be setback a minimum of 3
feet from the rear and side lot lines.
Garages and parking structures with vehicular access
onto alleys shall be set back from the alley easement by
at least 3 feet.
Accessory buildings shall be separated a minimum of
10 feet from the principal building unless otherwise
permitted by the building code.
Accessory buildings shall meet the requirements of
Sec. 7.10.6.J.
Parking structures shall comply with the requirements
of Sec. 7.10.6.1.
Accessory structures, where applicable, shall comply
with the requirements of Secs. 7.10.4.G and H.
B. POS, Public Open Space. There shall be no lot size or setback requirements for lots designated POS
on the Regulating Map. The siting of improvements on a lot designated POS shall be appropriate for the
natural features of the site and existing and planned uses in the vicinity of the POS lot.
C. Required Build -to Line and Parking Setback.
1. The Required Build -to Line and Parking Setback shall be as shown on the Regulating Map, which
shall be interpreted to be parallel to the street at a specified distance measured from the centerline of
the street, as follows:
*When modified by the Zoning Administrator in accordance with Sec. 7.10.12.A.1.
*Includes all existing streets except Market and Catoctin.
2. Porches, stoops, steps and accessible ramps may project forward of the Required Build -to Line within
the yard/stoop area shown on the street cross sections contained in Sec. 7.10.11.
3. Parking may be located forward of the rear yard for all buildings on lots with GU frontages and for
Multiple Family Buildings on Lots with RA frontage, in the following instances:
a. Surface parking may be located in a side yard to the rear of the Parking Setback specified in Sec.
7.10.4.C.1 and the Regulating Map, provided it is located behind a minimum 5 -foot tall brick or
stone wall that is constructed along the Required Build -to Line. The street wall may be interrupted
for vehicle or pedestrian accessways.
b. Parking structures that comply with the building type specifications of Sec. 7.10.6.1.
Town of Leesburg Zoning Ordinance Amendment 5 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
4. Parking setbacks for lots immediately abutting public or private open space shall comply with
following:
a. For lots with front lines immediately abutting public or private open space, parking lots shall be
set back behind the front facade of the principle building a distance equal to at least half the depth
of the building. The buffer and screening required by Sec. 7.10.9.D.1 may be located within that
setback.
b. For lots with side or rear lines immediately abutting a public or private open space, or public open
space or institutions outside of the Crescent District„ parking lots shall be set back at least 20 feet.
The buffer and screening required by Sec. 7.10.9.D.1 may be located within that setback.
D. Exemptions from the Building Frontage Requirement. The Required Build -to Line specified in
this section does not apply to the following situations:
1. Buildings that are located on the rear portion of a site behind other buildings complying with the
Required Build -to Line of Sec. 7.10.4.C.
2. Civic /institutional buildings complying with Sec. 7.10.6.H.
3. Lots with front lot lines immediately abutting open space not designated as POS on the Regulating
Map that are deemed acceptable for this exemption by the Zoning Administrator, based upon the
appropriateness of the design of the open space for the vicinity, the total square footage of the open
space, floor materials, landscaping and other amenities, and based upon the finding that the open space
does not subvert the intent of the Required Build -to Line.
4. Portions of lots that are not proposed to be developed and will remain as open space or reserved for
future development in accordance with Sec. 7.10.4.E.
E. Phased Development. Certain requirements may be met through phased development, as agreed to by
the Zoning Administrator.
1. At the time of site plan application, the property owner shall submit a concept plan that demonstrates
how development may be intensified in the future for more efficient use of land and to meet
requirements for required build -to lines, street walls, and parking. The nonbinding conceptual plan
shall indicate locations for proposed and future buildings, parking, circulation, landscaping, and other
features fully complying with Crescent District regulations.
2. The initial building of a phased development plan shall address the required build -to line of the
principal abutting street. Generally for corner lots, the first phase shall have the principal building
occupying the required build -to lines at the corner, with the principal facade of the building facing the
principal street.
3. Based on the location of off street parking, the phasing plan, and existing development on adjacent
properties, the requirement for a streetwall in the side yard may also be phased.
F. Lots with Multiple Frontage Types. Where the designated frontage type changes along the width of
a lot (including a corner lot) as shown on the Regulating Map, the owner has the option of using either
frontage up to 50 feet from the change in designation.
G. Buildings on Lots Abutting Residences. Where a lot is located on the perimeter of the Crescent
District immediately abutting a residential zoning district or is located anywhere in the Crescent District
and immediately abuts a lot containing a single- family detached residential building, the principal building
and parking structure on such lot shall be set back from the property line by a distance at least equal to the
height of the building or structure. The buffers and screening required by Sec. 7.10.5.D.2 may be located
within that setback.
H. Structures on Lots Abutting the Public Open Space. Principal and accessory buildings and
parking structures constructed on lots that share a side or rear lot line with Public Open Space shall be set
Town of Leesburg Zoning Ordinance Amendment 6 1/25/2011
General Land Use
Classification
Office
1:00 a.m.-
7:00 a.m.
5%
Weekdays
7:00 a.m.-
6:00 p.m.
100%
6:00 p.m.-
1:00 a.m.
5%
1:00 a.m.-
7:00 a.m.
0%
Weekends
7:00 a.m.-
6:00 p.m.
15%
6:00 p.m.-
1:00 a.m.
0%
Retail sales and services
0%
50%
70%
0%
100%
60%
Restaurant
20%
70%
80%
30%
75%
100%
Residential
100%
50%
100%
100%
75%
90%
Theater
0%
60%
80%
0%
80%
100%
Religious institution
0%
25%
50%
0%
100%
50%
Hotel:
Guest rooms
100%
55%
100%
100%
55%
100%
Restaurant /lounge
20%
70%
80%
30%
75%
100%
Conference rooms
0%
100%
80%
0%
100%
80%
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
back from the property line a distance at least equal to the height of the building or structure. However,
for principal buildings and parking structures built at the Required Build -to Line of Catoctin Circle,
Harrison Street or the urban boulevard, the setback shall be at least 20 feet.
7.10.5 Site Requirements
A. Parking. Each use shall be required to provide off street parking in accordance with the requirements of
Article 11, except as follows:
1. The parking requirements of Sec. 11.3 shall not be exceeded except when parking spaces are located
in a parking structure.
2. On- street parking spaces located along the frontage of a lot shall be credited towards meeting the
parking requirements for the uses on that lot. Such spaces shall not be reserved for the exclusive use
of patrons or occupants of the lot but shall be available to the public.
3. Uses on separate lots may enter into shared parking agreements, subject to the approval by the Zoning
Administrator and based on legal instruments that ensure the permanent availability of off street
parking for the engaged parties. The amount of parking provided for all such uses shall equal the sum
of the parking required for each individual use; however, the Zoning Administrator may authorize a
reduction in the total number of required parking spaces, as determined in Subsec. 4 below. A
walkway(s) is required from the shared parking area to the sidewalk(s) along abutting street(s) that
front the principal buildings served by the parking area.
4. The Zoning Administrator shall authorize a reduction in the total number of parking spaces required
by Article 11 when the Zoning Administrator determines that two or more uses can be adequately
served by the same parking spaces by reason of the characteristics of the land uses and their hours of
operation. Shared parking may be provided by multiple uses within the same building, on the same
site or on adjacent sites with shared parking agreements. The number of shared spaces for 2 or more
distinguishable land uses shall be determined by the following procedure:
a. Multiply the minimum parking required by Article 11 for each individual use by the appropriate
percentage indicated in the table below for each of the 6 designated time periods.
b. Add the resulting number of parking spaces for each of the 6 columns.
c. Select the time period with the highest total parking requirement and use that total as the
minimum shared parking requirement.
5. Non residential uses in the Crescent District may make a payment in -lieu to the Town instead of
providing all or a portion of the parking, provided that the Zoning Administrator determines that an
equal number of parking spaces available to the public is within 1,500 feet; such distance shall be
Town of Leesburg Zoning Ordinance Amendment 7
1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
measured from the main pedestrian entrance of the building to the parking spaces, along a path
following sidewalks and other pedestrian ways, and shall not cross East Market Street, Catoctin Circle
or the urban boulevard. The process and requirements for payment in lieu of parking shall be the
same as specified for the H -1 District in Sec. 11.4.3.
B. Bicycle Facilities. All developments shall be designed to accommodate bicycle travel; and
developments except for single- family detached and single family attached building types shall provide
bike parking. All parking structures and parking lots shall provide sufficient bike parking based on a
minimum of one (1) bike for every 10 automobiles or one (1) bike for every 3,000 square feet of building
floor area, whichever is greater. Wherever possible, such bicycle parking shall be located with visibility
by on -site security personnel, building occupants or the general public; with convenient pedestrian access
to the sidewalk; and with shelter from inclement weather.
