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HomeMy Public PortalAbout2013_01_08_O002 ZO Amendments for Crescent Design DistrictThe Town of Leesburg, Virginia ORDINANCE NO. 2013 -0 -002 PRESENTED: January 8, 2013 ADOPTED: January 8, 2013 AN ORDINANCE: TO AMEND LEESBURG ZONING ORDINANCE SECTION 7.10 AND ARTICLES 7, 9, 11 AND 10 TO ESTABLISH THE CRESCENT DESIGN 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 revisions to Section 7.10 Crescent Form -Based District and various sections in Articles 7, 9, 11 and 10 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 All prior ordinances in conflict herewith are hereby repealed.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 March 1, 2013. PASSED this 8th day of January, 2013. Kriste C. t mstattd, Mayor Town of Leesburg P: \Ordinances\2013 \0108 Crescent Design District Zoning Ordinance Text Amendments.doc ATTACHMENT I -ZONING ORDINANCE AMENDMENTS 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 ..................................................................... ............................... 2 E. Floodplain and Creek Valley Buffer ......................................................... ............................... 2 F. Proffered Rezonings ................................................................................. ............................... 2 G. Applicabil ity ................................................................................................ ..............................2 H. Development Application Standards ....................................................... ............................... 2 1. By -Right Applications ........................................................... ..............................2 2. legislative Applications ......................................................... ..............................2 I. Nonconformities ......................................................................................... ..............................2 1. Expansion ............................................................................ ..............................2 2. Destruction ........................................................................... ..............................3 7.10.3 Overview of Crescent District Regulations ........................................ ............................... 3 A. Crescent Design District Map ................................................................... ............................... 3 1. Use Areas ............................................................................. ..............................3 2. Lots .................................................................................... ..............................4 3. Buildings ............................................................................. ..............................4 4. Signs ................................................................................... ..............................4 5. Uses .................................................................................... ..............................4 B. Building Heights Map ................................................................................. ..............................4 1. Height Zones ........................................................................ ..............................4 2. Buildings ............................................................................. ..............................4 C. Streetscape ................................................................................................. ..............................4 7.10.4 Siting Standards ................................................................................... ............................... 4 A. Tables ..................................................................................... ..............................6 B. Open Space ............................................................................................... ............................... 6 C. Required Build -to Line and Parking Setback .......................................... ............................... 6 D. Exemptions from the Building Frontage Requirement ........................... ............................... 7 E. Modification of the Building Frontage Requirement ....................... ..............................7 F. Phased Development ................................................................................ ............................... 8 G. Buildings on Lots Abutting Residences .................................................. ............................... 8 H. Structures on Lots Abutting the Public Open Space .............................. ............................... 8 7.10.5 Site Requirements ................................................................................ ............................... 8 A. Parking ....................................................................................................... ..............................8 B. Bicycle Facilities ....................................................................................... ............................... 8 C. Loading ...................................................................................................... ............................... 9 D. Landscaping and Screening ..................................................................... ............................... 9 1. Parking Lot Landscaping .................................................................... ............................... 9 2. Buffers and Screening ........................................................................ ............................... 9 3. Twenty -year Tree Canopy ................................................................. ............................... 10 E. Outdoor Lighting ..................................................................................... ............................... 10 F. Modifications ............................................................................................. .............................10 G. Useable Open Space /Amenity Area ............................................. .............................10 7.10.6 Building Type Specifications ............................................................. ............................... 11 A. Building Typology ................................................................................... ............................... 11 B. Building Orientation ............................................................................... ............................... 11 C. Building Mass .......................................................................................... ............................... 12 D. Building Elements ................................................................................... ............................... 12 E. Corner Buildings and Terminating Views .............................................. ............................... 13 F. Residential Building Design Specifications .......................................... ............................... 14 G. Commercial Building Design Specifications ........................................... .............................14 H. Mixed Use Commercial Building Design Specifications ...................... ............................... 16 I. Drive - through Building Design Specifications ...................................... ............................... 16 J. Service Station Building Design Specifications ............................ .............................16 D. K. Parking Structures Building Design Specifications ....................... .............................17 CD -MUO, Crescent Design - Mixed Use Optional ........................... L. Accessory Buildings ................................................................................. .............................17 CD -1, Crescent Design — Institutional .......................................... M. Mechanical Equipment .............................................................. .............................17 N. Modifications ............................................................................................. .............................17 7.10.7 Building Material and Other Requirements ...................................... ............................... 17 A. Building Materials ................................................................................... ............................... 17 1. Definition of Primary, Secondary and Trim Materials ..................... ............................... 18 2. Glass .................................................................................. .............................18 3. Colors ................................................................................................... .............................18 4. Green Roofs ....................................................................................... ............................... 18 5. Colored Roofing Materials ...............................................................................................18 6. Screening Wails .................................................................. .............................18 B. Awnings and Similar Features ................................................................. .............................18 C. Projections ................................................................................................. .............................19 D. Modifications ............................................................................................. .............................19 7.10.8 Height Zones ........................................................................................ .............................19 A. Building Height Zone Requirements ........................................................ .............................19 B. Measurement of Height ........................................................................... ............................... 20 C. Structures Excluded from Maximum Height Limitations ...................... ............................... 20 D. Accessory Buildings ............................................................................... ............................... 20 E. Increased Setback Adjacent to Residential District .............................. ............................... 21 H. Height Zones ............................................................................ .............................21 7.10.9 Use Regulations and Density /intensity and Dimensional Standards ............................ 21 A. CD -RM, Crescent Design - Residential Medium Density ............... .............................22 B. CD -RH, Crescent Design - Residential High Density ..................... .............................23 C. CD -MUR, Crescent Design - Mixed Use Residential ....................... .............................24 D. CD -C, Crescent Design — Commercial ......................................... .............................25 E. CD -MUO, Crescent Design - Mixed Use Optional ........................... .............................27 F. CD -1, Crescent Design — Institutional .......................................... .............................29 G. CD-I, Crescent Design — Open Space ......................................... .............................30 H. CD -OS, Crescent Design — Commercial Corridor ........................... .............................31 7.10.10 Rezoning Approval Criteria ............................................................ ............................... 34 A. Approval Criteria for Increased Density and/or Height ......................... ............................... 34 1. General Criteria ................................................................... .............................34 2. Specific Criteria ................................................................... .............................35 7.10.11 Streetscape Requirements .............................................................. ............................... 36 A. Streets ........................................................................................................ .............................36 1. Street Locations ................................................................................ ............................... 36 2. Street Types ....................................................................................... ............................... 36 3. Streets not Shown on Crescent Design District Future Streets Policy Map ................. 36 4. Adjustments to Street Cross Sections ............................................. ............................... 36 5. Responsibilities for street improvements ........................................ ............................... 37 B. Traffic Calming ........................................................................................ ............................... 40 C. Sidewalks ................................................................................................... .............................41 D. Street Trees ............................................................................................. ............................... 41 E. Street Lights ............................................................................................ ............................... 41 F. Street Furniture ....................................................................................... ............................... 41 G. Street Access .......................................................................................... ............................... 42 H. Alleys ....................................................................................................... ............................... 42 I. Transportation Impact Analyses ............................................................ ............................... 42 J. Utilities ....................................................................................................... .............................43 7.10.12 Modifications .................................................................................... ............................... 43 A. Administrative Modifications .................................................................. ............................... 43 B. Modifications Requiring Planning Commission or Town Council Approval ...................... 43 1. Submission Requirements .................................................... .............................43 2. Approval Criteria ................................................................. .............................43 3. Process and Action ............................................................. .............................44 7.10.13 Definitions ......................................................................................... ............................... 44 A. Average Exterior Sidewalk Elevation ..................................................... ............................... 45 B. Blank Wall ................................................................................................ ............................... 45 C. Building Heights Map .............................................................................. ............................... 45 D. Civic /institutional Building ..................................................................... ............................... 45 E. Crescent Design District Map ..................................................... .............................45 F. Expansion of an Existing Building ......................................................... ............................... 45 G. Frontage Type ......................................................................................... ............................... 45 H. General Urban Building .......................................................................... ............................... 