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2011_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 All prior ordinances in conflict herewith are hereby repealed.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