C. Loading. Off street loading spaces shall be provided meeting all requirements of Sec. 11.9, except that
no more than one (1) loading space shall be required for each use and multiple uses may share a loading
space as provided for in Sec. 11.10.1. Waivers of loading space requirements may also be granted in
accordance with Sec. 11.10.2. Off street loading and outdoor storage areas shall be located in the rear
yard or within loading bays that are that are enclosed by buildings or accessed from the alley, and not
visible from the street. Loading areas not within loading bays shall be screened from any adjacent use by
a 6 foot tall brick wall. On- street loading spaces located along the block frontage (or across the street of a
2 -lane street, or around the corner on the same block and within 400 feet) containing the lot may be
credited towards meeting the loading requirements for the uses on that lot. Such spaces shall not be
reserved for the exclusive use of the lot but shall be available to all other uses on the block frontage.
D. Landscaping and Screening. Landscaping and screening shall be provided for in accordance with
Article 12, as follows:
1. Parking Lot Landscaping. Parking lots in the Crescent District are exempt from the requirements
for perimeter and interior parking lot landscaping of Secs. 12.5 and 12.6, except as noted in the
following paragraphs.
a. On a lot with a front lot line immediately abutting public or private open space, one tree for at
least every 40 feet of frontage and at least one shrub, having a minimum height of 18 inches, for
every 4 feet of frontage shall be provided on the perimeter of a parking lot that is not separated
from the open space by the principal building; the landscaping may be placed in the parking
setback required by Sec. 7.10.4.C.4. Alternatively, a 6 -foot tall brick screening wall may be
substituted for the landscaped setback.
b. On a lot with a side or rear lot line immediately abutting public or private open space, at least one
tree for every 40 feet of shared lot line and at least one shrub, having a minimum height of 18
inches, for every 4 feet of shared lot line shall be provided on the perimeter of the parking lot; the
landscaping may be placed in the parking setback required by Sec. 7.10.4.C.4. Alternatively, a 6-
foot tall brick screening wall with a 10 -foot wide landscape buffer yard along the outside of the
wall may be substituted for the landscaped setback.
2. Buffers and Screening. The buffering and screening requirements of Sec. 12.8 shall apply to the
Crescent District, as follows:
a. A site located on the perimeter of the Crescent District and immediately abuts a residential zoning
district shall be required to meet the requirements of Sec. 12.8.
b. Where a lot containing a non residential building type immediately abuts the rear of another lot in
the Crescent District containing a single family detached building, a 6 -foot tall brick screening
wall with a 10 -foot wide landscape buffer yard along the residential side of the wall may be
substituted for the landscape screening required by Sec. 12.8. The buffer yard on the residential
side shall be landscaped with a minimum of 10 shrubs and one (1) deciduous or evergreen tree
Town of Leesburg Zoning Ordinance Amendment 8 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
every 40 feet along the common property line. Where there is an alley between the non-
residential building type and the single- family detached building that provides access to the non-
residential building, then a 6- foot -high brick screening wall shall be provided along the residential
side of the alley and a landscape buffer yard shall not be required. Where there is an alley between
the non- residential building type and the single family detached building that provides access to
both types of buildings, a 3 -foot brick screening wall shall be required.
c. Waste /recycling receptacles shall not be visible from the street and shall be located in the rear
yard or internal to the building. Outside waste /recycling receptacles shall be enclosed by a 6 foot
tall wall constructed of brick or other masonry material matching the primary building material
that meets the requirements of Sec. 12.8.8. For the purposes of Sec. 12.8.8, properties with RA
frontages shall be considered a residential zoning district.
d. Screening shall be required for any ground- mounted mechanical equipment. This may be in the
form of a brick or other masonry wall or shrub plantings that obscure visibility of the equipment
from any street, plaza, green or park.
3. Twenty -year Tree Canopy. The tree canopy requirements of Sec. 12.3 shall apply to the Crescent
District; a minimum 10% tree canopy shall be required in the Crescent District. Street trees and trees
in bump outs in parking lanes along a property frontage qualify toward the tree planting credit of Sec.
12.3.2; the area of green walls and roofs meeting the requirements of Sec. 7.10.7.A shall qualify for up
to 50% of the minimum required canopy.
E. Screening Walls. Walls used for screening, including walls required by Sec. 7.10.4 for parking within
side yards, in excess of 20 feet in length shall be articulated, with such features as projections /recessions
(such as columns, pilasters, and paneling) and variable colors or details, at least every 20 feet. The wall
shall be capped in a way that complements the design of the wall.
F. Outdoor Lighting. Outdoor lighting shall meet all of the requirements of Sec. 12.11, except that poles
shall be no higher than fifteen feet.
G. Modifications. An applicant may seek from the Planning Commission modifications to the design
requirements of this section in accordance with Sec. 7.10.12.B.
7.10.6 Building Type Specifications
This section outlines the building type specifications for the Crescent District. Although the following
illustrations depict buildings of a traditional architectural style, the intent is not to require a specific style.
Buildings closer to the Old and Historic District should reflect the historic architectural character of the Old
and Historic District, with more flexibility in architectural character and design allowed farther away.
Town of Leesburg Zoning Ordinance Amendment 9 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
A. Single Family Detached and Duplex Buildings. This building type may be located along RA
frontages. This building type shall be occupied by no more than two dwelling units. Single- family
detached and duplex buildings shall meet the following specifications:
Single Family Detached and Duplex Buildings
Entrance
First Floor
Elevation
Fenestration
Roof Design
All residential buildings shall provide a pedestrian door
facing the sidewalk in front of the building.
All dwellings shall include a front porch or stoop with a
minimum depth of 6 feet and a minimum area of 48
square feet.
The first floor elevation shall be a minimum of 2.5 feet
(30 above the average exterior sidewalk elevation in
front of the building.
The front facade of all residential units shall be at least
25% windows or doors.
Glass areas shall comply with Sect. 7.10.7.A.
Buildings shall be designed with a pitched roof and the
slope shall be between a minimum of 4:12 and a
maximum of 12:12.
t >itcned roof
rOtwoon 4 1:7
and 12 12
Fort IaCaoe
400,IX■Se1 of
at Oast 25^+
windows ar Oro,a
oa,
r,1 11nors eleaatlor
o.r,. 2 1 atwve
srdawal:
h'41's 9p
B. Single- Family Attached/Townhouse Buildings. This building type may be located along RA and
GU frontages, except areas designated as Storefront Frontage Required. This building type shall be
occupied by three or more dwelling units that are accessed from doors for each unit. Single- family
attached /townhouse buildings shall meet the following specifications:
Single- Family Attached /Townhouse Buildings
Entrance
First Floor
Elevation
Fenestration
Roof Design
All pedestrian doors shall face the street or public or
private open space with access directly to the sidewalk in
front of the building.
All dwellings shall include a front stoop or porch with a
minimum depth of 4 feet and a minimum area of 24
square feet.
The first floor elevation shall be a minimum of 2.5 feet
(30 above the average exterior sidewalk elevation in
front of the building.
The front facade of all residential units shall be at least
25% windows or doors.
Glass areas shall comply with Sec. 7.10.7.A.
Buildings with a flat roof appearance from the street shall
have a decorative cornice. Flat roofs shall be enclosed by
parapets.
Buildings shall be designed with a pitched roof and the
slope shall be between a minimum of 4:12 and a
maximum of 12:12.
Pitcned roof between
4 12 and 12 12 Or
flat roof with cornice
root facade comprised
of at least 25% windows
or doors
Pedestrian door
facing the morn
First floor elevation
min .2 5 ft above sidewalk
Front stoop min 4 ft
Depttv24 soft with steps
C. Multiple Family Buildings. This building type may be located along RA and GU frontages, except
areas designated as Storefront Frontage Required. This building type shall be occupied by three or more
dwelling units that are accessed from common entrances and hallways. (Buildings containing multiple
family units and commercial uses are mixed use buildings and shall be subject to the requirements of
general urban and mixed -use buildings in Sec. 7.1O.6.D below and not this subsection). Multiple family
buildings shall meet the following specifications:
Town of Leesburg Zoning Ordinance Amendment 10 1/25/2011
Article 7 I Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
Multiple Family Buildings
Entrance
First Floor
Elevation
Fenestration
Roof Design
There shall be at least one pedestrian door facing the street
or public or private open space with access either directly
to the sidewalk or to a courtyard that opens to the sidewalk
along the street frontage.
Where the entrance is directly from the sidewalk, there
shall be a porch or stoop with a minimum depth of 4 feet
and a minimum area of 18 square feet.
Alternatively, the entrance may be from a minimum 15-
foot wide courtyard facing the street.
Where dwellings are located along the front facade of the
first floor, the first floor elevation shall be a minimum of
2.5 feet (30 above the average exterior sidewalk
elevation in front of the building. The Zoning
Administrator may allow reduced the first floor elevations
of facades on side streets to accommodate handicapped
access to the building or steep grades along the street
right -of -way
Where the first floor is occupied by a lobby, office, or
common space and no dwellings are located on the first
floor along the front of the building, then the first floor
may be at the same grade as the sidewalk.
