Purpose. The purpose of the Planned Unit Development (PUD) Zoning District is to:

• Promote a flexible customized land use approach that will achieve development projects that provide greater benefits than could be provided through the strict application of a non-PUD Zoning District; 

• Allow various combinations of land uses in the Urban, Suburban, Transition, and Joint Land Management Policy Areas; 

• Ensure compatibility between residential and mixed use or nonresidential areas and minimize potential impacts between various uses; and 

• Facilitate protection of natural, environmental, and heritage resources.

1. A.
   Applicability, Size, and Location. The PUD Zoning District is a customized Zoning District. The requirements in Section 2.07, Chapter 1, Chapter 5, Chapter 6, Chapter 9, Chapter 10, Chapter 11, and Chapter 12 are not customizable and apply to all PUD Zoning Districts.  

   1. 1.
      Location. The PUD Zoning District is only permitted as follows: 

      1. a.
         In the Urban Policy Area;
      2. b.
         In the Suburban Policy Area;
      3. c.
         In the Transition Policy Area, only within the boundaries of the Transition Small Lot Neighborhood, Transition Compact Neighborhood, Transition Community Center, Transition Light Industrial, and Transition Industrial/Mineral Extraction Place Types; and/or 
      4. d.
         In the Joint Land Management Area, only within the Leesburg JLMA Residential Neighborhood, Leesburg JLMA Employment, Leesburg JLMA Light Industrial, and Leesburg JLMA Industrial/Mineral Extraction Place Types.
   2. 2.
      Minimum Zoning District Size. The minimum size of any PUD must be 20 acres. The minimum PUD size may be modified in accordance with the provisions of Section 10.10.04.C.
   3. 3.
      Incremental Additions.

      1. a.
         The Board of Supervisors may approve a Zoning Map Amendment to increase the size of the PUD Zoning District if the Board finds that such incremental additions are:

         1. 1.
            Abutting or across a road with no more than 4 lanes from an existing PUD Zoning District;
         2. 2.
            Connected to the existing PUD Zoning District through road and pedestrian and bicycle networks; and
         3. 3.
            Subject to the same Master Plan Development Standards for the PUD to which the incremental addition is being added.
      2. b.
         Incremental additions must comply with requirements of Section 2.07.
   4. 4.
      Additional Requirements. The PUD Zoning District must: 

      1. a.
         Be established through a Zoning Map Amendment application in accordance with Sections 10.10.01 and 10.10.09; and 
      2. b.
         Meet all applicable provisions of the Zoning Ordinance, except as customized through PUD approval. 
2. B.
   PUD Master Plan. The PUD Zoning District will be subject to the regulations included in the approved PUD Master Plan Document. 
3. C.
   Uses.

   1. 1.
      Each PUD should include use(s) identified in the proposed PUD Zoning District's underlying Place Type, as designated on the Policy Area Place Types Map in the General Plan. The use(s) in the PUD must be a use(s) listed in Chapter 3. 
   2. 2.
      Each Site Plan or Subdivision application for the PUD must include the following tabulations:

      1. a.
         Approved, proposed, and remaining uses by structures and land areas; and 
      2. b.
         Approved, proposed, and remaining dwelling units by number and type.
4. D.
   Designation on Zoning Map. The County will designate PUD Zoning Districts on the Official Zoning Map by “PUD-” followed by a sequential number based on the date of original Board of Supervisors approval (e.g., PUD-1).

    

    

Effective on: 1/1/1901

Purpose. The purpose of the Transit Related Center (TRC) Zoning District is to:

• Implement the Urban Transit Center and Urban Mixed Use Place Types of the General Plan;
• Take advantage of proximity to Metrorail stations to provide for high intensity, compact, pedestrian-oriented, urban development with vertically mixed-use buildings in a compatible mixture of Lodging; Commercial; Public, Civic, and Institutional, Governmental; and high-density Residential uses;
• Provide opportunities for a variety of housing types, including accessory dwellings, that meet the housing needs for all ages, abilities, and socioeconomic groups as distance from the Metrorail station increases;
• Integrate Metrorail and bus facilities into the urban mixed-use development;
• Establish dense urban developments that serves as major destinations, as well as gateways to the County, and include a host of economic, entertainment, and community activities; and

• Achieve the following specific objectives of the TRC Zoning District:

  • Provide a pedestrian-scale development containing residential, commercial, public, and employment uses;
  • Provide the opportunity for an urban center at an intensity of development that supports multimodal transportation and other services;
  • Provide for pedestrian and bicycle facilities that connect land uses and link with bicycle and pedestrian systems within and adjacent to the TRC Zoning District;
  • Provide for the use of mass transit to reduce the number of peak hour vehicle trips;
  • Establish a walkable, grid street pattern around Metrorail stations;
  • Ensure high-quality design; and
  • Encourage the development of well-configured plazas, squares, greens, landscaped streets, and parks woven into the pattern of the transit-oriented development and dedicated to collective social activity, recreation, and visual enjoyment.

