COUNTY OF LOUDOUN. COUNTY ADMINISTRATION Memorandum

Transcription

1 Supplemental Packet Page #1 COUNTY OF LOUDOUN COUNTY ADMINISTRATION Memorandum Date: October 17, 2016 To: Board of Supervisors From: Jennifer Grimmell, Deputy Clerk Subject: October 20, 2016, Business Meeting Supplemental Packet This Supplemental Packet contains the following: Revised October 20, 2016, Business Meeting Agenda (Transportation and Land Use Committee Report section updated to reflect removal of the One Loudoun item, which was deferred to the November 10 th TLUC meeting) New Items (no previous item supplied to the Board of Supervisors): Addendum o Item 13a, TLUC Report: ZOAM Rural Uses and Structures and Historic Structure Exemption o Item 13c, TLUC Report: Silver Line Comprehensive Plan Amendment Update o Item 12k, FGOEDC Report: FY 2018 Budget Development Process: Preliminary Budget Guidance (Letter received from Town of Leesburg regarding SRO funding request)

2 Supplemental Packet Page #2 Loudoun County, Virginia Board of Supervisors 1 Harrison Street, S.E., 5th Floor, P.O. Box 7000, Leesburg, VA Telephone (703) Fax (703) :00 P.M. Call to Order - Business Meeting (* Proposed on Consent) I. Call to Order Chair Randall BOARD BUSINESS MEETING REVISED AGENDA Board Room, First Floor, Government Center Thursday, October 20, :00 P.M. II. III. IV. Invocation/Pledge of Allegiance Supervisor Saines Adoption of Consent Agenda Requests for Additions/Deletions to the Agenda V. Public Input Session 1 (5:00 p.m. - limited to 8 speakers; advance sign-up required.) VI. Closed Session 1. I move that the Board of Supervisors recess this public meeting and enter into Closed Session pursuant to Section (A) (3) of the Code of Virginia to consider acquisition of parcel/parcels of property for a public school site. Staff Contacts: Joe Kroboth, Transportation & Capital Infrastructure VII. Chair s Information Items (AS NEEDED) VIII. Administrator s Comments IX. Information Items I-1 Significant Incident Report Q1 FY2017 (Countywide) Staff Contacts: Lt. Colonel Robert Buckman & Sheriff Mike Chapman, Loudoun County Sheriff s Office; Caleb Weitz, County Administration I-2 Overview of the National Association of Counties (NACo) (Countywide) X. Action Items Staff Contacts: Gwen Kennedy & Charles Yudd, County Administration 1. APPOINTMENTS 1a. *Confirmations

3 10/20/16 Revised Agenda Page 2 Supplemental Packet Page #3 1b. Nominations Staff Contact: Caleb Weitz, County Administration 2. *Administrative Items Report of October 20, 2016 Staff Contacts: Amanda Fisher & Caleb Weitz, County Administration 3. *Incentive Package for the Retention of Computer Strategies, Inc. (Broad Run) Staff Contacts: Chris Hunter & Buddy Rizer, Economic Development 4. SPEX & ZMOD / Crosstrail Industrial Park (Catoctin) Staff Contacts: Steve Barney & Ricky Barker, Planning and Zoning 5. ZOAM / Municipal Wells (Countywide) Staff Contacts: Michelle Lohr & Ricky Barker, Planning and Zoning 6. SPEX / Evergreen Commerce Center Lots 9, 10 & 11, Automobile Service Station (Blue Ridge) Staff Contacts: Marchant Schneider & Ricky Barker, Planning and Zoning 7. ZOAM , Noise Standards (Countywide) Staff Contacts: Theresa Stein & Ricky Barker, Planning and Zoning 8. *Response to Board Member Initiative: Cost Estimate and Identification of Funds for the Completion of Missing Sidewalk Segments near Harmony Middle School (Blue Ridge/Catoctin) Staff Contacts: Eloisa Thring & Joe Kroboth, Transportation and Capital Infrastructure 9. *Response to Board Member Initiative: Feasibility Study of Pedestrian Crossings along Route 7, East of Cascades Parkway and West of Dranesville Road (Sterling) Staff Contacts: Eloisa Thring & Joe Kroboth, Transportation and Capital Infrastructure 10. *Title VI Program for Transit Service (Countywide) Staff Contacts: Paul Mounier, Kathleen Leidich & Joe Kroboth, Transportation and Capital Infrastructure 11. *FY 2017 CIP Amendment / Supplemental Funds for Construction of Missing Sidewalk Segments along Woodson Drive and Sugarland Road (Sterling) Staff Contacts: Peter Malgieri, Penny Newquist & Joe Kroboth, Transportation and Capital Infrastructure 12. Finance/Government Operations and Economic Development Committee Reports: 12a. *CONTRACT AWARD/Purchase of Four Fire Apparatus (Countywide) Staff Contacts: James S. Williams & W. Keith Brower, Jr., Fire and Rescue; Ravi Palaniandy, Finance and Procurement

4 10/20/16 Revised Agenda Page 3 Supplemental Packet Page #4 12b. *CONTRACT AWARD/Construction of Improvements to the Edgar Tillett Park (Blue Ridge) Staff Contacts: Mark Hoffman & Joe Kroboth, III, Transportation and Capital Infrastructure; Christopher Bresley, Finance and Procurement 12c. *CONTRACT RENEWAL/Traffic Signal Design Services (Countywide) Staff Contacts: Melissa Tello & Joe Kroboth, III, Transportation and Capital Infrastructure; Mike Angel, Finance and Procurement 12d. *CONTRACT AWARD/Job Order Contract for the, Paving, Surfacing and Other Site Work (Counywide) Staff Contacts: Tom Trask & Ernest Brown, General Services: Christopher Bresley, Finance and Procurement 12e. *CONTRACT RENEWAL/Engineering Services for Stormwater Infrastructure and General Land Surveying (Countywide) Staff Contacts: Steve Plante & Ernest Brown, General Services; Christopher Bresley, Finance and Procurement 12f. *CONTRACT RENEWAL/Operation of the Youth Shelter Facility (Countywide) Staff Contacts: Hope Stonerook & Ellen Grunewald, Family Services; Diane C. Smith, Finance and Procurement 12g. *Proposal to Change the Business Tangible Personal Property Filing Date to March 1st beginning in Calendar Year 2017 (Countywide) Staff Contacts: J. Philip McAleavy & Robert S. Wertz, Jr., Commissioner of the Revenue 12h. *Joint Trust Fund Committee Recommendation to Fund Good Shepherd Alliance s Purchase of Mary s House of Hope (Countywide) Staff Contacts: Kelly Marrocco & Ellen Grunewald, Family Services 12i. *Resolution Authorizing the Issuance of Lease Revenue Bonds Through the Economic Development Authority (Countywide) Staff Contacts: Nicole Speight & Janet Romanchyk, Finance and Procurement; John Sandy, County Administration 12j. *CONTRACT AWARD AND FY 2017 CAPITAL IMPROVEMENT PROGRAM AMENDMENT/Construction of the Renovation of the EE Lake General Store (Blue Ridge) Staff Contacts: Melissa Tello & Joe Kroboth, III, Transportation and Capital Infrastructure; Christopher Bresley, Finance and Procurement

5 10/20/16 Revised Agenda Page 4 Supplemental Packet Page #5 12k. FY 2018 Budget Development Process: Preliminary Budget Guidance (Countywide) Staff Contacts: Erin McLellan, Management and Budget; Tim Hemstreet, County Administration 12l. *Fire Marshal s Office Explosive Detection Canine Team (Countywide) Staff Contacts: Linda Hale & W. Keith Brower, Jr., Fire and Rescue 13. Transportation and Land Use Committee Report: 13a. ZOAM , Rural Uses and Structures and Historic Structure Exemption (Countywide) (Deferred from the September 22, 2016, Business Meeting) Staff Contacts: Mark Depo & Ricky Barker, Planning and Zoning 13b. SPEX , SPEX , SPEX ADAMS Center at Beaumeade (Broad Run) (Deferred from the October 4, 2016, Business Meeting) Staff Contacts: Steve Barney & Ricky Barker, Planning and Zoning 13c. Silver Line Comprehensive Plan Amendment Update (Broad Run/Dulles) Item from the October 14, 2016, TLUC Meeting) Staff Contacts: Richard Klusek, Chris Garcia & Ricky Barker, Planning & Zoning - Item from the October 12, 2016, Board of Supervisors Public Hearing: 14. *Approval of a Boundary Line Agreement to Change the Boundary Line between Loudoun County, Virginia, and the Town of Hillsboro (Blue Ridge) Staff Contacts: Joe Griffiths & Ricky Barker, Planning and Zoning; Jason Hobbie, County Attorney s Office; Robert Middaugh, County Administration XI. Presentation of Ceremonial Resolutions (To start as early as 6:00 p.m.) R-1 *Proclamation to Recognize Diwali Holiday 2016 (Approval & Presentation) Staff Contact: Monica Filyaw, Legislative Aide to Supervisor Letourneau R-2 *Proclamation to Declare October as Domestic Violence Awareness Month (Approval & Presentation) Staff Contact: Jeanine Arnett, Legislative Aide to Chair Randall XII. Public Input (To start as early as 6:30 p.m.) XIII. Board Comments (4 Minutes Each) (Immediately following 6:30 p.m. Public Input) XIV. Board Disclosures

6 10/20/16 Revised Agenda Page 5 Supplemental Packet Page #6 XV. Adjourn Please note: Advanced sign-up for Public Input is available. Contact the Office of the County Administrator at (703) to sign-up to speak. Advanced sign-up is open until noon the day of the Business Meeting. The meeting can be viewed via webcast at: Loudoun County Webcast. Copies of agenda items are available in the County Administrator s Office and also available online at If you wish to provide information to the Board via the visual display equipment in the Board Room please notify County Administration in advance of the meeting at Agenda packets are usually posted by close of business on the Friday prior to the Business Meeting. The Action Report of the meeting is usually available in this packet by close of business two days following the Business Meeting. If you need assistance accessing this information contact County Administration at If you require a reasonable accommodation for any type of disability in order to participate in the Board of Supervisors Business Meeting, please contact the Office of the County Administrator at (703) /TTY-711. At least one business day of advance notice is requested; some accommodations may require more than one day of notice. FM Assistive Listening System is available at the meeting. Agenda

7 Supplemental Packet Page #7 BOARD OF SUPERVISORS BUSINESS MEETING ACTION ITEM Date of Meeting: October 20, 2016 # 12k Addendum SUBJECT: FINANCE/GOVERNMENT OPERATIONS AND ECONOMIC DEVELOPMENT COMMITTEE REPORT: FY 2018 Budget Development Process Preliminary Budget Guidance ELECTION DISTRICT: Countywide CRITICAL ACTION DATE: October 20, 2016 STAFF CONTACTS: Tim Hemstreet, County Administrator Erin McLellan, Management & Budget PURPOSE: This addendum provides a letter received from the Town of Leesburg requesting full funding for the School Resource Officer (SRO) positions in the Town for FY 2018 (Attachment 1). RECOMMENDATIONS: Finance/Government Operations and Economic Development Committee (FGOEDC): At its October 11, 2016 Meeting, the FGOEDC voted (4-0-1, Saines absent) to recommend that the Board of Supervisors (Board) 1.) direct the County Administrator to prepare the Proposed FY 2018 Budget at the current real property tax rate and provide options that would reduce the tax rate to the estimated equalized real property tax rate; 2.) direct staff to analyze the personal property tax rate on computer equipment in relation to Loudoun s data center market and return to the Committee with information in advance of the FY 2019 budget development process; and, 3.) maintain the current 70 percent 30 percent split with the Town of Leesburg for the School Resource Officers at Leesburg schools. Staff: Staff concurs with the FGOEDC recommendation. UPDATE: At the October 11, 2016, FGOEDC meeting, the Committee discussed the SRO program, specifically the contribution to the Town for Leesburg Police Department personnel in Town schools to deliver the program. In discussions with the Sheriff, the Committee recommended, that should the Town request any change in the existing percentage split of costs for the Town SROs, the Board should consider removing the County s contribution to the Town for the program and instead provide deputies to the Sheriff s Office which would allow LCSO to

8 Supplemental Packet Page #8 Addendum - Item 12k, FGOEDC Report: FY 2018 Budget Development Process: Preliminary Budget Guidance Board of Supervisors Business Meeting October 20, 2016 Page 2 place County personnel in the Leesburg schools. This item provides an update to Item 12k on the Board s October 20, 2016 Business Meeting agenda. ISSUES: Staff received the attached letter from Kaj Dentler, Town Manager on October 14. The Town is requesting that the County increase its percentage contribution to the Leesburg SROs from the current 70 percent contribution to 100 percent for FY FISCAL IMPACT: The Town is requesting $803,355 to provide Leesburg Police Department personnel at three middle schools and three high schools within the Town in FY If the current 70 percent 30 percent split were maintained, the Town would receive $562,349 for FY ALTERNATIVES: The Board may wish to maintain the current percentage split or alter the percentage split. DRAFT MOTIONS: 1. I move that the Board of Supervisors direct the County Administrator to prepare the Proposed FY 2018 Budget at the current real property tax rate and provide options that would reduce the tax rate to the estimated equalized real property tax rate. AND AND OR I further move that the Board of Supervisors direct staff to analyze the personal property tax rate on computer equipment in relation to Loudoun s data center market and return to the Finance/Government Operations and Economic Development Committee with information in advance of the FY 2019 budget development process. I further move that the Board of Supervisors direct the County Administrator to maintain the current percentage split with the Town of Leesburg for the Leesburg School Resource Officers in the FY 2018 Proposed Budget. 2. I move that the Board of Supervisors direct the County Administrator to prepare the Proposed FY 2018 Budget. (alternatives and/or budget options) OR 3. I move an alternate motion.

9 Supplemental Packet Page #9 Addendum - Item 12k, FGOEDC Report: FY 2018 Budget Development Process: Preliminary Budget Guidance Board of Supervisors Business Meeting October 20, 2016 Page 3 ATTACHMENTS: 1. Town of Leesburg Intergovernmental Contribution Request for Fiscal Year Town of Leesburg Resolution Request for Funding From the County of Loudoun for Fiscal Year 2018

10 f Ze,: ej Virginia Supplemental Packet Page #10 KAJ H. DENTLER Town Manager 25 West Market Street Leesburg,Virginia October 14, 2016 Ms. Liz Weaver Loudoun County Department of Management and Budget 1 Harrison Street, SE, 4`h Floor, MS # 41 PO Box 7000 Leesburg, VA Re: Town of Leesburg Intergovernmental Contribution Request for Fiscal Year 2018 Dear Ms. Weaver, This letter serves as the Town of Leesburg' s submission for a Fiscal Year 2018 Regional Organization/ Intergovernmental contribution for the Board of Supervisors' consideration for the Fiscal Year 2018 budget development process. The Leesburg Police Department has operated the School Resource Officer program in the Middle and High Schools located within the Town of Leesburg since The School Resource Officer program is an integral part of our Community Policing efforts, as the 19 and under population is the second largest population in the Town. Having Leesburg Police Department School Resource Officers in Leesburg schools establishes that critical link to the youth in our community. For the past three fiscal years, the Town and County of Loudoun have used a financial partnership for which the County has provided a contribution equivalent to 70% of the personnel costs associated with the Town' s School Resource Officer program while the Town has continued to pay the remaining 30% of personnel and all associated operating costs. For Fiscal Year 2018, the Town Council has passed resolution ( attached) to request that the Board of Supervisors consider providing a contribution to fully fund the Town' s School Resource Officer Program. As such, the Town of Leesburg hereby requests a Fiscal Year 2018 contribution of$ 803, 355 to fully fund the personnel costs of the Leesburg Police Depaltment to assign School Resource Officers at the three middle schools and three high schools within the Town's corporate limits. Attached for your reference is a document providing the requested detailed information on the Leesburg Police Department' s School Resource Officer program. Attachment 1 Hometown of the 21st Century

11 Supplemental Packet Page #11 Town of Leesburg Intergovernmental Contribution Request for Fiscal Year 2018 Page 2 Thank you in advance for your consideration of the Town's contribution request as part of Board' s development of the Fiscal Year 2018 budget. If you should need further information and/ or details on the Town's School Resource Officer Program and/ or the request, please do not hesitate to let me know. Sincerely, Kaj H. Dentler Town Manager cc: Leesburg Mayor and Town Council Tim Hemstreet, Loudoun County Administrator Keith Markel, Deputy Town Manager Gregory C. Brown, Chief of Leesburg Police Jason Cournoyer, Management and Budget Officer Attachments: 1. Leesburg Police Department General Information/ Mission 2. Funding Summary Table Fiscal Year 2018 SRO Funding Request

12 Supplemental Packet Page #12 ATTACHMENT 1 1. General Information/ Mission The Leesburg Police Department has a proud record of providing police services since Leesburg is the seat of Government for Loudoun County. To better serve our rapidly growing community of over 48, 000 citizens, our department has Patrol/ Community Policing Officers, Canine Officers, a Crime Prevention Officer, Bicycle Officers, Detectives, ID Technicians, Motorcycle Traffic Officers, School Resource Officers, an Emergency Response Team, Civil Defense Unit, and our own Emergency Communications Center. Our Department is a full-service law enforcement agency emphasizing the philosophies of community policing and providing proactive crime prevention programs. Currently serving under the command of Chief Gregory C. Brown, our authorized strength is 87 sworn police officers. The Leesburg Police Department is committed, in partnership with the community, to provide the highest quality of police services by using innovative, proactive approaches to improve the quality of life in Leesburg, while at the same time maintaining respect for the rights and dignity of all. We are committed in leading the town government and the law enforcement profession by setting a mark of excellence in everything that we do. We pride ourselves on our commitment to maintaining the public trust and respect through a commitment to the highest standards of integrity and professional ethics. We are committed to respecting the rights and human dignity of all and the value of all members of the community and Department. We are dedicated to provide the highest quality of service in a consistent manner that emphasizes effectiveness, efficiency and innovation. We are dedicated to empower our employees to take risks, expand horizons, and always pursue excellence. Year Founded The Leesburg Police Department has a proud record of providing police services to the Town of Leesburg since Year' s operating in Loudoun County providing described services The Leesburg Police Department has operated a School Resource Officer program inthe Middle and High Schools located withinthe Town of Leesburg since The School Resource Officer program is an integral part of our Community Policing efforts, as the 19 and under population is the second largest population in the town. Recent major organizational milestones Moved into new police headquarters building located at 65 Plaza Street, NE. Leesburg Established our own Emergency Communications Center

13 Supplemental Packet Page # Deployed the paperless reporting system to enhance response capabilities and increase officers' available time in the field Developed Crime and Traffic Accountability Program ( CTAP) which focuses department resources on locations and events that analysis shows are having the greatest impact on community safety and quality of life Initiated Gang Prevention and Education Programs to include web based pamphlets in English and Spanish and began providing the Gang Resistance Education and Training program GREAT) for all 6th graders attending public school in the town Received formal accredited status from the Virginia Law Enforcement Professional Standards Commission Received IACP Community Policing Award Established Police Explorer Post Selected L3 Mobile Vision for in- car cameras as well as New World Systems for new Computer Aided Dispatch ( CAD) and Records Management System ( RMS) Established new intelligence- led policing crime analytical system ( Command Central) that provides all staff members with access to timely and actionable data Received formal re- accredited status from the Virginia Law Enforcement Professional Standards Commission for a four- year term Completed upgrade/ renovation on Support Building to include new property and evidence storage room, crime scene processing area, and Emergency Response Team vehicle and equipment storage areas Received formal re- accredited status from the Virginia Law Enforcement Professional Standards Commission for a four-year term Received IACP Community Policing Award Received IACP/ Motorola Webber Seavey Award for Law Enforcement Excellence Joseph Price retired from the Leesburg Police Department after 16 years serving as Police Chief. Subsequently, Gregory Brown was hired as Police Chief in October 2016.

14 Supplemental Packet Page #14 Agency Services 1. Please provide a briefdescription ofthe services provided in Loudoun County, including: a) Program activity and description; b) How many years you have provided the services in Loudoun County; C) The achievement of target goals A) In FY 2017, the Leesburg Police Department's School Resource Officer Program ( SRO) conducted various outreach programs to school age children that attended Loudoun County Public Schools that are located within the Town of Leesburg. These programs included law and legal training, bullying prevention, gang prevention, DUI and drug prevention, personal safety, internet safety, seat belt and vehicle occupant safety, bicycle safety, and Halloween safety. The School Resource Officers also conducted junior police camps during the summer months. In addition, the Leesburg Police School Resource Officers taught the G.R.E.A.T. program ( Gang Resistance Education and Training). The goal of the G.R.E.A.T. Program is to help youth develop positive life skills that will help them avoid gang involvement and violent behavior. G.R.E.A.T. uses a community- wide approach to combat the risk factors associated with youth involvement in gang-related behaviors. The curricula was developed through the collaborative efforts of experienced law enforcement officers and specialists in criminology, sociology, psychology, education, health, and curriculum design and are designed to reinforce each other. The lessons included in each curriculum are interactive and designed to allow students to practice positive behaviors that will remain with them during the remainder of their development years. B) The Leesburg Police Department has had a dedicated police presence in the Middle and High Schools located within the Town of Leesburg since The ability to have assigned Leesburg Police Officers in the role of School Resource Officers within the Leesburg schools provides the police department with the capability of making positive impacts on the lives of children through the instruction ofthe G.R.E.A.T.( Gang Resistance Education and Training) program which is not currently taught in schools outside of Leesburg. By having LPD officers serving as SROs, we are able to obtain critical investigative intelligence that helps our officers and detectives in solving crimes. Without this critical link, solving crimes could be more challenging, and cases could take more investigative time to solve since we would lack this essential intelligence. The SRO program is an essential component of our Community Policing efforts. C) One particular area that is evaluated within the School Resource Officer program is the overall participation of students within the program that specifically deals with the Gang Resistance Education and Training class( G.R.E.A.T. Training). The G.R.E.A.T. middle school curriculum was designed for middle school entry-level students in 6th or 7th grade. Taught in the classroom by specially trained, uniformed law enforcement officers, G.R.E.A.T.'s violence prevention curriculum is a life-skills competency program designed to provide students with the skills they need to avoid gang pressure and youth violence. Once again this year past year, every student who participated within the program received a passing grade, and the program is well received and supported by the school administration staff. However, the overall success of the program cannot necessarily be placed in a passing grade but hopefully it provides the students a concept of what constitutes delinquent behavior and the consequences of engaging in such behavior.

15 Supplemental Packet Page #15 2. Please describe the method of measuring target goals. Target goals for the School Resource Officer Program are measured by the total student outreach obtained throughout the school year as well as the level of satisfaction in the services we provide from the respective school administrators. 3. Please explain your collaborations with other agencies within Loudoun County including County departments) that may be providing similar or related programs. The Leesburg Police Department maintains a close working relationship with the Loudoun County Sheriffs Office and their School Resource Officer program. Leesburg Police Officers and Loudoun County Deputies attend joint meetings periodically to discuss topical issues that affect both programs as well as cases that cross jurisdictional boundaries. 4. Please explain the positive impacts your services will have on Loudoun County The presence of a School Resource Officer, armed and in uniform, ensures a timely response to any criminal behavior, or better yet, deters the criminal behavior from taking place. Students and faculty are better protected from violence and can pursue their educational activities in a secure and orderly environment. When requested, the School Resource Officer will instruct classes in such topics as crime prevention, substance abuse and driver safety. They also provide information on legal issues, and promote positive relationships and a better understanding between youth and police officers. Having Leesburg Police Department SRO' s in Leesburg schools establishes that critical link to the youth in our community. 5. What changes have been made within your organization from the previous year including the increase in clients) and what are your goals for this year? Please indicate if there have been none. The goals of the School Resource Officer program are to provide a safe and secure environment for students, teachers and administrative staff to pursue educational activities. Working in conjunction with School staff, the school resource officers will conduct various outreach programs. These programs include law and legal training, bullying prevention, gang prevention, DUI and drug prevention, personal safety, internet safety, seat belt and vehicle occupant safety, bicycle safety, and Halloween safety. The School Resource Officers also conduct junior police camps during the summer months. 6. Please describe specifically how you will use Loudoun County funds identifying at least three measurable goals This funding request will provide for six ( 6) School Resource Officers and ( 1) Supervisor to be assigned to the three high schools and three middle schools within the Town of Leesburg. These officers provide an enhanced level of safety and security at these schools and offer an efficient first response to emergencies and incidents involving public safety. They also provide classroom instruction on a number of civic topics in partnership with their respective schools and the Loudoun County Public School system. The Leesburg Police Department's School Resource Officers provide safety and security to approximately 13, 000 students in FY This number includes elementary schools and specialty schools ( Douglass, Monroe Vo- Tech) where our SRO' s maintain secondary responsibilities in addition to their primary assignments. Our best information would indicate that 100% of these students are in fact Loudoun County residents. The LPD investigated 639 incidents in the ( 16) public schools within the Town of Leesburg. We would continue to provide this immediate and timely public safety service in FY 2018 as we are doing now in FY 2017.

16 Supplemental Packet Page #16 7. Describe how your organization utilizes volunteer services.( Limit 1,500 characters) The Leesburg Police Department does not utilize volunteer services in conjunction with the School Resource Officer Program. All Town of Leesburg employees involved in the SRO Program are fully sworn Department of Criminal Justice Services law enforcement officers. 8. What other funding resources is your organization utilizing to fund your organization/ project? Include requests that have been submitted, considered and awarded. Limit 1500 characters) The Town of Leesburg General Fund budget as well as Virginia State House Bill 599 funding is used for this program. 9. For currently funded organizations only: Explain how your organization uses Loudoun County funding as leverage to obtain funding from other sources. (Limit 1,500 characters) N/A 10. For currently funded organizations only: What would the impact be if Loudoun County eliminates its contribution to your organization? ( Limit 1,500 characters) The Town of Leesburg would be forced to remove Leesburg Police Department School Resource Officers from the schools. This would adversely impact the relationship between the Leesburg Police Department and the youth of our community. Based on age, our youth population ( 19 and under) is the second largest population in Leesburg(* 30. 2%). Based on the American Community Survey

17 Supplemental Packet Page #17 ATTACHMENT 2 FUNDING SUMMARY TABLE- FY 2018 SRO FUNDING REQUEST FY 2015 FY 2016 FY 2017 FY 2018 OPERATING REVENUE Actual) ( Actual) ( Budget) ( Estimate) County of Loudoun Budget Appropriation 467, 534 $ 507, , 240 $ 803, 355 TOT Funds Gas Tax CSBG CDBG Contractual Funds Other Designated Funds Other Local Governments 150,016 $ 217, 532 $ 252, 492 $ 16, 224 State Government Grants Federal Government Grants Contributions/ Fund Raising Program Service Revenue Other Funding 70,000 $ 66, 784 $ 66,784 $ 66, 784 Total Operating Revenue 687, 550 $ 791, 891 $ 984, 516 $ 886, 363 OPERATING REVENUE Salaries & Wages 451, 566 $ 549, 494 $ 660,869 $ 607, 642 Fringe Benefits& Payroll Taxes 219, 759 $ 226, 172 $ 307,422 $ 262, 497 Total Personnel 671, 325 $ 775, 666 $ 968, 291 $ 870, 139 Occupancy( Rent) Telecommunications Postage Printing Copying 100 T- 100 $ Equipment Purchase/ Lease & Maintenance $ 4, 500 $ 4, 500 $ 4, 500 $ 4, 500 Travel Professional Development Office Supplies 1, 200 $ 1, 200 $ 1, 200 $ 1, 200 Professional Services Dues and Subscriptions 175 $ 175 $ 175 $ 174 Depriciation Other 10, 250 $ 10,250 $ 10, 250 $ 10, 250 Total Operating Expenses 687, 550 $ 791, 891 $ 984,516 $ 886, 363

18 The Town of Leesburg, Virginia RESOLUTION NO Supplemental Packet Page #18 PRESENTED September 27, 2016 ADOPTED September 27, 2016 A RESOLUTION: REQUEST FOR FUNDING FROM THE COUNTY OF LOUDOUN FOR FISCAL YEAR WHEREAS, the County of Loudoun annually solicits capital funding, transportation and transit funding and intergovernmental funding requests from Towns as part of the County's Capital Improvement Program and budget development process; and WHEREAS, the County of Loudoun and the Town of Leesburg have partnered in the past to fund the Town's School Resource Officer Program at the three high schools and three middle schools located within the Town's corporate limits; and WHEREAS, the Town of Leesburg provides local fixed route transit services unique to the Town that supplements the county-wide transit system; and WHEREAS, the Town of Leesburg Capital Improvement Program includes multiple projects that will mutually serve both the Town of Leesburg and the County of Loudoun; and WHEREAS, the Town has identified three transportation related projects in the current Fiscal Year Capital Improvement Program that require funding in Fiscal Year 2018 including Battlefield Parkway Improvements, Evergreen Mill Road Widening, and Phase IV of the Sycolin Road Widening. THEREFORE, RESOLVED, by the Council of the Town of Leesburg in Virginia that the Town Council respectfully submits an intergovernmental contribution request of $803,355 to fully fund the Town's School Resource Program, a contribution request of $300,000 to be used towards the Town's local fixed route transit services, and a capital funding request in the amount of $5,000,000 for Fiscal Year 2018 and $4,000,000 for Fiscal Year 2019 for consideration during the Attachment 2

19 Supplemental Packet Page # A RESOLUTION: REQUEST FOR FUNDING FROM THE COUNTY OF LOUDOUN FOR FISCAL YEAR County of Loudoun' s Fiscal Year 2018 budget development deliberations. PASSED this 27th day of September, / David S Butler, Mayor Town of Leesburg ATT,= T: Clerk of ou 141, P:' Resolutions\ 2016\ 0927 FY2018 Funding Request Submission to the County of Loudoun.docx

20 Supplemental Packet Page #20 BOARD OF SUPERVISORS BUSINESS MEETING ACTION ITEM Date of Meeting: October 20, 2016 # 13a SUBJECT: ELECTION DISTRICT: TRANSPORTATION AND LAND USE COMMITTEE REPORT: ZOAM Rural Uses and Structures and Historic Structure Exemption Countywide CRITICAL ACTION DATE: At the pleasure of the Board STAFF CONTACTS: Mark Depo, Planner, Zoning Administration Mark Stultz, Zoning Administrator Ricky Barker, AICP, Director, Planning & Zoning PURPOSE: The purpose of Zoning Ordinance Amendment (ZOAM) is to amend Articles 2, 4, 5, 6 and 8 of the Revised 1993 Loudoun County Zoning Ordinance (the Zoning Ordinance ) in regard to rural districts, rural uses, historic structures, and various text errors or quick-fix items to further the rural economy and encourage additional economic development opportunities in the County. RECOMMENDATIONS: Zoning Ordinance Action Group (ZOAG): On August 5, 2015, the ZOAG voted to support its Rural Uses and Historic Structures Subcommittee proposed ZOAM draft text, which includes the amendments provided in Attachment 1 of this report, and the following additional amendments: 1) add 36 additional uses in open space; 2) add Recreation establishment, indoor to certain zoning districts; and 3) add Virginia Farm Winery to certain zoning districts. Planning Commission: At its April 26, 2016 public hearing, the Planning Commission voted (Douglas and Scheel opposed; Klancher absent) to: 1) forward ZOAM to the Board with a recommendation of approval of the amendments provided in Attachment 1 of this report, but not including the proposed uses within open space; and 2) recommend that the following amendments proposed by ZOAG be separated from ZOAM and processed as a new ZOAM in order to allow more time for review and public outreach: a) add uses within open space in certain zoning districts; b) add Recreation establishment, indoor use to certain zoning districts; and c) add Virginia Farm Winery use to certain zoning districts. Transportation and Land Use Committee (TLUC): At its July 15, 2016 meeting, the TLUC voted (Umstattd absent) to: 1) forward ZOAM , as amended by TLUC to allow

21 Supplemental Packet Page #21 Item 13a, ZOAM , TLUC Report: Rural Uses and Structures and Historic Structure Exemption Board of Supervisors Business Meeting October 20, 2016 Page 2 certain uses in open space, to the Board of Supervisors (Board) with a recommendation of approval (Attachment 1); and 2) recommend that the Board direct staff to initiate a separate Zoning Ordinance amendment to consider the following ZOAG recommendations: a) add additional uses in open space in certain zoning districts; b) add Recreation establishment, indoor to certain zoning districts and c) add Virginia Farm Winery to certain zoning districts. Staff: The Department of Planning and Zoning Staff supports approval of TLUC s recommended draft text in Attachment 1, but does not support four of the additional uses within open space proposed by TLUC. Additionally, Staff supports TLUC s recommendation to initiate a separate ZOAM, to include public outreach, to consider ZOAG s additional recommendations to add Recreation establishment, indoor and Virginia Farm Winery uses to certain zoning districts. BACKGROUND: On October 21, 2015, the Board adopted a Resolution of Intent to Amend to initiate a Zoning Ordinance Amendment (ZOAM ) in regard to ZOAG s recommendations related to addressing rural issues and historic structures (8-0-1, Clarke absent). After the adoption of the Resolution of Intent to Amend, Staff worked with ZOAG and the Loudoun County Equine Alliance to prepare the draft text of ZOAM On April 26, 2016 the Planning Commission held a Public Hearing at which 25 people spoke. Concerns were expressed by the public regarding many of the uses that ZOAG recommended be added in open space and the ZOAG s proposal to add Recreation establishment, indoor and Virginia Farm Winery to certain zoning districts. The Planning Commission forwarded ZOAM , to the Board with a recommendation of approval of the amendments where Staff and ZOAG were in agreement (6-2-1, Douglas and Scheel opposed; Klancher absent), and included a revision to the proposed definition of Stable, Livery. The Planning Commission also recommended that the amendments proposed by ZOAG, but not supported by Staff, be processed as a separate ZOAM in order to allow more time for evaluation and additional public outreach and input. Those amendments include adding additional uses in open space and adding Recreation establishment, indoor and Virginia Farm Winery to certain zoning districts. On June 15, 2016 the Board held a Public Hearing at which 17 people spoke. Concerns were expressed by the public regarding many of the uses that ZOAG recommended be added to open space and ZOAG s recommendation to add Recreation establishment, indoor and Virginia Farm Winery to certain zoning districts. The Board forwarded ZOAM to TLUC to further discuss the issues raised at the Board s Public Hearing (8-0-1, Letourneau absent). On July 15, 2016 TLUC held a meeting to discuss the issues raised at the Board s Public Hearing. For the TLUC meeting, Staff evaluated the 36 uses proposed by ZOAG to be added to the open space within certain zoning districts. Staff identified 10 uses that it could support, provided the uses were permitted in the zoning district in which the open space was located. TLUC agreed with Staff s list of uses and recommended eight additional uses proposed by ZOAG of: Agricultural Cultural Center; Agri-Education; Eco-Tourism; Farm Based Tourism; Nursery, Production; Restaurant; Stable, Livery; and Tenant Dwelling. Staff

22 Supplemental Packet Page #22 Item 13a, ZOAM , TLUC Report: Rural Uses and Structures and Historic Structure Exemption Board of Supervisors Business Meeting October 20, 2016 Page 3 noted it would evaluate the additional uses recommended by TLUC and would report any concerns at the Board Business meeting. Please see Issue #1 in the Issues Section below regarding discussion of additional uses in open space. TLUC voted (Umstattd absent) to: 1) forward ZOAM , as amended by TLUC to allow certain uses in open space, to the Board with a recommendation of approval (Attachment 1); and 2) recommend that the Board direct staff to initiate a separate Zoning Ordinance amendment, and conduct public outreach, to consider the following ZOAG recommendations: a) add additional uses in open space in certain zoning districts; b) add Recreation establishment, indoor to certain zoning districts and c) add Virginia Farm Winery to certain zoning districts. At its September 22, 2016 Business Meeting, the Board deferred ZOAM to the October 20, 2016 Board Business Meeting for action. SUMMARY OF PROPOSED TEXT CHANGES: The proposed amendment includes quick fix changes proposed to standardize use names throughout the Zoning Ordinance, consolidate uses that are similar in nature, and revise various text errors. Historic structure exemptions are proposed to be expanded to include structures listed or eligible for listing in the Virginia Landmarks Register or the National Register of Historic Places and to be applied to additional uses. The amendment proposes agricultural and rural items to consolidate and update certain rural uses, amend minimum yard and maximum lot coverage requirements in certain rural zoning districts, and update and revise equestrian uses. Additionally, new uses are proposed as either Permitted, Minor Special Exception or Special Exception uses and revisions to the definitions of certain uses are proposed. Open space amendments propose to add new uses to the AR-1 (Agricultural Rural-1) and AR-2 (Agricultural Rural-2) Cluster Subdivision Option Common Open Space; TR-10 (Transitional Residential-10), TR-3 (Transitional Residential-3), TR-2 (Transitional Residential-2), and TR-1 (Transitional Residential-1) Open Space; and Rural Hamlet Option Open Space of A-10 (Agriculture) and A-3 (Agricultural Residential) zoning districts. The proposed amendments recommended by TLUC are summarized in Attachment 2 and the proposed draft text is included in Attachment 1. ISSUES: The following issues have been identified for the Board s consideration as discussed by TLUC: 1) adding new uses to Open Space within certain zoning districts; 2) Adding Rural Recreation Establishment, Indoor use to certain districts; 3) adding Virginia Farm Winery use in the PD-RV (Planned Development-Rural Village) Zoning District; and 4) adding Virginia Farm Winery use in the RC (Rural Commercial) Zoning District. In addition, the definition of Stable, Livery has been revised following the TLUC meeting to address consistency issues. 1. Should Additional Uses Be Allowed in Open Space? Proposed ZOAG Text: ZOAG proposed to add 36 new Permitted, Minor Special Exception, and Special Exception uses within the AR-1 and AR-2 Cluster Subdivision Option Common Open Space; TR-10, TR-3, TR-2, and TR-1 Open Space; and Rural Hamlet Option Open Space of A-3 and A-10. The definition of Open Space and the purpose and intent of open space and the existing uses permitted within the applicable open space parcels are provided in Attachment 3. An overview

23 Supplemental Packet Page #23 Item 13a, ZOAM , TLUC Report: Rural Uses and Structures and Historic Structure Exemption Board of Supervisors Business Meeting October 20, 2016 Page 4 of the 36 ZOAG proposed open space uses along with TLUC, Planning Commission and Staff recommendations for open space uses are provided in Attachment 4. TLUC Recommendation: TLUC recommends allowing 18 of the 36 ZOAG proposed uses within certain identified open space consistent with the underlying zoning district, as provided in Attachment 1 and listed in Table 1: TLUC Recommended Open Space Uses, below. Additionally, TLUC recommends that the remaining 18 open space uses proposed by ZOAG should be reviewed further as part of a future ZOAM. (See Table 2: ZOAG Remaining Open Space Uses, below). PC Recommendation: The Planning Commission did not recommend any of the ZOAG proposed uses within Open Space at this time and recommended that additional review and community outreach be conducted prior to adding uses as part of a future ZOAM. Staff Recommendation: Staff supports 14 of the 18 TLUC recommended uses and supports TLUC s recommendation that the remaining 18 open space uses proposed by ZOAG be reviewed as part of a future ZOAM. Staff is concerned with the impact (increase in density; impact to roads, utilities, and schools; and intent of open space) of the four TLUC recommended uses of Eco-Tourism, Farm Based Tourism, Restaurant, and Tenant Dwelling. Staff recommends further evaluation, public outreach meetings, and development of specific regulations to mitigate impacts of these four TLUC recommended open space uses. Staff believes that certain uses are not consistent with the intent of these open space areas, are more intense and not compatible with adjacent residential uses, and may be prohibited by the applicable Open Space Easements. Staff Review of Additional Uses: Staff reviewed ZOAG s proposed open space uses and provided a recommendation to TLUC of acceptable uses, and further reviewed TLUCs recommended uses, taking into account whether the use: 1) meets the definition and purpose and intent of open space; 2) is related to or is in association with active on-site agricultural activities, and 3) is allowed in the underlying zoning district. Staff recommends that these open spaces uses be allowed only: 1) in common owned (HOA) open space; 2) in association with an on-site agricultural use; 3) if the use is allowed in and consistent with in the underlying zoning district; and 4) subject to Additional Regulations. USE Table 1: TLUC Recommended Open Space Uses ADD. REG. Common Open Space Open Space AR-1 AR-2 TR-10 TR-3 TR-2 TR-1 Commonly Owned Open Space Rural Hamlet Agricultural Cultural Center P P Agricultural Processing P P S S S Agri-Education P P Arboretum P P P P S

24 Supplemental Packet Page #24 Item 13a, ZOAM , TLUC Report: Rural Uses and Structures and Historic Structure Exemption Board of Supervisors Business Meeting October 20, 2016 Page 5 USE ADD. REG. Common Open Space Open Space AR-1 AR-2 TR-10 TR-3 TR-2 TR-1 Commonly Owned Open Space Rural Hamlet Botanical garden or nature study area P P P P Direct Market Business for Sale of Products Produced On-Site P P P P P P including but not limited to Pick-Your-Own Eco-Tourism P P P Farm Based Tourism P P P P P P Farm Co-Ops P P P P P P Farm Markets, on-site production P P P P P P S Nursery, Production P P P/S P/S P/S Pet Farms P P P P P P P Restaurant P P Stable, Livery P/S P/S P/S P/S P/S P/S P/S Stable, Private P P P P P Stable P P P P P P P Tenant Dwelling P/S P/S P/S P/S P/S Wayside Stand P P P P P P P USE No Shade TLUC Recommended Open Space Uses Gray Shade Staff & TLUC Recommended Open Space Uses P Permitted Use S Special Exception Use Table 2: ZOAG Remaining Open Space Uses ADD. REG. Common Open Space Open Space AR-1 AR-2 TR-10 TR-3 TR-2 TR-1 Commonly Owned Open Space Rural Hamlet Agritainment P P Animal Care Business P P P P P P Antique shop S S S Art Gallery or Art Studio S S S Camp, Day and Boarding, with 30 or fewer campers P P S S S Camp, Day and Boarding, with more than M M S S S campers Campground M M S

25 Supplemental Packet Page #25 Item 13a, ZOAM , TLUC Report: Rural Uses and Structures and Historic Structure Exemption Board of Supervisors Business Meeting October 20, 2016 Page 6 USE ADD. REG. Common Open Space Open Space AR-1 AR-2 TR-10 TR-3 TR-2 TR-1 Commonly Owned Open Space Rural Hamlet Cemetery S S S S S S S Community, Neighborhood, or Regional Park, Active Recreational Uses Community, Neighborhood, or Regional Park, Passive Recreational Uses S S S S S S S P P P P P P Craft Shop P S S Limited Brewery P P P Outdoor Amphitheater S S Private Club or Lodge S S S S S S S Small Business M/S M/S M/S M/S M/S M/S M/S Teahouse; Coffeehouse P P Virginia Farm Winery P P P P P P Wetlands Mitigation Bank P P P P P P P P Permitted Use M Minor Special Exception Use S Special Exception Use Impacts of Proposed Uses: The rural hamlet and rural cluster development options allow for a more compact residential design with residential lots, as small as one quarter (¼) acre, grouped together in a cluster pattern so that a substantial amount of the remaining land is maintained for traditional agriculture, rural economy uses and/or open space to preserve the rural character of the landscape. Eco-Tourism, Farm Based Tourism, and Restaurants contradict the purpose and intent of the required open space, consume large areas of land for parking, require significant infrastructure, may adversely impact health, safety, and welfare of adjacent residential properties and uses, may adversely impact water systems/wells and sewer systems/drainfields, and may generate substantial traffic and noise in comparison to existing uses permitted in the open space land which are agriculturally based and preserve the open rural character of the land. The Tenant Dwelling use allows for an increase in residential density impacting roads, utilities, and schools which may not have been contemplated during the development process and contradicts the purpose and intent of the required open space. Open space parcels with tenant dwellings are no different than the standard lots in AR-1 and AR-2 districts, buildable lots in TR- 1, TR-2, TR-3, and TR-10 districts, and hamlet lots in A-3 and A-10 districts and Rural Hamlets. Adding tenant dwelling to open space contradicts the purpose and intent of the required open space and development of these zoning districts. Depending on the size of the open space parcel, several Tenant Dwellings may be permitted with a maximum size of 2,500 square feet per dwelling. Tenant dwellings may be located on a parcel of 10 acres or more and one additional

26 Supplemental Packet Page #26 Item 13a, ZOAM , TLUC Report: Rural Uses and Structures and Historic Structure Exemption Board of Supervisors Business Meeting October 20, 2016 Page 7 tenant dwelling may be permitted for each 25 acres in excess of the minimum 10 acres. Therefore, a 200 acre open space parcel would allow eight tenant dwellings. Open Space Easements: The terms of an Open Space Easements may prohibit certain uses, regardless of whether such uses are permitted by the Zoning Ordinance. If the Board is the holder of a particular Open Space Easement, it would need to separately amend each easement to eliminate the restrictions that prohibit a certain use. Each such amendment would require a public hearing. Additionally, for those Open Space Easements granted to the Board pursuant to the Virginia Open-Space Land Act (all Open Space under the AR-1 and AR-2 Cluster Subdivision Option and the A-3 and A-10 Rural Hamlet Option), land subject to an Open Space Easement cannot be converted or diverted from open-space land use unless it is substituted with other real property that is of at least equal fair market value, of greater value as permanent openspace land than the land converted or diverted, and of equivalent usefulness and location as the land converted or diverted. Each such substitution of land would also require a public hearing. An example of a requirement for substitution of land is the conversion of a portion of existing open space to a buildable area of a proposed use. Additionally, an amendment to the definition of Open Space may be required to allow additional structures or buildable area. Further, development of land within these Open Space Easements might contradict the Virginia Open-Space Land Act, the purpose of which is retaining or protecting natural or open-space values of real property, assuring its availability for agricultural, forestal, recreational, or open-space use, protecting natural resources, maintaining or enhancing air or water quality, or preserving the historical, architectural or archaeological aspects of real property. If the Board desires to include the TLUC recommended Eco-Tourism, Farm Based Tourism, Restaurant, and Tenant Dwellings uses within open space, Staff recommends that these uses be allowed as a Minor Special Exception or Special Exception to provide further review of potential impacts. Additionally, Staff recommends that additional regulations be added to Section 5-602, Tenant Dwellings, requiring a minimum lot/open space parcel size of 25 acres, and that the number of tenant dwellings be limited to one per open space parcel, as provided in Attachment Should Rural Recreation Establishment, Indoor be added as a Special Exception Use in Certain Zoning Districts? Proposed ZOAG Text: ZOAG proposes to add Recreation Establishment, Indoor as a Special Exception use in the CR-1 (Countryside Residential-1), AR-1; AR-2; JLMA-3; JLMA-20 and TR-10 zoning districts. TLUC Recommendation: The TLUC recommends that the Board direct staff to prepare additional draft amendments for a future ZOAM for the Recreation Establishment, Indoor use, including public outreach meetings.

27 Supplemental Packet Page #27 Item 13a, ZOAM , TLUC Report: Rural Uses and Structures and Historic Structure Exemption Board of Supervisors Business Meeting October 20, 2016 Page 8 PC Recommendation: Additional review is needed, including the establishment of performance standards, prior to considering the addition of the Recreation Establishment, Indoor use to the proposed zoning districts. Staff Recommendation: Staff supports both the TLUC and Planning Commission recommendations regarding the Recreation Establishment, Indoor use. Indoor recreation facilities in the County are typically associated within indoor sport complexes for soccer, lacrosse, hockey, ice skating, swimming, tennis, climbing etc. which provide year round training and game facilities for youth and adult athletes. Examples of these types of indoor recreation facilities include the Ashburn Ice House, Dulles SportsPlex, Rebounders, and Sport Rock in Sterling. These indoor recreation facilities often have very early hours and extend late in the evening to accommodate teams and leagues which rent space on an hourly basis. Indoor recreation facilities generate peak traffic demand on hourly increments as teams and leagues rotate through the facility and when tournaments are hosted. Appropriate performance standards and design guidelines are needed to regulate the size, scale, and design of the facilities to ensure their compatibility with the character of the area, to minimize their impact on adjacent properties and to provide all prospective operators with a clear and consistent expectation of requirements. Staff cannot support the ZOAG proposed use at this time without further review, research, and public outreach and possible development of specific additional regulations for open space development. 3. Should Virginia Farm Winery be added as a Permitted Use in the PD-RV Zoning District? Proposed ZOAG Text. ZOAG proposes to add Virginia Farm Winery as a new Permitted use within the PD-RV Village Conservancy and Satellite Conservancy Subdistrict. TLUC Recommendation: The TLUC recommends that the Board direct staff to prepare additional draft amendments for a future ZOAM for the Virginia Farm Winery use, including public outreach meetings. PC Recommendation: Additional review and community outreach is needed before additional uses, such as Virginia Farm Winery are added to the PD-RV zoning district. Staff Recommendation: Staff supports both the TLUC and Planning Commission recommendations regarding the Virginia Farm Winery use. Although the Village Conservancy and Village Satellite Conservancy Subdistrict consist of large lots that are suitable for the growing of grapes, other activities at wineries may affect neighboring properties. Thus, a Virginia Farm Winery as a permitted use may not be in keeping with the scale and intensity of the other agricultural and passive uses currently permitted and may create issues with noise, lighting, and traffic on and maintenance of private roads that adversely affect existing residents. The Village Conservancy and Satellite Conservancy Subdistrict lots contain the required open space for a Rural Village and are established to provide significant buffering of neighboring

28 Supplemental Packet Page #28 Item 13a, ZOAM , TLUC Report: Rural Uses and Structures and Historic Structure Exemption Board of Supervisors Business Meeting October 20, 2016 Page 9 properties and to provide a land base for agricultural, forestal and open spaces uses. The conservancy lots permit a limited number of by-right uses, which include a variety of agricultural uses, farm support uses, and small scale hospitality uses designed to preserve and maintain the rural character of the landscape. It is recommended that this proposal be discussed further to determine whether performance standards that limit the size of the use and address compatibility issues, such as noise, lighting and traffic, can be developed. 4. Should Virginia Farm Winery be added as a Permitted Use in the RC) Zoning District? Proposed ZOAG Text: ZOAG proposes to add Virginia Farm Winery as a new Permitted use in the RC zoning district. TLUC Recommendation: The TLUC recommended that the Board direct staff to prepare additional draft amendments for a future ZOAM for the Virginia Farm Winery use, including public outreach meetings. PC Recommendation: A Virginia Farm Winery use may not be an appropriate by-right use in the RC zoning district given that it typically includes onsite production and has no regulatory review by the County. Staff Recommendation: Staff supports the Planning Commission recommendation that a Virginia Farm Winery use may not be an appropriate by-right use in the RC zoning district. Operating a winery in the RC zoning district where adequate on-site production is difficult and unlikely. Winery operations with no on-site production is more similar to a Commercial Winery, which ZOAM proposes as a new Special Exception use in the RC zoning district. The Special Exception process would allow the Board and Planning Commission the opportunity to assess the potential impacts of an individual site and opportunities for public input throughout the legislative process. Conditions imposed during the Special Exception process can restrict the size and scale of the operation to ensure compatibility with the surrounding uses as development of standard performance standards may not address concerns at all locations proposed in the RC zoning district. The RC zoning district is generally associated with the existing villages in the western portion of the County. The policies of the Revised General Plan for Existing Villages specifically excludes large scale commercial uses in the Existing Villages and encourages the location of small scale, convenience-sized businesses within the villages that meet local neighborhood needs and are compatible in scale with the surrounding building and related uses in the villages. 5. Update Needed to the Proposed Definition of Stable, Livery. Proposed ZOAG Text: ZOAG proposes to rename Stable, Neighborhood to Stable, Livery and amend the Article 8 definition to eliminate the limitation of 20 boarded horses and to allow the boarding of horses for the private use of a non-profit organization.

29 Supplemental Packet Page #29 Item 13a, ZOAM , TLUC Report: Rural Uses and Structures and Historic Structure Exemption Board of Supervisors Business Meeting October 20, 2016 Page 10 Stable, Livery: A commercial facility for the boarding of horses. Such facility may include the boarding of horses for the private use of the residents of the lot or non-profit organization and the boarding of more than ten (10) horses owned by non-residents of the lot or non-profit organization for their private use and/or for public use. Accessory uses may include offices, storage areas, caretaker s quarters, educating and training students in equitation, and caring for, breeding, or training horses associated with the Livery Stable use. TLUC Recommendation: Allow the renaming of Stable, Neighborhood to Stable, Livery and amended definition as proposed by ZOAG. PC Recommendation: Allow the renaming of Stable, Neighborhood to Stable, Livery and amended definition as proposed by ZOAG. Staff Recommendation: Staff supports TLUC and Planning Commission recommendation to rename Stable, Neighborhood to Stable, Livery and to amend the definition as proposed, with the exception of including the term non-profit organization. The Zoning Ordinance does not define non-profit organization and Staff is concerned that non-profit organization can be interpreted in several ways, which can lead to confusion and unintended consequences. Therefore, Staff has further amended the Stable, Livery definition to replace the term non-profit organization with new language that still meets the purpose and intent of the ZOAG s amended definition while maintaining the other proposed revisions. Stable, Livery: A commercial facility for the boarding of more than ten (10) horses owned by non-owners and/or non-residents of the lot for their private use, and/or for the boarding of any horses for public use. Such facility may include the keeping of horses for the private use of the owners and/or residents of the lot. Accessory uses may include offices, storage areas, caretaker s quarters, educating and training students in equitation, and caring for, breeding, or training horses associated with the Livery Stable use. SUMMARY OF PROPOSED TEXT CHANGES: The proposed amendments recommended by TLUC are summarized in Attachment 2. The complete text is included in Attachment 1. FISCAL IMPACT: Sufficient resources are included in Department of Planning and Zoning s FY 2017 budget to implement the changes to the Zoning Ordinance. ALTERNATIVES: 1. Adopt the amendments proposed in Attachment 1, as recommended by TLUC, and direct Staff to initiate a separate ZOAM to consider the additional amendments proposed by ZOAG. 2. Adopt the amendments proposed in Attachment 1, as recommended by TLUC, and do not direct Staff to initiate a separate ZOAM to consider the additional amendments proposed by ZOAG.

30 Supplemental Packet Page #30 Item 13a, ZOAM , TLUC Report: Rural Uses and Structures and Historic Structure Exemption Board of Supervisors Business Meeting October 20, 2016 Page Adopt the amendments proposed in Attachment 1, as recommended by TLUC, and Attachment Adopt the amendments proposed in Attachment 1, but including only the open spaces uses as recommended by Staff, and direct or not direct Staff to initiate a separate ZOAM to consider the additional amendments proposed by ZOAG. 5. Take no action. DRAFT MOTIONS: 1. I move that the Board of Supervisors approve ZOAM , Rural Uses and Structures and Historic Structure Exemption, as provided in Attachment 1 of the October 20, 2016, Board of Supervisors Business Meeting Action Item. OR I further move that the Board of Supervisors direct staff to prepare a Resolution of Intent to Amend the Revised 1993 Loudoun County Zoning Ordinance to include the Zoning Ordinance Action Groups recommendations to add additional uses in open space and add Recreation establishment, indoor and Virginia Farm Winery uses to certain zoning districts. 2. I move that the Board of Supervisors approve ZOAM , Rural Uses and Structures and Historic Structure Exemption, as provided in Attachment 1 and Attachment 5 of the October 20, 2016, Board of Supervisors Business Meeting Action Item. OR 3. I move that the Board of Supervisors approve ZOAM , Rural Uses and Structures and Historic Structure Exemption, as provided in Attachment 1 of the October 20, 2016, Board of Supervisors Business Meeting Action Item, excluding the addition of the open space uses of Eco-Tourism; Farm Based Tourism; Restaurant; and Tenant Dwelling. OR 4. I move an alternate motion. ATTACHMENTS: 1. TLUC Recommended Text, dated July 15, Summary TLUC of Proposed Text Changes 3. Description of Open Space and Existing Open Space Uses 4. Staff Proposed Open Space Uses 5. Tenant Dwelling Additional Regulations in Open Space

31 Supplemental Packet Page #31 ARTICLE 2 NON-SUBURBAN DISTRICT REGULATIONS FINAL DIVISION A: RURAL DISTRICTS Section AR-1 Agricultural Rural Purpose and Intent. The purpose and intent of the AR-1 district is to: (A) (B) (C) (D) (E) Support the use of land for rural economy uses, with residential uses allowed at densities consistent with the general open and rural character of the rural economy uses. Allow for a broad range of rural economy uses, including (agriculture, horticulture and animal husbandry), agriculture support and services associated with on-going agricultural activities, and other uses that can be developed in ways consistent with the rural character of the AR-1 district through mitigation or other standards. Recognize the County s tourism industry is interconnected with the rural economy and rural economy uses in the district by allowing for tourism uses related to agricultural uses, conference and training center uses, and rural activity and special event uses. Promote consistency between residential development and rural economy uses through lower density residential development or clustering of residential development. Ensure that the rural economy uses are compatible with any existing permitted residential development Use Regulations. Table summarizes the principal use regulations of the AR-1 district. (A) Organization of Use Table. Table organizes the uses in the AR-1 district by Use Classifications, Use Categories and Use Types. (1) Use Classifications. The Use Classifications are: agricultural uses; residential uses; public and institutional uses; commercial uses; and industrial uses. The Use Classifications provide a systematic basis for assigning present and future land uses into broad general classifications (e.g., agricultural uses and residential uses). The Use Classifications then organize land uses and activities into general Use Categories and specific Use Types based on common functional, product, or physical characteristics, such as the type and amount of activity, the Attachment 1 Section 2-100

32 Supplemental Packet Page #32 type of customers or residents, how goods or services are sold or delivered, and site conditions. (2) Use Categories. The Use Categories describe the major sub-groups of the Use Classification, based on common characteristics (e.g., the residential Use Classification is divided into two major Use Categories: Household Living and Group Living). Principal uses are identified in defining the Use Category. They are principal uses that most closely share the common characteristics that are key to the Use Category. (3) Use Types. The Use Categories are then divided into specific Use Types. The specific Use Types are included in the respective Use Category. They identify the specific uses that are considered to fall within characteristics identified in the Use Category. For example, single family detached dwellings, multi-family dwellings and town houses are Use Types in the Household Living Use Category. (B) (C) (D) Use Categories and Use Types Defined. All the Use Categories and Use Types listed in Table are defined in Article VIII (Definitions). Permitted and Special Exception Uses. A P in the column identified AR-1 indicates that a Use Category or specific Use Type is permitted as a matter of right (as a permitted use) in the AR- 1 district, subject to compliance with all applicable standards and regulations in this Ordinance and all other County ordinances. An S indicates that a Use Type is allowed in the AR-1 district as a special exception in accordance with the procedures and standards of Section An M indicates that a Use Type is allowed in the AR-1 district as a Minor Special Exception in accordance with the procedures and standards of Section In some instances, and based on the Additional Regulations for Specific Uses (Section 5-600), a Use Type will be permitted as a matter of right under certain conditions or allowed as a Special Exception or Minor Special Exception under other conditions. In those instances, it is identified as P/S or P/M, as appropriate. Reference to General Use Category. References to General Use Category under the Use Type column, means all of the uses in the Use Category are allowed. The Use Category is defined in Article VIII. Where specific Use Types are listed in the Use Type column, only the listed Use Types in the Use Category are allowed. The Use Types are defined in Article VIII. Section 2-100

33 Supplemental Packet Page #33 (E) (F) Additional Regulations for Specific Uses. References to sections in the final column of Table (AR-1 District Use Table) indicate that the listed use is subject to use-specific regulations. The numbers provide a cross-reference to the Additional Regulations for Specific Uses in Section Minimum Lot Size Requirements. Each principal permitted use shall meet the minimum acreage requirement, where specified in the Additional Regulations for Specific Uses in Section 5-600, for that use. Where two or more principal uses are located on one parcel, the parcel size shall be the larger of the two or more uses requirements, and not the sum of all the minimum lot sizes. TABLE 2-102: AR-1 AGRICULTURAL RURAL 1 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-1 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES AGRICULTURAL USES Agriculture General Use Category P Section Horticulture General Use Category P Section Animal Husbandry General Use Category P Section Agricultural processing P Section Agri-education P Section Agriculture Support and Services Directly Related to On-going Agriculture, Horticulture and Animal Husbandry Activity, On-Site Animal care business P Section Agritainment P Section Commercial winery with 20,000 square feet or less Commercial winery, over 20,000 square feet P Section S Section Custom operators P Section Direct market business for sale of products produced on-site including but not limited to PYO (pick-your-own) Equestrian Event Facility facilities P Section P Section Section 2-100

34 Supplemental Packet Page #34 TABLE 2-102: AR-1 AGRICULTURAL RURAL 1 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-1 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES Farm based tourism P Section Farm co-ops P Section Farm machinery repair P Section Farm markets P Section Feedlot (for on-going, on-site animal husbandry activities) P Section Limited Brewery P Section Nursery, commercial S Section Nursery, production P Section Pet farms P Section Restaurant P Section Sawmill S Section Stables, Livery P Section Stable, Private P Section Veterinary services Virginia Farm Winery P P Wayside stand P Section Wetlands mitigation bank P Section Agriculture Support and Services UNot DirectlyU Associated with On-Site Agricultural Activity Agricultural research facility P Section Animal care businesses P Section Central farm distribution hub for agricultural products P Section Section 2-100

35 Supplemental Packet Page #35 TABLE 2-102: AR-1 AGRICULTURAL RURAL 1 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-1 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES Commercial winery with 20,000 square feet or less Commercial winery, over 20,000 square feet Equestrian Event Facility facility Equestrian facility, on lots of less than 50 acres or without frontage on state maintained road P Section S Section P Section M Section Farm machinery repair P Section Farm machinery sales, rental and service Mill feedfeed and farm supply centerfarm Supply Center P Section P Section Nursery, commercial S Section Stable, Livery neighborhood, on lots of 25 acres or more, or frontage on state maintained road Stable, neighborhood, on lots of less than 25 acres or without frontage on state maintained road P Section M Section Stable, privateprivate P Section Animal hospital P Section Animal Services Kennel S Section Kennel, Indoor M Section RESIDENTIAL USES Household Living Accessory dwelling (accessory to single family detached dwelling) Dwelling, single-family detached, including manufactured housing P Section P May divide property in accordance with Section Development Options. Section 2-100

36 Supplemental Packet Page #36 TABLE 2-102: AR-1 AGRICULTURAL RURAL 1 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-1 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES Portable Dwelling/Trailer Construction P Co-housing P Group Living Convent or monastery P/S Section Dormitory, seasonal labor M Section Rooming house P PUBLIC AND INSTITUTIONAL USES Aviation Airport/landing strip S Section Day Care Facilities Child care home P Section 5-609(A) Child or adult day care center S Section 5-609(B) Agricultural cultural center S Section Cultural and Government Facilities Education Fairground S Section Structures or uses for local government purposes not otherwise listed in the district Public School (Elementary, Middle, or High) for fifteen (15) or fewer pupils Private School (Elementary, Middle, or High) for more than fifteen (15) pupils Private Vocational school S S Section S S Arboretum P Section Park and Open Space Botanical garden or nature study area P Section Cemetery S Section Mausoleum S Section Section 2-100

37 Supplemental Packet Page #37 TABLE 2-102: AR-1 AGRICULTURAL RURAL 1 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-1 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES Crematorium S Section Public Safety Religious Assembly Utility Community, neighborhood, or regional park, passive recreational uses Community, neighborhood, or regional park, active recreational uses Fire and/or rescue station P Section Police station or substation P Section Church, synagogue, temple or mosque, with seating capacity of 300 or less seats in sanctuary or main activity area Church, synagogue, temple or mosque, with seating capacity of more than 300 in sanctuary or main activity area, or accessory schools, day care centers with more than S30S U50U children, recreational facilities General Use Category Municipal drinking water supply reservoir P S P Section S Section Sewage Treatment Plant S Section P P Recycling drop-off collection center, public: Section Utility substation, transmission: Section 5-616(A) Utility substation, distribution: Section 5-616(B) Sewer Pumping Station P Section Water Storage Tank S Section Water Treatment Plant S Section Water Pumping Station P Section Section 2-100

38 Supplemental Packet Page #38 TABLE 2-102: AR-1 AGRICULTURAL RURAL 1 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-1 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES Utility transmission lines, overhead (excluding connections of lines from existing overhead public utility transmission lines to individual uses) S Unless excepted by Section 1-103(D) COMMERCIAL USES Conference and Training Centers Conference and training centers Rural agricultural corporate Corporate retreatretreat P/M Section P Section Rural Resort M Section 5-601(CD) Rural Retreat M Section 5-601(C) Teahouse; coffeehouse P Section Food and Beverage Banquet/Event Facility M Section Restaurant M Section Office Educational or research facilities use related to the agriculture, horticulture and animal husbandry uses in the district Camp, day and boarding, with 30 or fewer campers Camp, day and boarding, with more than 30 campers M Section P Section M Section Campground M Section Recreation and Entertainment Country Club S Section Cross country ski business P Section Eco-tourism P Section Golf course S Section Outdoor amphitheater S Section Section 2-100

39 Supplemental Packet Page #39 TABLE 2-102: AR-1 AGRICULTURAL RURAL 1 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-1 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES Private Club or Lodge S Rural recreational establishment, outdoor P Antique shop P Section Art gallery or art studio P Section Retail Sales and Service Auction house S Section Craft shop P Section Small business P/M Section Bed and Breakfast Homestay P Section 5-601(A) Bed and Breakfast Inn P Section 5-601(B) Visitor Accommodation Country Inn P Section 5-601(C) Country Inn with Restaurant with an occupancy of no more than 100 Country Inn with Restaurant with an occupancy of more than 100 Guest farm or ranch leasing up to 20 guest rooms P M P Section 5-601(C) Section 5-601(C) INDUSTRIAL USES Radio and/or television tower S Section Telecommunications antenna P Section 5-618(A) Telecommunication Use and/or Structure Telecommunications monopole Telecommunications monopole Telecommunications transmission tower P S S Section 5-618(B)(1) Section 5-618(B)(2) Section 5-618(C)(2) Section 2-100

40 Supplemental Packet Page #40 TABLE 2-102: AR-1 AGRICULTURAL RURAL 1 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-1 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES Waste-Related Uses Vegetative Waste Management facility Yard Waste Composting Facility Stockpiling of dirt S Section M S (Grant of a special exception does not avoid requirements of Chapter 1080, Codified Ordinances of Loudoun County, or any other applicable law.) (Grant of a special exception does not avoid requirements of Chapter 1080, Codified Ordinances of Loudoun County, or any other applicable law.) Development Options. Land within the AR-1 zoning district may be subdivided under one of the three development options identified below. Nothing in this section shall preclude the opportunity for a property owner to file for a Family Subdivision in accordance with the requirements of the Land Subdivision and Development Ordinance. (A) Base Density Division Option. A Base Density Division meeting the following standards and criteria may be permitted in accordance with the procedures outlined in the Land Subdivision and Development Ordinance (LSDO) for such division: (1) Lot Yield. Under the Base Density Division Option, the maximum lot yield shall be one lot per 20 acres. (2) Permitted Uses. The uses permitted on lots developed in accordance with the Base Density Division Option are identified in Table and are subject to the Additional Regulations for Specific Uses of Section (3) Lot and Building Requirements. (a) (b) (c) Minimum Lot Size. 20 acres. Minimum Lot Width. 175 feet. Minimum Yards. Except where a greater setback is required by Section 5-900, No no structure shall be located within 25 feet of any property line or within 100 feet from the right-of-way of any arterial road, Section 2-100

41 Supplemental Packet Page #41 75 feet from the right-of-way of any collector road, and 35 feet from any other road right-of-way, private access easement, and/or any prescriptive easement. (d) Maximum Lot Coverage. 11% maximum.25%, but only 10% may be used for residential or nonresidential structures excluding agricultural, horticultural, and animal husbandry structures not open to the public. (e) Maximum Building Height. 35 feet, excluding agricultural, horticultural, and animal husbandry structures not open to the public. (4) Creation of Lots. (a) (b) (c) Request. Requests for creation of lots by plat of division in the AR-1 District shall be submitted to the Director of the Department of Building and Development (or designee) for review and approval in accordance with AR-2 and AR-1 Divisions of the Land Subdivision and Development Ordinance. Public Road Frontage. No such lot shall be created fronting on a public road unless the publicly dedicated width of the road along the entire frontage of the newly created lot, measured from the centerline of the road to the property line of the lot, satisfies the criteria of the Virginia Department of Transportation (VDOT). Utility Requirements. Each lot shall have an onsite water supply and individual sewage disposal system. (5) Lot Access. (a) (b) Access to individual lots may be provided by a private access easement that complies with the requirements of the Facilities Standards Manual. A private access easement may serve as frontage inlieu of public road frontage for up to 7 lots. Section 2-100