All facades of the building facing a street or public or
private open space must be at least 25% windows and
doors.
Glass areas shall comply with Sec. 7.10.7.A.
Buildings with a flat roof appearance from the street shall
have a decorative cornice. Flat roofs shall be enclosed by
parapets.
Buildings with a pitched roof shall have a slope between
4:12 and 12:12.
All rooftop HVAC and mechanical equipment shall be
screened from view from all abutting streets and public or
private open space. This shall be accomplished for pitched
roofs by placing the equipment on the back half of the
building or concealing the equipment within the roof
structure. This shall be accomplished for flat roofs by
limiting the area of the penthouse or screened area
containing the equipment to no more than 50% of the area
of the floor below and by setting the penthouse or screened
area from the front and back facades of the building such
that the top of the penthouse or screen is below a 45-
degree line drawn from the bottom of the parapet. In
addition, the penthouse or screen wall shall generally
blend with the design of the building. Parapets shall
match the primary building material of the facade below
and shall and shall blend with the design of the building in
terms of color and scale.
Pitched root Delween
4 12 and 12.12 or
flat root with cornice
Windows and doors
comprise a minimum of
25`8 Of 11110 11011t facade.
Padestnan entrance
facing sidewalk
First floor elevation
minimum 2.5 feet
above sidewalk
D. General Urban Buildings. This building type may be located along GU frontages, except areas
designated as Storefront Frontage Required, and within POS areas. This building type shall be occupied
by commercial uses and mixed -uses (which contain non residential and residential uses, such as retail on
the ground floor and residential on upper floors). General urban buildings shall meet the following
specifications:
Town of Leesburg Zoning Ordinance Amendment 11
1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
General Urban Buildings
Front
Facade
Windows
and Doors
Secondary
Facade
Ground
Story
Height
Roof Design
Walls that face a street or public or private open space shall
include windows and architectural features customarily
found on the front of a building, such as awnings, cornice
work, edge detailing or decorative finish materials.
There shall be a minimum of one (1) usable pedestrian
entrance every full 50 feet of frontage. Main pedestrian
entrances shall have design details that enhance the
appearance and prominence of the entrance so that it is
recognizable from the street or public or private open space.
Vehicle entrances leading to parking structures and loading
areas shall be limited to no more than 25% of the facade
Ien th.
No less than 50% of the ground floor facade between 2 and
10 feet above the sidewalk facing a street or public or private
open space shall be clear windows and doorways.
Glass areas shall comply with Sect. 7.10.7.A.
The front entranceway may be inset from the front building
wall.
Openings above the first story shall be a maximum of 50%
of the total facade area.
For a building located on a corner lot, the second front
facade facing the lesser pedestrian traveled street may have
the above door and window requirement of the first floor
reduced to /2 the required amount of fenestration and
pedestrian entrances; provided the secondary facade is not
designated as a mandatory storefront on the Regulating Map.
The ground floor of all general urban and mixed -use
buildings shall have a minimum 14 foot height, floor to
floor.
Buildings with a flat roof appearance shall have a decorative
cornice. Flat roofs shall be enclosed by parapets.
Buildings with a pitched roof shall have a slope between a
minimum of 4:12 and a maximum of 12:12.
All rooftop HVAC and mechanical equipment shall be
screened from view from all abutting streets and public or
private open space. This shall be accomplished for pitched
roofs by placing the equipment on the back half of the
building or concealing the equipment within the roof
structure. This shall be accomplished for flat roofs by
limiting the area of the penthouse or screened area
containing the equipment to no more than 50% of the area of
the floor below and by setting the penthouse or screened area
from the front and back facades of the building such that the
top of the penthouse or screen is below a 45- degree line
drawn from the bottom of the parapet. In addition, the
penthouse or screen wall shall generally blend with the
design of the building. Parapets shall match the primary
building material of the facade below and shall blend with
the design of the building in terms of color and scale.
111
1 11
111
11
111
1;1;1
11
111
n Ir
Pitched roof between
4 12 and 12:12 or
flat roof with cornice.
Upper story windows
comprise a maximum 50%
of facade and vertical in
proportion
Windows and doors
comprise a minimum of
50% of the ground floor
facing the street between
the height of 2 and 10 ft
One pedestnan entrance
per 50 5 along sidewalk
E. Storefront Buildings. This building type may be located along GU frontages and is the only type
allowed in areas designated as Storefront Frontage Required. This building type shall be occupied by
commercial uses or mixed -uses (which contain non residential and residential uses, such as retail on the
ground floor and residential on upper floors). Storefront buildings shall meet the following specifications:
Town of Leesburg Zoning Ordinance Amendment 12
1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
Storefront Buildings
General
Urban
Requirements
Front Facade
Windows and
Doors
Storefront buildings shall also meet the design
specifications for general urban buildings, except as
provided herein.
Ground floors shall be designed with storefronts that have
windows, doorways and signage, which are integrally
designed and painted.
There shall be a minimum of one (1) usable pedestrian
entrance every full 25 feet of frontage.
Storefront buildings shall be designed to create a distinct
and separated ground floor area through the use of accent
such as a string course, change in material or textures, or
an awning or canopy between the first and second stories.
No less than 70% of the storefront/ground floor facade
shall be glass panels and doorways between 2 and 10 feet
above the sidewalk.
Required window areas shall be either windows that allow
views into retail space, working areas, lobbies, pedestrian
entrances or display windows set into the wall.
Windows shall not be blocked with opaque materials or
the back of shelving units. The bottom of the window must
be no more than 3 feet above the adjacent exterior grade.
tj d d ti d t
inn
11
■0
L11711
ti U UU uugg uu uuu1Y ou trun
Flat roof with cornice or
pitched roof between
4.12 and 12 12
Upper story windows
comprise a maximum 50%
of facade and vertical in
proportion
Design separation between
1st and 2nd stories with
cornice or other feature
Wndows and doors
comprise a minimum of
70% of the first story
facing the street
Main pedestrian entrance
located street front
F. Drive Through Windows. General urban buildings, including storefront buildings, that are occupied
by banks, retail uses such as pharmacies, and service uses such as dry- cleaners, may have accessory drive
through windows. This building type with accessory drive through windows shall be located along GU
frontages, except areas designated as Storefront Frontage Required, and shall meet the following
specifications:
Drive Through Windows
General The building shall meet all of the specifications for a
Urban general urban building, including storefront buildings,
Requirements except as provided herein.
The drive through shall be attached to the rear of the
building.
Drive
through
Location
Number of
Lanes
Canopy
Access
No more than two (2) drive through lanes shall be
permitted for a bank.
No more than one (1) drive- through window shall be
permitted on a building for a retail or service use.
The canopy over the drive through windows shall have a
roof with the same slope as the building. The canopy
height shall not exceed the height of the building.
No more than one (1) driveway leading directly to a street
shall be provided on the lot occupied by a building with
an accessory drive through window. The driveway shall
be shared with an adjacent use or easements provided to
allow future shared use.
One access point
Shared access
with adjacent use
required
Drive.through located
on rear of building
Town of Leesburg Zoning Ordinance Amendment 13
1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
G. Service Station Buildings. Storefront buildings that are occupied by service station use shall be
located along Catoctin Circle and shall meet the following specifications:
Auto Service Buildings
Storefront The building shall meet all of the specifications for a
Requirements storefront building, except as provided herein.
Required
Build -to Line
Fueling Pump
Location
Canopy
Access
The building shall meet the Required Build -to Line
requirements of Sec. 7.10.4. For a building located on a
corner lot, the second front facade facing the lesser
pedestrian- traveled street, may occupy no less than 50%
of the Required Build -to Line. The length of the
Required Build -to Line not occupied by the building or
automobile and pedestrian accessways shall be occupied
by a brick or masonry wall at least three (3) feet in
height.
The fueling pumps shall be located to the rear of the
building and may not be located in a front yard.
The canopy over the fueling pumps shall have a roof with
the same slope as the principal building. Canopies shall
not exceed a distance of 14 feet from the finished grade
to the lowest point of the canopy fascia; the height of flat
roof canopies shall not exceed 17' 3" and of pitched -roof
canopies shall not exceed the height of the building.
No more than one (1) driveway directly to a street shall
be provided on the lot occupied by a building used for
auto service. On a corner lot, a second access may be
allowed (one to each street). The driveway(s) shall be
shared with an adjacent use or easements provided to
allow future shared use.