45 1. Height Areas .............................................................................................. .............................45 J. Leadership in Energy and Environmental Design (LEED) ................... ............................... 45 K. Mixed -Use Building ................................................................................. ............................... 45 L. Modifications ............................................................................................. .............................45 M. Multiple - Family Building ......................................................................... ............................... 45 N. New Development or Redevelopment .................................................... ............................... 45 0. Non - Residential Building ........................................................................ ............................... 45 P. Parking Structure .................................................................................... ............................... 45 Q. Pedestrian Entrance .................................................................. .............................46 R. Primary Fagade ......................................................................... .............................46 S. Required Build -to Line ............................................................... .............................46 T. Residential Building ................................................................... .............................46 U. Secondary Fagade ..................................................................... .............................46 V. Story ......................................................................................... .............................46 W. Story Height ............................................................................. .............................46 X. Terminating View ....................................................................... .............................46 Y. Visible From the Street ............................................................... .............................46 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District A. Purpose. The purpose of the Crescent Design 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 Design 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 Design 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. A. District Established. The form -based Crescent Design 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 Design (CD) District. The CD 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 CD District shall be applicable. C. Conflict with Zoning Ordinance Regulations. The provisions of the CD 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, Overlay, Old and Historic District regulations, guidelines and approval requirements shall apply in the CD District to those properties designated H -1. Town of Leesburg Zoning Ordinance Amendment 1 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District 2. H -2 District Applicability. The H -2, Historic Corridor Architectural Control Overlay District regulations, guidelines and approval requirements shall not apply in the CD District except as described in Sec. 7.10.2.1 below. 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 CD 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 CD District regulations. G. Applicability. Except for existing 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 CD District. H. Development Application Standards. Development applications within the CD District shall follow: 1. By -Right Applications. a. Requirements. 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 Site Requirements; 7.10.6 Building Type Specifications; 7.10.7 Building Material and Other Requirements; 7.10.11 Streetscape Requirements; and 7.10.12 Modifications. b. Pre - Application Conference. Prior to filing an application, the applicant shall meet with representatives from the Department of Plan Review and the Department of Planning and Zoning to discuss the requirements and nature of the proposal. For this conference, the applicant must provide a sketch plan of the proposed use drawn to scale, showing the general layout of the development and the relationship of the surrounding area. This sketch plan shall be submitted at least a week before the date of the pre - application conference. The results of the meeting shall be documented and distributed to the applicant and participating staff. 2. Legislative Applications. For special exception or rezoning applications, the applicable requirements of Article 3 Review and Approval Procedures shall be followed. I. Nonconformities. Existing uses, structures (other than signs, walls and fences) and lots that do not conform to the requirements of the CD 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. Expansion. Any expansion of a nonconforming structure greater than 10% of the gross area of the existing building shall require the entire structure to meet the requirements of the CD 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 CD District regulations. b. Any expansion up to the ten percent (10 %) threshold may follow the zoning regulations in effect at the time the CD District was adopted, including use regulations. c. Fagade alterations or expansions to existing buildings that were within the boundaries of the H -2, Historic Corridor Architectural Control Overlay District at the time of adoption of Town of Leesburg Zoning Ordinance Amendment 2 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District the CD District shall comply with building elements specifications of Sec. 7.10.6 Building Type Specifications and Sec. 7.10.7 Building Material and Other Requirements. d. Repair and maintenance work shall be exempt without regard to Sec. 7.10.1.1, 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. Destruction. 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 CD District. A structure damaged by accidental fire or act of God to an extent less than fifty percent (50 %) may be rebuilt to its original nonconforming condition, provided such condition conforms to the requirements of Article13 Flood Protection 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. A. Crescent Design District Map. The CD District Map (see Sec. 7.10 Appendix A) and related regulations of this section shall control land development within the CD District. 1. Use Areas. The CD District Map divides the District into the following nine (9) sub - districts zoned for specific uses. Each of these sub - districts is detailed in Sec. 7.10.9 Use Area Regulations. a. Residential Medium Density (CD -RM): Intended for residential only and designated as medium residential density by right. b. Residential High Density (CD -RH): Intended for residential only and designated as high residential density by right. c. Mixed Use Residential (CD -MUR): Primarily residential with a minimum of fifty percent (50 %) of gross ground floor area devoted to commercial uses. d. Commercial (CD -C): Primarily commercial (office and retail) with the possibility for residential uses on the second (2 "d) floor and above. e. Mixed Use Optional (CD -MUO): Primarily commercial but free - standing high density residential buildings permitted as an option in rezoning. That is, residential uses do not have to be vertically integrated with nonresidential uses in buildings when approved by Council as part of a rezoning request. f. Institutional (CD -1): Recognizes existing public institutional uses. g. Open Space /CD -C Option (CD -OSO): Intended for park or open space based on existing uses and environmental features including extensive floodplain. However, is treated as Commercial (CD -C) category for by -right zoning and rezoning purposes. h. Open Space (CD -OS): Recognizes existing open space areas (W &OD Trail and Town parks) and future open space areas that due to floodplain or current use should Town of Leesburg Zoning Ordinance Amendment 3 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District not be developed. This designation on the CD District Map does not preclude other land from being used as open space, whether public or private, in all other areas of the CD District, subject to applicable frontage and use requirements. i. Commercial Corridor (CD -CC): Intended to allow nonresidential buildings of up to five (5) stories by -right with the proviso that only nonresidential uses shall be permitted in the corridor by- right. Mixed use buildings and residential uses are achievable inside the corridor only through a rezoning approved by Town Council. 2. Lots. In the CD District the development of lots shall comply with Sec. 7.10.4 Dimensional Standards and Sec. 7.10.5 Site Design Requirements. 3. Buildings. Buildings in the CD District shall comply with Sec. 7.10.6 Building Type Specifications and Sec. 7.10.7 Building Material and Other Requirements. 4. Signs. In the CD District signs shall comply with Article 15 Sign Regulations, 5. Uses. In the CD District uses shall comply with Sec. 7.10.9 Use Area Regulations. B. Building Height Map. The CD District Building Height Map (see Sec. 7.10 Appendix B) and related regulations of this section shall control the heights of buildings within the CD District. 1. Height Zones. The Building Height Map divides the CD District into the seven (7) height zones listed below: a. Corridor 5/5 -0/5: Nonresidential - Five Stories allowed By -Right and Five Stories maximum; Mixed Use or Residential — 0 Stories allowed By -Right and up to Five Stories per Rezoning. b. 2/5: Two Stories By -Right and up to Five Stories per Rezoning. c. 313: Three Stories By -Right and Three Stories maximum. d. 3/4: Three Stories By -Right and up to Four Stories per Rezoning. e. 3/5: Three Stories By -Right and up to Five Stories per Rezoning. f. 4/4: Four Stories By -Right and Four Stories Maximum g. Intersection Building Nodes where a minimum of Three Stories are required. 2. Buildings. For the building height zones designated on the Building Height Map, buildings shall comply with Sec. 7.10.8 Height Zones. C. Streetscape. Sec. 7.10.11 Streetscape Requirements shall control improvements to streets and alleys within the CD District. A. The following table outlines the siting specifications for areas delineated on the CD District Map. Town of Leesburg Zoning Ordinance Amendment 4 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7,10 1 Crescent Design (CD) District Town of Leesburg Zoning Ordinance Amendment 5 118/2013 Residential • ntage Commercial or • Residential Buildings On i Commercial Buildings s`eet - -_i - roeesron toro R'-to-- ��f-- W- -o��»» Ronlopezone °n„�,",° i - - --- - Yr P rtecomiarafeA ur caraa PedesKbnZone t -of -Wily i , Bu'dToUne - kcntagoRequroment- - - - - - -- - - - -- konlageZone :. M: n. 66R of BTI - ---- M__ - -- - -- Bv'd TOLne— f rton} a R@ t menl a9 qu (!M'PQS t ots M'n. 75R o1 •Tl ---- - Maa'm.,m � - (vl to OPpl —) Mod red hM'op•torn IWZA.opp j a, No 1, Pork'ng Setback (Sec. 7.10.41 a, No Alin. O I 5 s '0 g !pi ACCOSSOfY ry ( Stnxture A.„ Gon -ACCau —P I a0 o Locot.On At di Isx.7.10.) a,Y ' 6f[OUO••0 p Accessory Stnlctwe A 'er L_ Sec. 7. 04 I I Required A minimum of 66% of the frontage length A minimum of 75% of the frontage length shall be Build -to shall be occupied by principal building occupied by principal building facades along the Line facades along the Required Build -to Line, as Required Build -to Line, as listed in Sec. 7.10A.C. listed in Sec. 7.10A.C. Side Yard See applicable Density /intensity and See applicable Density /Intensity and Dimensional Dimensional Standards of Sec. 7.10.9. Standards of Sec. 7.10.9. Rear Yard . See applicable Density /Intensity and • See applicable Density /Intensity and Dimensional Standards of Sec. 7.10.9. Dimensional Standards of Sec. 7.10.9. • There shall be no rear yard setback • There shall be no rear yard setback re uirement from parking structures. requirement from parking structures. Parking and a Parking shall be permitted in the rear yard • Parking shall be permitted in the rear yard and Loading and the side yard behind the Parking the side yard behind the Parking Setback Areas Setback Line, as listed in Sec. 7.10A.C. Line, as listed in Sec. 7.10A.C. • Off - street parking shall not be permitted in • Off - street parking shall not be permitted in the the front yard. front yard. • Loading shall be permitted only in the rear yard or internal loading bays not visible from the street. Town of Leesburg Zoning Ordinance Amendment 5 118/2013 Garages and Accessory Buildings Article 7 l Overlay and Special Purpose Districts Sec. 7.10 l Crescent Design (CD) District • 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.E Accessory Buildings. • Parking structures shall comply with the requirements of Sec. 7.10.6.K Parking Structures. • Accessory structures, where applicable, shall comply with the requirements of Secs. 7.10.4.G Buildings on Lots Abutting Residences and H. Structures on Lots Abutting the Public Open • 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 Sea 7.10.6.E Accessory Buildings. • Parking structures shall comply with the requirements of Sec. 7.10.6.K Parking Structures. • Accessory structures, where applicable, shall comply with the requirements of Secs. 7.10.4.G Buildings on Lots Abutting Residences and H Structures on Lots Abutting the Public Open Space. B. Open Space. There shall be no lot size or setback requirements for lots designated Open Space on the CD District Map. The siting of improvements on a lot designated Open Space shall be appropriate for the natural features of the site and existing and planned uses in the vicinity of the Open Space lot. C. Required Build -to Line and Parking Setback. 1. The Required Build -to Line and the Parking Setback Line shall be interpreted to be parallel to the street at a specified distance measured from the centerline of the street, as follows: Street Type Building Types Required Build -to Line Parking Setback Minimum Minimum Maximum* Urban Boulevard 48 ft. 58 ft. 68ft. General Urban " 35 ft. 45 ft. 55 ft. Residential/ Optional 30 ft. 40 ft. 50 ft. *When modified by the Zoning Administrator in accordance with Sec. 7.10.12.A.1. "Includes all existing streets except Market and Catoctin. Town of Leesburg Zoning Ordinance Amendment 6 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District 2. Porches, stoops, steps, accessible ramps and other projections as established in Sec. 7.10.7.0 may project forward of the Required Build -to Line within the frontage area shown on the street cross sections contained in Sec. 7.10.11.A Streetscape Requirements. 3. Parking may be located forward of the rear yard for all Residential, Commercial or Mixed Use buildings, 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, 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 Sec. 7.10.6.1 Parking Structures. 4. Parking setbacks for lots immediately abutting public or private open space shall comply with the following: a. For lots with front lines immediately abutting public or private open space, parking lots shall be set back behind the front fagade of the principle building a distance equal to at least half the depth of the building. The buffer and screening required by Sec. 7.10.5.D,1 Parking Lot Landscaping 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 CD District, parking lots shall be set back at least 20 feet. The buffer and screening required by Sec. 7.10.5.D.1 Parking Lot Landscaping 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. 7.10.4.0 Required Build -to Line and Parking Setback. 2. Civic /institutional buildings complying with Sec. 7.10.6.H. Civic and Institutional Buildings, 3. Lots with front lot lines immediately abutting open space that are deemed acceptable for this exemption by the Zoning Administrator, based upon: a.) the appropriateness of the design of the open space for the vicinity; b.) the total square footage of the open space; c.) hardscaping, landscaping and other amenities; and d.) 