42 Supplemental Packet Page #42 (c) The plat of division shall contain a note detailing the provisions for the maintenance of the private access easement. (B) Principal/Subordinate Subdivision Option: The Principal/Subordinate Subdivision Option is a subdivision of land in which a maximum lot yield is calculated for an Originating Tract based on the gross acreage of such tract. The maximum lot yield shall be as set forth in Subsection 2-103(B)(1)(b) below. The Principal/Subordinate Subdivision Option results in the creation of one Principal Lot, and one or more Subordinate Lots. The number of Subordinate Lots created is subtracted from the maximum lot yield and the resulting number establishes the remaining number of lots, which is assigned to the Principal Lot. The creation of subsequent Subordinate Lots from the Principal Lot is permitted, with the number of lots assigned to the Principal Lot reduced by one for each Subordinate Lot created. Once the number of lots assigned to the Principal Lot is reduced to one, no more Subordinate Lots can be created. The Principal/Subordinate Subdivision Option typically allows the landowner to achieve a greater lot yield than the base density of the Base Density Division Option, while providing for the establishment of rural economy uses as a primary use with singlefamily detached residential development as a secondary use. (1) General Requirements. (a) (b) General. A landowner may exercise this option on a site consisting of a minimum of 20 acres prior to development. Lot Yield. The maximum lot yield shall be 1 lot per 10 acres. (2) Characteristics of Principal/Subordinate Subdivision Option. (a) (b) The lot yield of a Principal/Subordinate Subdivision shall be calculated from the Originating Tract of land in existence at the time the first Principal/Subordinate Subdivision is created. Once a Principal/Subordinate Subdivision is created, the number of lots assigned to the subdivision shall not be altered. Section 2-100

43 Supplemental Packet Page #43 (c) (d) (e) (f) The lot yield of the Originating Tract shall be calculated with each preliminary and/or record plat. At the time of the first subdivision, the number of Subordinate Lots created is subtracted from the number of lots calculated for the Originating Tract and the remaining number of lots is then assigned to the Principal Lot. Each subsequently created Subordinate Lot is subtracted from the number of lots assigned to the Principal Lot and shall reduce the number of lots assigned to the Principal Lot by one (1) for each lot. A Principal Lot may be further subdivided, provided the minimum requirements of the Zoning Ordinance and Land Development and SubdivisionSubdivision and Development Ordinance (LSDO) are met. Once the number of lots assigned to the Principal Lot is reduced to one, the Principal Lot may no longer be subdivided. Subordinate Lots shall not be further subdivided. The record plat and initial deed of conveyance after establishment of a subdivision lot under the Principal/ Subordinate Subdivision Option shall contain a statement to this effect. A subdivision of one or more lots may occur at one time or in a series of subdivisions up to the maximum lot yield calculated for the Originating Tract. (g) Any subdivision record plat for a Principal/Subordinate Subdivision shall contain a tabulation of density showing, in addition to all Land Subdivision and Development Ordinance (LSDO) requirements, the lot yield originally calculated for the Originating Tract, all prior subdivisions from the Originating Tract and each resulting Principal Lot and number of lots created pursuant to such subdivisions. (h) The Principal Lot shall be clearly labeled on each record plat. (i) Each Principal/Subordinate Subdivision shall contain at least one Rural Economy Lot of a minimum of 15 acres in size. Section 2-100

44 Supplemental Packet Page #44 (3) Permitted Uses. (a) Principal and Subordinate Lots. The uses permitted on lots developed in accordance with the Principal/Subordinate Development Option are identified in Table and are subject to the Additional Regulations for Specific Uses of Section (4) Lot and Building Requirements. The Lot and Building Requirements for development under the Principal/Subordinate Subdivision Option are identified below, except where the performance standards in Section (Additional Regulations for Specific Uses) specify different requirements for a particular use. (a) (b) Minimum Lot Size. 80,000 square feet, exclusive of major floodplain. At least one lot in the development shall be a Rural Economy Lot with a minimum of 15 acres. Minimum Lot Width. 175 feet. (c) Maximum Length/Width Ratio. 3:1. (d) Minimum Yards. No structure shall be located within 25 feet of any property line or within 100 feet from the right-of-way of any arterial road; 75 feet from the right-of-way of any collector road; or 35 feet from any other road right-of-way, private access easement, and/or any prescriptive easement. (e) Maximum Lot Coverage. 15%. (f) Building Height. 35 feet maximum, excluding agricultural, horticultural, and animal husbandry structures. (5) Landscaping/Buffering. Notwithstanding the requirements of Section , required buffers may be provided on either the Principal and/or Subordinate lot. (6) Utility Requirements. (a) Water. All lots shall be served by individual water supply systems located on the lot. Section 2-100

45 Supplemental Packet Page #45 (b) Sewer. All lots shall be served by individual sewage disposal systems located on the lot. (7) Fire Protection. The development shall satisfy the fire protection standards set forth in the Facilities Standards Manual. (8) Lot Access. (a) (b) (c) Access to individual lots may be provided by a private access easement that complies with the requirements of Chapter 4: Transportation, of the Facilities Standards Manual. A private access easement may serve as frontage in lieu of public road frontage up to 25 lots per easement. The record plat of subdivision shall contain a note detailing the provisions for the maintenance of the private access easement. (C) Cluster Subdivision Option. The Cluster Subdivision Option allows for the subdivision of a tract of land with a more compact residential design plus one or more large lots suitable for rural economy uses and/or common open space. Communal water and sewer systems may be used for such developments. (1) General Requirements. (a) (b) General. A landowner may exercise this option on a site consisting of a minimum of 20 acres prior to development. Lot Yield. The maximum lot yield shall be 1 lot per 5 acres. (2) Characteristics of Cluster Subdivision Option. (a) Depending on the tract size, the cluster subdivision may include one or more Rural Cluster Lots and at least one Rural Economy Lot and may include Common Open Space. Section 2-100

46 Supplemental Packet Page #46 (b) (c) (d) (e) (f) The lot yield of the cluster subdivision shall be calculated from the gross acreage for the tract of land from which the subdivision is created. All lots within the cluster subdivision shall be created at one time. The lots created by cluster subdivision shall not be further subdivided. A Homeowners Association is required for any subdivision with common elements as described in Section Each preliminary and record plat for a cluster subdivision shall contain a tabulation of lot yield for the cluster subdivision. (g) The perimeter setback required in Section 2-103(C)(6) shall be indicated and clearly labeled on each preliminary and record plat. (h) A minimum of 70% of the gross land area of the development shall be comprised of a Rural Economy Lot(s) or a combination of Rural Economy Lot(s) and Common Open Space. (i) Variation of Lot Sizes: In all new residential subdivisions containing seven (7) or more lots, a mixture of lot sizes and dimensions shall be provided in order for a variety of housing opportunities and avoid monotonous streetscapes. No more than 25 percent of all lots shall be similar in total area. For purposes of this subsection, similar lot areas shall be defined as within 1,500 square feet of each other. (3) Lot standards for Residential Cluster Lots. The site layout of the proposed development shall occur in conjunction with preliminary subdivision plat review. Development of the cluster option shall comply with all of the following standards, in addition to the LSDO: (a) Number of Lots in Cluster(s). Rural Cluster Lots shall be grouped in clusters consisting of a minimum of 5 lots and a maximum of 25 lots, except that a Section 2-100

47 Supplemental Packet Page #47 cluster may consist of fewer than 5 lots if any one of the following applies: (i) (ii) (iii) There will be fewer than 5 lots in the entire subdivision. In the AR-1 district, the area of the site is less than 50 acres. It is demonstrated that a cluster of fewer than 5 lots will result in less disturbance of land within the Mountainside Development Overlay District (MDOD), Floodplain Overlay District (FOD) lands, and/or land containing steep slopes and/or wetlands. (b) Number of Clusters. Multiple groupings of Rural Cluster Lots shall be required where the total number of lots on a site is greater than 25. A single grouping of Rural Cluster Lots shall contain all the lots where the total number of lots on a site is 25 or fewer, except that multiple clusters may be allowed where it is demonstrated that multiple clusters will result in less disturbance of land within the Mountainside Development Overlay District (MDOD), Floodplain Overlay District (FOD) lands, and/or land containing steep slopes and/or wetlands. (c) Distance Between Clusters. If more than one grouping of Rural Cluster Lots is to be created from a parcel, a minimum of 500 feet shall separate the lot lines of the outer boundaries of each grouping of Rural Cluster lots (exclusive of open space and lots 15 acres or greater). (d) Minimum Lot Size. (i) On-site Water and Wastewater. 40,000 sq. ft., exclusive of major floodplain. (ii) Off-site Wastewater, On-site Water. 20,000 sq. ft., exclusive of major floodplain. (iii) Off-site Water and Off-Site Wastewater. No minimum lot size. Section 2-100

48 Supplemental Packet Page #48 (e) (f) Maximum Lot Size. 4 acres. Maximum Lot Coverage. (i) Lots less than 40,000 sq. ft.: 8% (ii) Lots 40,000 sq. ft. 4 acres: 15% (g) Permitted Uses on Lots. The uses allowed on lots are identified in Table and are subject to the Additional Regulations for Specific Uses in Section (4) Lot standards for Rural Economy Lots. Each cluster subdivision shall contain at least one Rural Economy Lot of a minimum of 15 acres that shall meet the following standards: (a) Minimum Lot Size. 15 acres. (b) Maximum Lot Coverage. 8%. (c) Minimum Lot Width. 175 feet. (d) Maximum Length/Width Ratio. 3:1. (e) Permitted Uses on Lots. The uses allowed on lots are identified in Table 2-102, subject to the Additional Regulations for Specific Uses in Section (5) Common Open Space Use. Land that is neither part of a building lot nor a road right-of-way shall be placed in common open space and shall be maintained by a Homeowner s Association as described in Section Common Open Space shall be designed to constitute a contiguous and cohesive unit of land which may be used as described below. Common Open Space has no minimum or maximum lot size and no lot width regulations. Further, Common Open Space does not count against the lot yield allotted to the subdivision. (a) Permitted Uses. The following uses shall be permitted in Uses allowed on the Common Open Space. land are listed below and are subject to the Additional Regulations for Specific Uses in Section as referenced: Section 2-100

49 Supplemental Packet Page #49 (i) (ii) (iii) (iv) (v) (vi) Bona fide agriculture, horticulture, animal husbandry and structures accessory to such use, including, but not limited to barns and run-in sheds to house livestock or farm equipment, pursuant to Section Construction and/or sales trailer, during period of construction activity. Easements and improvements for drainage, access, sewer or water lines, or other public purposes. Passive open space or passive recreation, including but not limited to trails, picnic areas, community gardens. Sewage disposal system, communal. Sewer pumping station. (vii) Stables, pursuant to Section RESERVED. (viii) Stormwater management facilities for the proposed development or for a larger area in compliance with a watershed stormwater management plan. (ix) (x) (xi) (xii) Telecommunications antenna, pursuant to Section 5-618(A). Telecommunications monopole, pursuant to Section 5-618(B)(1). Telecommunications monopole, pursuant to Section 5-618(B)(2). Utility substation, dedicated. (xiii) Utility transmission lines, overhead (excluding connections of lines from existing overhead public utility transmission lines to individual uses). (xiv) Water pumping station. Section 2-100

50 Supplemental Packet Page #50 (xv) (xvi) Water supply system, communal. Uses from the Agricultural Support and Services Directly Related to On-going Agriculture, Horticulture and Animal Husbandry Activity, On-Site, Use Category, as follows: a. Agricultural cultural center, pursuant to Section b. Agri-education, pursuant to Section c. Agricultural Processing, pursuant to Section d. Arboretum, pursuant to Section e. Botanical garden or Nature Study Area, pursuant to Section f. Direct market business for sale of products produced on-site including but not limited to PYO (pick-yourown), pursuant to Section g. Eco-tourism, pursuant to Section h. Farm based tourism, pursuant to Section i. Farm co-op, pursuant to Section j. Farm Market, on-site production, pursuant to Section k. Nursery, production, pursuant to Section l. Pet farm, pursuant to Section m. Restaurant, pursuant to Section Section 2-100

51 Supplemental Packet Page #51 n. Stable, Livery, with frontage on a state maintained road, pursuant to Section o. Stable, Private, pursuant to Section a.p. Wayside Stand, pursuant to Section (b) Special Exception Uses. The following uses are may be permitted within in Common Open Space by the Board of Supervisors, and if approved, may be subject to certain conditions with Special Exception approval pursuant to Section and are subject to the Additional Regulations for Specific Uses in Section as referenced. (i) (ii) Active recreation space. Telecommunications tower, pursuant to Section 5-618(C)(2). (6) Setback. (ii)(iii) Stables, Livery, without frontage on a state maintained road, pursuant to Section (a) (b) Setback. No structure shall be located within one hundred (100) feet from the right of way of any arterial road; seventy five (75) feet from the right of way of any collector road; or thirty five (35) feet from any other road right of way, private access easement, and/or prescriptive easement. Perimeter Setback. Residential dwellings within the subdivision, including the Rural Economy Lot, shall be set back a minimum of 100 feet from any lot line adjoining parcels not located within the cluster subdivision. (7) Yards. (a) (b) Front. 35 feet minimum. Side. 15 feet minimum. Section 2-100

52 Supplemental Packet Page #52 (c) Rear. 35 feet minimum. (8) Building Requirements. (a) Building Height. Thirty five (35) feet maximum, excluding agricultural, horticultural, and animal husbandry structures. (9) Utility Requirements. (a) Water. All lots shall be served by either: (i) (ii) Individual water systems, located on the lot served, or Communal water system, located within Common Open Space, with maintenance to be provided pursuant to Section 2-103(C)(10). (b) Sewer. All lots shall be served by either: (i) (ii) Individual sewage disposal systems, located on the lot served or in Common Open Space. A maximum of seventy percent (70%) of the lots may have primary and/or reserve septic fields within common open space. The record plat shall identify the location of all septic fields and shall assign them to lots, or Communal sewage disposal system that shall be located within Common Open Space with maintenance to be provided pursuant to Section 2-103(C)(10). (10) Maintenance of Water and/or Sewage Disposal Systems. (a) Individual Systems. Maintenance of Individual Water and Individual Sewage Disposal Systems shall be the responsibility of the owner of the lot the system serves. (b) Communal. If the development is served by a communal water and/or sewage disposal system, such systems shall be operated and maintained by LCSA, in accord with all LCSA adopted policies. If LCSA policies preclude maintenance by LCSA, then Section 2-100

53 Supplemental Packet Page #53 (11) Lot Access. the HOA shall contract with a public water or sewer (wastewater) utility as defined in Chapter 10.1 or 10.2 of Title 56 of the Code of Virginia. An access easement shall be provided for the entity maintaining the system. All costs of operation and maintenance of such communal systems shall be borne as a common expense by the owners of the lots served. (a) (b) (c) Access to individual lots or common open space may be provided by a private access easement which shall comply with the requirements of the Facilities Standards Manual. Private access easements may serve as frontage in lieu of public road frontage for up to 25 lots per easement. The plat of subdivision shall contain a note detailing the maintenance provisions of the private access easement. (12) Fire Protection. The development shall satisfy the fire protection standards set forth in the Facilities Standards Manual Homeowners Association and Responsibilities. (A) If the subdivision contains any of the common areas of or improvements listed below, the development shall have an incorporated Homeowners Association ( HOA ). The HOA shall have the responsibility to maintain the following areas or improvements: (1) Common open space areas within the development that are not part of an individual lot; (2) Lot(s), if owned by the HOA; (3) Private roads, if any, within or serving the development, except as provided in Section 2-104(C); (4) Communal water and/or sewage disposal systems, except as provided in Section 2-104(D); (5) Any stormwater management facilities or areas; Section 2-100

54 Supplemental Packet Page #54 (6) Fire protection pond(s), dry mains, or other improvements; (7) Such other common facilities or improvements as may be designated in the bylaws of the HOA. (B) (C) (D) (E) Membership in the HOA shall be required for all purchasers of lots in the subdivision and their successors in title. Notwithstanding the requirements of Section 2-104(A) above, if the only common element is the private roads or easements, then such private roads or easements shall either be maintained by an HOA or pursuant to a private road maintenance agreement. If such roads are to be maintained pursuant to a private road maintenance agreement, then the terms thereof shall be included on each record plat of subdivision for the development. Notwithstanding the requirements of Section 2-104(A) above, communal water or sewage disposal systems may be maintained by LCSA or a public water or sewer (wastewater) utility as defined in Chapter 10.1 or 10.2 of Title 56 of the Code of Virginia. Prior to approval of a record plat of subdivision for the cluster: (1) If an HOA is to be established, the landowner shall submit documents for the creation of the HOA to the County for review and approval, including its bylaws, and all documents governing ownership, maintenance, and use restrictions for common areas, including a legal description of such areas and a description of restrictions placed upon the use and enjoyment of the land; (2) If a communal water and/or sewage disposal system is to be maintained by a third party, a minimum two year maintenance contract is to be submitted for review by the County. (3) If the subdivision is served by private roads and there is no HOA for the subdivision, the developer shall submit a private road maintenance agreement to the County for review and approval Recognizing Protection by Right to Farm Act. Record plats and deeds authorized pursuant to this section shall include a statement that agricultural operations enjoy the protection of the Right to Farm Act (Va. Code Section et seq.). Section 2-100

55 Supplemental Packet Page # Existing Lots of Record. (A) (B) Lots existing as of December 6, 2006 shall be permitted the uses identified in Table 2-102: AR-1 Agricultural Rural-1 District Use Table and shall follow the lot and building requirements for the Base Density Division option as identified in Section 2-103(A). Hamlet Lots. For lots recorded prior to December 6, 2006 and developed under a hamlet subdivision, in accordance with the zoning ordinance in effect at the time of subdivision, such lots shall follow the Rural Hamlet requirements, including uses, as set forth in this Ordinance. Section 2-100

56 Supplemental Packet Page #56 Section AR-2 Agricultural Rural Purpose and Intent. The purpose and intent of the AR-2 district is to: (A) (B) (C) (D) (E) (F) Support the use of land for rural economy uses consistent with the pattern of rural and agricultural land uses in the district, including sustaining and nurturing the economically significant equine industry. Allow residential uses at densities consistent with the general open and rural character of the rural economy uses, and consistent with the land use patterns in the district, which are marked by low density and large parcels relative to the other portions of the County. Allow for a broad range of rural economy uses, including traditional and new agricultural uses (agriculture, horticulture and animal husbandry), agriculture support and basic services directly associated with on-going agricultural activities, and other uses that can be developed in ways that are consistent with the rural character of the AR-2 District through mitigation or other standards. Recognize the County s tourism industry is interconnected with the rural economy and rural economy uses in the district by allowing for tourism uses related to agricultural uses, conference and training center uses, and rural activity and special event uses for tourists. Promote consistency between residential development and rural economy uses through lower density residential development or the clustering of residential development. Ensure that the rural economy uses are compatible with any existing permitted residential development. Section 2-200

57 Supplemental Packet Page # Use Regulations. Table summarizes the principal use regulations of the AR-2 district. (A) Organization of Use Table. Table organizes the uses in the AR-2 district by Use Classifications, Use Categories and Use Types. (1) Use Classifications. The Use Classifications are: agricultural uses; residential uses; public and institutional uses; commercial uses; and industrial uses. The Use Classifications provide a systematic basis for assigning present and future land uses into broad general classifications (e.g., agricultural uses and residential uses). The Use Classifications then organize land uses and activities into general Use Categories and specific Use Types based on common functional, product, or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered, and site conditions. (2) Use Categories. The Use Categories describe the major sub-groups of the Use Classification, based on common characteristics (e.g., the residential Use Classification is divided into two major Use Categories: Household Living and Group Living). Principal uses are identified in defining the Use Category. They are principal uses that most closely share the common characteristics that are key to the Use Category. (3) Use Types. The Use Categories are then divided into specific Use Types. The specific Use Types are included in the respective Use Category. They identify the specific uses that are considered to fall within characteristics identified in the Use Category. For example, single family detached dwellings, multi-family dwellings and town houses are Use Types in the Household Living Use Category. (B) (C) Use Categories and Use Types Defined. All the Use Categories and Use Types listed in Table are defined in Article VIII (Definitions). Permitted and Special Exception Uses. A P in the column identified AR-2 indicates that a Use Category or specific Use Type is permitted as a matter of right (as a permitted use) in the AR- 2 district, subject to compliance with all applicable standards and regulations in this Ordinance and all other County ordinances. An S indicates that a Use Type is allowed in the AR-2 district as a Section 2-200

58 Supplemental Packet Page #58 special exception in accordance with the procedures and standards of Section An M indicates that a Use Type is allowed in the AR-2 district as a Minor Special Exception in accordance with the procedures and standards of Section In some instances, and based on the Additional Regulations for Specific Uses (Section 5-600), a Use Type will be permitted as a matter of right under certain conditions or allowed as a Special Exception or Minor Special Exception under other conditions. In those instances, it is identified as P/S or P/M, as appropriate. (D) (E) (F) Reference to General Use Category. References to General Use Category under the Use Type column mean all of the uses in the Use Category are allowed. The Use Category is defined in Article VIII. Where specific Use Types are listed in the Use Type column, only the listed Use Types in the Use Category are allowed. The Use Types are defined in Article VIII. Additional Regulations for Specific Uses. References to sections in the final column of Table (Additional Regulations for Specific Uses) indicate that the listed use is subject to use-specific regulations. The numbers provide a cross-reference to the Additional Regulations for Specific Uses in Section Minimum Lot Size Requirements. Each principal permitted use shall meet the minimum acreage requirement, where specified in the Additional Regulations for Specific Uses in Section 5-600, for that use. Where two or more principal uses are located on one parcel, the parcel size shall be the larger of the two or more uses requirements, and not the sum of all minimum lot sizes. TABLE 2-202: AR-2 AGRICULTURAL RURAL 2 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-2 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES AGRICULTURAL USES Agriculture General Use Category P Section Horticulture General Use Category P Section Animal Husbandry General Use Category P Section Section 2-200

59 Supplemental Packet Page #59 TABLE 2-202: AR-2 AGRICULTURAL RURAL 2 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-2 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES Agricultural processing P Section Agri-education P Section Animal care business P Section Agritainment P Section Agriculture Support and Services Directly Related to On-going Agriculture, Horticulture and Animal Husbandry Activity, On-Site Commercial winery with 20,000 square feet or less Commercial winery, over 20,000 square feet P Section S Section Custom operators P Section Direct market business for sale of products produced on-site - including but not limited to PYO (pick-your-own) Equestrian Event Facility facilities P Section P Section Farm based tourism P Section Farm co-ops P Section Farm machinery repair P Section Farm markets P Section Feedlot (for on-going, on-site animal husbandry activities) P Section Limited Brewery P Section Nursery, commercial S Section Nursery, production P Section Pet farms P Section Restaurant P Section Sawmill S Section Section 2-200

60 Supplemental Packet Page #60 TABLE 2-202: AR-2 AGRICULTURAL RURAL 2 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-2 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES Stables, Livery P Section Stable, Private P Section Veterinary services Virginia Farm Winery P P Wayside stand P Section Wetlands mitigation bank P Section Agricultural research facility P Section Animal care businesses P Section Central farm distribution hub for agricultural products Commercial winery, with 20,000 square feet or less Commercial winery, over 20,000 square feet P Section P Section S Section Equestrian Event Facility facility P Section Agriculture Support and Services UNot DirectlyU Associated with On- Site Agricultural Activity Equestrian facility, on lots of less than 50 acres or without frontage on state maintained road M Section Farm machinery repair P Section Farm machinery sales, rental and service Mill feedfeed and farm supply centerfarm Supply Center P Section P Section Nursery, commercial S Section Stable, Liveryneighborhood, on lots of 25 acres or more, or frontage on state maintained road Stable, neighborhood, on lots of less than 25 acres or without frontage on state maintained road P Section M Section Stable, privateprivate P Section Section 2-200

61 Supplemental Packet Page #61 TABLE 2-202: AR-2 AGRICULTURAL RURAL 2 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-2 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES Animal hospital P Section Animal Services Kennel S Section Kennel, Indoor M Section Household Living Accessory dwelling (accessory to single family detached dwelling) Dwelling, single-family detached, including manufactured housing Portable Dwelling/Trailer Construction Co-housing P Section P P P May subdivide property in accordance with Section Development Options. Group Living Convent or monastery P/S Section Dormitory, seasonal labor M Section Rooming house P PUBLIC AND INSTITUTIONAL USES Aviation Airport/landing strip S Section Day Care Facilities Child care home P Section 5-609(A) Child or adult day care center S Section 5-609(B) Agricultural cultural center S Section Cultural and Government Facilities Fairground S Section Structures or uses for local government purposes not otherwise listed S Section 2-200

62 Supplemental Packet Page #62 TABLE 2-202: AR-2 AGRICULTURAL RURAL 2 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-2 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES Education Public School (Elementary, Middle, or High) Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils Private School (Elementary, Middle, or High) for more than fifteen (15) pupils Private Vocational school S S Section S S Arboretum P Section Botanical garden or nature study area P Section Cemetery S Section Park and Open Space Public Safety Religious Assembly Mausoleum S Section Crematorium S Section Community, neighborhood, or regional park, passive recreational uses Community, neighborhood, or regional park, active recreational uses Fire and/or rescue station P Section Police station or substation P Section Church, synagogue, temple or mosque, with seating capacity of 300 or less seats in sanctuary or main activity area Church, synagogue, temple or mosque, with seating capacity of more than 300 in sanctuary or main activity area, or accessory schools, day care centers with more than 50 children, recreational facilities P S P Section S Section Section 2-200

63 Supplemental Packet Page #63 TABLE 2-202: AR-2 AGRICULTURAL RURAL 2 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-2 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES General Use Category Municipal drinking water supply reservoir P P Recycling drop-off collection center, public: Section Utility substation, transmission: Section 5-616(A) Utility substation, distribution: Section 5-616(B) Sewage Treatment Plant S Section Utility Sewer Pumping Station P Section Water Storage Tank S Section Water Treatment Plant S Section Water Pumping Station P Section COMMERCIAL USES Utility transmission lines, overhead (excluding connections of lines from public utility transmission lines to individual development sites) S Unless excepted by Section 1-103(D) Conference and training centers M Section Conference and Training Centers Rural agricultural corporate retreat P Section Rural Resort M Section 5-601(C) Rural Retreat M Section 5-601(C) Teahouse; coffeehouse P Section Food and Beverage Banquet/Event Facility M Section Restaurant M Section Office Educational or research facilities use related to the agriculture, horticulture and animal husbandry uses in the district M Section Section 2-200

64 Supplemental Packet Page #64 TABLE 2-202: AR-2 AGRICULTURAL RURAL 2 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-2 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES Camp, day and boarding, with 30 or fewer campers Camp, day and boarding, with more than 30 campers P Section M Section Campground M Section Country Club S Section Recreation and Entertainment Cross country ski business P Section Eco-tourism P Section Golf course S Section Outdoor amphitheater S Section Private Club or Lodge Rural recreational establishment, outdoor S P Antique shop P Section Art gallery or art studio P Section Retail Sales and Service Auction house S Section Craft shop S Section Small business P/M Section Bed and Breakfast Homestay P Section 5-601(A) Visitor Accommodation Bed and Breakfast Inn P Section 5-601(B) Country Inn P Section 5-601(C) Country Inn with Restaurant with an occupancy of no more than 100 Country Inn with Restaurant with an occupancy of more than 100 P M Section 5-601(C) Section 5-601(C) Section 2-200

65 Supplemental Packet Page #65 TABLE 2-202: AR-2 AGRICULTURAL RURAL 2 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M=MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE AR-2 DISTRICT ADDITIONAL REGULATIONS FOR SPECIFIC USES Guest farm or ranch leasing up to 20 guest rooms P INDUSTRIAL USES Radio and/or television tower S Section Telecommunication Use and/or Structure Waste-Related Uses Telecommunications antenna P Section 5-618(A) Telecommunications monopole P Section 5-618(B)(1) Telecommunications monopole S Section 5-618(B)(2) Telecommunications transmission tower Vegetative waste management facility Yard waste composting facility S S S Section 5-618(C)(2) Stockpiling of dirt S Section (Grant of a special exception does not avoid requirements of Chapter 1080, Codified Ordinances of Loudoun County, or any other applicable law.) (Grant of a special exception does not avoid requirements of Chapter 1080, Codified Ordinances of Loudoun County, or any other applicable law.) Development Options. Land within the AR-2 zoning district may be subdivided under one of the three development options identified below. Nothing in this section shall preclude the opportunity for a property owner to file for a Family Subdivision in accordance with the requirements of the Land Subdivision and Development Ordinance. (A) Base Density Division Option. A Base Density Division meeting the following standards and criteria may be permitted in accordance with the procedures outlined in the Land Subdivision and Development Ordinance (LSDO) for such division: (1) Lot Yield. Under the Base Density Division Option, the maximum lot yield shall be one lot per 40 acres. (2) Permitted Uses. The uses permitted on lots developed in accordance with the Base Density Division Option are Section 2-200

66 Supplemental Packet Page #66 identified in Table and are subject to the Additional Regulations for Specific Uses of Section (3) Lot and Building Requirements. (a) (b) (c) Minimum Lot Size. 40 acres. Minimum Lot Width. 175 feet. Minimum Yards. Except where a greater setback is required by Section 5-900, No no structure shall be located within 25 feet of any property line or within 100 feet from the right-of-way of any arterial road; 75 feet from the right-of-way of any collector road; or 35 feet from any other road right-of-way, private access easement, and/or any prescriptive easement. (d) Maximum Lot Coverage. 11%25%, but only 10% may be used for residential or non-residential structures excluding agricultural, horticultural, and animal husbandry structures not open to the public. (e) Maximum Building Height. 35 feet, excluding agricultural, horticultural, and animal husbandry structures not open to the public. (4) Creation of Lots. (a) (b) (c) Request. Requests for creation of lots by plat of division in the AR-2 District shall be submitted to the Director of the Department of Building and Development (or designee) for review and approval in accordance with AR-2 and AR-1 Divisions of the Land Subdivision and Development Ordinance. Public Road Frontage. No such lot shall be created fronting on a public road unless the publicly dedicated width of such road along the entire frontage of the newly created lot, measured from the centerline of the road to the property line of the lot, satisfies the criteria of the Virginia Department of Transportation (VDOT). Utility Requirements. Each lot shall have an onsite water supply and individual sewage disposal. (5) Lot Access. Section 2-200

67 Supplemental Packet Page #67 (a) (b) (c) Access to individual lots may be provided by a private access easement that complies with the requirements of the Facilities Standards Manual. A private access easement may serve as frontage inlieu of public road frontage for up to 7 lots. The plat of division shall contain a note detailing the provisions for the maintenance of the private access easement. (B) Principal/Subordinate Subdivision Option: The Principal/Subordinate Subdivision Option is a subdivision of land in which a maximum lot yield is calculated for an Originating Tract based on the gross acreage of such tract. The maximum lot yield shall be as set forth in Subsection 2-203(B)(1)(b) below. The Principal/Subordinate Subdivision Option results in the creation of one Principal Lot, and one or more Subordinate Lots. The number of Subordinate Lots created is subtracted from the maximum lot yield and the resulting number establishes the remaining number of lots, which is assigned to the Principal Lot. The creation of subsequent Subordinate Lots from the Principal Lot is permitted, with the number of lots assigned to the Principal Lot reduced by one for each Subordinate Lot created. Once the number of lots assigned to the Principal Lot is reduced to one, no more Subordinate Lots can be created. The Principal/Subordinate Subdivision Option typically allows the landowner to achieve a greater lot yield than the base density of the Base Density Division Option, while providing for the establishment of rural economy uses as a primary use with singlefamily detached residential development as a secondary use. (1) General Requirements. (a) (b) General. A landowner may exercise this option on a site consisting of a minimum of 40 acres prior to development. Lot Yield. The maximum lot yield shall be 1 lot per 20 acres. (2) Characteristics of Principal/Subordinate Subdivision Option. (a) The lot yield of a Principal/Subordinate Subdivision shall be calculated from the Originating Tract of land Section 2-200

68 Supplemental Packet Page #68 in existence at the time the first Principal/Subordinate Subdivision is created. (b) (c) (d) (e) (f) Once a Principal/Subordinate Subdivision is created, the number of lots assigned to the subdivision shall not be altered. The lot yield of the Originating Tract shall be calculated with each preliminary and/or record plat. At the time of the first subdivision, the number of Subordinate Lots created is subtracted from the number of lots calculated for the Originating Tract and the remaining number of lots is then assigned to the Principal Lot. Each subsequently created Subordinate Lot is subtracted from the number of lots assigned to the Principal Lot and shall reduce the number of lots assigned to the Principal Lot by one (1) for each lot. A Principal Lot may be further subdivided, provided the minimum requirements of the Zoning Ordinance and Land Development and SubdivisionSubdivision and Development Ordinance (LSDO) are met. Once the number of lots assigned to the Principal Lot is reduced to one, the Principal Lot may no longer be subdivided. Subordinate Lots shall not be further subdivided. The record plat and initial deed of conveyance after establishment of a subdivision lot under the Principal/ Subordinate Subdivision Option shall contain a statement to this effect. A subdivision of one or more lots may occur at one time or in a series of subdivisions up to the maximum lot yield calculated for the Originating Tract. (g) Any subdivision record plat for a Principal/Subordinate Subdivision shall contain a tabulation of density showing, in addition to all Land Subdivision and Development Ordinance (LSDO) requirements, the lot yield originally calculated for the Originating Tract, all prior subdivisions from the Originating Tract and each resulting Principal Lot and number of lots created pursuant to such subdivisions. Section 2-200

69 Supplemental Packet Page #69 (h) The Principal Lot shall be clearly labeled on each record plat. (i) Each Principal/Subordinate Subdivision shall contain at least one Rural Economy Lot of a minimum of 25 acres in size. (3) Permitted Uses. (a) Principal and Subordinate Lots. The uses permitted on lots developed in accordance with the Principal/Subordinate Development Option are identified in Table and are subject to the Additional Regulations for Specific Uses of Section (4) Lot and Building Requirements. The Lot and Building Requirements for development under the Principal/Subordinate Subdivision Option are identified below, except where the performance standards in Section (Additional Regulations for Specific Uses) specify different requirements for a particular use. (a) (b) Minimum Lot Size. 80,000 square feet, exclusive of major floodplain. At least one lot in the development shall be a Rural Economy Lot with a minimum of 25 acres. Minimum Lot Width. 175 feet. (c) Maximum Length/Width Ratio. 3:1. (d) (e) Minimum Yards. No structure shall be located within 25 feet of any property line or within 100 feet from the right-of-way of any arterial road, 75 feet from the right-of-way of any collector road, and 35 feet from any other road right-of-way, private access easement, and/or any prescriptive easement. Maximum Lot Coverage. 15% maximum. (f) Building Height. 35 feet maximum, excluding agricultural, horticultural, and animal husbandry structures. Section 2-200

70 Supplemental Packet Page #70 (5) Landscaping/Buffering. Notwithstanding the requirements of Section , required buffers may be provided on either the Principal and/or Subordinate lots. (6) Utility Requirements. (a) (b) Water. All lots shall be served by individual water supply systems located on the lot. Sewer. All lots shall be served by individual sewage disposal systems located on the lot. (7) Fire Protection. The development shall satisfy the fire protection standards set forth in the Facilities Standards Manual. (8) Lot Access. (a) (b) (c) Access to individual lots may be provided by a private access easement that complies with the requirements of Chapter 4: Transportation, of the Facilities Standards Manual. A private access easement may serve as frontage in lieu of public road frontage up to 25 lots per easement. The record plat of subdivision shall contain a note detailing the provisions for the maintenance of the private access easement. (C) Cluster Subdivision Option. The Cluster Subdivision Option allows for the subdivision of a tract of land with a more compact residential design plus one or more large lots suitable for rural economy uses and/or common open space. Communal water and sewer systems may be used for such developments. (1) General Requirements. (a) (b) General. A landowner may exercise this option on a site consisting of a minimum of 40 acres prior to development. Lot Yield. The maximum lot yield shall be 1 lot per 15 acres. (2) Characteristics of Cluster Subdivision Option. Section 2-200

71 Supplemental Packet Page #71 (a) (b) (c) (d) (e) (f) Depending on the tract size the cluster subdivision may include one or more Rural Cluster Lots and at least one Rural Economy Lot and may include Common Open Space. The lot yield of the cluster subdivision shall be calculated from the gross acreage for the tract of land from which the subdivision is created. All lots within the cluster subdivision shall be created at one time. The lots created by cluster subdivision shall not be further subdivided. A Homeowners Association is required for any subdivision with common elements as described in Section Each preliminary and record plat for a cluster subdivision shall contain a tabulation of lot yield for the cluster subdivision. (g) The perimeter setback required in Section 2-203(C)(6) shall be indicated and clearly labeled on each preliminary and record plat. (h) A minimum of 70% of the gross land area of the development shall be comprised of a Rural Economy Lot(s) or a combination of a Rural Economy Lot(s) and common open space. (3) Lot standards for Rural Cluster Lot(s). The site layout of the proposed development shall occur during preliminary subdivision plat review. Development of the cluster option shall comply with all of the following standards in addition to the requirements of the LSDO: (a) Number of Lots in Cluster(s). Lots shall be grouped in clusters consisting of a minimum of 5 lots and a maximum of 25 lots, except that a cluster may consist of fewer than 5 lots if any one of the following applies: (i) There will be fewer than 5 lots in the entire subdivision. Section 2-200

72 Supplemental Packet Page #72 (ii) (iii) In the AR-2 district, the area of the site is less than 100 acres. It is demonstrated that a cluster of fewer than 5 lots will result in less disturbance of land within the Mountainside Development Overlay District (MDOD), Floodplain Overlay District (FOD) lands, and/or land containing steep slopes and/or wetlands. (b) Number of Clusters. Multiple groupings of Rural Cluster Lots shall be required where the total number of lots on a site is greater than 25. A single grouping of Rural Cluster Lots shall contain all the lots where the total number of lots on a site is 25 or fewer, except that multiple clusters may be allowed where it is demonstrated that multiple clusters will result in less disturbance of land within the Mountainside Development Overlay District (MDOD), Floodplain Overlay District (FOD) lands, and/or land containing steep slopes and/or wetlands. (c) Distance Between Clusters. If more than one grouping of cluster lots is to be created from a parcel, a minimum of 500 feet shall separate the lot lines of the outer boundaries of each grouping of cluster lots (exclusive of common open space and lots 25 acres or greater). (d) Minimum Lot Size. (i) On-site Water and Wastewater. 40,000 sq. ft., exclusive of major floodplain. (ii) Off-site Wastewater, On-site Water. 20,000 sq. ft., exclusive of major floodplain. (iii) Off-site Water and Off-Site Wastewater. No minimum lot size. (e) (f) Maximum Lot Size. 4 acres. Maximum Lot Coverage. (i) Lots less than 40,000 sq. ft.: 8%. (ii) Lots 40,000 sq. ft. 4 acres: 15%. Section 2-200

73 Supplemental Packet Page #73 (g) Permitted Uses on Lots. The uses allowed on lots are identified in Table and are subject to the Additional Regulations for Specific Uses in Section (4) Lot standards for Rural Economy Lots. Each cluster subdivision shall contain at least one Rural Economy Lot that shall meet the following standards: (a) Minimum Lot Size. 25 acres. (b) Maximum Lot Coverage. 8%. (c) Minimum Lot Width. 175 feet. (d) Maximum Length/Width Ratio. 3:1. (e) Permitted Uses on Lots. The uses allowed on lots are identified in Table 2-202, subject to the Additional Regulations for Specific Uses in Section (5) Common Open Space Use. Land that is neither part of a building lot nor a road right-of-way shall be placed in common open space and shall be maintained by a Homeowner s Association as described in Section Common Open Space shall be designed to constitute a contiguous and cohesive unit of land which may be used as described below. Common Open Space has no minimum or maximum lot size and no lot width regulations. Further, Common Open Space does not count against the lot yield allotted to the subdivision. (a) Permitted Uses. The following uses shall be permitted in Uses allowed on the Common Open Space. land are listed below and are subject to the Additional Regulations for Specific Uses in Section as referenced: (i) Agriculture, horticulture, animal husbandry and structures accessory to such use, including, but not limited to barns and run-in sheds to house livestock or farm equipment, pursuant to Section Section 2-200

74 Supplemental Packet Page #74 (ii) (iii) (iv) (v) (vi) Construction and/or sales trailer, during period of construction activity. Easements and improvements for drainage, access, sewer or water lines, or other public purposes. Passive open space or passive recreation, including but not limited to trails, picnic areas, community gardens. Sewage disposal system, communal. Sewer pumping station. (vii) Stables, pursuant to Section RESERVED (viii) Stormwater management facilities for the proposed development or for a larger area in compliance with a watershed stormwater management plan. (ix) (x) (xi) (xii) Telecommunications antenna, pursuant to Section 5-618(A). Telecommunications monopole, pursuant to Section 5-618(B)(1). Telecommunications monopole, pursuant to Section 5-618(B)(2). Utility substation, dedicated. (xiii) Utility transmission lines, overhead (excluding connections of lines from existing overhead public utility transmission lines to individual uses). (xiv) (xv) (xvi) Water pumping station. Water supply system, communal. Uses from the Agricultural Support and Services Directly Related to On-going Agriculture, Horticulture and Animal Section 2-200

75 Supplemental Packet Page #75 Husbandry Activity, On-Site, Use Category, as follows: a. Agricultural cultural center, pursuant to Section b. Agri-education, pursuant to Section c. Agricultural Processing, pursuant to Section d. Arboretum, pursuant to Section e. Botanical garden or Nature Study Area, pursuant to Section f. Direct market business for sale of products produced on-site including but not limited to PYO (pick-yourown), pursuant to Section g. Eco-tourism, pursuant to Section h. Farm based tourism, pursuant to Section i. Farm co-op, pursuant to Section j. Farm Market, on-site production, pursuant to Section k. Nursery, production, pursuant to Section l. Pet farm, pursuant to Section m. Restaurant, pursuant to Section n. Stable, Livery, with frontage on a state maintained road, pursuant to Section Section 2-200

76 Supplemental Packet Page #76 o. Stable, Private, pursuant to Section a.p. Wayside Stand, pursuant to Section (b) Special Exception Uses. The following uses are may be permitted within in Common Open Space by the Board of Supervisors, and if approved, may be subject to certain conditions with Special Exception approval pursuant to Section and are subject to the Additional Regulations for Specific Uses in Section as referenced. (i) (ii) Active recreation space. Telecommunications tower, pursuant to Section 5-618(C)(2). (6) Setback. (ii)(iii) Stables, Livery, without frontage on a state maintained road, pursuant to Section (a) (b) No structure shall be located within one hundred (100) feet from the right of way of any arterial road; seventy five (75) feet from the right of way of any collector road; or thirty five (35) feet from any other road right of way, private access easement, and/or prescriptive easement. Perimeter Setback. Residential dwellings within the subdivision, including the Rural Economy Lot, shall be set back a minimum of 100 feet from any lot line adjoining parcels not located within the cluster subdivision. (7) Yards. (a) (b) (c) Front. 35 feet minimum. Side. 15 feet minimum. Rear. 35 feet minimum. (8) Building Requirements. Section 2-200

77 Supplemental Packet Page #77 (a) Building Height. Thirty five (35) feet maximum, excluding agricultural, horticultural, and animal husbandry structures. (9) Utility Requirements. (a) Water. All lots shall be served by either: (i) (ii) Individual water systems, located on the lot served; or Communal water system, located within Common Open Space, with maintenance to be provided pursuant to Section 2-203(C)(10). (b) Sewer. All lots shall be served by either: (i) (ii) Individual sewage disposal systems. Such system shall be located on the lot served or in common open space. A maximum of seventy percent (70%) of the lots may have primary and/or reserve septic fields within common open space. The record plat shall identify the location of all septic fields and shall assign them to lots, or Communal sewage disposal system that shall be located within Common Open Space with maintenance to be provided pursuant to Section 2-203(C)(10). (10) Maintenance of Water and/or Sewage Disposal Systems. (a) Individual Systems. Maintenance of Individual Water and Individual Sewage Disposal Systems shall be the responsibility of the owner of the lot the system serves. (b) Communal. If the development is served by a communal water and/or sewage disposal system, such systems shall be operated and maintained by LCSA, in accord with all LCSA adopted policies. If LCSA policies preclude maintenance by LCSA, then the HOA shall contract with a public water or sewer (wastewater) utility as defined in Chapter 10.1 or Section 2-200

78 Supplemental Packet Page # of Title 56 of the Code of Virginia. An access easement shall be provided for the entity maintaining the system. All costs of operation and maintenance of such communal systems shall be borne as a common expense by the owners of the lots served. (11) Lot Access. (a) (b) (c) Access to individual lots or common open space may be provided by a private access easement which shall comply with the requirements of the Facilities Standards Manual. Private access easements may serve as frontage in lieu of public road frontage for up to 25 lots per easement. The plat of subdivision shall contain a note detailing the maintenance provisions for the private access easement. (12) Fire Protection. The development shall satisfy the fire protection standards set forth in the Facilities Standards Manual Homeowners Association and Responsibilities. (A) If the subdivision contains any of the common areas or improvements listed below, the development shall have an incorporated Homeowners Association ( HOA ). The HOA shall have the right and responsibility to maintain the following areas or improvements: (1) Common open space areas within the development that are not part of an individual lot; (2) Lot(s), if owned by the HOA; (3) Private roads, if any, within or serving the development, except at provided in Section 2-204(C); (4) Communal water and/or sewage disposal systems, except as provided in Section 2-204(D); (5) Any stormwater management facilities or areas; Section 2-200

79 Supplemental Packet Page #79 (6) Fire protection pond(s), dry mains, or other improvements; (7) Such other common facilities or improvements as may be designated in the bylaws of the HOA. (B) (C) (D) (E) Membership in the HOA shall be required for all purchasers of lots in the subdivision and their successors in title. Notwithstanding the requirements of Section 2-204(A) above, if the only common element is private roads or easements, then they shall either be maintained by an HOA or pursuant to a private road maintenance agreement. If such roads are to be maintained pursuant to a private road maintenance agreement, then the terms thereof shall be included on each record plat of subdivision for the development. Notwithstanding the requirements of Section 2-204(A) above, communal water or sewage disposal systems may be maintained by LCSA or a public water or sewer (wastewater) utility as defined in Chapter 10.1 or 10.2 of Title 56 of the Code of Virginia. Prior to approval of a record plat of subdivision for the cluster: (1) If a Homeowner s Association is to be established, the landowner shall submit documents for the creation of the HOA to the County for review and approval, including its bylaws, and all documents governing ownership, maintenance, and use restrictions for common areas, including a legal description of such areas and a description of restrictions placed upon the use and enjoyment of the land. (2) If a communal water and/or sewage disposal system is to be maintained by a third-party, a minimum two year maintenance contract is to be submitted for review by the County. (3) If the subdivision is served by private roads and there is no HOA for the subdivision, the developer shall submit a private road maintenance agreement to the County for review and approval Recognizing Protection by Right to Farm Act. Record plats and deeds authorized pursuant to this section shall include a statement that agricultural operations enjoy the protection of the Right to Farm Act (Va. Code Section et seq.). Section 2-200

80 Supplemental Packet Page # Existing Lots of Record. (A) (B) Lots existing as of December 6, 2006 shall be permitted the uses identified in Table 2-202: AR-2 Agricultural Rural-2 District Use Table and shall follow the lot and building requirements for the Base Density Division option as identified in Section 2-203(A). Hamlet Lots. For lots recorded prior to December 6, 2006 and developed under a hamlet subdivision, in accordance with the zoning ordinance in effect at the time of subdivision, such lots shall follow the Rural Hamlet requirements, including uses, as set forth in this Ordinance. Section 2-200

81 Supplemental Packet Page #81 Section A-10 Agriculture Purpose. This district is established to protect rural areas of the county in which agriculture, farm operations, and low density residential development on parcels in excess of ten (10) acres have become the established land use pattern, and to provide an environment which encourages residents to continue to live and practice agricultural operations without adverse impacts arising from new, higher density development. The district permits uses compatible with and supportive of agriculture, including agriculturally related and home based businesses appropriate to a rural and farm setting. The district also permits direct marketing of farm products and services in conjunction with farm operations. The rezoning of land to A-10 in other areas of the County shall not be permitted Permitted Uses. The following uses are permitted in this district: (A) Agriculture, horticulture, forestry, and fishery, pursuant to Section (B) Accessory apartment or dwelling unit, pursuant to Section (C) (D) Bed and Breakfast Homestay, pursuant to Section 5-601(A). Child care home, pursuant to Section 5-609(A). (E) Cluster development, pursuant to Section (F) Equestrian Event Facility, with frontage on a state maintained road, pursuant to Section facility, on lots of fifty (50) acres or more, with frontage on a state maintained road. (G) Farm machinery sales and service, pursuant to Section (H) Guest farm or ranch, leasing no more than three (3) guest rooms. (I) Guest house, pursuant to Section (J) Rural hamlet, pursuant to Section (K) (L) (M) Nature preserve, such as but not limited to, wildlife sanctuary, conservation area, and game preserve. Nursery, production, with frontage on a state maintained road, pursuant to Section Public or private playground or neighborhood park. Section 2-300

82 Supplemental Packet Page #82 (N) Recycling drop-off collection center, small, pursuant to Section (O) Dwelling, single family, detached, including manufactured housing. (P) Small business, pursuant to Section (Q) (R) (S) Stable, Livery, with frontage on a state maintained road, pursuant to Section neighborhood, on lots of twenty five (25) acres or more, with frontage on a state maintained road. Stable, privateprivate. Tenant dwelling, pursuant to Section 5-602(A)(1) & and (C). (T) Wayside stand pursuant to Section (U) (V) (W) (X) (Y) (Z) Utility substation, dedicated. Veterinary service. Bus shelter. Commuter parking lot, with less than 50 spaces. Sewer pumping station. Mill, feed Feed and farm supply centerfarm Supply Center. (AA) Water pumping station. (BB) Rural agricultural corporate retreat, pursuant to Section (CC) Pet Farm. (DD) Telecommunications antenna, pursuant to Section 5-618(A). (EE) (FF) Telecommunications monopole, pursuant to Section 5-618(B)(1). Bed and Breakfast Inn, pursuant to Section 5-601(B). (GG) Limited Brewery, pursuant to Section Special Exception Uses. The following uses may be approved by the Board of Supervisors and, if approved, may be subject to certain conditions, pursuant to the provisions in Section (A) Airport. Section 2-300

83 Supplemental Packet Page #83 (B) (C) (D) (E) (F) (G) (H) RESERVED. Community center. Country Inn, pursuant to 5-601(C), by Minor Special Exception. Camp, day and boarding. Educational or research facilities related to uses permitted in this district. Equestrian Event Facility, without frontage on a state maintained road, pursuant to Section facility, on lots of less than fifty (50) acres or without state maintained road frontage. Extraction of sedimentary rock. (I) Farm market, pursuant to Section (J) (K) (L) (M) (N) Fire and/or rescue station. Guest farms or ranch, leasing four to twenty (4-20) guest rooms. Private club or lodge. Nursery, production, without frontage on a state maintained road, pursuant to Section Orphanage, or similar institution. (O) Small business, pursuant to the provisions of Section (P) (Q) Stable, Livery, without frontage on a state maintained road, pursuant to Section neighborhood, on lots of less than fifty (50) acres or without state maintained road frontage. Structure or use for federal, state, county or local government purposes, not otherwise listed. (R) Tenant dwelling, pursuant to Section (S) (T) Utility transmission lines, overhead. Animal hospital. (U) Kennel, pursuant to Section (V) Yard waste composting facility. Section 2-300

84 Supplemental Packet Page #84 (W) Cemetery, mausoleum or memorial park, pursuant to Section (X) Church, synagogue and temple. (Y) Convent, monastery, or seminary, pursuant to Section (Z) Child or adult day care center, pursuant to Section (AA) Commuter parking lot with greater than 50 spaces. (BB) Congregate housing facility. (CC) Country club. (DD) Golf course. (EE) Public or private community or regional park. (FF) Sawmill, pursuant to Section (GG) Agricultural processing facilities, such as abattoir, cannery, grain mill and the like. (HH) Water storage tank, pursuant Section to (II) Water treatment plant, pursuant to Section (JJ) Sewage treatment plant, pursuant to Section (KK) Rural resort, pursuant to Section 5-601(D). (LL) Crematorium, pursuant to Section (MM) Rural agricultural corporate retreat, pursuant to Section (NN) Vegetative waste management facility. (OO) Telecommunications monopole, pursuant to Section 5-618(B)(2). (PP) Telecommunications tower, pursuant to Section 5-618(C)(2). (QQ) Police Station. (RR) Banquet/Event Facility, pursuant to Section 5-642, as aby Minor Special Exception. (SS) Country Inn with Restaurant, pursuant to 5-601(C). Section 2-300

85 Supplemental Packet Page # Lot Requirements (See Section 1-205). (A) (B) Size. Ten (10) acres minimum. Width. Three hundred (300) feet minimum for lots fronting on Class I Roads; two hundred (200) feet minimum for lots fronting on Class II or III Roads; and fifty (50) feet minimum for lots fronting on a private access easement. (C) Yards. Except where a greater setback is required by Section 5-900, No no building shall be located within twenty five (25) feet of any property line nor or within one hundred (100) feet from the right of way of any arterial road, seventy five (75) feet from the right of way of any collector road, and fifty (50) feet from any other road right right-of of-way, any private access easement, and/or prescriptive easement. (D) Length/Width Ratio. 5:1 maximum Lot Requirements for Cluster Development (See Section 1-205). (A) (B) (C) Size. Three (3) acres, exclusive of major floodplain. Width. Three hundred (300) feet minimum for lots fronting on Class I Roads; two hundred (200) feet minimum for lots fronting on a Class II or III Roads; and fifty (50) feet minimum for lots fronting on a private access easement. Yards. No building shall be located within twenty five (25) feet of any property line nor within one hundred (100) feet from the right of way of any arterial road, seventy five (75) feet from the right of way of any collector road, and fifty (50) feet from any other road right of way, any private access easement, and prescriptive easement. (D) Length/Width Ratio. 5:1. (E) Common Open Space. Common open space shall be provided and appropriately located with respect to permitted uses, in a sufficient amount such that gross density of one single family dwelling for each ten (10) acres shall be maintained. Common open space shall be permanently reserved as open space acceptable to the Board of Supervisors Building Requirements. Section 2-300

86 Supplemental Packet Page #86 (A) (B) Lot Coverage. Five (5) percent maximum, based on gross acreage, excluding agricultural structures.25%, but only 10% may be used for residential or non-residential structures excluding agricultural and, horticultural structures not open to the public. Building Height. Thirty five (35) feet maximum, no restriction for buildings used exclusively for agricultureexcluding agricultural and horticultural structures not open to the public Use Limitations. (A) (B) (C) (D) No non-agricultural use shall be permitted which, because of its nature, location, or manner of operation, is dangerous or noxious because of noise, odor, fumes, gas, glare, light, vibration, smoke, emission of particulate matter or effluents, or for other similar reasons. Except as expressly allowed by this Ordinance, no municipal and/or communal wastewater treatment system shall be established or extended in the A-10 district. Except as expressly allowed by this Ordinance, no municipal and/or communal water service or system shall be established or extended in the A-10 district. More than one structure housing a permitted or permissible principal use may be erected on a single lot provided that yard, area, and other requirements of this Ordinance shall be met for each structure as though it were on an individual lot. Section 2-300

87 Supplemental Packet Page #87 Section A-3 Agricultural Residential Purpose. This district is established to provide for the continued practice of agriculture, farm operations, agriculturally related and home based businesses, low density residential developments, preferably in a hamlet subdivision pattern, and other uses in a predominantly rural environment. The district also permits direct marketing of farm products and services Permitted Uses. The following uses are permitted in this district: (A) Agriculture, horticulture, forestry, and fishery, pursuant to Section (B) Accessory apartment or dwelling unit, pursuant to Section (C) (D) (E) (F) Bed and Breakfast Homestay, pursuant to Section 5-601(A). Child care home, pursuant to Section 5-609(A). Equestrian Event Facility, with frontage on a state maintained road, pursuant to Section 5-630, facility, on lots of fifty (50) acres or more, with frontage on a state maintained road. Guest farm or ranch, leasing no more than three (3) guest rooms. (G) Guest house, pursuant to Section (H) Rural hamlet, pursuant to Section (I) (J) (K) Nature preserve, such as but not limited to, wildlife sanctuary, conservation areas, and game preserve. Nursery, production, with frontage on a state maintained road, pursuant to Section Public or private playground, or neighborhood park. (L) Recycling drop-off collection center, small, pursuant to Section (M) (N) Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils, pursuant to Section Dwelling, single-family, detached, including manufactured housing. (O) Small business, pursuant to the provisions of Section Section 2-400

88 Supplemental Packet Page #88 (P) (Q) (R) Stable, Livery, with frontage on a state maintained road, pursuant to Section neighborhood on lots of twenty five (25) acres or more, with frontage on a state maintained road. Stable, privateprivate. Tenant dwelling, pursuant to Section 5-602(A)(1) & and (C). (S) Wayside stand, pursuant to Section (T) (U) (V) Utility substation, dedicated. Bus shelter. Commuter parking lot, with 50 spaces or less. (W) Farm machinery sales and service, pursuant to Section (X) Sewer pumping station, pursuant to Section (Y) Water pumping station, pursuant to Section (Z) Mill, feed Feed and Farm Supply Centerfarm supply center. (AA) Rural agricultural corporate retreat, pursuant to Section (BB) Public School (elementary, middle or high), pursuant to Section (CC) Pet Farm. (DD) Telecommunications antenna, pursuant to Section 5-618(A). (EE) (FF) Telecommunications monopole, pursuant to Section 5-618(B)(1). Municipal drinking water supply reservoir. (GG) Bed and Breakfast Inn, pursuant to Section 5-601(B). (HH) Limited Brewery, pursuant to Section Special Exception Uses. The following uses may be approved by the Board of Supervisors and, if approved, may be subject to certain conditions, pursuant to the provisions in Section (A) RESERVED. (B) Cemetery, mausoleum or memorial park, pursuant to Section Section 2-400

89 Supplemental Packet Page #89 (C) Church, synagogue and temple. (D) Nursery, commercial, pursuant to Section (E) Community center. (F) Convent, monastery, or seminary, pursuant to Section (G) (H) (I) (J) Country Inn, pursuant to Section 5-601(C), by Minor Special Exception. Camp, day and boarding. Equestrian Event Facility, without frontage on a state maintained road, pursuant to Section facility, on lots of less than fifty (50) acres or without frontage on a state maintained road. Extraction of sedimentary rock. (K) Farm market, pursuant to Section (L) (M) Fire and/or rescue station. Guest farm or ranch, leasing four to twenty (4-20) guest rooms. (N) Kennel, pursuant to Section (O) (P) (Q) (R) Nursery, production, without frontage on a state maintained road, pursuant to Section Private club or lodge. Private School (Elementary, Middle, or High) for more than fifteen (15) pupils, by Minor Special Exception. Public utility service center and storage yard. (S) Recycling drop-off collection center, large, pursuant to Section (T) (U) (V) Continuing care facility. Orphanage, or similar institution. Rural retreat, pursuant to Section 5-601(D).RESERVED (W) Small business, pursuant to the provisions of Section Section 2-400

90 Supplemental Packet Page #90 (X) (Y) (Z) Stable, Livery, without frontage on a state maintained road, pursuant to Section neighborhood, on lots less than twenty-five (25) acres, or without frontage on a state maintained road. Structure or use for federal, state, county, or local governmental purposes, not otherwise listed. Tenant dwelling, pursuant to Section 5-602(B) & and (C). (AA) Testing station. (BB) Veterinary service. (CC) Utility substation, transmission, pursuant to (DD) Utility transmission lines, overhead. (EE) Hospital, pursuant to Section (FF) Telecommunications monopole, pursuant to Section 5-618(B)(2). (GG) Yard waste composting facility. (HH) Airport. (II) (JJ) Arboretum. Auction house. (KK) Borrow pit for construction. (LL) Child or adult daycare center, pursuant to Section (MM) Commuter parking lot with greater than 50 spaces. (NN) Congregate housing facility. (OO) Country club. (PP) Educational or research facility related to uses permitted in this district. (QQ) Fairgrounds. (RR) Golf course (SS) Marina. Section 2-400

91 Supplemental Packet Page #91 (TT) Playing fields and courts, lighted. (UU) Public or private community or regional park. (VV) Radio and/or television tower. (WW) Sawmill, pursuant to Section (XX) Sewage treatment plant. (YY) Agricultural processing facilities such as, abattoir, cannery, grain mill, and the like. (ZZ) Animal hospital. (AAA) Water storage tank. (BBB) Utility substation, distribution, pursuant to Section (CCC) Rural resort, pursuant to Section 5-601(D). (DDD) Crematorium, pursuant to Section (EEE) Rural agricultural corporate retreat, pursuant to Section (FFF) Vegetative waste management facility. (GGG) Recreation establishment, outdoor or indoor. (HHH) Magazine contained explosives facility, pursuant to Section (III) (JJJ) Telecommunications tower, pursuant to Section 5-618(C)(2). Police Station. (KKK) Banquet/Event Facility, pursuant to Section 5-642, by Minor Special Exception. (LLL) Country Inn with Restaurant, pursuant to Section 5-601(C) Lot Requirements (See Section 1-205). (A) (B) Size. Three (3) acres minimum. Width. Three hundred (300) feet minimum for lots fronting on Class I Roads; two hundred (200) feet minimum for lots fronting on Class II or III Roads; and fifty (50) feet minimum for lots fronting on a private access easement. Section 2-400

92 Supplemental Packet Page #92 (C) Length/Width Ratio. 5:1 maximum. (D) Yards. Except where a greater setback is required by Section 5-900, No no building shall be located within twenty five (25) feet of any property line nor within one hundred (100) feet from the right of way of any arterial road, seventy five (75) feet from the right of way of any collector road, andor thirty five (35) feet from any other road right of way, private access easement, and/or any prescriptive easement Building Requirements. (A) Lot Coverage. 25%, but only 10% may be used for residential or non-residential structures excluding agricultural and horticultural structures not open to the public. (1) Residential: Eight (8) percent maximum, based on gross acreage, excluding agricultural structures. (2) Non-residential: Fifteen (15) percent maximum, based on gross acreage, excluding agricultural structures. (B) Building Height. Thirty five (35) feet maximum, except no restriction for buildings used exclusively for agriculture excluding agricultural and horticultural structures not open to the public Use Limitations. (A) (B) (C) (D) No non-agricultural use shall be permitted which, because of its nature, location, or manner of operation, is dangerous or noxious because of noise, odor, fumes, gas, glare, light, vibration, smoke, emission of particulate matter or effluents, or for other similar reasons. Except as expressly allowed by this Ordinance, no municipal and/or communal wastewater treatment systems shall be established or extended in the A-3 district. Except as expressly allowed by this Ordinance, no municipal and/or communal water service or system shall be established or extended in the A-3 district. More than one structure housing a permitted or permissible principal use may be erected on a single lot provided that yard, area, and other requirements of this Ordinance shall be met for each structure as though it were on an individual lot. Section 2-400

93 Supplemental Packet Page #93 Section Countryside Residential-1: CR Purpose. This district is established to foster the conversion of existing residential properties zoned R-1 under the 1972 Zoning Ordinance which are not served by communal or municipal water and sewer. These areas can be served by on-site well and wastewater systems, but are areas in which the County encourages a countryside hamlet pattern served by public water and sewer facilities to preserve open space and to achieve a traditional design envisioned in the Comprehensive Plan Size and Location. The Comprehensive Plan does not support the creation of additional districts having development of a type characteristic of the CR-1 district, and this district is not intended to be enlarged beyond the limits mapped for this district with the adoption of this Ordinance Permitted Uses. The following uses are permitted in this district: (A) Agriculture, horticulture, forestry and fisheries, pursuant to Section (B) Accessory apartment or dwelling unit, pursuant to Section (C) Bed and Breakfast Homestay, pursuant to Section 5-601(A). (D) Child care home, pursuant to Section (E) (F) (G) (H) Nature preserve, such as but not limited to, wildlife sanctuary, conservation area, and game preserve. Dwelling, single family detached. Public or private playground, or neighborhood park. Tenant dwelling, pursuant to Section 5-602(A)(1) & and (C). (I) Guest house, pursuant to Section (J) (K) (L) (M) Wayside stand, pursuant to Section 5-604, when located on a parcel ten (10) acres or greater. Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils, pursuant to Section Bus shelter. Commuter parking lot, with less than 50 spaces. Section 2-500

94 Supplemental Packet Page #94 (N) Nursery, production with state road frontage, pursuant to Section (O) Recycling drop off collection center, small, pursuant to Section (P) Sewer pumping station, pursuant to Section (Q) (R) (S) Stable, Livery, with frontage on a state maintained road, pursuant to Section neighborhood, on greater than twenty-five (25) acres with frontage on a state maintained road. Stable, privateprivate. Utility substation, dedicated. (T) Water pumping station, pursuant to Section (U) Public School (elementary, middle, or high), pursuant to Section (V) Pet Farm. (W) Compact cluster development option, pursuant to Section (X) (Y) Telecommunications antenna, pursuant to Section 5-618(A). Telecommunications monopole, pursuant to Section 5-618(B)(1) Special Exception Uses. The following uses may be approved by the Board of Supervisors, and, if approved, may be subject to certain conditions, pursuant to the provisions of Section (A) Bed and Breakfast Inn, pursuant to Section 5-601(B), by Minor Special Exception. (B) Cemetery, mausoleum, or memorial park, pursuant to Section (C) (D) (E) (F) (G) Church, synagogue and temple. Community center. Congregate housing facility. Country club. Country Inn, pursuant to Section 5-601(C), by Minor Special Exception. Section 2-500

95 Supplemental Packet Page #95 (H) (I) (J) Fire and/or rescue station. Orphanage or other similar institution. Private club or lodge. (K) Recycling drop off collection center, large, pursuant to Section (L) Sewage treatment plant, pursuant to Section (M) (N) Tenant dwelling, pursuant to Section 5-602(B) & (C). Utility transmission line, overhead. (O) Water treatment plant, pursuant to Section (P) Stable, Livery, without frontage on a state maintained road, pursuant to Section neighborhood, on less than twenty five (25) acres or without frontage on a state maintained road. (Q) Kennel, pursuant to Section (R) (S) Veterinary service. Animal hospital. (T) Camp, day and boarding, pursuant to Section (U) (V) (W) Nursery, production, without frontage on a state maintained road, frontage, pursuant to Section Library. Golf course. (X) Child or adult daycare center, pursuant to Section (Y) (Z) Commuter parking lot, with greater than 50 spaces. Structure or use primarily for federal, state, county, or local governmental purposes, not otherwise listed. (AA) Playing fields and courts, lighted. (BB) Public or private community or regional park. (CC) Public utility service center and storage yard. Section 2-500

96 Supplemental Packet Page #96 (DD) Radio and/or television tower. (EE) (FF) Continuing care facility. Private School (Elementary, Middle, or High) for more than fifteen (15) pupils, by Minor Special Exception. (GG) Utility substation, transmission, pursuant to Section (HH) Water storage tank. (II) Utility substation, distribution, pursuant to Section (JJ) Rural resort, pursuant to Section 5-601(D). (KK) Crematorium, pursuant to Section (LL) Recreation establishment, outdoor. (MM) Telecommunications monopole, pursuant to Section 5-618(B)(2). (NN) Telecommunications tower, pursuant to Section 5-618(C)(2). (OO) Police Station. (PP) Banquet/Event Facility, pursuant to Section (QQ) Country Inn with Restaurant, pursuant to Section 5-601(C) Lot Requirements for Lots Served By On-site Well and Wastewater Systems. (A) (B) (C) Size. Forty thousand (40,000) square feet minimum. Width. 175 feet minimum. Yards. Each lot shall provide the following yards: (1) Front. Thirty five (35) feet minimum. (2) Side. Minimum of twelve (12) feet on one side and nine (9) feet on the other side. (3) Rear. Fifty (50) feet minimum. (D) Length/Width Ratio. 5:1 maximum. Section 2-500