1. A.
   Applicability, Size, and Location. The following applies to the TRC Zoning District:

   1. 1.
      Location. The TRC Zoning District should be located within the boundaries of the Urban Transit Center and Urban Mixed Use Place Types pursuant to Section 2.01.01.A.1, Zoning District Subareas or in such other location that is consistent with the General Plan land use policies applicable to the subject property. The TRC Zoning District is composed of 3 subareas;

      1. a.
         Inner Core. The Inner Core must: 

         1. 1.
            Be located within the Urban Transit Center Place Type as shown on the Urban Policy Area Place Types Map in the General Plan;
         2. 2.
            Include the land area located approximately within a 1/4-mile radius from the outer edge of the Metrorail station, including associated public parking areas;
         3. 3.
            Include the primary focal point of the development;
         4. 4.
            Provide a mix of Commercial, Public/Civic/Institutional, and Multifamily Attached (MFA) uses, with a vertical mix of uses, public gathering spaces, and predominance of Pedestrian-Oriented Uses; and
         5. 5.
            Locate the highest intensity development close to the Metrorail station.
      2. b.
         Outer Core. The Outer Core must: 

         1. 1.
            Be located within the Urban Transit Center Place Type as shown on the Urban Policy Area Place Types Map in the General Plan;
         2. 2.
            Include the land area located roughly outside a 1/4-mile radius of the Metrorail station, including associated public parking areas, and/or outside the Inner Core subarea;
         3. 3.
            Provide a mix of Commercial, Public/Civic/Institutional, and MFA uses, with a vertical mix of uses, public gathering spaces, and predominance of Pedestrian-Oriented Uses; and 
         4. 4.
            Include high intensity development that decreases with an increase in distance from the Metrorail station. 
      3. c.
         Transit-Designed Supportive Area (TDSA). The TDSA must: 

         1. 1.
            Be located within the Urban Mixed Use Place Type as shown on the Urban Policy Area Place Types Map in the General Plan;
         2. 2.
            Provide a transition between the high-intensity development of the Inner and Outer Core Subareas and the surrounding lower intensity development pattern; and  
         3. 3.
            Provide a mix of Commercial and Public/Civic/Institutional uses and a mix of dwelling unit types.
   2. 2.
      Minimum Zoning District Size. The initial TRC Zoning District size must be a minimum of 20 acres. This minimum district size may be reduced by a maximum of 5 acres by modification in accordance with Section 10.10.04.C.
   3. 3.
      Incremental Additions.

      1. a.
         The Board of Supervisors may approve a Zoning Map Amendment for incremental additions to an existing TRC Zoning District if the Board finds that such incremental additions are​​​​​:

         1. 1.
            Abutting or across a road with no more than 4 lanes from an existing TRC Zoning District; and
         2. 2.
            Connected to the existing TRC Zoning District through road and pedestrian and bicycle networks. 
      2. b.
         A Zoning Map Amendment for an incremental addition must designate the TRC Zoning District subarea or subareas pursuant to Section 2.01.01.A.1 on the Concept Development Plan.
      3. c.
         Incremental additions must comply with requirements of Section 2.01.01.
   4. 4.
      Additional Requirements. Each Zoning Map Amendment or Zoning Concept Plan Amendment application for the TRC Zoning District must address the requirements of Section 10.10, including Section 10.10.06. 
2. B.
   Uses. Refer to Table 3.02.01 for uses allowed in the TRC Zoning District.
3. C.
   Dimensional Standards. Refer to Table 2.01.01-1 for required dimensional standards (Figure 2.01.01-1).  

Figure 2.01.01-1. Representation of Transit Related Center Zoning District

Figure 2.01.01-1. Representation of Transit Related Center Zoning District

Figure 2.01.01-1. Representation of Transit Related Center Zoning District

Figure 2.01.01-1. Representation of Transit Related Center Zoning District

4. D.
   TDSA Adjusted Base Floor Area Ratio (FAR). A project subject to an application for a Zoning Map Amendment, Zoning Concept Plan Amendment, or Special Exception approval in the TDSA is eligible for an increase from 1.5 FAR to 2.0 FAR by applying a combination of the Incentive Elements in Table 2.01.01-2 provided that: 

   1. 1.
      Total FAR increase does not exceed 0.5; and
   2. 2.
      Incentive Elements must be provided in the TDSA.

5. E.
   Mix of Uses. The Mix of Uses in the TRC Zoning District must be provided pursuant to Table 2.01.01-3, and as follows:

   1. 1.
      Each Site Plan or Subdivision application subsequent to Zoning Map Amendment or Zoning Concept Plan Amendment approval must include a tabulation of the Permitted Mix of Uses Range by Land Use Category in percent and floor area​​​​​. The tabulation must include:

      1. a.
         Total gross floor area for the TRC Zoning District and floor area per subarea and land bay approved with the Zoning Map Amendment or Zoning Concept Plan Amendment;
      2. b.
         Total floor area and proposed floor area per subarea and land bay for the area subject to the Site Plan or Subdivision application; and
      3. c.
         Remaining total floor area permitted in the TRC Zoning District and the subject subarea and land bay.
   2. 2.
      To exceed the minimum percentage in any Land Use Category in Table 2.01.01-3, the minimum percentage in all Land Use Categories must be achieved as evidenced by an approved Site Plan or Subdivision Plat. After the minimum percentages have been achieved, in addition to the requirements of Section 10.04, a Zoning Permit application for a change in use must include a tabulation indicating that the minimum percentages continue to be met; and
   3. 3.
      When an incremental addition pursuant to Section 2.01.01.A.3 is made to an existing TRC Zoning District, the Permitted Mix of Uses Range for the Inner Core, Outer Core, and TDSA required in Table 2.01.01-3 must be maintained upon incorporation of the incremental addition. Each incremental addition is not required to individually meet the Permitted Mix of Uses Range. In addition to the requirements of Section 10.10.06.B, the Concept Development Plan for the incremental addition must:

      1. a.
         ​​​​​Provide a tabulation of the proposed land uses; and
      2. b.
         Show how such uses will maintain the Permitted Mix of Uses Range for the Inner Core, Outer Core, and TDSA required in Table 2.01.01-3.

6. F.
   Vertical Mix. Buildings in the TRC Zoning District must include a vertical mix of uses, such as Sit-Down Restaurants, Office, or General Retail uses at ground level with upper story MFA Dwelling Units or Offices, as specified in Table 2.01.01-4. Buildings with a vertical mix of uses must have Commercial or Public/Civic/Institutional uses on the ground floor. The required minimum of buildings with a vertical mix of uses may be modified in accordance with Section 10.10.04.C.