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. Phased Development. E. Modification of the Building Frontage Requirement. The Building Frontage Requirement may be reduced through a modification approved by the Zoning Administrator to no less than fifty percent (50 %) when: 1. Building as Screen. The proposed building has an "L" shape with the set back portion of the building used to provide open space. 2. Open Space Provided. The area of the Building Frontage Requirement that would have been occupied by the building itself shall be provided as public or private open space to a depth of at least 10 feet from the Required Build -to Line, Town of Leesburg Zoning Ordinance Amendment 7 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District Phased Development. Certain requirements may be postponed to a later phase in a phased development, as stipulated by the Town Council in the case of a rezoning, or by the Zoning Administrator in the case of a Site Plan or Preliminary Subdivision Plat. 1. Phasing Plan. At the time of application, the property owner shall submit a Concept Plan, Site Plan or Preliminary Subdivision Plat that demonstrates how development shall meet requirements for required build -to lines, street walls, frontage improvements and parking. The Concept Plan, Site Plan or Subdivision Plat shall indicate locations for all proposed and future buildings, parking, circulation, landscaping, and other features fully complying with CD District regulations. 2. Principal Street, The initial building of a phased development plan shall address the required build -to line of the principal abutting street. 3. Streetwall. Based on the location of off - street parking, the Phased Development Plan, and existing development on adjacent properties, the requirement for a streetwall in the side yard may also be phased. G. Buildings on Lots Abutting Residences. Where a lot is located on the perimeter of the CD District immediately abutting a residential zoning district or is located anywhere in the CD 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 Buffers and Screening 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 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 proposed at the Required Build -to Line of Catoctin Circle, Harrison Street or the urban boulevard, the setback from the Public Open Space shall be at least 20 feet. A. Parking. Each use shall be required to provide off - street parking in accordance with the requirements of Article 11, except as follows: 1. Maximum Number of Spaces. The parking requirements of Sec. 11.3 Number of Parking Spaces Required shall not be exceeded except when parking spaces are located in a parking structure. A modification of this regulation may be granted by the Zoning Administrator where it can be demonstrated that the provision of additional parking spaces benefits other properties and the intent of the CD District is not compromised. 2. On- Street Spaces Credit. On- street parking spaces located along the frontage of a lot on its side of the street 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. Shared Parking for Nonresidential Uses. See Sec. 11.4.2 Shared Parking (Joint Use). 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. Shared Parking for Mixed Uses. See Sec. 11.4.5 Shared Parking (Mixed Use). B. Bicycle Facilities. All parking structures and parking lots shall provide sufficient bike parking based on a minimum of one (1) bike space for every 10 automobiles up to a maximum of 10 bike spaces. Wherever possible, such bicycle parking shall be located with visibility by on -site Town of Leesburg Zoning Ordinance Amendment 8 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District 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. Number of Off - Street Loading Spaces Required 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 Shared Loadinq Spaces. Waivers of loading space requirements may also be granted in accordance with Sec. 11.10.2 Waiver /Modification of Loading Space Requirements. 1. Off street loading shall not be visible from the street. Loading areas not within loading bays shall be screened from any adjacent use by a 6 foot tall brick wall. 2. On- street loading spaces located along the block frontage within 300 feet of the use may be credited towards meeting the loading requirements for that use. 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. Right -of -way permits shall be obtained from the Town for all on- street loading spaces. D. Landscaping and Screening. Landscaping and screening shall be provided for in accordance with Article 12 Tree Preservation, Landscaping, Screening, Open Space and Outdoor Lighting, as follows: 1. Parking Lot Landscaping. Parking lots in the CD 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. Along a lot with a side or rear lot line, a planting buffer a minimum of five feet (5) in width excluding vehicle overhang at least one medium canopy or understory tree for every 35 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. Alternatively, a 5 -foot tall brick screening wall with a 5 -foot wide landscape buffer yard and shrubs planted as stated above along the outside of the wall may be substituted for the landscaped setback. 2. Buffers and Screening. Sec. 12.8 Buffers and Screening requirements shall apply to the CD District, as follows: a. Where Required. A site located inside the perimeter of the CD District which immediately abuts a residential zoning district outside of the CD District shall be required to meet the requirements of Sec. 12.8 Buffers and Screening or provide a twenty -foot (20') buffer, whichever is less. A modification of this regulation may be granted by the Zoning Administrator when it can be adequately demonstrated that sufficient screening to meet the intent of Sec. 12.8 has been provided through architectural and site design techniques. b. Waste /Recycling Receptacles. 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 Dumpster Screening. c. Ground - mounted Mechanical Equipment, Ground - mounted and mechanical equipment shall be located in the side or rear yard. Screening shall be required for any ground - mounted mechanical equipment 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. The use of roof - mounted mechanical equipment is the preferred alternative screened in accordance with Sec. 7.10.6.M Mechanical Equipment. Town of Leesburg Zoning Ordinance Amendment 9 118/2013 Article 7 1 Overlay and Special Purpose Districts Sec, 7.10 1 Crescent Design (CD) District 3. Twenty -year Tree Canopy. The tree canopy requirements of Sec. 12.3 Twenty Year Tree Canopy Requirements shall apply to the CD District; a minimum 10% tree canopy shall be required in the CD District. Street trees and trees in bump outs in parking lanes along a property's frontage qualify toward the tree planting credit of Sec. 12.3.2 Calculations and Exceptions. E. Outdoor Lighting. The requirements of Sec. 12.11 Outdoor Lighting shall apply, except that light poles shall be no higher than fifteen feet anywhere within the CD District. F. Modifications. An applicant may seek modifications to the design requirements of this section in accordance with Sec. 7.10.12.13 Modifications Requiring Planning Commission or Town Council Approval. G. Useable Open Space /Amenity Area. This section is intended to provide appropriate open space and amenity areas for each development within the CD District. The requirements of this section permit flexibility in order to provide uniquely designed spaces that enhance the character of the district and provide meaningful, useable open areas within the CD District. a. Useable Open Space Definition: For the purpose of the CD District, useable open space shall be considered as any natural or landscaped area consisting of at least 500 square feet which is integrated within the design of the development. b. Amenity Area definition: For the purpose of the CD District, amenity areas shall be considered as landscaped or hardscaped areas which are integrated within the design of the development. c. Applicability: 1. Residential Development: For developments that include 25 or more dwelling units, useable open space and or outdoor amenity areas are required. However, all residential development is encouraged to provide useable open space. 2. Commercial Development: All commercial development shall include useable open space and outdoor amenity areas. d. Area Requirements: Open space may be reduced up to 50 %; however, the reduced area must be provided as amenity area. (21 Open space may be reduced by 100 %; however, the reduced area must be provided as amenity area. e. Examples: permitted open space and amenity features include but are not limited to: 1. Greens or squares: an informal area used to provide gathering areas, usually with a vegetative surface and an emphasis on natural design. 2. Plazas: a more formal area used for passive purposes adjacent or between building entrances. Town of Leesburg Zoning Ordinance Amendment 10 1/8/2013 eslid ttatOn ', 104,02 and MF Open Space 10% Site Area Amenit Area 5% Site Area Mix03* evelo metit Open Space �� 5% Site Area [1 Amenity Area 5% Site Area Nonres %ddr�tl!et Onl f Open Space 2,5% Site Area [2] Amenity Area 2.5% Site Area Open space may be reduced up to 50 %; however, the reduced area must be provided as amenity area. (21 Open space may be reduced by 100 %; however, the reduced area must be provided as amenity area. e. Examples: permitted open space and amenity features include but are not limited to: 1. Greens or squares: an informal area used to provide gathering areas, usually with a vegetative surface and an emphasis on natural design. 2. Plazas: a more formal area used for passive purposes adjacent or between building entrances. Town of Leesburg Zoning Ordinance Amendment 10 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District 3. Pocket Parks: small informal areas used to provide passive open space with an emphasis on pedestrian connectivity. 4. Playgrounds: large active recreation areas containing multiple activities and a play structure(s). 5. Linear Park: a narrow pedestrian corridor with an emphasis on aesthetically pleasing landscaping, providing pedestrian linkages. 6. Green roofs: naturalized area located on flat roof tops. 7. Developers Option: other forms of open space or amenity areas which demonstrate to the satisfaction of the Zoning Administrator that the intent of the section has been satisfied. f. Design Requirements: 1. Open space and amenity areas shall be a minimum of 300 square feet in size to be credited toward the overall required amount. 2. Squares and plazas should have nearly identical side dimensions, resulting in a "square" shape. 3. Squares and plazas shall provide benches or seating walls. 4. Greens should be sized so that the width is no less than have the length. 5. Open space areas shall provide a minimum of 50% canopy coverage. Canopy coverage shall be calculated using the tree - spread found in Tables 12.9.6.C, 12.9.6.D, and 12.9.6.F. The landscaping plan shall demonstrate compliance with this requirement. 6. Amenity Areas shall be designed to provide at least 50% of the area in a "shaded" condition. This can be accomplished with landscaping or structures such as a pergola. 7. Play structures shall be located no closer than 25 feet to a residential unit and shall be shaded from afternoon sun by medium canopy trees. g. Exclusions: the following elements are excluded as useable open space or amenity areas: 1. Buffer yards less than 10 feet in width. 2. Stairs or ramps providing access to buildings on or off -site. 3. Area of steep slopes or slopes greater than 4:1. 4. Structural stormwater management devices. This section outlines the building design requirements for the Crescent Design (CD) District. Building design in the CD District is intended to reflect and incorporate traditional architectural design elements found in Leesburg's Downtown. The intent is not to require a specific style, but to ensure compatibility in architectural character as development transitions away from the Old and Historic District. Generally, 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. Flexibility within this described range shall be considered for features such as roof pitch, ratio of windows to walls, massing, scale, building materials, color and proportions, alignment and rhythm of fapade elements. The number of these features which may be adjusted on any one building shall also be considered when determining acceptable flexibility. A. Building Typology. Buildings are organized into the following general categories: residential (R), commercial (C), mixed use (MU) and government (G). B. Building Orientation. Buildings shall relate to the street or open space to which they abut. Entrances shall be provided to ensure convenient access to public roads, sidewalks, and adjacent parking and buildings. Town of Leesburg Zoning Ordinance Amendment 11 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District C. Building Mass. Buildings shall be designed to minimize the impact of their overall mass and to provide a human scale. Unless specifically modified by this article, all building types shall exhibit the following mass refining characteristics: 1. Existing Patterns. Building massing shall respect traditional patterns. 2. Volume. Building massing shall be arranged to reduce perceived massiveness. 3. Vertical Articulation. The perceived height of a wall plane or building mass shall be reduced by providing vertical articulation. 4. Break Up Walls. Divide large wall planes into smaller components by changing the arrangement of windows and other fagade articulation features. 5. Additional Techniques. Additional techniques that may be used to achieve a human scale include: a. Define a rhythm and pattern for windows, columns, and other architectural features. b. Use similar interior and exterior floor to ceiling heights. c. Examples of techniques that are use to achieve a human scale include, but are not limited to, building upper -story step -back, varied wall surfaces and varied heights at regular widths. D. Building Elements. Unless specifically modified by this article, all building types shall exhibit the following building elements: 1. Roof Form. Buildings shall provide one or more of the following roof types: a. Gabled roof, which may include reverse gables, window dormers, and variety in pitch. b. Hipped roof. c. Mansard roof, which may include window dormers. d. Pitched Roof, which may include wall dormers, window dormers, and variety in pitch. e. Shed or flat roofs, which shall include decorative features such as a parapet (cornice, entablature, and coping). At a minimum, flat- roofed buildings shall have a decorative cornice and the flat roof shall be enclosed by a parapet. f. Vents, skylights, or solar panels which shall be placed inconspicuously. 2. Roof Decoration. a. Overhang. i. Eaves must overhang a minimum of 18 inches on the primary stricture. ii. Eaves and rakes on accessory buildings, dormers, and other smaller structures must overhang at least 8 inches. iii. Open eaves and simple traditional soffits and fascia are allowed. iv. Soffits shall be placed perpendicular to the building wall, not sloping in plane with the roof (except for gable end rakes). v. Timber eaves and balcony brackets must be a minimum of 5.5 inches in dimension. b. Cornices and Other Features. i. Buildings without visible roof surfaces and overhanging eaves may satisfy the overhang requirement with a cornice projecting horizontally between 6 and 12 inches beyond the building walls. ii. Overly elaborate designs are discouraged. However, ornamentation which contributes to the character of the building is encouraged (see Sec. 7.10 Appendix C for an illustration). 3. Walls. Town of Leesburg Zoning Ordinance Amendment 12 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District a. Primary Front Fagade shall be defined as the primary building fagade facing the street or common open space. b. Secondary Front Fagade shall be defined as a secondary building fagade which faces a street or common open space. c. Interior Front Fagade shall be defined as a building fagade which faces an interior street or common open space (see Sec. 7.10 Appendix C for an illustration). d. Secondary Interior Fagade shall be defined as a building fagade which does not face a street or common open space and is located within 40 feet of the build to line (BTL) (see Sec. 7.10 Appendix C for an illustration). 