97 Supplemental Packet Page #97 (E) Maximum Residential Density. One lot per 40,000 square feet calculated on the overall parcel, exclusive of streets Lot Requirements for Lots Served by Public Sewer/Cluster Option. (A) (B) (C) Size. Twenty thousand (20,000) square feet minimum. Width. Seventy-five (75) feet minimum. Yards. Each lot shall provide the following yards: (1) Front. Twenty-five (25) feet minimum. (2) Side. Nine (9) feet minimum. (3) Rear. Twenty-five (25) feet minimum. (D) (E) (F) (G) Length/Width Ratio. 5:1 maximum. Minimum Open Space Area. Open space shall be provided in a sufficient amount such that gross density of one lot per forty thousand (40,000) square feet is maintained calculated based on the overall parcel. Open space shall be preserved by means of a permanent open space easement acceptable to the Board of Supervisors. Minimum Buffer/Setback. A permanent building setback of Fifty (50) feet in depth with a Category 1 Buffer Yard (Section [B]) shall be provided where a cluster development adjoins an existing or planned residential district, land bay, or development which has a minimum allowable lot size of twenty thousand (20,000) square feet or greater. Such buffer may be included in open space calculations. Utilities. Public sewer facilities must be provided to the site. Nothing herein shall be construed as requiring the extension of central or municipal utilities to any site or property Lot Requirements for Compact Cluster Development Option. (A) (B) (C) Size. Fifteen thousand (15,000) square feet minimum. Width. Sixty (60) feet minimum. Yards. Each lot shall provide the following yards: (1) Front. Fifteen (15) feet minimum. Section 2-500

98 Supplemental Packet Page #98 (2) Side. Nine (9) feet minimum. (3) Rear. Twenty-five (25) feet minimum. (D) (E) (F) (G) (H) Length/Width Ratio. 5:1 maximum. Minimum Open Space Area. Open space shall be provided in a sufficient amount such that gross density of one lot per forty thousand (40,000) square feet is maintained calculated based on the overall parcel. Open space shall be preserved by means of a permanent open space easement acceptable to the Board of Supervisors. Minimum Buffer/Setback. A permanent building setback of fifty (50) feet in depth with a Category 1 Buffer Yard (Section [(B)]) shall be provided where a cluster development adjoins an existing or planned residential district, land bay, or development which has a minimum allowable lot size of fifteen thousand (15,000) square feet or greater. Such buffer may be included in open space calculations. Utilities. Both public water and public sewer facilities must be provided to serve the site. Nothing herein shall be construed as requiring the extension of central or municipal utilities to any site or property. Lot Design Requirements. (1) Street trees planted pursuant to Section shall be regularly spaced. (2) Garages shall be set back at least twenty (20) feet behind the front line of buildings. (I) Other Requirements. (1) Blocks shall generally be in a grid pattern, with interconnecting streets and alleys. (2) Parallel parking may be provided on streets in front of residential lots, except for lots fronting on collector or arterial roads Building Requirements for Lots Served By On-site Well And Wastewater Systems. (A) Lot Coverage. Fifteen (15) percent maximum. Section 2-500

99 Supplemental Packet Page #99 (B) Building Height. Forty (40) feet maximum Building Requirements for Lots Served By Public Sewer/Cluster Option and Compact Cluster Development Option. (A) (B) Lot Coverage. Twenty five (25) percent maximum. Building Height. Forty (40) feet maximum Utility Requirements. All utility distribution lines located in the CR-1 district shall be placed underground Development Setback and Access from Major Roads. In designing residential development, the requirements of Section shall be observed. Section 2-500

100 Supplemental Packet Page #100 Section RC Rural Commercial District Purpose. This district is established for the conversion of existing commercial properties zoned C-1 under the 1972 Zoning Ordinance which are located sporadically in rural Loudoun but deemed appropriate to be retained as commercially zoned land for development to a more preferred development pattern. The district is also established in other areas to allow for residential and commercial uses where existing settlement patterns provide a unique opportunity for a variety of permitted and special exception uses. Uses in the RC District shall be compatible with existing village and neighborhood scale and character and allow local, neighborhood related commercial uses to be developed Size and Location. New rural commercial districts shall be of a sufficient size to allow for a variety of uses, and shall only be located inside existing rural villages, which are those areas within the Village Conservation Overlay District, or those areas deemed appropriate for the range of uses that are allowed within the district Permitted Uses. The following uses are permitted in this district: (A) Agriculture, horticulture, forestry or fishery, pursuant to Section (B) (C) (D) Art gallery. Business service establishment. Community center. (E) Convenience food store, without gas pumps, pursuant to Section (F) Farm market, pursuant to Section (G) Farm machinery sales and service, pursuant to Section (H) Nursery, commercial, pursuant to Section (I) (J) (K) Personal service establishment. Post office, drop off and pick up. Public utility service center, without outdoor storage. (L) Recycling collection center, small, pursuant to Section Section 2-900

101 Supplemental Packet Page #101 (M) (N) (O) (P) Restaurant, including carry out. Residential uses. Retail sales establishment. Studio space - artist, crafts person, writer, etc. (Q) Bank or financial institution, pursuant to Section (R) (S) (T) (U) (V) (W) (X) (Y) (Z) Theatre, indoor. Home service establishment. Office, administrative, business, and professional. Office, medical and dental. Park. Veterinary service. Wayside stand. Commuter parking lot. Facilities for lessons in dance, gymnastics, judo, and sports training. (AA) Utility substation, dedicated. (BB) Animal hospital. (CC) Church, synagogue, and temple. (DD) Dwelling, accessory to a permitted or special exception use. (EE) (FF) Farm suppliesfeed and Farm Supply Center. Printing service. (GG) Water pumping station, pursuant to Section (HH) Sewer pumping station, pursuant to Section (II) (JJ) Food store. Library. Section 2-900

102 Supplemental Packet Page #102 (KK) Telecommunications antenna, pursuant to Section 5-618(A). (LL) Telecommunications monopole, pursuant to Section 5-618(B)(1). (MM) Contractor s Service Establishment, limited to landscape contractors and lawn maintenance services. (NN) Mill, feed and grain. (OO) Training Facility, accessory to a permitted or special exception use. (PP) Banquet/Event Facility, pursuant to Section (QQ) Bed and Breakfast Homestay, pursuant to Section 5-601(A). (RR) Bed and Breakfast Inn, pursuant to Section 5-601(B). (SS) (TT) Country Inn, pursuant to Section 5-601(C). Country Inn with Restaurant, pursuant to Section 5-601(C). (UU) Craft Beverage Manufacturing, pursuant to Section Special Exception Uses. The following uses may be approved by the Board of Supervisors, and, if approved, may be subject to certain conditions, pursuant to the provisions in Section (A) (B) (C) (D) (E) (F) (G) (H) (I) Any one permitted use in excess of 10,000 sq. ft. in gross floor area provided that agricultural uses, mill, feed and grain, farm suppliesfeed and farm supply center, farm market, and farm machinery sales and service are not subject to this limit. Auction facility, livestock. Automobile service station. Funeral home or mortuary. Private club or lodge. Motor vehicle sales and accessory service. Hotel/Motel. Motor vehicle service and repair, accessory to an approved use. Gas pumps accessory to a convenience food store, pursuant to Section Section 2-900

103 Supplemental Packet Page #103 (J) (K) (L) (M) Recreation establishment, outdoor. Fire and/or rescue station. Mass transit facilities and stations. Adult daycare center. (N) Child care center, pursuant to Section (O) (P) Recreation establishment, indoor. Auction house. (Q) Sewage treatment plant, pursuant to Section (R) Water treatment plant, pursuant to Section (S) Water storage tank, pursuant to Section (T) Crematorium, pursuant to Section (U) (V) (W) (X) (Y) (Z) School, private, accessory to a church. Car wash, accessory to a convenience food store, pursuant to Section Telecommunications monopole, pursuant to Section 5-618(B)(2). Telecommunications tower, pursuant to Section 5-618(C)(2). Police Station. Training Facility. (AA) Public School (Elementary, Middle, or High), by mminor sspecial eexception. (BB) Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils, pursuant to Section 5-655, by Minor Special Exception. (CC) Private School (Elementary, Middle, or High) for more than fifteen (15) pupils, by Minor Special Exception. (DD) Craft Beverage Manufacturing, not served by central water and central sewer, pursuant to Sections 5-668(A) and (B), by Minor Special Exception. Section 2-900

104 Supplemental Packet Page #104 (DD)(EE) Winery, Commercial, pursuant to Section Lot Requirements. (A) (B) (C) Size. Ten thousand (10,000) square feet minimum Width. Fifty (50) feet minimum. Yards. Each lot shall provide the following yards: (1) Front. No minimum. (2) Side. No requirement, except fifteen (15) feet for a nonresidential use abutting a lot used for residential purposes, or a lesser distance to continue the setback of an existing building. (3) Rear. No requirement, except thirty (30) feet for a nonresidential use abutting a lot used for residential purposes, or a lesser distance to continue the setback of an existing building. (D) Length/Width Ratio. 5:1 maximum Building Requirements. (A) (B) (C) Lot Coverage. Seventy (70) percent maximum. Building Height. Forty (40) feet maximum. Floor Area Ratio..40 maximum Use Limitations. (A) (B) (C) (D) On-street parking may be provided in the rural commercial district. In addition, off-street parking on the side and rear of the lot is preferred. Where off-street parking is provided in the front, such parking shall be effectively screened, landscaped and buffered to protect the surrounding residential district from undesirable views, lighting, noise, or other adverse impacts. Dwellings, shops and workplaces shall be generally located in close proximity to each other. Buildings shall front on and be aligned with streets. Streets and blocks shall have a general rectilinear pattern. Section 2-900

105 Supplemental Packet Page #105 (E) (F) (G) (H) The development shall be a size and scale which accommodates and promotes pedestrian travel rather than motor vehicle use. All utility distribution lines located in the RC district shall be placed underground. Multiple vehicular entrances along streets which present a threat to public safety through numerous vehicular turning movements, and which inhibit higher operating speeds and higher levels of service shall be prohibited. Strip commercial development patterns which produce aesthetic conditions characterized by marked and discordant contrast with the predominantly rustic open character of the County's major highways shall be prohibited Administrative Waivers and Modifications of Buffering and Screening Requirements and Parking Lot Landscaping and Screening Requirements. (A) Uses that are subject to parking lot landscaping and screening as required by Section , and buffering and screening as required by Section 2-907, may pursue an administrative waiver and modification process, whereby the parking lot landscaping and screening may be waived, reduced or modified by the Zoning Administrator, where the strict adherence to the provisions of Section would reduce the usable area of a lot to a point which would preclude reasonable use of the lot, or the expansion of an existing use (provided required setbacks are met) for a permitted or special exception use. Parking lot landscaping and screening may be waived reduced or modified by the Zoning Administrator, if it is demonstrated that the site has been designed to minimize adverse impacts through a combination of architectural, landscape and/or other design techniques Administrative Reductions, Waivers, or Modifications of Parking Requirements. (A) The Zoning Administrator may grant administrative reductions, waivers, or modifications of parking requirements for permitted or special exception uses contained in Sections and above, in accordance with the provisions of Section (F), as applicable. Section 2-900

106 Supplemental Packet Page # Development Setback and Access From Major Roads. In designing nonresidential development, the requirements of Section shall be observed. Section 2-900

107 Supplemental Packet Page #107 DIVISION B: JOINT LAND MANAGEMENT AREA (JLMA) DISTRICTS Section Joint Land Management Area-1 District: JLMA Purpose and Intent. This district is established to accommodate and foster the development of land within the joint land management areas (JLMAs) outside the incorporated towns in Loudoun County to: (A) (B) (C) (D) (E) (F) Ensure development in the JLMA-1 district is consistent with the JLMA serving as a gateway to the towns; Encourage an appropriate mix of residential and nonresidential land uses; Provide a variety of housing types and lot sizes; Where appropriate, achieve a pattern of development that generally conforms to the established, traditional pattern of development in the towns; Establish the type and scale of development desired for the entranceway of the towns; and Implement jointly adopted area plans, where applicable Size and Location. This district modifies and replaces the Countryside Residential (CR-1) district within the JLMAs. It is the intent of the County that the JLMA-1 boundaries not be extended beyond the existing JLMA boundaries. The limits of this district are as designated on the Zoning Map Use Regulations. Table summarizes the principal use regulations of the JLMA-1 district. (A) Organization of Use Table. Table organizes the uses in the JLMA-1 district Use Table by Use Classifications, Use Categories and Use Types. (1) Use Classifications. The Use Classifications are: residential uses; agricultural uses; public and institutional uses; commercial uses; and industrial uses. The Use Classifications provide a systematic basis for assigning present and future land uses into broad general classifications (e.g., residential uses and agricultural uses). The Use Classifications then organize land uses and activities into general Use Categories and specific Use Types based on common functional, product, or physical characteristics, such as the type and amount of activity, the Section

108 Supplemental Packet Page #108 type of customers or residents, how goods or services are sold or delivered, and site conditions. (2) Use Categories. The Use Categories describe the major sub-groups of the Use Classifications, based on common characteristics (e.g., the residential Use Classification is divided into two major Use Categories: Household Living and Group Living). Principal uses are identified in defining the Use Category. They are principal uses that most closely share the common characteristics that are key to the Use Category. (3) Use Types. The Use Categories are then divided into specific Use Types. The specific Use Types are included in the respective Use Category. They identify the specific uses that are considered to fall within characteristics identified in the Use Category. (B) (C) (D) (E) Use Categories and Use Types Defined. All the Use Categories and Use Types listed in Table are defined in Article 8VIII (Definitions). Permitted and Special Exception Uses. A P in the column identified JLMA-1 indicates that a Use Category or specific Use Type is permitted as a matter of right (as a permitted use) in the JLMA-1 district, subject to compliance with all applicable standards and regulations in this Ordinance and all other County ordinances. An S indicates that a Use Type is allowed in the JLMA-1 district as a special exception in accordance with the procedures and standards of Section In some instances, and based on the Additional Regulations for Specific Uses (Section 5-600), a Use Type will be permitted under certain conditions, or allowed as a special exception under other conditions. These uses are identified as P/S. Reference to General Use Category. References to General Use Category under the Use Type column means all of the uses in the Use Category are allowed. The Use Category is defined in Article 8VIII. Where specific Use Types are listed in the Use Type column, only the listed Use Types in the Use Category are allowed. The Use Types are defined in Article 8VIII. Additional Regulations for Specific Uses. References to sections in the final column of Table (Additional Regulations for Specific Uses) indicate that the listed use is subject to use-specific Section

109 Supplemental Packet Page #109 regulations. The numbers provide a cross-reference to the Additional Regulations for Specific Uses in Section TABLE JLMA-1 JOINT LAND MANAGEMENT AREA-1 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-1 ADDITIONAL REGULATIONS FOR SPECIFIC USES RESIDENTIAL USES Household Living Group Living Accessory dwelling (accessory to single family detached dwelling) Dwelling, single-family detached, including manufactured housing Guest house (accessory to single family detached dwelling) Congregate housing facility Continuing care facility Orphanage or similar institution P Section P P Section S S S Manufactured housing subject to Section Tenant dwelling S Section AGRICULTURAL USES Agriculture General Use Category P Section Horticulture General Use Category P Section Animal Husbandry General Use Category P Section Agriculture Support and Services Directly Related to On-going Agriculture, Horticulture and Animal Husbandry Activity, On-Site Agricultural processing P Section Animal care business P Section Custom operators Direct market business for sale of products produced on-siteincluding but not limited to PYO (pick-your-own) P P Section Section

110 Supplemental Packet Page #110 TABLE JLMA-1 JOINT LAND MANAGEMENT AREA-1 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-1 Equestrian Event Facility, with frontage on a state maintained road facilities Equestrian Event Facility, facility, on lots of less than fifty (50) acres, or without frontage on a state maintained road P Section S Section Farm based tourism events P Section Farm co-ops P Section ADDITIONAL REGULATIONS FOR SPECIFIC USES Farm machinery sales, rental, and services S Section Farm machinery repair P Section Farm markets P Section Mill feedfeed and Farm Supply Centerfarm supply center S Section Nursery, commercial S Section Nursery, production P Section Nursery, production, without frontage on a state maintained road S Section Pet farms P Section Stable, private P Section Stable, Livery, with frontage on a state maintained road Stable, Livery, neighborhood, on lots less than twenty-five (25) acres, or without frontage on a state maintained road P Section S Section Stable, Private P Section Virginia Farm Winery P Section Wayside stand P Section Section

111 Supplemental Packet Page #111 TABLE JLMA-1 JOINT LAND MANAGEMENT AREA-1 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-1 ADDITIONAL REGULATIONS FOR SPECIFIC USES Wetlands mitigation bank P Section PUBLIC AND INSTITUTIONAL USES Day Care Facilities Child care home P Section 5-609(A) Child or adult day care center S Section 5-609(B) Cultural and Government Facilities Bus shelter Community center Community center, HOA facilities only Commuter parking lot, with greater than 50 spaces Commuter parking lot, with 50 spaces or less P S P S P Education Park and Open Space Library Structure or use for federal, state, County, or local governmental purposes, not otherwise listed Public School (Elementary, Middle, or High) Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils Private School (Elementary, Middle, or High) for more than fifteen (15) pupils S S P Section P Section M Cemetery S Section Mausoleum S Section Crematorium S Section Community, neighborhood or regional park, passive recreational uses P Section

112 Supplemental Packet Page #112 TABLE JLMA-1 JOINT LAND MANAGEMENT AREA-1 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-1 Community, neighborhood or regional park, active recreational uses Wetlands mitigation bank S P ADDITIONAL REGULATIONS FOR SPECIFIC USES Public Safety Religious Assembly Utility Fire and/or rescue station S Section Police station or substation S Section Church, synagogue or temple, with seating capacity of 300 or less in sanctuary or main area Church, synagogue or temple, with seating capacity of more than 300 in sanctuary or main activity area, or with accessory schools, day care centers with more than 50 children, recreational facilities Public utility service center and storage yard Recycling drop off collection center, public Recycling drop off collection center, private Sewer Sewage and/or water treatment plant P Section S Section S Section P Section S Section S Section Utility substation, distribution S Section Utility transmission line, overhead (excluding connections of lines from public utility transmission lines to individual development sites) Sewage Water and/or water sewer pumping station S P Section Unless excepted by Section 1-103(D) COMMERCIAL USES Water storage tank S Section Recreation and Entertainment Camp, day and boarding S Section Section

113 Supplemental Packet Page #113 TABLE JLMA-1 JOINT LAND MANAGEMENT AREA-1 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-1 ADDITIONAL REGULATIONS FOR SPECIFIC USES Golf course S Section Artist studio S Retail Sales and Service Visitor Accommodation Small business P/S Section Farm Market (off-site production) S Section Bed and Breakfast Homestay P Section 5-601(A) Bed and Breakfast Inn M Section 5-601(B) INDUSTRIAL USES Radio and/or television tower S Section Telecommunication Use and/or Structure Telecommunications antenna P Section 5-618(A) Telecommunications monopole Telecommunications monopole P S Section 5-618(B)(1) Section 5-618(B)(2) Telecommunication tower S Section 5-618(C)(2) Lot and Building Requirements. (A) (B) (C) (D) (E) (F) Minimum Lot Size. Twenty thousand (20,000) square feet. Minimum Lot Width. Fifty (50) feet. Minimum Front Yard. Thirty-five (35) feet. Minimum Rear Yard. Twenty-five (25) feet. Minimum Side Yard. Nine (9) feet. Building Height. Forty (40) feet maximum General Development Requirements. The following general development requirements shall apply to all development in the JLMA-1 district. Section

114 Supplemental Packet Page #114 (A) (B) (C) Minimum Open Space. Thirty (30) percent. Active recreational uses may be located within the open space. Maximum Gross Density. The maximum gross residential density shall be one (1) unit per forty thousand (40,000) square feet, calculated based on the overall parcel, excluding roads. Open space shall be preserved by means of a permanent open space easement acceptable to the Board of Supervisors. Utilities. (1) Both municipal water and municipal sewer facilities must be provided to every development site, if available as determined by the Zoning Administrator, in consultation with the Town, and if the Town permits the connection. If municipal water and/or municipal sewer facilities are not available, or if the Town does not permit the connection, development may be served by an individual water supply system (private well) and/or an individual sewage disposal system. (2) Notwithstanding subsection (C)(1) above, Town owned or County owned and operated public uses shall be required to connect to municipal water and/or municipal sewer facilities only if the existing municipal water line and/or municipal sewer line is within three hundred (300) feet of the property line of the parcel being developed and if the Town permits such connection, unless the County and Town agree that the presence of other physical or geographical constraints would make the connection unreasonable. Otherwise, such Town or County public uses may use communal systems or an individual water supply system (private well) and/or individual sewage disposal system. (3) Notwithstanding subsection (C)(1) above, any development on a lot existing prior to January 7, 2003, that does not require the approval of any type of subdivision or site plan application in order to be developed may use an individual water supply system (private well) and/or individual sewage disposal system, provided, however, that if such development is required to connect to a public/municipal sewer pursuant to the Codified Ordinances of Loudoun County, then an individual sewage disposal system shall not be permitted. For the purposes of this Section (C)(3), and notwithstanding the provisions of Section (B) of Section

115 Supplemental Packet Page #115 the Land Subdivision and Development Ordinance, lots established by or resulting from the recordation of a boundary line adjustment (BLAD) after January 7, 2003, where all of the lots involved in the BLAD existed prior to January 7, 2003, shall be deemed to have existed prior to January 7, (4) All utility distribution lines shall be placed underground. Private wells, septic systems, and communal systems may be located within the open space. (D) Neighborhood Development Standards. To ensure new development in the JLMA-1 district reinforces existing development patterns in the adjacent town to the maximum extent feasible, reduces the need for automobile trips, minimizes the need for additional road improvements, and encourages walking to employment, shopping, and public facilities, development in this district shall meet the following requirements: (1) Street System/Connectivity. (a) (b) (c) Connections to Existing Streets. Connections to the existing or planned street system shall be made to the maximum extent feasible. All development plans shall incorporate and continue all streets stubbed to or shown as stubbed to the boundary of the development by previously approved development plans/plats or existing development. Provision for Future Connections to Adjoining Land. All developable land shall provide for future public street connections to adjacent developable parcels by providing a local street connection at least every six hundred sixty (660) feet along each subdivision plat boundary that abuts potentially developable or re-developable land, except that such street connections are not required on steep slopes, MDOD sensitivity areas, or FOD pursuant to Sections , , and Block Form and Size. To the maximum extent feasible, blocks within developments shall maintain a rectilinear pattern except where deviation is necessitated by topographic or environmental considerations. Blocks shall measure not less than three hundred (300) nor more than six hundred sixty Section

116 Supplemental Packet Page #116 (660) feet along each side, as measured from the edge of the right-of-way, except where deviation is necessitated by topographic or environmental considerations, or where deviation is required to comply with regulations concerning steep slopes, MDOD sensitivity areas, or FOD pursuant to Sections , and (d) (e) Avoidance of Certain Street Types. Cul-de-sacs and P-loop streets shall be avoided except where necessitated by topographic or environmental considerations. Provision of T Intersections. "T" intersections are encouraged in locations where views of important civic, public or open space areas can be highlighted. (2) Variation of Lot Sizes. (a) (b) (c) General Rule. In all new residential subdivisions containing ten (10) or more lots, a mixture of lot sizes and dimensions shall be provided in order to allow for a variety of housing opportunities and avoid monotonous streetscapes. For example, larger and wider lots are encouraged on corners. Smaller lots are encouraged adjacent to parks and open spaces. No more than sixty percent (60%) percent of all lots shall be similar in total lot area. For purposes of this subsection, "similar" lot areas shall be defined as within 500 square feet of each other. Exception. Up to seventy percent (70%) percent of the lots within the subject subdivision may be similar if the Zoning Administrator, pursuant to Section 6-401, makes a finding that, notwithstanding deviation from the sixty percent (60%) percent standard stated above, lot sizes and dimensions are sufficiently varied, for different housing types, to avoid monotonous streetscapes. Dispersion of Lot Sizes. Similar lot sizes shall be distributed throughout a subdivision rather than consolidated in one area, unless the Zoning Administrator, pursuant to Section 6-401, makes a finding that the intent of this district and of the Section

117 Supplemental Packet Page #117 (3) Sidewalks. Zoning Ordinance will be better served by a design that tends to consolidate lots of similar sizes. (a) (b) Provision of Sidewalks and/or Trails. Sidewalks and/or trails shall be provided, at a minimum, along one side of all streets to provide pedestrian access to the town or neighborhood center, public buildings, schools, parks, and other destinations, or greater if required by the Facilities Standards Manual. Sidewalk and/or Trail Connections. Connections to existing or planned sidewalks and/or trails shall be made at the property boundaries of the project by incorporating and continuing all sidewalks and/or trails stubbed to or shown as stubbed to the boundary of the development by previously approved development plans/plats or existing development. All development plans shall provide for future sidewalk and/or trail connections to adjacent developable parcels at planned or current local street connections along each subdivision plat boundary. (4) Civic and Open Space. (a) Variety of Spaces to Be Provided. A variety of greens, parks or natural open spaces shall be located throughout the development, where appropriate, to provide community identity. (b) Access to Civic Spaces. Direct and convenient pedestrian and bicycle access shall be provided on the site being developed to adjacent residential land uses and to the civic and open space. (c) Configuration of Park Access. Land dedicated for parks shall be bordered on at least one side by public streets, preferably local or collector streets. (5) Other Design Requirements. (a) Street Trees. Street trees planted pursuant to Section shall be planted at a density of no less than one (1) canopy shade tree per twenty-five (25) Section

118 Supplemental Packet Page #118 feet on average, and shall be placed in arrangements consistent with the existing landscape of the vicinity. (b) Garages. Garages shall be set back at least four (4) feet behind the plane of the front door of the principal building. Garages shall have vehicular access only from the side or rear of the lot. (c) On-Street Parking. Parallel parking may be provided on streets in front of residential lots, except for lots fronting on collector or arterial roads. (E) Compatibility Standards. (1) A minimum buffer width of twenty-five (25) feet with a Type 2 buffer yard shall be provided between existing agricultural uses and residential development sites. (2) On non-residential development sites: (a) (b) Areas for loading, delivery, and waste collection receptacles shall be sited so as to reduce the impact on surrounding properties to the maximum extent feasible, with highest priority given to reducing the impact on residential properties. Outdoor lighting shall be directed towards the interior of the development site and shall be shielded to prevent all direct illumination of other properties Alternate Neighborhood Development Standards. In lieu of the development requirements specified in Sections and above, either the Board of Supervisors may initiate, or the landowner(s) in a JLMA- 1 district may request the adoption of alternate neighborhood development standards as a special exception pursuant to the standards of this Section and Section These alternate development standards may be reviewed for all or a portion of a JLMA-1 district. Once adopted, the alternate neighborhood development standards supersede the requirements of Sections and The following requirements shall be met: (A) (B) Minimum Area. Alternate neighborhood design standards shall be adopted for all of a JLMA-1 district or a portion of the district consisting of a minimum of twenty-five (25) contiguous acres. Initiation. A request to have alternate neighborhood development standards adopted for all or a portion of a JLMA-1 district may be Section

119 Supplemental Packet Page #119 initiated by the Board of Supervisors or the landowners in the area for which the request is made by submitting an application to the County for a Special Exception pursuant to Section (C) Study/Proposed Standards. Subsequent to the request, the applicant shall submit a set of proposed alternate neighborhood development standards for consideration that comply with the standards in Section (E). The proposed alternate neighborhood development standards shall be in compliance with any overlay district requirements and based on a study of the existing and prevailing patterns of development in the adjoining town in the vicinity of the lands where the alternate neighborhood development standards are proposed to be adopted, as they relate to lot sizes, yards, setbacks, lot coverage, building heights, garages, porches, civic and open spaces, open space areas, block form, street pattern, sidewalks, and street trees. (D) (E) Recommendation of Staff and Town Council. After their receipt, County staff shall forward a copy of the proposed alternate neighborhood development standards to the affected town for review and comment, and prepare a staff report on whether they comply with the standards of Section (E). Standards. The Board of Supervisors shall adopt the alternate neighborhood development standards only if the Board finds that: (1) The standards include requirements addressing lot size, lot width and length, yards, lot coverage, building height, and open space that are consistent with the existing and prevailing patterns of development in the adjoining town in the vicinity of the lands where the alternate neighborhood development standards are to be adopted; and (2) The standards include specific provisions requiring street system connectivity, variation of lot sizes, the provision of civic and open spaces, the provision of sidewalks, the provision of street trees, a grid street pattern and block sizes in a form that is consistent with the existing and prevailing patterns of development in the adjoining town in the vicinity of the lands where the alternate neighborhood development standards are to be adopted. (F) Effect. The approval of the special exception by the Board of Supervisors for all or a portion of a JLMA-1 district shall constitute a modification of the development standards for that area, subject to the conditions and terms of the special exception, and recognition Section

120 Supplemental Packet Page #120 by the County that all development within the area subject to alternate neighborhood development standards shall comply with the alternate neighborhood development standards. In the case of conflict between adopted alternate neighborhood development standards and any other provision of this Ordinance, the alternate neighborhood development standards shall apply. Section

121 Supplemental Packet Page #121 Section Joint Land Management Area-2 District: JLMA Purpose and Intent. This district is established to accommodate and foster the development of land within the joint land management areas (JLMAs) outside the incorporated towns in Loudoun County to: (A) (B) (C) (D) (E) (F) Ensure development in the JLMA-2 district is consistent with the JLMA serving as a gateway to the towns; Encourage an appropriate mix of residential and nonresidential land uses; Provide a variety of housing types and lot sizes; Where appropriate, achieve a pattern of development that generally conforms to the established, traditional pattern of development in the towns; Establish the type and scale of development desired for the entranceway of the towns; and Implement jointly adopted area plans, where applicable Size and Location. This district modifies and replaces the Countryside Residential (CR-2) district within the JLMAs. It is the intent of the County that the JLMA-2 boundaries not be extended beyond the existing JLMA boundaries Use Regulations. Table summarizes the principal use regulations of the JLMA-2 district. (A) Organization of Use Table. Table organizes the uses in the JLMA-2 district Use Table by Use Classifications, Use Categories and Use Types. (1) Use Classifications. The Use Classifications are: residential uses; agricultural uses; public and institutional uses; commercial uses; and industrial uses. The Use Classifications provide a systematic basis for assigning present and future land uses into broad general classifications (e.g., residential uses and agricultural uses). The Use Classifications then organize land uses and activities into general Use Categories and specific Use Types based on common functional, product, or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered, and site conditions. Section

122 Supplemental Packet Page #122 (2) Use Categories. The Use Categories describe the major sub-groups of the Use Classifications, based on common characteristics (e.g., the residential Use Classification is divided into two major Use Categories: Household Living and Group Living). Principal uses are identified in defining the Use Category. They are principal uses that most closely share the common characteristics that are key to the Use Category. (3) Use Types. The Use Categories are then divided into specific Use Types. The specific Use Types are included in the respective Use Category. They identify the specific uses that are considered to fall within characteristics identified in the Use Category. For example, single family detached dwellings are a Use Type in the Household Living Use Category. (B) (C) (D) (E) Use Categories and Use Types Defined. All the Use Categories and Use Types listed in Table are defined in Article 8VIII (Definitions). Permitted and Special Exception Uses. A P in the column identified JLMA-2 indicates that a Use Category or specific Use Type is permitted as a matter of right (as a permitted use) in the JLMA-2 district, subject to compliance with all applicable standards and regulations in this Ordinance and all other County ordinances. An S indicates that a Use Type is allowed in the JLMA-2 district as a special exception in accordance with the procedures and standards of Section In some instances, and based on the Additional Regulations for Specific Uses (Section 5-600), a Use Type will be permitted under certain conditions, or allowed as a special exception under other conditions. These uses are identified as P/S. Reference to General Use Category. References to General Use Category under the Use Type column means all of the uses in the Use Category are allowed. The Use Category is defined in Article VIII8. Where specific Use Types are listed in the Use Type column, only the listed Use Types in the Use Category are allowed. The Use Types are defined in Article 8VIII. Additional Regulations for Specific Uses. References to sections in the final column of Table (Additional Regulations for Specific Uses) indicate that the listed use is subject to use-specific regulations. The numbers provide a cross-reference to the Additional Regulations for Specific Uses in Section Section

123 Supplemental Packet Page #123 TABLE JLMA-2 JOINT LAND MANAGEMENT AREA-2 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-2 ADDITIONAL REGULATIONS FOR SPECIFIC USES RESIDENTIAL USES Household Living Group Living Accessory dwelling (accessory to single family detached dwelling) Dwelling, single-family detached, including manufactured housing Guest house (accessory to single family detached dwelling) Congregate housing facility Continuing care facility Orphanage or similar institution P Section P P Section S S S Manufactured housing subject to Section Tenant dwelling S Section AGRICULTURAL USES Agriculture General Use Category P Section Horticulture General Use Category P Section Animal Husbandry General Use Category P Section Agriculture Support and Services directly related to on-going agriculture, horticulture and animal husbandry activity, on-site Agricultural processing P Section Animal care business P Section Custom operators Direct market business for sale of products produced on-siteincluding but not limited to PYO (pick-your-own) P Section P Section Section

124 Supplemental Packet Page #124 TABLE JLMA-2 JOINT LAND MANAGEMENT AREA-2 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-2 Equestrian Event Facility, with frontage on a state maintained road facilities Equestrian Event Facility, facility, on lots of less than fifty (50) acres, or without frontage on a state maintained road P Section S Section Virginia farm winery P Section Farm based tourism events P Section Farm co-ops P Section ADDITIONAL REGULATIONS FOR SPECIFIC USES Farm machinery sales, rental, and services S Section Farm machinery repair P Section Farm markets P Section Mill feedfeed and Farm Supply Centerfarm supply center S Section Nursery, commercial S Section Nursery, production P Section Nursery, production, without frontage on a state maintained road S Section Pet farms P Section Stable, private P Section Stable, Livery, with frontage on a state maintained road Stable, Livery, neighborhood, on lots less than twenty-five (25) acres, or without frontage on a state maintained road P Section S Section Stable, Private P Section Wayside stand P Section Section

125 Supplemental Packet Page #125 TABLE JLMA-2 JOINT LAND MANAGEMENT AREA-2 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-2 ADDITIONAL REGULATIONS FOR SPECIFIC USES Wetlands mitigation bank P Section PUBLIC AND INSTITUTIONAL USES Day Care Facilities Child care home P Section Child or adult day care center S Section Cultural and Government Facilities Bus shelter Community center Community center, HOA facilities only Commuter parking lot, with greater than 50 spaces Commuter parking lot, with 50 spaces or less P S P S P Education Park and Open Space Library Structure or use for federal, state, County, or local governmental purposes, not otherwise listed Public School (Elementary, Middle, or High) Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils Private School (Elementary, Middle, or High) for more than fifteen (15) pupils S S P Section P Section Cemetery S Section Mausoleum S Section Crematorium S Section Community, neighborhood or regional park, passive recreational uses M P Section

126 Supplemental Packet Page #126 TABLE JLMA-2 JOINT LAND MANAGEMENT AREA-2 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-2 Public Safety Religious Assembly Community, neighborhood or regional park, active recreational uses Fire and/or rescue station S Section Police station or substation S Section Church, synagogue or temple, with seating capacity of 300 or less in sanctuary or main area Church, synagogue or temple, with seating capacity of more than 300 in sanctuary or main activity area, or with accessory schools, day care centers with more than 50 children, recreational facilities Public utility service center and storage yard Recycling drop off collection center, public Recycling drop off collection center, private Sewer Sewage and/or water treatment plant S P Section S Section S Section P Section S Section S Section ADDITIONAL REGULATIONS FOR SPECIFIC USES Utility Utility substation, distribution S Section Utility transmission line, overhead (excluding connections of lines from public utility transmission lines to individual development sites) Sewage Water and/or Water sewer pumping station S P Section Unless excepted by Section (D) COMMERCIAL USES Water storage tank S Section Food and Beverage Restaurant S Recreation and Entertainment Section Camp, day and boarding S Section Section

127 Supplemental Packet Page #127 TABLE JLMA-2 JOINT LAND MANAGEMENT AREA-2 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-2 ADDITIONAL REGULATIONS FOR SPECIFIC USES Golf course S Section Artist studio S Retail Sales and Service Visitor Accommodation Small business P/S Section Farm market (off-site production) S Section Bed and Breakfast Homestay P Section 5-601(A) Bed and Breakfast Inn M Section 5-601(B) INDUSTRIAL USES Radio and/or television tower S Section Telecommunication Use and/or Structure Telecommunications antenna P Section 5-618(A) Telecommunications monopole Telecommunications monopole P S Section 5-618(B)(1) Section 5-618(B)(2) Telecommunication tower S Section 5-618(C)(2) Lot and Building Requirements. (A) (B) (C) (D) (E) (F) Minimum Lot Size. Ten thousand (10,000) square feet. Minimum Lot Width. Fifty (50) feet. Minimum Front Yard. Fifteen (15) feet. Minimum Rear Yard. Twenty-five (25) feet. Minimum Side Yard. Eight (8) feet Building Height. Forty (40) feet maximum. Section

128 Supplemental Packet Page # General Development Requirements. The following general development requirements shall apply to all development in the JLMA-2 district. (A) (B) (C) Minimum Open Space. Thirty (30) percent. Active recreational uses may be located within the open space. Maximum Gross Density. The maximum gross residential density shall be one (1) unit per twenty thousand (20,000) square feet, calculated based on the overall parcel, excluding roads. Open space shall be preserved by means of a permanent open space easement acceptable to the Board of Supervisors. Utilities. (1) Both municipal water and municipal sewer facilities must be provided to every development site, if available as determined by the Zoning Administrator, in consultation with the Town, and if the Town permits the connection. If municipal water and/or municipal sewer facilities are not available, or if the Town does not permit the connection, development may be served by an individual water supply system (private well) and/or an individual sewage disposal system. (2) Notwithstanding subsection (C)(1) above, Town owned or County owned and operated public uses shall be required to connect to municipal water and/or municipal sewer facilities only if the existing municipal water line and/or municipal sewer line is within three hundred (300) feet of the property line of the parcel being developed and if the Town permits such connection, unless the County and Town agree that the presence of other physical or geographical constraints would make the connection unreasonable. Otherwise, such Town or County public uses may use communal systems or an individual water supply system (private well) and/or individual sewage disposal system. (3) Notwithstanding subsection (C)(1) above, any development on a lot existing prior to January 7, 2003, that does not require the approval of any type of subdivision or site plan application in order to be developed may use an individual water supply system (private well) and/or individual sewage disposal system, provided, however, that if such development is required to connect to a public/municipal sewer pursuant to the Codified Ordinances of Loudoun Section

129 Supplemental Packet Page #129 County, then an individual sewage disposal system shall not be permitted. For the purposes of this Section (C)(3), and notwithstanding the provisions of Section (B) of the Land Subdivision and Development Ordinance, lots established by or resulting from the recordation of a boundary line adjustment (BLAD) after January 7, 2003, where all of the lots involved in the BLAD existed prior to January 7, 2003, shall be deemed to have existed prior to January 7, (4) All utility distribution lines shall be placed underground. Private wells, septic systems, and communal systems may be located within the open space. (D) Neighborhood Development Standards. To ensure new development in the JLMA-2 district reinforces existing development patterns in the adjacent towns to the maximum extent feasible, reduces the need for automobile trips, minimizes the need for additional road improvements, and encourages walking to employment, shopping, and public facilities, development in this district shall meet the following requirements: (1) Street System/Connectivity. (a) (b) (c) Connections to Existing Streets. Connections to the existing or planned street system shall be made to the maximum extent feasible. All development plans shall incorporate and continue all streets stubbed to or shown as stubbed to the boundary of the development by previously approved development plans/plats or existing development. Provision for Future Connections to Adjoining Land. All developable land shall provide for future public street connections to adjacent developable parcels by providing a local street connection at least every six hundred sixty (660) feet along each subdivision plat boundary that abuts potentially developable or re-developable land, except that such street connections are not required on steep slopes, MDOD sensitivity areas, or FOD pursuant to Sections , , and Block Form and Size. To the maximum extent feasible, blocks within developments shall maintain a rectilinear pattern except where deviation is Section

130 Supplemental Packet Page #130 necessitated by topographic or environmental considerations. Blocks shall measure not less than three hundred (300) nor more than six hundred sixty (660) feet along each side, as measured from the edge of the right-of-way, except where deviation is necessitated by topographic or environmental considerations, or where deviation is required to comply with regulations concerning steep slopes, MDOD sensitivity areas, or FOD pursuant to Sections , and (d) (e) Avoidance of Certain Street Types. Cul-de-sacs and P-loop streets shall be avoided except where necessitated by topographic or environmental considerations. Provision of T Intersections. "T" intersections are encouraged in locations where views of important civic, public or open space areas can be highlighted. (2) Variation of Lot Sizes. (a) (b) (c) General Rule. In all new residential subdivisions containing ten (10) or more lots, a mixture of lot sizes and dimensions shall be provided in order to allow for a variety of housing opportunities and avoid monotonous streetscapes. For example, larger and wider lots are encouraged on corners. Smaller lots are encouraged adjacent to parks and open spaces. No more than sixty percent (60%) percent of all lots shall be similar in total lot area. For purposes of this subsection, "similar" lot areas shall be defined as within 500 square feet of each other. Exception. Up to seventy percent (70%) percent of the lots within the subject subdivision may be similar if the Zoning Administrator, pursuant to Section 6-401, makes a finding that, notwithstanding deviation from the sixty percent (60%) percent standard stated above, lot sizes and dimensions are sufficiently varied, for different housing types, to avoid monotonous streetscapes. Dispersion of Lot Sizes. Similar lot sizes shall be distributed throughout a subdivision rather than Section

131 Supplemental Packet Page #131 (3) Sidewalks. consolidated in one area, unless the Zoning Administrator, pursuant to Section 6-401, makes a finding that the intent of this district and of the Zoning Ordinance will be better served by a design that tends to consolidate lots of similar sizes. (a) (b) Provision of Sidewalks and/or Trails. Sidewalks and/or trails shall be provided, at a minimum, along one side of all streets to provide pedestrian access to the town or neighborhood center, public buildings, schools, parks, and other destinations, or greater if required by the Facilities Standards Manual. Sidewalk and/or trail Connections. Connections to existing or planned sidewalks and/or trails shall be made at the property boundaries of the project by incorporating and continuing all sidewalks and/or trails stubbed to or shown as stubbed to the boundary of the development by previously approved development plans/plats or existing development. All development plans shall provide for future sidewalk and/or trails connections to adjacent developable parcels at planned or current local street connections along each subdivision plat boundary. (4) Civic and Open Space. (a) Variety of Spaces to Be Provided. A variety of greens, parks or natural open spaces shall be located throughout the development, where appropriate, to provide community identity. (b) Access to Civic Spaces. Direct and convenient pedestrian and bicycle access shall be provided adjacent residential land uses and to the civic and open space. (c) Configuration of Park Access. Land dedicated for parks shall be bordered on at least one side by public streets, preferably local or collector streets. (5) Other Design Requirements. Section

132 Supplemental Packet Page #132 (a) Street Trees. Street trees planted pursuant to Section shall be planted at a density of no less than one canopy shade tree per twenty-five (25) feet on average, and shall be placed in arrangements consistent with the existing landscape of the vicinity. (b) Garages. Garages shall be set back at least four (4) feet behind the plane of the front door of the principal building. Garages shall have vehicular access only from the side or rear of the lot. (c) On-Street Parking. Parallel parking may be provided on streets in front of residential lots, except for lots fronting on collector or arterial roads. (E) Compatibility Standards. (1) A minimum buffer width of twenty-five (25) feet with a Type 2 buffer yard shall be provided between existing agricultural uses and residential development sites. (2) On non-residential development sites: (a) (b) Areas for loading, delivery, and waste collection receptacles shall be sited so as to reduce the impact on surrounding properties to the maximum extent feasible, with highest priority given to reducing the impact on residential properties. Outdoor lighting shall be directed towards the interior of the development site and shall be shielded to prevent all direct illumination of other properties. Section

133 Supplemental Packet Page #133 Section Joint Land Management Area-3 District: JLMA Purpose and Intent. This district is established to accommodate and foster the development of land within the town s joint land management areas (JLMAs) outside the incorporated towns in Loudoun County to: (A) (B) (C) (D) (E) Ensure development in the JLMA-3 district is consistent with the JLMA serving as a gateway to the towns; Provide for the continued practice of agriculture, farm operations, agriculturally related and home based businesses, low density clustered residential developments and other uses in a predominantly rural environment; Encourage an appropriate mix of residential and nonresidential land uses; Where appropriate, achieve a pattern of development that generally conforms to the established, traditional pattern of development in the towns; and Implement jointly adopted plans where applicable Size and Location. This district replaces the Agricultural Residential (A- 3) district within the JLMAs. It is the intent of the County that the JLMA- 3 district boundaries not be extended beyond the existing JLMA boundaries Use Regulations. Table summarizes the principal use regulations of the JLMA-3 district. (A) Organization of Use Table. Table organizes the uses in the JLMA-3 district use table by Use Classifications, Use Categories and Use Types. (1) Use Classifications. The Use Classifications are: residential uses; agricultural uses; public and institutional uses; commercial uses; and industrial uses. The Use Classifications provide a systematic basis for assigning present and future land uses into broad general classifications (e.g., residential uses and agricultural uses). The Use Classifications then organize land uses and activities into general Use Categories and specific Use Types based on common functional, product, or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered, and site conditions. Section

134 Supplemental Packet Page #134 (2) Use Categories. The Use Categories describe the major sub-groups of the Use Classifications, based on common characteristics (e.g., the residential Use Classification is divided into two major Use Categories: Household Living and Group Living). Principal uses are identified in defining the Use Category. They are principal uses that most closely share the common characteristics that are key to the Use Category. (3) Use Types. The Use Categories are then divided into specific Use Types. The specific Use Types are included in the respective Use Category. They identify the specific uses that are considered to fall within characteristics identified in the Use Category. For example, single family detached dwellings are a Use Type in the Household Living Use Category. (B) (C) (D) (E) Use Categories and Use Types Defined. All the Use Categories and Use Types listed in Table are defined in Article 8VIII (Definitions). Permitted and Special Exception Uses. A P in the column identified JLMA-3 indicates that a Use Category or specific Use Type is permitted as a matter of right (as a permitted use) in the JLMA-3 district, subject to compliance with all applicable standards and regulations in this Ordinance and all other County ordinances. An S indicates that a Use Type is allowed in the JLMA-3 district as a special exception in accordance with the procedures and standards of Section In some instances, and based on the Additional Regulations for Specific Uses (Section 5-600), a Use Type will be permitted as a matter of right under certain conditions, or allowed as a special exception under other conditions. These uses are identified as P/S. Reference to General Use Category. References to General Use Category under the Use Type column mean all of the uses in the Use Category are allowed. The Use Category is defined in Article 8VIII. Where specific Use Types are listed in the Use Type column, only the listed Use Types in the Use Category are allowed. The Use Type is defined in Article 8VIII. Additional Regulations for Specific Uses. References to sections in the final column of Table (Additional Regulations for Specific Uses) indicate that the listed use is subject to use-specific regulations. The numbers provide a cross-reference to the Additional Regulations for Specific Uses in Section Section

135 Supplemental Packet Page #135 TABLE JLMA-3 JOINT LAND MANAGEMENT AREA-3 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-3 ADDITIONAL REGULATIONS FOR SPECIFIC USES RESIDENTIAL USES Household Living Group Living Accessory apartment or dwelling (accessory to single family detached dwelling) Dwelling, single-family detached, including manufactured housing Guest house (accessory to single family detached dwelling) Congregate housing facility Continuing care facility Convent, monastery, or seminary Orphanage or similar institution P Section P P Section S S S Section S Manufactured housing subject to Section Tenant dwelling S Section AGRICULTURAL USES Agriculture General Use Category P Section Horticulture General Use Category P Section Animal Husbandry General Use Category P Section Section

136 Supplemental Packet Page #136 TABLE JLMA-3 JOINT LAND MANAGEMENT AREA-3 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-3 ADDITIONAL REGULATIONS FOR SPECIFIC USES Agricultural processing P Section Animal care business P Section Custom operators P Section Agriculture Support and Services Directly Related to On-going Agriculture, Horticulture and Animal Husbandry Activity, On-Site Direct market business for sale of products produced on-siteincluding but not limited to PYO (pick-your-own) Equestrian Event Facility, with frontage on a state maintained roadfacilities Equestrian facility, with more than 10 special events per year Equestrian Event Facility, facility, on lots of less than 50 acres or without frontage on a state maintained road P Section P Section S Section S Section Farm based tourism events P Section Farm co-ops P Section Farm machinery repair P Section Farm machinery sales, rental, and service S Section Farm markets P Section Mill feedfeed and Farm Supply Centerfarm supply center S Section Nursery, production P Section Nursery, commercial S Section Nursery, production, without frontage on a state maintained road S Section Pet farms P Section Stable, private P Section Section

137 Supplemental Packet Page #137 TABLE JLMA-3 JOINT LAND MANAGEMENT AREA-3 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-3 ADDITIONAL REGULATIONS FOR SPECIFIC USES Stable, Livery, with frontage on a state maintained road Stable, Livery neighborhood, on lots less than twenty-five (25) acres, or without frontage on a state maintained road P Section S Section Stable, Private P Section Virginia Farm Winery P Section Wayside stand P Section Wetlands mitigation bank P Section Animal hospital S Section Animal Services Kennel S Section 5-606(A) Kennel, Indoor P Section 5-606(B) Veterinary service P Section PUBLIC AND INSTITUTIONAL USES Day Care Facilities Child care home P Section 5-609(A) Child or adult day care center S Section 5-609(B) Bus shelter P Cultural and Government Facilities Community center Community center, HOA facilities only Commuter parking lot, with greater than 50 spaces Commuter parking lot, with less than 50 spaces Library S P S P S Section

138 Supplemental Packet Page #138 TABLE JLMA-3 JOINT LAND MANAGEMENT AREA-3 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-3 Education Health Services Structure or use for federal, state, County, or local governmental purposes, not otherwise listed Public School (Elementary, Middle, or High) Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils Private School (Elementary, Middle, or High) for more than fifteen (15) pupils Office, medical S P Section P Section Hospital S Section M S ADDITIONAL REGULATIONS FOR SPECIFIC USES Arboretum S Cemetery S Section Park and Open Space Public Safety Religious Assembly Mausoleum S Section Crematorium S Section Community, neighborhood or regional park, passive recreational uses Community, neighborhood or regional park, active recreational uses Fire and/or rescue station S Section Police station or substation S Section Church, synagogue or temple, with seating capacity of 300 or less in sanctuary or main area Church, synagogue or temple, with seating capacity of more than 300 in sanctuary or main activity area, or with accessory schools, day care centers with more than 50 children, recreational facilities P S P Section S Section Section

139 Supplemental Packet Page #139 TABLE JLMA-3 JOINT LAND MANAGEMENT AREA-3 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-3 Public utility service center and storage yard Recycling drop off collection center, public Sewage and/or water treatment plant S Section P Section S Section Utility substation, dedicated P Section ADDITIONAL REGULATIONS FOR SPECIFIC USES Utility Utility substation, transmission Utility transmission line, overhead (excluding connections of lines from public utility transmission lines to individual development sites) Sewage Water and/or water sewer pumping station S Section and S Unless excepted by Section 1-103(D) P Section COMMERCIAL USES Water storage tank S Section Conference and Training Centers Food and Beverage Rural agricultural corporate retreat S Section Rural Resort S Section 5-601(D) Banquet/Event Facility S Section Restaurant S Section Office Educational or research facility related to the uses in this district S Camp, day and boarding S Section Country club S Recreation and Entertainment Golf course S Section Private club or lodge Recreation establishment, outdoor S S Section

140 Supplemental Packet Page #140 TABLE JLMA-3 JOINT LAND MANAGEMENT AREA-3 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-3 ADDITIONAL REGULATIONS FOR SPECIFIC USES Artist studio S Retail Sales and Service Small business P/S Section Farm market (off-site production) S Section Bed and Breakfast Homestay P Section 5-601(A) Bed and Breakfast Inn M Section 5-601(B) Visitor Accommodation Country Inn M Section 5-601(C) Country Inn with Restaurant S Section 5-601(C) Guest farm or ranch, leasing no more than three (3) guest rooms P INDUSTRIAL USES Telecommunications antenna P Section 5-618(A) Telecommunications Use and/or Structure Telecommunications monopole Telecommunications monopole P S Section 5-618(B)(1) Section 5-618(B)(2) Telecommunication tower S Section 5-618(C)(2) Lot and Building Requirements. (A) (B) (C) Minimum Lot Size. Twenty thousand (20,000) square feet. Minimum Lot Width. Sixty (60) feet. Front Yard. (1) On Arterial Road. Thirty-five (35) feet. (2) On Collector Road. Twenty-five (25) feet. (3) On Other Roads. Fifteen (15) feet. Section

141 Supplemental Packet Page #141 (D) (E) (F) (G) (H) Minimum Rear Yard. Twenty-five (25) feet. Minimum Side Yard. Ten (10) feet. Building Height. Forty (40) feet maximum, except no restriction for buildings used exclusively for agriculture. Minimum Open Space. Fifty (50) percent. Gross Density. One (1) residential unit per three (3) acres Neighborhood Development Standards. To ensure new development in the JLMA-3 district reinforces existing development patterns in the adjacent town to the maximum extent feasible, reduces the need for automobile trips, minimizes the need for additional road improvements, and encourages walking to employment, shopping, and public facilities, development in this district shall meet the following requirements: (A) Street System/Connectivity. (1) Connections to Existing Streets. Connections to the existing or planned street system shall be made to the maximum extent feasible. All development plans shall incorporate and continue all streets stubbed to or shown as stubbed to the boundary of the development by previously approved development plans/plats or existing development. (2) Provision for Future Connections to Adjoining Land. All developable land shall provide for future public street connections to adjacent developable parcels by providing a local street connection at least every six hundred sixty (660) feet along each subdivision plat boundary that abuts potentially developable or re-developable land, except that such street connections are not required on steep slope, MDOD sensitivity areas, or FOD pursuant to Sections , , and (3) Block Form and Size. To the maximum extent feasible, blocks within developments shall maintain a rectilinear pattern except where deviation is necessitated by topographic or environmental considerations. Blocks shall measure not less than three hundred (300) nor more than six hundred sixty (660) feet along each side, as measured from the edge of the right-of-way, except where deviation is necessitated by topographic or environmental considerations, or where deviation is required to comply Section

142 Supplemental Packet Page #142 with regulations concerning steep slope, MDOD sensitivity areas, or FOD pursuant to Sections S4S-1508, and (4) Avoidance of Certain Street Types. Cul-de-sacs and Ploop streets shall be avoided except where necessitated by topographic or environmental considerations. (5) Provision of T Intersections. "T" intersections are encouraged in locations where views of important civic, public or open space areas can be highlighted. (B) Variation of Lot Sizes. (1) General Rule. In all new residential subdivisions containing ten (10) or more lots, a mixture of lot sizes and dimensions shall be provided in order to allow a variety of housing opportunities and avoid monotonous streetscapes. For example, larger and wider lots are encouraged on corners. Smaller lots are encouraged adjacent to parks and open spaces. No more than sixty percent (60%) percent of all lots shall be similar in total lot area. For purposes of this subsection, "similar" lot areas shall be defined as within five hundred (500) square feet of each other. (2) Exception. Up to seventy percent (70%) percent of the lots within the subject subdivision may be similar if the Zoning Administrator, pursuant to Section 6-401, makes a finding that, notwithstanding deviation from the sixty percent (60%) percent standard stated above, lot sizes and dimensions are sufficiently varied, for different housing types, to avoid monotonous streetscapes. (3) Dispersion of Lot Sizes. Similar lot sizes shall be distributed throughout a subdivision rather than consolidated in one area, unless the Zoning Administrator, pursuant to Section 6-401, makes a finding that the intent of this district and of the Zoning Ordinance will be better served by a design that tends to consolidate lots of similar sizes. (C) Sidewalks. (1) Provision of Sidewalks and/or Trails. Sidewalks and/or trails shall be provided, at a minimum, along one side of all streets to provide pedestrian access to the town or neighborhood center, public buildings, schools, parks, and Section

143 Supplemental Packet Page #143 other destinations, or greater if required by the Facilities Standards Manual. (2) Sidewalk and/or Trail Connections. Connections to existing or planned sidewalks and/or trails shall be made at the property boundaries of the project by incorporating and continuing all sidewalks and/or trails stubbed to or shown as stubbed to the boundary of the development by previously approved development plans/plats or existing development. All development plans shall provide for future sidewalk and/or trail connections to adjacent developable parcels at planned or current local street connections along each subdivision plat boundary. (D) Civic and Open Space. (1) Variety of Spaces to Be Provided. A variety of greens, parks or natural open spaces shall be located throughout the development, where appropriate, to provide community identity. (2) Access to Civic Spaces. Direct and convenient pedestrian and bicycle access shall be provided (on the site being developed) to adjacent residential land uses and to the civic and open space. (3) Configuration of Park Access. Land dedicated for parks shall be bordered on at least one side by public streets, preferably local or collector streets. (E) Other Design Requirements. (1) Street Trees. Street trees planted pursuant to Section shall be planted at a density of no less than one canopy shade tree per twenty-five (25) feet on average, and shall be placed in arrangements consistent with the existing landscape of the vicinity. (2) Garages. Garages shall be set back at least four (4) feet behind the plane of the front door of the principal building. Garages shall have vehicular access only from the side or rear of the lot. (3) On-Street Parking. Parallel parking may be provided on streets in front of residential lots, except for lots fronting on collector or arterial roads. Section

144 Supplemental Packet Page # Utilities. (A) (B) (C) (D) Both municipal water and municipal sewer facilities must be provided to every development site, if available as determined by the Zoning Administrator, in consultation with the Town, and if the Town permits the connection. If municipal water and/or municipal sewer facilities are not available, or if the Town does not permit the connection, development may be served by an individual water supply system (private well) and/or an individual sewage disposal system. Notwithstanding subsection (A) above, Town owned or County owned and operated public uses shall be required to connect to municipal water and/or municipal sewer facilities only if the existing municipal water line and/or municipal sewer line is within three hundred (300) feet of the property line of the parcel being developed and if the Town permits such connection, unless the County and Town agree that the presence of other physical or geographical constraints would make the connection unreasonable. Otherwise, such Town or County public uses may use communal systems or an individual water supply system (private well) and/or individual sewage disposal system. Notwithstanding subsection (A) above, any development on a lot existing prior to January 7, 2003, that does not require the approval of any type of subdivision or site plan application in order to be developed may use an individual water supply system (private well) and/or individual sewage disposal system, provided, however, that if such development is required to connect to a public/municipal sewer pursuant to the Codified Ordinances of Loudoun County, then an individual sewage disposal system shall not be permitted. For the purposes of this Section (C), and notwithstanding the provisions of Section (B) of the Land Subdivision and Development Ordinance, lots established by or resulting from the recordation of a boundary line adjustment (BLAD) after January 7, 2003, where all of the lots involved in the BLAD existed prior to January 7, 2003, shall be deemed to have existed prior to January 7, All utility distribution lines shall be placed underground. Private wells, septic systems, and communal systems may be located within the open space Use Limitations. Section

145 Supplemental Packet Page #145 (A) No non-agricultural use shall be permitted which, because of its nature, location, or manner of operation, is dangerous or noxious because of noise, odor, fumes, gas, glare, light, vibration, smoke, emission of particulate matter or effluents, or for other similar reasons. Section

146 Supplemental Packet Page #146 Section JLMA-20 (JOINT LAND MANAGEMENT AREA 20) Purpose and Intent. The purpose and intent of the JLMA-20 district is to: (A) (B) (C) (D) Provide for uses that are compatible with the Leesburg Executive Airport and allow for future expansion of the airport and/or existing agricultural use. Provide for the continued practice of agriculture, farm operations, agriculturally related and home based businesses. Encourage an appropriate mix of land uses; Implement jointly adopted area plans, where applicable Size and Location. It is the intent of the County that the JLMA-20 district boundaries not be extended beyond the existing JLMA-20 boundaries Use Regulations. Table summarizes the principal use regulations of the JLMA-20 district. (A) Organization of Use Table. Table organizes the uses in the JLMA-20 district by Use Classifications, Use Categories and Use Types. (1) Use Classifications. The Use Classifications are: agricultural uses; residential use; public and institutional uses; commercial uses; and industrial uses. The Use Classifications provide a systematic basis for assigning present and future land uses into broad general classifications (e.g., agricultural uses and residential uses). The Use Classifications then organize land uses and activities into general Use Categories and specific Use Types based on common functional, product, or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered, and site conditions. (2) Use Categories. The Use Categories describe the major sub-groups of the Use Classification, based on common characteristics (e.g., the residential Use Classification is divided into two major Use Categories: Household Living and Group Living). Principal uses are identified in defining the Use Category. They are principal uses that most closely share the common characteristics that are key to the Use Category. Section

147 Supplemental Packet Page #147 (3) Use Types. The Use Categories are then divided into specific Use Types. The specific Use Types are included in the respective Use Category. They identify the specific uses that are considered to fall within characteristics identified in the Use Category. For example, single family detached dwellings are a Use Type in the Household Living Use Category. (B) (C) (D) (E) Use Categories and Use Types Defined. All the Use Categories and Use Types listed in Table are defined in Article 8VIII (Definitions). Permitted and Special Exception Uses. A P in the column identified JLMA-20 indicates that a Use Category or specific Use Type is permitted as a matter of right (as a permitted use) in the JLMA-20 district, subject to compliance with all applicable standards and regulations in this Ordinance and all other County ordinances. An S indicates that a Use Type is allowed in the JLMA-20 district as a special exception in accordance with the procedures and standards of Section In some instances, and based on the Additional regulations for Specific Uses (Section 5-600), a Use type will be permitted under certain conditions, or allowed as a special exception under other conditions. These uses are identified as P/S. Reference to General Use Category. References to General Use Category under the Use Type column, means all of the uses in the Use Category are allowed. The Use Category is defined in Article 8VIII. Where specific Use Types are listed in the Use Type column, only the listed Use Types in the Use Category are allowed. The Use Type is defined in Article 8VIII. Additional Regulations for Specific Uses. References to sections in the final column of Table (JLMA-20 District Use Table) indicate that the listed use is subject to use-specific regulations. The numbers provide a cross-reference to the Additional Regulations for Specific Uses in Section Section

148 Supplemental Packet Page #148 TABLE JLMA-20 JOINT LAND MANAGEMENT AREA-20 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-20 RESIDENTIAL USES ADDITIONAL REGULATIONS FOR SPECIFIC USES Household Living Group Living Accessory dwelling (accessory to single family detached dwelling) Caretaker s residence (accessory to single family detached dwelling) Dwelling, single-family detached, including manufactured housing Guest house (accessory to single family detached dwelling) P Section P P Manufactured housing subject to Section P Section Dormitory, seasonal labor P Section Tenant dwelling P Section AGRICULTURAL USES Tenant dwelling, seasonal labor P Section 5-602(C) Agriculture General Use Category P Section Horticulture General Use Category P Section Animal Husbandry General Use Category P Section Agricultural processing P Section Agriculture Support and Services directly related to on-going agriculture, horticulture and animal husbandry activity, on-site Animal care business P Section Agritainment P Section Commercial winery S Section Custom operators Direct market business for sale of products produced onsite- including but not limited to PYO (pick-your-own) P Section P Section Section

149 Supplemental Packet Page #149 TABLE JLMA-20 JOINT LAND MANAGEMENT AREA-20 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-20 Equestrian Event Facility facilities ADDITIONAL REGULATIONS FOR SPECIFIC USES P Section Farm based tourism events P Section Farm co-ops P Section Farm machinery repair P Section Farm markets P Section Feedlot (for on-going, on-site animal husbandry activities) P Section Nursery, commercial P Section Pet farms P Section Stable, Livery P Section Stable, Private P Section Virginia farm winery P Section Wayside stand P Section Wetlands mitigation bank P Section Sawmill S Section Equestrian facility with more than 10 special events per year. S Section Agriculture Support and Services not directly related to on-going agriculture, horticulture and animal husbandry activity, on-site Agricultural research facility P Section Animal care businesses Equestrian Event Facility facility Farm machine repair P P Section P Section

150 Supplemental Packet Page #150 TABLE JLMA-20 JOINT LAND MANAGEMENT AREA-20 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-20 Stable, Liveryneighborhood, on lots of 25 acres or more, or frontage on state maintained road ADDITIONAL REGULATIONS FOR SPECIFIC USES P Section Stable, privateprivate P Equestrian facility with more than 10 special events per year. Equestrian facility, on lots of less than 50 acres or without frontage on a state maintained road. Stable, neighborhood, on lots of less than 25 acres or without frontage on a state maintained road S Section S Section S Section Animal hospital S Section Animal Services Kennel S Section Veterinary service P PUBLIC AND INSTITUTIONAL USES Aviation Airport/landing strip S Section Cultural and Government Facilities General Government Use S Section Fairground S Section Education Public School (Elementary, Middle, or High) Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils Private School (Elementary, Middle, or High) for more than fifteen (15) pupils Private Vocational School P Section P Section M S Section

151 Supplemental Packet Page #151 TABLE JLMA-20 JOINT LAND MANAGEMENT AREA-20 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-20 Arboretum P Section ADDITIONAL REGULATIONS FOR SPECIFIC USES Botanical garden or nature study area P Section Cemetery S Section Park and Open Space Public Safety Religious Assembly Utility Mausoleum S Section Crematorium S Section Community, neighborhood or regional park, passive recreational uses Community, neighborhood or regional park, active recreational uses Fire and/or rescue station S Section Police station or substation S Section Church, synagogue, temple, or mosque, with seating capacity of 300 or less in sanctuary or main activity area Church, synagogue, temple or mosque, with seating capacity of more than 300 in sanctuary or main activity area, or accessory schools, day care centers with more than 50 children. Public utility service center and storage yard Recycling drop off collection center, public Sewer Sewage and/or water treatment plant P S P Section S Section S Section P Section S Section Utility substation, dedicated S Section Utility substation, transmission S Section and Section

152 Supplemental Packet Page #152 TABLE JLMA-20 JOINT LAND MANAGEMENT AREA-20 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-20 COMMERCIAL USES Utility transmission line, overhead (excluding connections of lines from public utility transmission lines to individual development sites) Sewage Water and/or Water sewer pumping station S ADDITIONAL REGULATIONS FOR SPECIFIC USES Unless excepted by Section (D) P Section Water storage tank S Section Retail Sales and Service Conference and Training Centers Small Business S Section Conference and training centers Rural agricultural corporate retreat S Section S Section Rural Resort S Section 5-601(D) Food and Beverage Banquet/Event Facility M Section Restaurant Camp, day and boarding, with 30 or fewer campers Camp, day and boarding, with more than 30 campers S P Section S Section Recreation and Entertainment Campground S Section Cross-country ski business P Section Golf course S Section Rural recreational establishment, outdoor P Bed and Breakfast Homestay P Section 5-601(A) Bed and Breakfast Inn P Section 5-601(B) Visitor Accommodation Country Inn M Section 5-601(C) Section

153 Supplemental Packet Page #153 TABLE JLMA-20 JOINT LAND MANAGEMENT AREA-20 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE JLMA-20 UINDUSTRIAL USES Country Inn with Restaurant S Section 5-601(C) ADDITIONAL REGULATIONS FOR SPECIFIC USES Telecommunication Use and/or Structure Telecommunications antenna P Section 5-618(A) Lot and Building Requirements. Table identifies the lot and building requirements that apply to all development in the JLMA-20 district. TABLE JLMA-20 LOT AND BUILDING REQUIREMENTS Minimum Lot Size 20 acres Minimum Lot Width 200 feet on paved roads; 50 feet on unpaved roads Section BMinimum Yards Except where a greater setback is required by Section 5-900, No no building shall be located within 25 feet of any property line nor within 100 feet from the right-of-way of any arterial road, 75 feet from the right-of-way of any collector road, andor 35 feet from any other road right-of-way, private access easement, and/or any prescriptive easement. Maximum Lot Coverage 8% maximum, based on gross acreage25%, but only 10% may be used for residential structures excluding agricultural, horticultural, and animal husbandry structures not open to the public. Maximum Building Height Forty (40) feet. No restriction for buildings used exclusively for agriculture, horticulture and animal husbandry, or for General Government Use. Lot Access Access to individual lot provided by privately owned and maintained travelway which shall either be: A private access easement that complies with the requirements of Chapter 4:Transportation of the Facilities Standards Manual; or Section