7. G.

   Open Space. In addition to the Open Space requirements in Section 7.02, Community Open Space in the Inner and Outer Core Subareas must be provided as follows:

   1. 1.
      Community Open Space in the form of a plaza, green, or amphitheater must be provided to satisfy the Inner Core focal point requirement in Section 2.01.01.A.1.a and may be used to meet the Open Space requirements of Section 7.02; and
   2. 2.

      Community Open Space, which may be used to meet the Open Space requirements of Section 7.02, must be provided as follows:

      1. a.
         In the form of plazas, greens, miniparks, pocket parks, amphitheaters, public gardens, or native plant gardens;
      2. b.
         Distributed throughout the Inner Core Subarea, Outer Core Subarea, and TDSA so that uses are within 1/4 mile of Community Open Space, as measured along the pedestrian network; and
      3. c.
         So that uses within each incremental addition to the TRC Zoning District are within 3/8 mile of Community Open Space, as measured along the pedestrian network. The minimum distance of open space to uses within an incremental addition may be reduced by modification in accordance with Section 10.10.04.C. 
8. H.
   Road Network. In addition to the Road Network requirements in Section 7.07.02, the TRC Zoning District must:

   1. 1.
      Provide multiple and direct connections to the Metrorail station; and
   2. 2.
      Have bus stops located throughout the TRC Zoning District, as determined by the County, the Washington Metro Area Transit Authority (WMATA), or similar authority.
9. I.
   Building Orientation, Placement, and Uses. Buildings and uses in the TRC Zoning District must be provided as follows:

   1. 1.
      Primary building façades and principal entrances must be oriented toward adjacent public or private roads or adjacent Community Open Space provided pursuant to Section 2.01.01.G;
   2. 2.
      Principal entrances to all buildings must be accessible from a sidewalk along a public or private road or an adjacent Community Open Space provided pursuant to Section 2.01.01.G. Other additional entrances or prominent entrances that accommodate drop-off lanes for automobile traffic are also permitted;  
   3. 3.
      The frontage of any lot must include a building wall, which may be part of a principal building or an accessory building, that is provided as follows:

      1. a.
         Within the Inner Core Subarea, a minimum of 70% of any lot width adjacent to a public or private road or plaza must be occupied by a building wall built between the maximum permitted front yard and the front lot line;
      2. b.
         Within the Outer Core Subarea, a minimum of 50% of any lot width adjacent to a public or private street or plaza must be occupied by a building wall built between the maximum permitted front yard and the front lot line; and
      3. c.
         The remaining lot frontage in the Inner Core Subarea and Outer Core Subarea must be occupied by any combination of the following:

         1. 1.
            ​​​​​Building wall within the maximum front yard up to the front lot line;
         2. 2.
            Solid wall or evergreen hedge with a maximum height of 4 feet. Walls constructed of exposed concrete block are not permitted;
         3. 3.
            Wall or fence that allows visibility through it, such as a wrought iron fence, with a maximum height of 6 feet:

            1. a.
               Walls constructed of exposed concrete block are not permitted; and
            2. b.
               Wire fences are not permitted; 
         4. 4.
            Entryway signs with landscaping and/or hardscaping;
         5. 5.
            Pedestrian amenities, such as a plaza or park; and
         6. 6.
            Breaks for necessary pedestrian or vehicle access ways.
   4. 4.
      Buildings on any lot must also be provided as follows:

      1. a.
         Within the Inner Core Subarea, at least 70% of the ground floor building frontage of the building wall as required in Section 2.01.01.I.3.a must contain Commercial or Public/Civic/Institutional Uses;
      2. b.
         Within the Outer Core Subarea at least 30% of the ground floor building frontage of the building wall as required in Section 2.01.01.I.3.b must contain Commercial, or Public/Civic/Institutional Uses; 
      3. c.
         In the Inner Core Subarea and Outer Core Subareas, minimum percentages in Sections 2.01.01.I.4.a and I.4.b may be accomplished in buildings containing only multifamily attached dwelling units with accessory uses, such as lobbies, mailboxes, meeting rooms, and indoor recreational uses located on the ground floor; and
      4. d.
         The minimum percentage of the ground floor building frontage required in Sections 2.01.01.I.4.a and I.4.b must:

         1. 1.
            Include between 65% and 90% glazing and/or building entrances;
         2. 2.
            Include a minimum 12-foot clear height for Commercial or Public/Civic/Institutional uses and 10-foot clear height for Residential and Office uses that is maintained for a minimum depth of 20 feet from the front façade; and
         3. 3.
            Be differentiated from the stories above by providing a minimum of 2 of the following features on the ground floor of the building façade:

            1. a.
               Awning, frieze, or cornice;
            2. b.
               Arcade;
            3. c.
               Marquee; or
            4. d.
               One or more of the following building materials provided it is different from the building materials in the stories above:

               1. A.
                  Brick;
               2. B.
                  Precast concrete;
               3. C.
                  Metal or metal panels;
               4. D.
                  Glass or clear architectural panels;
               5. E.
                  Stone or synthetic stone equivalent; or
               6. F.
                  Tile or terracotta; 
   5. 5.
      Eaves are permitted to cantilever over a pedestrian walkway no more than 3 feet. Awnings, canopies, marquees, and trellises may overhang a sidewalk; and
   6. 6.
      Section 2.01.01.K.3, Section 2.01.01.K.4, and Section 2.01.01.K.5 may be modified in accordance with Section 10.10.04.C.
10. J.
    Pedestrian and Bicycle Network. In addition to the Pedestrian and Bicycle Network requirements in Section 7.07.03, the TRC Zoning District must meet the following:

    1. 1.
       Sidewalks or shared-use paths must:

       1. a.
          Provide access to the primary entrance or entrances to each principal building from required sidewalks;
       2. b.
          Provide multiple pedestrian and bicycle connections to the transit station; 
       3. c.
          Make connections between residential and nonresidential uses, open space, and parking within or adjacent to a proposed development and via the shortest and most direct route possible so that pedestrians do not have to walk across grass or landscaped areas; and
       4. d.
          Have crosswalks when crossing a parking area, driveway, or road.