4. Windows. a. Openings for windows shall not be flush with the wall. b. Window types and glazing patterns should be in context with surrounding buildings. c. Shutters must be sized for the window openings and mounted with appropriate hardware. The window sash, frame, and architectural details that surround the window are significant character defining features of many buildings. 5. Entryways. a. Building entrances not located within a recess or covered porch should be decorated by transom windows or sidelights, pediments, porticos, or similar architectural treatment. b. Forecourts are permitted where: i. The width is greater than ten percent (10 %) and less than forty (40 %) of the width of the overall building, and iii. The depth is greater than ten percent (10 %) and less than forty percent (40 %) of the depth of the overall building. 6. Design Expression. Buildings should reflect the historic architectural character of the Old and Historic District. Building elements such as roof pitch, ratio of windows to walls, as well as massing, scale, building materials, color and proportions, alignment and rhythm of fagade elements shall be considered to determine compliance with the intent of this section. Unless specifically modified by this article, design expression shall be defined by the following: a. Cohesiveness, The overall design of a building shall be harmonious as opposed to a random collection of non - integrated architectural elements. b. Traditional Hierarchy, Buildings shall reflect a traditional hierarchy demonstrated by a discernible base, middle and cap. c. Corporate Architecture, Trademark buildings — those which have a distinctive exterior appearance readily identified with a franchise or chain business - do not necessarily reflect the historic building character of Leesburg. Such buildings must be modified to include traditional Leesburg design, color and use of materials. 7. Foundation Walls. Defined as the portion of the building located between the finished grade and the first floor, if exposed, shall be of a masonry or stone appearance. Smooth surfaced concrete masonry units must be covered by a veneer. E. Corner Buildings and Terminating Views. Buildings situated at a street corner and at the terminating view of a street shall be designed so that the architecture incorporates accents and details that accentuate its prominent location. 1. Form. Chamfered or Round building corners are encouraged at street intersections. 2. Entrances. A main pedestrian entrance for a corner building shall be either at the corner of the building in a chamfered design or on each building fagade within 12 feet of the corner. See also Sec. 7.10.8.D.2 regarding a permissible height increase of five feet (6) for this building type. Town of Leesburg Zoning ordinance Amendment 13 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District 3. Corner Lot. For a corner lot, the building shall be deemed to have one (1) primary front fagade and one (1) secondary front facade (see Sec. 7.10 Appendix C for an illustration). F. Residential Building Design Specifications 1. Types. Residential buildings include single family detached, single family attached and multifamily buildings. 2. Pedestrian entrances. a. The primary building entrance must be located along the street or common open space that the building fronts on. b. Entryways shall be designed to accentuate the primary entrance. c. Entrances are not permitted to be at grade, and shall include at least one (1) step. 3. Massing. Changes in horizontal or vertical plane, bay windows, balconies, covered or recessed porches or stoops, porticos, or ornamentation to accentuate the horizontal plane shall be used to de- emphasize the massing of a residential building. 4. Windows. At least twenty -five percent (25 %) of the primary and secondary front fagades shall be composed of glass. 5. Garages. Garage doors shall not be located on the primary front facade of the building. No single family attached units shall have front - loaded driveways or garages. 6. Porches. a. Single Family Detached. Fifty percent (50 %) of the single family detached buildings facing the street or common open space shall include a porch or portico having a minimum area of 48 square feet and a minimum depth of six (6) feet. The porch shall project a minimum of two (2) feet beyond the facade. b. Single Family Attached (Townhouse). Fifty percent (50 %) of the single family attached buildings facing the street or common open space shall include a porch or portico having a minimum area of 24 square feet and a minimum depth of four (4) feet. The porch shall project a minimum of two (2) feet beyond the fagade. 7. Roof Form. a. Single family detached buildings shall have a pitched roof. b. Single family attached and multifamily buildings may have a pitched, flat or shed roof. c. Any grouping of single family attached buildings shall include dormer windows for a minimum of 50 percent of the buildings in each grouping of buildings. 8. Materials. See Section 7.10.7.A Building Materials. G. Commercial Building Design Specifications 1. Types: Commercial buildings are either a General Urban (GU) building or Storefront (SF) building. Both building types are defined as a building that contains non- residential /commercial uses. 2. General Requirements. a. General Urban Buildings. This building type is intended to resemble traditional office /mixed use buildings in the Old and Historic District. Walls that face a street or public or private open space shall include windows and architectural features customarily found on traditional commercial building fronts, which include but are not limited to, awnings, cornice work, edge detailing or decorative finish materials. b. Storefront Buildings. This building type is intended to resemble traditional retail /mixed use buildings found in the Old and Historic District. Storefront buildings shall be designed to create a distinct and separated ground floor area through the use of accent such as a Town of Leesburg Zoning ordinance Amendment 14 1/8/2013 Article 7 ( Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District string course, change in material or textures, or an awning or canopy between the first and second stories. Ground floors shall be designed with storefronts that have windows, doorways and signage, which are integrally designed and painted. c. Retail Tenant Size Limitation. No single retail tenant shall occupy more than 50,000 gross square feet of space in a single building. 3. Pedestrian Entrance. a. General Urban buildings are required to provide one pedestrian entrance for every 50 feet of building frontage. Entrances shall have design details that enhance the appearance and prominence of the entrance so that it is easily recognizable from the street or common open space. b. Storefront buildings are required to provide one entrance for every 25 feet of building frontage. Entrances shall have design details that enhance the appearance and prominence of the entrance so that it is easily recognizable from the street or common open space. c. A secondary front fagade shall include at least one pedestrian entrance. d. An interior secondary fagade shorter than 60 feet shall be exempt from providing a pedestrian entrance (see Sec. 7.10 Appendix C for an illustration). 4. Massing. Changes in horizontal or vertical plane, bay windows, balconies, covered or recessed porches or stoops, porticos, or ornamentation to accentuate horizontal plane shall be used to de- emphasize the massing of a commercial building. 5. Walls. Interior Front Fagades located greater than 40 feet from the build to line (BTL) shall not be subject to the architectural design controls of this section. 6. Windows /Doors. a. General Urban Building, Ground Floor. At least 50 percent of the ground floor primary front fagade shall be composed of windows and doors. Windows shall be placed to occupy the space between two (2) feet and 10 feet above the outside grade (see Sec. 7.10 Appendix C for an illustration). b. Storefront Building, Ground Floor: At least 70% percent of the ground floor primary front fagade shall be composed of windows and doors. Windows shall be placed to occupy the space between two (2) feet and 10 feet above the outside grade (see Sec. 7.10 Appendix C for an illustration). The bottom of the ground floor window on the primary fagade must be no more than two (2) feet above the adjacent exterior grade. c. Secondary Front Fagade. Thirty (30 %) percent of the ground level secondary front fagade shall be composed of windows. d. Interior Secondary Fagade. Ten (10 %) percent of the ground level interior secondary fagade shall be composed of windows. This requirement can be met with display windows that do not provide views of the interior of the building. e. Upper Stories. Upper story windows shall compose at least 50 percent of the facade and no greater than 70% of that portion of the fagade, and shall be vertical in proportion. f. Ground Floor Minimum Height. The ground floor of all GU and SF buildings shall have a minimum 14 -foot height, floor to floor. g. Materials. See Section 7.10.7.A Building Materials. H. Mixed Use Commercial Building Design Specifications. This building shall be a general urban or storefront building with residential dwelling units in the upper stories above the non- residential /commercial uses on the first or lower floors. Mixed Use Buildings shall meet the following additional requirements: Town of Leesburg Zoning Ordinance Amendment 15 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District 1. Pedestrian Entrances. Where a common access is not provided to upper stories, a separate entrance on the primary front fagade shall be provided which should be decorated by transom windows or sidelights, pediments, porticos, or similar architectural treatment. 2. Windows. Upper story windows shall occupy at least 50 percent of that portion of the fagade, and shall be vertical in proportion. 3. Ground Floor Minimum Height. The ground floor of all mixed use buildings shall have a minimum 14 -foot height, floor to floor. 4. Green Roof. Green roofs are encouraged to meet stormwater quality and quantity management. 5. Materials. See Section 7.10.7.A Building Materials. I. Drive - through Window Building Design Specifications. Buildings having this feature shall be required to meet the following specifications: 1. Building Type. Buildings having this feature are required to meet the general urban or storefront building specifications. 2. Windows. Faux widows are permitted on secondary front facades for a maximum of 50 percent of the required window requirement for general urban and storefront windows. 3. Use. Buildings are limited to one (1) drive - through window. 4. Location. The drive- through window shall be located on a secondary fagade. 5. Height. A single story building, with a minimum building height of 25 feet, is permitted so long as the building has a pitched roof. 6. Number of Lanes. Buildings containing a drive - through window are limited to no more than two (2) lanes and are required to provide a pass -by lane. 7. Canopy. Canopies over the drive - through lanes shall have a pitched roof. The canopy height shall not exceed the height of the building. Support structures shall be constructed of brick or stone. 8. Materials. See Section 7.10.7.A Building Materials. J. Service Station Building Design Specifications. 1. Type: These buildings are required to meet the storefront building specifications. 2. Windows: Faux widows are permitted on secondary front facades for a maximum of 50 percent of the required window requirement for general urban and storefront windows. 3. Location: For a building located on a corner, the secondary front fagade shall occupy a minimum of 50 percent of the required Build -to -line. An Applicant can request a modification of this requirement from the Land Development Official. 4. Height: These buildings are permitted to be a single story building with a minimum height of 25 feet except in the Intersection Building Node areas shown on the Building Height Map. 5. Roof Form: These buildings are required to have a pitched roof. 6. Canopy: The roof of this structure shall have the same roof pitch as the principal building, but not exceeding the height of the principal building. The clear- height of the canopy shall not exceed 14 feet, measured from the finished grade to the lowest point of the canopy structure. Support structures shall be constructed of brick or stone. 7. Screening: The balance of the build -to -line not used for building or vehicular or pedestrian access shall be occupied by a four (4) foot tall masonry wall, and is subject to the requirements of Sec. 7.10.6.A.5. 8. Fueling Pumps. Fueling pumps shall be located adjacent to a secondary building fagade and located no closer than 25 feet to the Build -to -line. 9. Materials. See Section 7.10.7.A Building Materials. Town of Leesburg Zoning Ordinance Amendment 16 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District K. Parking Structures Building Design Specifications. Where the parking structure is located in the interior of a block it shall be surrounded by buildings having a minimum depth of 30 feet; the specifications in the following section do not apply. Parking structures located in the CD -MU District or fronting East Market Street, Catoctin Circle or Harrison Street shall be constructed to the Build -to -line and meet the following specifications: 1. Type. The ground floor facade shall be either general urban or storefront. 2. Vehicular Access. openings for vehicular access shall be designed to provide the minimum access necessary for safe and adequate access. 3. Upper stories: Openings on stories above the ground floor shall be required to follow the window proportions in this ordinance. 4. Materials. See Section 7.10.7.A Buildinq Materials. L. Accessory Building Design Specifications. 1. Roof. The roof shall be designed with a roof pitch equal to or greater than the principal building. 2. Height. The height of an accessory building shall not exceed the height of the principal building or 26 feet, whichever is less, 3. Materials. See Section 7.10.7.A Building Materials. M. Mechanical Equipment. 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, N. Modifications. An applicant may seek a certain modifications of this section in accordance with Sec. 7.110.123 Modifications Requiring Planning Commission or Town Council Approval. 7.10.7 Building Materials 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 directly visible from the street and public or private open space shall be limited to the following: Brick or tile maso modular) IN Permitted I Permitted Pennitted Permitted Native stone (or synthetic equivalent) Permitted Permitted Permitted Pennitted Wood lap siding Permitted Permitted Permitted Pennitted Fiber cement siding (such as Hardie- P1ankTm or e uivalent — no faux wood grafti) Permitted Pennitted Permitted Pennitted Stucco cementitious finish) Permitted Pennitted Pennitted Pennitted Pre -cast masonry (for trim and cornice elements onl) - - Permitted Permitted J Permitted Town of Leesburg Zoning Ordinance Amendment 17 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District Split -faced block (only for piers, foundation walls and _ _ Permitted Permitted Permitted chimneys) Gypsum Reinforced Fiber Concrete (GFRC —for trim _ _ _ _ _ _ Permitted elements only) Exterior insulation and finish system (EIFS- for trim Permitted elements only Textured concrete masonry units Permitted Permitted Permitted Metal (for beams, lintels, trim elements and _ _ _ _ Permitted ornamentation only) Molded polyurethane trim (such as F on) - - - - Permitted 1. Definitions of Primary, Secondary and Trim Materials. a. Primary building material shall comprise at least 75% of the visible wall materials. b. 