154 Supplemental Packet Page #154 A private lane that: Is within a 24 private easement; Is at least 12 in width; If paved, is 2 over a 4 base; If gravel is 6 ; and Has a minimum grade of 10% with a Minimum 30 centerline curve radius. Private access easement or private lane may serve as frontage in-lieu of public road frontage up to 25 lots. Plat of division shall contain note and provide for maintenance of private access easement or private lane Utility Requirements. (A) (B) Water. Development shall be served by individual wells, except for Town-owned or County-owned and operated public uses that may be served by municipal water facilities, if available as determined by the Town, or may be served by communal water supply systems. Wastewater. Development shall be served by an on site septic system, except for Town owned or County owned and operated public uses that may be served by municipal sewer facilities, or may be served by communal sewer systems. Section

155 Supplemental Packet Page #155 DIVISION C TRANSITION DISTRICT REGULATIONS Section TR-10 (Transitional Residential - 10) Purpose and Intent. The purpose and intent of the TR-10 district is to: (A) (B) (C) (D) (E) (F) Create a visual/spatial transition between the suburban area and the rural area of the County; Provide for an environment that is low density in character to facilitate a transition between the suburban area and the rural area of the County; Achieve a blend of rural and suburban development; Achieve a balance between the built and natural environment; Protect drinking water resources; and Implement requirements that open space be provided in conjunction with the standards of this Ordinance Use Regulations. Table summarizes the principal use regulations of the TR-10 district. (A) Organization of Use Table. Table organizes the uses in the TR-10 district by Use Classifications, Use Categories and Use Types. (1) Use Classifications. The Use Classifications are: residential uses; agricultural uses; public and institutional uses; commercial uses; and industrial uses. The Use Classifications provide a systematic basis for assigning present and future land uses into broad general classifications (e.g., residential uses and agricultural uses). The Use Classifications then organize land uses and activities into general Use Categories and specific Use Types based on common functional, product, or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered, and site conditions. (2) Use Categories. The Use Categories describe the major sub-groups of the Use Classification, based on common characteristics (e.g., the residential Use Classification is divided into two major Use Categories: Household Living and Group Living). Principal uses are identified in defining Section

156 Supplemental Packet Page #156 the Use Category. They are principal uses that most closely share the common characteristics that are key to the Use Category. (3) Use Types. The Use Categories are then divided into specific Use Types. The specific Use Types are included in the respective Use Category. They identify the specific uses that are considered to fall within characteristics identified in the Use Category. For example, single family detached dwellings, multi-family dwellings and town houses are Use Types in the Household Living Use Category. (B) (C) (D) (E) Use Categories and Use Types Defined. All the Use Categories and Use Types listed in Table are defined in Article 8VIII (Definitions). Permitted and Special Exception Uses. A P in the column identified TR-10 indicates that a Use Category or specific Use Type is permitted as a matter of right (as a permitted use) in the TR- 10 district, subject to compliance with all applicable standards and regulations in this Ordinance and all other County ordinances. An S indicates that a Use Type is allowed in the TR-10 district as a special exception in accordance with the procedures and standards of Section In some instances, and based on the Additional Regulations for Specific Uses (Section 5-600), a Use Type will be permitted as a matter of right under certain conditions, or allowed as a special exception under other conditions. In those instances, it is identified as P/S. Reference to General Use Category. References to General Use Category under the Use Type column, means all of the uses in the Use Category are allowed. The Use Categories are defined in Article 8VIII. Where specific Use Types are listed in the Use Type column, only the listed Use Types in the Use Category are allowed. The Use Types are defined in Article 8VIII. Additional Regulations for Specific Uses. References to sections in the final column of Table (Additional Regulations for Specific Uses) indicate that the listed use is subject to use-specific regulations. The numbers provide a cross-reference to the Additional Regulations for Specific Uses in Section All the Use Categories and Use Types listed in Table are defined in Article 8VIII (Definitions). Section

157 Supplemental Packet Page #157 TABLE TR-10 TRANSITIONAL RESIDENTIAL-10 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE TR-10 ADDITIONAL REGULATIONS FOR SPECIFIC USES RESIDENTIAL USES Household Living Accessory dwelling (accessory to single family detached dwelling) Caretaker s residence (accessory to single family detached dwelling) Dwelling, single-family detached, including manufactured housing Guest house (accessory to single family detached dwelling) Congregate housing facility Continuing care facility P Section P P P Section S S Manufacturing housing subject to Section Group Living AGRICULTURAL USES Convent or monastery S Section Orphanage or similar institution Tenant dwelling (accessory to agriculture, horticulture or animal husbandry uses) S P/S Section Agriculture General Use Category P Section Horticulture General Use Category P Section Animal Husbandry General Use Category P Section Agriculture Support and Services Directly Related to On-going Agriculture, Horticulture and Animal Husbandry Activity, On-Site Agricultural processing S Section Animal care business P Section Custom operators P Section Direct market business for sale of products produced on-siteincluding but not limited to PYO (pick-your-own) P Section Section

158 Supplemental Packet Page #158 TABLE TR-10 TRANSITIONAL RESIDENTIAL-10 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE TR-10 Equestrian Event Facility, with frontage on a state maintained roadfacilities Equestrian Event Facility, facility, on lots of less than fifty (50) acres, or without frontage on a state maintained road P Section SM Section Farm co-ops P Section Farm based tourism P Section Farm markets P Section Pet farms P Section Nursery, commercial S Section Nursery, production P Section Nursery, production, without frontage on a state maintained road Stables, Livery, with frontage on a state maintained road Stable, Livery, neighborhood on lots less than twenty five (25) acres, or without frontage on a state maintained road S Section P Section SM Section Stable, Private P Section ADDITIONAL REGULATIONS FOR SPECIFIC USES Virginia farm winery P Wayside stand P Section Wetlands mitigation bank P Section Agricultural Support and Services Not Directly Associated with on-site Agricultural Activity Agricultural research facility S Section Animal care businesses P Section Central farm distribution hub S Section Section

159 Supplemental Packet Page #159 TABLE TR-10 TRANSITIONAL RESIDENTIAL-10 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE TR-10 Equestrian Event Facility facility Equestrian Event Facility, without frontage on a state maintained road P Section M Section Nursery, commercial S Section Stable, Livery, neighborhood, on lots of 25 acres or more, orwith frontage on state maintained road Stable, Livery, without frontage on state maintained road P Section M Section Stable, privateprivate P Section Animal hospital S Section ADDITIONAL REGULATIONS FOR SPECIFIC USES Animal Services Kennel P Section Kennel, Indoor P Section Veterinary service P PUBLIC AND INSTITUTIONAL USES Aviation Airport/landing strip S Section Day Care Facilities Child care home P Section 5-609(A) Child or adult day care center S Section 5-609(B) Cultural and Governmental Facilities Education Community center, HOA facilities only Structures or uses for local government purposes not otherwise listed in the district Colleges or universities (including dorms) Public School (Elementary, Middle, or High) P S S P Section Section

160 Supplemental Packet Page #160 TABLE TR-10 TRANSITIONAL RESIDENTIAL-10 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE TR-10 Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils Private School (Elementary, Middle, or High) for more than fifteen (15) pupils P Section Arboretum P Section M ADDITIONAL REGULATIONS FOR SPECIFIC USES Botanical garden or nature study area P Section Cemetery S Section Park and Open Space Public Safety Religious Assembly Mausoleum S Section Crematorium S Section Community, neighborhood or regional park, passive recreational uses Community, neighborhood or regional park, active recreational uses Fire and/or rescue station S Section Police station or substation S Section Church, synagogue, temple or mosque with seating capacity of 300 or less seats in sanctuary or main activity area Church, synagogue, temple or mosque with seating capacity of more than 300 in sanctuary or main activity area, or with accessory schools, day care centers with more than 50 children, recreational facilities P S P Section S Section Communal sewer system P Section Utility Communal water supply system Public utility service center and storage yard P Section S Section Section

161 Supplemental Packet Page #161 TABLE TR-10 TRANSITIONAL RESIDENTIAL-10 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE TR-10 Public utility service center, without outdoor storage Recycling drop off collection center, public Recycling drop off collection center, private Sewage and/or water treatment plant P Section P Section S Section S Section Utility substation, dedicated S Section ADDITIONAL REGULATIONS FOR SPECIFIC USES Utility substation, distribution S Section and Utility substation, transmission Utility transmission line, overhead (excluding connections of lines from public utility transmission lines to individual development sites) Utility transmission line, underground S Section and S Unless exempted by Section 1-103(D) P Water storage tank S Section Sewer Water and/or water sewer pumping station P Section COMMERCIAL USES Conference and Training Centers Conference and training centers Rural agricultural corporate retreat S Section S Section Rural Resort S Section 5-601(D) Rural Retreat S Section 5-601(D) Food and Beverage Banquet/Event Facility M Section Recreation and Entertainment Camp, day and boarding, with 30 or fewer campers Camp, day and boarding, with more than 30 campers P Section S Section Section

162 Supplemental Packet Page #162 TABLE TR-10 TRANSITIONAL RESIDENTIAL-10 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE TR-10 ADDITIONAL REGULATIONS FOR SPECIFIC USES Campground S Section Eco-tourism P Section Golf course S Section Private club or lodge Recreation establishment, outdoor Rural recreation establishment, outdoor S S P Antique shop S Section Art gallery or art studio S Section Craft shop S Section Retail Sales and Service Farm machinery sales and service Mill, feedfeed and Farm Supply Centerfarm supply center S Section Small business P/S Section S Studio space artist, craftsperson, writer, etc. P Section Bed and Breakfast Homestay P Section 5-601(A) Visitor Accommodation Bed and Breakfast Inn P Section 5-601(B) Country Inn M Section 5-601(C) Country Inn with Restaurant S Section 5-601(C) INDUSTRIAL USES Telecommunication Facilities Radio and/or television tower S Section Telecommunications antenna P Section 5-618(A) Section

163 Supplemental Packet Page #163 TABLE TR-10 TRANSITIONAL RESIDENTIAL-10 DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE TR-10 Telecommunications monopole Telecommunications monopole P S ADDITIONAL REGULATIONS FOR SPECIFIC USES Section 5-618(B)(1) Section 5-618(B)(2) Telecommunication tower S Section 5-618(C)(2) Waste-Related Uses Vegetative waste management facility Yard waste composting facility Stockpiling of dirt S Section S S (Grant of a special exception does not avoid requirements of Chapter 1080, Codified Ordinances of Loudoun County, or any other applicable law.) Development Standards. (A) General. All development in the TR-10 district, unless exempted pursuant to Section (B) shall be developed consistent with Section (TR Districts Lot Standards) and Section (B) Exemptions. The development of a lot existing on January 7, 2003, is exempted from the standards and requirements of Section (TR Districts Lot Standards). The development of such lot shall be subject to the development standards of Table (B). TABLE (B): TR-10 BUILDING REQUIREMENTS FOR EXISTING LOTS (Lots Existing Prior to January 7, 2003) Minimum Required Yards Except where a greater setback is required by Section 5-900, no building shall be located within 25 feet of any property line or 35 feet from any other road right-of-way, private access easement, and any prescriptive easement. Maximum Floor Area Ratio 0.05 Maximum Building Height Forty (40) feet. No restriction for buildings used exclusively for agriculture, horticulture and animal husbandry. Section

164 Supplemental Packet Page #164 Section TR-3 (Transitional Residential-3) Purpose and Intent. (A) The purpose and intent of the TR-3 district is to: (1) Create a visual/spatial transition between the suburban area and the rural area of the County; (2) Achieve a blend of rural and suburban development; (3) Encourage new development designs that incorporate both suburban and rural features; (4) Achieve a balance between the built and natural environment; (5) Protect and integrate open space and natural resources; and (6) Implement requirements that open space be provided in conjunction with the standards of this Ordinance. (B) (C) (D) TR-3UBF. This sub-district establishes a minimum of 50% open space to be more compatible with adjacent suburban development. TR-3LBR is created as a sub-district of TR-3 to reflect differing open space requirements. This sub-district establishes a minimum of 70% open space in order to be more compatible with rural development patterns in adjoining jurisdictions and to protect the environment and areas surrounding the Bull Run. TR-3LF. This sub-district establishes a minimum of 50% open space in order to be more compatible with adjacent suburban development Use Regulations. Table summarizes the principal use regulations of the TR-3 districts. (A) Organization of Use Table. Table organizes the uses in the TR-3 districts by Use Classifications, Use Categories and Use Types. (1) Use Classifications. The Use Classifications are: residential uses; agricultural uses; public and institutional uses; commercial uses; and industrial uses. The Use Classifications provide a systematic basis for assigning present and future land uses into broad general Section

165 Supplemental Packet Page #165 classifications (e.g., residential uses and agricultural uses). The Use Classifications then organize land uses and activities into general Use Categories and specific Use Types based on common functional, product, or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered, and site conditions. (2) Use Categories. The Use Categories describe the major sub-groups of the Use Classification, based on common characteristics (e.g., the residential Use Classification is divided into two major Use Categories: Household Living and Group Living). Principal uses are identified in defining the Use Category. They are principal uses that most closely share the common characteristics that are key to the Use Category. (3) Use Types. The Use Categories are then divided into specific Use Types. The specific Use Types are included in the respective Use Category. They identify the specific uses that are considered to fall within characteristics identified in the Use Category. For example, single family detached dwellings, multi-family dwellings and town houses are Use Types in the Household Living Use Category. (B) (C) (D) Use Categories and Use Types Defined. All the Use Categories and Use Types listed in Table are defined in Article 8VIII (Definitions). Permitted and Special Exception Uses. A P in the column identified TR-3 indicates that a Use Category or specific Use Type is permitted as a matter of right (as a permitted use) in the TR-3 districts, subject to compliance with all applicable standards and regulations in this Ordinance and all other County ordinances. An S indicates that a Use Type is allowed in the TR-3 districts as a special exception in accordance with the procedures and standards of Section In some instances, and based on the Additional Regulations for Specific Uses (Section 5-600), a Use Type will be permitted as a matter of right under certain conditions or allowed as a special exception under other conditions. In those instances, it is identified as P/S. Reference to General Use Category. References to General Use Category under the Use Type column, means all of the uses in the Use Category are allowed. The Use Category is defined in Article 8VIII. Where specific Use Types are listed in the Use Type column, Section

166 Supplemental Packet Page #166 only the listed Use Types in the Use Category are allowed. The Use Types are defined in Article 8VIII. (E) Additional Regulations for Specific Uses. References to sections in the final column of Table (Additional Regulations for Specific Uses) indicate that the listed use is subject to use-specific regulations. The numbers provide a cross-reference to the Additional Regulations for Specific Uses in Section All the Use Categories and Use Types listed in Table are defined in Article 8VIII (Definitions). P = PERMITTED USE CATEGORY RESIDENTIAL USES TABLE TR-3 TRANSITIONAL RESIDENTIAL-3 DISTRICTS USE TABLE USE TYPE S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION TR-3 UBF TR-3 LBR TR-3 LF ADDITIONAL REGULATIONS FOR SPECIFIC USES Household Living Accessory dwelling (accessory to single family detached dwelling) Dwelling, single-family detached, including manufactured housing Guest house (accessory to single family detached dwelling) Congregate housing facility P P P Section P P P P P P Section S S S Manufactured housing subject to Section Continuing care facility S S S Group Living Convent or monastery S S S Section Orphanage or similar institution S S S Tenant dwelling P/S P/S P/S Section AGRICULTURAL USES Agriculture General Use Category P P P Section Horticulture General Use Category P P P Section Animal Husbandry Agriculture Support and General Use Category P P P Section Agricultural processing S Section Section

167 Supplemental Packet Page #167 P = PERMITTED USE CATEGORY Services Directly Related to On-going Agriculture, Horticulture and Animal Husbandry Activity, On-Site TABLE TR-3 TRANSITIONAL RESIDENTIAL-3 DISTRICTS USE TABLE USE TYPE S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION TR-3 UBF TR-3 LBR TR-3 LF Animal care business P P P Section Custom operators P P P Section Direct market business for sale of products produced on-siteincluding but not limited to PYO (pickyour-own) Equestrian Event Facility,facilities with frontage on a state maintained road Equestrian Event Facility, facility, on lots of less than fifty (50) acres, or without frontage on a state maintained road P P P Section P P P Section S SM S Section Farm co-ops P P P Section Farm based tourism P P P Section Farm markets P P P Section Nursery, commercial S S S Section Nursery, production P Section ADDITIONAL REGULATIONS FOR SPECIFIC USES Nursery, production, without frontage on a state maintained road S Section Pet farms P P P Section Stables, Livery, with frontage on a state maintained road Stable, Livery, neighborhood on lots less than twenty five (25) acres, or without frontage on a state maintained road P P P Section SM SM SM Section Section

168 Supplemental Packet Page #168 P = PERMITTED USE CATEGORY TABLE TR-3 TRANSITIONAL RESIDENTIAL-3 DISTRICTS USE TABLE USE TYPE S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION TR-3 UBF TR-3 LBR TR-3 LF Stable, Private P P P Section Virginia farm winery P P P Wayside stand P P P Section ADDITIONAL REGULATIONS FOR SPECIFIC USES Agricultural Research Facility S S S Section Animal Care Business P P P Section Agricultural Support and Services Unot directly associated with agricultural activity Equestrian Event Facility, with frontage on a state maintained road Equestrian Event Facility, facility on lots of less than 50 acres or without frontage on a state maintained road Stable, Livery, neighborhood on lots with frontage on a state maintained road Stable, Livery, without frontage on a state maintained road P P P Section S SM S Section P P P Section M M M Section Stable, Private SP SP SP Section Animal Hospital S S S Section Animal Services Kennel S Section Kennel, Indoor P Section PUBLIC AND INSTITUTIONAL USES Veterinary service P P P Day Care Facilities Child care home P P P Section 5-609(A) Child or adult day care center Community center, HOA facilities only S S S Section 5-609(B) P P P Section

169 Supplemental Packet Page #169 P = PERMITTED USE CATEGORY Cultural and Governmental Facilities Education TABLE TR-3 TRANSITIONAL RESIDENTIAL-3 DISTRICTS USE TABLE USE TYPE S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION Structures or uses for local government purpose not otherwise listed in the district Colleges or universities (including dorms) Public School (Elementary, Middle, or High) Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils Private School (Elementary, Middle, or High) for more than fifteen (15) pupils Private Vocational school TR-3 UBF TR-3 LBR S S S S S S TR-3 LF P P P Section P P P Section M M M S S S Seminary S S S Arboretum P P P Section ADDITIONAL REGULATIONS FOR SPECIFIC USES Botanical garden or nature study area P P P Section Cemetery S S S Section Mausoleum S S S Section Park and Open Space Public Safety Crematorium S S S Section Community, neighborhood or regional park, passive recreational uses Community, neighborhood or regional park, active recreational uses Wetland mitigation bank Fire and/or rescue station Police station or substation P P P S S S P P P S S S Section S S S Section Section

170 Supplemental Packet Page #170 P = PERMITTED USE CATEGORY Religious Assembly Utility TABLE TR-3 TRANSITIONAL RESIDENTIAL-3 DISTRICTS USE TABLE USE TYPE S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION Church, synagogue, temple or mosque with seating capacity of 300 or less seats in sanctuary or main activity area Church, synagogue, temple, or mosque with seating capacity of more than 300 in sanctuary or main activity area, or with accessory schools, day care centers with more than 50 children, recreational facilities Communal sewer system Communal water supply system Public utility service center and storage yard Public utility service center, without outdoor storage Recycling drop off collection center, public Recycling drop off collection center, private Water Sewage and/or sewage water treatment plant Utility substation, dedicated Utility substation, distribution Utility substation, transmission TR-3 UBF TR-3 LBR TR-3 LF P P P Section S S S Section P Section P Section S S S Section P P P Section P P P Section S S S Section S S S Section P S P Section ADDITIONAL REGULATIONS FOR SPECIFIC USES S S S Section and S S S Section and Section

171 Supplemental Packet Page #171 P = PERMITTED USE CATEGORY TABLE TR-3 TRANSITIONAL RESIDENTIAL-3 DISTRICTS USE TABLE USE TYPE S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION Utility transmission line, overhead (excluding connections of lines from public utility transmission lines to individual development sites) Utility transmission line, underground TR-3 UBF TR-3 LBR S S S P P P TR-3 LF Water storage tank S S S Section ADDITIONAL REGULATIONS FOR SPECIFIC USES Unless exempted by Section (D) Water and/or sewer pumping station P P P Section COMMERCIAL USES Food and Beverage Banquet/Event Facility M Section Recreation and Entertainment Camp, day and boarding, with 30 or fewer campers Camp, day and boarding, with more than 30 campers P P P Section S S S Section Golf course S S S Section Private club or lodge S S S Retail Sales and Service Visitor Accommodation Small business P/S P/S P/S Section Bed and Breakfast Homestay P P P Section 5-601(A) Bed and Breakfast Inn P P P Section 5-601(B) Country Inn M Section 5-601(C) Country Inn with Restaurant S Section 5-601(C) INDUSTRIAL USES Telecommunication Facilities Radio and/or television tower Telecommunications antenna S S S Section P P P Section 5-618(A) Section

172 Supplemental Packet Page #172 P = PERMITTED USE CATEGORY Waste-Related Uses TABLE TR-3 TRANSITIONAL RESIDENTIAL-3 DISTRICTS USE TABLE USE TYPE S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION Telecommunications monopole Telecommunications monopole Telecommunication transmissions tower Yard Waste and/or Vegetative waste composting facility TR-3 UBF TR-3 LBR TR-3 LF ADDITIONAL REGULATIONS FOR SPECIFIC USES P P P Section 5-618(B)(1) S S S Section 5-618(B)(2) S S S Section 5-618(C)(2) S Development Standards. (A) General. All development in the TR-3 districts, unless exempted pursuant to Section (B), shall be developed consistent with Section (TR Districts Lot Standards) and Section (B) Exemptions. The development of a lot existing on January 7, 2003, is exempted from the standards and requirements of Section (TR Districts Lot Standards). The development of such lot shall be subject to the development standards of Table (B). TABLE (B): TR-3 BUILDING REQUIREMENTS FOR EXISTING LOTS (Lots Existing Prior to January 7, 2003) Minimum Required Yards Except where a greater setback is required by Section 5-900, no building shall be located within 25 feet of any property line or 35 feet from any other road right-ofway, private access easement, and any prescriptive easement. Maximum Floor Area Ratio 0.05 Maximum Building Height Forty (40) feet. No restriction for buildings used exclusively for agriculture, horticulture and animal husbandry Other Special Requirements. No non-agricultural use shall be permitted which, because of its nature, location, or manner of operation, is dangerous or noxious because of noise, odor, fumes, gas, glare, light, vibration, smoke, emission of particulate matter or effluents, or for other similar reasons. Section

173 Supplemental Packet Page #173 Section TR-2 (Transitional Residential - 2) Purpose and Intent. The purpose and intent of the TR-2 district is to: (A) (B) (C) (D) (E) (F) Create a visual/spatial transition between the suburban area and the rural area of the County; Achieve a blend of rural and suburban development; Encourage new development designs that incorporate both suburban and rural features; Achieve a balance between the built and natural environment; Protect and integrate open space and natural resources; and Implement requirements that open space be provided in conjunction with the standards of this Ordinance Use Regulations. Table summarizes the principal use regulations of the TR-2 district. (A) Organization of Use Table. Table organizes the uses in the TR-2 district by Use Classifications, Use Categories and Use Types. (1) Use Classifications. The Use Classifications are: residential uses; agricultural uses; public and institutional uses; commercial uses; and industrial uses. The Use Classifications provide a systematic basis for assigning present and future land uses into broad general classifications (e.g., residential uses and agricultural uses). The Use Classifications then organize land uses and activities into general Use Categories and specific Use Types based on common functional, product, or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered, and site conditions. (2) Use Categories. The Use Categories describe the major sub-groups of the Use Classification, based on common characteristics (e.g., the residential Use Classification is divided into two major Use Categories: Household Living and Group Living). Principal uses are identified in defining the Use Category. They are principal uses that most closely share the common characteristics that are key to the Use Category. Section

174 Supplemental Packet Page #174 (3) Use Types. The Use Categories are then divided into specific Use Types. The specific Use Types are included in the respective Use Category. They identify the specific uses that are considered to fall within characteristics identified in the Use Category. For example, single family detached dwellings, multi-family dwellings and town houses are Use Types in the Household Living Use Category. (B) (C) (D) (E) Use Categories and Use Types Defined. All the Use Categories and Use Types listed in Table are defined in Article 8VIII (Definitions). Permitted and Special Exception Uses. A P in the column identified TR-2 indicates that a Use Category or specific Use Type is permitted as a matter of right (as a permitted use) in the TR-2 district, subject to compliance with all applicable standards and regulations in this Ordinance and all other county ordinances. An S indicates that a Use Type is allowed in the TR-2 district as a special exception in accordance with the procedures and standards of Section In some instances and based on the Additional Regulations for Specific Uses (Section 5-600), a Use Type will be permitted under certain conditions S S(allowed as a permitted use), or allowed as a special exception under other conditions. In those instances, it is identified as P/S. Reference to General Use Category. References to General Use Category under the Use Type column, means all of the uses in the Use Category are allowed. The Use Categories are defined in Article 8VIII. Where specific Use Types are listed in the Use Type column, only the listed Use Types in the Use Category are allowed. The Use Types are defined in Article 8VIII. Additional Regulations for Specific Uses. References to sections in the final column of Table (Additional Regulations for Specific Uses) indicate that the listed use is subject to use-specific regulations. The numbers provide a cross-reference to the Additional Regulations for Specific Uses in Section All the Use Categories and Use Types listed in Table are defined in Article 8VIII (Definitions). Section

175 Supplemental Packet Page #175 P = PERMITTED TABLE TR-2 TRANSITIONAL RESIDENTIAL-2 DISTRICT USE TABLE S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE TR-2 RESIDENTIAL USES ADDITIONAL REGULATIONS FOR SPECIFIC USES Accessory dwelling (accessory to single family detached dwelling) P Section Household Living Dwelling, single-family detached, including manufactured housing P Manufactured housing subject to Section Group Living Guest house (accessory to single family detached dwelling) Congregate housing facility Continuing care facility Orphanage or similar institution P Section S S S Monastery or convent S Section Tenant dwelling P/S Section AGRICULTURAL USES Agriculture General Use Category P Section Horticulture General Use Category P Section Animal Husbandry Agriculture Support and Services Directly Related to On-going General Use Category P Section Animal care business P Section Custom operators P Section Section

176 Supplemental Packet Page #176 P = PERMITTED TABLE TR-2 TRANSITIONAL RESIDENTIAL-2 DISTRICT USE TABLE S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE TR-2 Agriculture, Horticulture and Animal Husbandry Activity, On-Site Direct market business for sale of products produced on-site including but not limited to PYO (pick-your-own) Equestrian Event Facility, facilities with frontage on a state maintained road Equestrian Event Facility, facility, on lots of less than fifty (50) acres, or without frontage on a state maintained road P Section P Section S Section Farm co-ops P Section Farm based tourism events P Section Farm markets P Section Pet farms P Section Stables, Livery, with frontage on a state maintained road Stable, Livery, neighborhood on lots less than twenty five (25) acres, or without frontage on a state maintained road P Section S Section Stable, Private P Section Wayside stand P Section Animal Services Veterinary service P PUBLIC AND INSTITUTIONAL USES ADDITIONAL REGULATIONS FOR SPECIFIC USES Day Care Facilities Child care home P Section 5-609(A) Child or adult day care S Section 5-609(B) Cultural and Governmental Facilities Community center, HOA facilities only Structures or uses for local government purposes not otherwise listed P S Section

177 Supplemental Packet Page #177 P = PERMITTED TABLE TR-2 TRANSITIONAL RESIDENTIAL-2 DISTRICT USE TABLE S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE TR-2 Education Colleges or Universities (including dorms) Public School (Elementary, Middle, or High) Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils Private School (Elementary, Middle, or High) for more than fifteen (15) pupils Private Vocational School S P Section P Section M S ADDITIONAL REGULATIONS FOR SPECIFIC USES Seminary S Cemetery S Section Mausoleum S Section Park and Open Space Community, neighborhood, or regional park, passive recreational uses Community, neighborhood, or regional park, active recreational uses Wetlands mitigation bank P S P Public Safety Religious Assembly Fire and/or rescue station S Section Police station or substation S Section Church, synagogue, temple or mosque with seating capacity of 300 or less seats in sanctuary or main activity area Church, synagogue, temple, or mosque with seating capacity of more than 300 in sanctuary or main activity area, or with accessory schools, day care centers, with more than 50 children, recreational facilities P Section S Section Utility Communal sewer system P Section Section

178 Supplemental Packet Page #178 P = PERMITTED TABLE TR-2 TRANSITIONAL RESIDENTIAL-2 DISTRICT USE TABLE S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE TR-2 Communal water supply system Public utility service center and storage yard Public utility service center, without outdoor storage Recycling drop off collection center, public Recycling drop off collection center, private Sewage and/or water treatment plant P Section S Section P Section P Section S Section S Section Utility substation, dedicated S Section ADDITIONAL REGULATIONS FOR SPECIFIC USES Utility substation, distribution S Section and Utility substation, transmission Utility transmission line, overhead (excluding connections of lines from public utility transmission lines to individual development sites) Utility transmission line, underground S Section and S Unless exempted by Section (D) P Water storage tank S Section Sewage Water and/or water sewer pumping station P Section COMMERCIAL USES Recreation and Entertainment Retail Sales and Service Visitor Accommodation Golf course S Section Private club or lodge S Small business P/S Section Bed and Breakfast Homestay P Section 5-601(A) Section

179 Supplemental Packet Page #179 P = PERMITTED TABLE TR-2 TRANSITIONAL RESIDENTIAL-2 DISTRICT USE TABLE S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE TR-2 ADDITIONAL REGULATIONS FOR SPECIFIC USES Bed and Breakfast Inn M Section 5-601(B) INDUSTRIAL USES Radio and/or television tower S Section Telecommunication Facilities Telecommunications antenna P Section 5-618(A) Telecommunications monopole P Section 5-618(B)(1) Telecommunications monopole S Section 5-618(B)(2) Telecommunication tower S Section 5-618(C)(2) Development Standards. (A) (B) General. All development in the TR-2 district, unless exempted pursuant to Section (B) shall be developed consistent with Section (TR Districts Lot Standards) and Section Exemptions. The development of a lot existing on the date of adoption is exempted from the standards and requirements of Section (TR Districts Lot Standards. The development of such lot shall be subject to the development standards of Table (B). TABLE (B): TR-2 BUILDING REQUIREMENTS FOR EXISTING LOTS (Lots Existing Prior to January 7, 2003) Minimum Required Yards Except where a greater setback is required by Section 5-900, no building shall be located within 25 feet of any property line or 35 feet from any other road right-of-way, private access easement, and any prescriptive easement. Maximum Floor Area Ratio 0.05 Section

180 Supplemental Packet Page #180 Maximum Building Height Forty (40) feet. No restriction for buildings used exclusively for agriculture, horticulture and animal husbandry. Section

181 Supplemental Packet Page #181 Section TR-1 (Transitional Residential - 1) Purpose and Intent. (A) The purpose and intent of the TR-1 districts is to: (1) Create a visual/spatial transition between the suburban area and the rural area of the County; (2) Achieve a blend of rural and suburban development; (3) Encourage new development designs that incorporate both suburban and rural features; (4) Achieve a balance between the built and natural environment; (5) Protect and integrate open space and natural resources; and (6) Implement requirements that open space be provided in conjunction with the standards of this Ordinance Use Regulations. Table summarizes the principal use regulations of the TR-1 districts. (A) Organization of Use Table. Table organizes the uses in the TR-1 districts by Use Classifications, Use Categories and Use Types. (1) Use Classifications. The Use Classifications are: residential uses; agricultural uses; public and institutional uses; commercial uses; and industrial uses. The Use Classifications provide a systematic basis for assigning present and future land uses into broad general classifications (e.g., residential uses and agricultural uses). The Use Classifications then organize land uses and activities into general Use Categories and specific Use Types based on common functional, product, or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered, and site conditions. (2) Use Categories. The Use Categories describe the major sub-groups of the Use Classification, based on common characteristics (e.g., the residential Use Classification is divided into two major Use Categories: Household Living and Group Living). Principal uses are identified in defining Section

182 Supplemental Packet Page #182 the Use Category. They are principal uses that most closely share the common characteristics that are key to the Use Category. (3) Use Types. The Use Categories are then divided into specific Use Types. The specific Use Types are included in the respective Use Category. They identify the specific uses that are considered to fall within characteristics identified in the Use Category. For example, single family detached dwellings, multi-family dwellings and town houses are Use Types in the Household Living Use Category. (B) (C) (D) (E) Use Categories and Use Types Defined. All the Use Categories and Use Types listed in Table are defined in Article 8VIII (Definitions). Permitted and Special Exception Uses. A P in the column identified TR-1 indicates that a Use Category or specific Use Type is permitted as a matter of right (as a permitted use) in the TR-1 districts, subject to compliance with all applicable standards and regulations in this Ordinance and all other county ordinances. An S indicates that a Use Type is allowed in the TR-1 districts as a special exception in accordance with the procedures and standards of Section In some instances and based on the Additional Regulations for Specific Uses (Section 5-600), a Use Type will be permitted as a matter of right under certain conditions or allowed as a special exception under other conditions. In those instances, it is identified as P/S. Reference to General Use Category. References to General Use Category under the Use Type column, means all of the uses in the Use Category are allowed. The Use Categories are defined in Article 8VIII. Where specific Use Types are listed in the Use Type column, only the listed Use Types in the Use Category are allowed. The Use Types are defined in Article 8VIII. Additional Regulations for Specific Uses. References to sections in the final column of Table (Additional Regulations for Specific Uses) indicate that the listed use is subject to use-specific regulations. The numbers provide a cross-reference to the Additional Regulations for Specific Uses in Section All the Use Categories and Use Types listed in Table are defined in Article 8VIII (Definitions). Section

183 Supplemental Packet Page #183 TABLE TR-1 TRANSITIONAL RESIDENTIAL-1 DISTRICTS USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY RESIDENTIAL USES USE TYPE TR-1 UBF TR-1 LF ADDITIONAL REGULATIONS FOR SPECIFIC USES Household Living Group Living Accessory dwelling (accessory to single family detached dwelling) Dwelling, singlefamily detached, including manufactured housing Guest house (accessory to single family detached dwelling) Congregate housing facility Continuing care facility Orphanage or similar institution P P Section P P P P Section S S S S S S Manufactured housing subject to Section Monastery or convent S S Section Tenant dwelling P/S P/S Section AGRICULTURAL USES Agriculture Horticulture Animal Husbandry Agriculture Support and Services Directly Related to On-going Agriculture, Horticulture and Animal Husbandry General Use Category General Use Category General Use Category P P Section P P Section P P Section Animal care business P P Section Custom operators P P Section Section

184 Supplemental Packet Page #184 TABLE TR-1 TRANSITIONAL RESIDENTIAL-1 DISTRICTS USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY Activity, On-Site USE TYPE Direct market business for sale of products produced on-site - including but not limited to PYO (pick-yourown) Equestrian Event Facility, with frontage on a state maintained road facilities Equestrian Event Facility, facilities, on lots of less than fifty (50) acres, or without frontage on a state maintained road TR-1 UBF TR-1 LF P P Section P P Section S S Section Farm co-ops P P Section Farm based tourism P P Section Farm markets P P Section Pet farms P P Section Stables, Livery, with frontage on a state maintained road Stable, Livery, neighborhood on lots less than twenty five (25) acres, or without frontage on a state maintained road P P Section S S Section Stable, Private P P Section Wayside stand P P Section ADDITIONAL REGULATIONS FOR SPECIFIC USES Animal Services Veterinary service P P PUBLIC AND INSTITUTIONAL USES Section

185 Supplemental Packet Page #185 TABLE TR-1 TRANSITIONAL RESIDENTIAL-1 DISTRICTS USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE TR-1 UBF TR-1 LF ADDITIONAL REGULATIONS FOR SPECIFIC USES Day Care Facilities Child care home P P Section 5-609(A) Child or adult day care S S Section 5-609(B) Cultural and Governmental Facilities Education Community center, HOA facilities only Structure or uses for local government purposes not otherwise listed in district Colleges or universities (including dorms) Public School (Elementary, Middle, or High) Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils Private School (Elementary, Middle, or High) for more than fifteen (15) pupils Private Vocational School P P S S S S P P Section P P Section M M S S Seminary S S Cemetery S S Section Mausoleum S S Section Park and Open Space Crematorium S S Section Community, neighborhood, or regional park, passive recreational uses Community, neighborhood, or regional park, active recreational uses P S P S Section

186 Supplemental Packet Page #186 TABLE TR-1 TRANSITIONAL RESIDENTIAL-1 DISTRICTS USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY Public Safety Religious Assembly Utility USE TYPE Wetland mitigation bank Fire and/or rescue station Police station or substation Church, synagogue, temple or mosque with seating capacity of 300 or less seats in sanctuary or main activity area Church, synagogue, temple, or mosque with seating capacity of more than 300 in sanctuary or main activity area, or with accessory schools, day care centers with more than 50 children, recreational facilities Communal sewer system Communal water supply system Public utility service center and storage yard Public utility service center, without outdoor storage Recycling drop off collection center, public Recycling drop off collection center, private Sewage and/or water treatment plant Utility substation, dedicated Utility substation, distribution TR-1 UBF P TR-1 LF P S S Section S S Section P P Section S S Section P Section P Section S S Section P P Section P P Section S S Section S S Section P P Section ADDITIONAL REGULATIONS FOR SPECIFIC USES S S Section and Section

187 Supplemental Packet Page #187 TABLE TR-1 TRANSITIONAL RESIDENTIAL-1 DISTRICTS USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION USE CATEGORY USE TYPE Utility substation, transmission Utility transmission line, overhead (excluding connections of lines from public utility transmission lines to individual development sites) Utility transmission line, underground TR-1 UBF TR-1 LF ADDITIONAL REGULATIONS FOR SPECIFIC USES S S Section and S S Unless exempted by Section 1-103(D) P Water storage tank S S Section P Water and/or sewer pumping station P P Section COMMERCIAL USES Recreation and Entertainment Retail Sales and Service Visitor Accommodation Golf course S S Section Private club or lodge S S Small business P/S P/S Section Bed and Breakfast Homestay Bed and Breakfast Inn P P Section 5-601(A) M M Section 5-601(B) INDUSTRIAL USES Telecommunication Facilities Radio and/or television tower Telecommunications antenna Telecommunications monopole Telecommunications monopole Telecommunication tower S S Section P P Section 5-618(A) P P Section 5-618(B)(1) S S Section 5-618(B)(2) S S Section 5-618(C)(2) Section

188 Supplemental Packet Page # Development Standards. (A) General. All development in the TR-1 districts, unless exempted pursuant to Section (B) shall be developed consistent with Section (TR Districts Lot Standards) and Section (B) Exemptions. The development of a lot existing on January 7, 2003 is exempted from the standards and requirements of Section (TR Districts Lot Standards). The development of such lot shall be subject to the development standards of Table (B). TABLE (B): TR-1 BUILDING REQUIREMENTS FOR EXISTING LOTS (Lots Existing Prior to January 7, 2003) Minimum Required Yards Except where a greater setback is required by Section 5-900, no building shall be located within 25 feet of any property line or 35 feet from any other road right-of-way, private access easement, and any prescriptive easement. Maximum Floor Area Ratio 0.05 Maximum Building Height Forty (40) feet. No restriction for buildings used exclusively for agriculture, horticulture and animal husbandry. Section

189 Supplemental Packet Page #189 ARTICLE 4 SPECIAL & OVERLAY DISTRICTS Division A: Planned District Regulations Section PD-CC Planned Development - Commercial Center Purpose. These districts are created to permit the development of neighborhood, community, and regional shopping centers in scale with surrounding market areas, at locations recommended in the Loudoun County Comprehensive Plan. These shopping centers shall serve areas not already conveniently and adequately provided with commercial and service facilities of the kind proposed. It is intended to permit the establishment of such districts with carefully organized buildings, service areas, parking areas and landscaped open space; with design features which reduce traffic; and with design, landscaping and buffers which protect property values in surrounding neighborhoods. Planned Development-Commercial Centers shall provide a broad range of facilities and services appropriate to the general need of the area served. Within the broad classification of Planned Development- Commercial Center, several separate types of shopping centers are identified. The type of center appropriate to any specific location shall be determined by the market served; the proximity and access provided to residential districts; and consistency with the Comprehensive Plan Purpose, Size and Location of Individual Districts. (A) (B) Neighborhood Center (NC). This district is established to permit the development of small scale commercial centers which serve the convenience needs of residential neighborhoods immediately adjacent to or within walking distance of the center. Neighborhood centers shall be located on local access or two lane minor collector roads, and shall be designed, landscaped and buffered so as to be compatible with neighboring development. When mapped, each district shall be a minimum of 1.5 acres and a maximum of six (6) acres in area. This district is intended to have a mix of uses of which no one use shall exceed five thousand (5000) square feet or fifty percent (50%) of the gross floor area of the center, whichever is less, without special exception approval. Community Center (CC). This district is established to permit the development of commercial centers which serve the retail shopping needs of the surrounding community. Community centers are centrally located on collector roads within a ten (10) minute drive to the community it is intended to serve. Such centers shall be sited so as to complement the character of the surrounding community, to Section 4-200

190 Supplemental Packet Page #190 include appropriate pedestrian linkages with adjacent land uses, and shall be designed, landscaped and buffered so as to be compatible with neighboring development. When mapped such district shall be a minimum of six (6) acres and a maximum of twenty (20) acres in area. (C) (D) Small Regional Center (SC). This district is established to permit the development of small regional centers consisting of individual large and small scale commercial uses selling a broad range of goods or services to a market area beyond the local community. Specialty centers shall be located with controlled access to major collector roads and will be designed, landscaped, and buffered so as to be compatible with neighboring development. When mapped, such district shall be a minimum of twenty (20) acres and a maximum of sixty (60) acres. Regional Center (RC). This district is established to permit the development of large scale commercial centers which provide a wide range of retail, office, and service uses, with one or more anchor stores, to the regional market. Transportation facilities, public services, and site design shall be carefully planned so as to insure regional centers promote and reinforce the identity of the community and commercial facilities in the surrounding area. This district may be mapped in specific locations provided in the Comprehensive Plan. When mapped, this district shall be located with controlled access to arterial roads, and shall be a minimum of sixty (60) acres Permitted Uses. The following uses shall be permitted in each type of shopping center subject to the requirements and limitations of these regulations. (A) Neighborhood Center. (1) Adult day care center. (2) Bank or financial institution, pursuant to Section (3) Child care center, pursuant to Section (4) Convenience food store without gas pumps, pursuant to Section (5) Personal service establishment. (6) Pharmacy, pursuant to Section Section 4-200

191 Supplemental Packet Page #191 (7) Recycling drop-off collection center, small, pursuant to 5-607(A). (8) Restaurant. (9) Community center. (10) Office, administrative, business, professional, medical and dental, not to exceed twenty percent (20%) of the gross floor area of the neighborhood center. (11) Agriculture, horticulture, forestry, and fishery. (12) Art gallery. (13) Business service establishment. (14) Commuter parking lot. (15) Facility for lessons in dance, gymnastics, judo, and sports training. (16) Food store. (17) Health and fitness center. (18) Home service establishment. (19) Medical care facility, outpatient only. (20) Park. (21) Post office, drop off and pick up. (22) Restaurant, carry-out only. (23) Retail sales establishment. (24) Studio space - artist, crafts person, writer, etc. (25) Utility substation, dedicated. (26) Water pumping station. (27) Printing service. (28) Sewage Sewer pumping station. Section 4-200

192 Supplemental Packet Page #192 (29) Construction retail establishment. (30) Telecommunications antenna, pursuant to Section 5-618(A). (31) Training Facility, accessory to a permitted or special exception use. (32) Interactive Science & Technology Center. (33) Craft Beverage Manufacturing, pursuant to Section (B) Community Center. (1) All uses permitted in a Neighborhood Center, excluding: the following: (a) Construction retail establishment. (2) Theater, indoor. (3) Bowling alley. (4) Library. (5) Recreation establishment, indoor. (6) Restaurant, dinner theatre. (7) Private club or lodge. (8) Public utility service center, without outdoor storage. (9) Radio and television recording studio. (C) Small Regional Center. (1) All uses permitted in a Neighborhood or Community Center, including a Construction retail establishment. (2) Motor vehicle sales and accessory service. (3) Car Wash. (4) Motor vehicle service and repair, light. (5) Restaurant, with drive-through facility. Section 4-200

193 Supplemental Packet Page #193 (6) Restaurant, carry-out only. (7) Motorcycle or ATV sales, rental, repair and associated service. (8) Training Facility. (D) Regional Center. (1) Office, administrative, business and professional, medical and dental, but not to exceed twenty percent (20%) of the gross floor area of the regional center. (2) All uses permitted in a Neighborhood or Community Center, including a Construction retail establishment, but excluding the following: (a) Home service establishment. (3) Motor vehicle service and repair, light. (4) Car wash. (5) Restaurant, with drive-through facility. (6) Restaurant, carry-out only. (7) Training Facility Special Exception Uses. The following uses may be permitted by the Board of Supervisors, and if approved, may be subject to certain conditions, pursuant to Section (A) Neighborhood Center. (1) Any one permitted use in excess of 5,000 sq. ft. in gross floor area. (2) Any one permitted use which exceeds fifty percent (50%) of the gross floor area of the neighborhood center in which it is located. (3) Any compatible use which serves the immediate neighborhood and is not a use already listed for any district in the Zoning Ordinance. Section 4-200

194 Supplemental Packet Page #194 (4) Gas pumps accessory to a convenience food store, pursuant to Section (5) Automotive service station. (6) Outdoor sales area, accessory. (7) Recreation establishment, indoor. (8) Fire and/or rescue station. (9) Mass transit facilities and stations. (10) Public utility service center, without outdoor storage. (11) Veterinary service. (12) Animal hospital or day care center for pets. (13) Water storage tank. (14) Water treatment plant. (15) Sewage treatment plant. (16) Crematorium. (17) Car wash, accessory to a convenience food store, pursuant to Section (18) Police station. (19) Office, administrative, business, professional, medical and dental in excess of twenty percent (20%) of the gross floor areas of the neighborhood center. (20) Training Facility. (21) Public School (elementary, middle or high) by Minor Special Exception. (B) Community Center. (1) Any compatible use which serves the surrounding community and is not a use already listed for any district in the Zoning Ordinance. (2) Automobile service station. Section 4-200

195 Supplemental Packet Page #195 (3) Office, administrative, business, professional, medical and dental, in excess of twenty percent (20%) of the total floor space of the community center. (4) Gas pumps accessory to a convenience food store, pursuant to Section (5) Telecommunications monopole, pursuant to Section 5-618(B)(2). (6) Outdoor sales area, accessory. (7) Fire and/or rescue station. (8) Mass transit facilities and stations. (9) Restaurant, with drive-through facilities. (10) Veterinary service. (11) Animal hospital. (12) Sewage treatment plant. (13) Water treatment plant. (14) Water storage tank. (15) Crematorium. (16) Construction retail establishment. (17) Telecommunications tower, pursuant to Section 5-618(C)(2). (18) Police station. (19) Training Facility. (20) Public School (Elementary, Middle, or High) by Minor Special Exception. (21) Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils, by Minor Special Exception. (22) Private School (Elementary, Middle, or High) for more than fifteen (15) pupils, by Minor Special Exception. Section 4-200

196 Supplemental Packet Page #196 (C) Small Regional Center. (1) Same as Community Center, excluding the following: (a) Construction retail establishment. (2) Kennel, Indoor, pursuant to Section (3) Hotel/Motel, pursuant to Section (4) Motor vehicle rental, with outdoor storage only. (D) Regional Center Lot Requirements. (1) Same as Small Regional Center. (A) (B) (C) Size. No minimum. Width. No minimum. Yards. The following perimeter yard minimums shall be provided for each type of commercial center: (1) Adjacent to Roads. (a) (b) (c) Neighborhood Center (NC). No building, parking, outdoor storage, areas for collection of refuse, or loading area shall be permitted closer than twentyfive (25) feet to any road right-of-way, however if a structure's front entrance faces the street without an intervening parking area, the depth of such yard may be reduced to thirteen (13) feet except as provided in Section 4-206(E). Community Center (CC). No building, parking, outdoor storage, areas for collection of refuse, or loading area shall be permitted closer than thirty-five (35) feet to any road right-of-way, except as provided in Section 4-206(E). No parking, outdoor storage, areas for collection of refuse or loading space shall be permitted in areas between buildings and streets where such uses are visible from any road. Small Regional Center (SC). No building, parking, outdoor storage, areas for collection of refuse, or Section 4-200

197 Supplemental Packet Page # Building Requirements. loading area shall be permitted closer than thirty-five (35) feet to any road right-of-way, except as provided in Section 4-206(E). No parking, outdoor storage, areas for collection of refuse or loading space shall be permitted in areas between buildings and streets where such uses are visible from any road. (d) Regional Center (RC). No building, parking, outdoor storage, areas for collection of refuse, or loading area shall be permitted closer than fifty (50) feet to any road right-of-way, except as provided in Section 4-206(E). No parking, outdoor storage, areas for collection of refuse or loading space shall be permitted in areas between buildings and streets where such uses are visible from any road. (2) Adjacent to Agricultural and Residential Districts and Land Bays Allowing Residential Uses. (All Centers) No building, parking, outdoor storage, areas for collection of refuse or loading area shall be permitted closer than one hundred (100) feet to any agriculture districts, any existing or planned residential district, or land bays allowing residential uses. No parking, outdoor storage, areas for collection of refuse or loading space shall be permitted in areas between buildings and such agricultural districts, existing or planned residential districts, or land bays allowing residential uses where such uses or areas are visible from said agricultural and residential areas. (3) Adjacent to Other Nonresidential Districts. Thirty- five (35) feet for buildings, parking, outdoor storage, and loading areas, except where a greater area is required by Section (A) Lot Coverage. No maximum. (B) Floor Area Ratio..40 maximum with surface parking lots;.60 maximum if parking structures are provided; 2.0 maximum on individual lots within a commercial center, provided the commercial center is developed in accordance with a proffered concept development plan which limits the maximum overall FAR of the center to no more than.40 FAR. Section 4-200

198 Supplemental Packet Page #198 (C) (D) Building Height. No building in any commercial center shall exceed forty- five (45) feet; except that in small regional and regional centers a building may be erected to a maximum of fifty (50) feet in a Small Regional Center and one hunred (100) feet in a Regional Center district if it is set back from public streets or from lot lines that do not constitute boundaries of districts with lower maximum height restrictions, in addition to each of the required minimum yard dimensions, a distance of not less than one (1) foot for each one (1) foot of height that it exceeds the forty- five (45) foot limit. Vehicular Access. Primary access shall be prohibited on residential neighborhood streets. This prohibition does not apply to collector roads through residential neighborhoods. Each commercial center shall provide a vehicular circulation plan that minimizes direct vehicular access to parking stalls from major cartways, and provides other on and off-site improvements to enhance pedestrian and vehicular circulation. Minor streets shall not be connected with streets outside the district in such a way as to encourage the use of such minor streets by through and construction traffic. In addition, each commercial center shall provide convenient and coordinated vehicular access to public roadways only as follows: (1) Neighborhood Centers. Local access roads. (2) Community Centers. Collector roads. (3) Small Regional Centers. Major collector roads. (4) Regional Centers. Controlled access onto arterial roads. (E) Development Setback and Access from Major Roads. In designing a planned shopping center development, the requirements of Section shall be observed. (F) Pedestrian Access. (1) Pedestrian Circulation Plan. Each commercial center shall provide a pedestrian circulation plan identifying improvements that accomplish the following: (a) Minimizes conflict between pedestrians and moving motor vehicles. Section 4-200

199 Supplemental Packet Page #199 (b) (c) Channelizes pedestrian flows to crossing areas and delineates paths across major cartways, such as striping and signage; and Connects internal pedestrian walkways to existing walkways and/or makes provision for connecting to future site walkways. (2) In addition, each type of commercial center should be established with the following pedestrian facilities: (a) Neighborhood Center. Walkways shall provide a convenient and safe access to surrounding residential neighborhoods, stores and shops. (b) Community Center. Walkways shall provide convenient and safe access from adjacent residential or commercial areas to the center. (c) Small Regional and Regional Center. Each center shall provide a pedestrian circulation plan that includes walkways, crosswalks, and traffic control devices that create safe and convenient pedestrian paths from all parking areas to shopping areas Use Limitations. (A) (B) (C) Accessory Structures and Uses. As an accessory use, parking garages or areas for commuter parking may be permitted, but spaces for this purpose shall be provided in addition to the required parking spaces provided for in Section Accessory structures and uses other than for commuters shall be permitted only where said uses and structures are customarily accessory and clearly incidental and subordinate to the permitted principal use and structures. Landscaped Open Space. Minimum landscaped open space shall not be less than.20 times the buildable area of the commercial center. Site Planning - External Relationships. Commercial and service uses and structures and their parking areas shall be oriented toward existing and planned major arterials, minor arterials, or collector streets and away from adjacent existing and planned minor streets in residential neighborhoods or from existing and planned adjacent residential neighborhoods not separated from the district by streets. Section 4-200

200 Supplemental Packet Page #200 (1) Landscaping, buffering, and screening shall be used to screen outdoor storage, areas for collection of refuse, loading areas and parking from streets, agricultural and residential uses. (2) At principal vehicular access points, service drives, and turnout lanes, traffic separation devices and merging lanes may be required based on the anticipated flow of traffic. Such service drives, or turn-out and merging lanes may be allowed as part of the required yard adjacent to a collector or arterial street. No such service drive or lane, and no vehicular entrance or exits, shall be counted as part of any required landscaped area. (3) For individual lots subdivided within a commercial center that is developed in accordance with a proffered concept development plan, the buffer and screening requirements of Section shall apply only to the perimeter area of the center and shall not be applicable internally between uses on adjacent lots developed within the center. (D) Site Planning - Internal Relationships. Commercial buildings shall be so grouped in relation to parking areas that after customers arriving by automobile enter the center, establishments can be visited with a minimum of internal automotive movement. Facilities and access routes for shopping center deliveries, servicing and maintenance shall, so far as reasonably practicable, be separated from customer access routes and parking areas. Areas where deliveries to customers in automobiles are to be made or where services are to be provided for automobiles, shall be so located and arranged as to minimize interference with pedestrian traffic within the center. (1) All utility distribution lines located on PD-CC designated land shall be placed underground. (2) Commercial and service uses and structures and their parking areas shall be oriented toward existing and planned major arterials, minor arterials, or collector streets and away from adjacent existing and planned minor streets in residential neighborhoods or from existing and planned adjacent residential neighborhoods not separated from the district by streets. (3) Landscaping, buffering, and screening shall be used to screen outdoor storage, areas for collection of refuse, loading Section 4-200

201 Supplemental Packet Page #201 areas and parking from streets and agricultural and residential uses. (4) At principal vehicular access points, service drives, turn-out lanes, traffic separation devices and merging lanes may be required based on the anticipated flow of traffic. Such service drives, or turn-out and merging lanes may be allowed as part of the required yard adjacent to a collector or arterial street. No such service drive or lane, and no vehicular entrance or exits, shall be counted as part of any required landscaped area. (5) For individual lots subdivided within a commercial center that is developed in accordance with a proffered concept development plan, the buffer and screening requirements of Section shall apply only to the perimeter area of the center to buffer adjacent public roads and properties and shall not be applicable internally between uses on adjacent lots developed within the center. (E) Outdoor Storage. Outdoor storage of waste materials and any other type of equipment and supplies shall be buffered and screened on the periphery of the storage area. Section 4-200

202 Supplemental Packet Page #202 Section PD-GI Planned Development - General Industry Purpose. This district is established primarily for medium industrial uses with a public nuisance potential, and necessary accessory uses and facilities, built in a well-coordinated and attractive manner to be compatible with surrounding land uses Size and Location. Such districts shall be located primarily in the vicinity of Route 606, Dulles International Airport, or in areas served or to be served by public sewer and water, or alternate sewage facility systems approved by the County Health Department. Additional PD-GI districts may be permitted where consistent with the General Plan. When mapped, this district shall be no less than five (5) acres in size. Incremental and contiguous additions of a minimum of one (1) acre to an existing PD-GI zoning district shall be allowed. Incremental additions must demonstrate their relationship and compatibility with the previously approved district to which it is being added Permitted Uses. The following uses shall be permitted in any PD-GI district; subject to the requirements and limitations of these regulations: (A) (B) (C) (D) (E) (F) Agriculture, horticulture, forestry or fishery. Bakery, commercial. Distribution facility. Dry cleaning plant. Heavy equipment and specialty vehicle sales, rental, repair and accessory service. Manufacture, processing, fabrication and/or assembly, distribution of products, such as, but not limited to: Scientific and precision instruments, photographic equipment, communication, computation equipment, drugs, medicines, pharmaceutical, household appliances, toys, sporting and athletic goods, die-cut paperboard and cardboard, glass products made of purchased glass, electric lighting and wiring equipment, service industry machines, lithographic and printing processes, industrial controls, radio and TV receiving sets, watches and clocks, bags and containers, sanitary paper products, optical goods, electrical machinery, mobile homes, prefabricated and modular housing and components, dairy products, feed and grain, baked and confectioners' goods, farm machinery, fruit and vegetable processing, canning, storage. Section 4-600

203 Supplemental Packet Page #203 (G) (H) (I) (J) (K) (L) (M) (N) Motor vehicle service and repair, heavy, with accessory motor vehicle sales, pursuant to Section 4-607(J). Motor vehicle service and repair, light. Post office, drop off and pick up. Postal service, including overnight courier collection and overnight mail distribution facilities. Printing service. Park. Public utility service center, with or without outdoor storage yard. Radio and television broadcasting, relay station. (O) Recycling drop-off collection center, small, pursuant to Section (P) (Q) (R) (S) (T) (U) (V) (W) Research, experimental, testing, or development activities. Warehousing facility. Wholesale trade establishment. Water pumping station. Commuter parking lot. Restaurant, carry-out only. Business service establishment, excluding retail sales and outdoor. Contractor service establishment, excluding retail sales. (X) Flex industrial use, pursuant to Section (Y) (Z) Farm suppliesfeed and Farm Supply Center. Auction house. (AA) Fruit processing, storage. (BB) Home service establishment. (CC) Sewer pumping station. Section 4-600

204 Supplemental Packet Page #204 (DD) Storage, building material or contractors equipment, coal, lumber. (EE) Utility substation, distribution, pursuant to Section (FF) Storage, outdoor accessory. (GG) Utility substation, dedicated. (HH) Moving and storage company. (II) (JJ) Telecommunications antenna, pursuant to Section 5-618(A). Telecommunications monopole, pursuant to Section 5-618(B)(1). (KK) Telecommunications tower, pursuant to Section 5-618(C)(1). (LL) Vehicle wholesale auction, pursuant to Section (MM) Motor vehicle sales limited to racecars. (NN) Training Facility. (OO) Health and fitness center, pursuant to Section 4-607(K). (PP) Recreation establishment, indoor, pursuant to Section 4-607(K). (QQ) Data center. (RR) Kennel, pursuant to Section 4-607(H) and Section (SS) (TT) Uses auxiliary to permitted principal uses, such as, but not limited to restaurants, including carry-out but excluding drive-through facilities, personal care services, banks and financial institutions, and automobile service stations, not to exceed a total of twenty percent (20%) of the total floor area of the development. Veterinary service. (UU) Animal hospital, pursuant to Section (VV) Outdoor Sales Area, Accessory, not to exceed 30 percent of the lot area. (WW) Firearm range, Indoor. (XX) Storage, Mini-Warehouse, pursuant to Section (YY) Parking Lot/Valet Service, Long-Term. Section 4-600

205 Supplemental Packet Page #205 (ZZ) Motorcycle or ATV sales, rental, repair and associated service. (AAA) Motor vehicle rental, with outdoor vehicle storage only Special Exception Uses. The following uses may be approved by the Board of Supervisors, and, if approved may be subject to certain conditions, pursuant to the provisions of Section (A) (B) (C) (D) (E) (F) (G) (H) Asphalt mixing plant, pursuant to 4-607(H). Auction facility, livestock, pursuant to 4-607(H). Automobile graveyard, junk yard, pursuant to 4-607(H). Borrow pit for road construction, pursuant to 4-607(H). Storage, bulk gasoline, petroleum products, and natural gas, pursuant to 4-607(H). Church, synagogue, temple, and mosque. Civic, social, fraternal association meeting place. Concrete mixing plant, pursuant to 4-607(H). (I) Utility generating plant and transmission facility, pursuant to (H). (J) Sewage treatment plant, pursuant to 4-607(H). (K) Solid waste incinerator, landfill or transfer station, pursuant to 4-607(H). (L) (M) (N) (O) Water treatment plant, pursuant to 4-607(H). Utility transmission lines, overhead. Sawmill, pursuant to 4-607(H). Vegetative waste management facility, pursuant to 4-607(H). (P) Utility substation, transmission, pursuant to Section (Q) (R) Bus terminal. Fire and/or rescue station. Section 4-600

206 Supplemental Packet Page #206 (S) Material recovery facility, pursuant to 5-607(D), and Section 4-607(H). (T) Recycling drop off collection center, large, pursuant to Section 5-607, and Section 4-607(H). (U) (V) (W) (X) (Y) (Z) Personal service establishment. Mass transit facilities and stations, pursuant to Section 4-607(H). Golf course. Automobile service station. Printing plant. Water storage tank. (AA) Health and fitness center, which does not meet the criteria contained in Section 4-607(K). (BB) Crematorium. (CC) School, private, accessory to a church. (DD) Gas pumps accessory to a convenience food store, pursuant to Section (EE) (FF) Car wash, accessory to a convenience food store, pursuant to Section Police station. (GG) Outdoor Storage, Vehicles. (HH) Public School (elementary, middle or high). (II) (JJ) Storage of empty solid waste vehicles and containers. Recreation establishment, indoor, which does not meet the criteria contained in Section 4-607(K). (KK) Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils, pursuant to Section (LL) Private School (Elementary, Middle, or High) for more than fifteen (15) pupils. Section 4-600

207 Supplemental Packet Page #207 (MM) Craft Beverage Manufacturing, pursuant to Section 5-668, by Minor Special Exception Lot Requirements. (A) (B) Size. One (1) acre minimum. Yards. (1) Adjacent to roads. Except where a greater setback is required by Section 5-900, no building shall be permitted closer than thirty- five (35) feet to any road and no parking shall be permitted closer than twenty-five (25) feet to the right-of-way from any road. No outdoor storage, areas for collection of refuse, or loading space shall be permitted in such setbacks. (2) Adjacent to Agricultural and Residential Districts and Land Bays Allowing Residential Uses. No building, outdoor storage, areas for collection of refuse, or loading area shall be permitted closer than one hundred (100) feet to any agricultural district, any existing or zoned residential district, or land bay allowing residential uses. No parking shall be permitted closer than fifty (50) feet to any such districts and uses. No parking, outdoor storage, areas for collection of refuse, or loading space shall be permitted in areas between buildings and such agricultural districts, existing or planned residential districts, or land bays allowing residential uses where vehicles in such uses are visible from the said agricultural and residential areas. When a PD-GI lot, parcel and/or landbay is developed adjacent to an agricultural district, an existing or zoned residential district, or land bay allowing residential uses, which was zoned for agricultural or residential uses subsequent to the adoption of this zoning ordinance and subsequent to zoning of the subject property as PD-GI, the setback required in (B)(3) below shall apply. (3) Adjacent to Other Nonresidential Districts. Fifteen (15) feet for buildings, parking, outdoor storage, and loading areas, except where a greater area is required by Section In the event that a single parcel is zoned for more than one non-residential zoning district, the applicable yard requirement shall be applied only at the property line and not at the zoning district line. Section 4-600

208 Supplemental Packet Page #208 (4) Yards Between Buildings. (a) (b) Where individual lots or building sites are provided, the minimum required yards between buildings on adjacent lots or building sites shall be thirty (30) feet, unless a greater yard is required by Section (A), UBuffer Yard and Screening Matrix U. Driveways, parking, and covered entrances may be within such yards, however, no such facility may be closer than five (5) feet to lot lines. Covered walkways connecting buildings, or connecting buildings with parking areas, shall be permitted in such yards. Where there is more than one building on an individual lot or building site, spacing between such buildings shall be as required for fire protection, but if space is left between buildings, it shall be at least twenty-five (25) feet in minimum dimension. Covered walkways connecting buildings, or connecting buildings with parking areas are permitted in such yards and may traverse such space Building Requirements. (A) (B) (C) Lot Coverage..45 maximum. Building Height. Forty- five (45) feet maximum, provided that a building may be erected to a maximum height of one hundred feet if it is set back from streets or from lot lines that do not constitute boundaries of districts with lower maximum height restrictions, in addition to each of the required minimum yard dimensions, a distance of not less than one (1) foot for each one (1) foot of height that it exceeds the forty- five (45) foot limit. Floor Area Ratio..40 maximum; up to.60 maximum by Special Exception Use Limitations. (A) Accessory Structures and Uses. As an accessory use, parking garages or areas for commuters may be permitted, but spaces for this purpose shall be provided in addition to the required parking spaces provided for in Section Accessory structures and uses other than for commuter parking shall be permitted only where said uses Section 4-600

209 Supplemental Packet Page #209 and structures are customarily accessory and clearly incidental and subordinate to the permitted principal use and structures. (B) (C) (D) Landscaped Open Space. Minimum landscaped open space on any individual lot shall not be less than.20 times the buildable area of the lot. Such landscaped open space shall be used to enhance the appearance of the lot. Screening and Buffering. Landscaping, buffering, and screening shall be used to screen outdoor storage, areas for collection of refuse, loading areas and parking from streets and agricultural and residential uses. Outdoor Storage. (1) No storage of any kind shall be permitted within any front yard, except for underground bulk storage of gasoline or petroleum products. (2) Underground bulk storage of gasoline or petroleum products shall not be permitted, except for automobile service stations or as incidental to manufacturing and research and development operations or the servicing of company owned or leased vehicles within enclosed areas defined in (3) below. (3) Outdoor storage of waste materials, equipment, supplies and vehicles shall be buffered and screened on the periphery of the storage area. (4) Waste materials must be stored in a closed container. The burning of waste materials is prohibited. (5) Parking of two-axle vehicles such as automobiles, pick-up trucks, and/or service vans utilized in connection with a permitted use. (E) Vehicular Access. Principal vehicular access points shall be designed to encourage smooth traffic flow with controlled turning movements and minimum hazards to vehicular or pedestrian traffic. Minor streets shall not be connected with streets outside the district in such a way as to encourage the use of such minor streets by through traffic. Principal vehicular access routes for public schools shall be designed to avoid through traffic by vehicles serving adjacent industrial properties. Section 4-600

210 Supplemental Packet Page #210 (F) Development Setback and Access from Major Roads. In designing a general industrial development, the following requirements shall be observed: (1) Access from Major Roads. Access from adjacent public roads shall comply with Section of this Ordinance. Notwithstanding the foregoing, schools shall be permitted emergency access to an arterial or major collector road. (2) Primary access shall be prohibited on residential neighborhood streets. This prohibition does not apply to collector roads through residential neighborhoods. (G) (H) (I) (J) Utility Requirements. All new utility distribution lines located on PD-GI designated land shall be placed underground. Development Setbacks for Certain Special Exception Uses. All uses identified in Section as being subject to Section 4-607(H) shall setback all buildings 200 feet from any adjacent residentially zoned property. Pedestrian Access for Public Schools. Public school sites shall provide bicycle and pedestrian accommodations to adjacent residential communities. Motor vehicle service and repair, heavy, with accessory motor vehicle sales. Limited motor vehicle sales shall be permitted only as an accessory use pursuant to the following conditions: (1) The accessory vehicle sales must be on the same lot and within the same building as the principal use of Motor Vehicle Service and Repair. (2) No outside display of vehicles is permitted within front yards, setbacks or parking areas. (3) All vehicles sold must have received repair, modification, or customization (not to include light repair) by the Motor Vehicle Service and Repair use. (4) All vehicles sold, for street use, must meet applicable state and federal regulations regarding emissions and safety. (5) Accessory vehicle sales shall only be permitted when the use is located on a paved local road capable of accommodating the traffic generated by the use, and accessed by the same roads that serve the principal use. Section 4-600