          1. 1.
             Inner Core and Outer Core Subareas. If permitted by VDOT, crosswalks in the Inner Core and Outer Core Subareas must be clearly marked through use of change in paving materials, height, or distinctive colors.
          2. 2.
             TDSA. In the TDSA, painted crosswalks may be used.
    2. 2.
       Shared use paths must be provided throughout the TRC Zoning District in all 3 subareas.
11. K.
    On-Site Amenities. In the Inner and Outer Core Subareas, all buildings containing 50,000 or more square feet of gross floor area must incorporate at least 2 of the on-site amenities listed below and such amenities must be accessible to all uses within the building. On-site amenities listed in 1, 2, 4, 5, and 7 may be used to satisfy the minimum 10% open space requirement in Section 7.02.

    1. 1.
       Patio or plaza with seating areas and a minimum depth and width of 10 feet and a minimum total area of 300 square feet.
    2. 2.
       Landscaped mini-parks, squares, greens, or native plant gardens, including rooftop areas or green roofs with seating areas and a minimum depth and width of 30 feet and a minimum total area of 1,000 square feet.
    3. 3.
       On-site transportation amenities, including bus stops or customer pick-up/drop-off stations.
    4. 4.
       Protected customer walkways, arcades, or easily identifiable building pass-throughs containing window displays and intended for public access.
    5. 5.
       Lake, pond, or fountain provided it is easily accessed by pedestrians and includes seating areas.
    6. 6.
       Ground-level public restrooms directly accessible from building pass-throughs, public plazas or other public open spaces, or enclosed plazas/atriums.
    7. 7.
       Swimming pools (indoor or outdoor, including rooftop).
    8. 8.
       Athletic facilities such as lockers, showers, and changing rooms. 
    9. 9.
       On-site amenity that provides space for recreation, gathering, or other similar purposes as approved by the Zoning Administrator and as shown on an approved Concept Development Plan.
12. L.
    Tree Canopy. Tree canopy requirements of Section 7.03 do not apply to the Inner Core Subarea.

     

     

Effective on: 1/1/1901

Purpose. The purpose of the Urban Employment (UE) Zoning District is to:

• Implement the Urban Employment Place Type of the General Plan;
• Take advantage of proximity to the Metrorail station to provide opportunities for a broad array of high intensity, separate and mixed employment uses integrated in a walkable environment that provides gathering spaces and opportunities for synergies among businesses;
• Offer prime locations for office and flex uses, as well as startups and established businesses, provided they do not generate excessive noise or air pollutants or require outdoor storage;
• Integrate Metrorail and bus facilities into the urban mixed-use development;
• Create transitions between the UE Zoning District and other developments, particularly adjacent residential neighborhoods; and
• Achieve the following ​​​​specific objectives of the UE Zoning District:
  • Encourage development that is compatible within the Airport Impact Overlay District (AIOD), especially within the 65 Ldn or higher aircraft noise contours of the Dulles International Airport;
  • Provide for pedestrian, bicycle, and vehicle facilities that connect land uses and link with bicycle and pedestrian systems within and adjacent to the UE Zoning District; 
  • Ensure high-quality design;
  • Establish an urban development pattern of urban scale blocks arranged in a rectilinear grid;
  • Provide for the use of mass transit to reduce the number of peak hour vehicle trips;
  • Provide for limited first floor commercial retail and service uses that support predominate uses;
  • Encourage a development design that relates to the Broad Run floodplain and prioritizes its protection and connections within and outside of the UE Zoning District by creation of a linear park; and
  • Encourage the development of well-configured plazas, squares, greens, landscaped streets, and parks woven into a pattern of transit-oriented and pedestrian-oriented development and dedicated to collective social activity, recreation, and visual enjoyment.

1. A.
   Applicability, Size, and Location. The following applies to the UE Zoning District:

   1. 1.
      Location. The UE Zoning District should be located within the boundaries of the Urban Employment Place Type as shown on the Urban Policy Area Place Types Map in the General Plan or in such other location that is consistent with the General Plan land use policies applicable to the subject property;
   2. 2.
      Minimum Zoning District Size. The initial UE Zoning District size must be a minimum of 20 acres. This minimum district size may be reduced by a maximum of 5 acres by modification in accordance with Section 10.10.04.C;
   3. 3.
      Incremental Additions.

      1. a.
         The Board of Supervisors may approve a Zoning Map Amendment with incremental additions to an existing UE Zoning District if the Board finds that such incremental additions are:

         1. 1.
            Abutting or across a road with no more than 4 lanes from an existing UE Zoning District; and
         2. 2.
            Connected to the existing UE Zoning District through roadway, pedestrian, and bicycle networks;
      2. b.
         Incremental additions must comply with requirements of Section 2.01.02; and
   4. 4.
      Additional Requirements. Each Zoning Map Amendment or Zoning Concept Plan Amendment application for the UE Zoning District must address the requirements of Section 10.10, including 10.10.06. 
2. B.
   Uses. Refer to Table 3.02.01 for uses allowed in the UE Zoning District.
3. C.
   Lot and Building Standards. Refer to Table 2.01.02-1 for required dimensional standards (Figure 2.01.02-1).  