One access point
per street frontage
Building must occupy
min. S0% of
Required Build -to Line
Second access
allowed only with
shared accesel
Fueling station located
to side or rear of
building setback
min. 20 ft. from
Required Build -to Line
Building and canopy
shall have pitched
roots
3 h. min, wall along
Required Build -to Line
H. Civic and Institutional Buildings. This building type may be located along RA and GU frontages,
except areas designated as Storefront Frontage Required, and in POS areas. Only this building type shall
be allowed in POS areas. The design of a civic and institutional building is subject to review and approval
by the Planning Commission. The intent is to allow flexibility in the design and siting of this building
type, such that it is distinguished from other building types nearby while ensuring a positive contribution
to a desired community character as stated in the purpose section of the Crescent District.
I. Parking Structures. This building type may be located on parcels with RA or GU frontages, where it
is located in the interior of a block and surrounded by other building types having a minimum depth of 20
feet; the specifications in the following table do not apply in that situation. Parking structures fronting on
a street or public or private open space along GU frontages or on East Market Street, Catoctin Circle,
Harrison Street or the urban boulevard may be built at the Required Build -to Line, in which case they shall
meet the specifications in the following table. Parking structures in all other locations along GU frontages
may be built to the Required Build -to Line without meeting the specifications in the following table;
however, the facades at the Required Build -to Line of such structures shall have facade openings that do
not exceed 50% of the facade and no floor -to -floor vehicular ramps shall be located along that facade. For
all parking structures, whether interior of the block or at the Required Build -to Line, shall provide
convenient pedestrian access to the sidewalk(s) and shall not have pole- mounted lights on the top parking
deck.
Town of Leesburg Zoning Ordinance Amendment 14 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
Parking Structures
Parking
Structure
Facade
Storefront
Requirements
Ground Level
The facade of the parking structure shall be integrally
designed with the architecture of the overall building,
utilize the same building materials, provide an
architectural treatment at the top of the structure, such as
a cornice, and have wall openings with proportions that
comply with the fenestration requirements of Storefront
Buildings contained in Sec. 7.10.6.E.
A parking structure that occupies the Required Build -to
Line shall meet all of the specifications for a storefront
building, except as provided herein.
The ground level shall have a minimum depth of 20 feet
of usable building space along a minimum of 75% of the
Required Build -to Line of the total frontage(s) occupied
by the parking structure facade.
No more than 25% of the total frontage(s) of a parking
structure occupying the Required Build -to Line shall be
used for access drives.
i i i i i i e i i i i i i i
Parking structure
openings ompiy *In
window proportions for
yenerai urban buiid
Facade meets
building material
requirements
Archdecturai
trealme nt at top
or structure
1 I I 11 I I I I I I
1 1 1 I 1 1 1 1 1 1
Parking structure above Access does not exc
first story storefront twilding frontage
J. Accessory Buildings. This building type may be located on lots with RA and GU frontages.
Accessory buildings shall meet the following specifications:
Accessory Buildings
Roof
Building
Materials
The roof shall be designed with an equal or greater roof
pitch as the principal building.
The building materials and colors of the accessory
building shall be the same as at least one of the materials
used on the principal building.
Pitched roof at
iaast equal to
principal building
Maximum height
of 20 feet
Building materials
and colors match
principal building
K. Modifications. An applicant may seek from the Planning Commission modifications to the design
requirements of this section in accordance with Sec. 7.10.12.B.
7.10.7 Building Material and Other Requirements
A. Building Materials. All buildings shall contain quality building materials that are in keeping with the
character of traditional buildings in Leesburg. Permitted materials for exterior walls (exclusive of
windows and doors) that are clearly visible from the street and public or private open space shall be
limited to the following:
Town of Leesburg Zoning Ordinance Amendment 15 1/25/2011
Building material
Brick or tile masonry (modular)
Primary
building
material
Permitted
Secondary
building
material
Permitted
Trim
material
Permitted
Native stone (or synthetic equivalent)
Permitted
Permitted
Permitted
Wood lap siding
Permitted
Permitted
Permitted
Fiber cement siding (such as Hardie- PlankTM equivalent or
better siding no faux wood grain)
Permitted
Permitted
Stucco (cementitious finish)
Permitted
Permitted
Pre -cast masonry (for trim and cornice elements only)
Permitted
Permitted
Split -faced block (only for piers, foundation walls and
chimneys)
Permitted
Permitted
Gypsum Reinforced Fiber Concrete (GFRC —for trim
elements only)
Permitted
Metal (for beams, lintels, trim elements and ornamentation
only)
Permitted
Molded polyurethane trim (such as Fypon)
Permitted
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
1. Definition of Primary, Secondary and Trim Materials. Primary building material shall
comprise at least 75% of the visible wall materials. Secondary and trim material, including such
features as door trim, window trim, columns, cornice, decorative millwork, gable vents, louvers,
moldings, pediments and string course, shall comprise no more than 25% of the visible wall materials.
Wall area calculations are exclusive of windows and doors.
2. Wall Materials. Wall materials including panel brick, tilt -up brick textured paneling, plain, smooth
face, or scored concrete masonry units, exterior insulation and finish system (EIFS), vinyl siding,
corrugated metal paneling and fiberglass sheeting are permitted for walls that are not visible from
streets and public or private open space.
3. Glass. Glass areas on front facades shall be clear or lightly tinted. Mirrored glass is permitted for
walls that are not visible from streets and public or private open space.
4. Colors. For primary building materials on facades and for roofs, typical of the palette found in
Leesburg and the natural environment. Colors should not be garish, overly intense, or otherwise
beyond the typical palette. Complementary, fully saturated colors should not be juxtaposed. Colors
should not be chosen so that the building functions as a sign; this includes colors identifiable with a
franchise or chain business. However, such colors may be appropriate for accent, awnings and signs.
5. Green Walls. Walls other than principal facades of buildings may be green walls. Such walls may
be trellis or mesh systems, made of welded wire stainless steel cable or similar materials, supporting
climbing plants; a framed panel system containing a growing medium, or liquified nutrients, and
plants; or similar system. Such walls shall make use of stormwater and be an integral component of
the stormwater quality and quantity management of the site, and the area of such walls may qualify for
up to 20% of the minimum 20 -year tree canopy required by Sec 7.10.5.D.3.
6. Green Roofs. Green roofs meeting LEED (Leaders in Energy and Environmental Design)
requirements for best management practices shall be allowed in the Crescent District. Such roofs shall
make use of stormwater and be an integral component of the stormwater quality and quantity
management of the site.
B. Character of Old and Historic District. Buildings should reflect the historic architectural character
of the Old and Historic District. Flexibility within the allowed ranges of such features as roof pitch, ratio
Town of Leesburg Zoning Ordinance Amendment 16 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
of windows to walls, as well as massing, scale, building materials, color and proportions, alignment and
rhythm of facade elements shall be considered. The number of these features which may be adjusted on
any one building shall also be considered as a parameter of acceptable flexibility.
C. Awnings and Marquees. Storefronts and building entrances
may be enhanced by awnings or marquees, which give shade and
shelter or add color and visual interest to the entry or display
window of the storefront, provided that the following conditions
are met:
1. Awnings and marquees may project over a sidewalk;
however, they must be a minimum of 8 foot clearance
provided from the sidewalk.
2. Awnings and marquees shall be functional and provide
shade or shelter for pedestrians over a substantial portion of
the sidewalk.
3. Awnings shall be positioned immediately above ground floor
projects from the building at a straight angle.
4. Awnings shall be constructed of durable materials such as canvas or metal that will not fade or
easily. Plasticized, rigid, cubed or curved awnings or mansard style canopies are prohibited.
Marquees may be constructed of any trim material permitted in Subsec. A above.
5. Awnings shall not be internally illuminated and any signs shall be illuminated by fixtures located
above the awning and directed downward.
6. Awnings shall not interfere with street trees.
D. Canopies. Canopies may be provided above pedestrian entrances, drive throughs and fueling pumps of
auto service buildings. The canopy shall be constructed of a material that is compatible with the design of
the building. Support posts for the canopy above drive throughs and fueling pumps shall be brick or
stone. Canopies serving only pedestrian entrances may extend over the public sidewalk, provided they
meet the same standards as awnings and marquees in Subsec. B above.
E. Corner Buildings and Terminating Views. Buildings situated at a street corner and at the
terminating view of a street may be designed so that the architecture incorporates accents and details that
accentuate its prominent location. This can be accomplished by the following:
1. The height of a building may project above the height limit as allowed in Sec. 7.10.8.E by
incorporating design features such as a peak, tower, or similar accent. The area of such a feature shall
not be more than 50 feet by 50 feet.
2. Architectural design shall accentuate the location.
3. A main pedestrian entrance for a corner building shall be either at the corner of the building or within
25 feet of the corner.
F. Modifications. An applicant may seek from the Planning Commission modifications to the design
requirements of this section in accordance with Sec. 7.10.12.B.
AwninO may
project over
uidewElk with
mm. 8 foot
clearunce
windows and have a straight shed that
tear
7.10.8 Height Areas
A. Building Height Area Requirements. The following table details requirements for principal
buildings in height areas designated by the Crescent District Building Heights Map. For lots designated as
POS Public Open Space, allowed building height shall be determined by the Planning Commission as part
of its review in accordance with Sec. 7.10.6.H.