211 Supplemental Packet Page #211 (6) Any car-carrier loading/unloading area and vehicle storage areas shall be located on the same lot and be separated from customer parking areas. (7) The sale and/or outdoor storage of vehicles that are not in operating condition shall not be permitted. (8) No dealership franchises are permitted. (9) No exterior signs advertising vehicle sales are permitted. (10) Nothing above shall prevent a mechanic from selling a car to recover costs associated with a mechanic's lien. (K) Health and Fitness Center and Recreation Establishment, Indoor. Health and fitness center and Recreation establishment, indoor, as Permitted Uses shall be subject to the following criteria: (1) Parking areas shall be designed to enhance the safety of patrons and children as they arrive at and leave the facility; and (2) Parking areas shall include a designated pickup and delivery zone providing at a minimum one (1) parking space per twenty (20) patrons/children which shall be located in proximity to the facility in such a way that provides safe and clearly designated access to enter or exit the facility; and (3) No health and fitness center or recreation establishment shall be located within the Quarry Notification (QN) Overlay District; and (4) No health and fitness center or recreation establishment shall have inter-parcel access to an adjoining industrial use or PD- GI zoned parcel; and (5) Building entrances and exits shall be separated from vehicular circulation serving industrial uses; and (6) Health and fitness centers and recreation establishments located on roads with bicycle lanes or paths shall provide parking and/or storage for bicycles at a minimum rate of one percent (1%) of the permitted occupancy of the building. Section 4-600

212 Supplemental Packet Page #212 Section PD-SA Planned Development - Special Activity Purpose. The PD-SA District is established to accommodate those uses which by their nature require sizable land area, often operating and designed in a campus like atmosphere, and which may require functional separation from normal residential, commercial, or industrial development Size and Location. A PD-SA district shall be a minimum of one hundred (100) contiguous acres, except that a minimum of ten (10) acres is permitted as a incremental and contiguous addition to an existing PD-SA district. Incremental additions must demonstrate their relationship and compatibility with the previously approved district to which it is being added. PD-SA districts shall be located in areas served by public water and sewer and by a road network appropriate to the contemplated use Permitted Uses. The following uses are permitted in the PD-SA District, subject to the requirements and limitations of these regulations. Other complementary uses may be approved as part of a PD-SA rezoning if specifically identified by type, size and location as part of the approved Concept Development Plan. (A) (B) Airport. College or university over 50,000 square feet of floor area. (C) Hospital, pursuant to Section (D) (E) (F) (G) (H) (I) (J) (K) (L) (M) Museum, cultural center, arboretum. Fairground. Sports stadium, complex, arena or sports field. Zoo. Commuter parking lot. Bus terminal. Agriculture, horticulture, forestry, fishery. Art gallery. Business service establishment. Conference or training center. Section 4-700

213 Supplemental Packet Page #213 (N) (O) (P) (Q) (R) Country club. Educational institution. Fire and/or rescue station. Golf course. Health and fitness center. (S) Hotel/Motel, pursuant to Section (T) (U) (V) (W) (X) (Y) (Z) Library. Mass transit facilities and stations. Park. Personal service establishment. Recreation establishment, outdoor. Farm suppliesfeed and Farm Supply Center. Restaurant, dinner theatre. (AA) Telecommunications antenna, pursuant to Section 5-618(A). (BB) Sewer pumping station. (CC) Utility substation, distribution, pursuant to Section (DD) Water pumping station. (EE) (FF) Utility substation, dedicated. Convention or exhibition facility. (GG) Recreation Establishment, Indoor. (HH) Golf Driving Range. (II) (JJ) Recreation Vehicle Park. Campground. (KK) Office, administrative, business or professional. Section 4-700

214 Supplemental Packet Page #214 (LL) Restaurant. (MM) Theatre, Indoor. (NN) Bowling Alley. (OO) Amusement or Theme park. (PP) Performing Arts Center. (QQ) Telecommunications monopole, pursuant to Section 5-618(B)(1). (RR) Police Station. (SS) Craft Beverage Manufacturing, pursuant to Section Special Exception Uses. The following uses may be approved by the Board of Supervisors, and, if approved may be subject to certain conditions, pursuant to the provisions of Section (A) Water treatment plant. (B) Utility substation, transmission pursuant to Section (C) (D) (E) (F) (G) (H) (I) (J) (K) (L) Utility transmission lines, overhead. Sewage treatment plant. Water storage tank. Public School (elementary, middle or high) by mminor sspecial eexception. Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils, pursuant to Section 5-655, by Minor Special Exception. Telecommunications monopole, pursuant to Section 5-618(B)(2). Radio, radar and/or television tower. Radio and television recording studio. Radio and television broadcasting, relay station. Telecommunications tower, pursuant to Section 5-618(C)(2). Section 4-700

215 Supplemental Packet Page #215 (M) Private School (Elementary, Middle, or High) for fifteen (15) or more pupils, by Minor Special Exception Lot Requirements. (A) (B) Size. Ten (10) acres, exclusive of major floodplain. Yards. (1) Adjacent to roads. Except where a greater setback is required by Section 5-900, no building shall be permitted closer than thirty- five (35) feet to any road and no parking shall be permitted closer than twenty- five (25) feet to the right-of-way from any road. No outdoor storage, areas for collection of refuse, or loading space shall be permitted in such setbacks. (2) Adjacent to Agricultural and Residential Districts and Land Bays Allowing Residential Uses. No building, parking, outdoor storage, areas for collection of refuse, or loading area shall be permitted closer than one hundred (100) feet to any agricultural district, any existing or planned residential district, or land bay allowing residential uses. No parking, outdoor storage, areas for collection of refuse, or loading space shall be permitted in areas between buildings and such agricultural districts, existing or planned residential districts, or land bays allowing residential uses where such uses are visible from the said agricultural and residential areas. (3) Adjacent to Other Nonresidential Districts. Thirty- five (35) feet for buildings, parking, outdoor storage, and loading areas, except where a greater area is required by Section (4) Yards Between Buildings. (a) Where individual lots or building sites are provided, the minimum required yards between buildings on adjacent lots or building sites shall be twenty-five (25) feet. Driveways, parking, and covered entrances may be within such yards, however, no such facility may be closer than five (5) feet to lot lines. Covered walkways connecting buildings, or connecting buildings with parking areas, shall be permitted in such yards. Section 4-700

216 Supplemental Packet Page #216 (b) Where there is more than one (1) building on an individual lot or building site, spacing between such buildings shall be as required for fire protection, but if space is left between buildings, it shall be at least twenty-five (25) feet in minimum dimension. Covered walkways connecting buildings, or connecting buildings with parking areas are permitted in such yards and may traverse such space Building Requirements. (A) (B) Floor Area Ratio..40 maximum on any lot. Building Height. Forty- five (45) feet maximum, however a special exception for an increase above the maximum building height regulations may be granted provided that the increase in height must not be detrimental to the existing and planned character of adjacent lands Use Limitations. (A) Accessory Structures and Uses. As an accessory use, parking garages or areas for commuters may be permitted, but spaces for this purpose shall be provided in addition to the required parking spaces provided for in Section Accessory structures and uses other than for commuter parking shall be permitted only where said uses and structures are customarily accessory and clearly incidental and subordinate to the permitted principal use and structures. (B) Landscaped Open Space. Landscaped open space on any individual lot shall not be less than.20 times the buildable area of the lot. (C) Screening and Buffering. Landscaping, buffering, and screening shall be used to screen outdoor storage, areas for collection of refuse, loading areas and parking from streets and agricultural and residential uses. (D) Access from Major Roads. In designing special activity development, the requirements of Section shall be observed. (1) Primary access shall be prohibited on residential neighborhood streets. This prohibition does not apply to collector roads through residential neighborhoods. Section 4-700

217 Supplemental Packet Page #217 (E) Utility Requirements. All utility distribution lines located on PD-SA zoned land shall be placed underground. Section 4-700

218 Section Supplemental Packet Page #218 PD-CV Planned Development Countryside Village Purpose and Intent. This district is established to provide for the development of new, compact, moderately dense, mixed-use countryside villages. This district is intended to provide a development option which is consistent with the basic purpose and intent of the transition districts to provide a visual, spatial, and use transition between Loudoun s suburban areas to the east and the rural areas to the west. It is the intent that this district s planning, design and development will achieve, but not necessarily be limited to, all of the following objectives: (A) (B) (C) (D) (E) (F) (G) (H) (I) (J) The creation of a distinct, moderately dense, compact mixed-use community with a variety of housing types, generally surrounded by a protected landscape of open land for scenic, recreational, and environmental protection purposes. Provision of civic and institutional buildings for assembly or other civic purposes that constitute the predominant component of nonresidential uses within an identified Village Core, complemented by a variety of shops, services, and offices that support the needs of village residents. The construction of modestly sized buildings fronting on, and aligned with, streets in a disciplined manner, uninterrupted by parking lots. Development of a generally rectilinear pattern of interconnected streets, alleys, and blocks that provides for a balanced mix of pedestrians and automobiles. Creation of a recognizable, functionally diverse, visually unified Village Core that serves as the focal point for the development. Provision of open space such as natural areas, tot lots, athletic fields, parks, squares, and greens that are generally dispersed in the village so that they are conveniently located for residents. Landscaped streets, parks and plazas integrated into block patterns to provide spaces for social activities, and visual enjoyment. Creation of employment opportunities for Countryside Village and neighboring residents and to provide sites for compatible, small work places, without adverse impacts on the Village and surrounding residents. The location of dwellings, shops, and work places generally in close proximity to each other; the scale of which accommodates and promotes pedestrian travel for trips within the Village Core. Incorporation of architectural features, materials, and the articulation of building façades in the design of buildings visible from public streets, in order to avoid building façades in the Village Core that have continuous blank surfaces, by the use of architectural elements such as fenestration, towers, cupolas, murals and decorative glass to break the monotony of plain building surfaces. Section 4-900

219 Supplemental Packet Page # District Size. This district, when mapped, shall be no less than five hundred (500) acres in size. Incremental and contiguous additions of land to an existing PD-CV zoning district shall be allowed. Such additions must demonstrate their relationship and compatibility with the previously approved district to which it is being added Preparation of the Concept Development Plan (CDP). All Concept Development Plans required by this section shall be prepared in accordance with Section of this Ordinance and, in addition, shall include and graphically show the following items: (A) (B) (C) (D) (E) (F) (G) (H) (I) (J) (K) Primary Conservation Areas, on a Conservation and Development Area Map; The type and scale of proposed uses including residential unit type and quantity; Site designs to include the integration of the built and open space environment, pedestrian streetscape design, pedestrian, bicycle and motor vehicle connections between the uses; Illustrative drawings of a typical streetscape within a mixed use area in the Village Core; The physical and functional integration of the proposed mix of land uses, including but not limited to pedestrian and vehicle connections between the uses and planned parking; The location and design of focal points within the district; Phasing of the development; A comprehensive greenways, sidewalks and trails masterplan that is consistent with the Countywide Bicycle and Pedestrian Mobility Master Plan; A conceptual landscape plan which identifies the general location and size of both existing vegetation to be retained and proposed new vegetation, typical landscape sections and drawings, typical planting materials, and the phasing of landscape installation and planting methods; Transportation elements as required by Section 4-912; and A plan or statement showing how public utilities are, or will be provided. The Concept Development Plan shall demonstrate conformance with the development standards contained in this Section Land Use Elements and Location. The Concept Development Plan shall include a plan of the Village Core, the Village Neighborhood, and the Village Conservancy areas. It may also include a plan for a Satellite Conservancy Area, if proposed. Section 4-900

220 Supplemental Packet Page #220 (A) Countryside Village Core. The Village Core provides the main organizing feature for the Countryside Village. The Village Core is intended to be a compact, pedestrian-scaled environment of predominantly non-residential uses. Residential dwelling units will, however, be permitted, but not at street level. One residential dwelling unit shall be permitted for every three thousand (3000) square feet of gross floor area devoted to nonresidential purposes. Such units shall not be counted towards overall residential density, rather they will be counted as bonus density units. Such units may be used to meet affordable dwelling unit requirements. Parks, squares, plazas and green open spaces are important organizing features of the Village Core, and can serve as gathering places for the community. The majority of nonresidential uses in the Village Core shall be comprised of civic and institutional uses, while commercial office, retail, and service uses shall provide employment opportunities and convenience goods and services for village and neighboring residents. The Village Core shall: (1) Be located such that the development does not adversely impact cultural resources, such as historical structures, archaeological sites or Virginia byways. (2) Be contiguous and generally compact in shape. (3) Be centrally located for pedestrian access in relation to a majority of residential units. (B) Countryside Village Neighborhood. The Village Neighborhood primarily comprises the residential component of a Countryside Village that generally surrounds the Village Core and consists of a mix of singlefamily detached development and higher density residential development in the form of single-family attached and multi-family units. The Village Neighborhood shall: (1) Be contiguous and generally surround the Village Core. (2) Provide for a mix of housing styles, types and sizes to accommodate households of all ages, sizes, and incomes. (3) Be located such that the development does not adversely impact cultural resources, such as historical structures, archeological sites or Virginia byways. (C) Countryside Village Conservancy Area. The Village Neighborhood shall generally be surrounded by an open area described hereafter as the Village Conservancy Area, which shall create a visual and physical distinction between the development and the surrounding countryside. The Village Conservancy Area is to generally be open land, providing significant buffering of neighboring properties, while allowing for limited residential use. The Village Conservancy Area shall: (1) Be contiguous and generally surround the Village Neighborhood. Section 4-900

221 Supplemental Packet Page #221 (2) Be placed under permanent open space easement limiting uses to those listed in Section (D) Countryside Village Satellite Conservancy Area (Optional). The district may include detached parcels constituting a Satellite Conservancy Area(s). A Satellite Conservancy Area shall be included in calculating the total development potential of the Countryside Village. Such Satellite Conservancy Area shall only be allowed when converting existing TR1LF and TR3LF zoned areas to PD-CV zoned areas, and, provided that: Final Development Plan. (1) The Satellite Conservancy Area is located partly, or wholly, within the area between three hundred (300) feet and five hundred (500) feet of Bull Run, (unless specifically modified by the County pursuant to Section 4-919); and (2) It is placed under permanent open space easement limiting uses to those listed in Section (A) (B) FDP Required. Prior to the commencement of development of a parcel in the Village Core or in the Village Neighborhood, the Planning Commission shall review and approve a Final Development Plan. Approval of the FDP shall serve as meeting the non-engineered requirements of a site plan. If more than one FDP is required, then each FDP shall indicate how the remainder of the development may be completed. The Planning Commission shall approve a Final Development Plan if it conforms to approved proffers and the approved Concept Development Plan and contains the information enumerated in Section (B) below: FDP Submission Requirements. (1) The Final Development Plan shall be prepared in accordance with the approved Concept Development Plan and proffers and shall contain the following information: (a) (b) (c) (d) (e) A vicinity map at a scale of not less than one inch equals two thousand feet ( ). Bearings and distances of the perimeter property lines. Total area of property presented in square feet or acres. Scale and north arrow, with north, to the extent feasible oriented to the top of all drawings. Names and route numbers of boundary streets and the width of existing right(s)-of-way, any proposed change to the public right(s)-of-way, delineation of the existing centerline of all streets abutting the property, including Section 4-900

222 Supplemental Packet Page #222 dimensions from the existing centerline to the edge of the pavement and to the edge of the right(s)-of-way. (f) (g) (h) (i) (j) (k) (l) (m) (n) (o) (p) (q) (r) The location and arrangement of all proposed uses, including a preliminary subdivision layout, if subdivision is proposed. The maximum height in feet, to include lofts and penthouses, of all buildings, and the number of floors both above and below or partially below finished grade. Proposed building footprints and elevations. The traffic circulation system and the pedestrian and bicycle circulation system, including the location and width of all streets, driveways, entrances to parking areas and parking structures, pedestrian walkways, and bicycle paths. Landscaping plan indicating the location and type of all plantings, and any trees to be conserved. A plan or statement showing how public utilities are, or will be provided. Approximate location and estimated size of all proposed stormwater management facilities. When the development is to be constructed in sections, a final sequence of development schedule showing the order of construction of such sections, and an approximate completion date for the construction of each section. Location and size of open space areas, specifying the proposed treatment of improvement of all such areas. Elevations of proposed buildings. Architectural sketches of typical proposed structures showing all facades of structures, not just street frontages, with bird s eye and pedestrian-eye views, including lighting fixtures and signs. Location and quantity of required number of off-street parking and loading spaces provided and the location of on-street parking. A statement that the proposed development conforms to the provisions of all applicable ordinances, regulations and adopted standards. Section 4-900

223 Supplemental Packet Page #223 (2) A final statement in tabular form which sets forth the following data, when such data is applicable to a given development plan: (a) (b) (c) (d) Total number of dwelling units by type. Total floor area for each type of use and total floor area ratio in each subarea or landbay. Total area in open space including recreational open space provided and the amount required. Total number of off-street parking and loading spaces provided and the number required Land Use Mix and Density. (A) All developments in a PD-CV District shall conform to the district land use mix and density requirements set forth in Table below. TABLE 4-906: LAND USE MIX AND DENSITY IN THE PD-CV DISTRICT Area Land Use Mix/Density Use Requirements Village Conservancy Area Minimum of 50% of district gross land area. Village Satellite Conservancy Area Village Core Overall Residential Density for Countryside Village Percentage of Residential Units permitted in the Village Neighborhood None required. However, when included as part of the PD-CV zoning district, the Village Satellite Conservancy Area shall be in addition to the minimum gross land area required for the district, and shall be included in the density calculation of the village. 3.0% to 6.0% of the gross land area of the entire development. Greens, parks, open space and water features do not count towards the gross land area requirement for the Village Core. A vertical mix of uses is permitted in the Village Core, such as ground floor retail with upper story residences or offices. Residential density shall not exceed two (2) dwelling units per acre. However, an option to increase density up to three (3) units per gross acre is permitted in accordance with Section 4-906(B) of the ordinance. Single Family Detached: Minimum 60% Single Family Attached: Minimum 10% Multi-Family: Minimum 5% The Board of Supervisors may modify these minimum requirements by up to 10% of each dwelling type, during review of a Concept Development Plan Section 4-900

224 (B) Supplemental Packet Page #224 An increase in density shall be permitted when an open space easement(s) in the TR3LBR zoning district is acquired. One additional unit is permitted for every three (3) acres of land eased in the TR3LBR district. A commitment to acquiring such open space easement(s) must be made at the time of a zoning map amendment application. The maximum density in the PD-CV district shall not exceed three (3) dwelling units per gross acre Uses. Table below identifies the uses permitted and allowed by special exception in each land use area of the PD-CV district. (A) Organization of Use Table. Table of this Section organizes the uses in the PD-CV district by Use Classifications, Use Categories, and Use Types. (1) Use Classifications. The Use Classifications are: residential uses; agricultural uses; public and institutional uses; commercial uses; and industrial uses. The Use Classifications provide a systematic basis for assigning present and future land uses into broad general classifications (e.g., residential uses and agricultural uses). The Use Classifications then organize land uses and activities into general Use Categories and specific Use Types based on common functional, product, or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered, and site conditions. (2) Use Categories. The Use Categories describe the major subgroups of the Use Classification, based on common characteristics (e.g., the residential Use Classification is divided into two major Use Categories: Household Living and Group Living). Principal uses are identified in defining the Use Category. They are the principal uses that most closely share the common characteristics that are key to the Use Category. (3) Use Types. The Use Categories are then divided into specific Use Types. The specific Use Types are included in the respective Use Category. They identify the specific uses that are considered to fall within characteristics identified in the Use Category. For example, single-family detached dwellings, multi-family dwellings, single-family attached dwellings, guesthouses and accessory dwellings are Use Types in the Household Living Use Category. (B) (C) Use Categories and Use Types Defined. The Use Categories and Use Types listed in Table are defined in Article 8VIII (Definitions) of this Ordinance. Permitted and Special Exception Uses. A P in the columns identified with PD-CV indicates that a Use Category or specific Use Type is permitted as a matter of right (as a permitted use) in the corresponding PD-CV land use element, subject to compliance with all applicable Section 4-900

225 Supplemental Packet Page #225 standards and regulations in this Ordinance and all other County ordinances. An S indicates that a Use Category or Use Type is allowed in the PD-CV subdistrict as a special exception in accordance with the procedures and standards of Section An M indicates that a Use Category or Use Type is allowed in the PD-CV sub district as a Minor Special Exception in accordance with the procedures and standards of Section In some instances, and based on the Additional Regulations for Specific Uses (Section 5-600), a Use Type will be permitted as a matter of right under certain conditions or allowed as a Special Exception under other conditions. In those instances, it is identified P/S. (D) Reference to General Use Category. References to General Use Category under the Use Type column mean all of the uses in the Use Category are allowed. Where specific Use Types are listed in the Use Type column, only the listed Use Types in the Use Category are allowed. (E) Additional Regulations for Specific Uses. References to sections in the final column of Table (Additional Regulations for Specific Uses) indicate that the listed use is subject to use-specific regulations. The numbers provide a cross-reference to the Additional Regulations for Specific Uses in Section If no reference to Article V is made in Table for a use, then such use is not subject to any additional regulation for specific uses as noted in Section 5-600, although the same use may be subject to such additional standards in another zoning district of the Ordinance. USE CATEGORY USE TYPE TABLE PD-CV (COUNTRYSIDE VILLAGE) DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION BLANK = NOT ALLOWED PD-CV: VILLAGE ADDITIONAL CONSERVANCY REGULATIONS RESIDENTIAL USES PD-CV: VILLAGE NEIGHBORHOOD PD-CV: VILLAGE CORE AND VILLAGE SATELLITE CONSERVANCY FOR USES SPECIFIC Household Living Accessory dwelling (accessory to single family detached dwelling) P P Section 5-613, except accessory dwelling units are allowed on residential lots smaller than 20,000 square feet located in the Village Neighborhood Caretaker s residence (accessory to single family detached dwelling) P P Section 4-900

226 USE CATEGORY USE TYPE Supplemental Packet Page #226 TABLE PD-CV (COUNTRYSIDE VILLAGE) DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION BLANK = NOT ALLOWED PD-CV: VILLAGE ADDITIONAL CONSERVANCY REGULATIONS PD-CV: VILLAGE NEIGHBORHOOD PD-CV: VILLAGE CORE AND VILLAGE SATELLITE CONSERVANCY FOR USES SPECIFIC Group Living Dwelling, single-family detached, including manufactured housing Dwelling, single-family attached Dwelling, Multi- family P P Guest house (accessory to single family detached dwelling) Congregate housing facility Continuing care facility S S P P Manufactured housing subject to Section In the Village Core, permitted only P P above street level with ground floor retail or office In the Village Core, permitted only above street level with ground floor retail or office P P Section S S AGRICULTURAL USES Monastery or Convent S S Wetlands mitigation bank Equestrian Event Facility P P Section Stable, privateprivate P Section Agriculture Support and Services Not Directly Associated with On-Site Agricultural Activity Stable, Livery, neighborhood on lots of 25 acres or more, or with frontage on a state maintained road Stable, Livery, neighborhood, on lots of less than 25 acres or without frontage on state maintained road P Section M Section Nursery, production P Section Nursery, production without frontage on state maintained road S Section Section 4-900

227 USE CATEGORY USE TYPE Supplemental Packet Page #227 TABLE PD-CV (COUNTRYSIDE VILLAGE) DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION BLANK = NOT ALLOWED PD-CV: VILLAGE ADDITIONAL CONSERVANCY REGULATIONS Farm market PD-CV: VILLAGE NEIGHBORHOOD Animal hospital S S PD-CV: VILLAGE CORE AND VILLAGE SATELLITE CONSERVANCY P FOR USES SPECIFIC Section Onsite production not required Animal Services Kennel S S Section Kennel, Indoor S Section Veterinary service P P P PUBLIC AND INSTITUTIONAL USES Community center P P Section 4-920(A) Library P P Section 4-920(A) Cultural and Governmental Facilities Museum P P Section 4-920(A) Post office P P Section 4-920(A) Performing Arts Theater P Section 4-920(A) Structures or uses for federal, state or local government purposes S S Day Care Facilities Education Park and Open Space Child or adult day Care P P Section 5-609(B) Child care home P P P Section 5-609(A) Public School (Elementary, Middle, or High) Private School (Elementary, Middle, or High), for fifteen (15) or fewer pupils Private School (Elementary, Middle, or High), for more than fifteen (15) pupils Private Vocational School M M M M M M Section M M M Arboretum P Section Botanical garden or nature study area S P Section Section 4-900

228 USE CATEGORY USE TYPE Supplemental Packet Page #228 TABLE PD-CV (COUNTRYSIDE VILLAGE) DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION BLANK = NOT ALLOWED PD-CV: VILLAGE ADDITIONAL CONSERVANCY REGULATIONS Park, passive recreational uses Park, active recreational uses PD-CV: VILLAGE NEIGHBORHOOD PD-CV: VILLAGE CORE P P P S S S Parking Parking Lot P AND VILLAGE SATELLITE CONSERVANCY FOR USES SPECIFIC Section 4-911(J)(6) Public Safety Religious Assembly Fire and/or rescue station Police station or substation Church, synagogue, temple or mosque with seating capacity of 300 or less seats in sanctuary or main activity center Public utility service center, without outdoor storage Recycling drop off collection center, private P S S P Religious Assembly uses must be located at termination of streets and provide a focal point for the Village Core. When located in the Village Neighborhood, these uses must be adjacent to the Village Core. Section 4-920(A) S Section S Section Sewer pumping station P P Section Utility Utility substation, dedicated Utility substation, distribution Utility transmission line, underground P P P Section S S S P P P Section and COMMERCIAL USES Water storage tank S S Section Water pumping station P P Section Recreation and Entertainment Camp, day and boarding, with 30 or fewer campers Camp, day and boarding, with more than 30 campers P Section S Section Section 4-900

229 USE CATEGORY USE TYPE Supplemental Packet Page #229 TABLE PD-CV (COUNTRYSIDE VILLAGE) DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION BLANK = NOT ALLOWED PD-CV: VILLAGE ADDITIONAL CONSERVANCY REGULATIONS PD-CV: VILLAGE NEIGHBORHOOD PD-CV: VILLAGE CORE AND VILLAGE SATELLITE CONSERVANCY FOR USES Golf course S Section Private club or lodge P S SPECIFIC Office Medical/Dental office Professional office P P No more than 10,000 square feet of gross floor area. No more than 10,000 square feet of gross floor area. Retail Sales and Service Antique shop Art gallery or Artist studio Bank or Financial institution Convenience store P P P/S P/S P Section However, this section shall not apply to the use in the Village Core. No drive-through facilities Maximum Gross Floor Area (GFA) of 5000 square feet. An increase above 5000 square feet is permissible by special exception. Maximum GFA (Gross Floor Area) of 5000 square feet. An increase above 5000 square feet is permissible by special exception. Craft shop P Home Service Establishment Personal service establishment S P/S Individual uses not to exceed a maximum GFA of 5000 square feet. An increase above 5000 square feet is permissible by special exception. Section 4-900

230 USE CATEGORY USE TYPE Supplemental Packet Page #230 TABLE PD-CV (COUNTRYSIDE VILLAGE) DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION BLANK = NOT ALLOWED PD-CV: VILLAGE ADDITIONAL CONSERVANCY REGULATIONS Restaurant Retail sales establishment Small business Studio space artist, craftsperson, writer, etc. PD-CV: VILLAGE NEIGHBORHOOD PD-CV: VILLAGE CORE P/S P/S P P P AND VILLAGE SATELLITE CONSERVANCY P FOR USES SPECIFIC No more than 5,000 square feet of GFA. An increase above 5000 square feet is permissible by special exception. No more than 5,000 square feet of floor area is permitted by right for any one use. An increase above 5000 square feet is permissible by special exception. However, a Grocery store located along an arterial or major collector road other than those referenced in Section 4-912, Table 4, with Maximum GFA of 30,000 square feet shall be permitted by right either in the Village Core or in the Village Neighborhood adjacent to the Village Core. Section and Section However, small business use in this district is limited to personal service occupations, business service occupations, repair service occupations, professional office based services, and studios for fine arts and crafts. Section However, this section shall not apply to the use in the Village Core. Section 4-900

231 USE CATEGORY USE TYPE Supplemental Packet Page #231 TABLE PD-CV (COUNTRYSIDE VILLAGE) DISTRICT USE TABLE P = PERMITTED S = SPECIAL EXCEPTION M = MINOR SPECIAL EXCEPTION BLANK = NOT ALLOWED PD-CV: VILLAGE ADDITIONAL CONSERVANCY REGULATIONS Visitor Accommodation INDUSTRIAL USES Bed and Breakfast Homestay PD-CV: VILLAGE NEIGHBORHOOD PD-CV: VILLAGE CORE AND VILLAGE SATELLITE CONSERVANCY FOR USES SPECIFIC P P P Section 5-601(A) Bed and Breakfast Inn P P Section 5-601(B) Telecommunication Facilities Telecommunications antenna Telecommunications monopole P P P Section 5-618(A) S S Section 5-618(B)(2) Civic Lots. The following uses are considered as Civic uses in this district: (A) (B) (C) (D) (E) (F) (G) Church, synagogue, mosque and temple. Library. Post Office. Museums. Arboretum. Community center. Performing Arts Theater. (H) Public School (elementary, middle or high), pursuant to Section (I) Structures or uses for federal, state or local government purposes Dimensional Standards. Table below establishes the lot and dimensional standards applicable to all development in the PD-CV District. TABLE 4-909: LOT AND DIMENSIONAL STANDARDS Lot or Dimensional Village Neighborhood [1] Village Village Standard SFA, MF SFD Core[1] Conservancy & Satellite Conservancy Minimum Lot Size None None None 20 acres Section 4-900

232 TABLE 4-909: LOT AND DIMENSIONAL STANDARDS Supplemental Packet Page #232 Lot or Dimensional Village Neighborhood [1] Village Village Standard SFA, MF SFD Core[1] Conservancy & Satellite Conservancy Maximum Lot Size None None None None Minimum Lot Width 14 feet interior, None None None 22 feet end units SFA, 60 feet MF Minimum Front Yard 0 feet [6] 0 feet [6] 0 feet [3][6] 25 feet Maximum Front Yard 15 feet 30 feet 15 feet None Minimum Rear Yard 15 feet [5] 15 feet [2][5] None 25 feet Minimum Side Yard 8 feet, 0 feet for 0 and None 25 feet SFA interior 10 feet [4] units Maximum Lot None None None 3 ½% Coverage Maximum Floor Area Ratio [7] NA NA 1.0 None Minimum Building None None 25 feet None Height Max. Building Height 45 feet 35 feet 45 feet 35 feet Length/Width Ratio None None None None Notes to Table 4-909: [1] Dimensional standards for greens, parks, squares and plazas are contained in the Development Standards section, at 4-911(D) of this Ordinance. [2] Detach garages located at the rear of a residential lot and attached to a similar garage on a contiguous lot may be located within the minimum required side yard and within two (2) feet of the rear property line. Detached garages that are accessed from the front of the lot may be located anywhere within the minimum rear yard. [3] Subject to [6] below, buildings in the Village Core should abut the sidewalks whenever feasible. For commercial buildings, also see Section 4-911(E). [4] There shall be a ten-foot minimum separation between two buildings. For zero lot line dwellings, an access easement must be recorded on the adjoining lot, for the purpose of dwelling maintenance. [5] Decks in the PD-CV district shall be permitted within the minimum required rear yard, provided they are located no closer than five (5) feet to the rear property line. [6] Buildings on corner lots adjacent to public or private streets in the Village Neighborhood and Village Core shall be set back at least sixteen (16) feet from the edge of the road pavement. Section 4-900

233 Supplemental Packet Page #233 [7] For nonresidential uses in the Village Neighborhood, the maximum Floor Area Ratio (FAR) permitted is Land Use Arrangement, Design and Form of the Countryside Village. (A) General Guide: (1) The Countryside Village should be sited so as to best preserve natural vistas and the existing topography. (2) The design of the Countryside Village should be such that there is a natural progression in scale from the denser predominantly nonresidential, Village Core, to the multi-family and single-family attached units and civic uses adjacent to the Village Core in the surrounding Village Neighborhood area. The periphery of the Village Neighborhood adjacent to the Village Conservancy areas shall be predominantly single- family detached lots. (3) In the Village Neighborhood smaller single-family detached lots should be located towards the Village Core and larger singlefamily detached lots towards the periphery of the Village Neighborhood adjacent to Village Conservancy areas. (4) The boundaries of the Village Conservancy and Satellite Conservancy Areas should be designed to follow natural features whenever possible. (5) In the Village Core, buildings should be located within close proximity to each other so as to encourage pedestrian movement between different uses. Attention should be given to the relationship of building height, design of streetlights and signs, sidewalks, and distance between uses so as to provide for a well balanced, attractive and harmonious Village Core. (6) The Village Neighborhood and Village Core should be designed in a generally rectilinear pattern of blocks and interconnecting streets and alleys, defined by buildings, street furniture, landscaping, pedestrian ways and sidewalks. Pedestrian connections shall be provided from uses within the Village Neighborhood and Village Core to parks, squares, and open space owned by the Property Owners Association, except where pedestrian traffic would adversely interfere with or affect sensitive environmental or habitat areas. (7) Attention should be given to the architectural features, materials, and articulation of building facades. In The Village Neighborhood architectural elements such as porches, roof and entrance overhangs, to define the front entrance of residences are encouraged. In the Village Core, awnings, canopies, trellises and similar architectural features should cantilever over the pedestrian Section 4-900

234 Supplemental Packet Page #234 walkway or sidewalk to provide continuous all-weather protection for pedestrians on sidewalks. (8) Open space(s) such as natural areas, tot lots, athletic fields, parks, squares, and greens should generally be dispersed in the Countryside Village so that they are conveniently located to most residential units within the district. (9) Buildings in any given block in the Village Core should be aligned in one plane, and located close to the street. However, within the Village Neighborhood, single-family detached units may be staggered within a block to create a more varied streetscape. (10) In order to encourage a pedestrian-friendly environment and reduce vehicle trips within the Village Core, off-street parking should be located at the rear of the lots, with on-street parallel - parking for additional cars. (11) Lot width, front yards, side yards, driveway aprons and entrances, and blank street-facing building walls should be minimized to encourage pedestrian movement. (12) The Village Conservancy Area should generally surround the Village Neighborhood unless explicitly modified pursuant to Section 4-919, upon a finding that unique topographical or other natural features or pre-existing boundary constraints require an alternative arrangement. (13) Within the Village Neighborhood, Cul-de-sacs and P-loop streets shall not be permitted, except where used to access lots which are adjacent to the Village Conservancy. (14) Landscaping and streetscaping design in the village core should achieve the following: (a) (b) (c) (d) Clear definitions of edges of public corridors and spaces and access points for public spaces; Visual accessibility for public safety; Screening for privacy of adjoining private spaces where desirable; Shade and shelter in public spaces to provide for comfortable summer use of selected parts of space; and (e) Ecological sustainability, with tree/plant species appropriate to climate, soils, drainage and sun and wind exposure. (15) Street lighting and open space lighting in the Village Core should encourage the following: Section 4-900

235 (a) (b) (c) (d) (e) (f) Supplemental Packet Page #235 Low-level ground lighting as well as pole lighting; Lighting types and levels to provide for safety and prevent night-sky pollution; Lighting types and placement of pole and ground lighting to define pathways, entrances to spaces; Facilitate nighttime orientation for pedestrians, bicyclists and motorists; Highlighting points/structures of interest; and Evening use of public spaces in Village Core. (B) Specific Requirements Development Standards. (1) Cul-de-sacs and P-loop streets are not permitted in the Village Core. (A) Block Form and Size. (1) Blocks of a generally rectangular shape shall be the main organizing feature of the Village Neighborhood and Village Core. While topography, existing vegetation, stream channels and design intentions shall influence block shape and size, the length of such blocks in the Village Core and Village Neighborhood interior shall be no less than three hundred (300) feet nor more than six hundred (600) feet as measured along front lot lines, between intersections of streets. The block length along the periphery of the Village Neighborhood bordering the Conservancy Area shall be a maximum of one thousand (1000) feet to facilitate a visual transition towards the Conservancy Area. (2) The blocks of the Village Core shall be subdivided into generally rectangular shaped lots, having frontage on a street. The layout of such lots shall respond to environmental factors, the proposed use, and design intentions. (B) Variation of Lot Sizes and Building Types. (1) Single-family detached development in the Village Neighborhood shall incorporate a variety of lot sizes, building types and/or forms (Typical drawing required). (2) General Rule. In all single-family detached subdivisions in the Village Neighborhood containing ten (10) or more lots, a mixture of lot sizes and dimensions shall be provided in order to allow a variety of housing opportunities and avoid monotonous streetscapes. For example, larger and wider lots are encouraged Section 4-900

236 Supplemental Packet Page #236 on corners. Smaller lots are encouraged adjacent to parks and open spaces. No more than sixty (60) percent of all lots shall be similar in total lot area. For purposes of this subsection, "similar" lot areas shall be defined as within five hundred (500) square feet of each other. (3) Exception. Up to seventy (70) percent of the lots within the subject subdivision may be similar if the Zoning Administrator, pursuant to Section 6-401, makes a finding that, notwithstanding deviation from the sixty (60) percent standard stated above, lot sizes and dimensions are sufficiently varied for different building types and forms, to avoid monotonous streetscapes. (4) Dispersion of Lot Sizes. Similar lot sizes shall be distributed throughout a subdivision rather than consolidated in one area, unless the Zoning Administrator, pursuant to Section 6-401, makes a finding that the intent of this district and of the Zoning Ordinance shall be better served by a design that tends to consolidate lots of similar sizes. (C) Village Core Features. The Village Core shall incorporate on-site amenities or features listed below: (1) A centrally located park, green, or square and at least one additional park, square, green or plaza, pursuant to Section 4-911(D), below. (2) A water feature, such as a lake, pond, or fountain, which is easily accessible by pedestrians, and includes or integrates seating areas for pedestrians. (3) A minimum of fifty (50) and a maximum of one hundred (100) square feet of retail and office space, as specified under the Retail Sales and Service Use Category and Office Use Category, is required per dwelling unit in the village. A grocery store, if provided, shall count towards the minimum amount of retail space required, but shall not be subject to the maximum limit of required retail space. (4) A minimum of two civic uses, pursuant to the Use list in Section (5) Bicycle and Pedestrian accommodations as defined by the Loudoun County Bicycle and Pedestrian Mobility Master Plan. (6) The phasing for construction of on-site amenities within the Village Core shall meet the following minimums: (a) Zoning permits for at least twenty-five percent (25%) of the Retail Sales and Service Use Category and Office Use Category as specified in [3] above, must be obtained, Section 4-900

237 Supplemental Packet Page #237 and all other on-site amenities required in the Village Core [(1), (2), (4) and (5)] above, must be provided prior to the issuance of zoning permits for more than 75% of all residential units proposed in the Countryside Village. (b) (c) Zoning permits for at least fifty percent (50%) of the Retail Sales and Service Use Category and Office Use Category as specified in [3] above, must be obtained prior to the issuance of zoning permits for more than ninety percent (90%) of all residential units proposed in the Countryside Village. All zoning permits for the Retail Sales and Service Use Category and Office Use Category as specified in [3] above, must be obtained prior to the issuance of zoning permits for all residential units proposed in the Countryside Village. (D) Greens, Parks, Squares and Plazas. (1) Area Requirement. (a) (b) (c) (d) 3 acres minimum for a community park. 40,000 sq. ft. minimum for a neighborhood park. 10,000 sq. ft. minimum for other greens, parks and squares sq. ft. minimum for a plaza. (2) Minimum Width. The smallest dimension of the green, park, square or plaza shall be: (a) (b) (c) 100 feet for a community or neighborhood park 60 feet for other greens, parks and squares. 50 feet for a plaza. (3) No residential unit in the Village Neighborhood shall be located more than one thousand five hundred (1500) feet from a neighborhood park, community park, square or green. Such parks, squares and greens must be interspersed throughout the Village Neighborhood. (4) Greens, parks, squares and plazas shall be located in visually prominent areas. In the Village Core, they shall be located in conjunction with civic uses or commercial uses. (5) Athletic fields may be located along collector roads, other than those listed in Table 4, and may be accessed therefrom. Such fields shall be buffered from all roads and residential development with Section 4-900

238 Supplemental Packet Page #238 a permanent common open space buffer of fifty (50) feet in depth with required landscaping equivalent to that of a Category 2 Buffer Yard (Section (B)). (E) Frontage/Entrance Standards in the Village Core. (1) The front of any commercial building shall be oriented towards the street or main village green or square. A minimum of sixty percent (60%) of any commercial building façade facing the front lot line shall abut the front lot line or sidewalk. The main entrance to such commercial building shall be from the front. (2) Commercial buildings fronting on the same street and located on the same block shall be attached except where pedestrian ways are located between buildings. (F) (G) Buffering and Screening. The buffering and screening requirement of Section of this Ordinance shall not apply in the PD-CV district with the exception of parking lot landscaping in Section , and, properties adjacent to any existing or planned arterial road that must meet the requirement in Section (E)(2). Notwithstanding this requirement, buffering and screening standards may be required as part of the special exception process. Building & Street Orientation. (1) The orientation of streets shall provide for physical and visual access of common spaces and prominent buildings. Streets shall terminate at other streets or at public land and open spaces. (2) Buildings in the Village Core shall be oriented towards the street or main village green or square. Residential buildings in the Village Neighborhood shall orient towards streets, sidewalks, greens, parks or open space. Lots fronting on greens, sidewalks and parks shall be provided rear alley access. (H) Sidewalks, Pedestrian Paths and other On-Site Pedestrian Walkways. (1) Village Neighborhood: Residential Blocks (a) (b) Sidewalks shall be provided on both sides of a residential street, and shall connect to dwelling entrances. Minimum width: Ten (10) feet, which may include a minimum five (5) foot wide sidewalk and a planting strip of five (5) feet at the curb. (2) Village Core/Nonresidential Blocks and Mixed Use Blocks: (a) Sidewalks shall be provided on both sides of a nonresidential or mixed-use block and shall connect to building entrances. Section 4-900

239 (b) (c) (d) Supplemental Packet Page #239 Minimum width: Eleven (11) feet, which may include a minimum six (6) foot wide sidewalk and a planting strip of five (5) feet at the curb. All sidewalks shall be aligned and connected with those on adjacent properties and public rights-of-way. Each point at which the system of sidewalks or pedestrian trails crosses a parking area or street to make a required connection, such connections shall be clearly marked using a change in paving materials or distinctive colors as approved by VDOT. (3) The developer shall construct temporary pedestrian paths, extending across undeveloped land designated for commercial development and linking other portions of the Village Core, at the same time as adjoining areas are developed. Such paths shall be a minimum of five (5) feet in width, constructed of gravel, sand, woodchips, or other similar type materials. (4) Pedestrian paths linking land designated for commercial development with residential areas shall be constructed concurrent with development of the remainder of the network, so as to connect residential areas across undeveloped commercial areas. (I) Road and Street Standards. (1) Roads, streets and alleys should be designed to: (a) (b) (c) (d) Parallel and preserve existing fence lines, tree lines, hedgerows and stone walls. Minimize alteration of natural site features and to the extent feasible follow natural site contours. Maximize views to prominent natural and manmade vistas. Promote pedestrian movement, comfort, convenience and safety. (2) Alleys. Alley travel ways shall not exceed twelve (12) feet of pavement width. (3) Within the Village Core, parking shall only be allowed on one side of the street. (J) Parking Requirements. (1) Parking in the Village Core should generally be located at the rear of the lots and no off-street parking shall be permitted in front yards. Section 4-900

240 Supplemental Packet Page #240 (2) Additional parking may be provided in the Village Core by continuous parallel on-street parking to help slow traffic (Typical drawings required). (3) In the Village Core, a parking facility may be shared by two or more uses if the sum of the parking space requirements of all the uses is provided and pursuant to Section 4-911(K) below. (4) In the Village Core, notwithstanding the requirement of Section (A), all parking shall be located on the lot being served, or on a separate lot or parcel within ¼ mile of the principle pedestrian entrance of the building that it serves. (5) In the Village Core, access for off-street parking shall generally be achieved by means of alleys, off-street vehicular connections between adjacent parking lots and side streets. (6) In the Village Core, off-street parking areas and parking lots should be designed to have low visibility and consequently shall not be located at the visual termination of roads and streets and shall not be the principal use of corner lots. (7) In the Village Neighborhood, shared driveways are encouraged. (K) (L) Administrative Reductions, Waivers, or Modifications of Parking Requirements. The Zoning Administrator may grant administrative reductions, waivers, or modifications of parking requirements in the Village Core for permitted or special exception uses contained in Section 4-907, Table 2 above, in accordance with the provisions of Section (F), as applicable. Garages. Single-family detached units in the Village Neighborhood shall include one of the following: (1) Rear loaded attached or detached garages located at the rear or side of the lot and accessed by alleyways or rear driveways. (2) Front loaded garages and carports located a minimum of six (6) feet behind the principal building façade. (M) Landscaping. Street trees in the Village Neighborhood and Village Core shall be planted on both sides of the street, spaced at regular intervals, as best determined for a particular species, but at a density of no less than one tree per twenty-five (25) linear feet along all public and private streets except alleys. Such street trees must not obstruct sight distance from street intersections and entrances as determined by this Ordinance and VDOT. Such trees shall have a minimum caliper of one (1) inch when planted and a height at maturity of twenty (20) feet or more Transportation Requirements. The Concept Development Plan of a Countryside Village shall demonstrate that the following transportation requirements are satisfied: Section 4-900

241 (A) (B) (C) (D) (E) (F) Supplemental Packet Page #241 The Countryside Village shall have at least two (2) points of access onto paved two (2) or more lane roadways designated below in Table 4-912, Transition Transportation Route & Corridor Network, as maintained/planned to be maintained through State Secondary Funds. These entrances must have left and right turn lanes as required by VDOT or the County. Points of access to Transition Transportation Routes maintained through State Primary Funds, as listed in Table 4-912, are not permitted. Other significant transportation routes and corridors, found to be acceptable to the County, may be used provided that such roads are paved with a minimum twenty (20) foot section or that the applicant has secured and improved, or has agreements with off site property owners to secure and improve, the right-of-way necessary to develop a paved twenty (20) foot section, which meets County standards, from the property to the nearest intersecting road listed in Table below as maintained/planned to be maintained through state secondary funds. Any secondary road improved to a minimum twenty (20) foot paved section through the County/VDOT Six Year Secondary Road Improvement Program or other funding source, after the adoption of this ordinance, meeting all County standards for horizontal and vertical geometry and design speed shall be, upon completion of construction, considered to be included in Table below. Internal streets serving the Countryside Village should not have direct access to any Transition Transportation Route or Corridor road listed in Table All private streets, not accepted as public streets by VDOT, must meet the standards for private streets in the Facilities Standards Manual (FSM), and must be maintained either by the property owner(s) or the Property Owners Association. (1) All properties served by a private street shall be subject to a recorded covenant expressly requiring private maintenance of such street in perpetuity and the establishment, commencing with the initial record plat, of a reserve fund for repairs to such street. (2) The record plat and protective covenants for a Countryside Village shall expressly state that the County and VDOT have no responsibility for the maintenance, repair, or replacement of private streets. (3) Sales brochures, or other literature and documents, provided by the seller of lots served by such private streets, shall include information regarding responsibility for maintenance, repair, replacement, and covenants pertaining to such streets, including a statement that the County has no, and will have no, responsibility for the maintenance, repair, or replacement of private streets. Section 4-900

242 (G) Supplemental Packet Page #242 Lots in the Village Conservancy may be served by private access easements designed and constructed to standards in the Facilities Standards Manual. TABLE 4-912: TRANSITION TRANSPORTATION ROUTE & CORRIDOR NETWORK The following road maintained through State Primary Funds: Tri-County Parkway The following roads and corridors maintained/planned to be maintained through State Secondary Funds: 620/705 (Braddock Road), 659 Relocated, and Gum Springs Road (659) Access from Major Roads. Unless otherwise specified in this section, the standards of Section shall apply Signs. The requirements of Section shall be followed for PD-CV development. Residential signs within the PD-CV district shall follow the requirements of the PD-H signs as enumerated in the Sign Requirements Matrix, Section (D) Lighting. Street lighting shall be provided along all streets and shall meet the minimum standards required in the FSM (Facility Standards Manual) Utility Requirements. (A) (B) Countryside Villages shall be served by central water and sewer systems, except for Conservancy Areas and Satellite Conservancy Areas, which may be served either by individual well and septic or central water and sewer systems. All utilities in the Village Core shall be located underground. All above ground utility boxes and other facilities shall be co-located and screened from road and street view. In the residential areas, utility lines and utility boxes shall be located to the rear of the lots Property Owners Association. Every Countryside Village shall have an established Property Owners Association with documents reviewed and approved by the County prior to first Record Plat approval. The Countryside Village Property Owner Association documents shall provide for maintenance of street trees, street lighting and other community landscaping such as in village greens, parks and squares, private streets, sidewalks (if not accepted by VDOT), recreation facilities, tot lots and equipment Precedence. Where there are differences between explicit provisions of the Countryside Village Ordinance and general zoning, subdivision, or other County regulations, the provisions of the Countryside Village Ordinance shall take precedence. Section 4-900

243 Supplemental Packet Page # Modification of Regulations. The Board of Supervisors may grant modifications to the standards in this Section 4-900, except in regards to use and density, pursuant to Section of this Ordinance Use Limitation. In addition to the requirements contained in Article 5, the following uses shall have limitations as specified below: (A) (B) Civic uses as listed in Section 4-908, shall only be permitted either in the Village Core, or if adjacent to the Village Core, in the Village Neighborhood. Such uses when located in the Village Neighborhood shall be located along a major access roadway into the Village Core, or at a prominent location either at the end of a street or at a street intersection. Such uses, if greater than fifteen (15) acres, shall be located only on arterial and major collector roads. No utility, commercial, or industrial use shall be permitted which, because of its nature, location or manner of operation, is dangerous or noxious. Dangerous and/or noxious conditions include, but are not limited to, odor, fumes, gas, smoke, or emissions of particulate matter or effluent. Section 4-900

244 Section Supplemental Packet Page #244 PD-RV Planned Development - Rural Village Purpose. This district is established to provide for the development of new rural villages at a scale intended to continue Loudoun's traditional rural land use pattern and to promote its traditional concept of villages. Each village will be serviced by its own public water and sewer facility. Villages shall be permitted only in accordance with the policies and design criteria in the Comprehensive Plan. The applicant must demonstrate that its planning, design and development will achieve, but not necessarily be limited to, all of the following specific objectives: (A) (B) (C) (D) (E) (F) (G) (H) (I) The preservation of agricultural land, open space, scenic vistas and natural resources found within Loudoun and to minimize the potential for conflict between agricultural and other land uses. The creation of a distinct physical settlement surrounded by a protected rural landscape of generally open land for agricultural, forestal, recreational and environmental protection purposes. Dwellings, shops and workplaces generally located in close proximity to each other; the scale of which accommodates and promotes pedestrian travel for trips within the village. Modestly sized buildings fronting on, and aligned with, streets in a disciplined manner, uninterrupted by parking lots. A generally rectilinear pattern of streets, alleys, and blocks reflecting the street network in existing rural villages which provides for a balanced mix of pedestrians and automobiles. Squares, greens, landscaped streets and parks woven into street and block patterns to provide spaces for social activity, parks and visual enjoyment. Provision of civic buildings for assembly or other civic purposes. A recognizable, functionally diverse, visually unified village center, focused on a village green or square. A development size and scale which accommodates and promotes pedestrian travel rather than vehicle trips within the village District Size and Location. This district, when mapped, shall be no less than three hundred (300) acres in size. No less than eighty percent (80%) of the gross land area shall be subject to a permanent open space easement and no more than twenty percent (20%) of the gross land area shall constitute the Village Center. Section

245 Supplemental Packet Page #245 This district may be mapped only in locations in conformance with the Comprehensive Plan Design of the Concept Development Plan. The Concept Development Plan, submitted pursuant to Section , shall demonstrate conformance with the design requirements noted below and in the Comprehensive Plan. The Concept Development Plan shall include a plan of the Village Conservancy and Village Center subdistricts, areas, blocks and streets. It may also include a plan for a Satellite Conservancy subdistrict, if proposed. Typical sections and drawings demonstrating satisfaction of other design requirements shall be allowed as support documentation. The Rural Village shall have at least two (2) types of subdistricts; a Village Conservancy and Village Center. A Satellite Conservancy subdistrict is optional. Within the Village Center subdistrict there are three (3) designated land use areas (See Figure 1): (A) (B) Village Conservancy and/or Satellite Conservancy subdistricts. Village Center subdistrict. (1) Designated residential area. (2) Designated commercial area. (3) Designated workplace subarea Transportation Requirements. The Concept Development Plan of a Village Center shall demonstrate that the following transportation requirements are satisfied: (A) (B) (C) The Village Center shall have at least two (2) points of access onto paved two (2) lane roadways designated in Table below as part of the Significant Rural Transportation Route & Corridor Network. This requirement may be modified pursuant to Section (B) subject to County approval in cases where one (1) access point to a paved road is found to be sufficient and a secondary means of access is provided for emergency vehicles. Additional points of access to Significant Rural Transportation Routes maintained through State Primary Funds are discouraged. County approval of all access points to such streets shall be judged on the safety merits of the proposed road network design. Other significant transportation routes and corridors, found to be acceptable to the County, may be utilized provided that such roads are paved with a minimum twenty (20) foot section or that the applicant has secured and improved, or has agreements with off site property owners to secure and improve, the right-of-way necessary to develop a paved twenty (20) foot section, which meets County standards, from the property to the nearest intersecting road listed in Table Section

246 (D) (E) (F) (G) (H) Supplemental Packet Page #246 Any secondary road improved to a minimum twenty (20) foot paved section through the County Six Year Secondary Road Improvement Program after the adoption of this ordinance, meeting all County standards for horizontal and vertical geometry and design speed shall be, upon completion of construction, considered to be included on Table Neighborhood streets serving a Village Center should not have direct access to any Significant Rural Transportation Route or Corridor road. Significant Rural Transportation Route and Corridor Network roads shall not serve as through roads or neighborhood streets within a Village Center unless a new bypass road of similar function is provided. All roads, streets and alleys, internal and external to the Village Center, and all improvements required for the proper design and safe function of the Village Center shall be provided by the applicant and maintained, in a manner approved by the County, either by the applicant, the Village Homeowner Association, or VDOT. All private streets, not accepted as public streets by VDOT, must meet the standards for private streets in the Facilities Standards Manual (FSM), and must be maintained either by the applicant or the Village Homeowner Association. (1) All residences served by a private street shall be subject to a recorded covenant expressly requiring private maintenance of such street in perpetuity and the establishment, commencing with the initial record plat, of a reserve fund for repairs to such street. (2) The record plat and protective covenants for such a Rural Village shall expressly state that the County and VDOT have no, and will have no, responsibility for the maintenance, repair, or replacement of private streets. (3) Sales brochures, or other literature and documents, provided by the seller of lots served by such private streets, shall include information regarding responsibility for maintenance, repair, replacement, and covenants pertaining to such streets, including a statement that the County has no, and will have no, responsibility for the maintenance, repair, or replacement of private streets. (I) Lots in the Village Conservancy may be served by private access easements designed and constructed to standards in the Facilities Standards Manual. Section

247 Supplemental Packet Page #247 TABLE SIGNIFICANT RURAL TRANSPORTATION ROUTE & CORRIDOR NETWORK 1. The following road maintained through State Primary Funds: Routes 7, 9, 15, 50, 287, The following roads and corridors maintained through State Secondary Funds: Routes and corridors 673/681, 621, 655, 671, 672, 704, /743/623, 626/736, 733/745, 731/728/722, 690/ /725, 662/665/668, 662/657/661, 626, 662, 663, , 615, 659, 682, 705, 620, 710, Purpose and Intent of Subdistricts and Areas. (See Figure 2) (A) Village Conservancy and Satellite Conservancy Subdistricts. To surround the Village Center subdistrict with open land affording rural views, to provide significant buffering of neighboring properties and to provide a land base for agricultural, forestal and open space uses. (B) (C) (D) Village Center Subdistrict - Residential Area. To provide for a compact settlement of single family homes in a residential neighborhood environment, complemented by compatible civic, business and residential uses, parks, squares and greens. (See Figure 3) Village Center Subdistrict - Commercial Area. To provide a variety of retail shops and services to support the needs of village and neighboring residents, complemented by other compatible civic, business and residential uses, which would be housed in buildings with commercial uses on the ground floor consistent with a small downtown or central market place of a community. Village Center Subdistrict - Workplace Area. To provide employment opportunities for rural village and neighboring residents and to provide sites for compatible small, light industrial uses which support the rural area without undue adverse impact on the village, surrounding lands, and neighboring residents Size and Location of Subdistricts. (A) Village Conservancy Subdistrict. The Village Center shall be ringed by a buffer of land, described hereafter as the Village Conservancy, which shall create a visual and physical distinction between the settlement, the surrounding countryside and any neighboring hamlets, villages and towns. The Village Conservancy subdistrict shall be: Section

248 Supplemental Packet Page #248 (1) A contiguous and generally compact block of land. (2) A minimum of eighty percent (80%) of the Rural Village district, exclusive of any Satellite Conservancy subdistrict land area. (3) Subdivided into lots with an average size of 50 acres or more. (4) No less than 800 feet in depth at all points along the perimeter of the Village Center, except as modified by the County (See Section (B)). (5) Placed under permanent open space conservation easement limiting uses to those listed in Sections and and prohibiting further subdivision. (B) Rural Village Satellite Conservancy Subdistrict. A Rural Village district may include detached parcels constituting a Satellite Conservancy subdistrict. Transfer of development potential from a Satellite Conservancy may increase the total development potential of the balance of the Rural Village District, provided that such development potential is not increased by more than twenty percent (20%). Such Satellite Conservancy subdistricts shall: (1) Be located so that at least one boundary of the Satellite Conservancy is no further than one and one-half (1.5) miles from the nearest point of the Conservancy subdistrict unless these provisions are specifically modified by the County, pursuant to Section (B). (2) Be at least fifty (50) acres in size. (3) If subdivided, be larger than 100 acres in size, and be subdivided into lots with an average size of no less than 50 acres. (4) Be placed under permanent open space conservation easement limiting uses to those listed in Section and and prohibiting further subdivision. (C) Village Center Subdistrict. The Village Center including residential, commercial and workplace areas, shall: (1) Not exceed a maximum of twenty percent (20%) of the district. (2) Be contiguous and generally compact in shape. (3) Contain no more than 300 dwelling units, exclusive of conservancy lots units or accessory dwelling units, at a density of no less than 1.5 dwellings per acre and no more than 5.0 dwellings per acre of the village center. (4) Identify the location of all required civic lots and greens. Section

249 (D) Supplemental Packet Page #249 At a minimum, the location of the Village Center shall conform to the following general criteria: (1) It shall be located at least one (1) mile from the boundary of an existing town, and at least one (1) mile from the boundary of an existing village, as defined in the General Plan, and at least one (1) mile from the boundary of another approved Village Center. (2) In any case, Rural Village districts shall not be located within an Urban Growth Area (UGA) as defined in the General Plan. (3) It shall be located at least three (3) miles from the boundary of the Waterford National Historic Landmark unless specifically modified by the County pursuant to Section (B). (4) In the event that the County modifies the minimum one (1) mile and/or three (3) mile Village Center distance rules, the buffering and landscaping requirements of this Ordinance may be modified and additional requirements may be imposed, at the discretion of the County, in order to ensure that the identity of the existing town or village and its setting are preserved. (E) If located in a Mountainside Development Overlay district, the Village shall be designed to comply with performance standards and criteria in the Mountainside Development Overlay district (Section ) Land Use Mix. Village Conservancy, Satellite Conservancy and Village Center subdistricts, residential, commercial, workplace areas and civic lots shall conform with the land allocation requirements in Table (See Figures 4 and 5) SUBDISTRICT/AREA TABLE RURAL VILLAGE - LAND ALLOCATION REQUIREMENTS Village Conservancy (VC) Minimum 80%P* Satellite Conservancy (SC) PERCENT OF RURAL VILLAGE DISTRICT LAND AREA None Required Village Center Maximum 20% Civic Lots** Minimum.6% Greens, Parks and Squares Minimum 1.0% House Lots No minimum or maximum Commercial & workplace lots Minimum 3,000 sq. ft. *Note: Inclusive of any greens, parks and squares. **Note: For purpose of applying the percentages in the above table, land designated for use as a private or public school for more than 9 children shall be excluded from these calculations as a civic use. Section

250 Supplemental Packet Page # Development Potential in the Rural Village District. (A) Designated Residential Areas. (1) The maximum residential development potential of the Rural Village district, shall be calculated upon a base density of one (1) dwelling unit per three (3) acres, as adjusted by application of the following bonuses: (a) (b) (c) The base number of proposed residential units in the village may be increased by thirty-five percent (35%) in all rural villages. The base number of proposed residential units in the village may be increased by an additional fifteen percent (15%) if the proposed village includes a mix of both singlefamily detached and single-family attached dwelling units. The base number of proposed residential units in the village may be increased by four (4) dwelling units for each 100 acres dedicated to serve as Village Conservancy lot(s). In any case, the maximum number of residential units within the Village district shall not exceed 300 dwelling units, exclusive of dwelling units developed on conservancy lots and accessory dwelling units. (2) The total number of residential units permitted in a village, as determined above, shall not include those residential units established on lots which are created in the Village Conservancy and Satellite Conservancy subdistricts. (3) The maximum residential development potential of a Satellite Conservancy subdistrict, which may be transferred to the Village Center, shall be limited by the provisions of Section (B). (4) Additional accessory dwelling units are permitted on lots three (3) acres in size or greater, pursuant to Section of this Ordinance. (B) Designated Commercial and Workplace Areas. (1) The County will permit non-residential uses in the Village Center subdistrict subject to Sections Permitted Uses, Special Exception Uses, Land Allocation, and Lot and Building Requirements. (2) Accessory dwellings and apartments associated with commercial and workplace uses shall be permitted, provided that all accessory units on commercial and workplace lots are located above the first floor. Such accessory units are not included in calculating the Section

251 Permitted Uses. Supplemental Packet Page #251 maximum residential development potential provided for above in Section (A). (A) Village Conservancy and Satellite Conservancy Subdistricts. The following uses shall be permitted in both the Village Conservancy and Satellite Conservancy subdistricts: (1) Agriculture, horticulture, forestry or fishery. (2) Open space. (3) Nature preserve, such as but not limited to, wildlife sanctuary, conservation area and game preserve. (4) Watershed and water impoundment protection areas. (5) Nature and recreation trails. (6) Stormwater management structures and ponds. (7) Reserved. (8) Child or adult day care home, pursuant Section (9) Reserved. (10) Bed and Breakfast Homestay, pursuant to Section 5-601(A). (11) Active recreation space. (12) Public or private playground, or neighborhood park. (13) Convent, monastery, or seminary. (14) Dwelling, single family detached. (15) Accessory apartment or dwelling unit, pursuant to Section (16) Public water and wastewater facilities including land application fields, identified on the approved Concept Development Plan. (17) Equestrian Event Facility, facility, on lots of fifty (50) acres or more, with frontage on a state maintained road, pursuant to Section (18) Farm machinery sales and service, pursuant to Section (19) Guest farm or ranch, leasing no more than three (3) guest rooms. (20) Guest house, pursuant to Section Section

252 Supplemental Packet Page #252 (21) Nursery, production, with frontage on a state maintained road, pursuant to Section (22) Recycling drop-off collection center, small, pursuant to Section (23) Dwelling, single family detached, including doublewide manufactured housing. (24) Small business, pursuant to Section (25) Stable, Livery,neighborhood, on lots of twenty five (25) acres or more, with frontage on a state maintained road, pursuant to Section (26) Stable, privateprivate. (27) Tenant dwelling, pursuant to Section 5-602(A)(1) &and (C). (28) Wayside stand, pursuant to Section (29) Utility substation, dedicated. (30) Veterinary service. (31) Bus shelter. (32) Commuter parking lot, with less than 50 spaces. (33) Sewer pumping station. (34) Mill, feed Feed and farm supply centerfarm Supply Center. (35) Water pumping station. (36) Telecommunications antenna, pursuant to Section 5-618(A). (B) Village Center - Residential Area. (1) Dwelling, single family detached. (2) Reserved. (3) Child or adult day care home. (4) Reserved. (5) Bed and Breakfast Homestay, pursuant to Section 5-601(A). (6) Office, as an accessory use and occupying no more than 1,200 square feet of floor area per lot. Section

253 Supplemental Packet Page #253 (7) One accessory building and/or dwelling, on lots greater than three acres in size, pursuant to Section (8) Greens, parks and squares. (9) Dwelling, single family attached. (10) Studio space - artist, crafts person, writer, etc. (11) Bed and Breakfast Inn, pursuant to Section 5-601(B). (12) Retail sales, accessory to residential use and occupying no more than 600 square feet of floor area per lot. (13) Telecommunications antenna, pursuant to Section 5-618(A). (C) Village Center - Commercial and Workplace Areas. (1) Church, synagogue and temple. (2) Convent, monastery, or seminary. (3) Library. (4) Post office. (5) Museum, historical and cultural center. (6) Child or adult day care center. (7) Community center. (8) Theater. (9) Greens, parks and squares. (10) Accessory apartment or dwelling units, located above the ground floor. (11) Retail sales, occupying no more than 5,000 square feet of floor area per lot. (12) Personal service establishment. (13) Business service establishment. (14) Banks or financial institution, pursuant to Section (15) Structures or use for federal, state or local government purposes. (16) Office, occupying no more than 10,000 square feet of floor area per lot. Section

254 (17) Restaurant. Supplemental Packet Page #254 (18) Studio space - artist, crafts person, writer, etc. (19) Country Inn, pursuant to Section 5-601(C). (20) Bed and Breakfast Inn, pursuant to Section 5-601(B). (21) Office, medical and dental. (22) Continuing care facility, with less than 20 rooms. (23) Veterinary service. (24) Fire and/or rescue station. (25) Farm market. (26) Contractor service establishment, without outdoor storage. (27) Convenience food store, without gas pumps. (28) Telecommunications antenna, pursuant to Section 5-618(A). (29) Police Station. (30) Country Inn with Restaurant, pursuant to Section 5-601(C) Special Exception Uses. (A) Village Conservancy and Village Satellite Conservancy Subdistrict. The following uses shall be permitted by special exception in both the Village Conservancy and Satellite Conservancy subdistricts unless otherwise designated: (1) Golf course, clubhouse and supporting uses including restaurant, pro-shop, maintenance structures, tennis/racquet ball courts and parking lots in the Village Conservancy subdistrict. (2) Rural Retreats and Resorts pursuant to Section 5-601(D), supporting recreational uses for hotels/motels, community recreation facilities including restaurants, swimming pools and changing facilities, maintenance structures, tennis/racquet ball courts and parking lots in the Village Conservancy subdistrict. (3) Public School (Elementary, Middle, or High), by mminor sspecial eexception. (4) Private School (Elementary, Middle, or High) for more than fifteen (15) pupils, by Minor Special Exception. (5) Child and/or adult day care center in the Village Conservancy subdistrict. Section

255 Supplemental Packet Page #255 (6) Public water and wastewater facilities including land application fields, not identified on the approved Concept Development Plan, in the Village Conservancy subdistrict. (7) Cemetery. (8) Park, regional. (9) Museum, historical and cultural center, arboretum. (10) Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils, pursuant to Section 5-655, by Minor Special Exception. (11) Telecommunications monopole, pursuant to Section 5-618(B)(2). (11)(12) Rural Corporate Retreat, pursuant to Section (B) Village Center - Residential Area. (1) Church, synagogue and temple. (2) Convent, monastery, or seminary. (3) Library. (4) Post office. (5) Museum, historical and cultural center, arboretum. (6) Child and/or adult day care center. (7) Community center. (8) Theater. (9) Public School (Elementary, Middle, or High), by mminor sspecial eexception. (10) Private School (Elementary, Middle, or High) for more than fifteen (15) pupils, by Minor Special Exception. (11) Structures or uses for federal, state or local government purposes. (12) Art gallery. (13) Continuing care facility. (14) Retail sales, occupying less than 3,000 sq. ft. of floor area per lot. (15) Office, less than 6,000 square feet of floor area per lot. (16) Hotel/Motel, with more than twenty (20) guest rooms. Section