Figure 2.01.02-1. Representation of Urban Employment Zoning District

Figure 2.01.02-1. Representation of Urban Employment Zoning District

Figure 2.01.02-1. Representation of Urban Employment Zoning District

Figure 2.01.02-1. Representation of Urban Employment Zoning District

4. D.
   Open Space. In addition to the Open Space requirements in Section 7.02, the Broad Run floodplain should serve as a primary component of the open space by using the Broad Run floodplain as an opportunity to provide passive recreation, tree conservation area, and/or wildlife habitat, with a linear park and trail that provides pedestrian connections within and outside of the UE Zoning District and to the Metrorail Station.
5. E.
   Road Network. Within the UE Zoning District, the road network must be provided pursuant to Section 7.07.02 and as follows:

   1. 1.
      The road network must provide multiple and direct vehicular connections to the Loudoun Gateway Metrorail Station; and
   2. 2.
      Bus stops must be located throughout the UE Zoning District, as determined by the County in consultation with the Washington Metro Area Transit Authority (WMATA), or similar authority.
6. F.
   Building Orientation, Placement, and Uses. Buildings and uses in the UE Zoning District must be located as follows, unless modified in accordance with Section 10.10.04.C:

   1. 1.
      Organized to provide views, pedestrian and bicycle connections, and access to open space provided in the Broad Run floodplain; 
   2. 2.
      With primary façades and principal entrances oriented toward adjacent local or collector roads or adjacent Community Open Space; 
   3. 3.
      With principal entrances to all buildings accessible from a sidewalk along a local or collector road or an adjacent Community Open Space; 
   4. 4.

      The building wall on any lot must be provided as follows:

      1. a.
         A minimum of 50% of any lot width that is adjacent to a public or private road or plaza must be occupied by a building wall, that is part of a principal building or accessory building built between the maximum permitted front yard and front lot line, and contains the following:

         1. 1.
            Between 65% and 90% glazing and/or building entrances; and
         2. 2.
            A minimum of 1 of the following features on the ground floor of the building façade:

            1. a.
               Awning;
            2. b.
               Frieze;
            3. c.
               Cornice; or
            4. d.
               Marquee; and
         3. 3.
            For buildings that are 2 or more stories, 1 or more of the following building materials for the building façade must be different for the ground floor as compared to the stories above: 

            1. a.
               Brick;
            2. b.
               Precast concrete;
            3. c.
               Metal or metal panels;
            4. d.
               Glass or clear architectural panels;
            5. e.
               Stone or synthetic stone equivalent; or
            6. f.
               Tile or terracotta 
      2. b.
         The remaining lot frontage may be occupied by any combination of the following:

         1. 1.
            Building wall between the maximum permitted front yard and the front lot line;
         2. 2.
            Solid screening wall or evergreen hedge no higher than 4 feet. Walls constructed of exposed concrete block are not permitted;
         3. 3.
            Wall or fence that allows visibility through it, such as a wrought iron fence, no higher than 6 feet:

            1. a.
               Walls constructed of exposed concrete block are not permitted; and
            2. b.
               Wire fences are not permitted;
         4. 4.
            Entryway signs with landscaping and/or hardscaping;
         5. 5.
            Pedestrian amenities, such as a public plaza or park; and
         6. 6.
            Breaks for necessary pedestrian or vehicle access ways.
   5. 5.
      Eaves are permitted to cantilever over the pedestrian walkway no more than 3 feet; and
   6. 6.
      Awnings, canopies, or trellises may overhang a sidewalk.
7. G.
   Pedestrian and Bicycle Network. In addition to the Pedestrian and Bicycle Network requirements in Section 7.07.03, the UE Zoning District must meet the following:

   1. 1.
      Sidewalks and shared-use paths must:

      1. a.
         Provide access to the primary entrance or entrances to each principal building from required sidewalks; and
      2. b.
         Make connections between nonresidential uses, open space, and parking within or adjacent to the proposed development via the shortest and most direct route possible so that pedestrians do not have to walk across grass or landscaped areas; and
   2. 2.
      Shared use paths must be provided throughout the UE Zoning District.
8. H.
   On-Site Amenities. All buildings in the UE Zoning District containing 50,000 or more square feet of gross floor area must incorporate at least 2 of the following on-site amenities or features that must be accessible to all uses within the building. On-site amenities listed in 1, 2, 3, 5, 6, 9, and 10 may be used to satisfy the minimum 10% open space requirement in Section 7.02.

   1. 1.
      Patio or plaza with seating areas and a minimum depth and width of 10 feet and a minimum total area of 300 square feet.
   2. 2.
      Landscaped mini-parks, squares, greens, or native plant gardens, including rooftop areas and green roofs, with seating areas and a minimum depth and width of 30 feet and a minimum total area of 1,000 square feet.
   3. 3.
      Sculpture provided outside and a minimum in 10 feet in height, width, or depth.
   4. 4.
      On-site transportation amenities, including bus stops and customer pick-up/drop-off stations.
   5. 5.
      Protected customer walkways, arcades, or easily identifiable building pass-throughs containing window displays and intended for public access.
   6. 6.
      Lake, pond, or fountain provided it is easily accessed by pedestrians and includes seating areas.
   7. 7.
      Athletic facilities such as lockers, showers, and changing rooms.
   8. 8.
      Ground-level public restrooms directly accessible from building pass-throughs, public plazas or other public open spaces, or enclosed plazas/atriums.
   9. 9.
      Swimming pools (indoor or outdoor, including rooftops).
   10. 10.
       On-site amenity that provides space for recreation, gathering, or other similar purposes as approved by the Zoning Administrator and as shown on an approved Concept Development Plan.