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. Glass. Glass areas on front facades shall be clear or lightly tinted. Lightly tinted shall be defined as window tint not containing a metallic material which allows greater than 70 percent visible light transmission. Mirrored glass is not permitted. 3. Colors. 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 4. Green Roofs. Green roofs are encouraged to meet required best management practices. 5. Colored Roofing Materials. Colored roofing materials that have a high reflectance value are encouraged. Roofing materials should complement the building. 6. 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 wail. B. Awnings and Similar Features. Awnings, canopies and roofed structures over windows or entrances which give shade and shelter or add color and visual interest to the entry or building fagade are permitted provided that the following conditions are met: 1. May project over a sidewalk; however, there must be a minimum of 8 foot clearance from the sidewalk to the lowest portion of the structure. 2. Shall project a minimum of 24 inches away from the building fagade to which they are attached. 3. When placed above windows, doors or entrances, these features shall be proportional to the window, door or entrance over which they are positioned. 4. Awnings shall be constructed of durable materials such as canvas or like meterial that will not fade or tear easily. Plasticized, metal, rigid, cubed or curved awnings or mansard style canopies are prohibited. Town of Leesburg Zoning Ordinance Amendment 18 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District 5. Awnings shall not be internally illuminated. 6. Awnings shall not interfere with street trees. C. Projections. 1. Types. The following projections into the required Build -to Line setback are permitted: a. Bay windows, when: i. Elevated above a finished floor; and ii. Where the extension projects no more than four (4) feet from the principal building. b. Extensions of a finished floor at ground level when: i. The extension projects no more than four (4) feet from the principal building ii. The extension does not constitute more than 40% of the facade from which it is extended. c. Cantilever. A cantilevered portion of a building not extending more than two (2) feet from the principal building. d. Display Windows. Display windows not projecting more than two (2) feet from the principal building. D. Modifications. An applicant may seek from the Planning Commission modifications to the design requirements of this section in accordance with Sec. 7.10.12.8 Modifications Requiring Planning Commission or Town Council Approval. ®1 . A. Building Height Zone Requirements. The following table details requirements for principal buildings in height zones designated by the Building Height Map. 1. Minimum Height and Stories Required. No portion of any building shall be less than the minimum stories required by the Building Height Map. REMAINDER OF THIS PAGE LEFT INTENTIONALLY BLANK Town of Leesburg Zoning Ordinance Amendment 19 1/8/2013 Article 7 ( Overlay and Special Purpose Districts Sec. 7.10 I Crescent Design (CD) District B. Measurement of Height. In the CD District, building height shall be measured in accordance with Section 10.4.6.13 Measurement of Height. C. Structures Excluded from Maximum Height Limitations. 1. General. Certain structures, such as parapets and rooftop equipment, may exceed the maximum height limits in accordance with Sec. 10.4.6.0 Structures Excluded from Maximum Height Limitations. Rooftop equipment on a flat roof building shall be contained within a penthouse or screen wall that shall not exceed 12 feet in height and shall comply with the rooftop design requirements of Sec. 7.10.6 Building Type Specifications. 2. Corner Buildings and Terminating Views. The height of a building situated at a street corner within a Building Node as shown on the Building Height Map or at the terminating view of a street may be increased by ten (10) feet above the otherwise applicable height Town of Leesburg Zoning Ordinance Amendment 20 1/8/2013 Story • Zone - Maximum 3 stories and 46 -foot maximum building height. — -� Building Height ;;,;;,'� Minimum 2 stories and 25 -foot minimum building height. Building 3owe. M— Bldg Hgt Height 2 atorfa. O•S ° I t Story • 4 stories and 58 -foot maximum building height. i Maximum Building Height Mu. owe. tt•t "feet a 2 stories and 25 -foot minimum building height. 4ewe Minimum Building Height ° q O 26 teal•. 0 2 stories o cs v I i Story . Zone Maximum 5 stories and 70 -foot maximum building height. Building �•x 8.�,r Height a� Minimum 2 stories and 25 -foot minimum building height. Building Height a J i o 4 o' -Max. Bldg Hgt 26t•eta 2 stories B. Measurement of Height. In the CD District, building height shall be measured in accordance with Section 10.4.6.13 Measurement of Height. C. Structures Excluded from Maximum Height Limitations. 1. General. Certain structures, such as parapets and rooftop equipment, may exceed the maximum height limits in accordance with Sec. 10.4.6.0 Structures Excluded from Maximum Height Limitations. Rooftop equipment on a flat roof building shall be contained within a penthouse or screen wall that shall not exceed 12 feet in height and shall comply with the rooftop design requirements of Sec. 7.10.6 Building Type Specifications. 2. Corner Buildings and Terminating Views. The height of a building situated at a street corner within a Building Node as shown on the Building Height Map or at the terminating view of a street may be increased by ten (10) feet above the otherwise applicable height Town of Leesburg Zoning Ordinance Amendment 20 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District limit. The purpose is to incorporate architectural features such as a peak, tower, or similar details to accentuate these prominent locations. D. Accessory Buildings. The height of an accessory building shall not exceed 25 feet in height. E. Increased Setback Adjacent to Residential District. In the CD District the front, side and rear yard minimum setback shall be increased to be equal to the height of the building where the proposed building height exceeds the required minimum yard setback adjacent to residential districts only. See Sec. 10.4.5.F for an illustration. H. Height Zones. The following chart summarizes the number of stories and the maximum and minimum height allowed in each of the seven Height Zones shown on the Building Height Map. Designation on No. Stories No. Stories Maximum Minimum Map By -Right Possible per Building Height Stories /Height Rezoning Required Corridor Five (5) for Five (5) for 70 feet Two (2)/25 feet nonresidential nonresidential; only; Zero (0) Five (5) for for mixed use mixed use or or residential residential 2/5 Two (2) Five (5) 70 feet Two (2)/25 feet 3/3 Three (3) Three (3) 46 feet Two (2)125 feet 314 Three (3) Four (4) 58 feet Two (2)/25 feet 315 Three (3) Five (5) 70 feet Two (2)/25 feet 4/4 Four (4) Four (4) 58 Feet Two (2)/25 feet Intersection Three (3) story Depends on Depends on Three (3)/46 feet Building Node minimum underlying story underlying story required for designation designation building at the corner Uses are allowed in the CD District in accordance with the following tables. 1. [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. 2. [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. 3. [R] Rezoning Uses. An "R" indicates that a use is only allowed in accordance with the Rezoning Procedures of Sec. 3.4. 3. 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 areas as depicted on the CD District Map. 4. Compliance. Uses shall comply with the applicable sections referenced under the Use Standards column of the Use Table. Town of Leesburg Zoning Ordinance Amendment 21 1/8/2013 Article 7 J Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District 7.10.9.A CD -RM, Crescent Design - Residential Medium Density 7.10.9.A.1 Use Regulations The following uses are permitted in the CD -RM District as indicated in the table: 7.10.9.A.2 Density /intensity and Dimensional Standards All development in the CD -RM District shall be subject to the following standards: Table 7:10:9.A 2 .trD RM District Standards , ,:`: Minimum Lot Area (square feet se: Use Staii��rds eiiii`tlan . ` oinmerclal:Uses .: Singte - Family Detachedll Home occupation P Sec. 18,1,80 nstitutio>R�1 =and � :riit>7. n . 8erviceUs�s None I►haxirnirm Restdentlai gins! unIts'peracre ssisted living residence ® Rezoning161 _ Sec. 18.1.12 Nursin home 11 P 1pec. 9,3.17 JSec. 18.1.120 lftk, 10 [2) [3] [5 Rear 25 [4] [5) Place of worshle ILE= See Sec. 710.4.C.1 J Sec. 18.1.141 esidentiat EJses. 3 Stories (46') Extended Family Residence ©Sec, 9.3.11 Sec. 18.1,60 roup home Iser . 18.1.74 Multi le famil - 1Sec.18.1.110 Single- family attached (2 over 2) J Sec.18.1.171.1 Single- family attached (townhouseLJCE Sec. 18.1.1722 iDuplex ® Sec. 18.1.49 Single - family detached dwelling JSec. 18.1.171 JI 7.10.9.A.2 Density /intensity and Dimensional Standards All development in the CD -RM District shall be subject to the following standards: Table 7:10:9.A 2 .trD RM District Standards , ,:`: Minimum Lot Area (square feet Development R None �ilrnlnu"in�.� jllirdth, fa8t Singte - Family Detachedll 40 Single- Family Attached 1 16 IL All Other Development] None I►haxirnirm Restdentlai gins! unIts'peracre By-Right 8 Rezoning161 Required Build -to -Line See Sec. 7.10.4.CA Side 10 [2) [3] [5 Rear 25 [4] [5) Parking Setback See Sec. 710.4.C.1 E Maxiauinuildin� Nei "tit feet`: By -Right 11. 3 Stories (46') Rezoning NA [1] Town Council may approve a higher maximum density as part of a rezoning approval. Town of Leesburg Zoning Ordinance Amendment 22 118/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District [2) Side yard setback shall be 0 feet for an interior townhouse lot, [3) Side yard setback shall be 6 feet for corner or end unit townhouse lots. (4) Townhouse rear yards shall be a minimum of 20 feet. (5) See Sec. 7.10.8.F Increased Setback Adjacent to Residential District. 7.10.9.13 CD -RH, Crescent Design - Residential High Density 7.10.9.13.1 Use Regulations The following uses are permitted in the CD -RH District as indicated in the table: 7.10.9.B.2 Density /Intensity and Dimensional Standards All development in the CD -RH District shall be subject to the following standards: fh, fiib�e�IDi D>istid id dsj .. All Development None iiillnifnum.totlNidth fe'sf a.. Sin le- Family Attached 16 All Other Development None :�I�icirnum #teslde0041b;anst wits, er act , . By-Right 12 Rezoning 24[1 Mlniiir`'una 1tr�rdstSetb>tcks. �t ` Required Build -to -Line See Sec. 7,10.4.C.1 Side: Single-Family Attached End Unit 4 [2) [4) All Other Development None [4) Rear —25[3] [4] Town of Leesburg Zoning Ordinance Amendment 23 1/8/2013 Use 0 UsstatCdards Definition SOS Home occupation Home P Sec. 18.1.80 n�titutlorial'and Gommuni ":Serv�ce:U�es � � � �' __' •. ssisted living residence ® 1pec. 18.1.12 Nursing home IL 11 --_ Sec. 18.1.12 Park, public Place of worship 0 Sec. 18.1.141 Recreation facility �=JSec. 9.3.21 —:] Sec. 181.156 esidential Uses roue home ®Cr ^J Sec, 18,1.74 LM tiple- Tamil J Sec.18.1.110 J Ingle- family attached (2 over 2) ©r�� Sec. 18,1.171.1 Sin le- family attached (townhouse} © Sec. 18.1.172 7.10.9.B.2 Density /Intensity and Dimensional Standards All development in the CD -RH District shall be subject to the following standards: fh, fiib�e�IDi D>istid id dsj .. All Development None iiillnifnum.totlNidth fe'sf a.. Sin le- Family Attached 16 All Other Development None :�I�icirnum #teslde0041b;anst wits, er act , . By-Right 12 Rezoning 24[1 Mlniiir`'una 1tr�rdstSetb>tcks. �t ` Required Build -to -Line See Sec. 7,10.4.C.1 Side: Single-Family Attached End Unit 4 [2) [4) All Other Development None [4) Rear —25[3] [4] Town of Leesburg Zoning Ordinance Amendment 23 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District Parking Setback See Sec. 7.10.4.C.1 E Maximum t3uildin He ht feet Bank with drive -in facility [1] [_3B -Right L 3 Stories 46' Rezoning 5 Stories (70'} [1 j Town Council may approve a higher maximum density as part of a rezoning approval. [2] Side yard setback shall be 0 feet for an interior townhouse lot. [3] Townhouse rear yards shall be a minimum of 20 feet. [4] See Sec. 7.10.8.F Increased Setback Adjacent to Residential District 7.10.9.0 CD -MUR, Crescent Design - Mixed Use Residential 7.10.9.C.1 Use Regulations The following uses are permitted in the CD -MUR District as indicated in the table: fab1e7.104.'O'A,;.;CD•MUR Uses se = Use standards IL Definition` ommerclalUses Bank with drive -in facility [1] S Sec. 18.1.14 Bank without drive -in facility © Sec. 18.1,14 [Child care center [1] ©��Sec. 18.1,29 onvenience food store [1], ® Sec. 18.1.39 Dance studio ® ec 181,401 Eating establishment without drive -in facilit © Sec. 18.1.55 Exercise studio ____1 Sec. 18.1.59.1 Home occupation JkSec. 18.1.80 Office IF Sec. 18.1.121 Mailing services = Sec. 18.1.102 �P_arking structure I ©�i�Sec.18.1.135 I Sec. 18.1.140 Pharmac y Printing and /or publication (less than 5,000 s © Sec. 18.1.148 Retail © Sec, 18.1.159 Services, personal © ec.9.3.19 ISec. 18.1.168 elecommunications facility: ntenna OSec. 9.3.26,6 Sec. 18.1.7 [1] nstituti.x►al and Goimmcrtaen+ce t7ses [Libra ®��1 Sec.18.1.89 Museum Ep J JJSec. 18.1.111 Park, public P I I ^� Place of worship Sec. 18.1.141 Recreation facilit IF P Sec. 9.3.21 Sec. 18.1.156 U.S. Postal Service limited to retail onl P ec.18.1.146 NO tivi Public utility, minor S JLSec. 9.3.31 ec. 18.1.154 Town of Leesburg Zoning Ordinance Amendment 24 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District ent( sldeal uses ssisted living residence ©l� 18,1.12 Muitiple-family ©Sec. 9.3.15 JlSec. 18.1.110 Sin le -famil attached 2 over 2 ®F—_ J Sec.18.1.171.1 Sin le- family attached (townhouse) ®LJSec 118.1.172 Nursing home 11 �Sec.18.1.120 7.10.9.C.2 Density /Intensity and Dimensional Standards All development in the CD -MUR District shall be subject to the following standards: All Development None Minimum lot Wtdth feet , All Development None 12 Minimum 50% of the ground floor GFA on street frontage shall be nonresidential uses 3.Mnimum Yards�5t>baiKS. f@t Required Build -to -Line See Sec. 7.10A.CA side: Single- Family Attached End Unit 4121131 All Other Development None Rear 11 None except 25' if adjacent to a residential district [2] Parking Setback See Sec. 7.10.4.C.1[21 IIE- 1:.1><n!G"hi "Builjdiln 1 htf feet By -Right 11 3 Stories 46' 1 11 Rezoning 5 Stories (70') where available — see Height Map [1] Town Council may approve a higher maximum density as part of a rezoning approval. [2] See Sec. 7.10.8.F Increased Setback Adjacent to Residential District. X31 Side yard setback shall be 0 feet for an interior townhouse lot. 7.10.9.13 CD -C, Crescent Design - Commercial 7.10.9.D.1 Use Regulations The following uses are permitted in the CD -C District as indicated in the table: Town of Leesburg Zoning Ordinance Amendment 25 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District Table 7.10.9.D.1 CD -C Uses y Use fists S#an�ards' : Defiinition .`' Gominer�iai.Usa$ = ' Bank with drive -in facilit I e ec. 18.1.14 Bank without drive -in {acilii © S Sec. 18.1.14 Brewpub ®Sec.9.3.2.1 S Sec: 18.1.20.1 !Brew pub with Silo �S ec. 9.3.2.1 joec. 1 18.1,20.1 Car wash I 0 Sec. 9.3.3 S Sec. 18.1.27 Child care center 121 ®Sec. 9.3.4 �J S Sec. 18.1.29 Commercial Inn ©C] S Sec. 18.1.86 Conference center IISI IlSec. 1 18.1.37 onvenience food store 1 J ®Sec, 9.3.8 IlSec. 1 18.1.39 Eating establishment with drive -in facility S��— S Sec. 18.1.55 Eating establishment without drive -in facility © 1 S Sec. 18.1.55 1 Electric a and /or lumbin supply LEE. 9.3.10 Emergency care facility I IlSec. 1 181.58 Hotel/motel i i_1 S Sec. 18.1.83 - -_1 Lumber and /or building material sales without outdoor stora a ® ®[�1 S Sec. 18.1.101 Mailing Services © ©�J S Sec. 18.1.102 Office I I S Sec. 18,1.121 Outdoor stora e area S S0 I I S Sec. 18.1.127 Parking structure I Isec, 18.035 Pharmac ® ®(� S Sec. 18.1.140 j Printing and/or publication Recreation facility ® ®Sec, 9 9.3.21 ]ISec. 1 18.1.156 Retail I © © 1 1 S Sec. 18.1.159 School, special instruction P P J JISec. 