256 (17) Personal service establishment. Supplemental Packet Page #256 (18) Business service establishment. (19) Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils, pursuant to Section 5-655, by Minor Special Exception. (C) Rural Village Center - Commercial and Workplace Areas. (1) Retail sales, occupying more than 5,000 and less than 10,000 square feet of floor area per lot. (2) Office, occupying more than 10,000 and less than 20,000 square feet of floor area per lot. (3) Hotel/Motel. (4) Rural retreatresort. (5) Public School (Elementary, Middle, or High), by mminor sspecial eexception. (6) Private School (Elementary, Middle, or High) for fifteen (15) or fewer pupils, pursuant to Section 5-655, by Minor Special Exception. (7) Continuing care facility, with more than 20 rooms. (8) Car wash. (9) Automobile service station. (10) Storage, outdoor. (11) Sale and storage of building materials and garden supplies. (12) Motor vehicle storage, outdoor. (13) Convenience food store, with gas pumps. (14) Warehousing facility. (15) Establishments for assembly, fabrication, processing, production and/or manufacturing of goods or products. (16) Farm machinery sales and service. (17) Utility substation, communal water and wastewater treatment facilities and other utilities to serve the Rural Village district. (18) Animal hospital. Section

257 (19) Nursery, commercial. Supplemental Packet Page #257 (20) Repair service establishment, with accessory outdoor storage. (21) Contractor service establishment, with accessory outdoor storage. (22) Stone cutting, welding, blacksmith, tinsmith and woodworking shops with accessory enclosed storage. (23) Storage, mini-warehouse. (24) Private club or lodge. (25) Banquet/Event Facility, pursuant to Section 5-642, by Minor Special Exception. (26) Private School (Elementary, Middle, or High) for more than fifteen (15) pupils, by Minor Special Exception. (27) Telecommunications monopole, pursuant to Section 5-618(B)(2). (27)(28) Rural Corporate Retreat, pursuant to Section Permitted Uses on Civic Lots. The following uses are permitted on Civic Lots in this district: (A) (B) (C) (D) (E) (F) (G) Church, synagogue and temple. Convent, monastery, or seminary. Library. Post office. Museum, historical and cultural center, arboretum. Community center. Theater. (H) Public School (elementary, middle or high), pursuant to Section (I) (J) (K) (L) Structures or uses for federal, state or local government purposes. Art gallery. Greens, parks and squares. Recreational structure or use primarily for village residents Use Limitations. Section

258 (A) (B) (C) (D) Supplemental Packet Page #258 No off-street parking shall be permitted in front yards within the Village Center. Automobile service stations shall be limited to one (1) per block and one (1) per street intersection. No workplace use shall be permitted which, because of its nature, location, or manner of operation, is dangerous or noxious because of odor, fumes, gas, smoke, emission of particulate matter or effluent, or for other reasons. Outdoor Storage. (1) No storage of any kind shall be permitted within any front yard. (2) Underground bulk storage of gasoline or petroleum products shall not be permitted, except for automobile service stations or as incidental to manufacturing and research and development operations or the servicing of company owned or leased vehicles within enclosed areas defined in (3) below. (3) Outdoor storage of materials, equipment, and vehicles shall be permitted within enclosed areas which are composed of mixed wood, masonry walls, plantings, or other suitable barriers approved by the Zoning Administrator, as required by Section of this Ordinance. (4) Waste materials must be stored in a closed container. The burning of waste materials is prohibited Lot and Building Requirements. (A) Village Conservancy and Satellite Conservancy Subdistricts. (1) Average Lot Size. Fifty (50) acres minimum. (2) Minimum Lot Size. Ten (10) acres, exclusive of major floodplain and steep slopes. (3) Minimum Lot Width. 300 feet. (4) Length/Width Ratio. 9:1 maximum. (5) Perimeter Yard. Sixteen (16) feet minimum. (6) Maximum Lot Coverage. 8% for Single Family Residential and 25% for all other uses. (7) Building Height. Three (3) stories or forty (40) feet maximum whichever is less. (B) Village Center - Residential Area. Section

259 (1) Single-Family Detached Lots. Supplemental Packet Page #259 (a) Lot Size. 5,000 sq. ft. minimum, exclusive of major floodplain and steep slopes. (b) (c) (d) (e) (f) (g) (h) (i) (j) Lot Width. 60 feet minimum. Length/width ratio. 5:1 maximum. Front yard. Six (6) feet minimum and thirty (30) feet maximum for lots 10,000 square feet in size or less. Twenty-five (25) feet minimum and sixty (60) feet maximum for lots greater than 10,000 square feet in size. (See Figure 6B) Side yard. Eight (8) feet minimum. Rear yard. Sixteen (16) feet minimum. Detached garages located at the rear of a lot and attached to a similar garage on a contiguous lot may be located within the side yard setback and within six (6) feet of the rear property line. No minimum rear yard shall be required for garages which are accessed from the front of a lot. Front Sidewalk Width. Six (6) feet minimum, which may include a minimum four (4) foot wide sidewalk and planting strip of two (2) feet at the curb. Sidewalks shall be provided on both sides of the street. Lot Coverage. 40% maximum. Building Height. Three (3) stories or 40 feet maximum whichever is less. (2) Single-family attached Lots. (a) (b) Lot Size. 1,600 square feet minimum, exclusive of major floodplain and steep slopes. Lot Width. Sixteen (16) ft. minimum; 48 ft. maximum. (c) Length/Width Ratio. 9:1 maximum for lots less than 32 feet in width; 5:1 maximum for lots of 32 feet in width or greater. (d) (e) Front Yard. Four (4) feet minimum; sixteen (16) feet maximum. (See Figure 6A) Lot Coverage. 70% maximum. Section

260 (f) (g) Supplemental Packet Page #260 Front Sidewalk Width. Six (6) feet minimum, which may include a minimum four (4) foot wide sidewalk and planting strip of two (2) feet at the curb. Sidewalks shall be provided on both sides of the street. Building Height. Three (3) stories or forty (40) feet maximum, whichever is less. (h) Access. Off-street parking for single family attached dwellings of less than 32 feet frontage shall be provided at the rear of the lot and shall be accessed either from an alley or from a side street. This requirement may be modified if a block of parking is provided within 200 feet of the townhouse units served. (3) Greens, Parks and Squares. (a) (b) (c) Lot Size. 20,000 sq. ft. minimum for the main village green minimum; 10,000 sq. ft. minimum for other greens, parks and squares. (See Figure 4) Lot Width. 96 ft. minimum for the main village green minimum; 64 ft. minimum for other greens, parks and squares. Length/Width Ratio. 5:1 maximum. (4) Commercial/Workplace Lots. (a) Lot Size. 1,600 square feet minimum, exclusive of major floodplain and steep slopes. (b) Lot Width. Sixteen (16) feet minimum; forty-eight (48) feet maximum for attached buildings and one hundred twenty (120) feet maximum for detached buildings. (c) (d) (e) (f) Length/Width Ratio. 9:1 maximum. Front Yard & Entrance. A maximum front yard setback of sixteen feet for all commercial uses except day care facilities. The maximum front yard setback for daycare facilities is 50 feet. A minimum of 60% of buildings located on a single block shall share a common set back. The principal entrance of a commercial building shall be from the front. Side Yard. Storefront buildings fronting on the same street and located on the same block shall be attached except where pedestrian ways are located between buildings. Lot Surface Coverage. 70% maximum. Section

261 (g) (h) (i) (j) Supplemental Packet Page #261 Building Height. Three (3) stories or 40 feet maximum, whichever is less. Front Sidewalk. Eight (8) feet minimum width, which may include a minimum six (6) foot wide sidewalk and planting strip of two (2) feet wide at the curb. (See Figure 7A) Open colonnades constructed over a sidewalk which adjoins storefront buildings may be permitted subject to an appropriate easement. Alleys. Off-street parking for storefront buildings may be provided at the rear of the lot and may be accessed either from an alley or from a side street perpendicular to that on which the townhouses enfront. Pedestrian Access. (i) (ii) Temporary paths shall be constructed, extending across undeveloped land designated for commercial development and linking other portions of the Village Center, by the developer at the same time as adjoining areas are developed. Such paths shall be a minimum of three (3) feet in width, constructed of gravel, sand, woodchips, or other similar type materials. Paths linking land designated for commercial development with residential areas shall be constructed concurrent with development of the individual commercial lots. (k) Parking. Off-street parking for commercial and workplace lots shall not be provided in the front of the lot. (l) Buffering. (i) (ii) (iii) Village Workplace Areas shall have a continuous buffer, fifty (50) feet minimum in width, planted with a Type 2 Buffer pursuant to Section (B), adjacent to residential areas. Village Workplace Areas shall have a continuous buffer, thirty (30) feet minimum in width, planted with a Type 2 Buffer pursuant to Section (B), adjacent to public streets and open space areas. Workplace lots used for open storage shall have either an additional fifty (50) foot wide planted buffer (for a total width of 100 feet if located on a Section

262 Supplemental Packet Page #262 workplace subdistrict boundary) or a masonry wall no less than six (6) feet minimum in height Utility Design and Financing Requirements. The applicant shall demonstrate to the satisfaction of the Board of Supervisors, the technical and financial ability to provide an appropriately sized water treatment and sewage collection system for both immediate and long term needs. The location of the water and wastewater treatment facilities, or connections to public water and sewer mains, proposal shall be shown in the Concept Development Plan and shall be accompanied with a financing plan designed to obtain sufficient revenue from the system users to pay all construction, operating, service and replacement costs incurred by the LCSA. All proposals must meet State and Local Health Department requirements for water and wastewater treatment facilities. (A) (B) Lots within the Village Center shall be served by appropriately sized public water and wastewater collection facilities provided and constructed by the applicant and dedicated to the Loudoun County Sanitation Authority (LCSA), the public body which will be ultimately responsible for utility operation, control and maintenance. Lots in the Village Conservancy and Satellite Conservancy subdistricts, which are not adjacent to the Village Center, may be served by private water supply and sewage disposal systems meeting all State and Local Health Department criteria Utilities. All utilities in the Village Center shall be located underground. All above ground utility boxes and other facilities shall be co-located and screened from road and street view. (Typical drawings permitted.) Land Use Arrangement. (A) Overall Form. (See Figures 2-8) (1) The boundaries of Village Conservancy and Satellite Conservancy subdistrict lots should be designed to follow natural features whenever possible and such lots should seek to provide for an agricultural, forestal, or open space use of the land. (2) The Village Center shall be distinguished from the Village Conservancy by a well defined "hard edge" of closely spaced buildings in contrast with the open, largely unbuilt farm, forestal and open space character of the conservancy. (3) The village should be sited so as to best preserve natural vistas and the existing rural topography. (4) The Village Center should be designed in a generally rectilinear pattern of blocks and interconnecting streets and alleys, defined by buildings, street furniture, landscaping, pedestrian ways and sidewalks. Section

263 Supplemental Packet Page #263 (5) A hierarchy of parks and squares shall be distributed strategically for maximum benefit and convenience throughout the Village Center and shall include a central civic park, called the main village green. (B) Spatial Relationship of Village Subdistricts and Areas. (1) The Village Conservancy subdistrict shall surround the Village Center subdistrict unless explicitly modified pursuant to Section (B) upon a finding that unique topographical or other natural features or pre-existing boundary constraints require an alternative arrangement. (2) Village Center commercial and workplace areas shall be surrounded by the residential lots or, where applicable, by a combination of residential lots and civic areas. (3) Higher density residential lots should generally be located between the designated commercial area and lower density residential lots, providing a transition between the business and residential uses of each. (4) The designated workplace area should generally abut the designated commercial area, shall be located in no more than two (2) geographic places at the periphery of the Rural Village Center subdistrict and shall be buffered to have the least impact on residences within the Rural Village District or on adjacent properties. (5) Every Village Center shall be provided with a centrally located main village green. The main village green should abut the designated commercial and civic areas. (C) Block Design. (1) Blocks of a generally rectangular shape should be the main organizing feature of the Village Center subdistrict. While topography, existing vegetation, hydrology and design intentions should influence block shape and size, the perimeter of such blocks should range between 1,100 and 1,800 feet in length as measured along lot frontage lines, between intersections of streets. (2) The blocks of the Village Center subdistrict may be subdivided into lots, having frontage on a street, whose generally rectangular shape should respond to environmental factors, the proposed use and design intentions. This Ordinance is best served by Village Center lot design which includes a variety of sizes. (3) Village Center subdistrict lots should minimize both front and side yards, garage aprons and entrances and blank walls and should Section

264 Supplemental Packet Page #264 generally have as narrow a width as is practical in order to encourage pedestrian movement. (Typical drawings permitted.) (4) Townhouse lots of less than thirty two (32) feet in width shall not be developed with garage doors on their principal facade. (D) Additional Criteria. (1) Road, street and alley layouts in the Village Center subdistrict shall be designed in a hierarchical, rectilinear pattern with geometrical variation as required by traffic safety, environmental factors and design intentions. Village Center roads, streets and alleys should terminate on other roads and streets. (2) Roads, streets and alleys should be designed to: (a) (b) (c) (d) (e) Parallel and preserve existing fence lines, tree lines, hedgerows and stone walls. Minimize alteration of natural site features. Secure the view to prominent natural and man made vistas. Minimize the area devoted to motor vehicle travel. Promote pedestrian movement so that it is generally more convenient and safe to walk than to drive. (3) Village roads and streets should be designed as a set of parallel zones: (a) (b) (c) (d) A zone of moving vehicles. A buffer area of street trees, planting and parked cars. A sidewalk or pedestrian path zone. A yard adjacent to residential buildings or an entrance adjacent to other buildings. (Typical drawings permitted.) (4) Parking. (a) Parking for residential, civic, commercial, workplace and recreational uses in Village Center should generally be located at the rear of lots and no off-street parking shall be permitted in front yards. Adjacent off-street parking lots shall have off-street vehicular and pedestrian ways. Continuous parallel parking for additional cars and visitors should be provided on the streets. (Typical drawings permitted.) Section

265 (b) (c) Supplemental Packet Page #265 Access for off-street parking in Village Center subdistrict shall generally be achieved by means of alleys, off-street vehicular connections between adjacent parking lots and side streets. Driveway curb cuts on neighborhood streets serving residential lots may be allowed if spaced to allow parallel parking for at least two (2) cars (a minimum of 36 feet) between successive driveways. (Typical drawings permitted.) Off-street parking areas, carports, and garages in a Village Center should be designed to have low visibility and consequently shall not be located at the visual termination of roads and streets and shall not be the principal use of corner lots. To this same end, front load garages and carports should offset from direct view and should be located a minimum of six (6) feet behind the principal building facade. Any parking lot which abuts a street shall be buffered by a landscaped strip no less than ten (10) feet wide and planted with a continuous row of shrubs no less than 3 1/2 feet high, and/or shielded by a wall no less than 3 1/2 feet and no more than six (6) feet high. (5) Landscaping. (a) (b) The applicant shall submit a conceptual Landscape Master Plan as part of the Concept Development Plan which identifies design intentions, the general location and size of both existing vegetation to be retained and proposed new vegetation, typical landscape sections and drawings, typical planting materials, and the phasing of landscape installation and planting methods. Roads and streets in Village Center residential areas should generally be planted on both sides with street trees spaced, according to species, at regular intervals. The width of sidewalks required pursuant to Section should account for such street trees. Streets in the storefront areas of the Village Center shall be planted on at least one (1) side with street trees spaced, according to species, at regular intervals. (Typical drawings permitted.) Village Governance. Every rural village shall have an established homeowners association with documents reviewed and approved by the County prior to first Record Plat approval. The Rural Village Homeowner Association documents shall provide for maintenance of street trees, and other community landscaping such as in village greens, parks and squares, private streets, stormwater management systems, water and sewer facilities. In addition, all roads, streets and alleys, and infrastructure improvements shall be provided by the applicant and maintained in a manner approved by the County either by the applicant or the Village Homeowner Association unless accepted for maintenance by a public entity. Section

266 Modification of Regulations. Supplemental Packet Page #266 (A) Precedence. Where there are explicit differences between provisions of the Rural Village Ordinance and general zoning, subdivision or other County regulations, the provisions of the Rural Village Ordinance shall apply. (B) Locational Requirements. The Board of Supervisors may grant modifications permitted pursuant to Section Section

267 Supplemental Packet Page #267 Section

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275 Supplemental Packet Page #275 Section Revision Date: December 4, 2013

276 Supplemental Packet Page #276 ARTICLE 5 ADDITIONAL REGULATIONS AND STANDARDS Division A: Supplemental District Regulations Section Additional Regulations for Specific Uses. The following additional regulations apply to specific uses as set forth below. These regulations are intended to serve as the minimum standards for these uses, and are not intended to be in substitution for other provisions of this ordinance that may apply, or for additional conditions that may be imposed in connection with special exception or rezoning approvals. Unless otherwise specified, the following additional regulations may be modified by Minor Special Exception in accordance with the provisions of Section Modifications may be approved by the Board of Supervisors upon a finding that such modification to the regulations will achieve an innovative design, improve upon the existing regulations, preserve the County s historic or archeological heritage, or otherwise exceed the public purpose of the existing regulation. No modification shall be granted to any of the underlying zoning district regulations Bed and Breakfast Homestay, Bed and Breakfast Inn, Country Inn and Rural Retreats and Rural Resorts Establishments. No such use shall be established either as the initial use of the subject property or by change of use of the property or by conversion of one such use to another until a sketch plan or site plan, as applicable, for such proposed new use has been approved and the appropriate building permit and applicable Fire Prevention Code permits have been obtained. These establishments may be located in accord with the lists of permitted and special exception uses for the individual zoning districts subject to the following criteria: (A) Bed and Breakfast Homestay. (1) Intensity/Character. (a) (b) (c) (d) (e) Management. The owner of the premises shall reside on the premise and manage the Bed and Breakfast Homestay. Guest Rooms. 1-4 guest rooms. Lot Size. No minimum lot area. Food Service. The Bed and Breakfast Homestay shall not contain restaurant facilities, but may provide food service for overnight guests or private party attendees, only. Private Parties. (i) (ii) Private parties for up to 20 attendees, including overnight guests, may be held daily at the Bed and Breakfast Homestay. Private parties for more than 20 attendees may be held up to 10 times per calendar year and shall Section

277 Supplemental Packet Page #277 require approval of a Building Permit to allow the structure to be used for such private parties and a Zoning Permit for each private party. A Zoning Permit shall be applied for at least thirty (30) days in advance of each private party. The Zoning Permit application shall be accompanied by a copy of the approved Building Permit and proof of any necessary approvals from County agencies, such as the Health Department and Fire Official. (f) Hours of Operation. Hours of operation for private parties shall be limited to 7:00 AM to 12:00 midnight. (2) Landscaping/Buffering/Screening. (a) The use shall comply with the landscaping and screening standards of Section 5-653(A) to screen outdoor private party areas, regardless the size of adjacent property. The landscaping and screening requirements of Section 5-653(A) may be waived or modified in whole or in part by the Zoning Administrator in the circumstances listed in Section or under the additional circumstance where the adjacent property owner(s) provides written consent to waive all or a portion of the required landscaping/buffering/screening requirements. (3) Parking. (a) General. Parking and loading for a Bed and Breakfast Homestay shall be provided as required by Section (4) Exterior Lighting. Exterior lighting for a Bed and Breakfast Homestay shall be subject to Section 5-652(A)(2)-(3) (Exterior Lighting Standards). In addition to the requirements of Section 5-652, the maximum height of pole-mounted exterior lighting shall be 12 feet. (5) Noise. (a) (b) The maximum allowable db(a) level of impulsive sound emitted from the use, as measured at the property line, shall not exceed 55 db(a). No outdoor music shall be permitted between 11 PM and 10 AM on Friday, Saturday, and any evening preceding a holiday recognized by Loudoun County, and between 10 PM and 10 AM on any other day. (6) Roads/Access. For any Bed and Breakfast Homestay that is located on a lot which does not have frontage on a publicly maintained road, documentation shall be provided to the Zoning Section

278 Supplemental Packet Page #278 Administrator demonstrating that the private access easement serving such lot may be used to provide access to the establishment. (B) Bed and Breakfast Inn. (1) Intensity/Character. (a) (b) (c) Management. The owner or manager of the premises shall provide full-time management at all times when the Bed and Breakfast Inn is occupied by overnight guests or private party attendees. An owner or manager may live on the premises. Guest Rooms. The number of guest rooms shall not exceed 10. Lot Area. The minimum lot area shall be 5 acres. (d) Size of Use. The floor area ratio shall not exceed (e) (f) Food Service. The Bed and Breakfast Inn shall not contain restaurant facilities, but may provide food service for overnight guests or private party attendees, only. Private Parties. (i) (ii) Private parties for up to 50 attendees, including overnight guests, may be held daily at the Bed and Breakfast Inn. Private parties for more than 50 attendees, including overnight guests, may be held up to 20 times per calendar year and shall require approval of a Building Permit to allow the structure to be used for such private parties and a Zoning Permit for the private parties. A Zoning Permit shall be applied for at least thirty (30) days in advance of each private party, or at least 30 days in advance of the first private party of the calendar year if the dates of all such private parties are listed. The Zoning Permit application shall be accompanied by a copy of the approved Building Permit and proof of any necessary approvals from County agencies, such as the Health Department and Fire Official. (g) Hours of Operation. Hours of operation for private parties shall be limited to 7:00 AM to 12:00 midnight. (h) Yard Standards. Section

279 (i) Supplemental Packet Page #279 Parking shall be setback 40 feet from all lot lines. (2) Landscaping/Buffering/Screening. (a) (b) (c) The use shall comply with the landscaping and screening standards of Section 5-653(A) to screen outdoor private party areas, regardless the size of adjacent property. The landscaping and screening requirements of Section 5-653(A) may be waived or modified in whole or in part by the Zoning Administrator in the circumstances listed in Section or under the additional circumstance where the adjacent property owner(s) provides written consent to waive all or a portion of the required landscaping/buffering/screening requirements. Parking areas shall comply with the landscaping and screening standards of Section 5-653(B). New driveways providing access to a Bed and Breakfast Inn use shall not be located within a required buffer yard area except as minimally necessary to access the site. (3) Parking. (a) General. Parking and loading for a Bed and Breakfast Inn shall be provided as required by Section (4) Exterior Lighting. Exterior lighting for a Bed and Breakfast Inn shall be subject to Section 5-652(A)(1)-(3) (Exterior Lighting Standards). In addition to the requirements of Section 5-652, the maximum height of pole-mounted exterior lighting, outside of parking areas, shall be 12 feet. (5) Noise. (a) (b) The maximum allowable db(a) level of impulsive sound emitted from the use, as measured at the property line, shall not exceed 55 db(a). No outdoor music shall be permitted between 11 PM and 10 AM on Friday, Saturday, and any evening preceding a holiday recognized by Loudoun County, and between 10 PM and 10 AM on any other day. (6) Roads/Access. (a) (b) The Bed and Breakfast Inn shall comply with the Road Access Standards in Section For any Bed and Breakfast Inn that is located on a lot which does not have frontage on a publicly maintained road, Section

280 Supplemental Packet Page #280 documentation shall be provided to the Zoning Administrator demonstrating that the private access easement serving such lot may be used to provide access to the establishment. (c) There shall be no more than two points of access for the Bed and Breakfast Inn. (7) A structure existing prior to January 7, 2003, located within an Historic Site District or Historic and Cultural Conservation District that is: 1) located within a County Historic Site (HS) District or Historic and Cultural Conservation (HCC) District under Section et seq.; 2) listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Places (NRHP); or 3) listed or eligible for listing as a contributing resource to a VLR or NRHP listed or eligible Historic District, may be used as a Bed and Breakfast Inn and shall be exempt from the minimum lot area, yard and floor area ratio requirements specified above, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, 2003, unless a greater expansion is approved by Minor Special Exception, pursuant to Section Documentation shall be provided to the Zoning Administrator demonstrating that the Virginia Department of Historic Resources has confirmed the listing or eligibility of structures. (C) Country Inn. (1) Intensity/Character. (a) (b) Management. The owner or manager of the premises shall provide full-time management at all times when the Country Inn is occupied by overnight guests or private party attendees. An owner or manager may live on the premises. Guest Rooms guest rooms. (c) Minimum Lot Area. The minimum lot area shall be 20 acres. (d) Size of Use. (i) The floor area ratio shall not exceed (ii) Any restaurant and indoor Banquet/Event Facility(ies) located on the property shall not exceed 49 percent of the total floor area of the Country Inn. (e) Food Service. Section

281 (i) (ii) Supplemental Packet Page #281 Food service may be provided for overnight guests and private party attendees. Full-service restaurant facilities may be provided to the general public in accordance with the individual Zoning District regulations. (f) Private Parties. (i) (ii) Private parties for up to 100 attendees, including overnight guests, may be held daily at the Country Inn. Private parties for more than 100 attendees, including overnight guests, may be held up to 20 times per calendar year and shall require approval of a Building Permit to allow the structure to be used for such private parties and a Zoning Permit for the private parties. A Zoning Permit shall be applied for at least thirty (30) days in advance of each private party, or at least 30 days in advance of the first private party of the calendar year if the dates of all such private parties are listed. The Zoning Permit application shall be accompanied by a copy of the approved Building Permit and proof of any necessary approvals from County agencies, such as the Health Department and Fire Official. (g) Hours of Operation. Hours of operation for private parties shall be limited to 7:00 AM to 12:00 midnight. (h) Yard Standards. (i) (ii) The Country Inn use shall be setback 100 feet from all lot lines. Parking shall be setback 100 feet from all lot lines. (iii) Outdoor private party areas shall be setback 200 feet from all lot lines or 100 feet from a lot line of a property having a commercial use. (i) Accessory Use. A maximum of 10% of the gross floor area of the Country Inn may be composed of accessory day treatment, spa facilities. (2) Landscaping/Buffering/Screening. (a) The use shall comply with the landscaping and screening standards of Section 5-653(A) to screen outdoor private Section

282 Supplemental Packet Page #282 party areas from adjacent properties, regardless the size of adjacent property. (b) (c) Parking areas shall comply with the landscaping and screening standards of Section 5-653(B). New driveways providing access to the Country Inn shall not be located within a required buffer yard area except as minimally necessary to access the site. (3) Parking. (a) General. Parking and loading for a Country Inn shall be provided as required by Section (4) Exterior Lighting. All exterior lighting shall comply with the standards of Section 5-652(A)(1)-(3) (Exterior Lighting Standards). In addition to the requirements of Section 5-652, the maximum height of pole-mounted exterior lighting, outside of parking areas, shall be 12 feet. (5) Noise. (a) (b) The maximum allowable db(a) level of impulsive sound emitted from the use, as measured at the property line, shall not exceed 55 db(a). No outdoor music shall be permitted between 12 AM (midnight) and 7 AM. (6) Roads/Access. (a) (b) (c) The Country Inn shall comply with the Road Access Standards in Section For any Country Inn that is located on a lot which does not have frontage on a publicly maintained road, documentation shall be provided to the Zoning Administrator demonstrating that the private access easement serving such lot may be used to provide access to the establishment. There shall be no more than two points of access for guests of the Country Inn. (7) A structure existing prior to January 7, 2003, located within an Historic Site District or Historic and Cultural Conservation District that is: 1) located within a County Historic Site (HS) District or Historic and Cultural Conservation (HCC) District under Section et seq.; 2) listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Section

283 Supplemental Packet Page #283 Places (NRHP); or 3) listed or eligible for listing as a contributing resource to a VLR or NRHP listed or eligible Historic District, may be used as a Country Inn and shall be exempt from the minimum lot area, yard and floor area ratio requirements specified above, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, 2003, unless a greater expansion is approved by Minor Special Exception, pursuant to Section Documentation shall be provided to the Zoning Administrator demonstrating that the Virginia Department of Historic Resources has confirmed the listing or eligibility of structures. (D) Rural Retreats and Resorts. A Rural retreats and rural resortsresort shall comply with the following standards. (1) Parcel Size. The minimum lot area of a rural Rural rresorts and retreats shall comply with Section 5-601(D)(8)(a), except when located within the buffer area of a Planned Development-Rural Village (PD-RV) district. (2) Separation Requirement. When not located within a Planned Development-Rural Village (PD-RV) district, a rural Rural retreats Resort shall be appropriately sited so as not to infringe on the character of any existing village. At a minimum, rural A Rural retreats Resort shall be located at least one (1) mile from the boundaries of an existing Village Conservation Overlay District or an existing PD-CV or PD-RV zoned parcel. (3) Setbacks. All nnew buildings, active recreational areas, parking, and lighted areas shall be set back a minimum of 200 feet from adjacent properties. (4) Access. All rural Rural retreats and rresorts shall comply with the road access standards in Section (5) Water and Sewer. The establishment shall be served by public water and sewer if located in a PD-RV district. Otherwise, the establishment shall be served by a communal water system and a communal wastewater collection and treatment system. Communal water and sewer systems may be located within the open space. (6) Open Space. A minimum of 75% of the site shall remain as open space. Recreational uses customarily incidental and subordinate to the rural resort or retreat permitted in the open space area may include: swimming pools and related facilities, boating facilities, tennis and other sports courts, equestrian facilities, picnic areas, golf courses and related facilities, ballfields, children s play equipment and passive recreation facilities. Driveways and parking areas supporting these recreational facilities may also be located in the open space area. Section

284 Supplemental Packet Page #284 (7) May be Open to Public. These establishments may be open to the general public for patronage. A Rural Retreat or Rural Resort shall be entitled to treatment as an Event Facility pursuant to Section by Minor Special Exception. (8) Additional Standards for AR and TR Districts. In the AR and TR districts, a rural Rural retreats and rresorts shall comply with the following additional requirements in addition to the general standards identified above. Where there is a conflict between these standards and the general standards controlling the development of a rural Rural rresorts and retreats, these standards shall control. (a) Intensity/Character. The minimum lot area shall be as follows. Use Level I Rural Resort Rural Retreat small scale Level II Rural Resort Rural Retreat medium scale Level III Rural Resort Rural Retreat large scale Level IV Rural Resort Rural Resort small scale Level II V Rural Resort Rural Resort medium scale Level III VI Rural Resort Rural resort Size of Lot (Minimum) Nos. of Guest Rooms 40 acres Up to 20 rooms 60 acres rooms 80 acres rooms 100 acres rooms 120 acres rooms 150 acres rooms large scale More than 120 rooms requires special exception approval pursuant to Section (b) Size of Use. (i) (ii) The restaurant and Banquet/Event Facilities, and conference and training facilities shall be less than fifty (50) percent of the total floor area of the rural Rural retreat or resortresort. Outdoor storage related to the rural Rural retreat or resort Resort facilities shall be permitted. (iii) The floor area ratio shall not exceed (c) Yard Standards. The minimum required yards shall be as follows: Section

285 Supplemental Packet Page #285 (i) Level I Rural Resort-Rural Retreat: 125 feet minimum from all lot lines. (ii) Level II Rural Resort-Rural Retreat: 200 feet minimum from all lot lines. (iii) Level III Rural Resort-Rural Retreat: 250 feet minimum from all lot lines. (iv) (v) (vi) Level IV -Rural Resort: 300 feet minimum from all lot lines. Level IIV -Rural Resort: 350 feet minimum from all lot lines. Level IIIVI -Rural Resort: 375 feet minimum from all lot lines. (d) Landscaping/Buffering/Screening. (i) (ii) (iii) The use shall comply with the landscaping and screening standards of Section 5-653(A). Parking areas shall be screened to comply with the standards of Section 5-653(B). Driveways shall not be located within a required buffer yard area except as minimally necessary to access the site. (e) Roads/Access. (i) (ii) The rural Rural retreat or resort Resort shall comply with the road access standards in Section There shall be no more than two points of access to a rural Rural retreat or resortresort. This requirement shall not preclude an additional access for emergency vehicles only. (f) Parking. (i) (ii) General. Parking and loading shall be provided as required by Section Surface. All parking areas serving the use shall use a dust-free surfacing material as provided in the Facilities Standards Manual. (g) Exterior Lighting Standards. All exterior lighting shall comply with the standards of Section 5-652(A) (Exterior Lighting Standards). Section

286 (h) Supplemental Packet Page #286 Noise. The maximum allowable db(a) level of impulsive sound emitted from the use, as measured at the property line, shall not exceed 55 db(a). In addition, outdoor music shall not be allowed after 11:00 PM Tenant Dwellings. Tenant dwellings may be located in the A-3, A-10, TR, CR and JLMA districts, in accord with the list of permitted and special exception uses for the individual zoning districts, subject to the following additional criteria: (A) Tenant Dwellings. One (1) tenant dwelling shall be permitted by right subject to the following criteria: (1) The tenant dwelling shall be located on a parcel with an area of ten (10) acres or more. (2) One additional tenant dwelling shall be permitted for each twentyfive (25) acres of a parcel in excess of the minimum area of ten (10) acres. (3) Tenant Dwellings for Seasonal Labor/Special Exception. In addition to those structures permitted under Section 5-602(A)(1) and (2) above, additional tenant dwellings for seasonal labor may be permitted by special exception. (B) General Standards. Tenant dwellings shall meet the following additional criteria: (1) Screening. Portable dwellings shall be screened from view from public roads and neighboring properties. (2) On Internal Roads/No Direct Access to Public Roads. Structures for multi-family dwelling units shall be accessed by internal roads, shall not have direct access to public roads, and shall be screened from public roads and neighboring properties in accord with the landscaping and buffering requirements for multifamily dwellings. (3) Separate Dwelling. For the purposes of 5-602(A)(1) and (2) above, each unit of a multiple dwelling structure shall constitute a separate tenant dwelling. (4) Home Occupations. Occupants of tenant dwellings may conduct home occupations subject to the provisions of Section (5) Size of Tenant Dwelling. No tenant dwelling unit shall exceed 2,500 square feet in floor area. (6) Sanitary and Bathing Facilities. All dwellings shall have indoor sanitary, cooking, and bathing facilities, consistent with the requirements of the Uniform Statewide Building Code. Section

287 (C) (D) Supplemental Packet Page #287 Exterior Lighting Standards. All exterior lighting shall comply with the standards of Section 5-652(A) (Exterior Lighting Standards). Parking. (1) General. Parking and loading shall be provided as required by Section (2) Surface. All parking areas serving the use shall use a dust-free surfacing material as provided in the Facilities Standards Manual. (E) Landscaping/Buffering/Screening. (1) The use shall comply with the landscaping and screening standards of Section 5-653(A). (2) Parking areas shall be screened to comply with the requirements of Section 5-653(B). (F) A structure existing prior to January 7, 2003, that is: 1) located within a County Historic Site (HS) District or Historic and Cultural Conservation (HCC) District under Section et seq.; 2) listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Places (NRHP); or 3) listed or eligible for listing as a contributing resource to a VLR or NRHP listed or eligible Historic District, may be used as a Tenant Dwelling and shall be exempt from the parcel area for the first tenant dwelling and floor area requirements specified above, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, Documentation shall be provided to the Zoning Administrator demonstrating that the Virginia Department of Historic Resources has confirmed the listing or eligibility of structures Guest Houses. Guest houses are subject to the following additional standards: (A) (B) (C) Only guests or occupants of the principal residence shall use the guest house. Guest houses may not be rented, operated for gain, or otherwise used as a separate dwelling. The floor area of any guest house shall not exceed the lesser of (i) 70% of the gross floor area of the principal structure and a footprint not more than 70% of the principal structure or (ii) 2,500 square feet of gross floor area. (C)(D) A structure existing prior to January 7, 2003, that is: 1) located within a County Historic Site (HS) District or Historic and Cultural Conservation (HCC) District under Section et seq.; 2) listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Places (NRHP); or 3) listed or eligible for listing as a contributing resource to a VLR or NRHP listed or eligible Historic District, may be Section

288 Supplemental Packet Page #288 used as a Guest House and shall be exempt from the floor area requirements specified above, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, Documentation shall be provided to the Zoning Administrator demonstrating that the Virginia Department of Historic Resources has confirmed the listing or eligibility of structures Accessory Apartments and Dwelling Units. Accessory units are subject to the following additional standards: (A) (B) (C) (D) (E) (F) (G) No such accessory apartment or dwelling unit shall exceed the lesser of (i) 70% of the gross floor area of the principal structure and a footprint not more than 70% of the principal structure or (ii) 2,500 square feet in gross floor area. Accessory apartments and dwelling units shall be permitted only on lots exceeding 20,000 square feet in area. Such lot size restrictions shall not apply in Rural Villages, Rural Hamlets and Countryside Villages. Further, in R-4 and R-8 zoning districts, accessory apartments and dwelling units shall be permitted on cluster or traditional design option lots, on lots less than 10,000 square feet in area. In districts other than A-10, AR-1, AR-2, A-3, PD-RV and PD-CV, accessory apartments and dwelling units shall be located only on lots served by public sewer. Only one (1) accessory dwelling unit or apartment shall be permitted on a lot. One additional accessory apartment or dwelling unit is permitted on a parcel with an area of 20 acres or more. Accessory units may be located within an accessory building, agricultural structure, or in the principal structure. All of the use limitations of Section shall be met. In the AR-1 and AR-2 Districts, one additional accessory dwelling shall be permitted for each 25 acres in excess of 20 acres. Additional dwellings may be permitted by special exception for seasonal labor. (G)(H) A structure existing prior to January 7, 2003, that is: 1) located within a County Historic Site (HS) District or Historic and Cultural Conservation (HCC) District under Section et seq.; 2) listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Places (NRHP); or 3) listed or eligible for listing as a contributing resource to a VLR or NRHP listed or eligible Historic District, may be used as an Accessory Apartment or Accessory Dwelling Unit and shall be exempt from the floor area and minimum lot area requirements specified above, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, Documentation shall be provided to the Zoning Administrator Section

289 5-619 Rural Corporate Retreat. Supplemental Packet Page #289 demonstrating that the Virginia Department of Historic Resources has confirmed the listing or eligibility of structures. (A) Purpose and Intent. The purpose of this section is to provide for rural agricultural corporate retreat facilities that will be compatible with, and supportive of the primary land use of agriculture, forestry, open space and/or historic preservation. (1) The Rural Corporate Retreat is intended to promote the rural amenities of the AR, A-3, A-10, TR-10, JLMA-3 and JLMA-20 districts as an ideal work place. The Rural Corporate Retreat user is encouraged to incorporate existing structures, which could be restored and maintained into the retreat facilities to preserve the existing rural character. (2) Rural Corporate Retreats shall be permitted in the AR, A-3, A-10, TR-10, JLMA-3 and JLMA-20 districts on the basis of land size and average daily users. Permitted Rural Corporate Retreats shall meet specific development criteria outlined in subsection 5-619(C) below. Any Rural Corporate Retreat that does not meet the criteria of subsection 5-619(C), may be permitted subject to special exception approval. (3) The Rural Corporate Retreat use shall not involve the handling or processing of hazardous or toxic materials. The Rural Agricultural Corporate Retreat use shall comply with the applicable performance standards of Section (B) Rural Corporate Retreat Development Criteria. (1) Minimum Acreage. The minimum acreage shall be 50 acres. (2) Open Space. A minimum of 75% of the total property acreage shall be kept in an agricultural, forestry, open space, and/or historic preservation use. (3) Frontage and Access. The property on which the Rural Corporate Retreat is located shall have frontage and access on a statemaintained road. (4) Floor Area Ratio. The maximum floor area ratio shall be The total acreage shall be used for determining the permitted floor area. (5) On-Site Food Services. The retreat facilities may provide on-site food service for employees and retreat visitors, but may not contain restaurant facilities open to the general public. Section

290 Supplemental Packet Page #290 (6) Setbacks. All retreat facilities buildings shall be set back a minimum of 200 feet from adjacent properties. (7) Storage Areas. Storage areas related to the retreat facilities shall be permitted. (8) Programs. The retreat facilities use may include training programs, seminars, and similar activities. (9) Special Events. Special events shall receive approval pursuant to Section 5-500, unless the facility meets the requirements of Section (10) Products Sold On-Site. No products shall be sold on-site except those that are clearly incidental and integral to the purpose and program of the retreat. (11) One Principal Dwelling. No more than one principal dwelling unit shall be permitted. Tenant dwellings shall be permitted in accord with Section (12) On-Site Recreation. The retreat facilities may provide on-site recreation facilities to be used solely by employees and visitors, but not by the general public. (13) Average Daily User and Acreage Ratio: 100 users per 50 acres. Notwithstanding, there shall be no more than 450 users on greater than 200 acres without first securing special exception approval. The term Average Daily Users includes employees and visitors to the site. Service trips, such as food or supply deliveries, package delivery, and similar trips are in addition to the average daily users. (14) Exclusions. Buildings or structures used exclusively for agricultural use, the principal dwelling unit, and tenant dwellings are excluded from these requirements and from the floor area ratio calculations. (C) Sketches, Site Plans, Special Exceptions and Statements of Use. (1) Sketch Plan. A sketch plan is required as a part of a zoning permit application for permitted Rural Corporate Retreats. Sketches shall include an accurate drawing of all aspects of the Rural Corporate Retreat including the size and dimensions of buildings; the size and dimensions of land area devoted to the Rural Corporate Retreat use; the size and dimensions of the land to be maintained in agricultural, forestry, open space, and/or historic preservation use; the size and dimensions of parking areas; building setbacks; the size, dimension, and location of any signs; and the approximate location of any on-site major floodplain as determined from the County flood plain map. In addition, the sketch plan shall include Section

291 Supplemental Packet Page #291 the required information needed to illustrate conformance with the Rural Corporate Retreat regulations of this Section (2) Statement of Use. For all Rural Corporate Retreats, a statement of use shall be filed in conjunction with the sketch or site plan. The statement of use shall define the operations of the Rural Corporate Retreat and shall outline how the use meets the development criteria Winery, Commercial. Commercial wineries in the AR, RC, JMLA, and Route 28 CO, PD-CM and CB districts shall comply with the following standards: (A) Intensity/Character. (1) Site Size. The minimum lot area for a commercial winery is 10 acres. (2) Wine Tasting Rooms and Accessory Food Sales. Facilities for wine tasting rooms and accessory food sales (including a kitchen) shall not exceed 49 percent of the total gross floor area of all structures at the commercial winery. (3) Hours of Operation. Hours of operation shall be limited to 10:00 a.m. to 10:00 p.m. (B) Size of Use. (1) Floor Area Ratio. The floor area ratio for a commercial winery shall not exceed (2) Storage Yards. The total area of storage yards shall not exceed 20 percent of the total area of the principal structure. (C) (D) Location on Site/Dimensional Standards. A commercial winery shall be set back at least 125 feet from all lot lines. Landscaping/Buffering/Screening. (1) Buffer. The use shall comply with the landscaping and screening standards of Section 5-653(A). (2) Parking and Storage Areas. Parking and storage areas shall be screened to comply with the requirements of Section 5-653(B). (E) Roads/Access Standards. (1) General Access Standards. A commercial winery shall comply with the road access standards of Section Section

292 Supplemental Packet Page #292 (2) Driveways. Driveways to a commercial winery shall not be located within a required buffer yard area except as minimally necessary to access the site. (3) Vehicles/Equipment. Commercial wineries that use heavy equipment shall have direct access to a paved public road. (F) (G) (H) Exterior Lighting Standards. All exterior lighting shall comply with the standards of Section 5-652(A) (Exterior Lighting Standards). Noise Standards. The use shall comply with the noise standards of Section 5-652(B) (Noise Standards). Parking. (1) General. Parking and loading shall be provided as required by Section (2) Surface. All parking shall use a dust-free surfacing material as provided in the Facilities Standards Manual Agriculture Support Uses (Direct Association with Agriculture, Horticulture or Animal Husbandry). (A) Intensity/Character. (1) In Association with On-Going Agriculture, Horticulture, or Animal Husbandry Use. The agriculture support use (direct association) shall be allowed only in direct association with an ongoing agriculture, horticulture, or animal husbandry use or activity. (2) Site Size. The minimum lot area for any agriculture support use (direct association) shall be 5 acres., except the following uses shall have the following minimum lot area: Use Equestrian Event Facility Stable, Livery Lot Area (Minimum) 25 acres 25 acres (2)(3) Visitors/Customers/Parking Spaces. The minimum lot area shall increase based on the number of visitors/customers attracted to the use, as follows: Section

293 Supplemental Packet Page #293 Use Scope of Use/Event Lot Area (Minimum) Level I small scale Level II medium scale Level III large scale No more than 200 visitors on any one day; no more than 100 vehicles allowed on site at any one time. > 200 visitors on any one day, no more than 400; no more than 200 vehicles allowed on site at any one time. > 400 visitors on any one day, no more than 600; no more than 300 vehicles allowed on site at any one time, except 4 additional visitors and 2 additional vehicles allowed per acre in excess of 100 acres. 5 acres, up to 25 >25 acres, up to 50 >50 acres, up to 100 (3)(4) Hours of Operation. Hours of operation for any agriculture support use (direct association) shall be limited to the hours from 6:00 a.m. to 9:00 p.m. (4)(5) Owner. The agriculture support use (direct association) shall be operated or maintained by the owner or occupant of the land upon which the primary associated agriculture, horticulture, or animal husbandry use is being conducted. (B) Size of Use. (1) Structure. The size of structures used in the agricultural support use (direct association) shall not exceed the following gross floor area (total all structures): Use Lot Area Size of Structures (Maximum) Level I small scale 5 to 25 acres 12,000 square feet Level II medium scale >25 acres, up to 50 acres 24,000 square feet Level III large scale > 50 acres, up to 100 acres. 36,000 square feet Additional structure size allowed by right at rate of 2,400 square feet per 10 acres in excess of 100 acres, up to 48,000 square feet in total structure size for agriculture support (direct association uses) (2) Storage Areas. The total area of all storage areas used in the agricultural support use (direct association) shall not exceed the following size in square feet: Use Lot Area Size of Structures (Maximum) Level I small scale 5 to 25 acres 5,000 square feet An additional 1,000 square feet of storage area shall be allowed by right for each additional 10 acres, not to exceed a maximum of 20,000 square feet. Section

294 Supplemental Packet Page #294 (C) Location on Site/Dimensional Standards. Structures or storage areas of an agricultural support use (direct association) shall be set back from lot lines as follows: Use Level I small scale Level II medium scale Level III large scale Lot Area (Min.) Size of Structures (Max.) 5 to 25 acres 12,000 square feet 60 ft. >25 acres, up to 50 acres 24,000 square feet 120 ft. > 50, up to 100 acres 36,000 square feet 175 ft. Setback from Lot Lines (D) Landscaping/Buffering/Screening. (1) Buffer. The use shall comply with the landscaping and screening standards of Section 5-653(A). (2) Storage Areas. All storage areas shall be screened and landscaped consistent with the standards of Section 5-653(C). (E) Road/Access Standards. (1) General Access Standards. An agriculture support use (direct association) shall comply with the road access standards of Section (2) Driveways. Driveways shall not be located within a required buffer yard area except as minimally necessary to access the site. (3) Vehicles/Equipment. Any agricultural support use (direct association) that involves the use of or services heavy equipment shall have direct access to a paved public road maintained by the state. Direct access shall not be provided by a private easement. (F) (G) Exterior Lighting Standards. All exterior lighting shall comply with the standards of Section 5-652(A) (Exterior Lighting Standards). Noise Standards. The use shall comply with the noise standards of Section 5-652(B) (Noise Standards). (H) Hazardous Chemicals, Pesticide Use. The use and application of herbicides, pesticides, and potentially hazardous chemicals and substances such as paints and solvents shall be prohibited within the required buffer. (I) Parking. (1) General. Parking shall be provided as required by Section Section

295 Supplemental Packet Page #295 (2) Surface. All parking areas serving the agricultural support use (direct association) shall use a dust-free surfacing material as provided in the Facilities Standards Manual Farm Based Tourism. Farm based tourism uses in the AR, TR, JLMA, and Route 28 CO, PD-CM and CB districts shall comply with the following standards: (A) Intensity/Character Standards. (1) Site Size. The minimum lot area for a farm based tourism use shall be 5 acres. (2) Visitors/Customers/Parking Spaces. The lot area shall increase based on the number of visitors/customers attracted to the use, as follows: Use Scope of Use/Event Lot Area Requirement Level I small scale Level II medium scale Level III large scale No more than 300 visitors on any one day; no more than 150 vehicles allowed on site at any one time. > 300 visitors daily, no more than 600 visitors on any one day; no more than 300 vehicles allowed on site at any one time. > 600 visitors daily, no more than 800 visitors on any one day; no more than 400 vehicles allowed on site at any one time. >5 acres, up to 40 >40 acres, up to 80 >80 acres (3) Hours of Operation. Hours of operation shall be limited to 8:00 a.m. to 6:00 p.m. (4) Owner. The farm based tourism use shall be operated or maintained by the owner, operator, or occupant of the land upon which the primary associated agriculture, horticulture or animal husbandry use is being conducted. (5) A structure existing prior to January 7, 2003, located within an Historic Site District or Historic and Cultural Conservation District may be used as for Farm Based Tourism and shall be exempt from the minimum lot area, yard and floor area ratio requirements specified above, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, 2003 unless a greater expansion is approved by minor special exception pursuant to section (B) Size of Use Standards. (1) Structure. Section

296 (a) Supplemental Packet Page #296 The size of structures used for the farm based tourism use shall not exceed the following gross floor areas (total all structures): Use Lot Area (Minimum) Size of Structures (Maximum) Level I small scale 5 acres, up to 40 acres Up to 5,000 square feet Level II medium >40 acres, up to 80 acres > 5,000 square feet, up scale to 7,500 square feet Level III large >80 acres > 7,500 square feet, up scale to 10,500 square feet (2) Storage Areas. The total area of all storage areas shall not exceed 25 percent of the total floor area of the structures used for the farm based tourism use. (C) Location on Site/Dimensional Standards. (1) Lot Lines. Structures for farm based tourism uses shall be set back from lot lines as follows: Use Size of Structures (Maximum) Level I small scale Up to 5,000 square feet 100 ft. Level II medium >5,000 square feet up to 7, ft. scale square feet Level III large >7,500 square feet, up to 10, ft. scale square feet Setback from Lot Lines (D) Landscaping/Buffering/Screening. (1) Buffer. The use shall comply with the landscaping and screening standards of Section 5-653(A). (2) Parking Areas. Parking areas shall be screened to comply with the requirements of Section 5-653(B). (3) Storage Areas. All storage areas shall be screened and landscaped consistent with the standards of Section 5-653(C). (E) Road/Access Standards. (1) General Access Standards. Farm based tourism uses shall comply with the road access standards of Section (2) Driveways. Driveways shall not be located within a required buffer yard area except as minimally necessary to access the site. (F) Exterior Lighting Standards. All exterior lighting shall comply with the standards of Section 5-654(A) (Exterior Lighting Standards). (G) Parking. Section

297 Supplemental Packet Page #297 (1) General. Parking shall be provided as required by Section (2) Surface. All parking areas shall use a dust-free surfacing material as provided in the Facilities Standards Manual. (H) A structure existing prior to January 7, 2003, that is: 1) located within a County Historic Site (HS) District or Historic and Cultural Conservation (HCC) District under Section et seq.; 2) listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Places (NRHP); or 3) listed or eligible for listing as a contributing resource to a VLR or NRHP listed or eligible Historic District, may be used for Farm Based Tourism and shall be exempt from the minimum lot area and Level I lot area and setback from lot lines requirements, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, Documentation shall be provided to the Zoning Administrator demonstrating that the Virginia Department of Historic Resources has confirmed the listing or eligibility of structures Agriculture Support Use (No Direct Association with Agriculture, Horticulture, Animal Husbandry). (A) Intensity/Character. (1) Site Size. The minimum lot area for an agriculture support use (no direct association) shall be 5 acres, except the following uses shall have the following minimum lot area: Use Agricultural Research Facility Central Farm Distribution Hub for Agricultural Products Equestrian Event Facility Stable, Livery Lot Area (Minimum) 25 acres 25 acres 25 acres 25 acres (2) Visitors/Customers/Parking Spaces. The minimum lot area shall increase based on the number of visitors/customers attracted to the use, as follows: Use Scope of Use/Event Lot Area Minimum Level I - small scale Level II - medium scale Level III - large scale No more than 200 visitors on any one day; no more than 100 vehicles allowed on site at any one time. More than 200 visitors on any one day and less than 400; no more than 200 vehicles allowed on site at any one time. More than 400 visitors on any one day and less than 600; no more than 300 vehicles allowed on site at any one time, except that 5 additional visitors and 2 5 to 25 acres >25 acres, up to 50 >50 to 100 acres Section

298 Supplemental Packet Page #298 Use Scope of Use/Event Lot Area Minimum additional vehicles are allowed per acre in excess of 100 acres. (3) Hours of Operation. Hours of operation for an agricultural support use (no direct association) shall be limited to the hours from 6:00 a.m. to 10:00 p.m. (B) Size of Use. (1) Structure Size. The size of structures used on the agricultural support use (no direct association) shall not exceed the following floor area ratio or gross floor area, as applicable: Use Lot Area (Minimum) Size of Structures (Maximum) Agricultural Research 25 acres Maximum FAR: 0.02 Facility Central Farm 25 acres Maximum FAR: 0.02 Distribution Hub for Agricultural Products All Other Uses Level I small scale 5 to 25 acres 12,000 square feet Level II medium scale >25 acres, up to 50 acres 24,000 square feet Level III large scale > 50 acres, up to 100 acres. Additional structure size allowed by right at rate of 2,400 square feet per 10 acres in excess of 100 acres, up to 48,000 square feet in total structure size for agriculture support use (no direct association ) 36,000 square feet (2) Storage Areas. The total area of storage areas shall not exceed 10 percent of the total area of the principal structure. (C) Location on Site/Dimensional Standards. An agricultural support use (no direct association) shall be set back from lot lines as follows: Use Agricultural Research Facility Central Farm Distribution Hub for Agricultural Products All Other Uses Level I small scale Level II medium scale Lot Area (Min) 25 acres 25 acres Size of Structures (Max.) Maximum FAR (all structures): 0.02 Maximum FAR (all structures): to 25 acres 12,000 square feet >25 acres, up to 50 acres 24,000 square feet Setback from Lot Lines 150 ft. 150 ft. 60 ft. 120 ft. Section

299 Use Level scale III large Lot Area (Min) > 50, up to 100 acres Supplemental Packet Page #299 Size of Structures (Max.) 36,000 square feet Setback from Lot Lines 175 ft. (D) Landscaping/Buffering/Screening. (1) Buffer. The use shall comply with the landscaping and screening standards of Section 5-653(A). (2) Parking Areas. Parking areas shall be screened to comply with the requirements of Section 5-653(B). (3) Storage Areas. All storage areas shall be screened and landscaped consistent with the standards of Section 5-653(C). (E) Roads/Access Standards. (1) General Access Standards. An agricultural support use (no direct association) shall comply with the road access standards in Section (2) Driveways. Driveways shall not be located within a required buffer yard area except as minimally necessary to access the site. (3) Vehicles/Equipment. Any use that involves the use of or services heavy equipment shall have direct access to a paved public road. (4) Number of Access Points. There shall be no more than two points of access from the use to a public road. This requirement shall not preclude an additional access for emergency vehicles only. (F) (G) (H) Exterior Lighting Standards. All exterior lighting shall comply with the standards of Section 5-652(A) (Exterior Lighting Standards). Noise Standards. The use shall comply with the noise standards of Section 5-652(B) (Noise Standards). Parking. (1) General. Parking shall be provided as required by Section (2) Surface. All parking areas serving the use shall use a dust-free surfacing material as provided in the Facilities Standards Manual Agricultural Cultural Center. An agricultural cultural center in the AR and Route 28 CO, PD-CM and CB districts shall comply with the following standards: (A) Intensity/Character of Use. The minimum lot area for an agricultural cultural center shall be 10 acres. (B) Size of Use. Section

300 Supplemental Packet Page #300 (1) Floor Area Ratio. The maximum floor area ratio shall be (2) Storage Yards. The total area of all storage yards shall be limited to 10 percent of the total gross floor area of the principal structure on the site. Outdoor exhibit space open to members of the public shall not be counted as part of the area of storage yards. (C) Location on Site. (1) Lot Lines. An agricultural cultural center shall be set back from lot lines as follows: (a) Structures of less than 9,000 square feet of gross floor area: 125 feet minimum from all lot lines. (b) Structures greater than 9,000 square feet, and up to 18,000 square feet of gross floor area: 175 feet minimum from all lot lines. (c) Structures over 18,000 square feet of gross floor area: 225 feet minimum from all lot lines. (D) Landscaping/Buffering/Screening. (1) Buffer. The use shall comply with the landscaping and screening standards of Section 5-653(A). (2) Parking Areas. Parking areas shall be screened to comply with the requirements of Section 5-653(B). (3) Storage Yards. All storage yards shall be screened and landscaped consistent with the standards of Section 5-653(C). (E) Roads/Access. (1) General Access Standards. An agricultural cultural center shall comply with the road access standards of Section (2) Number of Access Points. There shall be no more than one point of access to a public road. This requirement shall not preclude an additional access for emergency vehicles only. (3) Driveways. Driveways shall not be located within a required buffer yard area except as minimally necessary to access the site. (F) (G) Exterior Lighting Standards. All exterior lighting shall comply with the standards of Section 5-652(A) (Exterior Lighting Standards). Parking. (1) General. Parking and loading shall be provided as required by Section Section

301 Supplemental Packet Page #301 (2) Surface. All parking areas serving an agricultural cultural center of up to 5,000 square feet gross area shall use a dust-free surfacing material as provided in the Facilities Standards Manual. Parking areas in excess of 5,000 square feet of gross floor area shall provide paved parking for visitors and users. (H) A structure existing prior to January 7, 2003, that is: 1) located within a County Historic Site (HS) District or Historic and Cultural Conservation (HCC) District under Section et seq.; 2) listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Places (NRHP); or 3) listed or eligible for listing as a contributing resource to a VLR or NRHP listed or eligible Historic District, may be used as an Agricultural Cultural Center and shall be exempt from the minimum lot area, floor area ratio, and set back from lot line requirements specified above, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, Documentation shall be provided to the Zoning Administrator demonstrating that the Virginia Department of Historic Resources has confirmed the listing or eligibility of structures Arboretum, Botanical Garden, Nature Study Area. The following standards shall apply to the development of arboretums, botanical gardens, and nature study areas in the AR, JLMA-20 and PD-CV districts. (A) Intensity/Character of Use. (1) Site Size. The minimum lot area for any arboretum, botanical garden or nature study area shall be 5 acres. (2) Hours of Operation. The hours of operation shall be limited to 6:00 a.m. to 9:00 p.m., except that permitted temporary special events at an arboretum, botanical garden, or nature study area may operate beyond the 9:00 p.m. time according to the terms of the temporary special events permit. (3) Accessory Uses. Accessory uses shall only permitted on lots 20 acres in size or larger. Accessory uses to an arboretum, botanical garden, or nature study area may include retail sales (e.g., gift shops), small restaurants or cafes, or visitor centers subject to the following standards: (B) (a) (b) Size of Use. Retail sales shall be limited to the sale of items directly related to the nature and character of the principal permitted use. Accessory uses other than a visitors center shall contain no more than 1,000 square feet of gross floor area. A visitors center shall contain no more than 2,500 square feet of gross floor area. Section

302 Supplemental Packet Page #302 (1) Floor Area Ratio. The maximum floor area ratio shall be (2) Storage Areas. The total area of storage areas shall not exceed 10 percent of the total area of the principal structure. (C) (D) Roads/Access. Uses shall comply with the road access standards of Section Parking. (1) General. Parking and loading shall be provided as required by Section (2) Surface. All parking areas serving the use shall use a dust-free surfacing material as provided in the Facilities Standards Manual. (E) Exterior Lighting Standards. All exterior lighting shall comply with the standards of Section 5-652(A) (Exterior Lighting Standards). (E)(F) A structure existing prior to January 7, 2003, that is: 1) located within a County Historic Site (HS) District or Historic and Cultural Conservation (HCC) District under Section et seq.; 2) listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Places (NRHP); or 3) listed or eligible for listing as a contributing resource to a VLR or NRHP listed or eligible Historic District, may be used as an Arboretum, Botanical or Garden Nature Study Area and shall be exempt from the minimum lot area and floor area ratio requirements specified above, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, Documentation shall be provided to the Zoning Administrator demonstrating that the Virginia Department of Historic Resources has confirmed the listing or eligibility of structures Teahouse; Coffeehouse. Teahouse or coffeehouse uses in the AR districts shall comply with the following standards. (A) (B) Intensity/Character Standards. Hours of operation shall be limited to 6:00 a.m. to 9:00 p.m. Size of Use. (1) Site Size. The minimum lot area shall be 5 acres. (2) Structure. The size of structures used shall not exceed 2,500 square feet in gross floor area (total all structures). (C) (D) Location on Site/Dimensional Standards. The teahouse or coffeehouse use shall be setback 50 feet from lot lines. Landscaping/Buffering/Screening. Parking areas shall be screened to comply with the requirements of Section 5-653(B). Section

303 Supplemental Packet Page #303 (E) Parking. Parking and loading shall be provided as required by Section (F) Roads Access Standards. (1) General Access Standards. The use shall comply with the road access standards in Section (2) Number of Access Points. There shall be no more than one point of access to a public road. This requirement shall not preclude an additional access for emergency vehicles only. (G) Exterior Lighting Standards. All exterior lighting shall comply with the standards of Section 5-652(A)(1), (2) and (4). (G)(H) A structure existing prior to January 7, 2003, that is: 1) located within a County Historic Site (HS) District or Historic and Cultural Conservation (HCC) District under Section et seq.; 2) listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Places (NRHP); or 3) listed or eligible for listing as a contributing resource to a VLR or NRHP listed or eligible Historic District, may be used as a Teahouse or Coffeehouse and shall be exempt from the minimum lot area and floor area requirements specified above, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, Documentation shall be provided to the Zoning Administrator demonstrating that the Virginia Department of Historic Resources has confirmed the listing or eligibility of structures Restaurant. Any restaurant use in the AR-1, AR-2, JLMA-2, and JLMA-3 zoning districts shall comply with the following standards. (A) (B) Intensity/Character Standards. Hours of operation shall be limited from 6:00 a.m. to 12:00 midnight. Size of Use. (1) Site Size. The minimum lot area shall be 20 acres except that there shall be no minimum lot size for adaptive reuse of farm structures existing as of January 7, (2) Floor Area Ratio. The floor area ratio shall not exceed 0.01 except that there shall be no maximum floor area ratio for adaptive reuse of farm structures existing as of January 7, (3) Location on Site/Dimensional Standards. The use shall be set back from lot lines as follows: (a) Structures of up to 1,500 square feet of gross floor area: 100 feet minimum from all lot lines. Section

304 (b) Supplemental Packet Page #304 Structures greater than 1,500 and up to 4,000 square feet of gross floor area: 150 feet minimum from all lot lines. (c) Structures over 4,000 square feet of gross floor area: 175 feet minimum from all lot lines. (C) Parking. Parking and loading shall be provided as required by Section (D) Landscaping/Buffering/Screening. (1) Buffer. The use shall comply with the landscaping and screening standards of Section 5-653(A). (2) Parking Areas. Parking areas shall be screened to comply with the requirements of Section 5-653(B). (3) Storage Yards. All storage yards shall be screened and landscaped consistent with the standards of Section 5-653(C). (E) Roads/Access Standards. (1) General. A restaurant shall comply with the road access standards of Section (2) Driveways. Driveways shall not be located within a required buffer yard area except as minimally necessary to access the site. (3) Number of Access Points. There shall be no more than one point of access to a public road. This requirement shall not preclude an additional access for emergency vehicles only. (F) Exterior Lighting Standards. All exterior lighting shall comply with the standards of Section 5-652(A) (Exterior Lighting Standards) Educational or Research Facilities Use Related to the Agriculture, Horticulture and Animal Husbandry Uses in the District. Any educational or research facilities use related to the agriculture, horticulture and animal husbandry uses in the AR and TR districts shall comply with the following standards. (A) Size of Use Standards. (1) Site Size. The minimum lot area shall be 25 acres. (2) Visitors/Customers/Parking Spaces. The minimum lot area shall increase based on the number of visitors/customers attracted, as follows. Scope of Use/Event No more than 200 visitors on any one day; no more than 100 vehicles allowed on site at any one time. Lot Area (Minimum) 25 acres Section

305 Scope of Use/Event Additional visitors allowed by right at rate of 5 per acre in excess of 25 acres. Supplemental Packet Page #305 Lot Area (Minimum) (3) Structure. The floor area ratio shall not exceed (4) Storage Yards. The maximum total area of storage yards shall not exceed 10 percent of the total area of the principal structure. (B) Location on Site/Dimensional Standards. The use shall be set back from lot lines as follows: (1) Structures up to 7,000 square feet of gross floor area: 100 feet minimum from all lot lines. (2) Structures greater than 7,000 square feet of gross floor area and up to 12,000: 150 feet minimum from all lot lines. (3) Structures greater than 12,000 square feet of gross floor area: 200 feet minimum from all lot lines. (C) Parking. Parking and loading shall be provided as required by Section (D) Landscaping/Buffering/Screening. (1) Buffer. The use shall comply with the landscaping and screening standards of Section 5-653(A). (2) Parking Areas. Parking areas shall be screened to comply with the requirements of Section 5-653(B). (3) Storage Yards. Storage yards shall be screened and landscaped consistent with the standards of Section 5-653(C). (E) Roads/Access. (1) General. The use shall comply with the road access standards of Section (2) Number of Access Points. There shall be no more than two points of access to a public road. This requirement shall not preclude an additional access for emergency vehicles only. (3) Driveways. Driveways shall not be located within a required buffer yard area except as minimally necessary to access the site. (F) Exterior Lighting Standards. All exterior lighting shall comply with the standards of Section 5-652(A) (Exterior Lighting Standards). Section

306 (G) Supplemental Packet Page #306 Noise Standards. The use shall comply with the noise standards of Section 5-652(B) (Noise Standards). (G)(H) A structure existing prior to January 7, 2003, that is: 1) located within a County Historic Site (HS) District or Historic and Cultural Conservation (HCC) District under Section et seq.; 2) listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Places (NRHP); or 3) listed or eligible for listing as a contributing resource to a VLR or NRHP listed or eligible Historic District, may be used as an Educational or Research Facilities Use Related to the Agriculture, Horticulture and Animal Husbandry and shall be exempt from the minimum lot area, floor area ratio, and set back from lot line requirements specified above, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, Documentation shall be provided to the Zoning Administrator demonstrating that the Virginia Department of Historic Resources has confirmed the listing or eligibility of structures Cross-Country Ski Business and Eco-Tourism. Any cross-country ski business and eco-tourism use in the AR, JLMA-20 and TR-10 districts shall comply with the following standards: (A) (B) Intensity/Character of Use. The hours of operation shall be limited to 6:00 a.m. to 9:00 p.m. Size of Use. (1) Size of Use. The minimum lot area of an eco-tourism use shall be 5 acres. (2) Structure Size. The size of structures used shall not exceed 5,000 square feet in gross floor area. (3) Storage Areas. The total area of storage areas shall not exceed 1000 square feet. (C) Roads/Access. (1) General Access Standards. The eco-tourism use shall comply with the road access standards in Section (2) Number of Access Points. There shall be no more than one point of access to a public road. This requirement shall not preclude an additional access for emergency vehicles only. (D) (E) Exterior Lighting. The only exterior lighting allowed for an eco-tourism use shall be for security purposes only. Parking. Section

307 Supplemental Packet Page #307 (1) General. Parking and loading shall be provided as required by Section (2) Surface. All parking areas serving the use shall use a dust-free surfacing material as provided in the Facilities Standards Manual. (F) A structure existing prior to January 7, 2003, that is: 1) located within a County Historic Site (HS) District or Historic and Cultural Conservation (HCC) District under Section et seq.; 2) listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Places (NRHP); or 3) listed or eligible for listing as a contributing resource to a VLR or NRHP listed or eligible Historic District, may be used as a Cross-Country Ski Business or for Eco Tourism and shall be exempt from the minimum lot area and floor area requirements specified above, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, Documentation shall be provided to the Zoning Administrator demonstrating that the Virginia Department of Historic Resources has confirmed the listing or eligibility of structures Antique Shop; Art Gallery or Studio; Craft Shop. Any antique shop, art gallery or studio, or craft shop in the AR, TR-10 and PD-CV districts shall comply with the following standards. (A) (B) Intensity/Character Standards. Hours of operation shall be limited to 8:00 a.m. to 9:00 p.m. Size of Use. (1) Site Size. The minimum lot area shall be 1 acre. (2) Structures. (a) (b) The total size of all structures used for art galleries or studios and craft shops shall not exceed 3,000 square feet in gross floor area. The total size of all structures used for antique shops shall not exceed 10,000 square feet in gross floor area. (3) A structure existing prior to January 7, 2003, located within an Historic Site District or Historic and Cultural Conservation District may be used as for an Antique Shop; Art Gallery or Studio; or Craft shop and shall be exempt from the minimum lot area, yard and floor area ratio requirements specified above, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, 2003 unless a greater expansion is approved by minor special exception pursuant to section Section