        

Effective on: 1/1/1901

Purpose. The purpose of the Suburban Neighborhood (SN) Zoning District is to:

• Implement the Suburban Neighborhood Place Type of the General Plan;
• Implement the Leesburg JLMA Residential Neighborhood Place Type of the General Plan;
• Provide for moderate to medium density primarily single-family detached and single-family attached residences with limited multifamily residences in areas served by public water and sewer service;
• Provide convenient pedestrian and bicycle connections between the SN Zoning District and adjacent residential neighborhoods, open space, Commercial Uses, and Public/Civic/Institutional Uses;
• Integrate open space areas throughout residential neighborhoods for active and passive recreation, community gathering space, and to protect natural, environmental, and heritage resources;
• Provide convenient and safe access to public transit; and
• Establish residential densities compatible to and integrated with the surrounding development pattern with the SN-4 Zoning District and allow for moderate density infill development with the SN-6 Zoning District.

1. A.
   Applicability and Location.

   1. 1.
      Location. The SN-4 and SN-6 Zoning Districts should be located as follows:

      1. a.
         Within the boundaries of the Suburban Neighborhood Place Type as shown on the Suburban Policy Area Place Types Map in the General Plan;

         1. 1.
            The SN-4 Zoning District standards apply unless a project meets the requirements of Section 2.02.01.G. Infill Development; and
         2. 2.
            When a project meets the requirements of Section 2.02.01.G Infill Development, the SN-6 Zoning District is allowed to apply;
      2. b.
         Within the boundaries of the Leesburg JLMA Residential Neighborhood Place Type as shown on the Joint Land Management Area Place Types Map in the General Plan; or
      3. c.
         In such other location that is consistent with the General Plan land use policies applicable to the subject property.
2. B.

   Use Regulations. Refer to Table 3.02.01 for uses allowed in the SN Zoning Districts.

3. C.
   Dimensional Standards. Refer to Table 2.02.01-1 for required dimensional standards (Figure 2.02.01-1).  

Figure 2.02.01-1. Representation of Suburban Neighborhood Zoning District

Figure 2.02.01-1. Representation of Suburban Neighborhood Zoning District

Figure 2.02.01-1. Representation of Suburban Neighborhood Zoning District

Figure 2.02.01-1. Representation of Suburban Neighborhood Zoning District

4. D.

   Mix of Uses. The land use mix in the SN Zoning District must be provided within the percentages of gross land area of the Zoning District provided in Table 2.02.01-2. Exception. Meeting the Permitted Mix of Uses Range in Table 2.02.01-2 is not required when:

   1. 1.
      Such SN Zoning District is the subject of an application for a Zoning Map Amendment or a Zoning Concept Plan Amendment and is less than 20 acres;
   2. 2.
      The lot(s) subject to the Zoning Map Amendment or Zoning Concept Plan Amendment for the SN Zoning District existed on December 13, 2023; and 
   3. 3.
      The uses in a SN Zoning District meeting Sections 2.02.01.D.1 and D.2 when combined with the uses in the SN Zoning District within 1/2 mile of the boundary of the SN Zoning District meeting Sections 2.02.01.D.1 and D.2 continues to meet the Permitted Mix of Uses in Table 2.02.01-2. The uses within 1/2 mile of the SN Zoning District boundary are determined as follows:

      1. a.
         The primary buildings, structures, or components of the use(s) used to meet the Mix of Uses Exception must be within the 1/2 mile of such SN Zoning District boundary. Parcels or uses within 1/2 mile of the SN Zoning District boundary that are separated by a limited-access road, a road that is 6-lanes or wider, a river or live stream, major or minor floodplain, unsubdivided acreage, or any other barrier to establishing or maintaining pedestrian facilities are not permitted to be included in such area; and
      2. b.
         To demonstrate conformance with the Mix of Uses Exception, a map showing the location of each use and a tabulation of each use within 1/2 mile of the SN Zoning District meeting Sections 2.02.01.D.1 and D.2 must be provided with the application for the Zoning Map Amendment or Zoning Concept Plan Amendment.

5. E.
   Dwelling Unit Type Mix. The mix of residential unit types must not exceed the percentages in Table 2.02.01-3. Exception. Meeting the Dwelling Unit Type Mix in Table 2.02.01-3 is not required when:

   1. 1.
      The SN Zoning District is the subject of a Zoning Map Amendment or Zoning Concept Plan Amendment and is less than 10 acres; 
   2. 2.
      The lot(s) subject to the Zoning Map Amendment or Zoning Concept Plan Amendment for the SN Zoning District existed on December 13, 2023; and
   3. 3.
      When an applicant for an SN Zoning District Zoning Map Amendment or Zoning Concept Plan Amendment meets Sections 2.02.01.E.1. and E.2. and elects to apply the exception, dwelling unit types are permitted as follows:

      1. a.
         In the SN-4 Zoning District, only single-family detached dwelling units are permitted; and
      2. b.
         In the SN-6 Zoning District, only single-family detached or single-family attached dwelling units are permitted.

6. F.
   Lot Access. Individual lots in the SN Zoning District must be accessed pursuant to Section 7.07.01. Notwithstanding the access requirements of Section 7.07.01, when the architectural front of a single-family detached, single-family attached, or multifamily stacked dwelling unit is oriented to open space and not to a road, access to such dwelling units may be provided by an alley to the rear of the lot. The alley will be required to meet FSM requirements for access. 
7. G.
   Infill Development. To be categorized as infill development and develop pursuant to the SN-6 Zoning District, a property subject to a request for a Zoning Map Amendment application pursuant to Section 10.10.01 must also meet the following requirements:

   1. 1.
      The property subject to the application must not exceed 20 acres;
   2. 2.
      The property subject to the application is undeveloped or underutilized. An underutilized property as used in this section means property that has not achieved the maximum development potential identified in the associated Place Type in the General Plan;
   3. 3.
      The property subject to the application is located in an area of established development where:

      1. a.
         Existing transportation, police and fire protection, schools and other public facilities, and public utilities, includ­ing water and sewer, are adequate for the uses proposed; or
      2. b.
         Transportation, police and fire protection, schools and other public facilities are planned for the area in the County's Capital Needs Assessment and will be adequate for the uses proposed; and
   4. 4.
      The Zoning Map Amendment request must include documentation demonstrating the property subject to the application meets the Infill Development requirements of Section 2.02.01.G.