Town of Leesburg Zoning Ordinance Amendment 17 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
3 Story Height Area
Maximum 3 stories and 46 -foot maximum building height.
Building
Height
Minimum
Building
Height
Additional
Story in Roof
Maximum
Building
Height
An additional story may be permitted within the
roof structure with dormers or a penthouse, subject
to Sec. 7.10.8.C.
4 Story Height Area
4 stories and 58 -foot maximum building height.
Minimum
Building
Height
Additional
Story in Roof
Maximum
Building
Height
An additional story may be permitted within the
roof structure with dormers or a penthouse, subject
to Sec. 7.10.8.C.
4/5 Story Height Area
4 stories and 58 -foot maximum building height.
Additional
Building
Height
Minimum
Building
Height
Additional
Story in Roof
2 stories and 25 -foot minimum building height.
2 stories and 25 -foot minimum building height.
Building height may be increased to 5 stories and
70 feet if criteria of Sec. 7.10.8.D are met.
2 stories and 25 -foot minimum building height.
An additional story may be permitted within the
roof structure with dormers or a penthouse, subject
to Sec. 7.10.8.C.
in roof
Additional story allowed
Max building
height 46 feet
3 stories
Min building
height 25 feet
2 stories
Additional story allowed
in roof
Max building
height 58 feet
4 stories
Min building
height 25 feet
2 stories
Additional story allowed
in roof
Building height may
be Increased to
70 feet 5 stories
Max building
height 58 feet
4 stories
Min building
height 26 feet
2 stories
Town of Leesburg Zoning Ordinance Amendment 18
1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
B. Measurement of Height. In the Crescent District, building
height shall be measured as the vertical distance from the median
mean sidewalk grade along the front of the building to the highest
point of the roof on a flat roof and the bottom of the eave of a
pitched (gable, hip or gambrel) roof.
C. Additional Story in Roof. The additional story in the roof, as
specified in Sec. 7.10.8.A, shall be allowed, provided:
1. The additional story for a structure with a pitched roof shall
be within the roof structure above the eave.
2. The additional story for a flat roof building shall be stepped
back from the front and back facades of the building at a 45-
degree or greater angle.
D. Fifth Story. The 4/5 Story Height Area allows buildings up to 4
stories and 58 -feet by right and 5 stories and 70 feet when one or
more of the following are provided:
7.10.9 Use Regulations
Uses are allowed in the Crescent District in accordance with the following table.
Additional floor within
roof with dormers not
counted towards height.
For a pitched roof
twilde% height
shall be measured
from the sidewalk
grade to the bottom
of the roof Lave.
Additional floor not
counted towards
height if stepped back.
1. A multi -level parking structure or underground parking, with
parking available to the public on the first floor of the
structure at the rate of one parking space for every 300 square
feet of building floor area on the 5 bonus floor. Parking
must be signed for public parking, be available for use during
business hours of the businesses served by the parking
structure and shall not be reserved or allocated for another
use.
2. Leadership in Energy and Environmental Design (LEED) building or neighborhood design, accredited
based upon the rating system of the United States Green Building Council, with a silver or higher
rating.
3. Buildings located on a site containing Public Open Space (POS) shown on the Regulating Map. The
open space shall be improved as a plaza or park with landscaping, pedestrian pathways and other
appropriate amenities. The open space may be privately owned as part of a development; provided an
association or other mechanism is established for the long term maintenance of the open space.
4. Contribution to public transit fund at a rate established by Town Council.
E. Structures Excluded from Maximum Height Limitations.
1. Certain structures, such as parapets and rooftop equipment, may exceed the maximum height limits in
accordance with Sec. 10.4.6.C. The parapet shall be in proportion with the rest of the facade. Rooftop
equipment on a flat roof building shall be contained within a penthouse or screen wall that shall not
exceed 20 feet in height and shall comply with the rooftop design requirements of Sec. 7.10.6.
2. Buildings situated at a street corner or at the terminating view of a street may project an additional 10
feet above the height limit in accordance with Sec. 7.10.7.D.
F. Accessory Building and Parking Structure Height. The height of an accessory building or
parking structure shall not exceed the height of the principal building. Buildings accessory to single
family detached and single family attached residential buildings, such as detached garages, may not
exceed 20 feet in height.
ilding; hel
shall be measured
from the sidewalk
grade to the top of
the roof.
Town of Leesburg Zoning Ordinance Amendment 19 1/25/2011
Use Type
Commercial Uses
Bank, with drive through facility
RA
GU
S
POS
Use Standards
Sec. 7.10.6.F
Building Types
DT
Bank, without drive through facility
P
GU, ST
Bed and breakfast inn
P
Sec. 9.3.2
SFD
Bowling alley
P
GU, ST
Car wash
S
Sec. 9.3.3
SS
Child care center
S
P
Sec. 9.3.4
GU, ST, SFD
Conference center
P
GU, ST
Convenience food store
P
Sec. 9.3.6
ST
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
A. The symbols used in the "RA" (Residential Frontage), "GU" (General Urban Frontage) and "POS" (Public
Open Space) columns of the Use Table have the following meanings.
[P] Permitted Uses. A "P" indicates that a use is permitted by right, subject to compliance with all
other applicable regulations of this Zoning Ordinance.
[S] Special Exception Uses. An "S" indicates that a use is allowed only if reviewed and approved in
accordance with the Special Exception procedures of Sec. 3.4.
Uses Not Allowed. A blank cell (one that doesn't contain an "S" or "P indicates that the listed use is
not allowed in the respective RA, GU frontages or POS areas as depicted on the Regulating Map.
B. Uses shall comply with the applicable sections referenced under the Use Standards column of the Use
Table.
C. The symbols under the Building Types column of the Use Table have the following meanings:
[SFD] Single- family detached and duplex buildings. An "SFD" indicates that the use may
occupy this building type, as defined in Sec. 7.10.6.A.
[SFA] Single- family attached /townhouse buildings. An "SFA" indicates that the use may occupy
this building type, as defined in Sec. 7.10.6.B.
[MF] Multiple family buildings. An "MF" indicates that the use may occupy this building type, as
defined in Sec. 7.10.6.C.
[GU] General urban buildings. A "GU" indicates that the use may occupy this building type, as
defined in Sec. 7.10.6.D.
[ST] Storefront buildings. An "ST" indicates that the use may occupy this building type, as defined in
Sec. 7.10.6.E.
[DT] Buildings with drive- through windows. A "DT" indicates that the use may occupy this
building type, as defined in Sec. 7.10.6.F.
[SS] Service station buildings. An "SS" indicates that the use may occupy this building type, as
defined in Sec. 7.10.6. G.
[CI] Civic and institutional buildings. A "Cl" indicates that the use may occupy this building type,
as defined in Sec. 7.10.6.H.
[PS] Parking structures. A "PS" indicates that the use may occupy this building type, as defined in
Sec. 7.10.6.1.
[AB] Accessory buildings. An "AB" indicates that the use may occupy this building type, as defined
in Sec. 7.10.6.J.
[Other] Other Structures Permitted. "Other" indicates that the listed use may be in the form of a
structure other than the building types specified in Sec. 7.10.6.
Town of Leesburg Zoning Ordinance Amendment
20
1/25/2011
Use Type
RA
GU
POS
Use Standards
Building Types
Eating establishment
P
GU, ST
Emergency care facility
P
GU, ST
Funeral home
P
GU, ST
Home occupation
P
P
MF, SFA, SFD
Hotel /motel
P
GU, ST
Mailing Services
P
GU, ST
Office
P
GU, ST
Parking lot, interim
S
S
Sec. 9.3.15.1
Other
Parking structure
S
P
Sec. 9.3.15,
7.10.6.1
PS
Recreation facility
P
Sec. 9.3.18
GU, ST
Retail uses
P
GU, ST
Retail with drive- through facility
S
Sec. 7.10.6.F
DT
GU, ST
SS
School, special instruction
P
Sec. 9.3.20
Service station
S
Sec. 9.3.21,
7.10.6.G
Services, personal
P
Sec. 9.3.16
GU, ST
Theatre, indoor
P
GU, ST
Vehicle sales and /or rental facility
P
Sect. 9.3.24
GU, ST
P
Sec. 9.3.26
GU, ST
Veterina hos.ital
Light Industrial Uses
Combining, Assembly or Packaging
S
9.3.4.1
GU
Electronic Data Storage Center
P
GU
Data Processing or Computer Services not including
retail sales or repair of equipment
P
GU
Research and Development
S
9.3.22
GU
Wholesale Business
Institutional and Community Service Uses
Assisted living residence
P
S
P
9.3.32
GU
GU, MF
Club
P
GU, ST
College or university
S
GU, ST, CI
Fire and /or rescue facility
S
CI
Hospital
S
GU, CI
Library
P
P
GU, C1
Museum
P
P
GU, ST, CI
Nursing home
P
P
Sec. 9.3.14
GU, MF
Park, public
P
P
P
CI, Other
Place of worship
S
P
Sec. 9.3.4.1
GU, ST, CI
Recreation facility
P
P
P
Sec. 9.3.18
GU, CI
School, general education
P
GU, Cl
School, public
P
P
CI
School, technical
P
GU, ST
U.S. Postal Service
Residential Uses
Single- family detached
P
P
GU, ST, Cl
SFD
Single- family attached (townhouse)
P
P
SFA
Duplex
P
SFD
Extended Family Residence
S
Sec. 9.3.8.1
SFD
Multiple family
P
P
MF
Accessory dwelling unit
P
P
Sec. 9.4.1
AB
Group home
Utility Uses
Public utility, major
P
S
P
S
S
Sec. 9.3.27
GU, ST, SFD,
SFA, MF
Other
Town of Leesburg Zoning Ordinance Amendment
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
21
1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
Use Type
Telecommunications Facilities
RA GU
P
POS Use Standards Building Types
S
Sec. 9.3.27
Other
Public utili minor
Antennas
Monopoles
Temporary mobile land -based telecom testing facility
S
P P
Sec 9.3.23.A. Other
Sec 9.3.23.B. Other
Sec. 9.3.23.D. Other
Town of Leesburg Zoning Ordinance Amendment 22 1/25/2011
Type of
Signs
A-
frame /Sandwich
board signs (for
service station
inspection signs
only)
Sign Area
Max. 6 sq. ft.