308 (C) (D) Supplemental Packet Page #308 Location on Site/Dimensional Standards. The antique shop, art gallery or studio, or craft shop shall be set back a minimum of 100 feet from all lot lines. Landscaping/Buffering/Screening. (1) Buffer. The use shall comply with the landscaping and screening standards of Section 5-653(A). (2) Parking Areas. Parking areas shall be screened to comply with the requirements of Section 5-653(B). (E) Parking. (1) General. Parking and loading shall be provided as required by Section (2) Surface. All parking areas serving the use shall use a dust-free surfacing material as provided in the Facilities Standards Manual. (F) Roads/Access Standards. (1) General Access Standards. The use shall comply with the road access standards in Section (2) Number of Access Points. The use shall have no more than one point of access to a public road. This requirement shall not preclude an additional access for emergency vehicles only. (G) (H) Exterior Lighting Standards. All exterior lighting shall comply with the standards of Section 5-652(A) (Exterior Lighting Standards). Noise. The use shall comply with the noise standards of Section 5-652(B) (Noise Standards). (H)(I) A structure existing prior to January 7, 2003, that is: 1) located within a County Historic Site (HS) District or Historic and Cultural Conservation (HCC) District under Section et seq.; 2) listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Places (NRHP); or 3) listed or eligible for listing as a contributing resource to a VLR or NRHP listed or eligible Historic District, may be used as an Antique Shop; Art Gallery or Studio; or Craft shop shall be exempt from the minimum lot area, set back from lot line, and floor area requirements, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, Documentation shall be provided to the Zoning Administrator demonstrating that the Virginia Department of Historic Resources has confirmed the listing or eligibility of structures Auction House. Any auction house in the AR districts shall comply with the following standards. Section

309 (A) Intensity/Character Standards. Supplemental Packet Page #309 (1) Hours of Operation. Hours of operation shall be limited to 8:00 a.m. to 9:00 p.m. (2) Sanitary Facilities. Bathroom facilities shall be provided on site, consistent with the requirements of the Uniform Statewide Building Code. (B) Size of Use. (1) Site Size. The minimum lot area shall be 10 acres. (2) Structure. There shall be only one structure allowed on the lot which shall not exceed 10,000 square feet in size. (3) Outdoor Storage. The maximum area of outdoor storage shall not exceed 2,000 square feet. (4) A structure existing prior to January 7, 2003, located within an Historic Site District or Historic and Cultural Conservation District may be used as for an Auction House and shall be exempt from the minimum lot area, yard and floor area ratio requirements specified above, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, 2003 unless a greater expansion is approved by minor special exception pursuant to Section (C) (D) Location on Site/Dimensional Standards. The auction house shall be set back a minimum of 100 feet from all lot lines. Landscaping/Buffering/Screening. (1) Buffer. The use shall comply with the landscaping and screening standards of Section 5-653(A). (2) Parking Areas. Parking areas shall be screened to comply with the requirements of Section 5-653(B). (3) Outdoor Storage. All outdoor storage shall be screened and landscaped consistent with the standards of Section 5-653(C). (E) Roads/Access Standards. (1) General Access Standards. An auction house shall comply with the road access standards in Section (2) Driveways. Driveways shall not be located within a required buffer yard area except as minimally necessary to access the site. Section

310 Supplemental Packet Page #310 (3) Number of Access Points. There shall be no more than one point of access to a public road. This requirement shall not preclude an additional access for emergency vehicles only. (F) Parking. (1) General. Parking and loading shall be provided as required by Section (2) Surface. All parking areas serving the use shall use a dust-free surfacing material as provided in the Facilities Standards Manual. (G) (H) Exterior Lighting Standards. All exterior lighting shall comply with the standards of Section 5-652(A) (Exterior Lighting Standards). Noise Standards. The use shall comply with the noise standards of Section 5-652(B) (Noise Standards). (H)(I) A structure existing prior to January 7, 2003, that is: 1) located within a County Historic Site (HS) District or Historic and Cultural Conservation (HCC) District under Section et seq.; 2) listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Places (NRHP); or 3) listed or eligible for listing as a contributing resource to a VLR or NRHP listed or eligible Historic District, may be used as an Auction House and shall be exempt from the minimum lot area, and set back from lot line requirements, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, Documentation shall be provided to the Zoning Administrator demonstrating that the Virginia Department of Historic Resources has confirmed the listing or eligibility of structures Convent or Monastery. In the AR, TR, and JLMA-3 districts, a convent or monastery shall comply with the following additional requirements: (A) Intensity/Character. (1) The minimum lot area shall be as follows, unless the convent or monastery is developed as an adaptive re-use pursuant to Section 5-656(A)(2): Use Size of Lot (Minimum) No. of Residents Level I small scale 5 acres 4-10 residents Level II medium scale 10 acres residents Level III large scale 20 acres residents Level IV- requires special exception approval pursuant to Section acres residents (2) A structure existing prior to January 7, 2003, located within an Historic Site District or Historic and Cultural Conservation District may be used as for a Convent/Monastery and shall be exempt from Section

311 Supplemental Packet Page #311 the minimum lot area, yard and floor area ratio requirements specified above, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, 2003 unless a greater expansion is approved by minor special exception pursuant to section (B) Building/Lot requirements. (1) Size of use. The floor area ratio shall not exceed (2) Minimum Required Yard Standards. The minimum required yards shall be as follows: (a) (b) (c) Level I small scale: 50 feet minimum from all lot lines; Level II medium scale: 100 feet minimum from all lot lines Level III- large scale: 150 feet minimum from all lot lines (3) Landscaping/Buffering/Screening. (a) (b) (c) The use shall comply with the landscaping and screening standards of Section 5-653(A). Parking areas shall be screened to comply with the standards of Section 5-653(B). Driveways shall not be located within a required buffer yard area except as minimally necessary to access the site. (4) Roads/Access. The convent or monastery shall comply with the road access standards in Section (5) Parking. (a) General. Parking and loading shall be provided as required by Section (b) Surface. All parking areas serving the use shall use a dustfree surfacing material, as provided in the Facilities Standards Manual. (6) Exterior Lighting. All exterior lighting shall comply with the standards of Section 5-652(A) Exterior Lighting Standards. (C) A structure existing prior to January 7, 2003, that is: 1) located within a County Historic Site (HS) District or Historic and Cultural Conservation (HCC) District under Section et seq.; 2) listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Places (NRHP); or 3) listed or eligible for listing as a contributing resource to a VLR or NRHP listed or eligible Historic District, may be Section

312 Supplemental Packet Page #312 used as a Convent or Monastery and shall be exempt from the Level I minimum lot area, yard and floor area ratio requirements, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, Documentation shall be provided to the Zoning Administrator demonstrating that the Virginia Department of Historic Resources has confirmed the listing or eligibility of structures. Section

313 Supplemental Packet Page #313 ARTICLE 5 ADDITIONAL REGULATIONS AND STANDARDS Division A: Supplemental District Regulations Section Regulations for Optional Development Types Transition (TR) Districts Lot Standards. (A) Purpose. The purpose of the Transition (TR) Districts Lot Standards is to: (1) Provide for development in the Transition (TR) zoned areas of the County, in ways that encourage efficient development patterns. (2) Facilitate a transition in the scale of development from the suburban area to the rural area of the County. (3) Facilitate the protection of the 300-foot buffer proposed along the Bull Run. (4) Facilitate the protection of the 300-foot buffer along the Goose Creek and the Goose Creek Reservoir and the Beaverdam Reservoir. (B) (C) Applicability. The procedures and standards of this section shall apply to the subdivision of two or more lots on all lands located in the TR-10, TR- 3 (TR-3UBF, TR-3LBR, TR-3LF), TR-2, and TR-1 (TR-1UBF, TR-1LF) districts. Standards. The standards of this section shall apply to all development subject to the TR Districts Lot Standards. (1) Base Density. The maximum gross density allowed in the TR districts under these standards is: (a) (b) (c) (d) TR-10 district: 1 dwelling unit per 10 acres. TR-3 districts: 1 dwelling unit per 3 acres. TR-2 district: 1 dwelling unit per 20,000 sq. ft. TR-1 districts: 1 dwelling unit per 40,000 sq. ft. (2) Open Space. A minimum percentage of the site shall consist of open space, as follows: (a) (b) In the TR-10 district, a minimum of 70 percent of the site shall be maintained as open space. In the TR-3 districts: Section 5-700

314 Supplemental Packet Page #314 (i) In the TR-3LBR sub-district, a minimum of 70 percent of the site shall be maintained as open space. (ii) In the TR-3UBF and TR-3LF sub-districts, a minimum of 50 percent of the site shall be maintained as open space. (c) (d) In the TR-2 district, a minimum of 50 percent of the site shall be maintained as open space. In the TR-1UBF and TR-1LF sub-districts, a minimum of 50 percent of the site shall be maintained as open space. (3) Lot Standards and Open Space Standards. The two elements of the subdivision are (1) the lot area(s) and (2) the open space. The site layout of these elements shall occur during the review of a preliminary plat for subdivision. Establishment of the lots and open space on the site shall comply with the following standards: (a) Lot Standards. Lots shall comply with the following standards (see Table 5-701(C)(3)(a)). District Lot Grouping TR-10 Minimum: 5 Maximum: No maximum Lots of less than 5 acres must be grouped in accordance with Section 5-701(C)(3)(a)(ii). TR-3LBR Minimum: 5; Maximum 25 TR-3LF, Minimum: 5; Maximum TR-3UBF 25 TR-2 Minimum: 5; Maximum 25 TR-1LF, Minimum: 5; Maximum TR-1UBF 25 TABLE 5-701(C)(3)(a): LOT STANDARDS Min. Min. Size Front Lot Yard Min. Rear Yard Min. Side Yard Max. Building Height None 20 feet 25 feet 10 feet 40 feet None 12 feet 25 feet 7 feet 40 feet None 12 feet 25 feet 7 feet 40 feet None 10 feet 25 feet 5 feet 40 feet None 10 feet 25 feet 5 feet 40 feet (i) (ii) Lot Yield. The total number of lots on a site shall not exceed the number permitted to accommodate the base density established by Section 5-701(C)(1), regardless of whether the lot is used for a residential or nonresidential use. Number of Lots in a Group. Lots that are less than 5 acres in size shall be located in a contiguous group, with adjacent and fronting lots oriented Section 5-700

315 Supplemental Packet Page #315 toward each other, as on a street, green or paved square. The number of grouped lots shall consist of a minimum of 5 lots and a maximum of 25 lots with the exception of TR-10, except that a contiguous group may consist of fewer than 5 lots if: a. There will be fewer than 5 lots on the entire site that are less than 5 acres in size; or b. It is demonstrated that a grouping of fewer than 5 lots will result in greater amounts of contiguous open space or result in less denigration of features within an environmental overlay district than residential grouping(s) of 5 lots or more. (iii) Number of Groups. A single group shall contain all the lots on a site that are less than 5 acres, where the total number of such lots is 25 or fewer, except that multiple groups may be allowed where: a. It is demonstrated that multiple groups will result in greater amounts of contiguous open space or result in less denigration of features within an environmental overlay district; and b. None of the groups contain fewer than 5 lots, unless allowed as provided in Section 5-701(C)(3)(a)(ii). (iv) Dimensional Standards of Lots. a. In the TR districts there is no maximum or minimum lot size. b. The yard requirements for the lots in the TR districts shall comply with the standards established in Table 5-701(C)(3)(a). c. The maximum building height shall not exceed 35 feet. (b) Allowed Uses in Open Space. (i) The uses allowed are limited to those uses and activities for the respective protected area allowed in the environmental overlay districts or steep slope standards pursuant to Section (MDOD), Section (FOD) and Section (Steep Slope Standards); Section 5-700

316 (ii) Supplemental Packet Page #316 The uses allowed on the open space lands shall be limited to: i. Activities and uses allowed in open space, as defined in this Ordinance; ii. iii. In the TR-10 district and TR-3 districts, uses permitted in the Agriculture, Horticulture and Animal Husbandry Use Categories; and Easements and improvements for drainage, passive open space, communal sewer systems and septic systems, communal water supply systems, wells and other water supply systems. Such uses and activities shall be subject to applicable environmental overlay district regulations and steep slope standards. (c)(b) Siting of the Open Space and Building Lots. (i) (ii) (iii) (iv) The location of the open space on the site shall be identified consistent with the requirements of Section 5-701(C)(3)(b)5-701(D). The building lots shall be located on that portion of the site that is outside the open space. The lots and buildings within the subdivision shall be sited so as to reduce visibility of the lot groups from public rights-of-way and from other lot groups, by using existing topography, vegetation, distance and other factors to minimize impact. Options include siting lots and buildings sufficiently below ridgelines or treelines that the horizon will remain visually defined by the ridgeline or treeline rather than by the rooftops of the buildings, or placing lots and buildings at the far edge of a field as seen from a public right-of-way or other lot group. The residential lot group(s) shall be sited so as to relate to the open space and the other lot groups on the site and on adjacent lands, by maximizing the contiguity of other open space features such as vegetation, and natural features such as stream Section 5-700

317 Supplemental Packet Page #317 corridors, floodplains, wetlands, steep slopes, ridges, mountainsides, and wildlife habitat. (D) Open Space Uses. (1) Open Space Permitted Uses. In the TR districts the following uses shall be permitted in open space. (a) (b) (c) Active and passive recreational uses allowed in open space, as defined in Article 8. Easements and improvements for drainage, communal sewer systems and septic systems, communal water supply systems, wells and other water supply systems. The following additional use is permitted in open space in the TR-10 district and TR-3 district. (i) Uses permitted in the Agriculture, Horticulture, and Animal Husbandry Use Categories. (2) Common Open Space Permitted Uses. In the TR districts the following uses shall be permitted in common open space owned by a Homeowners Association. (a) (b) (c) (d) Active and passive recreational uses allowed in open space, as defined in Article 8. Easements and improvements for drainage, communal sewer systems and septic systems, communal water supply systems, wells and other water supply systems. Tenant Dwelling, pursuant to Section 5-602, accessory to agriculture, horticulture or animal husbandry uses. Uses permitted in the Agricultural Support and Services Directly Related to On-going Agriculture, Horticulture and Animal Husbandry Activity, On-Site, Use Category, as follows: (i) Direct Market Business for sale of products produced on-site including but not limited to PYO (pick-your-own), pursuant to Section (ii) Farm based tourism, pursuant to Section (iii) Farm co-ops, pursuant to Section (iv) Farm Market, on-site production, pursuant to Section (v) Pet Farm, pursuant to Section Section 5-700

318 Supplemental Packet Page #318 (vi) Stable, Private, pursuant to Section (vii) Stable, Livery, pursuant to Section 5-627, with frontage on a state maintained road. (viii) Wayside Stand, pursuant to Section (e) The following additional uses are permitted in common open space owned by a Homeowners Association in the TR-10 district and TR-3 district. (i) Arboretum, pursuant to Section (ii) (iii) (iv) Botanical garden or Nature study area, pursuant to Section Nursery, Production, with frontage of a state maintained road, pursuant to Section Uses permitted in the Agriculture, Horticulture, and Animal Husbandry Use Categories. (3) Common Open Space Special Exception Uses. The following uses may be permitted in common open space owned by a Homeowners Association by the Board of Supervisors, and if approved, may be subject to certain conditions pursuant to Section (a) Uses permitted in the Agricultural Support and Services Directly Related to On-going Agriculture, Horticulture and Animal Husbandry Activity, On-Site, Use Category, as follows: (i) (ii) Stable, Livery, without frontage on a state maintained road, pursuant to Section The following additional uses may be permitted by Special Exception in common open space owned by a Homeowners Association in the TR-10 district and TR-3 district. a. Agricultural Processing, pursuant to Section b. Nursery, Production, without frontage of a state maintained road, pursuant to Section (D)(E) Homeowners Association and Responsibilities. (1) If any of the following features are present, the development shall have an incorporated Homeowners Association ( HOA ). If any Section 5-700

319 Supplemental Packet Page #319 of the following areas or improvements are present within the development, the HOA shall have the right and responsibility to maintain the areas or improvements: (a) (b) (c) (d) (e) (f) (g) Common areas within the development, if any, that are not part of the required open space; The open space, if owned by the HOA; Any common recreational facilities; Private roads, if any, within or serving the development; Any storm water management ponds or areas; Fire protection pond(s), dry mains, or other improvements; Such other common facilities or improvements as may be designated in the bylaws of the HOA. (2) Prior to approval of a record plat for subdivision for the development: (a) (b) (c) The landowner shall submit documents for the creation of the HOA to the County for review and approval, including its bylaws, and all documents governing ownership, maintenance, and use restrictions for common areas, including a legal description of such areas and a description of restrictions placed upon the use and enjoyment of the land. The landowner shall agree that the association shall be established by the landowner or applicant and shall be operating (with financial subsidization by the owner or applicant, if necessary) before approval of the first record plat for the property; and Membership in the association shall be automatic (mandatory) for all purchasers of dwelling units therein and their successors in title. (E)(F) Recognizing Protection by Right to Farm Act. In the TR districts, record plats and deeds authorized pursuant to this section shall include a statement that agricultural operations enjoy the protection of the Right to Farm Act (Va. Code Section et seq.) Rural Hamlet Option. (A) Purpose and Intent. The primary purpose of the Rural Hamlet Option is to provide an alternative to conventional A-3 and A-10 district subdivision in rural areas. Such clustered development is intended to better harmonize rural development with surrounding agricultural activities recognizing Section 5-700

320 Supplemental Packet Page #320 that it is the County's primary goal to preserve and enhance farming and farmland in rural Loudoun by the most feasible, effective, and equitable methods available. This option is intended to conserve agricultural, forestal and open space land, historic and natural features at the time that such land realizes the development potential currently allowed in the agricultural zoning district. Such clustered development is intended to permit the compact grouping of homes located so as to blend with the existing landscape, such as the rise and fall of the topography, hedgerows and wooded areas, and to preserve to a greater extent the agricultural, forestal and visual character of the landscape. (B) Rural Hamlet Permitted. Rural hamlets are permitted in the A-3 and A- 10 districts. The district regulations shall apply to the extent not in conflict with the regulations contained herein. (C) Rural Hamlet Defined. A rural hamlet is characterized by the configuration of all or a portion of the density permitted on a tract of land under the district regulations, into a grouping of small residential lots on a portion of the tract. More than one rural hamlet may be located on a tract. A rural hamlet may consist of the following categories of land: (1) Hamlet Lots. Smaller residential lots located in a contiguous group, with adjacent and fronting lots oriented towards each other as on a street, a green or a paved square. No fewer than five (5) and no more than twenty five (25) hamlet lots may be grouped together as a rural hamlet. Hamlet lots shall have a designated building area. All land not designated as building area, private access easements, and road rights-of-way shall be placed in a permanent open space easement. (2) Open Space. Residual land, excluding the building area of hamlet lots and conservancy lots, contiguous to a rural hamlet, which is subject to a permanent open space easement. (3) Hamlet Green/Square. Land located in the interior of a rural hamlet, owned in common by hamlet lot owners and which is in a permanent open space easement. (4) Conservancy Lots. A lot, excluding the hamlet lots, open space and/or hamlet green/square, which will remain as large parcel(s), the bulk of which is in permanent open space easement and a portion of which is designated a building area. (D) Uses. The following shall be the uses for the various categories of rural hamlet land. These uses shall supersede the permitted, minor special exception, and special exception uses that would otherwise apply in the underlying zoning district regulations. (1) Building Area of Hamlet Lots and Conservancy Lots. Section 5-700

321 (a) Supplemental Packet Page #321 Permitted Uses. The following uses shall be permitted in the Building Area of Hamlet Lots and Conservancy Lots. (i) (ii) (iii) Dwelling, single family detached. Bed and breakfast homestay. Guest house. (iv) Child Care Home, subject to Additional Regulations inpursuant to Section (v) (vi) Water supply systems. Wastewater disposal systems. (vii) Accessory uses and structures, as per Section of this Ordinancepursuant to Section (viii) Dwelling unit, accessory. (ix) Telecommunications antenna, pursuant to Section 5-618(A). (2) Open Space Use. All areas of the tract of land devoted to the Rural Hamlet Option other than the building areas lots building area of hamlet lots and conservancy lots and road rights-of-way, shall be subjected to a permanent open space easement. Such open space may be used for the following uses: (a) Open Space Permitted Uses. The following uses shall be permitted in Open Spaceopen space. (i) (ii) (iii) (iv) (v) (vi) Agriculture, horticulture, forestry, and fishery uses including barns, stables and other structures accessory or incidental to such uses. Conservation of open land in its natural state, i.e., woodland, fallow fields, grasslands, wetlands, floodplains, and the like. Passive open space or passive recreation, including but not limited to trails, picnic areas, community gardens. Active recreation space, including golf courses. Equestrian uses of any kind. Easements and improvements for drainage, access, sewer or water lines, or other public purposes. Section 5-700

322 (vii) Supplemental Packet Page #322 Stormwater management facilities for the proposed development or for a larger area in compliance with a watershed stormwater management plan. (viii) Water supply systems. (ix) (x) (xi) Accessory uses, such as swimming pools, tennis courts, and other accessory uses and structures pursuant to Section Sewage disposal systems. Telecommunications antenna, pursuant to Section 5-618(A). (b) Common Open Space Permitted Uses. The following uses shall be permitted in common open space owned by the Homeowners Association. (i) (ii) All Open Space Permitted Uses as provided in Section 5-702(D)(2)(a). Nursery, Production, with frontage on a state maintained road, pursuant to Section (iii) Pet Farm, pursuant to Section (iv) Stable, Private, pursuant to Section (v) Stable, Livery, with frontage on a state maintained road, pursuant to Section (vi) Tenant Dwelling, pursuant to Section 5-602, accessory to agriculture, horticulture or animal husbandry uses. (vii) Wayside Stand, pursuant to Section 5-604, accessory to agriculture, horticulture or animal husbandry uses. (b)(c) Open Space Special Exception Uses. The following uses may be approved in Open Space by the Board of Supervisors, and if approved, may be subject to certain conditions pursuant to Section (i) Telecommunications monopole, pursuant to Section 5-618(B)(2). (d) Common Open Space Special Exception Uses. The following uses may be approved in common open space owned by the Homeowners Association by the Board of Section 5-700

323 Supplemental Packet Page #323 Supervisors, and if approved, may be subject to certain conditions pursuant to Section (i) Agricultural Processing, pursuant to Section 5-627, accessory to agriculture, horticulture or animal husbandry uses. (ii) Arboretum, pursuant to Section 5-636, accessory to agriculture, horticulture or animal husbandry uses. (iii) Child Care Center, pursuant to Section 5-609, restricted for the use of homeowner association members. (iv) (v) (vi) Farm Market, on-site production, pursuant to Section Nursery, Production, without frontage on a state maintained road, pursuant to Section Stable, Livery, without frontage on a state maintained road, pursuant to Section (i)(vii) Telecommunications monopole, pursuant to Section 5-618(B)(2). (3) Commonly Owned Open Space Parcels. (a) Permitted Uses. (i) All uses permitted in Open Space as provided in Section 5-702(D)(2)(a). (b) Special Exeption Uses. The following uses may be approved in the Open Space Parcels owned by the Home Owner s Association by the Board of Supervisors, and if approved, may be subject to certain conditions pursuant to Section (i) Child Care Center, pursuant to Section (ii)(viii) Telecommunications monopole, pursuant to Section 5-618(B)(2). (E) (F) Minimum Tract Size. A rural hamlet shall be located on a tract, or portion thereof, at least forty (40) acres in size. Lot Requirements. (1) Hamlet Lot. (a) Lot Size. 10,000 sq. ft. minimum. 3 acres maximum. Section 5-700

324 (b) (c) (d) (e) (f) (g) (h) (i) Supplemental Packet Page #324 Building Area. 5,000 sq. ft. minimum. 15,000 sq. ft. maximum. Lot Width. 64 feet minimum. 150 feet maximum. Length/Width Ratio. 6.0:1 maximum. Front Yard. (as defined in Article VIII) 6 feet minimum. 40 feet maximum, provided that all principal buildings shall be located so that the maximum deviation for adjacent front facades shall not exceed 15 feet, and provided further that this maximum Front Yard requirement shall not apply to lots located within subdivisions approved under the zoning ordinance in effect prior to June 16, 1993, and subject to the provisions of Section 1-103(H) of this Ordinance. Rear Yard. 20 feet minimum. Side Yard. 8 feet minimum. Building Height. 35 ft. maximum. Building side yard restriction line. Dwellings, guest houses, garages and other such structures shall not trespass into minimum side yards. However, detached garages located at the rear of a lot (i.e., behind the rear building line) and attached to a similar garage on a contiguous lot may be located within the side yard setback. (2) Hamlet Green/Square. Maximum distance between building areas of cluster lots facing across a hamlet green/square: 350 feet. (3) Conservancy Lots. UA-3 District UA-10 (a) Lot Size. 10 Acres min. 30 Acre min. (b) Lot Width. 300 ft. min. 500 ft. min. (c) Length/Width Ratio. 5:1 max. 5:1 max. (d) Building Area. 7,500 sq.ft. min. 15,000 sq.ft. min. (e) Front and Side Yard 25 feet min. (f) Rear Yard. 20 feet min. (g) Building Height. 35 feet max. (G) Determination of Density. The potential number of hamlet and conservancy dwelling units shall be based on either of the following, at the option of the landowner: Section 5-700

325 Supplemental Packet Page #325 (1) In the A-3 District, one (1) dwelling unit per five (5) net acres. In the A-10 District, one dwelling unit per ten (10) acres. (2) The number of dwelling units permitted at a minimum lot size of three (3) or ten (10) acres in the A-3 or A-10 zoning districts respectively is based on topography, floodplain and availability of septic drainfields. Drainfields shall be submitted to the Loudoun County Health Department for approval in accord with the Land Subdivision and Development Ordinance (LSDO). (3) For each conservancy lot of fifty (50) acres or greater in size, one (1) additional dwelling unit shall be included in the determination of density. (H) Open Space Requirements. (1) Minimum Open Space. The minimum amount of land in a Rural Hamlet devoted to open space and subject to permanent open space easements shall be no less than eight-five percent (85%) of the total land area in the Rural Hamlet. All land not designated as building areas, private access easements, and rights-of-way for roads shall be permanent open space. (2) Minimum Open Space Widths Surrounding the Hamlet. There shall be a minimum of 200 feet width of land in open space between the outside boundary of hamlet lot building areas and the tract boundary. There shall be a minimum of 800 feet between the hamlet lot building area boundaries of two hamlets on the same tract. Reduction of these dimensions may be permitted by the Board of Supervisors (see 5-702(L)), upon recommendation of the Planning Commission, based upon a finding that due to the topography, forestation, or presence of prime agricultural soils or environmentally sensitive areas, such reduction will preserve rural vistas, preserve farmland, screen dwellings from existing roads or adjacent properties, or preserve environmentally sensitive areas. (3) Maximum Hamlet Building Area Depth. The outside boundaries of the building areas of hamlet lots facing one another across a street shall not exceed 300 feet. The outside boundaries of the building areas of hamlet lots facing one another across a hamlet green/square shall not exceed 550 feet. (I) Utilities and Public Facilities Requirements. (1) Water. Hamlet lots shall be served either by: (a) (b) Individual wells on or off each lot, or A communal water system constructed by the developer, or Section 5-700

326 (c) (d) Supplemental Packet Page #326 A municipal water system if located within an area designated for such connection in the Comprehensive Plan, or Connection with an existing rural village, rural hamlet or other public water system. All water systems shall comply with applicable town, County, State, and/or LCSA standards and requirements, including a commission permit if required by applicable law. As for (a) and (b) above, the Health Department approval of both a safe and adequate water supply system and designated backup well sites based on hydrogeological studies, shall be a precondition to recordation of a record plat establishing a rural hamlet. (2) Wastewater. Hamlet lots shall be served either by: (a) (b) (c) (d) Individual septic tank drainfields located on or off the lot, or A communal wastewater treatment system constructed by the developer, or A municipal wastewater system, if located within an area designated for such connection in the Comprehensive Plan; or Connection with an existing rural village, rural hamlet or other public wastewater treatment system. All wastewater systems shall comply with applicable town, County, State, and LCSA standards and requirements, including a commission permit if required by applicable law. (3) Fire Protection. Every hamlet shall satisfy the fire protection standards set forth in the Facilities Standards Manual, or if no such standards are in effect, shall have all weather access road for a pump truck to an adequate pond with a water withdrawal main or to a water tank of sufficient capacity for fire protection. (4) Roads. Seven (7) rural hamlet lots or less may be served by a private access easement. Twenty-five (25) rural hamlet lots or less may be served by a VDOT fixed generation, tertiary Class II road. All other roads shall be VDOT Class II roads. All other Rural Hamlet roads shall be built to VDOT secondary road standards. Roads serving two or more hamlets, with a combined traffic loading exceeding 250 vehicles per day, shall generally have two (2) access points to the existing rural road network. Section 5-700

327 (a) (b) Supplemental Packet Page #327 The Planning Commission may waive the two (2) access requirement upon finding special topographic or other circumstances which preclude implementation, but may in this eventuality require alternative configurations of road design, such as a divided median. Further, the Planning Commission may waive the public road standards, thereby allowing up to twenty-five (25) rural hamlet lots to be served by private access easements, should the Planning Commission find that the waiver provisions contained in this section are met. This alternative roadway design option must be requested as part of the subdivision application, and shall not be granted for the sole purpose of circumventing the previously referenced public roadway design criteria. In reviewing any proposed waiver, the Planning Commission shall consider the following: (i) (ii) (iii) (iv) (v) (vi) (vii) Whether granting of the proposed waiver will adequately provide for access by public safety service (police, fire and rescue services). Whether granting of the proposed waiver will protect to the greatest extent possible topographic or physical, natural, scenic, archaeological or historical features of significant importance. Whether the granting of the proposed waiver will be in the public's best interest, specifically with regard to future road maintenance considerations. Whether the granting of the proposed waiver will meet engineering standards with regard to steep slopes, storm water control, drainage, soil erosion control; mitigate floodplain impacts; assure adequate dust control measures; and will minimize, to the greatest extent possible, the impact on water and air quality on adjoining properties. Whether the granting of the proposed waiver will facilitate orderly and safe road development. Whether the granting of the proposed waiver will minimize the impact of traffic on the existing roadway network. Waiver requests shall be considered by the Planning Commission at a public meeting held within sixty (60) days of receipt of such request. Section 5-700

328 Supplemental Packet Page #328 (5) Parking. Every hamlet lot shall include sufficient parking (which may or may not be paved) to accommodate four (4) cars. (J) Homeowners Owner's Association. (1) Each rural hamlet or group of rural hamlets comprising a common development shall have an incorporated Homeowners Owner's Association ("HOA") which shall have the right and responsibility to maintain the following areas and improvements: (a) (b) (c) (d) (e) Common open space. Private roads, if any, within or serving the rural hamlet. Any stormwater management ponds or areas, Fire protection pond, dry mains, or other improvements; and Such other common facilities or improvements as may be designated in the HOA Bylaws. (2) Easements for septic drainfields and wells located off of the lot shall be established at the time of the record plat for such lot, and shall run to the benefit of the lot served. The responsibility for maintaining or replacing such septic fields or wells shall be borne by the lot owner served by such easement. (3) The permanent open space easement required in the rural hamlet shall be enforced by the County. Such easement shall be in a form approved by the County, and shall provide that, notwithstanding such easement, the eased portion of conservancy lots or hamlet lots shall be maintained by the owners of such lots, and that the County should bear no responsibility or liability for such maintenance. However, nothing contained herein shall prevent such landowners from leasing such open space for agricultural or other purposes as allowed in Section 5-702(D)(2)(a) and (c) Open Space Use. (4) The Homeowners Owner's Association documents shall be submitted as part of the initial record plat application and shall provide for adequate initial funding and assessments to fund the maintenance of common property and improvements. (K) (L) Plat and Deed Notations. Record plats and deeds for rural hamlet subdivisions shall include a statement that agricultural operations enjoy the protection of the Right to Farm Act, Va. Code Section Uet seq. Modification of Regulations. Section 5-700

329 Supplemental Packet Page #329 (1) Where there are conflicts between the rural hamlet provisions herein and the general zoning, subdivision or other regulations and requirements, the rural hamlet regulations shall apply. (2) In addition, the Board of Supervisors may allow reasonable modifications to other applicable regulations as follows: (a) (b) (c) These other regulations serve public purposes to a lesser degree than the rural hamlet, or The designs or solutions proposed by the applicant, although not literally in accord with these other regulations, satisfy public purposes to a greater degree, or The strict implementation of these other regulations would prevent well designed rural hamlet development. Such modifications may be granted by the Board of Supervisors by special exception. Such modifications may be sought prior to filing a preliminary plan of subdivision. The landowner shall include a sketch plan of the proposed hamlet as part of the application for modification and shall demonstrate the reasons for the request. (M) Advisory Rural Hamlet Siting and Design Guidelines. Loudoun County recognizes that every rural hamlet design will be a custom response to the unique assets and constraints of each tract. As a consequence, the County has only incorporated in the Rural Hamlet Ordinance those siting and design rules required to preserve open space and to allow the clustering of dwellings. However, the County does wish to encourage design consistent with Loudoun's past in rural Loudoun and appends the following general design guidelines as a suggestion to rural hamlet designers. (1) Siting. Rural hamlets should be sited so as to nestle, or blend in a subordinate way, into the existing landscape. Rural hamlets should not be placed on the crest of a ridge but rather should be located in a dip or depression or on the side of a hill. (2) Landscaping. Rural hamlet designs should incorporate a mix of evergreen trees, generally located to the north and west for winter wind protection, and deciduous trees, located to the west and south, for summer shade. Given the time required for trees to attain maturity, existing stands of trees and hedgerows should be incorporated in the new hamlets whenever possible. New plantings of evergreen and deciduous trees should be native to the northern Piedmont, such as yellow poplar, northern red and white oak, hickory, white ash, black gum, hemlock, spruce and eastern red cedar among others. Section 5-700

330 Supplemental Packet Page #330 (3) Ground Modeling and Screening. In those circumstances where natural contours, subsurface conditions and tract boundaries prevent discreet hamlet placement, hamlet designers should seek to reduce the development's apparent presence by locating earth berms near adjacent roadways and/or planting screens of trees adjacent to existing roads and tract boundaries. (4) Grouping of Structures. Dwellings in rural hamlets should be placed in proximity to one another and to common wells or facilities. Section 5-700

331 Supplemental Packet Page #331 Section 5-700

332 Supplemental Packet Page #332 Section 5-700

333 Supplemental Packet Page #333 Section 5-700

334 Supplemental Packet Page #334 Section 5-700

335 Supplemental Packet Page # Common Open Space for Permitted Urban Clusters as permitted in various sections contained in Article III and Article IV of this Zoning Ordinance. (A) (B) (C) (D) Common open space shall be designed to constitute a contiguous and cohesive unit of land which may be used for active or passive recreation by residents. Common open space shall be accessible to all permitted uses and all residential units within the subject development and shall be located within a reasonable walking distance of such units. All common open space shall be permanently reserved, managed, and maintained as open space by a means acceptable to the Board of Supervisors, and at no cost to the County. No major floodplain shall be included in calculating the amount of common open space required. Section 5-700

336 Supplemental Packet Page #336 ARTICLE 6 DEVELOPMENT PROCESS AND ADMINISTRATION Division C: Required Development Approvals Section Site Plan Review Site Plan Required. Site plan approval is required prior to the development of any land when the development or land falls within the following categories: (A) (B) (C) (D) (E) (F) (G) (H) (I) (J) (K) (L) (M) All uses in the commercial districts. All uses in the industrial districts. All nonresidential uses in the AR-1 and AR-2 Districts, but excluding permitted uses within the agriculture support and services related to agriculture, horticulture, and animal husbandry use category that do not involve access by the public as a part of such use. All permitted uses in the residential districts, except for agricultural structures and single family attached and detached dwellings, and accessory uses and structures allowed under Section Those special exception uses and structures which require a site plan. Any development in which any required off-street parking space is to be used by more than one establishment. When an alteration or amendment is proposed to the site improvements or design of a previously approved site plan. When an existing residential use is proposed for a change to a commercial, industrial, or multi-family residential use. All public buildings and institutions. All other uses involving a building required to be reviewed by the Planning Commission under Section of the Code of Virginia, as amended. Above-ground structures associated with a public utility, utility substation, water or sewer pumping station, water or sewer treatment facility or commercial communication tower. Temporary or permanent parking uses and parking structures. Agricultural, horticulture, and animal husbandry permitted uses or those uses requiring a Sketch Plan as identified in Section do not require a site plan. Section

337 Supplemental Packet Page # Site Plan Requirements. The requirements for submission, review and approval of all types of site plans shall be pursuant to the Land Subdivision and Development Ordinance and the Facilities Standards Manual Sketch Plan. (A) (B) (C) A Sketch Plan is required as part of a zoning permit application for the following permitted uses: Animal Care Business; Bed and Breakfast Homestay and Bed and Breakfast Inn (with less than 5,000 sq. ft. of disturbance); Child Care Home; Farm Market (but not including the use Farm Market (off-site production), which shall require a site plan); Stable (Private or NeighborhoodLivery); Temporary Fire and/or Rescue Station; and Wayside Stand. A Sketch Plan shall include a drawing of all aspects of the business operations including the location, size and dimensions of buildings, the size and dimensions of areas within existing structures to be used for the business; size, dimensions, and location of any accessory structures, outdoor storage yards, and screening buffering; quantity and dimensions of parking spaces; location of proposed signs, if any; location of wells and septic systems; and the approximate location of any on-site floodplain as determined from the County map. The Sketch Plan shall include information necessary to illustrate conformance with the Additional Regulations for Specific Uses of Section In addition, the Sketch Plan shall include the location and width of entrances and adjacent right-of-way, adjoining properties, and easements. The Sketch Plan need not be drawn to scale, nor does it have to be prepared by a licensed professional. However, distances from structures to adjacent lot lines must be accurately depicted. Section

338 Supplemental Packet Page #338 ARTICLE 8 - DEFINITIONS Words and terms set forth below shall have the meanings ascribed to them. Any word, term, or phrase used in this Ordinance not defined below shall have the meaning ascribed to such word, term or phrase in the most recent edition of UWebster's Unabridged DictionaryU, unless in the opinion of the Zoning Administrator, established customs or practices in Loudoun County, Virginia justify a different or additional meaning. For the purpose of this Ordinance, certain words and terms are herein defined as follows: UA Agriculture: Uses characterized by general active and on-going agricultural activities, including agronomy, aquaculture, biotechnical agriculture (including education parks for biotechnical agriculture or a demonstration farm), forestry, fisheries, honey production, silviculture (including the harvesting of timber), and similar uses. Agriculture does not include a grocery store or the retail or wholesale sale of products remotely related to the production of agricultural products. Agriculture does not include preparatory functions such as grading or creation of planting beds through stockpiling of dirt or other means when such preparations do not result in an active and on-going agricultural activity within 30 days. Accessory uses may include offices, storage areas and repair facilities related to agriculture uses. Agriculture Support and Services Directly Associated with On-going Agricultural Activity, On- Site: A Use Category that includes Uses uses that provide support and services to agricultural, horticultural and animal husbandry activities, which are limited to and that operate in conjunction with and on the site of on-going agricultural, horticultural or animal husbandry uses. These uses include: agricultural processing; agri-education; animal care businesses; commercial wineries; custom operators (haymaking, brush hogging, crop storage, hauling, fencing, barn construction); direct market businesses for the sale of products produced on-site, including but not limited to PYO (pick-your-own); equestrian event facilities; horse trails or networks; farm co-ops; farm based tourism events; farm markets; farm machinery repair; feedlot (for on-going, on-site, animal husbandry activities); nurseries, commercial; pet farms; products combining recreation with consumption of agricultural products; portable sawmills; small business uses; stables; stables, private; wayside stands; wetlands mitigation banks; and similar uses. Agriculture Support and Services Not Directly Associated with On-Site Agricultural Activity: A Use Category that includes Uses uses and activities that provide support and services to agricultural, horticultural and animal husbandry activities, either on the site of the agricultural, horticultural or animal husbandry activity, or off-site. These uses include: agricultural research facility; animal care businesses; central farm distribution hub for agricultural products; equestrian event facilities; equestrian facilities and infrastructure, public (horse trail networks, show rings, cross country course, etc.) horse trails or networks; farm machinery repair; farm machinery sales, rental and service; mill feed and farm supply centers; nurseries, commercial; stables, livery neighborhood, on lots of 25 acres or more, or frontage on state maintained road; stable, private; and similar uses. Animal care business: An enterprise that provides care and services for livestock or other farm animals, such as, but not limited to, animal grooming or training, dental, blacksmithing, and massage, but which is not a kennel, a veterinary service, or an animal hospital. Article 8 - Definitions

339 Supplemental Packet Page #339 Animal Hospital: A place for the medical care of animals; a veterinary hospital. The boarding of animals at an animal hospital is limited to that incidental to the hospital use. Animal Husbandry: Uses characterized by Tthe active and on-going propagation, rearing, exercising, feeding, milking, housing, controlling, handling, or general care of living animals, including the raising and production of bison, cattle (beef and dairy), pigs, mules, ducks, emus, horses and very small equine, goats, llama, alpaca, poultry, pigeons, sheep, and similar animal husbandry uses., but not including miniature horses or pot-belly pigs. The conduct of the foregoing activities with respect to animals meeting the definition of Pet or non domesticated (wild) animals shall not be considered Animal husbandry. Animal Services: A Use Category that includes Animal animal service uses related to the provision of medical services and treatment to animals, including veterinary services, animal hospitals, kennels, and the boarding of animals related to the provision of these services. UB Banquet/Event Facility: A use in which the principal function is hosting private parties at which food and beverages are served to groups of people, and which has facilities for the refrigeration and preparation of food, or which provides facilities for food through a caterer. Banquet/Event facilities, held indoors or outdoors, may also be an ancillary component of other uses such as, but not limited to: Restaurants, Hotels, Rural Retreats, Rural Resorts, Conference Centers, and similar uses. Adult entertainment shall not be permitted at a Banquet/Event Facility. UE Equestrian Event Facility: A commercial facility for equine activities and events including teaching equestrian skills, participating in equestrian competitions, exhibitions, or other displays of equestrian skill. for the keeping of horses, having more than 20 horses for boarding and three (3) or more active riding instructors. Accessory uses may include offices, storage areas, caretaker s quarters, and caring for, breeding, boarding, riding, or training horses associated with the Equestrian Event Facility use. UF Feed and Farm Supply Center: A commercial enterprise engaged in the provision of animal feed, bedding and accessories, and farm and garden supplies (such as seed, fencing, hardware, pesticides, and fertilizer) to agricultural, horticultural, and/or animal husbandry operations, but not an enterprise where more than 10% of the floor area or display or storage area utilized for the enterprise is devoted to heavy equipment and machinery; a feed-and-seed store. UH Horticulture: The active and on-going cultivation and production of orchard, garden, or nursery crops on a small or large scale, including the production of Christmas trees, field grown crops, specialty crops, flowers, fruit, grapes, market gardening, nursery stock, nuts, ornamental plants, sod, vegetables, and similar horticultural uses; and the cultivation of such produce by means of biotechnical or genetic engineering techniques; and Virginia Farm Wineries. Horticulture does not include preparatory functions such as grading or creation of planting beds through stockpiling of dirt or other means when such preparations do not result in an active and on-going horticultural activity within 30 days. Article 8 - Definitions

340 Supplemental Packet Page #340 UL Livestock: Animals, especially farm animals, raised for use, profit or enjoyment including horses and very small equine, bison, cattle, pigs, mules, sheep, goats, alpacas, llamas, emus, and other similar domesticated animals., but Livestock does not includeing miniature horses and animals meeting the definition of ppet s. pot-belly pigs. UM Mill feed and farm supply center: A commercial enterprise engaged in the provision of animal feed, bedding and accessories and farm and garden supplies (such as seed, fencing, hardware, pesticides, and fertilizer) to agricultural, horticultural, and/or animal husbandry operations, but not an enterprise where more than 10% of the floor area or display or storage area utilized for the enterprise is devoted to heavy equipment and machinery; a feed-and-seed store. UR Rural Resort/Rural Retreat: A private establishment consisting of a detached structure or structures located in a rural setting in which lodging units are offered to transients for compensation as the principal use, along with conference and meeting facilities, restaurant and banquet facilities, and recreational amenities. US Silviculture: The planting, growing, cultivating, cutting, and harvesting of trees growing on a site, and the loading, unloading and sorting of trees on a site where they were grown, for wood or wood-based products. See Forestry. Silviculture: The art and science of controlling the establishment, growth, composition, health, and quality of forests and woodlands, typically dependent on Best Management Practices. In Loudoun County it is a component of healthy forest management that is limited to tree and shrub planting; limited tree clearing for firewood, and clearing of dead and diseased trees and invasive species; and tree pruning and trimming. Silviculture does not include commercial planting or clear cutting of a forest. Special Event: A temporary commercial or festive activity or promotion at a specific location that is open to the public and is planned or reasonably expected to attract large assemblies of persons. Special events include, but are not limited to, carnivals, festivals, circuses, music fairs or concerts, tent revivals, art shows, crafts shows, rodeos, corn mazes, civil war reenactments, equestrian shows, firework displays and events, or similar events open to the public. A private party held at a Banquet/Event Facility (including Hotel, Conference Center, Restaurant, Rural Retreat or Rural Resort, or similar facility), Bed and Breakfast Homestay, Bed and Breakfast Inn, or Country Inn shall not be deemed a special event. A private party which is held at a location other than the foregoing or held on property not occupied by the host, shall be deemed a special event. Special event does not include temporary or seasonal retail sales of goods, products, or services, such as temporary sales of Christmas trees, farm produce, fireworks, and other similar seasonal goods. Stable, Private: A facility for the keeping of horses for the private use of the owners and/or residents of the lot, and/or. Such facility may include the commercial the boarding of ten (10) or fewer horses owned Article 8 - Definitions

341 Supplemental Packet Page #341 by non-owners or non-residents of the lot for their private use.,and no No more than one (1) employed instructor engaged for the purpose of educating and training students in equitation shall be permitted. Stable, NeighborhoodLivery: A commercial facility for the keeping of horses for the private use of the residents of the lot. Such facility may include the commercial boarding of twenty (20) or fewer horses and no more than (2) two instructors engaged for the purpose of educating and training students in equitation.boarding of more than ten (10) horses owned by non-owners and/or non-residents of the lot for their private use, and/or for the boarding of any horses for public use. Such facility may include the keeping of horses for the private use of the owners and/or residents of the lot. Accessory uses may include offices, storage areas, caretaker s quarters, educating and training students in equitation, and caring for, breeding, or training horses associated with the Livery Stable use. UV Veterinary Service: A servicean establishment for the care of animals where the animals are not brought to the establishment but are cared for on an out-serviceoff-site basis. The care can be medical or custodial. Accessory uses may include an office and storage areas for Equipment equipment and supplies necessary for conducting this the veterinary service. are stored at the establishment. Crematory facilities shall not be permitted.allowed in such an establishment. UW Winery, commercial: An establishment with facilities for making and bottling wine for sale on site or through wholesale or retail outlets. A commercial winery is a winery that does not meet the definition of a Virginia Farm Winery. Uses at a commercial winery may also include the growing of fresh fruits or agricultural products for the production of wine. Accessory uses shall include wine tasting rooms at which wine tasting occurs, accessory food sales related to wine tasting occurs, and wines produced onsite are sold. Any winery licensee may manufacture and sell cider in accordance with this definition and Section of the Code of Virginia. Winery, Virginia Farm: An establishment: (1) located on a farm with a producing vineyard, orchard or similar growing area and with facilities for fermenting and bottling wine on the premises where the owner or lessee manufactures wine that contains not more than 18 percent alcohol by volume; or (2) located in the Commonwealth with a producing vineyard, orchard or similar growing area or agreements for purchasing grapes or fruits from agricultural growers within the Commonwealth, and with facilities for fermenting and bottling wine on the premises where the owner or lessee manufactures wine that contains not more than 18 percent alcohol by volume. As used in this definition, the term owner or lessee shall include a cooperative formed by an association of individuals for the purposes of manufacturing wine. In the event such cooperative is licensed as a farm winery, the term farm as used in this definition includes all of the land owned or leased by the individual members of the cooperative, as long as such land is located in the Commonwealth. Accessory uses at a Virginia Farm Winery may include: commercial wineries, and wine tasting rooms at which wine tasting occurs, accessory food sales related to wine tasting occurs, and wines produced on-site are sold. A farm winery license shall be designated either as a Class A or Class B farm winery in accordance with the limitations set forth in Section of the Code of Virginia. Any farm winery licensee may manufacture and sell cider in accordance with this definition and Section of the Code of Virginia. Article 8 - Definitions

342 ZOAM SUMMARY OF PROPOSED TEXT Supplemental CHANGES Packet Page #342 Board of Supervisors Business Meeting October 20, 2016 TRANSPORTATION AND LAND USE COMMITTEE (TLUC) RECOMMENDED AMENDMENTS. The full text as recommended by the TLUC is included in Attachment 1 and is summarized below: QUICK FIX CHANGES General Government Use Reference Correction. Remove the reference to the Additional Regulation of Section 5-631, Animal Hospital, for General Government Use in the JLMA- 20 zoning district. Land Development and Subdivision Reference Correction. Amend Section 2-103(B)(2)(d) and Section 2-203(B)(2)(d) to read Land Subdivision and Development (LSDO). Currently states, Land Development and Subdivision (LSDO). Restaurant Additional Regulations Consistency. Amend Additional Regulation Section 5-643, Restaurant, to state that the regulations apply to the JLMA-2 and JLMA-3 districts consistent with zoning district use requirements. The Zoning Ordinance currently requires Restaurants in the AR-1, AR-2, JLMA-2 and JLMA-3 Zoning District pursuant to Section However, Section states that the Additional Regulations apply only to a Restaurant in the AR districts. Silviculture Definitions Consolidation. Amend Article 8 Definitions by combining, amending, or deleting the two existing definitions of Silviculture. After further research, it is unclear as to the need for the two definitions or even the need to define Silviculture in the Zoning Ordinance. The first definition appears to have been added as part of the general revisions to the Zoning Ordinance that occurred with ZOAM , and the second definition was provided along with subsequent revisions to the environmental impact overlay districts (i.e. LOD). Pumping Stations and Treatment Plants Consistency. Amend throughout the Zoning Ordinance to state Water and/or sewer pumping station and Sewage and/or water treatment plant to maintain alphabetical listing of uses, to clearly state the uses are distinct, maintain consistency, and to be consistent with Article 8 definitions. The Zoning Ordinance currently states, Sewer and water pumping station and Sewage and water treatment plants. Cemetery Reference Correction. Amend JLMA-1 zoning district Table so that the Cemetery use provides a reference to Section The Section currently referred to is 6-637, but the correct Additional Regulation reference is to Section HOA Wording Correction. Amend AR-1 zoning district Section 2-104(A) and AR-2 zoning district Section 2-204(A), Homeowners Association and Responsibilities, as follows: If the subdivision contains any of the common areas of or improvements listed below, the development shall have an incorporated Homeowners Association ( HOA ). The HOA shall have the responsibility to maintain the following areas or improvements: Attachment 2

343 ZOAM Summary Supplemental of Proposed Packet Text Page Changes #343 Board Of Supervisors Business Meeting October 20, 2016 Page 2 Feed and Farm Supply Center Use Consistency. Delete the Article 8 definition for Mill feed and farm supply center and add a new definition for Feed and farm supply center (using the same definition that was used for Mill feed and farm supply center ), and then update the name of this use throughout the Zoning Ordinance (rename Farm Supplies and Mill feed and farm supply center to Feed and farm supply center ). Manufacturing Housing Reference Correction. Amend TR-10 zoning district Table by deleting Manufacturing housing is subject to Section Section 5-620(I) states that, Manufactured homes in the AR-1, AR-2, A-3, A-10, and TR-10 districts shall not be subject to this section. HISTORIC STRUCTURES Historic Structure Exemption Expansion for Existing Structures. Amend Additional Regulations Section 5-601(B)(7) Bed and Breakfast Inn ; Section 5-601(C)(7) Country Inn ; Section 5-628(A)(5) Farm Based Tourism ; Section 5-650(B)(3) Antique Shop; Art Gallery; Craft Shop ; Section 5-651(B)(4) Auction House ; and Section 5-656(A)(2) Convent or Monastery to expand the exemptions for structures listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Places (NRHP). Also allow the historic structure exemption to apply to Additional Regulations Section Tenant Dwellings ; Section Guest Houses ; Section Accessory Apartments and Dwelling Units ; Section Agricultural Cultural Center ; Section Arboretum, Botanical Garden, Nature Study Area ; Section Teahouse; Coffeehouse ; Section Educational or Research Facilities Use Related to the Agriculture, Horticulture and Animal Husbandry Uses in the District ; and Section Cross-Country Ski Business and Eco-Tourism. Example of proposed language for Bed and Breakfast Inn: A structure existing prior to January 7, 2003 that is 1) located within a County Historic Site (HS) District or Historic and Cultural Conservation (HCC) District under Section et seq., 2) listed or eligible for listing in the Virginia Landmarks Register (VLR) or the National Register of Historic Places (NRHP), or 3) listed or eligible for listing as a contributing resource to a VLR or NRHP listed or eligible Historic District may be used as a Bed and Breakfast Inn and shall be exempt from the minimum lot area, yard and floor area ratio requirements specified above, provided that any expansion or enlargement of such structure shall not exceed 15% of the total floor area existing prior to January 7, Documentation shall be provided to the Zoning Administrator demonstrating that the Virginia Department of Historic Resources has confirmed the listing or eligibility of the structure. AGRICULTURAL/RURAL ITEMS Rural Corporate Retreat Use Update. Delete Rural Agricultural Corporate Retreat definition and consolidate with Rural Corporate Retreat definition. Update use tables/lists to state only Rural Corporate Retreat and add as a Special Exception (SPEX) use in CR-1, PD-RV Village Conservancy and Village Satellite Conservancy Subdistrict

344 ZOAM Summary Supplemental of Proposed Packet Text Page Changes #344 Board Of Supervisors Business Meeting October 20, 2016 Page 3 (VCVSC), and PD-RV Rural Village Center - Commercial and Workplace Areas (RVC) zoning districts and Minor Special Exception (SPMI) use in JLMA-20 zoning district. Rural Resort Use Update. Consolidate Rural Resort and Rural Retreat to create Rural Resort. Update use tables/lists to state only Rural Resort. Allow as a SPEX use in the JLMA-3 and PD-RV (RVC) zoning districts and as a SPMI use in the JLMA-20 zoning district. Lot Coverage Revisions. Amend the various lot coverage requirements of the AR-1 (11% max.); AR-2 (11% max.); A-10 (5% max, excluding ag. structures); A-3 (Res: 8% max excluding ag. structures & Non-Res: 15% max excluding ag. structures); and JLMA-20 (8% max.) zoning districts, to just state 25%, but only 10% may be used for residential or non-residential structures excluding agricultural, horticultural, and animal husbandry structures not open to the public. Setback Revisions. Amend the setbacks in the AR-1 (25 property line, 100 arterial, 75 collector, and 35 other ROW); AR-2 (25 property line, 100 arterial, 75 collector, and 35 other ROW); A-10 (25 property line, 100 arterial, 75 collector, and 50 other ROW); A-3 (25 property line, 100 arterial, 75 collector, and 35 other ROW); and JLMA-20 (25 property line, 100 arterial, 75 collector, and 35 other ROW) zoning districts to Except where a greater setback is required by Section 5-900, no structure shall be located within 25 feet of any property line or 35 feet from any other road right-of-way, private access easement, and/or prescriptive easement. Horticulture Definition Revision. Delete VA farm Winery from Horticulture definition. VA Farm Winery is a defined use and listed as a specific use in several zoning districts within the Zoning Ordinance. Cider Manufacturing Use. Amend the definition of VA Farm Winery and Commercial Winery to allow for Cider Manufacturing. Allow Commercial Winery in the RC zoning district. Any winery licensee may manufacture and sell cider in accordance with the limitations set forth in this definition and of the Code of Virginia. Equestrian Uses Update and Revisions. Revise the existing Article 8 definition of and add as new, and/or reclassify or delete as existing, Permitted, SPMI, or SPEX uses, as follows: 1) Agriculture Support and Services directly and not directly to on-site agriculture; 2) Animal Care Business ; 3) Animal Hospital ; 4) Animal Husbandry ; 5) Animal Services ; 6) Equestrian Event Facility ; 7) Pet ; 8) Stable, Private ; 9) Stable, Neighborhood Livery ; and 10) Veterinary Service as recommended by Equine Alliance. Update the listed uses in the use tables/lists, accordingly.

345 ZOAM Summary Supplemental of Proposed Packet Text Page Changes #345 Board Of Supervisors Business Meeting October 20, 2016 Page 4 OPEN SPACE USES Additional Uses in Open Space. Add the following uses: Agricultural Cultural Center ; Agricultural Processing ; Agri-Education ; Arboretum ; Botanical garden or nature study area ; Direct Market Business for Sale of Products Produced On-Site including but not limited to PYO (Pick-Your-Own); Eco-Tourism ; Farm Based Tourism ; Farm Co- Op ; Farm Market, on-site producation ; Nursery, Production ; Pet Farm ; Restaurant (Farm); Stable, Neighborhood (to be renamed to Stable, Livery ); Stable, Private ; Tenant Dwelling ; and Wayside Stand to the Common Open Space of the AR- 1 and AR-2 zoning districts; Open Space of the TR-10, TR-3, TR-2, and TR-1 zoning districts; and Open Space, including Commonly Owned Open Space for Rural Hamlets in the A-10 (Agriculture) and A-3 (Agricultural Residential) zoning districts as Permitted, Minor Special Exception, or Special Exception uses, consistent with the underlying zoning district, which may be subject to Additional Regulations.

346 Supplemental Packet Page #346 ZOAM OPEN SPACE DEFINITIONS AND EXISTING OPEN SPACE USES Board of Supervisors Business Meeting October 20, 2016 OPEN SPACE INFORMATION ARTICLE 8 DEFINITIONS Open and Usable Space: Areas of trees, shrubs, grass, pathways and other natural and man-made amenities not within individual building lots, set aside for the use and enjoyment of residents, visitors and other persons, unoccupied by buildings or facilities unless related to recreational activities, and accessible to and adequate for the persons and functions it is designed to serve. Open Space: Areas of trees, shrubs, lawns, grass, pathways and other natural and man-made amenities not within individual building lots, (except in rural village and Countryside Village developments), set aside for the use and enjoyment of residents, visitors and other persons, unoccupied by buildings or facilities unless related to recreational activities and in the TR and JLMA districts HOA facilities, and accessible to and adequate for persons and functions it is designed to serve. Lot coverage in the open space shall be limited to 0.01 of the lot. Generally, open space is intended to provide light and air and is designed for either scenic or recreational purposes. For the purpose of this Ordinance, open space shall include and be qualified as active recreation space, common open space, and dedicated open space. a. Open space, active recreation: That open space that is designed for recreational purposes, to include, but not to, be limited to such uses as ballfields, multi-purpose courts, swimming pools, tennis courts, golf courses, play lots and playgrounds, camping, picnicking, boating, fishing, equestrian activities, walking and biking trails, and activities incidental and related to the foregoing. (In the TR and JLMA districts, these recreational facilities may include HOA facilities.) Recreational facilities may be open to the public for a fee, provided the intent of the open space requirements is maintained. Examples of acceptable for-fee facilities include golf courses and sports pavilions where such facilities are utilized and enjoyed by the development but that must secure outside users for economic viability. b. Open space, common: Land within, or related to, a development not individually owned or dedicated for public use which is designed or intended for the common use or enjoyment of the residents of the development and may include such complementary structures and improvements as are necessary and appropriate. In only the Planned Development Housing (PD-H) Zoning District, uses of common open space may also include a dog park provided that the following conditions are met: 1) the dog park is non-commercial in nature; and 2) the homeowners association (HOA) for such PD-H Zoning District owns and operates the dog park and owns the common open space upon which the dog park is located. Such dog park may be open to the public for a fee, provided the intent of the open space requirements is maintained. c. Open space, dedicated: All open space which is to be dedicated or conveyed to the County or an appropriate public agency, board, or body for public use as open space. For the purposes of this definition, twenty-five percent (25%) of all dedicated school sites shall be considered as dedicated open space. Attachment 3

347 Supplemental Packet Page #347 ZOAM Open Space Definitions and Existing Open Space Uses Board of Supervisors Business Meeting October 20, 2016 Page 2 AR-1 AND AR-2 COMMON OPEN SPACE INFORMATION AR-1 Common Open Space Use. Land that is neither part of a building lot nor a road right-ofway shall be placed in common open space and shall be maintained by a Homeowner s Association as described in Section Common Open Space shall be designed to constitute a contiguous and cohesive unit of land which may be used as described below. Common Open Space has no minimum or maximum lot size and no lot width regulations. Further, Common Open Space does not count against the lot yield allotted to the subdivision. AR-2 Common Open Space Use. Land that is neither part of a building lot nor a road right-ofway shall be placed in common open space and shall be maintained by a Homeowner s Association as described in Section Common Open Space shall be designed to constitute a contiguous and cohesive unit of land which may be used as described below. Common Open Space has no minimum or maximum lot size and no lot width regulations. Further, Common Open Space does not count against the lot yield allotted to the subdivision. EXISTING USE Common Open Space AR-1 AR-2 Active recreation space. S S Bona fide agriculture, horticulture, animal husbandry and structures accessory to such use, including, but not limited to barns and run-in P P sheds to house livestock or farm equipment, pursuant to Section Construction and/or sales trailer, during period of construction activity. P P Easements and improvements for drainage, access, sewer or water lines, or other public purposes. P P Passive open space or passive recreation, including but not limited to trails, picnic areas, community gardens. P P Sewage disposal system, communal. P P Sewer pumping station. P P Stables, pursuant to Section P P Stormwater management facilities for the proposed development or for a larger area in compliance with a watershed stormwater management P P plan Telecommunications antenna, pursuant to Section 5-618(A). P P Telecommunications monopole, pursuant to Section 5-618(B)(1). P P Telecommunications monopole, pursuant to Section 5-618(B)(2). P P Telecommunications tower, pursuant to Section 5-618(C)(2). S S Utility substation, dedicated. P P Utility transmission lines, overhead (excluding connections of lines from existing overhead public utility transmission lines to individual P P uses). Water pumping station. P P Water supply system, communal. P P

348 TR-10, TR-3, TR-2, AND TR-1 OPEN SPACE Supplemental Packet Page #348 ZOAM Open Space Definitions and Existing Open Space Uses Board of Supervisors Business Meeting October 20, 2016 Page 3 Purpose and Intent. The purpose and intent of the TR-10 district is to: (A) Create a visual/spatial transition between the suburban area and the rural area of the County; (B) Provide for an environment that is low density in character to facilitate a transition between the suburban area and the rural area of the County; (C) Achieve a blend of rural and suburban development; (D) Achieve a balance between the built and natural environment; (E) Protect drinking water resources; and (F) Implement requirements that open space be provided in conjunction with the standards of this Ordinance EXISTING USE Activities and uses allowed in open space, as defined in this Ordinance. In the TR-10 district and TR-3 districts, uses permitted in the Agriculture, Horticulture and Animal Husbandry Use Categories. Easements and improvements for drainage, passive open space, communal sewer systems and septic systems, communal water supply systems, wells and other water supply systems. Such uses and activities shall be subject to applicable environmental overlay district regulations and steep slope standards. Open Space TR-10 TR-3 TR-2 TR-1 P P P P P P P P P P A-10 & A-3 RURAL HAMLETS OPEN SPACE FOR HAMLET AND CONSERVANCY LOTS INFORMATION Section Rural Hamlet Option. Purpose and Intent. The primary purpose of the Rural Hamlet Option is to provide an alternative to conventional A-3 and A-10 district subdivision in rural areas. Such clustered development is intended to better harmonize rural development with surrounding agricultural activities recognizing that it is the County's primary goal to preserve and enhance farming and farmland in rural Loudoun by the most feasible, effective, and equitable methods available. This option is intended to conserve agricultural, forestal and open space land, historic and natural features at the time that such land realizes the development potential currently allowed in the agricultural zoning district. Such clustered development is intended to permit the compact grouping of homes located so as to blend with the existing landscape, such as the rise and fall of the topography, hedgerows and wooded areas, and to preserve to a greater extent the agricultural, forestal and visual character of the landscape. Open Space Use. All areas of the tract of land devoted to the Rural Hamlet Option other than the building areas lots and road rights-of-way, shall be subjected to a permanent open space easement.