       

       

Effective on: 1/1/1901

Purpose. The purpose of the Suburban Compact Neighborhood (SCN) Zoning District is to:

• Implement the Suburban Compact Neighborhood Place Type of the General Plan;
• Be applied in the Suburban Neighborhood and Suburban Mixed Use Place Types of the General Plan where appropriate;
• Provide opportunities to develop compact neighborhoods that can take advantage of small infill parcels near traditional suburban neighborhoods or high-density walkable urban neighborhoods, depending on the context of their location, and in areas served by public water and sewer;
• Provide convenient pedestrian and bicycle connections between the SCN Zoning District and adjacent residential neighborhoods, open space, Commercial Uses, and Public/Civic/Institutional Uses;
• Integrate open space areas throughout residential neighborhoods for active and passive recreation; community gathering space, particularly community courtyards and small public plazas; and to protect natural, environmental, and heritage resources;
• Provide convenient and safe access to public transit;
• Establish a range of residential densities and design increasing in density from SCN-8, SCN-16, and SCN-24 Zoning Districts that is compatible to and integrated with the surrounding development; and
• Provide opportunities for a variety of dwelling unit types, including accessory dwellings, in 1 zoning district. 

1. A.
   Applicability and Location. The SCN Zoning District should be located within the boundaries of:

   1. 1.
      The Suburban Compact Neighborhood Place Type as shown on the Suburban Policy Area Place Types Map in the General Plan;
   2. 2.
      The SCN Zoning District may be applied in areas designated as the Suburban Neighborhood and Suburban Mixed Use Place Types on the Suburban Policy Area Place Types Map in the General Plan; or
   3. 3.
      In such other location that is consistent with the General Plan land use policies applicable to the subject property. 
2. B.

   Use Regulations. Refer to Table 3.02.01 for uses allowed in the SCN Zoning Districts.

3. C.
   Dimensional Standards. Refer to Table 2.02.02-1 for required dimensional standards (Figure 2.02.02​​​​-1).  

Figure 2.02.02-1. Representation of Suburban Compact Neighborhood Zoning District

Figure 2.02.02-1. Representation of Suburban Compact Neighborhood Zoning District

Figure 2.02.02-1. Representation of Suburban Compact Neighborhood Zoning District

Figure 2.02.02-1. Representation of Suburban Compact Neighborhood Zoning District

4. D.
   Residential Unit Type Mix. The mix of residential unit types must not exceed the percentages in Table 2.02.02-2. 
   Exception. Meeting the Dwelling Unit Type Mix in Table 2.02.02-2 is not required when: 

   1. 1.
      The SCN Zoning District is the subject of a Zoning Map Amendment or Zoning Concept Plan Amendment and such SCN Zoning District size is as follows:

      1. a.
         The SCN-8 Zoning District is less than 10 acres;
      2. b.
         The SCN-16 Zoning District is less than 7 acres; and
      3. c.
         The SCN-24 Zoning District is less than 5 acres; 
   2. 2.
      The lot(s) subject to the Zoning Map Amendment or Zoning Concept Plan Amendment for the SCN Zoning District existed on December 13, 2023; and
   3. 3.
      When an applicant for an SCN Zoning District Zoning Map Amendment or Zoning Concept Plan Amendment meets Sections 2.02.02.D.1 and D.2 and elects to apply the exception, dwelling unit types are permitted as follows:

      1. a.
         In the SCN-8 Zoning District, only single-family attached and multifamily stacked dwelling units are permitted;
      2. b.
         In the SCN-16 Zoning District, only single-family attached townhouses and multifamily stacked dwelling units are permitted; and
      3. c.
         In the SCN-24 Zoning District, only multifamily attached dwelling units are permitted.

5. E.
   Lot Access. Individual lots in the SCN Zoning District must be accessed pursuant to Section 7.07.01. Notwithstanding the access requirements of Section 7.07.01, when the architectural front of a single-family detached, single-family attached, or multifamily stacked dwelling unit is oriented to open space and not to a road, access to such dwelling unit may be provided by an alley to the rear of the lot. The alley will be required to meet FSM requirements for access. 

    

    

Effective on: 1/1/1901

Purpose. The purpose of the Town Center (TC) Zoning District is to:

• Establish compact, pedestrian-oriented environments with opportunities for a mix of Residential; Lodging; Commercial; and Public, Civic, and Institutional uses that will serve as mixed-use centers in the Suburban Mixed Use Place Type and Urban Transit Center Place Types (existing locations only) of the General Plan;
• Support pedestrian-oriented development by emphasizing appropriate building scale and design, block sizes, uses, and streetscapes, as well as pedestrian linkages, trails, and greenways that connect the businesses, residences, and open space;
• Serve as logical locations for transit stops; and
• Achieve the following specific objectives of the TC Zoning District:
  • A Town Center Core with vertically and horizontally integrated mixed-use buildings, multistory single-use buildings, and pedestrian-oriented design located proximate to each other to generate and support pedestrian activity;
  • A Town Center Fringe, if provided, to provide a transition between the Town Center Core and surrounding development and with pedestrian-oriented businesses and activity balanced with Residential and other uses more dependent on vehicular access;
  • In the Suburban Mixed Use Place Type of the General Plan, buildings with a maximum 60-foot height and a maximum overall 1.0 floor area ratio (FAR);
  • In the Urban Transit Center Place Type of the General Plan, buildings that exceed 95 feet in height and a minimum overall 2.0 FAR proximate to the Innovation Metrorail Station and buildings with a maximum 70-foot height (maximum 50 feet if adjacent to single-family residential development) and minimum overall 1.4 FAR (minimum overall 1.0 FAR if adjacent to single-family residential development) as distance from the Innovation Metrorail Station increases;
  • Patterns of roads and blocks arranged in a network of public and/or private roads designed for pedestrians, bicycles, public transit, and automotive vehicles and that provide for multimodal connections between different land uses within the TC Zoning District and to nearby development;
  • Well configured squares, greens, landscaped roads, parks, and native plant gardens woven into the pattern of the TC Zoning District and dedicated to collective social activity, recreation, and visual enjoyment;
  • Civic and community buildings or spaces for public assembly that act as landmarks, symbols, or focal points for community identity;
  • On-street parking and centralized parking facilities to collectively support uses in the TC Zoning District.
  • A mix of supporting commercial retail and service uses to serve the daily or routine shopping and service needs of employees, visitors, and residents;
  • High-quality design and construction;
  • The assemblage of parcels to form a unified development concept; and
  • Housing choices and opportunities that are compatible within the TC Zoning District.