1 18.1.164 Service station Q QS [ [Sec. 9.3.24 S Sec. 18.1.169 Services, personal P PP e ec, 9.3.19 S elecommunications Facility: Antenna P P S Sec. 9.3.26.A S Sec. 18.1.7 —� heater, indoor © ©[—� S Sec. 18.1.189 ehicle and /orequipment service facilit [4J S Sec. 9.3.29 JISec. 1 18.1.197� Vehicle sales and /or rental facility [4] I IS S Sec. 9.3.28 JjSec. 1 18.1.196 eterina hos ital JL�S]Eec, 9 9.3.30 S Sec. 18.1.198 in ustrial%Manufact�nn Research and develo ment S S c c. 9.3.22 e ec.18.1.156 College or University ® ® S Sec. 18.1.33 Fire and/or rescue facilit y — —Sec. 1 18.1.64 Library © ©��� See. 18J.89 Park, ublic p p Town of Leesburg Zoning Ordinance Amendment 26 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 I Crescent Design (CD) District [3] Not permitted as a free - standing building. 141 A stand -alone building requires approval by special exception. [5] Town Council shall set density as part of a rezoning approval. isl For existing uses only. New land area may not be developed for this use. 7.10.9.D.2 Density /Intensity and Dimensional Standards All development in the CD -C District shall be subject to the following standards: fil :IYt[a�RIU�[I;iQII1F�a s uaretae� Alt Development None Minimum -Lot Width' nest =_ : ___ All Development �— None By -Right 12 limited to 2nd floor and above Rezoning 24 limited to 2nd, V, 4th & 5�h floors 1 2 ,, Cyogresildential lrAl� . None but ground floor limited to nonresidential use Minimum Yard l e Wow"feet Required Build -to -Line See Sec. 7.10.4.C.1 Side None [31 Rear None except 25' if adjacent to a residential district [3] Parking Setback See Secs. 7.10.4.C.1 & 7,10.5,2 Maximum.fluilditi' ipei tif; #wset By-Right 3 Stories 46' Rezoning �y 5 Stories (70') [1 ] See Sec. 7.10.8.F Increased Setback Adjacent to Residential District. 7.10.9.E CD -MUO, Crescent Design - Mixed Use Optional 7.10.9.E.1 Use Regulations The following uses are permitted in the CD -MUO District as indicated in the table: Town of Leesburg Zoning Ordinance Amendment 27 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District Table 7.10.9.E.1 CD-MUO Uses Use 0 Use Standards Definition Uses Commercial Bank without drive -in facility © Sec. 18.1.14 hild care center [2] 1 ©ec, 9.3.4 ec. 18.1,29 Commercial Inn ©�� Sec. 18.1,86 Convenience food store [1} © ec. 18.1.39 Eating establishment without drive -in facility [Sec. 18.1.55 Emer enc care facility P Sec, 181.58 Hotel /motel �S [� ec. 18.1.83 Mailing Services ©� —� Sec. 18.1.102 [office © Sec. 18.1,121 Parking structure ©�� � �Sec. 18.1,135 Pharmac © ec. 18.1.140 Printin and/or publication ® ----]Sec. 18,1.148 � Recreation facilit ®Sec. 93.21 —Sec. 18.1.156 Retail ® Sec. 9.3.17.1 --] Sec. 1.159 School, special instruction ©Sec. 9.3.23 ----jSec. 181.164 School, technical I Isec. 18.1 565 j Service station QS Sec. 93.24 7 Sec. 18.1.169 Services, personal ®Sec. 9.3,19 Sec. 18.1.168 elecommunications Facility: Antenna I ©Lec. 9.3.26.A Sec. 1817 heater, indoor © Sec. 18.1.189 M In.ustriaillVisntifcturin. `.. Manufacturing and assembly S Sec. 18.1.104 Research and development © Sec. 9.3.22 ec. 18.1.157 —} arehouse, accessory © ec, 18.1.199 Ins ti' tutiona an Fire and /or rescue facilit © Colle e or University Libra P�[—----J I c. 18.1.64 Sec. 18.1.64 Sec. 181.89 Park, public Place of worshi ❑ Sec. 18.1.141 Recreation facility ©Sec. 9,3.21 IlSec. 18.1.156 U,S, Postal Service, limited to retail uses onl XI IISec. 18.1.146 1 Residential Uses onf` "erinitted b reon n ultipte -famit y Sec. 181.110 Single -family attached townhouse ® Sin le- family attached (2 over 2) ® Sec. 18.1.172 ec. 18.1.172.1 Utily-Uses Public utility, minor Q c. 9.3.31 ec. 18.1.154 Town of Leesburg Zoning Ordinance Amendment 28 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 ) Crescent Design (CD) District [1) Not permitted as a free - standing building [2) A Stand -alone building requires approval by special exception 7.10.9.E.2 DensitylIntensity and Dimensional Standards All development in the CD -MUO District shall be subject to the following standards: Dlstrlct Stafi4rds . iYlinlmutn`Nrot Aiea � usire het :. '; =:` All Development None All Development None Maximum Density Res,Identtal, {amts per acre Rezonina 24111 None Required Build -to -Line I) See Sec. 7.10.4.C.1 J Side �� None 2 Rear 1 25'12] Parking Setback See Sec, 7.10.4.C.1 Maxim „umBuildm�;Net ht. feet , By -Right 3 Stories (46') or 4 Stories (58') – see Building Height Map Rezoning 4 Stories (58) [1] Town Council may approve a higher maximum density as part of a rezoning approval. [2] See Sec. 7.10.8.F Increased Setback Adjacent to Residential District. 7.10.9.F CD -I, Crescent Design - Institutional 7.10.9.F.1 Use Regulations The following uses are permitted in the CD -I District as indicated in the table: Table 7.10.9.F.1 CD -I Institutional (_ Use Use Standards Definttioi� Com►nercial Uses _ ;u Arts center P _ Sea 18.1.11 Fire and /or rescue facility © Sec. —� overnment Buildings Museum ISec. 18. 1.111 Park, public Parking structure, public © Sec. 18.1,135 Place of worship Sec. 18.1.141 School, public Sec. 18.1.163 Town of Leesburg Zoning Ordinance Amendment 29 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District Tabl 1Q:9,FA CD-1 Institutional Use Use`Standards Definition chool, technical S c. 9.3.231 See. 18.1.165 U.S. Postal Service IL.Lil ISec. 18.1.146 7.10.9.F.2 Density /Intensity and Dimensional Standards All development in the CD -1 District shall be subject to the following standards: T&67.10.0.2.0-1 District Standards Mlnlmtim i-ot* s tta>re feet) All Develop ment None 'MW .tiiuKLot 02ML7774 , All Development None Maximumen5' Residential units per acre Residential use not permitted Nonresfaent�al` FAR None j Required Build -to -Line See Sec. 7.10.4.C.1 Side None (1) Rear 25'11] Parking Setback See Secs. 7.10A.C.1 Maximum Buildin Height feet By -Right 3 Stories (46') Rezoning 5 Stories (70' (1j See Sec. 7.10.8.F Increased Setback Adjacent to Residential District, 7.10.9.G CD -OS, Crescent Design - Open Space 7.10.9.G.1 Use Regulations The following uses are permitted in the CD -OS District as indicated in the table: Table 7.10 ".1 !t0.6S Open Space Use Use Standards I Definition Commercial Uses efecommunications Facility: S Sec. 9.3.26.E Sec. 18,1.108 Mono ole ❑ C� Telecommunications Facility: S ec. 9.3.26.0 Sec. 18.1.192 Transmission Tower tnsfitutidt al and Gommunt V, enr%ce avernment buildings 11 P Town or Leesburg Zoning Ordinance Amendment 30 1/812013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.16 1 Crescent Design (CD) District 7.10.9.G.2 Density /Intensity and Dimensional Standards All development in the CD -OS District shall be subject to the following standards: ebi'e 7;1t):9:G:2 = Cd OS Dis1lcSfindal MinimumotArea s uore:l?eet All Develo ment None All —Development None ,,,Maximum iaen�i Residenha uhits," i3r acre Residential use not permitted None nimurriYardslSetl�aiks feet , ..' Re uired Build -to -Line None See Sec. 7.10.4.6 Side None [1j Rear 11 None 11 ] Parking Setback See Secs. 7.10.4.0.1 By -Right 3 Stories 46' Rezoning 3 Stories 46' [1j See Sec. 7.10.8.F Increased Setback Adjacent to Residential District. 7.10.9.1-1 CD -CC, Crescent Design — Commercial Corridor 7.10.9.H.1 Use Regulations The following uses are permitted in the MCC District as indicated in the table: 'M 67.40.9.11-1;1 CD CC"' ses - Use ILI Use Standards Definition] Commercial U.s_es Bank with drive -in facilit � S c. 18.114 Bank without drive -in facility © joec. 18.1.14 Town of Leesburg Zoning Ordinance Amendment 31 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District Public utility, minor S�ISec. 9.3.31 Sec. 18.1.154 3rew ub P jSec,9.3. 1— Sec. 18.1.20.1 3rew ub with Silo �S Sec. 9.3.2,1 Sec. 18.1.20.1 ;ar wash QSec. 9,3.3 Sec. 18.1.27 ,hild care center [2) ©Sec, 93.4 Sec. 18,1,29 ;ommerciaE {nn ©���Sec. 18.1.86 :anference center MS � I Sec. 18.1.37 ;onvenience food store (1) ®Sec. 9,3.8 ,Sec, 1� 8.1.39 satinq establishment with drive -in faci{it �S �� —� Sec. 18.1.55 ating establishment without drive -in facility P Sec. 18.1.55 lome occupation ® Sec. _18.1 80 lotel /mote! SQC� ec.18.1.83 4ai{ing Services ® Sec. 18.1.102 )ffice —�J ec.18.1.121 outdoor storage area 0� - -I ec. 18.1.127 arking structure ©(— ��}Sec. 18.1.135 harmacy a�Sec, 18,1.140 tinting and /or publication P Sec. 18.1.148 ;ecreation facility F—PI IFsec . 18.1.156 ,etail ©�'� Sec. 18,1.159 chool, special instruction ®Sec. 9.3.23 J,Sec. 18.1.164 ervice station ❑ Sec. 9.3.24 Sec. 18.1.169 ervices, personal © c. 9.3.19 SW 18.1.168 elecommunications Facility: Antenna ©[Sec. 9.3.26.A I Sec. 18.1.7 heater, indoor � —__I Sec. 18.1.189 ehicle and/or equpment service facility [3) 0 Sec. 9.3,29 ec. 18.1.197 ehicle sales and /or rental facility [3] 0 ec. 9.3.28 Sec. 18.1.196 eterinary hospital S ec. 9.3.30 -j ec. 18.1,198 Inus ufacturin esearch and development LSJjSec. 9.3,22 Sec. 18.1.156 1ix�'�titrJf;%,�al ar►.d �Ammuni#y Servic>� uses ` ollege or University —�n ec. 18.1.33 ire and/or rescue facilit [3) ILLIF Sec. 18.1,64 bra © Sec, 18.1.89 ark, public © �� lace of worship S IFSe c. 18.1,141 ecreation facility © Sec. 9.3.21 Sec. 18.1.156 choo{, technical ©ec. 9.323.1 1Sec.18.1.65 ,S. Postal Service, limited to retail uses only ®[ T�Sec. 18.1,146 RAlal Us`e"l► permitiedrthrough;ronng) ultiole- family -1n1 -- Sher. 18.1.110 Town of Leesburg Zoning Ordinance Amendment 32 1/8/2013 Public utility, minor S�ISec. 9.3.31 Sec. 18.1.154 Town of Leesburg Zoning Ordinance Amendment 32 1/8/2013 Article 7 ( Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CO) District [1) Not permitted as a free- standing building, [2] A stand -alone building requires approval by special exception [3) For existing uses only. New land area may not be developed for this use. 7.10.9.H.2 Density /Intensity and Dimensional Standards All development in the CD -CC District shall be subject to the following standards: Tatbtei,1',10;`>!�1� -�DaCG ��strrct�tainstards Minl�uht,Lo�At"�� � ular�' eft All Development None 8 Mintmurtt:icttflfidt te� All Development None ResidaniA. `uitttks #rho Rezoning 24 1 2 None Required Build -to -Line See Sec. 7.10.4.C.1 Side None [3] Rear None except 25' if adjacent to a residential district [3] Parking Setback �� See Secs. 7.10.4.C.1 & 7,10.5,2 Ma�imirm.t�u iding��si�ht(f ®�i By -Right [4) —] 5 Stories 70' Rezoning 5 Stories (70') [1) Town Council shall set density as part of a rezoning approval. [2) Dwelling units shall average a minimum of 800 square feet. [3) See Sec. 7.10.8.5 Increased Setback Adjacent to Residential District [4) Nonresidential uses only; residential uses not permitted by- right. 7.10.9.H.3 CD -CC Boundary A. Boundary Determined. The boundary of the CD -CC shall be determined as described below. 1. Catoctin Circle. The boundary of the CD -CC along Catoctin Circle shall be defined by offsetting from the surveyed centerline of the street 300 feet from the intersection of Catoctin Circle and South King Street extending north and east to the intersection of Catoctin Circle and East Market Street, and as conceptually depicted on the Official Zoning Map. The boundary edges at the intersecting streets shall form intersecting corners. 2. East Market Street. The boundary of the CD -CC along East Market Street shall be defined by offsetting from the surveyed centerline of the street 300 feet from the intersection of East Market Street and Catoctin Circle extending east to the boundary of the Crescent Design District, and as conceptually depicted on the Official Zoning Map. The boundary edges at the intersecting streets shall form intersecting corners. Town of Leesburg Zoning Ordinance Amendment 33 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District B. Information on Rezoning Plat. Per Sec. 3.3.6 Submittal Requirements, the Rezoning Plat submitted as part of a rezoning request shall depict the surveyed centerline of the street and dimension the 300 feet setback to establish the boundary of the CD -CC District. 7.10.9.H.4 Performance Standards. The following additional standards shall apply in the CD -CC District. A. Building Height. For buildings that cross the CD -CC District boundaries, only that area of the building lying within the CD -CC District boundary shall be permitted the maximum permitted building height. B. Residential Parking. At least fifty percent (50 %) of the required parking for residential units shall be hidden from plain sight; i.e. covered by a cantilevered portion of the building or located within a structured parking facility. A. Approval Criteria for Increased Density and/or Height. When considering a rezoning request to increase the number of stories or the residential density of a proposed project the Planning Commission and the Town Council shall use the following criteria, in addition to the criteria set forth in Section 3.3.15 Approval Criteria and other reasonable considerations, in making their decision regarding approval or disapproval of a rezoning application. 1. General Criteria: Additional Development (Public) Benefits. Residential density and height shall not exceed the base density and stories allowed unless the Town Council finds that the proposed development offers "additional development benefits ". If the Town Council finds that additional development (public) benefits will be provided, additional density and stories may be approved by the Town Council. In order to approve the additional density or height, the Town Council, in its sole discretion, must find that the proposal offers additional development benefits to the public health, safety and welfare to offset the requested height and density by providing three or more of the following additional development benefits: a. Innovative Design. A substantial contribution to the character of the Town. Examples of innovative design include: significant provision of open space and landscaping, superior use of building materials and design, and provision of public art. b. Public Facilities. A net positive impact on the availability of public facilities and services to the Town. c. Historic Preservation. Appropriate use of a Town Plan designated historic structure or site. d. Mixed -Use. The provision of employment opportunities in close proximity to or in the same buildings as residential uses. Also, guarantees that development of nonresidential portions will occur prior to or concurrently with residential portions. e. Parking Structure. A multi -level parking structure or underground parking is provided, with parking available to the public. f. Environmentally Advanced Design. 