The TW-C, Tobacco Warehouse District is established to promote revitalization, redevelopment and adaptive reuse of existing uses and harmonious new development in the City's historic tobacco warehouse business area. The regulations of the TW-C are intended to promulgate the goals of the Comprehensive Plan for historic preservation of old buildings and architectural compatibility of new structures while encouraging a creative mix of uses in this important section of Danville.

Urban design priorities within the TW-C District are to be placed on: (1) encouraging continued use and revitalization of existing warehouses, (2) providing opportunities for selected businesses consistent with the Plan's objectives for the tobacco warehouse district, (3) reinforcing pedestrian improvements within the district, (4) enhancing the character of the district's streetscape, (5) maintaining strong continuity with the district's historic architectural precedents, and (6) providing broad flexibility in the application of zoning regulations for site development and redevelopment.

No off-street parking is required for individual non-residential uses within the TW-C District which do not exceed 20,000 square feet in gross floor area or a floor area ratio (FAR) of 3.0. Off-street parking is recommended for tourism, institutional, residential properties and large employment generating properties. Outdoor storage is tightly governed to promote an attractive and stable urban environment. Minimum site improvements for uses within the TW-C District shall include adequate sidewalk improvements, coordination with City streetscape and infrastructure improvements, public water and sewer service, storm drainage, attractive signage, and landscaping and urban design features.

(Ord. No. 2004-02.04, Art. 3.L, § A, 2-17-04)

1.

Banks and financial institutions (without drive-thru facilities).

2.

Bed and breakfast, inn, or tourist home.

3.

Business service and office supply establishments (with no outdoor storage or display).

4.

Call center.

5.

Churches and places of worship.

6.

Commercial recreation establishments (indoor and outdoor uses).

7.

Convenience stores (with or without gasoline services).

8.

Data storage and data processing center.

9.

Establishments for production, processing, fabrication, assembly, manufacturing, compounding, cleaning, servicing, storage, testing, repair and distribution of materials, goods or products which conform to federal, state and local environmental performance and with no outdoor storage (excepting those uses which are specifically prohibited by this article or which require a special use permit).

10.

Establishments for scientific research (except biological and chemical), development and training.

11.

Farmers markets and temporary stands for sale of produce and seasonal merchandise.

12.

Fast food restaurants (without drive-thru facility).

13.

Gasoline sales establishments (with no repair services and no outdoor vehicle storage).

14.

Hospitals and health care facilities with inpatient services.

15.

Hotels and motels.

16.

Health club, spa and fitness center.

17.

Light warehousing establishments (with screened outdoor storage permitted, limited to 50% of the area of building coverage).

18.

Light wholesale trade and sales establishments (with screened outdoor storage permitted and limited to 50% of the area of building coverage).

19.

Microbrewery or micro-winery.

20.

Mini-storage warehouse, with no exterior storage.

21.

Museum and art gallery.

22.

Movie theaters.

23.

Multifamily and attached residential dwellings, as a principal use, subject to the residential density regulations of the TW-C District and, otherwise, to MF-R and A-R District regulations.

24.

Offices (general and professional).

25.

Patio dining.

26.

Parking garages and parking lots (private or public, as a principal use).

27.

Personal service establishments.

28.

Private post offices and delivery service establishments.

29.

Public uses.

30.

Public utilities and facilities.

31.

Radio and television station (exclusive of towers and antennae).

32.

Residential structure conversions for any non-residential use (as the principal use of the building).

33.

Restaurants.

34.

Retail sales establishments (exclusive of (a) automobile dealerships and sales establishments, (b) lumber and millwork retail sales and storage yards, and (c) retail uses which require outdoor storage or display).

35.

Studios for artist, designer, writer, photographer, sculptor or musician.

36.

School, college and university (public or private).

37.

Temporary retail uses.

38.

Veterinary hospitals (with no outdoor kennel facilities).

39.

Visitor centers and public restroom facilities.

40.

Automobile and light vehicle repair establishments (within completely enclosed structures with screened outdoor storage).

41.

Bicycle shop.

42.

Distillery.

43.

Short-term rental, as principal use.

44.

Home occupations.

45.

Live/work units, provided that the area devoted to production and retail use(s) within the unit accounts for no more than 15 percent of the total floor area under roof.

46.

Residential dwellings, as an ancillary use in structures with non-residential uses on the first floor, and subject to Additional Regulations pertaining to this district.

(Ord. No. 2004-02.04, Art. 3.L, § A, 2-17-04; Ord. No. 2005-02.02, 2-1-05; Ord. No. 2009-12.08, 12-15-09; Ord. No. 2017-08.01, 8-3-17; Ord. No. 2019-07.05, 7-2-19; Ord. No. 2019-09.02, 9-3-19; Ord. No. 2023-04.06, 4-4-23)

1.

Any use permitted by-right or special use permit for which the establishment's storage or display is conducted outside of an enclosed building.

2.

Any use incorporating drive-thru facilities.

3.

Artisan/craftsman manufacturing employing not more than 5 people.

4.

Establishments for production, processing, fabrication, assembly, manufacturing, compounding, cleaning, servicing, storage, testing, repair and distribution of materials, goods or products which conform to federal, state and local environmental performance standards, with screened outdoor storage permitted, limited to 50% of the area of building coverage (excepting those uses which are specifically prohibited by this article or which require a special use permit).

5.

Reserved.

6.

Reserved.

7.

Microbrewery.

8.

Private clubs and lodges.

9.

Reserved.

10.

Seasonal retail uses.

11.

Uses permitted by right or by special use permit with lot frontage on the Dan River.

12.

Waiver of maximum floor area ratio.

13.

Waiver of maximum density.

14.

Accessory building or accessory use without a primary building being located on the parcel.

15.