Height
Location
Illumination
Non-
illuminated
only
Number of Signs
(2)
1 per frontage (4)
Awning signs
Max. 1 sq. ft. per
linear ft. of
awning up to a
max. of 10 sq. ft.
Must be located
on awning
Must be located
on front of shed
awning meeting
Sec. 7.10.7.B.4
External
illumination
only
Max. 1 per awning
Canopy signs
Max. 10 sq. ft.
Must be located
on canopy
Must be located
on canopy
meeting Sec.
7.10.7.0
External
illumination
only
Max. 1 per multi
family, general urban,
or storefront building
Directory signs
Max. 9 sq. ft.
Max. 7 ft.
Must be located
on first story front
facade within 10
feet of entrance
Not permitted
Max. 1 per general
urban or storefront
building with more
than one non-
residential use
Institutional
bulletin board
signs
Max. 24 sq. ft.
Max. 6 ft.
Must be setback
min. 5 ft from
front lot line
External or
internal
illumination
permitted
Max. 1 per
civic /institutional use
(5)
Marquee signs
Max. 1 sq. ft. per
linear ft. of front
building facade,
up to max. 100 sq.
ft
Min. 8 feet above
sidewalk and
below the second
story windows
Must be located
on front facade of
building above the
main entrance
External or
internal
illumination
permitted
Max. 1 per general
urban or storefront
building whose
primary purpose is
gatherings of the
public, including
theaters, institutional
and community
buildings
Monument Sign
(for Service
Station uses
only)
1 sq. ft per 3
linear feet of
frontage up to a
maximum of 24
sq. ft.
Maximum height
6 ft.
Must be located at
the Build -to Line
External or
internal
illumination
permitted
Max. 1 per service
station building (4)
Projecting signs
1 sq ft per linear
foot of frontage to
a max. of 12 sq.
ft.
Min. 7 ft., 6 in
above sidewalk
and
max. 14 ft. or
below the second
story windows,
whichever is lower
Must be located
on the front facade
of building
External
illumination
only
Max. 1 per storefront
building, provided not
within 18 ft. of another
projecting sign.
Buildings located on a
corner shall be
permitted 1 per street
frontage
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
7.10.10 Signs
A. Permitted Signs.
1. The following signs shall be permitted in the Crescent District in accordance with Article 15, unless
regulations in this section specify otherwise, including permits and review procedures of Secs. 15.2,
15.7 and 15.15 through 15.18.
Town of Leesburg Zoning Ordinance Amendment
23
1/25/2011
Type of
Signs
Rear entry signs
Sign Area
Max. 15 sq. ft.
Height
Max. 8 ft. above
ground level or
sidewalk
Location
Must be located
on rear or side
facade not facing
street
Illumination
External or
internal
illumination
permitted
Number of Signs
(2)
Max. 1 per rear entry
for multi family,
general urban, or
storefront buildings
Wall signs
ground floor
uses
Max. 1 sq. ft. per
linear ft. of front
building facade,
up to max. 30 sq.
ft.
Between the first
and second story
windows
Must mounted to
the front facade
with a maximum
thickness from
wall of 1 ft.
External or
internal
illumination
permitted
Maximum 1 per multi
family, general urban,
or storefront building.
A building on a corner
lot shall be permitted 1
per street frontage
Wall signs
upper floor uses
Max. 1 sq. ft. per
linear ft. of front
building facade,
up to max. 50 sq.
ft.
Below the cornice
of a flat roof
building, or roof
eave of a pitched
roof
Must mounted to
wall with a
maximum
thickness from
wall of 1 ft.
External or
internal
illumination
permitted
Maximum 1 per multi
family, general urban,
or storefront building
(3)
Window signs
Not more than
25% of surface of
window
containing sign
Only permitted on
first story widows
Not permitted
Max. 1 per window on
a storefront building
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
2. A single building shall be permitted to have only one of the following types of signs (except as
described in paragraphs 4 below): awning sign, canopy sign, marquee sign, or projecting sign.
3. Where a single use occupies both the ground and upper floors of a building only 1 wall sign shall be
permitted on either the ground floor or the upper floor facade.
4. Service Station uses shall be permitted a maximum of four (4) signs not including state required
emissions and inspection signs. Such signs may include monument, wall, awning, canopy, marquee or
A- frame /sandwich board signs.
a. Gas Pump Signs. Signs on pump islands relating to self service or full service locations, prices,
promotions, displays, fuel availability, provided no such sign shall be located on or above any
canopy that extends over the pump islands. Signs for each gas pump shall not exceed eight (8)
square feet, signage exceeding eight (8) square feet must be reviewed and approved separately.
b. Inspection Sign. One state inspection sign and one emission inspection sign on each frontage,
provided no single sign exceeds six (6) square feet in area.
5. Institutional Bulleting Board Signs may contain up to a maximum of 24 square feet of changeable
copy sign of the permitted 40 square feet maximum. This changeable copy sign may be internally or
externally illuminated. Electronic changeable copy signs shall not animate or flash the message nor
display more than one message every half hour.
B. The list of permitted signs in Secs. 15.8 and 15.9 shall not apply in the Crescent District, but instead
Subsec. A above shall control.
C. The development standards of Sec. 15.7.2 shall not apply in the Crescent District, but instead Subsec. A
above shall control.
D. Exempt signs listed in Sec. 15.4 shall be allowed in the Crescent District in accordance with Article 15.
E. Temporary signs listed in Sec. 15.6 shall be allowed in the Crescent District in accordance with Article 15.
F. Prohibited signs listed in Sec. 15.5 shall be prohibited in the Crescent District.
Town of Leesburg Zoning Ordinance Amendment 24 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
G. All new signs and all existing signs that are altered, relocated, replaced, or reconstructed shall be required
to obtain a sign permit under Sec. 15.15, which shall be reviewed for approval by the Zoning
Administrator.
7.10.11 Streetscape Requirements
A. Streets. Streets, including associated streetscape improvements, in the Crescent District shall be provided
according to the following requirements.
1. Street Locations. Streets shall be provided in the locations shown on the Regulating Map.
2. Street Types. The street shall be in accordance with the applicable street cross sections shown in
the accompanying drawings. Cross sections are typical midblock sections and may vary in width and
lane configuration at intersections based upon Town engineering standards. Cross sections are
provided for the following streets, as shown on Regulating Map:
a. Market and Catoctin Streets. The cross section for Market Street within the Crescent District
extends only from the southern curb line to the outside edge of the sidewalk or yard /stoop. The
location of the curb line and edge of sidewalk or yard/stoop shall be measured from the center
line, as specified in Sec. 7.10.4.C.1.
b. Urban Boulevard.
c. Minor Streets. This is the typical cross section for streets providing a General Urban frontage.
d. General Streets. As a variation to the Minor Streets cross section, this cross section may be
provided for the full length of the block where warranted by greater traffic volumes, high
proportion of commercial uses resulting in greater pedestrian traffic and high turnover of on- street
parking. The cross section for Harrison Street within the Crescent District extends only from the
eastern curb line to the outside edge of the sidewalk or yard/stoop north of the W OD trail and
from the western edge of the right -of -way below the W OD trail. The location of street
improvements within the Crescent District shall be measured from the center line, as specified in
Sec. 7.10.4.C.1.
e. Residential Streets. This is the cross section for streets providing a Residential frontage.