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. g. Publicly Accessible Open Space. Buildings are located on a site where more than 10% of the site is provided as public open space. The open space shall be improved Town of Leesburg Zoning Ordinance Amendment 34 118/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District 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. Nothing in this section precludes the creation of open space on any lot throughout the CD District. h. Transportation Amenities. Provision of amenities that facilitate the use of alternative means of transportation, such as bus shelters, or that facilitate the efficient transmission of vehicular traffic. Specific Criteria: Performance Standards. The CD District is intended to promote a mixture of commercial and residential uses. In certain sub - districts where only residential uses are allowed, a mixture of unit types and sizes is the goal. Therefore, in addition to the general criteria listed above, rezoning requests shall comply with the following performance standards: a. Mix of Uses Required. Any rezoning plan in the CD -C, CD -MUO and CD -CC sub - districts that contains residential uses shall include a minimum of 40% of the proposed building Gross Floor Area (GFA) area of the development to be devoted to nonresidential uses. b. Mix of Residential Unit Size. For any development proposing more than 12 dwelling units per acre in the CD -RM, CD -RH, CD -MUR, CD -C, CD -MUO and CD -CC sub - districts the applicant shall provide a mix of unit sizes. That is, units shall be made of any combination of one, two or three or more bedroom units. c. Mix of Residential Unit Type. For any development comprised of more than five (5) acres in the CD -RM, CD -RH, CD -MUR and CD -MUO sub - districts there shall be a mix of the unit types allowed in the district. That is, where districts allow two or more different types of units, such as multi - family, single - family attached or 2- Over -2 (townhouse) units, the development shall contain a minimum of 20% of at least two unit types. Thus, a development with MF, SFA and 2 -Over 2 units could propose 20% 2- Over -2s and 80% townhouses to comply with the standard minimum. A greater percentage mix of units could be considered as a justification for a density bonus. d. Ground Floor Use Requirement on Public Streets. In the CD -MUR, CD -MUO and CD -CC sub - districts where buildings proposed as part of a rezoning request have frontage on existing or planned public streets, at least 50% of the ground floor area of such buildings must be designed for and devoted to nonresidential uses. This percentage may be averaged, so that if two buildings have equal frontage, the ground floor of one building may be 100% devoted to nonresidential uses and the other may be 100% devoted to residential uses. e. Increased Useable Open Space. For any development proposing more than 12 dwelling units per acre in the CD -RM (if no single - family detached units), CD -RH, CD- MUR, CD -C, CD -MUO and CD -CC sub - districts the applicant shall provide at least 10% of the site as useable open space as defined in Sec. 7.10.5.G. f. Modification by Town Council. The Town Council shall be authorized to modify any and all of these performance standards if it determines that (1) The proposed development will contribute to the intended mixed use character of the area within 1,000 feet of the subject site considering existing and approved development in the area; and (2) Commitments proffered by the applicant justify a decrease in the percentage of nonresidential uses. Town of Leesburg Zoning Ordinance Amendment 35 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District A. Streets. Streets, including associated streetscape improvements, in the CD District shall be provided according to the following requirements. 1. Street Locations. Street locations shall be guided by the locations shown on the Crescent Design District Future Streets Policy Map in the Town Plan. 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. The location of street improvements within the CD District shall be measured from the center line, as specified in Sec. 7.10.4.C.1 Required Build -to Line and Parking Setback. Cross sections are provided for the following streets: a. Urban Boulevards. This designation includes the extension of Davis Avenue, E. Market Street and Catoctin Circle. The cross section for E. Market Street within the CD District extends only from the southern curb line to the outside edge of the sidewalk. The location of the curb line and edge of sidewalk shall be measured from the center line, as specified in Sec. 7.10.4.C.1 Required Build -to Line and Parking Setback. See the illustration on page 36. As an option, the Urban Boulevard may include a median in place of the turn lane subject to special conditions, including sufficient demonstration of adequate ingress and egress and compliance with Town and VDOT traffic engineering standards. b. General Streets. See the illustration on page 37 for the typical cross section. 1. The cross section for Harrison Street within the CD District extends only from the eastern curb line to the outside edge of the sidewalk north of the W &OD trail and from the western edge of the right -of -way below the W &OD trail. c. Residential Streets /Optional Streets. This is the cross section for streets providing a Residential Frontage. See the illustration on pages 38 -39 for the typical cross section. In the alternative, this cross section may be used for "Optional Streets ", which are additional streets proposed within a development that are not shown on the Crescent District Future Streets Policy Map. See Sec. 7.10.11.A.3 below. These streets may be publicly or privately maintained but in either case they must be built to the required standard. There are two options — one for parking on just one side of the street and one for parking on both sides of the street. The option is limited in that the option chosen must be consistent along an entire street. 3. Streets not Shown on Crescent Design District Future Streets Policy Map. At the discretion of property owners, additional streets that are not shown on the Town Plan Crescent Design District Future Streets Policy Map may be provided for additional automobile and pedestrian circulation and developable block frontage. Such streets shall comply with the cross section requirements for Residential Streets at a minimum. They may be either public streets or may be privately maintained. 4. Adjustments to Street Cross Sections. a. Transition to Existing Streets outside the CD District. The Zoning Administrator may modify cross sections when transitions occur at the boundary of the CD District where streets within the CD District serve as extensions of existing streets outside of the District in order to create a safe transition to the existing street's cross section. b. Streets within the CD District. The Zoning Administrator may modify cross sections of streets within the CD District under the following circumstances: Town of Leesburg Zoning Ordinance Amendment 36 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District 1. To facilitate adequate vehicular turning movements. 2. To facilitate superior building design. 3. To enhance the pedestrian environment. 4. To alleviate a significant engineering constraint. 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 Sections 7.10.2.G. Applicability and I. Nonconformities, 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 that are open to traffic as determined by the Town. b. For an existing public street fronting any development or redevelopment meeting the conditions of Sections 7.10.2.G. Applicability and I. Nonconformities, the developer shall complete a half- section of the ultimate road configuration with appropriate transitions. Town of Leesburg Zoning Ordinance Amendment 37 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District Town of Leesburg Zoning Ordinance Amendment 38 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7,10 1 Crescent Design (CD) District Town of Leesburg Zoning Ordinance Amendment 39 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec, 7.10 1 Crescent Design (CD) District Residential /Optional Streets Parking on • Sides 76.0 64.0 0 0.5 0.5 6.0 6.5 8.0 1110 11.0 8.0 6.5 6A Pad. Tree on-street Trawl Trmrel On -sheet Tree Pod. tone Zone Padit Lane Lune powng Zane Zone Us. I Utt. I Ccw. ' Residential Streets I Ca. (Parking Both sides) 1 , I 1 I I I I I I I y I I c I I 0 I I c 6i0 8.0 11.0 11.0 8.0 I I 0 I I � I I I I � I I ri I I I I I G1 I I N cl I c I N I b, C b I I mi im I I I I I I I I I I I I I 1 I I I B. Traffic Calming. At the discretion of the Land Development Official 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 Virginia Department Of Transportation (VDOT) approved traffic Town of Leesburg Zoning Ordinance Amendment 40 1/8/2013 7 Y • 0.5 0.5 • C� �, i0 o ' • Oa o O°' 3• 0 4 .0 L B. Traffic Calming. At the discretion of the Land Development Official 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 Virginia Department Of Transportation (VDOT) approved traffic Town of Leesburg Zoning Ordinance Amendment 40 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District calming features, such as but not limited to speed tables and raised crosswalks may be provided when determined to be acceptable by the Zoning Administrator and so long as they meet VDOT standards. C. Sidewalks. Streetscape Layout a. Sidewalks shall meet the dimensional requirements indicated for the street cross sections and shall be constructed to meet the Design and Construction Standards Manual and this Zoning Ordinance. b. Sidewalks shall be continuous across driveways and alleys. c. Sidewalk cafes and temporary sidewalk sales shall be permitted along E. Market Street, Catoctin Circle, and General Streets, in the frontage zone (the area between the Build -to Line and the right -of -way). 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 frontage in the tree zone between the sidewalk and street curb. The tree zone, as shown on the street cross sections (see also the DCSM) may be grass or sidewalks with planting beds or grates over continuous tree -root trenches as determined acceptable by the Zoning Administrator. Street trees shall comply with the sight distance standards of the Design and Construction Standards Manual except that locations may be modified by the Zoning Administrator due to engineering and sight distance constraints. E. Street Lights. Except for E. Market Street Davis Avenue and Catoctin Circle, Pedestrian -scale street lighting meeting the Town of Leesburg specifications shall be installed within the tree zone between the street and sidewalk. Street light poles shall be no taller than fourteen feet (14') including the base. F. Street Furniture. Benches and trash receptacles when provided shall be located within the tree zone of sidewalks and in park and plaza areas in accordance with Town Code standards. Town of Leesburg Zoning Ordinance Amendment 41 1/8/2013 Commercial Street Frontage 1 C) arkr g t Tree- Tree Zone ---- - - - - -- - ' - - - -- Recommended unilty comdor Pedestrian Zone i2ight =of -Way T77 - Storefront Build To Line Si ew Ik c Fe Streetscape Layout a. Sidewalks shall meet the dimensional requirements indicated for the street cross sections and shall be constructed to meet the Design and Construction Standards Manual and this Zoning Ordinance. b. Sidewalks shall be continuous across driveways and alleys. c. Sidewalk cafes and temporary sidewalk sales shall be permitted along E. Market Street, Catoctin Circle, and General Streets, in the frontage zone (the area between the Build -to Line and the right -of -way). 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 frontage in the tree zone between the sidewalk and street curb. The tree zone, as shown on the street cross sections (see also the DCSM) may be grass or sidewalks with planting beds or grates over continuous tree -root trenches as determined acceptable by the Zoning Administrator. Street trees shall comply with the sight distance standards of the Design and Construction Standards Manual except that locations may be modified by the Zoning Administrator due to engineering and sight distance constraints. E. Street Lights. Except for E. Market Street Davis Avenue and Catoctin Circle, Pedestrian -scale street lighting meeting the Town of Leesburg specifications shall be installed within the tree zone between the street and sidewalk. Street light poles shall be no taller than fourteen feet (14') including the base. F. Street Furniture. Benches and trash receptacles when provided shall be located within the tree zone of sidewalks and in park and plaza areas in accordance with Town Code standards. Town of Leesburg Zoning Ordinance Amendment 41 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District G. Street Access. Individual driveways, shared driveways, commercial entrances 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. E. Market & Catoctin 1 vehicular access per block Circle western side Catoctin Circle 1 vehicular access per 400 feet of frontage eastern side General Urban 1 vehicular access per 200 feet of frontage Residential 1 vehicular access per single family detached building Street/Optional Street 2 vehicular accesses per lot containing more than 1 dwelling unit 2. All driveways shall be adequately spaced from street intersections in accordance with DCSM 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 and shall meet DCSM requirements. 4. A driveway may be located within the corridor of a future street that is shown on the Town Plan Crescent District Future Streets Policy 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 Town Plan Crescent District Future Streets Policy 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. Alleys and private travelways are permitted in accordance with the design standards of the Design and Construction Standards Manual (DCSM) and Zoning Ordinance Article 11 Parking, Loading and Pedestrian Access. I. Transportation Impact Analyses. Transportation impact analyses shall be required for development within the CD District as follows: 1. By -Right Applications (Site Plans and Subdivisions). A modified traffic impact analysis shall be required in the Crescent Design District in accordance with Sec. 7 -111 Preparation of Traffic Studies of the Design and Construction Standards Manual (DCSM). 2. Legislative Applications (Special Exceptions and Rezoning$). A traffic impact analysis shall be required and shall comply with the same standards that apply to rezoning and special exception applications located outside of the CD District. Town of Leesburg Zoning Ordinance Amendment 42 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District 3. 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 and shall not interfere with the public street trees. The Town engineer may approve alternative locations for utilities. All new or relocated overhead utility lines shall be installed underground. 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 by no more than 5 feet from that which is shown on the cross - sections contained 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 for patios, stoops, steps and outdoor dining or open space areas additional sidewalk space in front of the building. B. Modifications Requiring Planning Commission or Town Council Approval. Modifications to the design requirements of Secs. 7.10.5 Site Requirements, 7.10.6 Building Type Specifications, and 7.10.7 Building Materials and Other Requirements, which include landscaping, parking and loading, and architectural standards may be approved by the Planning Commission, or in the case of a modification requested as part of a special exception or rezoning, by the Town Council, except where such authority is expressly given to the Zoning Administrator or the Land Development Official (LDO) in those sections. 1. Submission Requirements. A modification shall require an application that includes the following information: a. A written statement that clearly indicates by section and paragraph the modification that is requested and also includes a narrative justification for the modification. An architectural modification request shall include appropriate building elevations. b. 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. c. Additional information as may be required by the Land Development Official to provide a comprehensive application given the nature and extent of the modification requested. 2. Approval Criteria. The application shall be reviewed by the Planning Commission or Town Council based upon the following criteria: a. 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 CD 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 should be allowed in architectural character and design for buildings farther away from the Old and Historic District. This shall not prevent Town of Leesburg Zoning Ordinance Amendment 43 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District innovation and creativity in design that is in keeping with the Crescent District Master Plan, as determined by the Planning Commission. b. 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. c. The design of the roof shall be compatible with character of other buildings along the block and shall meet district height requirements. d. 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. e. 