Waiver to maximum sign area.

16.

Single-family dwelling (one per parcel).

(Ord. No. 2004-02.04, Art. 3.L, § C, 2-17-04; Ord. No. 2009-02.04, Art. 3.L, § C, 2-3-09; Ord. No. 2014-11.09, 11-18-14; Ord. No. 2019-09.02, 9-3-19; Ord. No. 2019-12.03, 12-3-19; Ord. No. 2023-01.01, 1-3-23)

1.

Minimum district size: to conform with the official Zoning Map.

2.

Minimum lot area: Not regulated.

3.

Minimum lot width: Not regulated.

4.

No TW-C District lot shall be designed or employed for use in which an area more than 25% of the prescribed minimum lot area is comprised of either of the following physical land units: (a) wetlands and (b) water features.

(Ord. No. 2004-02.04, Art. 3.L, § D, 2-17-04)

1.

Maximum building height:

a.

Non-residential uses: 80 feet.

b.

Residential uses, as an ancillary use within a commercial structure: 80 feet.

c.

Residential uses, as a primary use: variable, subject to applicable residential district regulations for specific use.

d.

Church spires: 110 feet.

e.

Accessory uses: 24 feet.

2.

Minimum yard requirements: Not regulated.

3.

Maximum floor area ratio: 3.0, provided that the floor area ratio of any building may be increased to a maximum of 6.0 by special use permit.

4.

Maximum residential density:

a.

24 dwelling units per net acre for mixed-use structures containing residential dwellings with commercial uses on first floor.

b.

24 dwelling units per net acre for multifamily dwellings.

c.

30 dwelling units per net acre for assisted living, life-care and other forms of housing for the elderly.

d.

10 dwellings units per net acre for single family attached dwellings.

e.

5 dwelling units per net acre for single family detached dwellings.

(Ord. No. 2004-02.04, Art. 3.L, § E, 2-17-04)

1.

Not regulated for existing structures and uses.

2.

Landscaped open space shall be provided in accord with an approved site plan or subdivision plat.

3.

Stormwater management basins and structures and BMP facilities may be counted towards the minimum open space requirement provided that these basins, structures, and facilities include the appropriate landscaping and maintenance in accordance with the Landscape and Screening Regulations.

(Ord. No. 2004-02.04, Art. 3.L, § F, 2-17-04)

1.

Notwithstanding governing lot size and yard regulations, the maximum use intensity for any conventional subdivision or lot shall be calculated based on existing land conditions. The yield of a subdivision shall be based on its net developable area, with adjustment factors for physical land units as specified in the table in the following section.

2.

The subdivision plat and/or site plan for a project shall graphically depict the location and area for the physical land units as outlined herein below. A calculation of the net developable area shall be required for all subdivision and site plan submissions.

(Ord. No. 2004-02.04, Art. 3.L, § G, 2-17-04)

1.

An environmental impact statement may be required for any permitted or special permit use. All uses shall conform to federal, state and City environmental performance standards and design criteria as related to:

(a)

Air pollution;

(b)

Fire and explosion hazards;

(c)

Radiation hazards;

(d)

Electromagnetic radiation and interference hazards;

(e)

Liquid, gas and solid wastes hazards;

(f)

Noise standards;

(g)

Vibration standards;

(h)

Illumination and glare;

(i)

Water quality; and

(j)

Others as may be requested by the Planning Commission.

2.

The conversion of any existing residential structure for a non-residential use as the principal use of the is subject to special use permit approval.

3.

Uses other than single family residential uses shall be subject to site plan approval.

4.

All refuse shall be contained in completely enclosed facilities. Refuse containers and refuse storage shall be located in a paved area and screened from public view by means of fences, wall, or landscaping.

5.

For any use adjacent to uses which in the opinion of the Planning Director may be adversely affected by the creation of an additional curb cut, such use will require a special use permit.

6.

Off-street parking:

a.

Not withstanding the provisions of Article 8, Parking and Loading Requirements, there are no minimum off-street parking space requirements for non-residential uses in the TW-C District which do not exceed 20,000 square feet in lot coverage or a floor area ratio (FAR) of 3.0.

b.

Off-street parking space requirements in accord with Article 8 shall be provided for non-residential uses in the TW-C District which exceed 20,000 square feet in lot coverage or a floor area ratio (FAR) of 3.0.

c.

When on-site parking is to be provided on a lot in the TW-C District, such off-street parking shall comply with the Parking and Loading requirements per Article 8.

7.

Establishments offering outdoor dining shall be subject to the provisions regulating such uses in the City Ordinance.

8.

Refer to the FP-O, Floodplain Zoning Overlay District, where applicable.

9.

Refer to Landscaping and Screening, where applicable.

10.

Refer to the Danville Historic District Design Guidelines and the HP-O District for additional design standards and criteria, where applicable. For properties located within the HP-O District, no site plan shall be approved prior to the issuance of a Certificate of Appropriateness.

11.

Refer to the Signage regulations, where applicable.

12.

Any subdivision or lot which is proposed to be developed on shrink/swell soils shall require a geotechnical report to be submitted with the preliminary plat and plans. Such report shall be prepared by a registered professional engineer and shall address the feasibility of development on the subject soils. No subdivision plat or site plan shall be approved for final recordation until a foundation engineering report has been reviewed by the City.

All recorded plats for lots containing shrink/swell soils shall bear the following note: "This lot contains shrink/swell soils which require special engineering design for foundations and structural elements. No structure will be approved for issuance of a building permit until a foundation engineering design prepared by a certified professional engineer has been approved for the proposed structure."

13.

Subject to special use permit approval, the outdoor area devoted to storage, loading and display of goods shall be as designated on an approved site plan.

(Ord. No. 2004-02.04, Art. 3.L, § H, 2-17-04)