3. Streets not Shown on Regulating Map. At the discretion of property owners, additional streets
that are not shown on the Regulating Map may be provided for additional automobile and pedestrian
circulation and developable block frontage. Such streets shall comply with the cross section
requirements for minor streets. At the property owner's discretion, the cross section for general streets
may be used; and where only residential buildings are proposed along the street, the residential street
cross section may be used.
4. Adjustments to Street Cross Sections. The Zoning Administrator may approve changes to the
cross sections of streets abutting Public Open Spaces; the revised cross sections may eliminate the
parking lane and sidewalk along the side of the street abutting the park if they are determined
unnecessary or redundant of facilities in the Public Open Space. The Zoning Administrator may also
approve changes to cross sections where streets within the Crescent District serve as extensions of
existing streets outside of the District so as to create a safe transition to the existing street's cross
section.
5. Responsibilities for street improvements.
a. For a street whose full width is on the site of any new development or redevelopment meeting the
conditions of Subsec. A.5.d below, the developer shall construct the street. Construction of the
streets may be phased with development of the site, provided that the phases result in functional
segments of the streets.
Town of Leesburg Zoning Ordinance Amendment 25 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
b. For a street whose width is only partially on the site of any new development or redevelopment
meeting the conditions of Subsec. A.5.d below (e.g. the centerline is along a property line), the
developer shall dedicate the right -of -way and pay to the Town an amount equal to the construction
of the portion of the street on the site. The Town shall use the funds only to construct that portion
of the street. Construction and payments may be phased with development of the site, provided
that the phases result in functional segments of the streets.
c. For an existing public street fronting any development or redevelopment meeting the conditions of
Subsec. A.5.d below, the developer shall make all streetscape improvements outside of the street
curb along the lot frontage and pay to the Town an amount equal to the construction of the street
to the centerline. The Town shall use the funds only to construct that portion of the street.
Construction and payments may be phased with development of the site, provided that the phases
result in functional segments of the streets.
d. The above responsibilities for street improvements shall apply to sites of any new development
and expansion of any existing structure greater than the thresholds set out in Secs. 7.10.2.G and I.
Town of Leesburg Zoning Ordinance Amendment 26 1/25/2011
Market and Catoctin Streets
Non residential
or Mixed -use 14' min
Required Sidewalk Tree c Travel Travel
Build -to Line Zone 8G Lane Lane
may be adjusted Required Build -to Line
back 5 feet 1 50' From Street Centerline
Median or Travel
Turn Lane Lane
25 6'
Travel cb' Tree
Lane ac Zone
Required Build -to Line
50' From Street Centerline
8'
Side-
walk
6 -16'
Yard/
Stoop
Residential
Required
Build -to Line
may be adjusted
back 10 feet
Urban Boulevards
Non residential
or Mixed -use
Required
Build -to Line
may be adjusted
back 5 feet
14' min
50' From Street Centerline 50' From Street Centerline
Residential
Required
Build -to Line
may be
adjusted back
10 feet
II
Mj�! 20 �MiMN
Sidewalk Tree Parking Travel Central Green Travel •arking Tree Side- Yard/
Zone Lane Lane Lane Lane Zone walk Stoop
0.5' 0.5' 0.5' 0.5'
Re•uired Build -to Line Re•uired Build -to Line
Town of Leesburg Zoning Ordinance Amendment
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
27
1/25/2011
General Streets
Non residential
or Mixed -use
Required
Build -to Line
may be adjusted
back 5 feet
Non residential
or Mixed -use
Required
Build -to Line
may be adjusted
back 5 feet
14' min 6.5' 8' 11'
Sidewalk Tree Parking Travel
Zone 5 Lane Lane
Required Build -to Line
40' From Street Centerline
Minor Streets
8' min 6,5' 7' 11'
Side- Tree Parking Travel
walk Zone Lane Lane
05'
Required Build -to Line
33' From Street Centerline
11' 8' 6.5' 8' 6 -16'
Travel Parking Tree Side- Yard/
Lane Lane Zone walk Stoop
05
Required Build -to Line
40' From Street Centerline
11' 7' 6.5' 6' 2 -12'
Travel Parking Tree Side- Yard/
Lane Lane Zone walk Stoop
05'
Required Build -to Line
33' From Street Centerline
Residential
Required
Build -to Line
may be adjusted
back 10 feet
Residential
Required
Build -to Line
may be adjusted
back 10 feet
Town of Leesburg Zoning Ordinance Amendment
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
28
1/25/2011
b. Sidewalks shall be continuous across
driveways and alleys.
C. Sidewalk cafes and temporary sidewalk sales
shall be permitted along general urban
frontages on Market Street, Catoctin Street,
urban boulevards, and general streets,
provided a minimum 6 -foot wide un-
obstructed pedestrian throughway zone is
maintained along the sidewalk.
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
Residential Streets
Residential
Required
Build -to Line
may be
adjusted back
10 feet
5 -15'
Yard/
Stoop
6' 6' 2 s'.
Side- Tree Cb
walk Zone ac
Required Build -to Line
33' From Street Centerline
11'
Travel
Lane
11'
Travel
Lane
Q.
adh
7' 6' 6' 5 -15'
Parkingl Tree Side- Yard/
Lane Zone walk Stoop
0 5'
Required Build -to Line
33' From Street Centerline
Residential
Required
Build -to Line
may be
adjusted back
10 feet
B. Traffic Calming. The parking lanes indicated on the street cross sections may have curb bump -outs at
crosswalks and intermediate points along blocks to provide for traffic calming, enhance pedestrian safety
and provide additional space for landscaping. Other traffic calming features may be provided when
determined to be acceptable by the zoning administrator.
C. Sidewalks.
a. Sidewalks shall meet the dimensional
requirements indicated for the street cross Storefront
sections and shall be constructed to meet the Sidewalk
a Cafe Lam- L�
Town of Leesburg Design and Construction .4111:;11::11k 8' Frontage Zone
Standards.
'Parking Lane
Tree zone may be permeable
pavers over continuous
trench for tree roots.
6' Pedestrian Throughway Zone
6.5' Tree Zone
D. Street Trees. One medium or large canopy street tree shall be provided for every 40 feet, or one
understory tree shall be provided for every 15 feet where conditions do not favor a canopy tree, of lot
Town of Leesburg Zoning Ordinance Amendment 29 1/25/2011
Street
Maximum permitted Driveway Access
Market, Urban
Boulevard, Catoctin
(western side)
1 vehicular access per block
Catoctin (eastern side)
1 vehicular access per 400 feet of frontage
General Urban, Minor
1 vehicular access per 200 feet of frontage
Residential
1 vehicular access per single family detached building
2 vehicular accesses per lot containing more than 1 dwelling unit
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
frontage in the tree zone between the sidewalk and street curb. The tree zone, as shown on the street cross
sections, may be grass or sidewalks with planting beds or permeable pavers over continuous tree -root
trenches. Street trees shall comply with the sight distance standards of the Design and Construction
Standards Manual.
E. Street Lights. Pedestrian -scale street lighting meeting the Town of Leesburg specifications shall be
installed within the tree zone between the street and sidewalk.
F. Street Furniture. Benches and trash receptacles when provided shall be located within the tree zone of
sidewalks and in park and plaza areas.
G. Driveway Access. Individual driveways, shared driveways, service drives or alleys may provide
vehicular access from streets to lots. All new access, reconstruction of existing access or redevelopment
of a site shall comply with the following:
1. Driveways for vehicular access shall be limited as follows.
2. All driveways shall be adequately spaced from street intersections shown on the Regulating Map, in
accordance with the Town of Leesburg specifications.
3. For lots containing buildings other than single- family detached and two- family dwellings, driveways
shall either be aligned with driveways on the opposite side of the street or sufficiently offset to avoid
conflicting turning movements.
4. A driveway may be located within the corridor of a future street that is shown on the Regulating Map,
provided shared access easements are granted to adjacent properties and the site plan allows the
ultimate extension of the future street as shown on the Regulating Map.
5. Where the above access requirements cannot be met at the time of an individual property's
development, a temporary driveway may be installed such that the site is configured to provide for
future shared access with one or more adjoining sites. An agreement shall be provided to the Town
stating that when the adjacent site(s) is developed, the shared access shall be installed, the temporary
driveway shall be removed and the right -of -way restored in accordance with the streetscape
requirements of this section. The property owner shall be responsible for the costs associated with his
share of the shared access, removal of the temporary driveway and restoration of the streetscape.
H. Alleys.
1. Alleys are private vehicular ways that are not depicted on the Regulating Map. Alleys may be
provided by abutting property owners in order to provide access to private or shared parking areas,
emergency access, solid waste collection, and loading areas for commercial properties. Utilities may
be placed within alley rights -of -way.
2. An alley where at least half the block frontages are RA Residential shall be located in an easement at
least 20 feet wide and shall have a minimum pavement width of 16 feet measured face to face of curb.