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. f. Economic hardship will not be considered a reason for varying from any standard established in Sec. 7.10 Crescent Design (CD) District. g. The modification will not be contrary to the purpose and intent of Sec, 7.10 Crescent Desiqn (CD) District. h. The modification is consistent with the Comprehensive Plan and any Town adopted plans. i. The modification includes compensating design or architectural features that meet the overall objectives of the particular requirement that is being modified. j. In approving a modification the Planning Commission or Town Council may impose such conditions regarding location, character and other features as it deems necessary for the protection of the general welfare and to ensure compliance with the intent and objectives of the Crescent Design District. k. The modification will not hinder or discourage the appropriate development and use of adjacent or nearby land or buildings. 3. Process and Action. a. By- Right. Once the application has been determined to be complete by the Land Development Official, the application and accompanying maps, plans or other information shall be transmitted to the Planning Commission for consideration and action after the issuance of the first submission comment letter. The Planning Commission shall render a final decision upon any modification properly before it within a reasonable amount of time under the circumstances. b. Special Exception or Rezoning. In the case of a modification requested as part of a special exception or rezoning, the application shall be processed with and shall track simultaneously with the special exception or rezoning request. The Town Council shall render a decision at the time of its action on the underlying rezoning. 4. Written Determination. The Planning Commission or Town Council shall set forth in writing the reasons for its determination. MUNNI� I=s The following definitions shall apply to the terms used in the CD District. Definitions contained in Article 18 shall also apply, except as modified herein. Town of Leesburg Zoning Ordinance Amendment 44 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District 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 Height 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. Crescent Design District Map. A map that is the coding key for the various use areas and where they are located in the Crescent Design District. F. 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. 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. 1. Height Areas. A geographic area wherein buildings are limited to a maximum height, as shown on the Building Height 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. 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 CD District where the authority is specifically provided to the Zoning Administrator, the Town Council 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. O. 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. Town of Leesburg Zoning Ordinance Amendment 45 1/8/2013 Article 7 1 Overlay and Special Purpose Districts Sec. 7.10 1 Crescent Design (CD) District 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 Fagade. The fagade of a building located on a corner lot that is facing the more pedestrian - traveled street. S. Required Build -to Line. A line shown on the Street Cross Sections along a street, a set distance back from the street, along which a certain minimum percentage must be occupied by building. T. 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." U. Secondary Fa ;ade. The fagade of a building located on a corner lot that is facing the lesser street. The primary fagade is the other front fagade, which is facing the more traveled street. V. Story. The space in a building between floor levels, or between a floor and the roof above that could be used by people (for living, work, storage, recreation, etc.). 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 46 1/8/2013 a a Z-� QU �� Z N W 0 aZ a� a_ oW do Li W W k a g ul CRESCENT DESIGN DISTRICT RELATED ZONING ORDINANCE AMENDMENTS 1. Sec. 7.5.3 Historic District Created, Established to delete the physical description of the Barber & Ross & Perry Properties from the H -1 District. Sec. 7.5 H -1, Overlay, Old and Historic District 7.5.3 Historic District Created, Established A historic conservation district is hereby created within the town as an overlay 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 H -1 Overlay, Old and Historic District which includes the original boundaries shown on a map designated "Gray's New Map of Leesburg" drawn from the special surveys in the year 1878 as hereby amended and described as follows: Beginning on the east at the intersection of Loudoun and Market Streets and running northeast parallel to Church Street to the intersection of a line in projection of North Street; thence northwest in a straight line to and along North Street to the intersection of Church Street; thence northeast in a straight line parallel to King Street to the intersection of a line in projection of Union Street; thence in a straight line northwest to and along Union Street to the intersection of a line in extension of Liberty Street; thence southwest in a straight line to the intersection of Liberty and North Streets; thence northwest in a straight line in extension of North Street until intersecting a line in projection of Ayr Street; thence southwest to and along Ayr Street to a point on the east right -of -way of Dry Mill Road; thence right along the curb of said right -of -way having a radius of 225.43 feet to the center of the Town Branch; thence along the Town Branch S 410 10' 41" E to the projection of Ayr Street, thence southwest along the projection of Ayr Street 100 feet; thence in a straight line in extension of South Street southeast to Town Branch; thence S 36o 10' 42" E along Town Branch to the Washington and Old Dominion Trail; thence paralleling the trail and Town Branch 594.12 feet along a curve to the right having a radius of 3646.36 feet to the extension of the western right -of -way of Liberty Street; thence N 22o 45' 00" E to the intersection of a projection of South Street; thence in a straight line in extension of South Street southeast to a point 200 feet west of King Street, still on an extension of South Street; thence in a straight line southwest parallel to King Street to a point 500 feet south of the railroad; thence east across King Street in a straight line parallel to South Street for 1700 feet; thence northeast in a straight line parallel to King Street to the intersection of Loudoun and Market Streets, to also include properties at 406 through 418 South King Street and 420, 422, 423, 424 and 426 through 432 South King Street; 216 and 226 Edwards Ferry Road ; 305 through 430 West Market Street; 6 Wilson Avenue, N.W., 10, 14, 18 and 102 Morven Park Road, N.W. and 9 and 21 Ayr Street, N.W. and 302 -334 Loudoun Street, S.W. (inclusive of even numbered addresses only), 106 Morven Park Road, N.W., 380 Rock Spring Drive, S.W., 329 Loudoun Street, S.W., the 8.05 -acre Allman tract on South King Street, Dodona Manor at 217 Edwards Ferry Road, N.E., and the 16.24 -acre Paxton Property (Carlheim) at 420 Wildman Street, N. E. the - southwest -+ne of th " . 0*1101�� - - - - _ " . .a as - - _ " ` a�� -- Q - IrAbLE 401 NMI 107 Uwe a ��" - - " - " " _ _ _ " . NOW " - - - - - - - _ - - " - . " - " _ _ " a 2. Sec. 7.6.2 District Created to amend the text to delete H -2 Overlay areas included in the CD District. Sec. 7.6 H -2, Historic Corridor Architectural Control Overlay District 7.6.2 District Created The H -2, Historic Corridor Architectural Control District is hereby established as an overlay 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 H -2 Overlay District with boundaries to include all or parts of parcels, exclusive of the H -1 Overlay District, within 1,000 linear feet of the right -of -way centerline along Route 7 from the east corporate limit to the Route 7115 by -pass; 5 0 lineaF feet of the Fight-of way Genter line along Route 7 fFem the Route ��F15 k��t-ya��s to #fie- east - side Af- GaFest+r�� ��+rs4e -aleeg its R-Gute-7; East; 300 linear feet from the right -of -way center line along Route 7, West from the western boundary of the H -1 Overlay District west side ef_Gatsst4 C#cs4e- aleng-ts ith te to the west corporate limits, and 500 linear feet of the right -of -way centerline of Route 15 from the north corporate limits to the southern corporate limits excluding parcels 231 -17 -2346; 231 -17 -0408; 231 -17 -6450; 231 -9342; and, all properties within 500 feet of the center line along the east side of S. King Street from Fairfax Street, SE to the Route 7/15 by -pass. 3. Add Eating Establishments without drive -in windows to the Employment Sub- District 9.3.9 Eating establishment (without drive -in) In the 1 -1 District and the Employment sub - district of the Crescent Design District, eating establishments without drive -in facilities shall be located in the same building as the principal uses primarily served and shall occupy not more than twenty -five (25 %) percent of the gross floor area of the building. 4. Revise Recreation Facility standards for CD District. 9.3.21 Recreation Facilities A. No building used for or in conjunction with a recreation facility shall be located within fifty (50) feet of any property line except within the Crescent Design District. B. All lighting fixtures used to illuminate outdoor areas shall be designed to avoid glare in surrounding areas. The facility shall be lit only during the hours that the facility is open for business, except for necessary security lighting. C. A lighting plan shall be submitted to verify that all lighting fixtures are directed onto the site, and will not impact adjacent properties or roadways. D. The hours of operation for outdoor recreation facilities shall not exceed 7 a.m. to 11 p.m. E. Outdoor recreation facilities shall be located and screened to minimize impact on adjacent properties, F. Indoor recreation facilities shall be soundproofed to prevent noise levels from exceeding 55 dB (A) (SLOW meter response) at the property line of any lot containing a residential use. G. Within the Crescent Design District all recreation facilities must be completely enclosed within a building. 5. Add performance standards for Technical Schools 9.3.23.1 School, Technical A. By Riaht. Technical Schools are permitted by right in accordance with the use standards provided below: 1. All instruction shall be provided within a fully enclosed structure. 4 2. The building shall be adequately soundproofed and constructed so that there will be no noise, vibration or odors detrimental to other properties. 3. No modifications of the zoning ordinance shall be required. B. Special Exception. Technical schools shall require special exception approval in the following cases: 1. Where the proposed technical school does not comply with all of the standards for a by right technical school set forth in Sec. 9.3,23.1.A; or 2. Where Instruction involves motorized vehicles: or 3. Where materials used for instruction purposes requires specialized ventilation or hazardous material disposal; or 4. Where the likelihood of noise vibration and /or odors which cannot be mitigated within the structure, effects neighboring property during the instructional period. 6. Amend Shared Parking to make by- right. 11.4.2 Shared Parking (Joint Use) Required off - street parking spaces may be provided cooperatively for two or more nonresidential uses, subject to the approval by the Land Development Official (LDO) of appropriate legal instruments to ensure the permanent availability of off- street parking for all such uses, The amount of parking provided for all such nonresidential uses shall equal the sum of the amounts of parking required for each of the respective uses; provided, however, the PianningGOMM'ssiOR LDO may authorize a reduction in the total number of required parking spaces when the Warning Gen lion LDO makes a determination that two or more uses can be adequately served by the same parking spaces by reason of the characteristics of the land uses and the hours of operation. The Land- Develepnae ion ien- iri- t-he-- Rwrnber of require arking spaces- The PaRning Gommissien LDO is also authorized to require restrictions on the use and hours of operation of any uses that share parking spaces. 7. Amend Shared Parking (Mixed Use) to make by- right. 11.4.5. Shared Parking (Mixed Use) Required off - street parking spaces may be provided cooperatively for two or more uses within a mixed use development in accordance with the Time of Day Factors provided below. Use of shared parking reductions are subject to the determination by the Land Development Official (LDO) that two or more uses can be adequately served by the same parking spaces by reason of the characteristics of the land uses and the hours of operation. The Land Development Official LDO shall make a r-ese►endat+ issien determination regarding any such proposed reduction in the number of required parking spaces. The P4anningGe!nMi6sieR LDO is also authorized to require restrictions on the use and hours of operation of any uses that share parking spaces, Any shared parking reductions shall also be subject to the approval by the L-and-BeveIGpment (O #ilia► LDO of appropriate legal instruments to ensure the permanent availability of off - street parking for all uses. A. Shared Use Time of Day Factors: In order to determine the minimum required parking spaces in a mixed use development, apply the Time of Day factors provided below to the minimum required parking spaces as provided by Section 11.3 to each land use type in the mixed use development, for example, In the example above the time of day factors reduce the total number of required spaces by 90 from the minimum required per Section 11.3. The same calculation shall be repeated for each of the time periods found in the weekday and weekend tables below to determine the overall adjusted total number of spaces required by the development. Compare the calculations; the lesser is the minimum number of parking spaces that need to be provided. The Pta t�ommoss +on LDO shall make the determination as to whether this minimum will be sufficient to adequately serve the mixed use development the 1 an98velspmem Offis+al. Weekdays 8AM — 5 PM Total Req'd x Adjusted Total Overall Total Mon -Fri Use Time /Day Required Spaces 99% 65% 12am Factor 75% Req'd 8 AM 5 Office 191 x 96% 183 Movie Theater — PM Retail 86 x 77% 66 368 85% Restaurant 181 x 66% 119 79% In the example above the time of day factors reduce the total number of required spaces by 90 from the minimum required per Section 11.3. The same calculation shall be repeated for each of the time periods found in the weekday and weekend tables below to determine the overall adjusted total number of spaces required by the development. Compare the calculations; the lesser is the minimum number of parking spaces that need to be provided. The Pta t�ommoss +on LDO shall make the determination as to whether this minimum will be sufficient to adequately serve the mixed use development the 1 an98velspmem Offis+al. Weekdays Developed from Shared Parking, Second Edition, Urban Land Institute, 2005 Weekends 8AM — 5 PM 6PM — 9PM 10 PM — 7AM Retail 77% 80% 12% Fine /Casual Dining 55% 72% 99% 65% 12am Family Restaurant 75% 41% Fast Food 66% 60% 10% Movie Theater 48% 85% 62% 12 AM Health Club 70% 85% 39% Lodging 64% 79% 96% Residential 75% 96% 98% Office General 89% 12% 11% Office Medical 96% 37% 0% Bank 96% 0% 0% Developed from Shared Parking, Second Edition, Urban Land Institute, 2005 Weekends 8AM — 5 PM 6PM — 9PM 10 PM — 7AM Retail 71% 68% 14% Fine /Casual Dining 32% 94% 77% Family Restaurant 72% 59% 17% Fast Food 66% 62% 10% Movie Theater 58% 85% 77% Health Club 46% 64% 49% 32% Lodging 79% 96% Residential 75% 96% 98% Office General 63% 5% 0% Office Medical 82% 0% 0% Bank 66% 0% 0% Developed from Shared Parking, Second Edition, Urban Land Institute, 2005 8. Add Definition for "2 over 2" Dwellings 18.1.172.1 Single- Familv Attached (Stacked Townhouse) Dwellin Buildings configured to place one single family dwelling unit directly on top of another single family dwelling unit, each having independent access to the outside with the whole having the appearance of a single unified structure. Stacked townhouses shall be a minimum of three (3) units wide, and shall be vertically separated by a common party wall. Stacked townhouses are also referred to as" two - over -two" dwellings and are typically incorporated in a common owners association.