1. A.
   Applicability, Size, and Location. The following applies to the TC Zoning District:

   1. 1.
      Location. The TC Zoning District should be located within the boundaries of the Suburban Mixed Use Place Type as shown on the Suburban Policy Area Place Types Map in the General Plan or in such other location that is consistent with the General Plan land use policies applicable to the subject property;
   2. 2.
      Zoning District Size and Location. The TC Zoning District must meet the following size and location requirements:

      1. a.
         Minimum Zoning District Size. The initial TC Zoning District size must be a minimum of 20 acres. This minimum Zoning District size may be reduced by a maximum of 5 acres by modification in accordance with Section 10.10.04.C; 
      2. b.
         Maximum Zoning District Size. The TC Zoning District size is not permitted to exceed 125 acres. This maximum Zoning District size may be increased by modification in accordance with Section 10.10.04.C; and
      3. c.
         Zoning District Subareas. The TC Zoning District may be divided into 2 subareas, the Town Center Core and the Town Center Fringe, but must always include a Town Center Core; 

         1. 1.
            Town Center Core. The Town Center Core must be provided as follows:

            1. a.
               Minimum Size: 10 acres;
            2. b.
               Maximum Size:

               1. A.
                  TC Zoning District less than 60 acres: 30 acres; or
               2. B.
                  TC Zoning District greater than 60 acres: 50% of the TC Zoning District land area;
            3. c.
               No new Town Center Core is permitted to be located within 5,000 feet of another Town Center Core. This requirement only applies when construction has been initiated for the initial Town Center Core. Exception. A Town Center Core may be located within 5,000 feet of another Town Center Core where a physical constraint exists sufficient to alter access and travel patterns between the Town Center Cores, such as water bodies and roads with a minimum of 4 lanes; and
            4. d.
                As the focal point and predominant activity center of the TC Zoning District. 
         2. 2.
            Town Center Fringe. A Town Center Fringe must be provided as follows: 

            1. a.
               In any TC Zoning District greater than 20 acres; and
            2. b.
               Located outside of and adjacent to the Town Center Core. 
   3. 3.
      Incremental Additions.

      1. a.
         The Board of Supervisors may approve a Zoning Map Amendment with incremental additions to increase the size of the TC Zoning District to no greater than 125 acres if the Board finds that such incremental additions are:

         1. 1.
            Abutting or across a road with no more than 4 lanes from an existing TC Zoning District; and 
         2. 2.
            Connected to the existing TC Zoning District through road and pedestrian and bicycle networks.
      2. b.
         A Zoning Map Amendment for an incremental addition must designate the TC Zoning District subarea or subareas pursuant to Section 2.02.03.A.2.c on the Concept Development Plan.
      3. c.
         Incremental additions must comply with requirements of Section 2.02.03.
2. B.
   Uses. Refer to Table 3.02.01 for uses allowed in the TC Zoning District.
3. C.
   Dimensional Standards. Refer to Table 2.02.03-1 for required dimensional standards (Figure 2.02.03-1).  

Figure 2.02.03-1. Representation of Town Center Zoning District

Figure 2.02.03-1. Representation of Town Center Zoning District

Figure 2.02.03-1. Representation of Town Center Zoning District

Figure 2.02.03-1. Representation of Town Center Zoning District

4. D.
   Mix of Uses. In the Town Center Core and Town Center Fringe Subareas, the Mix of Uses must be provided within the percentages provided in Table 2.02.03-2 and as follows:

   1. 1.
      In addition to the requirements of Sections 10.10.04 and 10.10.07.B. an approved Concept Development Plan must include a tabulation demonstrating conformance with Table 2.02.03-2;
   2. 2.

      Each Site Plan or Subdivision application subsequent to Zoning Map Amendment or Zoning Concept Plan Amendment approval must include a tabulation of the Permitted Mix of Uses Range by Land Use Category in percent and floor area. The tabulation must include:

      1. a.
         Total gross floor area for the TC Zoning District and floor area per subarea and land bay approved with the Zoning Map Amendment or Zoning Concept Plan Amendment;
      2. b.
         Total floor area and floor area per subarea and land bay for the area subject to the Site Plan or Subdivision application; and
      3. c.
         Remaining total floor area permitted in the TC Zoning District and the subject subarea and land bay.
   3. 3.
      When an incremental addition pursuant to Section 2.02.03.A.3 is made to an existing TC Zoning District, the Permitted Mix of Uses Range for the Inner Core and Outer Core required in Table 2.02.03-2 must be maintained upon incorporation of the incremental addition. Each incremental addition is not required to individually meet the Permitted Mix of Uses Range. In addition to the requirements of Sections 10.10.04 and 10.10.07.B, the Concept Development Plan for the incremental addition must:

      1. a.
         Provide a tabulation of the proposed land uses; and
      2. b.
         Show how such uses will maintain the Permitted Mix of Uses Range required in Table 2.02.03-2.