Town of Leesburg Zoning Ordinance Amendment 30 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
3. An alley where at least half of the block frontages are GU General Urban shall be located in an
easement at least 24 feet wide and shall have a minimum pavement width of 20 measured face to face
of curb.
4. The requirement for curbing may be waived by the Zoning Administrator, based upon the
recommendation of the Town Engineer, where an alternative suitable means of stormwater drainage is
being provided and parallel parking along the alley is effectively prohibited.
5. Parking spaces and loading areas are not permitted within the minimum right -of -way of an alley.
6. Where an alley provides access for large service vehicles, such as for solid waste collection, the alley
must intersect with two streets or provide a looped route that does not require the vehicle to back up
onto a street.
7. Where appropriate, alleys should meet the standards of low impact design.
I. Transportation Impact Studies. Transportation impact studies in accordance with Sec. 7 -1 1 1 of the
Town of Leesburg Design and Construction Standards shall not be required for development within the
Crescent District. However, where required by 24VAC30 -155, traffic impact analyses shall be prepared
in accordance with state regulations and administrative guidelines. Transportation impact studies shall
consider other modes such as transit, bicycles and pedestrians.
J. Utilities. Public utilities for stormwater, sanitary sewer and water may be located in the street right -of-
way, rear alleys or in easements on the site. Other utilities, such as electricity, natural gas and
telecommunication, shall be located in easements between the Required Build -to Line and the street right
of -way, within alleys or in easements along the rear of the lot. The Town engineer may approve
alternative locations for utilities. All new or relocated overhead utility lines shall be installed
underground.
7.10.12 Modifications
A. Administrative Modifications. The following modifications to the regulations of this section may be
approved by the Zoning Administrator:
1. The Required Build -to Line may be adjusted back from the street right -of -way line by no more than 5
feet from that which is shown on the Regulating Map in accordance with the cross sections shown in
Sec. 7.10.11.A. This adjustment may be allowed to accommodate utility easements, allow for
intersection sight distance, break -up large buildings with variable building lines, maintain consistency
with adjacent building lines or to provide additional sidewalk space in front of the building.
2. The alignment of street centerlines may be adjusted by up to 50 feet from that which is shown on the
Regulating Map. Adjustments may only be allowed where detailed analysis shows that the change in
alignment is necessary due to topographic, or other similar site conditions, will provide a safer
intersection or will enhance the ability to connect a street to other adjacent land and is in keeping with
the intent of the Regulating Map. The applicant must provide adequate information demonstrating
that the revised alignment is practical and will meet Town of Leesburg engineering standards. Where
a street corresponds to RA and GU frontages, POS areas and Building Height Areas, a realignment of
the street shall constitute a corresponding realignment of the frontages and areas.
B. Modifications Requiring Planning Commission Approval. Modifications to the design
requirements of Secs. 7.10.5 through 7.10.7 may be approved by the Planning Commission, except where
such authority is expressly given to the Zoning Administrator in those sections. A modification shall
require an application that includes a site plan and a front elevation drawing of the proposed building
superimposed on a color drawing or photograph of the entire block showing the relationship of the
proposed building to other buildings along the block. The application shall be reviewed by the Planning
Commission based upon the following criteria:
Town of Leesburg Zoning Ordinance Amendment 31 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 1 Crescent Form -based District
1. The design of the building shall be in keeping with the architectural character of the Old and Historic
District and the desired character of the Crescent District, as articulated in the Town Plan and the
Crescent District Master Plan. Buildings closer to the Old and Historic District (that is, between the
Old and Historic District and Catoctin Circle) should reflect the historic architectural character of the
Old and Historic District (that is, fronting on and outside of Catoctin Circle). More flexibility will be
allowed in architectural character and design for buildings farther away from the Old and Historic
District. This shall not prevent innovation and creativity in design that is in keeping with the Crescent
District Master Plan, as determined by the Planning Commission.
2. The building shall be oriented toward the front sidewalk, have a functioning entrance and enhance the
continuity of the pedestrian oriented environment. A modification shall not result in increasing the
dominance of vehicular parking or garage doors along the front of the building.
3. The design of the roof shall be compatible with character of other buildings along the block and shall
meet district height requirements.
4. The exterior finish materials shall be of equal or better quality, in terms of durability and
appearance /texture similar to brick, stone, or wood, as those permitted in the district. The intent is to
accommodate new technologies and building material while maintaining the desired character of
Leesburg, as defined in paragraph 1, above.
5. Ground floor windows shall be provided along the front sidewalk to maintain the pedestrian
orientation of the streetscape and upper story windows and shall not be incompatible with the rhythm
and proportions of windows on other buildings along the block.
7.10.13 Definitions
The following definitions shall apply to the terms used in the Crescent District. Definitions contained in
Article 18 shall also apply, except as modified herein.
A. Average Exterior Sidewalk Elevation. The median elevation of the sidewalk between its lowest
point and highest point along that portion of the frontage of the lot where the Required Build -to Line is
occupied by a building.
B. Blank Wall. A wall that is constructed of solid material without windows or doors.
C. Building Heights Map. A map that illustrates that maximum allowable height of buildings in terms of
feet and stories.
D. Civic /Institutional Building. A building type used by a government agency, school, place of worship,
recreational use open to the public, including town, state and federal buildings, museums, libraries,
elementary, secondary, and high schools, colleges, and universities, places of worship, meeting halls,
police and fire stations, post offices, cultural, visual, and performing art centers and transit centers.
E. Expansion of an Existing Building. Additions to existing buildings where the framework of the
existing structure remains.
G. Frontage Type. The classification for the building type standards, dimensional requirements and use of
a site based upon the street that the lot fronts on, as shown on the Regulating Map.
H. General Urban Building. A building type that contains non- residential /commercial uses or a mixed
use building with residential uses above the non residential /commercial uses on the first floor.
I. Height Areas. A geographic area wherein buildings are limited to a maximum height, as shown on the
Building Heights Map.
J. Leadership in Energy and Environmental Design (LEED). An accreditation system for buildings
and neighborhood design, based upon the rating system of the United States Green Building Council.
Town of Leesburg Zoning Ordinance Amendment 32 1/25/2011
Article 7 1 Overlay and Special Purpose Districts
Sec. 7.10 I Crescent Form -based District
K. Mixed -Use Building. A building that contains some combination of non residential and residential
uses, such as a building with a non residential use on the first floor and residential units above the first
floor or live -work units. A building that contains a mixture of only non- residential uses shall be
considered a "non- residential building."
L. Modifications. A deviation from the regulations of the Crescent District where the authority is
specifically provided to the Zoning Administrator or the Planning Commission. A modification shall not
be considered a variance. Any deviations not specifically provided for shall not be allowed, but shall
instead require a variance from the Board of Zoning Appeals.
M. Multiple Family Building. Buildings containing 3 or more dwelling units that are accessed from
common entrances and hallways where there are dwelling units on the first story. Buildings with all
multiple family units located above the first story in mixed -use buildings shall be considered general
urban buildings. Buildings with all dwelling units above the first floor and only common
lobby /community space on the first floor shall also be considered general urban buildings.
N. New Development or Redevelopment. Construction of new principal buildings on a vacant site or a
site where existing buildings are to be demolished.
0. Non Residential Building. A building that does not contain residential dwelling units.
P. Parking Structure. A structure for parking of vehicles with at least one level of parking is above or
below the ground level.
Q. Pedestrian Entrance. A door that provides pedestrian access to the public sidewalk. For a business
that is open to the public, the door must be a usable entrance during business hours.
R. Primary Facade. The facade of a building located on a corner lot that is facing the more pedestrian
traveled street.
S. Regulating Map. A map that is the coding key for the frontage types and depicts planned street
alignment and public open space.
T. Required Build -to Line. A line shown on the Regulating Map along a street, a set distance back from
the street, along which a certain minimum percentage must be occupied by building.
U. Residential Building. Single- family detached, single- family attached (townhouse), duplex, multiple
family (not in a mixed -use building) and assisted living residence. Residential units in a building with
non residential uses and live work are considered "mixed -use buildings."
V. Secondary Facade. The facade of a building located on a corner lot that is facing the lesser street. The
primary facade is the other front facade, which is facing the more traveled street.
W. Story Height. The height from the finished floor of the story to the finished floor of the story above.
X. Terminating View. A location at the end of a roadway at a "T" intersection or at a jog or a curve in the
road that is visible to a person traveling down the street.
Y. Visible From the Street. Any building wall that faces the street or a building wall that is
perpendicular, or at an angle, to the street and can be seen by a pedestrian or motorist traveling along the
block frontage. Visible from the street shall also include any accessory structures, parking, loading or
storage areas that are not screened from the street by means of a minimum 6 -foot tall wall.
Town of Leesburg Zoning Ordinance Amendment 33 1/25/2011