349 Supplemental Packet Page #349 ZOAM Open Space Definitions and Existing Open Space Uses Board of Supervisors Business Meeting October 20, 2016 Page 4 Open Space. Residual land contiguous to a rural hamlet, which is subject to a permanent open space easement. Conservancy Lots. A lot, excluding the hamlet lots, open space and/or hamlet green/square, which will remain as large parcel(s), the bulk of which is in permanent open space easement and a portion of which is designated a building area. EXISTING USE Accessory uses and structures, as per Section of this Ordinance Accessory uses, such as swimming pools, tennis courts, and other accessory uses and structures pursuant to Section Active recreation space, including golf courses. Agriculture, horticulture, forestry, and fishery uses including barns, stables and other structures accessory or incidental to such uses. Bed and breakfast homestay Child Care Center, subject to Additional Regulations in Section Conservation of open land in its natural state, i.e., woodland, fallow fields, grasslands, wetlands, floodplains, and the like. Dwelling unit, accessory Dwelling, single family detached Easements and improvements for drainage, access, sewer or water lines, or other public purposes. Equestrian uses of any kind. Guest house Passive open space or passive recreation, including but not limited to trails, picnic areas, community gardens. Sewage disposal systems Stormwater management facilities for the proposed development or for a larger area in compliance with a watershed stormwater management plan. Wastewater disposal systems Conservancy Lots P P P P P Rural Hamlet Open Space Water supply systems. P P p P P P P P P P P P P Commonly Owned Open Space S

350 ZOAM ZOAG PROPOSED USES IN OPEN SPACE Board of Supervisors Business Meeting October 20, 2016 Supplemental Packet Page #350 Zoning Ordinance Action Group (ZOAG) Proposed Text: Add the 36 uses listed in the Table 1: ZOAG Proposed Uses in Open Space as a Permitted, SPMI, or SPEX use to the Common Open Space of the AR-1 and AR-2 zoning districts; Open Space of the TR- 10, TR-3, TR-2, and TR-1 zoning districts; and Open Space, including Open Space for Rural Hamlets in the A-10 (Agriculture) and A- 3 (Agricultural Residential) zoning districts, which may be subject to Additional Regulations. Transportation and Land Use Committee (TLUC) Recommendation: Add 18 of the 36 ZOAG recommended uses as a Permitted or SPEX use to the Common Open Space of the AR-1 and AR-2 zoning districts; Open Space of the TR-10, TR-3, TR-2, and TR-1 zoning districts; and Open Space, including Open Space for Rural Hamlets in the A-10 (Agriculture) and A-3 (Agricultural Residential) zoning districts, consistent with the underlying zoning district and subject to Additional Regulations. Planning Commission (PC) Recommendation: Additional review and community outreach is needed before additional uses are added to open space parcels. Therefore, the Planning Commission did not recommend adding any uses to open space with ZOAM Department of Planning and Zoning (Staff) Recommendation: Staff supports adding 14 of the 18 TLUC recommended uses as a Permitted, SPMI, or SPEX use, if such uses are: 1) in commonly owned (HOA) open space; 2) in association with an on-site agricultural use; 3) allowed within and consistent with the underlying zoning district; and 4) subject to applicable Additional Regulations. Table 1: ZOAG PROPOSED USES IN OPEN SPACE Use Type (Classification): P Permitted; M Minor Special Exception (SPMI); and S Special Exception (SPEX) 1 2 USE Agricultural Cultural Center Agricultural Processing USE TYPE ADD. REG S P DEFINITION A facility established for the purpose of educating the public about agricultural activities, and/or the heritage and culture of agricultural activities. P: AR-1 and AR-2. The processing, preparation, and/or manufacturing of agricultural products, including but not limited to changes to the physical state or form of the agricultural product, as an accessory use to an agricultural use. A minimum of 51% of the agricultural products used for the processing, preparation, and/or manufacturing shall be derived from the agricultural use. P: AR-1 and AR-2; S: A-10, A-3, TR-10, and TR-3, LBR. RECOMMENDATIONS ZOAG PC Staff TLUC X X X X X X Attachment 4

351 Supplemental Packet Page #351 ZOAM Proposed Uses in Open Space Board of Supervisors Business Meeting October 20, 2016 Page 2 USE USE TYPE ADD. REG 3 Agri-Education P Agritainment P Animal Care Business P Antique shop S Arboretum P Art Gallery or Art Studio Botanical garden or nature study area Camp, Day and Boarding, with 30 or fewer campers S P P DEFINITION RECOMMENDATIONS ZOAG PC Staff TLUC Not defined. Listed under the Use Category Agriculture Support and Services Directly Associated with On-going Agricultural Activity, On-Site : Uses that provide support and services to agricultural, horticultural and animal husbandry activities, which are limited to and that operate in conjunction with and on the X X X site of on-going agricultural, horticultural or animal husbandry uses. These uses include: agricultural processing; agri-education... P: AR-1 and AR-2. Events and activities such as corn mazes, hay rides and petting zoos, that allow for recreation, entertainment and tourism in conjunction with agriculture support and services directly associated with on-going agricultural activity onsite. X P: AR-1 and AR-2. An enterprise that provides care and services for livestock or other farm animals, such as animal grooming or training, but which is not a kennel, a veterinary service, or an animal hospital. P: AR-1, AR-2, TR-10, TR-3, TR-2, X and TR-1 An establishment that sells items such as furniture, household wares and decorations, and related articles, which have value and significance because of factors such as age, rarity, historical significance, design, and sentiment. P: X AR-1 and AR-2; S: TR-10. A place where trees, shrubs, or other woody plants are grown, exhibited or labeled for scientific, educational, or passive recreational purposes, not including the harvest of plants or their produce. P: AR-1, AR-2, TR-10, and X X X TR-3; S: A-3. Art Gallery: A room or series of rooms where works of art are exhibited for display or sale. Art Studio: The workshop of an artist, writer, craftsperson, or photographer, but not a place where members of the public come to receive X instruction on a more than incidental basis or to sit for photographic portraits. P: AR-1 and AR-2; S: TR-10. A garden having documented collections of living plants for the purposes of scientific research, conservation, display or education. P: AR-1, AR-2, TR-10 and TR-3. A lot, tract or parcel of land operated as either a commercial or non-commercial enterprise in which seasonal facilities are provided for all or any of the following: camping, picnicking, boating, fishing, swimming, outdoor games and sports, and activities incidental and relating to the foregoing, but not including miniature golf grounds, golf driving ranges, mechanical amusement device, or permanent X X X X

352 11 USE Camp, Day and Boarding, with more than 30 campers USE TYPE ADD. REG 12 Campground M Cemetery S Community, Neighborhood, or Regional Park, Active Recreational Uses Community, Neighborhood, or Regional Park, Passive Recreational Uses 16 Craft Shop P DEFINITION structures for housing guests. P: AR-1, AR-2, TR-10 and TR-3; S A-10 and A-3. M See definition above. P: AR-1 and AR-2; S: A-10, A-3, TR-10 and TR-3. X S P An outdoor facility designed for overnight accommodation of human beings in tents, rustic cabins and shelters for recreation, education, naturalist, or vacation purposes. Office, retail, and other commercial uses commonly established in such facilities and related parking structures shall be allowed as accessory appurtenances. P: AR-1 and AR-2; S: TR-10. A place used or intended to be used for the interment of human remains or pet animal remains and dedicated or designated for that purpose, including columbariums, mausoleums, and mortuaries when operated in conjunction with and within the boundaries of such cemetery. P: AR-1, AR-2, A-10, A-3, TR-10, TR-3, TR-2, and TR-1. Park and Open Space: Uses of land that are characterized primarily by natural areas, large areas consisting mostly of vegetative landscaping or outdoor recreation, or community gardens in which persons not owning or residing on the property grow plants or flowers for personal consumption. Structural improvements are generally limited to those structures that facilitate the use of the land as park and open space. Accessory uses may include playgrounds, maintenance facilities, swimming pools, restrooms and dressing rooms, concessions, caretaker s quarters, and parking. Active recreational uses: Recreational uses requiring constructed facilities for organized activities, such as playing fields, ball courts, and playgrounds. P: AR-1, AR-2, TR-10, TR-3, TR-2, and TR-1. Passive recreational uses: Recreational uses (such as hiking, nature observation, and picnicking) not requiring constructed facilities, but making use of areas which are largely left in their natural state except for basic facilities as bathrooms, benches, picnic tables, and trails. P: AR-1, AR-2, TR-10, TR-3, TR-2, and TR-1. A retail store which displays and offers for sale handcrafted items by local artisans. P: AR-1; S: AR-2 and TR-10. Supplemental Packet Page #352 ZOAM Proposed Uses in Open Space Board of Supervisors Business Meeting October 20, 2016 Page 3 RECOMMENDATIONS ZOAG PC Staff TLUC X X X X X

353 Supplemental Packet Page #353 ZOAM Proposed Uses in Open Space Board of Supervisors Business Meeting October 20, 2016 Page 4 17 USE Direct Market Business for Sale of Products Produced On-Site including but not limited to PYO (Pick-Your-Own) USE TYPE ADD. REG P Eco-Tourism P Farm Based Tourism P Farm Co-Ops P Farm Markets, on-site production P Limited Brewery P Nursery, Production P DEFINITION A commercial enterprise in which agricultural products produced on a site are marketed and sold directly to consumers without an intermediate wholesaler or distributor, other than a farm co-op organization. Direct market business may include enterprises such as PYO (pick-your-own) operations, and operations in which delivery of products is made directly to consumers, such as farm share arrangements under which periodic delivery of farm products is made for a subscription fee. P: AR-1, AR-2, TR-10, TR-3, TR-2, and TR-1. Tourism activities and facilities which focus on visitation and observation of or education about natural history, indigenous ecosystems, native plant or animal species, natural scenery, or other features of the natural environment. Eco-tourism may include cultural activities related to such activities or work projects that tend to conserve or safeguard the integrity of a natural feature, habitat or ecosystem. Facilities for eco-tourism may include recreational outfitters. Eco-tourism tends to result in a minimal or positive impact on the features observed or visited or tends to produce economic benefits from conservation. P: AR-1, AR-2, and TR-10. Tourism events which focus on visitation of farms, including organized farm tours and participatory farm vacations. P: AR-1, AR-2, TR-10, TR-3, TR-2, and TR-1. A facility used by an organization of farm producers for co-operative technical and marketing assistance, which may include a central market place where farmers can deliver products for pick-up by consumers but not a wholesale distribution center. P: AR-1, AR-2, TR-10, TR-3, TR-2, and TR-1. A principal use which includes the sale of aquacultural, horticultural or agricultural products, including nursery stock, perennial, annuals, bulbs, mulch, compost, dried flowers, Christmas trees and greens, fresh produce, honey, cider, and similar agricultural products. P: AR-1, AR-2, TR-10, TR-3, TR-2, and TR-1; S: A-10 and A-3. A brewery licensed as a Limited Brewery in accordance with Section of the Code of Virginia, as amended, and located on a farm in the Commonwealth on land zoned agricultural. For the purposes of this definition, farm shall be defined as one or more contiguous parcels of land, totaling a minimum of 10 acres in size, owned or leased by such licensed limited brewery. P: AR-1, AR-2, A-10, and A-3. An agricultural enterprise where plants are grown for resale on a retail or wholesale basis for only those plant materials grown on-site. P: AR-1, AR-2; P, RECOMMENDATIONS ZOAG PC Staff TLUC X X X X X X X X X X X X X X X X X

354 Supplemental Packet Page #354 ZOAM Proposed Uses in Open Space Board of Supervisors Business Meeting October 20, 2016 Page 5 USE USE TYPE ADD. REG 24 Outdoor Amphitheater S Pet Farms P Private Club or Lodge S 27 Restaurant (Farm) P DEFINITION with frontage on state road: A-10, A-3, TR-10, and TR-3; S, with no frontage on state road: A-10, A-3, TR-10, and TR-3. A place, not enclosed in a building, having a stage and seating for performances, concerts, and the like, with the seating for spectators arranged largely within a natural or artificial grade in the land such as a hillside or depression. P: AR-1 and AR-2. A facility in which livestock, farm animals and other animals are kept for public exhibition, viewing and contact, regardless of compensation, and which may include related accessory uses and activities such as gift shops not exceeding 600 square feet in area, picnic areas and recreational activities. For the purpose of this Ordinance, a pet farm shall not include retail pet stores and kennels, horse races, and such activities as State and County fairs, livestock shows, rodeos, field trials, and horsing events. P: AR-1, AR-2, A-10, A-3, TR-10, TR-3, TR-2, and TR-1. A structure or facilities owned or operated by an organization of persons for special purposes, such as the promulgation of sports, arts, literature, politics, but not operated for profit, and excluding churches, synagogues, other houses of worship, and also excluding structures and uses associated with commercial or non-commercial outdoor recreation. Adult entertainment shall not be permitted at a private club or lodge. P: AR-1, AR-2, A-10, A-3, TR-10, TR-3, TR-2, and TR-1. Any establishment which provides as a principal use the preparation and sale of food, frozen desserts, or beverages in a state ready for consumption within the establishment, and whose design or principal method of operation includes both of the following characteristics: a. Customers are provided with an individual menu and are served their food, frozen desserts, or beverages by a restaurant employee at the same table or counter at which said items are consumed. b. The food, frozen desserts, or beverages are served on non-disposable plates or containers, and non-disposable eating utensils are provided. Customers are not expected to clear their table or dispose of their trash. Notwithstanding the above, a cafeteria where food, frozen desserts, or beverages are: (a) generally consumed within the establishment; and (b) served on nondisposable plates or containers and non-disposable eating utensils are provided shall be deemed a restaurant. RECOMMENDATIONS ZOAG PC Staff TLUC X X X X X X X

355 Supplemental Packet Page #355 ZOAM Proposed Uses in Open Space Board of Supervisors Business Meeting October 20, 2016 Page 6 USE USE TYPE ADD. REG 28 Small Business M DEFINITION A restaurant may provide a carry-out service, provided that such carry-out service is clearly not the principal business of such establishment. However, a snack bar or refreshment stand at a public or non-profit community swimming pool, playground, playfield or park operated solely by and for the agency or group operating the recreational facility, and for the convenience of patrons of the facility, shall not be deemed to be a restaurant. P: AR-1 and AR-2. A business or service which may be conducted in a private residence that is considered temporary for the purpose of starting a new business and operates according to the restrictions and standards established by this Ordinance. For the purposes of this definition the following terms have the meaning herein ascribed to them: a. Structure. A structure used for a small business. b. Business vehicles. Automobiles, vans, pick-up trucks, motorcycles, and other similar vehicles requiring Department of Motor Vehicle tags and designed and primarily used to transport people. c. Employees. Persons, other than members of the household permanently residing on the premises, who are engaged onsite in the operation of the small business on a regular or occasional basis. d. Heavy equipment. Bulldozers, fork lifts, compactors, paving cutters, backhoes, skid loaders, and any other motorized or similar equipment which is primarily used to perform heavy work activities, and not used to transport passengers, and which do not require or use Department of Motor Vehicle tags; and dump trucks requiring 26,000 pounds gross vehicle weight; and passenger and tour buses, excluding school buses and 16-seat commuter vans; and vans and large pick-up trucks modified for heavy work, all of which are used for off-site income producing purposes. Any heavy equipment used principally for agricultural uses onsite may be used offsite for small business uses listed in Section 5-614(D). The term "heavy equipment" includes all vehicles not classified as "business vehicles", as defined above, which are associated with the small business. Additionally, trailers used for transporting heavy equipment are considered accessory to the heavy equipment. e. Storage yard. An outdoor space accessory to a permissible use and used for the purpose of storing equipment, vehicles, construction materials and similar items necessary to a permissible business. RECOMMENDATIONS ZOAG PC Staff TLUC X

356 29 USE Stable, Neighborhood (to be renamed to Stable, Livery ) USE TYPE ADD. REG P Stable, Private P Stables P Teahouse; Coffeehouse 33 Tenant Dwelling P 34 Virginia Farm Winery P P (A)&(C) DEFINITION P, meeting 5-614(E): AR-1, AR-2, A-10, A-3, TR-10, TR-3, TR-2, and TR- 1; S, not meeting 5-614(E): AR-1, AR-2, A-10, A-3, TR-10, TR-3, TR-2, and TR-1. A facility for the keeping of horses for the private use of the residents of the lot. Such facility may include the commercial boarding of twenty (20) or fewer horses and no more than (2) two instructors engaged for the purpose of educating and training students in equitation. P, >25 acres and/or frontage on state road: AR-1, AR-2, A-10, A-3, TR-10, TR- 3, TR-2, and TR-1; S, <25 or 50 acres and/or no frontage on state road: AR-1, AR-2, A-10, A-3, TR-10, TR-3, TR-2, and TR-1. A facility for the keeping of horses for the private use of the residents of the lot. Such facility may include the commercial boarding of ten (10) or fewer horses and no more than one (1) instructor engaged for the purpose of educating and training students in equitation. P: AR-1, AR-2, A-10, A-3, TR-10, and TR-3. No Definition. P: AR-1, AR-2, TR-10, TR-3, TR-2, and TR-1; P: AR-1 and AR-2 open space and Rural Hamlet open space An establishment that primarily prepares, sells and serves coffee, tea and other beverages, and which may sell baked goods and light meals such as soups and sandwiches, but does not serve full meals, and which has a seating area which serves as an informal conversation or lounging place. P: AR-1 and AR-2 A dwelling occupied by a person or persons other than the owner of the lot on which it is located. Tenant dwellings may include freestanding dwellings, portable dwellings, or apartments in an accessory farm building. P, pursuant to 5-602(A)&(C): A-10 and A-3; P, pursuant to 5-602: TR-10, TR-3, TR-2, and TR-1; S, pursuant to 5-602: A-10; S, pursuant to 5-602(B)&(C): A-3; S, pursuant to for seasonal labor: TR-10, TR-3, TR-2, and TR-1 An establishment: (1) located on a farm with a producing vineyard, orchard or similar growing area and with facilities for fermenting and bottling wine on the premises where the owner or lessee manufactures wine that contains not more than 18 percent alcohol by volume; or (2) located in the Commonwealth with a producing vineyard, orchard or similar growing area or agreements for purchasing grapes or fruits from agricultural growers within the Commonwealth, and with facilities for fermenting and bottling wine on the premises where the owner or lessee manufactures wine that contains not more than 18 percent alcohol by volume. As used in this definition, the term owner or lessee shall include a cooperative formed by an association of individuals Supplemental Packet Page #356 ZOAM Proposed Uses in Open Space Board of Supervisors Business Meeting October 20, 2016 Page 7 RECOMMENDATIONS ZOAG PC Staff TLUC X X X X X X X X X X X X X

357 Supplemental Packet Page #357 ZOAM Proposed Uses in Open Space Board of Supervisors Business Meeting October 20, 2016 Page 8 USE USE TYPE ADD. REG 35 Wayside Stand P Wetlands Mitigation Bank P DEFINITION for the purposes of manufacturing wine. In the event such cooperative is licensed as a farm winery, the term farm as used in this definition includes all of the land owned or leased by the individual members of the cooperative, as long as such land is located in the Commonwealth. Accessory uses at a Virginia Farm Winery may include: commercial wineries, wine tasting rooms at which wine tasting occurs, accessory food sales related to wine tasting occurs, and wines produced on-site are sold. A farm winery license shall be designated either as a Class A or Class B farm winery in accordance with the limitations set forth in of the Code of Virginia. P: AR-1, AR-2, TR- 10, TR-3, TR-2, and TR-1 Any structure or land used for the sale, by the owner or his family or tenant, of agricultural or horticultural produce, livestock or merchandise principally produced on said farm, but may include produce grown on other farms and accessory products, and which is clearly a secondary use of the premises and does not change the character thereof. P: AR-1, AR-2, A-10, A-3, TR-10, TR-3, TR- 2, and TR-1. A natural resource management technique authorized by Part 404 of the federal Clean Water Act, or other state or federal law, as applicable, using wetland preservation, restoration, creation and/or enhancement to offset or replace wetland functions that are lost due to development. Wetland mitigation banks are typically large areas of wetlands operated by private or public entities, which may sell credits to other entities to compensate for wetland loss or impact at development sites or enter into other similar arrangements. NOTE: Per FOD (ZOAM ), wetland mitigation is a permitted use in the major and minor floodplain. Use does not need to be added. RECOMMENDATIONS ZOAG PC Staff TLUC X X X X

358 Supplemental Packet Page #358 ARTICLE 5 ADDITIONAL REGULATIONS AND STANDARDS Division A: Supplemental District Regulations Section Additional Regulations for Specific Uses. The following additional regulations apply to specific uses as set forth below. These regulations are intended to serve as the minimum standards for these uses, and are not intended to be in substitution for other provisions of this ordinance that may apply, or for additional conditions that may be imposed in connection with special exception or rezoning approvals. Unless otherwise specified, the following additional regulations may be modified by Minor Special Exception in accordance with the provisions of Section Modifications may be approved by the Board of Supervisors upon a finding that such modification to the regulations will achieve an innovative design, improve upon the existing regulations, preserve the County s historic or archeological heritage, or otherwise exceed the public purpose of the existing regulation. No modification shall be granted to any of the underlying zoning district regulations Tenant Dwellings. Tenant dwellings may be located in the A-3, A-10, TR, CR and JLMA districts, in accord with the list of permitted and special exception uses for the individual zoning districts, subject to the following additional criteria: (A) Tenant Dwellings. One (1) tenant dwelling shall be permitted by right subject to the following criteria: (1) All Parcels Except Open Space Parcels.The tenant dwelling shall be located on a parcel with an area of ten (10) acres or more. (a) (b) One (1) tenant dwelling shall be permitted on a parcel with an area of ten (10) acres or more. One additional tenant dwelling shall be permitted for each twenty-five (25) acres of a parcel in excess of the minimum area of ten (10) acres. (c) Tenant Dwellings for Seasonal Labor/Special Exception. In addition to those structures permitted under Section 5-602(A)(1)(a) and (b) and (2) above, additional tenant dwellings for seasonal labor may be permitted by special exception. (2) Open Space Parcels. Tenant dwelling on open space parcels shall be permitted only in the A-3, A-10, and TR districts, subject to the following criteria: (c)(a) One (1) tenant dwelling shall be permitted on a parcel with an area of twenty-five (25) acres or more. (B) General Standards. Tenant dwellings shall meet the following additional criteria: Attachment 5 Section 5-600

359 Supplemental Packet Page #359 (1) Screening. Portable dwellings shall be screened from view from public roads and neighboring properties. (2) On Internal Roads/No Direct Access to Public Roads. Structures for multi-family dwelling units shall be accessed by internal roads, shall not have direct access to public roads, and shall be screened from public roads and neighboring properties in accord with the landscaping and buffering requirements for multifamily dwellings. (3) Separate Dwelling. For the purposes of 5-602(A)(1)(a) and (b) and (2) above, each unit of a multiple dwelling structure shall constitute a separate tenant dwelling. (4) Home Occupations. Occupants of tenant dwellings may conduct home occupations subject to the provisions of Section (5) Size of Tenant Dwelling. No tenant dwelling unit shall exceed 2,500 square feet in floor area. (6) Sanitary and Bathing Facilities. All tenant dwellings units shall have indoor sanitary, cooking, and bathing facilities, consistent with the requirements of the Uniform Statewide Building Code. (C) (D) Exterior Lighting Standards. All exterior lighting shall comply with the standards of Section 5-652(A) (Exterior Lighting Standards). Parking. (1) General. Parking and loading shall be provided as required by Section (2) Surface. All parking areas serving the use shall use a dust-free surfacing material as provided in the Facilities Standards Manual. (E) Landscaping/Buffering/Screening. (1) The use shall comply with the landscaping and screening standards of Section 5-653(A). (2) Parking areas shall be screened to comply with the requirementsstandards of Section 5-653(B). Section 5-600

360 Supplemental Packet Page #360 BOARD OF SUPERVISORS BUSINESS MEETING ACTION ITEM Date of Meeting: October 20, 2016 # 13c SUBJECT: ELECTION DISTRICT: TRANSPORTATION AND LAND USE COMMITTEE REPORT: Silver Line Comprehensive Plan Amendment Update Broad Run and Dulles CRITICAL ACTION DATE: At the pleasure of the Board STAFF CONTACTS: Richard Klusek AICP, Project Manager, Planning and Zoning Chris Garcia, AICP, Program Manager, Planning and Zoning Ricky Barker, AICP, Director, Planning and Zoning PURPOSE: This item is to summarize the results of the October 14, 2016 Transportation and Land Use Committee (TLUC) meeting on the proposed Comprehensive Plan Amendment (CPAM); to obtain the Board of Supervisors (Board) direction on specific amendments to the draft Silver Line Area Transportation Plan; to direct staff to postpone the upcoming Planning Commission public hearing; and to refer the CPAM to the November TLUC meeting for additional evaluation and refinement. RECOMMENDATION: Staff recommends that the Board provide direction on the changes to the proposed Transportation Plan; direct staff to postpone the Planning Commission October public hearing on the CPAM; and forward the item to the November TLUC meeting. BACKGROUND: At its October 14, 2016 meeting, TLUC had a comprehensive discussion on the draft Silver Line CPAM. Specifically, TLUC was asked to provide staff direction on seven (7) specific items (Attachment 1, October 14, 2016, TLUC staff report). There were certain aspects of the Silver Line CPAM that staff needed Board direction on so these items can be discussed and evaluated during the review and approval process. During the meeting, TLUC provided additional recommendation on a number of other items that are included in this report. Staff has summarized the key results of the TLUC meeting below. DIRECTION ON SPECIFIC ITEMS FROM TLUC STAFF REPORT: 1. Land Use Plan Alternative A Mixed Use on the East Side of Loudoun County Parkway Within One Mile of the Metro Stations TLUC Recommendation: TLUC approved on a vote of 3-2 (Higgins and Umstattd opposed) to change the Compact Walkable Employment and Compact Walkable Non-Residential designation

361 Supplemental Packet Page #361 Item 13c, TLUC REPORT: Silver Line Comprehensive Plan Amendment Update Board of Supervisors Business Meeting October 20, 2016 Page 2 on specific properties on the east side of Loudoun County Parkway to Urban Mixed Use, Medium Buildings (See Map 1). Some members felt that the properties within one-mile of a metro station should be designated for mixed use to provide for greater flexibility. 2. Land Use Alternative B Urban Multifamily Residential on the East Side of Loudoun Gateway Station TLUC Recommendation: TLUC approved on a vote of 4-1(Randall opposed) to change the designation of these properties to Compact, Walkable Non-Residential to provide the greatest amount of flexibility and density for non-residential development (see Map 2). There was discussion about the need for multifamily residential near the Loudoun Gateway Station outside of the LDN 65 portion of the Airport Impact Overlay District Noise Contour; however, a majority supported non-residential due to anticipated revenues from this type of development. In addition, TLUC members supported a change to increase the Floor Area Ratio maximum from 4.0 to Land Use Alternative C Single Family Residential at the Regency Subdivision and Vantage Pointe Subdivision TLUC Recommendation: TLUC unanimously supported (5-0) retaining the Single Family Detached designation to recognize these two existing residential developments. Some TLUC members supported revising this issue in future years when there is more interest and opportunity to consider redevelopment of these existing developments. 4. Land Use Plan Alternative D Mixed Use along Ashburn Village Boulevard TLUC Recommendation: TLUC unanimously supported (5-0) changing the designation of this property from Urban Residential to Mixed Use Medium Buildings (See Map 3). This property is within ½ mile of the future Ashburn Metro Station and the designation will provide more flexibility for the property s future use. 5. Urban Residential Designation TLUC Recommendation: TLUC approved on a vote of 3-2 (Randall and Volpe Opposed) to amend the Urban Residential designation to include primary uses for active adult residential, mix uses (more non-residential opportunities), and to remove the urban-style townhome as a desirable use. TLUC also directed staff to research questions regarding various residential types and densities and report back to TLUC in November. The biggest concern with the allowance for townhomes was the generation of school-age children and the need to build more schools. Several members felt that some types of townhomes may not have a significant impact on schools. One member recommended to add Live/Work units within the preferred land use. 6. Identification of Possible Areas for Parks and Schools TLUC Recommendation: TLUC approved on a vote of 5-0 to direct staff to develop policies to reduce the footprint/size of schools and parks within the CPAM area; to begin work on new

362 Supplemental Packet Page #362 Item 13c, TLUC REPORT: Silver Line Comprehensive Plan Amendment Update Board of Supervisors Business Meeting October 20, 2016 Page 3 standards for schools within this area; and to encourage more use of private parks instead of public parks. Several members expressed concerns about potentially using 300 acres of land for public uses and the impact this would have on generating revenue for the tax district. Several members recommended the use of urban-type schools especially for elementary schools. 7. Residential Development in the LDN 65 noise contours of the Airport Impact Overlay District TLUC Recommendation: TLUC approved on a vote of 5-0 to reaffirm the County s Policy and Zoning Ordinance requirements of not allowing residential uses inside the LDN 65 portion of the Airport Impact Overlay District. Both the Revised General Plan and the Revised 1993 Zoning Ordinance do not support/allow residential uses within the LDN 65 portion of the Airport Impact Overlay District. In addition the Revised General Plan requires public notification of airport impacts on a residential community for areas within one mile of the LDN 60 noise contour. In addition to the notification provision, properties within the 60 to 65 LDN range must disclose the location of the property in the LDN 60 to 65 to perspective buyers, and provide acoustical treatment for structures within this area, and to provide avigation easements indicating the right for flights to pass over the property. RECOMMENDED CHANGES TO THE PROPOSED SILVER LINE TRANSPORTATION PLAN TLUC recommended two significant changes to the proposed Silver Line Transportation Plan. The TLUC chair recommended that these proposed changes go to the full Board to receive direction so staff could begin studying the impact of these proposed changes. A. Removal of Several Proposed Urban Two-Lane Roadways TLUC Recommendation: TLUC recommended to the Board on a vote of 3-2 (Randall and Umstattd opposed) to remove proposed road segments between Prentice Drive and Shellhorn Road (See Map 4). Several members felt that smaller two-lane road segments should not be on the plan since they were not shown throughout the plan. TLUC members also stated that the developer of the properties would provide their own network which should provide adequate circulation. Staff had expressed that removing the roads would not allow the County to require that these roads be provided. B. Extension of Barrister Road to Commerce Court (Third Crossing of Broad Run) TLUC recommended to the Board on a vote of 5-0 to add a new crossing of the Broad Run from the existing Barrister Road to Commerce Court as another Greenway alternative to the proposed Silver Line Transportation Plan (See Map 4). Several members understood that this was a significant change; however, felt that the road should be added now so it could be evaluated and studied during the process.

363 Supplemental Packet Page #363 Item 13c, TLUC REPORT: Silver Line Comprehensive Plan Amendment Update Board of Supervisors Business Meeting October 20, 2016 Page 4 OTHER RECOMMENDED CHANGES/SUGGESTIONS FROM TLUC: The following is a list of other items discussed and recommended during the October 14, 2016 TLUC meeting. TLUC recommended that these changes and the above changes be forwarded to its November meeting. Changes in Text to Support Economic Development Goals TLUC members suggested that Planning and Zoning staff work with Economic Development staff to modify wording throughout the Plan to ensure that economic development goals continue to be supported. These changes include addressing existing entitlement and supporting data centers and other economic opportunities within the study area. Evaluation of the Student Generation Figure TLUC members requested that staff further evaluate the student generation figures from residential uses near metro stations. Specifically, residential development around other newer metro stations s should be evaluated rather than older stations in Arlington. Identification of Mixed Use Neighborhood Areas Staff received feedback at the TLUC meeting that more work is needed for the four neighborhood areas described in the plan. Specifically, there were concerns about the impact on properties that were split between neighborhoods and the implementation of the proposed development guidelines. Townhomes within Mixed Use Designation TLUC members recommended that Townhomes be designated an undesirable within the Mixed Use Medium Designation. Members were concerned about the impact on schools of additional Townhome developments. General Changes to the Plan Text Staff received feedback regarding some specific changes to the text of the plan to clarify and improve the document. POSTPONEMENT OF THE OCTOBER PLANNING COMMISSION PUBLIC HEARING Due to the significant number of recommended changes and the need to obtain further direction from the full Board, TLUC recommended postponing the Planning Commission s October public hearing on the CPAM until after the Board s December 6, 2016, Business Meeting. Several members felt it was better to have a cleaner version of the plan and more direction from the Board prior to holding a Planning Commission public hearing. This action would significantly delay the original schedule to have the Planning Commission s recommended CPAM to the Board by December. A potential new schedule would be as follows:

364 Supplemental Packet Page #364 Item 13c, TLUC REPORT: Silver Line Comprehensive Plan Amendment Update Board of Supervisors Business Meeting October 20, 2016 Page 5 Revised Silver Line CPAM Schedule: October 2016 November 2016 December 2016 TLUC Briefing/Discussion and Board Feedback TLUC Meeting on Revised Draft Plan Board Discussion and Direction of TLUC s Revised Draft Plan January 2017 Planning Commission Public Hearing February 2017 Planning Commission Work Session and Recommendation March 2017 Board Public Hearing March/April 2017 Board Endorsement of Draft Plan June/July 2017 VDOT Completes Review Board Adopts CPAM ALTERNATIVES: The Board may delay action on changing the revised Transportation Plan alternatives until staff has an opportunity to study them and provide its recommendation. The Board may also choose to continue to hold the Planning Commission public hearing and allow for the Commission to provide its recommendations on these items before the Board makes any recommended changes. FISCAL IMPACT: The draft fiscal impact of the CPAM was included in the October 14, 2016, TLUC report. Due to the significant number of recommended changes, a new draft will be developed that will evaluate the fiscal impacts of the CPAM. DRAFT MOTIONS: 1. I move that the Board of Supervisors direct staff to make the changes to the Silver Line Area Transportation Plan as recommended by TLUC so they can be evaluated during the CPAM process. AND I further move that the October 2016 Planning Commission Public Hearing on the Silver Line CPAM be postponed until after the December 6, 2016, Board of Supervisor s Business Meeting. AND I further move that the draft Silver Line Area CPAM be forwarded to the November TLUC meeting for further study and evaluation. OR 2. I move an alternate motion.

365 Supplemental Packet Page #365 Item 13c, TLUC REPORT: Silver Line Comprehensive Plan Amendment Update Board of Supervisors Business Meeting October 20, 2016 Page 6 ATTACHMENTS: 1. October 14, 2016,TLUC Silver Line Area CPAM Staff Report 2. Map 1 (Land Use Recommendation For New Mixed Use Areas East of Loudoun County Parkway) 3. Map 2 (Land Use Recommendation for New Mixed Use Areas Near Ashburn Boulevard) 4. Map 3 (Land Use Recommendations for Area Near Loudoun Gateway Station) 5. Map 4 (Proposed Transportation Plan Changes)

366 Supplemental Packet Page #366 BOARD OF SUPERVISORS TRANSPORTATION AND LAND USE COMMITTEE ACTION ITEM Date of Meeting: October 14, 2016 # 2 SUBJECT: ELECTION DISTRICT: Silver Line Comprehensive Plan Amendment Update Broad Run and Dulles CRITICAL ACTION DATE: At the pleasure of the Board STAFF CONTACTS: Richard Klusek, AICP, Project Manager Christopher J. Garcia, AICP, Program Manager, Planning and Zoning Ricky W. Barker, AICP, Director, Planning & Zoning PURPOSE: The purpose of this item is to: 1) provide information to address questions from the July 15, 2016 Transportation and Land Use Committee (TLUC) Meeting regarding the Silver Line Comprehensive Plan Amendment (CPAM); 2) provide an update for the project; and 3) request Board direction on specific items related to the CPAM Land Use Plan. RECOMMENDATION: Staff recommends that the TLUC make recommendations to the Board of Supervisors (Board) regarding specific items included within this report. BACKGROUND: Staff has been actively engaged in activities for the Silver Line CPAM since October 16, 2013, when the Board initiated a Silver Line/Metrorail Tax District CPAM to evaluate the development potential of the Dulles Metrorail Service Districts. Once initiated, the beginning steps of the effort included studies of market conditions and conceptual planning scenarios. In 2014, Loudoun County sought the assistance of a Urban Land Institute (ULI) Technical Assistance Panel (TAP) to determine if the County s Revised General Plan provides a planned land use that strikes a desired and beneficial balance between the following four criteria: Prompt realization of tax revenues to support future Metrorail operations; Maximizing future employment generation; Achieving the desired land use pattern; and Minimizing demands on the County s transportation infrastructure. More specifically, the County requested that the Panel examine several topics and questions throughout the one and one-half day TAP, such as market realities, transit oriented development, infrastructure, existing land use, and planned land use. The Panel recommended developing a Attachment 1

367 Supplemental Packet Page #367 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 2 distinct and detailed character for each station through visioning, small area planning, branding and marketing, and the creation of a place, which led to follow up studies of this in the Silver Line area. The Board requested staff to prepare scopes of service for two studies consisting of a land use scenario planning study and a market analysis and best practices study in July On September 17, 2014, the Board of Supervisors directed staff to prepare Requests for Proposals (RFPs) for consultant services for a land use scenario planning study and a market analysis and best practices study, with contracts not to exceed $200,000 and $125,000 respectively. On September 16, 2015, Staff presented the results of the Market Analysis and Best Practices Study funded by the Board 1. In general, the study found that market conditions for office development are likely to remain soft for several years to come. However, the study also demonstrated that the locations within a half mile of Metro stations represented 92.3 percent of overall office leasing activity in the Washington, DC region. To facilitate development, the study recommended consideration of interim uses and enhanced planning with property owners including the Metropolitan Washington Airports Authority (MWAA) to reflect emerging trends of Airport City development that looks at non-aeronautical facilities and services in addition to its aeronautical infrastructure. The study also recommended maintaining existing Transit Related Employment Center (TREC) policies and making only minor modifications to reflect recommendations for interim uses and emphasizing the potential for anchor and catalytic uses. With regard to airport compatibility, the study provided several case studies of airports around the world. These case studies demonstrated that most airport operators and airport jurisdictions are taking proactive approaches to ensuring compatible land uses and limiting the amount of residential development in airport flight paths. On January 21, 2016, staff presented the final report of the Land Use Scenario Planning Study 2 to the Board. The Loudoun County Land Use Scenario Planning Study provided an opportunity to contemplate alternative futures for Metrorail Service District in Loudoun County and measure the impacts of those decisions to evaluate the trade-offs associated with competing scenarios. The result of the scenario planning study indicated that the preferred land use scenario was characterized by focused, dense mixed-use development within close proximity of the stations (within ½ mile or 10 minute walking distance from the stations); walkable, pedestrian-friendly pathways in those dense, intense activity centers that moderates capital facility needs, maximized tax revenue compared to other development scenarios; and provided an increase in employment opportunities. During that meeting, the Board referred (8-0-1; Letourneau absent) the Silver Line Small Area Plan item to TLUC to develop a boundary, work program, and schedule. The previously completed studies and associated documentation are available for viewing and download at On February 12, 2016, Staff solicited feedback from TLUC on a recommended work program consisting of the plan boundary, expected outcomes, a process and a schedule. Staff prepared a map showing a preliminary CPAM Boundary that extended beyond the Scenario Planning Study 1 The Market Analysis and Best Practices Study Final Report can be found at 2 The Land Use Scenario Planning Study can be found at

368 Supplemental Packet Page #368 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 3 Area (Attachment 1). The study area included an area of approximately one mile beyond the Ashburn and Loudoun Gateway Metrorail Stations while recognizing several existing boundaries. During the discussion, TLUC requested modifications to the CPAM boundary and specifically recommended a boundary that considered all areas in the black outline and dotted blue outline on Attachment 1. During the meeting, staff discussed the expected outcomes with the Committee. Staff recommended that a targeted area planning approach, drafted as a separate document, be used to recognize the unique set of circumstances and needs for the Metrorail area and provide policies that address those specific conditions rather than relying on somewhat more generic countywide polices. Developing a targeted area plan has the advantage of being incorporated as a CPAM into the New Comprehensive Plan while allowing current Revised General Plan deficiencies to be more quickly addressed, and can be updated and amended more quickly in the future should that need arise. The CPAM would take into account the recommendations and concepts presented in the Market Analysis and Best Practices and Scenario Planning Studies, but specific details like road networks, alignments, and specific land uses will be refined during the planning process. Staff presented an eight phase process for completing the desired outcomes, with a goal of completing the process by the end of November Phase 1 Intra-departmental Staff In-depth Review of Consultant s Recommendations Phase 2 Development of a Preliminary Land Use Plan and Policies Phase 3 Intra-departmental Review and Refinements Phase 4 Public Outreach Phase 5 Planning Commission Review and Recommendation Phase 6 Board of Supervisors Preliminary Review and Recommendation Phase 7 Virginia Department of Transportation (VDOT) Review and Board refinement Phase 8 Board Adoption of Plan During the TLUC meeting, the study area and specific land use patterns (including data centers and building heights) were discussed. TLUC also discussed the future roadway network that should be considered in the CPAM and, in particular, potential alignments for east-west roadways across the Broad Run. During this discussion, Staff noted that it intended to have Shellhorn Road and adjacent roads reflect the alignments that the Board endorsed (9-0) on October 7, Supervisor Volpe requested Staff to schedule a meeting with the land owners in the study area to discuss the proposed roadway within the Silver Line study area. This meeting took place on February 29, 2016 and included most of the property owners near the two metro stations, Supervisor Volpe, Supervisor Meyer, and staff from Planning and Zoning, Transportation and Capital Infrastructure, and County Administration. Based upon staff s understanding, the meeting resulted in: Consensus on maintaining the proposed Shellhorn Road alignment endorsed by the Board on October 7, 2015; Maintaining all other roads shown on the County s CTP including Prentice Drive;

369 Supplemental Packet Page #369 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 4 Roadways not on the current CTP but proposed in the Silver Line Land Use Scenario Planning are conceptual and some may not be feasible and will need to be removed/changed; Urban design guidelines that need to be approved by VDOT for select roadway segments within the network and planned roadways will be applied as components of the Shellhorn design process and incorporated into the Silver Line CPAM; and Additional stakeholders meetings in the project schedule should be added to receive feedback on staff land use and transportation concepts. On March 17, 2016, Staff presented the discussion that took place at the February 12 TLUC meeting. The Board of Supervisors voted (9-0) to initiate the Comprehensive Plan Amendment for development as found in Attachment 1, and approved the Silver Line CPAM boundary, process, schedule, and desired outcomes as presented. Overview of Activities since the CPAM Initiation After receiving direction from the Board to continue forward with the CPAM in March 2016, Staff began evaluating the consultant recommendations from the market analysis and best practices study, land use scenario planning study, and the current trends and conditions. Based on Staff s evaluation and the Board s decision on the limits of the study area, a proposed land use plan with land use categories and conceptual characteristics was developed for the entire CPAM Study Area. The proposed land use plan was developed using a combination of; the previous consultant s recommendations, an evaluation of existing and entitled land uses in the study area, existing plan policies, and the desire to create more mixed use developments within the study area. 2 Since the initiation of the CPAM, there have been three iterations of the proposed land use plan that has changed over time based on input from property owners and citizens as well as guidance from the TLUC. The following discussion represents the chronology of the plan development, specifically, the development of the proposed land use map. Staff held the first public outreach meeting on the CPAM on June 29, 2016 at Moorefield Elementary School to receive feedback on the draft land use plan and the Land Use Typology Workbook which provided the draft land use map and descriptions of the various land use categories on the map. Approximately 90 members of the public participated in the meeting. Participants included interested citizens as well as a number of land owners and their consultants. The draft land use plan map that was presented at the public outreach meeting is included as Attachment 2. The proposed land use plan is forecasted to result in 15,109 additional residential units and an additional 9,513 jobs by 2040, which is beyond what is permitted in the current Revised General Plan and existing entitlements. Staff prepared a preliminary analysis of transportation conditions 2 The entirety of the consultant land use scenario planning study can be found at:

370 Supplemental Packet Page #370 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 5 under the proposed land use plans and has found that traffic conditions would be consistent with other urban environments. Comments from the public outreach meeting were compiled, summarized, and posted to the project website at On July 15, 2016, Staff presented the CPAM s progress to date to TLUC and provided an overview of the June 29 public outreach meeting. Staff also presented first iteration of the proposed land use map (Attachment 2) for discussion by the committee. During that meeting, Staff received the following questions to which answers are provided below. 1. Can additional mixed-use development areas be supported? There are additional areas within the CPAM Boundary that can theoretically accommodate additional mixed-use development. Planning staff does believe there is a limit on how much mixed use the market can support. As we have seen with successful transit-oriented developments elsewhere in the region, full build-out and development can take upwards of 30 or more years. As such, Planning Staff recommends focusing the greatest amount of mixed-use development close to the Metrorail Stations (within ½ mile or 10 minute walking distance from the stations). Planning Staff further notes that areas within the CPAM boundary that are currently mapped for non-residential uses are constrained by existing light industrial land use patterns, the Airport Impact Overlay Zone and the current County policies regarding mutual protection of Dulles International Airport operations and land use under the LDN 65 noise contours. 2. Why are data centers being considered for the study area? At the time this Board initiated the Comprehensive Plan Amendment, there was a desire to achieve an appropriate balance of four main goals: 1) prompt realization of tax revenues to support future Metrorail operations, 2) maximizing future employment generation, 3) achieving the desired land use pattern, and 4) minimizing demands on the County s transportation infrastructure. Data centers help achieve this balance because they provide significant revenues to the County while generating minimal amounts of traffic or minimal need for provision of capital facilities. Data centers comprise a significant portion of forecast non-residential growth in the study area and are therefore important to maximizing tax revenues in the Silver Line Area. In addition, the strategic location of data centers in portions of the CPAM Boundary furthest from Metrorail Stations allows desirable land use patterns and high employment generating uses to locate in the areas closest to the Metrorail Stations. Planning Staff envisions a series of policies in the CPAM to help mitigate data center visual and environmental impacts and to ensure proper placement to mitigate impacts to other land uses. Given the unique impacts and benefits of data center uses along with the fiber infrastructure which attracts them to the Silver Line Area, Planning Staff believes that achieving goals and ensuring impacts are mitigated is best accomplished by providing land use policies specific to data center uses. While Planning Staff believes that these policies are an important component

371 Supplemental Packet Page #371 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 6 of the CPAM, Staff has removed the Data Center Overlay from the planned land use map and retained policies in the CPAM text. It also should be noted that significant areas within the proposed overlay zone is already entitled for data center uses, which was recognized as a factor in determining the data center overlay concept. 3. Why was residential development placed proximate to Dulles Airport east of the Loudoun Gateway Station and the LDN 65 when most of the property is developed (e.g., Post Office)? The planned land use map (Attachment 2) shown at the July 15, 2016 TLUC meeting placed residential uses east of the Airport Impact Overlay Zone LDN 65 in the vicinity of Randolph Drive. This planned land use designation was based on recommendations from the Urban Land Institute Technical Assistance Panel, a preceding study of the Market Analysis and Best Practices Study, and Scenario Planning Study, which are also bases for the current plan. All three of these studies acknowledged the benefits of having residential development in the vicinity of the Loudoun Gateway Station while cautioning against placing residential uses in a location that could adversely impact operations of Washington Dulles International Airport. In general, consultant recommendations suggested being conservative and limiting residential development in the LDN 65 and LDN 60 noise contours but making an exception to allow some residential development outside of the LDN 65 at the Loudoun Gateway Station. Notwithstanding, Planning Staff recognizes the ongoing debate associated with this issue and understands that the Metropolitan Washington Airports Authority and Board members have expressed concerns about allowing additional residential development in this area due to most of the property being developed. Planning Staff previously carried forward recommendations of consultant studies but acknowledges that consensus has not been reached and has since removed that area of residential development. Planning Staff notes that the proposed residential development near the Loudoun Gateway Station was specifically intended to be comprised of only multi-family residential development. This recommendation is based on the fact that multi-family residential development provides for additional building design features that can more easily mitigate airport related noise impacts. In addition, the land use category was specifically intended to provide limited retail so that supportive retail can be located in adjacent non-residential areas in the LDN 65 without an oversaturation of retail uses. The previously proposed residential development area near the Loudoun Gateway station replaced areas currently planned as Route 28 Business and Route 28 Industrial. The Silver Line CPAM reflected a long term vision for the industrial uses to redevelop into a residential or mixed-use neighborhood similar to the land use transformation that occurred in the Mosaic District in Fairfax County. Planning Staff acknowledges that some existing uses may not be redeveloped for an extended period of time but the land use plan will serve to set forth a new ultimate vision with a higher use for the land surrounding the Loudoun Gateway Metrorail Station.

372 Supplemental Packet Page #372 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 7 The above discussion provides the rationale for including some residential at the station. The most recent iteration of the proposed land use map found in Attachment 5 has entirely removed residential development from consideration near the station. This change addresses concerns raised by TLUC and some members of the public but some members of the public continue to suggest that expansion of the residential area is necessary. Planning and Zoning Staff is seeking further direction from the Board regarding this issue. 4. What is the rationale for no mixed-use at Loudoun Gateway? As noted above, land surrounding the future Loudoun Gateway Metrorail creates a unique land planning challenge on account of factors like the Airport Impact Overlay Zone and floodplain, which are significant features throughout the planning area. Since land within the LDN 65 Airport Impact Overlay Zone is not appropriate for residential development, that land is envisioned for a wide range of non-residential uses in a walkable urban format. 5. What uses are appropriate near airports? At the September 15, 2015 Board meeting, consultants presented the results of the Market Analysis and Best Practices Study which was specifically intended to address airport compatible land uses. The full report is also available for review at Overall study findings demonstrated that there is no single best use in airport flight paths and that case studies showed a wide range of land use patterns at airports across the world. However, the study did demonstrate that residential development was rarely found in or in close proximity to flight paths. Additionally, the study discussed how a wide range of major anchor uses could be incorporated. 6. How much residential development is included in the mixed-use areas? There are two mixed-use development types contemplated in the proposed plan. Both of these areas are envisioned to include residential development. The mixed-use tall buildings category is envisioned to have a significant office and retail component as market research suggest that areas within ½-mile of Metrorail stations are the most attractive for office and retail tenants. Notwithstanding, Planning Staff currently envisions policies in the mixed-use tall category where a minimum of 45 percent of building area would be dedicated to retail and office uses. Within the mixed-use medium category, a significant amount of residential development oriented around a main street lined with retail uses is envisioned. Planning Staff currently proposes policies requiring 10 percent of building area dedicated to retail uses and 10% dedicated toward office uses. Current forecasts for 2040 call for 1,222 single-family attached and 5,938 multi-family residential units in the mixed-use medium category and 7,182 multifamily residential units in the mixed-use tall land use category. These figures apply to the mixed-use tall and mixed-use medium land use categories only. The remaining amount of multi-family would be in non-mixed use developments. 7. How was the 22,419 new residential units number calculated? The currently proposed land use is forecasted to result in 22,419 new residential units in the CPAM boundary by 2040 based on rough calculations and evaluation of market trends. This forecast for the proposed land use plan assumes all currently approved projects (i.e. Moorefield

373 Supplemental Packet Page #373 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 8 Station, Loudoun Station, and Dulles Parkway Center) will rezone to increase residential capacity to densities allowed under the proposed plan. Land use forecasts based on the current Revised General Plan and existing approvals call for 7,142 residential units in the CPAM Boundary that have not yet been built. However, it is important to note that the current Revised General Plan does allow for additional residential densities beyond current approvals. The 22,419 figure above does assume higher densities and applicants submitting new rezoning applications for higher densities. The proposed land use plan also provides several areas of new residential development that are not planned that way in the current Revised General Plan. The chart below demonstrates the differences in unit counts between the current Revised General Plan and the Silver Line CPAM as proposed. It should be noted that the forecasts include several assumptions to account for the flexibility provided by the land use plan and individual land owner decisions. The table below represents forecasted residential development through It is anticipated that additional residential development under the proposed plan could continue past 2040 to ultimate buildout. The timing of development is subject to market conditions. New Housing Units Forecast through 2040 Current Plan (1) Proposed Plan (2) Delta (Increases) SFD SFA 1,209 5,611 4,402 MF 5,888 16,595 10,707 Total 7,142 22,251 15,109 (1) The Silver Line Area's residential development is expected to be built-out by 2040 based on approved projects in the pipeline and the current comp plan. (2) Forecast for the proposed land use plan assumes all currently approved projects (i.e. Moorefield Station, Loudoun Station, and Dulles Parkway Center) will rezone to increase residential capacity to densities allowed under the proposed plan. 8. Why are no single-family detached units being considered? During the Scenario Planning Study, a wide range of potential land use options including single- family detached was considered. However, based on studies of revenue and expenditures, single-family detached housing was determined to be undesirable for the study area. The Scenario Planning Study evaluated performance measures like traffic, tax revenue, and student generation, and operating costs. Overall, the results of this evaluation demonstrated that single-family detached housing did not meet the Board of Supervisors established goals for the Silver Line Area. In addition, participants in public meetings where asked survey questions about the housing types they desired most for the study area, and single-family housing was generally determined to be the least desirable.

374 Supplemental Packet Page #374 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 9 9. Can age-restricted units be provided? Yes. The Silver Line CPAM will encourage a wide range of housing types that fit within the larger objective of providing an urban development pattern. Age restricted housing that fits within the overall design objectives will be encouraged by the policies. 10. What land is available for redevelopment in the study area? Based on a review of aerial photography, a significant portion of the Silver Line Area can be considered vacant or undeveloped. Attachment 3 shows that developed land and land with ongoing development activities as a static attribute (in gray) with vacant land with development potential colored according the proposed future land use designations found in the third iteration of the proposed land use plan. However, most of that same land has been rezoned and has entitlements for some form of development. The undevelopable information in Attachment 3 is based on a review of aerial photography, building permit data, grading permits, and subdivision data to identify committed land that has on-going construction and/or grading occurring or is already developed. An under construction layer has also been added to identify areas where development is complete and/or construction is underway. Existing entitlements on vacant land will vary widely in terms of the land uses they allow. In addition, the existing entitlements may not necessarily conform to the vision of the current Revised General Plan or the proposed Silver Line CPAM. 11. Is there an expectation for previously approved re-zonings to return for modifications? Yes. Any land owners wishing to submit a rezoning application have that ability under the current Revised General Plan and under the proposed CPAM. The CPAM will set forth a new or refined vision for all of the entitled land but it will not affect any existing entitlements or rezonings. 12. What zoning district will be used to implement the plan? Planning and Zoning Staff are actively working to determine the range of possible zoning districts to implement the CPAM. A wide range of potential options including a new zoning district, or modification to existing zoning districts have been considered. 13. Why can t planned land uses simply refer to allowable zoning ordinance uses? The individual districts that comprise the zoning ordinance allow for a wide range of land uses and land use patterns that are not necessarily consistent with a planned land use vision. Conversely, there may be desired uses or development patterns that are not consistent with a certain zoning district. Within the study area for example, there are many areas that are mapped Planned Development Industrial Park (PD-IP). The PD-IP district allows several light industrial uses and data centers that adversely affect the walkable urban character desired in much of the Silver Line Area. There are, however, certain portions of the study area where these uses would be appropriate. In general land use plans do not define zoning districts. The land use plan serves the collective vision and guide for the use of land within a specified area that may offer a range of zoning categories that can be applied to serve property owner

375 Supplemental Packet Page #375 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 10 interests, meet market demands, provide complementary uses, facilities and amenities to the surrounding community, as well as implement the plan/vision. Therefore, in order to best achieve a desired land use vision, it is best to define that vision in planned land use documents and subsequently create zoning districts and ordinance regulations that can successfully implement that vision. After receiving comments from TLUC on July 15 th, review of comments received from the June 29 th public meeting, and additional stakeholder input, Staff developed a second and third iteration of the plan to recognize current development realities, approved legislative applications and balance those changes with the overall Board endorsed goals for the planning area. The second iteration of the land use plan (Attachment 4) reflects the following minor adjustments to recognize the existing development pattern: The Data Center Overlay was removed and recognized by developing policy in the plan text; Compact Walkable Office was removed from the new mixed-use area west of Loudoun County Parkway; and A portion of the Verizon Campus was changed from Urban Residential to Suburban Employment Staff continued to study the alternatives for land uses around the Loudoun Gateway Station. The 3 rd iteration of the land use plan depicted in Attachment 5 reflects removal of a substantial land area of Urban Multi-family Residential land use east of the Loudoun Gateway Station to recognize that most of the area is already developed for non-residential uses and to support the retention of these uses within the Route 28 Corridor. This third iteration represents the current proposed land use plan that serves as the basis for the rest of the Silver Line Area CPAM, to include the associated roadway network, multi-modal transportation system and fiscal impact analysis. The third iteration also provides an overlay of the LDN 65 and LDN 60 Noise Contours to clarify the geographic relationships of the noise contours and underlying proposed land uses. Additional description and information is provided in the Land Use Plan and Transportation Roadway Network Changes section of this report. On September 13, 2016, Planning and Zoning Staff hosted an additional public outreach and engagement meeting at Moorefield Station Elementary School to present the refined land use plan (Attachment 5) with categorical descriptions and provide an overview of the remaining components of the plan which included topical areas such as parks and open space, community facilities, urban design, and the accompanying transportation network. The Plan specifically addresses the new community facilities necessary to accommodate new residential development permitted by the proposed plan amendment as well as several aspects of transportation planning. Approximately 75 people attended the Meeting on September 13, Participants were given a presentation of key plan elements and given the opportunity to provide feedback and comment on

376 Supplemental Packet Page #376 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 11 any sections that they felt required additional information. In general, there was limited public feedback pertaining to the overall vision in the Plan, but participants did offer some specific suggestions on topics like land use changes, transit route options, park locations, and sidewalks. Participants also expressed the need to provide a more in depth fiscal analysis. Several people also commented on noise contours and their desire to see residential development at the Loudoun Gateway Station. In general, Staff has retained the common thematic concepts of retaining the most dense and intense uses near the new stations, carefully balancing the overall future density of the planning area while continuing to maintain with the current County policy encouraging compatible development with the Airport Impact Overlay District, and providing a variety of new uses throughout the planning area. The draft plan documents and the public presentation documents can be found at the project website: Transportation Roadway Network Planning and Community Facilities Planning: The transportation roadway network plan and aspects of this topic in the CPAM such as the bicycle/pedestrian network and transit system were presented at the September 13 th public meeting to solicit more feedback on the proposed multi-modal transportation system that will be contained in the plan. The proposed roadway network which has been determined to adequately serve the new development through 2040 is included as Attachment 6. The transportation roadway network has been developed based on the land use typologies, land geographies, projected densities, desired roadway sections and trip generations based on the proposed land uses. The current transportation roadway network illustrated in Attachment 6 is linked to the proposed land use plan in Attachment 5. The proposed roadway network system map indicates that the overall network will function to support the proposed land use mix and arrangement. However, there are small sections of planned roadways that show that projected traffic volumes may exceed roadway capacity during certain peak hours. This is a common effect on roadway function in urban areas with more narrow street sections, high pedestrian traffic, and slower traffic design speeds, particularly around high volume transit stations / facilities. This does not indicate a systemic failure of the land use plan and transportation network, but is an indicator of the slower movement of vehicles over small portions of the dense, urban areas planned in the current proposed land use plan. A more detailed transportation analysis will be presented at the October 14, 2016 TLUC meeting as the detailed analysis is on-going, as of the time of submission of this report. Following a meeting with the Metropolitan Washington Airport Authority (MWAA) in September of 2016, DTCI staff determined the need to provide for a realignment of Shellhorn Drive for several reasons. First, representatives from MWAA stated that the alignment endorsed by the Board in the fall of 2015 will not work for the Authority and must be changed. Secondly, the endorsed alignment causes significant conflicts with the operation of the County s parking garage for the Loudoun Gateway Metro Station. DTCI staff proposed a new alignment to the Board at its October 4, 2016 Business meeting which was approved (8-0-1, Higgins absent). This new alignment is incorporated in Attachment 6. In addition to the transportation planning, Staff has completed preliminary calculations regarding the number of schools needed to support the proposed land use mix, arrangement and density.

377 Supplemental Packet Page #377 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 12 Generally, the current proposed land use plan as depicted in Attachment 5 will generate at least 5300 students requiring three elementary schools, one middle school, and one high school based on current capital facilities criteria for Loudoun County. General locations are suggested within the current draft version of the Silver Line Area CPAM plan documents and are shown in Attachment 7. A point of emphasis is that these maps are simply general indicators of potential areas where schools could conceivably be located based on land availability, proximity to activity and transit centers with the highest density of housing/people, proximity to transportation systems, and proximity to planned urban neighborhoods. Staff recognizes that future land availability, school format (urban versus suburban school types), and market conditions may influence provisions for schools in the planning area. However, the maps provided recognize and quantify the projected needs for this new community type in Loudoun County based on current criteria and standards. Staff recommends that the Board may wish to consider developing a different set of criteria and capital facilities standards for the urban land use designations within the Silver Line Area CPAM. Similarly, parks and recreation facilities (Attachment 8a through 8c) will be required to help support the concept of building complete neighborhoods. Staff is recommending a parks system that contains three types of parks which range from small pocket parks (0.1 to 1.0 acres) to provision for neighborhood parks (up to 30 acres) to provide for public use spaces for residents to recreate and congregate. Similar to the school facilities, the locational maps are general indicators of potential locations of these spaces with the same general considerations. Staff also recognizes that market conditions, individual land development projects, and land availability may influence the provision of these facilities. However, Staff has recommended a minimum provision for the planning area with suggested location concepts that achieves proposed Silver Line CPAM policies and supports the proposed land use plan. Staff has proposed these new facilities location to clearly illustrate the facility needs so that future legislative applications can be evaluated to determine how these community needs will be addressed. In addition, by designating these potential locations in the Plan, a Commission Permit would not be needed thereby minimizing the time to develop these facilities. ISSUES: In order to more effectively meet the goal of having an endorsed CPAM by December/January, staff has been meeting with Board members and/or their aides to gather feedback on the current CPAM. Staff will present a summary of the feedback at the October 14, 2016 TLUC meeting. Staff believes there are certain aspects of the Silver Line CPAM that need further Board direction, so these items can be discussed and evaluated during the upcoming Planning Commission Public Hearing and Work Session. 1. Land Use Plan Alternative A Mixed Use on the East Side of Loudoun County Parkway Within One Mile of the Metro Stations During the public outreach meetings and through meetings with property owners, staff has received requests to change the current designation of Suburban Employment land use found in Attachment 5 to Mixed Use land use (Attachment 9a).

378 Supplemental Packet Page #378 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 13 Pros: Properties are generally within one mile of a proposed metro station; The change makes it consistent with the mixed use designation east of Loudoun County Parkway and south of the Greenway; The properties are outside of the LDN 65; Preliminary Proposals shown by one of the property owners provide for the future alignment of Prentice Drive and a potential new school; and Office Development is consistent within the Mixed Use Designation. Cons: Properties are generally outside ½ mile of a proposed metro station and generally outside of walking distance to a proposed metro station; Properties are separated from the other mixed use areas by a four lane divided roadway (Loudoun County Parkway) which reduces connectivity; The residential component of the mixed use designation generates the need for greater services (e.g., schools, parks,); and The additional mixed use may be too much for the market to absorb and take away from the mixed use areas closer to the metro stations. 2. Land Use Alternative B Urban Residential on the East Side of Loudoun Gateway Station and LDN 65 Contour As discussed in this report, Planning and Zoning Staff is seeking further direction from the Board of Supervisors regarding the support for an Urban Multifamily designation for land area east of the Loudoun Gateway Station (Attachment 9b). The proposed land use plan found in Attachment 5 currently designates this area as Route 28 Business land use as defined in the current Revised General Plan. Pros: Provides for some residential within a mile and ½ of the Loudoun Gateway Metro Station; Supports the recommendations from the Urban Land Institute Technical Assistance Panel, Market Analysis and Best Practices Study, and Scenario Planning Study; and May help support the significant amount of non-residential uses designated within the LDN 65. Cons: Most of the area is already developed for non-residential uses; Potentially takes away from the non-residential tax base; and The urban multifamily designation generates the need for greater services (e.g., schools, parks,).

379 Supplemental Packet Page #379 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page Land Use Alternative C Single Family Residential at the Regency Subdivision and Vantage Pointe Subdivision Staff has received feedback about the land use plan designation of single family for the Regency Subdivision. The proposed land use plan found in Attachment 5 currently designates this area as Single Family Detached land use. Since staff is not recommending new single family uses within the study area and the Regency Subdivision is within a mile of the Ashburn Metro Station, should it be planned for Urban Residential or some other designation for the long term (Attachment 9c). Pros: The new designation recognizes the potential for redevelopment within the long term; Consistent with the staff s recommendation to not support single family detached uses near metro stations; Cons: Residents may be confused by the designation and believe that it may impact their ability to continue to use their property for single family; and A land use category other than single family may be unrealistic in terms of redevelopment potential within the next 10 to 20 years. 4. Land Use Plan Alternative D Mixed Use along Ashburn Village Boulevard During the public outreach meetings with property owners, staff has received requests to change the current designation from the Urban Residential land use category (Attachment 5) to the Mixed Use Medium Buildings land use category (Attachment 9d). Pros: Properties are generally within 1/2 mile of a proposed metro station; The change makes it consistent with the adjacent mixed use designation east of the area The properties are outside of the LDN 65; Cons: The residential component of the mixed use designation generates the need for greater services (e.g., schools, parks,); and The additional mixed use may be too much for the market to absorb and take away from other mixed use areas in the planning area 5. Urban Residential Designation Staff has received feedback regarding the amount of potential single family attached units that could be developed within the study area due to the significant demands they have for

380 Supplemental Packet Page #380 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 15 services such as schools and parks. One alternative would be to further designate the type of housing (urban-style townhomes, age-restricted housing, and multifamily units) that does not demand as many services and/or limit the amount. 6. Identification of Possible Areas for Parks and Schools Staff has received concerns about this issue and whether this needs to be done as proposed (Attachments 7 and 8a 8d). Staff has proposed generalized, potential locations for community facilities and parks to suggest alternatives for where the needed facilities could be placed without specifically designating an exact location. Staff has proposed this to clearly show the facility needs so each rezoning case can be evaluated to determine how these needs will be addressed. In addition, by designating these potential locations in the Plan, a Commission Permit would not be needed thereby minimizing the time to develop these facilities. One option to having these facilities shown on a map would be to describe the general locations and needs within the text of the plan. Additional guidance is needed to determine how to recognize the required fiscal impact and facilities and infrastructure needed to support the proposed land use plan with such critical facilities as schools, public safety facilities and parks. 7. Residential Development in and adjacent to the LDN 65 noise contours of the Airport Impact Overlay District Staff received numerous conflicting comments with regard to allowing future residential development within the LDN 65 portion of the Airport Impact Overlay District. Current Board adopted policy and the zoning ordinance does not support or permit any residential development within this portion of the Overlay District. In September 2015, the Board received a presentation from the County s Market Analysis and Best Practices Study for the Silver Line Area, which was a companion product of the Silver Line Area Land Use Scenario Planning Study, consultants procured to study the issue that recommended maintaining the current policy and ordinance regarding residential units within the LDN 65 contour of the Airport Impact Overlay District. These studies developed recommendations through analysis of airport land use compatibility at several locations in the US and globally to understand how the compatibility issues are resolved. Thus far, Staff has continued to observe the current Board policy and consultant recommendations from the previous study by limiting residential uses to the Ashburn Station area. Staff recommends that TLUC and the Board of Supervisors address this very broad policy issue to affirm the existing policy or provide Staff with different policy direction to apply to this planning area. Staff continues to receive input from citizens, the business community, and stakeholders in the Silver Line CPAM process. Letters recently received from the Northern Virginia Building Industry Association and Economic Development Advisory Commission are found in

381 Supplemental Packet Page #381 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 16 Attachment 11. Staff will continue to refine the land use plan, land use categories and its components text and policies based on the input received from the public and TLUC. Staff will also continue to refine draft policies and text for other chapters and sections of the CPAM to completion, which focus on areas like natural resources, parks, schools, community facilities and services, economic development, transportation, connectivity and affordable housing. Based on comments received, Staff will place emphasis on policies and text pertaining to schools to accommodate new residential development and on the transportation network and connectivity aspects of the plan. In addition, Staff will prepare a comprehensive draft of the plan for review and consideration by the Planning Commission in October 2016 in order to bring the CPAM forward to the Board for a Public Hearing in December A copy of the draft comprehensive plan can be found at Concurrently, Staff will be working with VDOT to submit the companion transportation roadway network plan and multi-modal transportation plan along with the other Silver Line Area CPAM components in order to complete the required VDOT review. Staff has conducted a coordination meeting with VDOT concerning the review of the transportation network plan and the multi-modal transportation system plan that is associated and integrated with the Silver Line Area CPAM and most specifically with the proposed land use plan. As previously reported to the Board during initiation of the planning process, the VDOT review process generally requires a minimum 90 day review period to ensure that the transportation plan(s) meet the functional requirements required by the VDOT and the Code of Virginia. This review process and timing is highly dependent of completion of the Silver Line CPAM plan documents which includes the land use plan, the transportation network plan and the multi-modal transportation system plan. It is highly imperative that the County complete the plan and the Board endorse the plan to the extent possible at the earliest convenience in order to facilitate the VDOT review and complete the planning process with Board approval of the Silver Line CPAM in the most expeditious manner. For this reason, the original schedule for the approval of the CPAM will most likely be delayed by two to three months (March 2017). Staff is scheduled to have the Planning Commission recommendation before the Board s December Public Hearing. After this hearing, the Board has the ability to endorse the plan and forward to VDOT for its review and approval. ALTERNATIVES: 1. The Transportation and Land Use Committee can forward recommendations on the CPAM, to include recommended direction on the issues described in this staff report, to the Board of Supervisors. 2. The Transportation and Land Use Committee can continue discussion on the CPAM. This would delay the VDOT review of the CPAM and would be potentially confusing to the public, as the Planning Commission Public Hearing is scheduled for October 25 th. 3. The Transportation and Land Use Committee could recommend an alternative motion.

382 Supplemental Packet Page #382 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 17 FISCAL IMPACT: Staff has completed a draft of the Potential Fiscal Impacts of the Land Use Changes Proposed in the Silver Line Plan (Attachment 10). This report provides a forecast of the potential fiscal impact of the increase in development envisioned by the Silver Line Comprehensive Plan Amendment. It discusses capital needs and financing costs, and the difference that could be expected between County revenues and operating expenditures. This report also includes a calculation of the potential increase in Metrorail Service Tax District revenues. This fiscal impact analysis: 1. Forecasts capital facility needs and costs. 2. Forecasts the land needed for capital facilities, based on Loudoun County s current capital facility standards. 3. Characterizes the change to the overall fiscal balance within the County based on the proposed land use changes. 4. Forecasts the increase in real property tax revenue to the overall Metrorail Service Tax District. Additional information is provided on capital facilities: Capital facilities needed Total capital costs Total land needed Cumulative financing costs that would be incurred if the County paid for these facilities The results of this study show that the additional development allowed under the proposed plan, as compared to the current Revised General Plan, has the potential to be fiscally positive. However, to achieve that, three things are needed: A balance of nonresidential and residential development, Residential development that generates fewer residents and school children, and Developer contributions that offset capital costs. With a plan and policies to guide this development, market conditions may still lead development to be fiscally negative, if residential development occurs without accompanying nonresidential development. DRAFT MOTIONS: 1. I move that the Transportation and Land Use Committee forward the request for guidance on the six issues identified by Planning Staff in the October 14, 2016 Action Item to the full Board of Supervisors for resolution and direction for Staff to apply to the Silver Line Area Comprehensive Plan Amendment at the earliest convenience.

383 Supplemental Packet Page #383 Item 2, Silver Line CPAM Update Transportation and Land Use Committee October 14, 2016 Page 18 OR 2. I move an alternate motion. ATTACHMENTS: 1. Preliminary Study Area Boundary 2. Proposed Land Use Map (Iteration 1) 3. Developed Land and Planned Land Use 4. Proposed Land Use Map (Iteration 2) 5. Proposed Land Use Map (Iteration 3) and Airport Impact Overlay 6. Proposed Road Network 7. Potential School Locations 8a. Conceptual Pocket Park Locations 8b. Potential Urban Recreation Park Locations 8c. Potential Neighborhood Park Locations 9a. Planned Land Use Alternative A and Airport Impact Overlay (Urban Mixed-Use) 9b. Planned Land Use Alternative B and Airport Impact Overlay (Urban Multi-Family Attached) 9c. Planned Land Use Alternative C and Airport Impact Overlay (Urban Residential) 9d. Planned Land Use Alternative D and Airport Impact Overlay (Urban Mixed-Use) 10. Potential Fiscal Impacts of the Land Use Changes Proposed in the Silver Line Plan 11. Letters from Economic Development Advisory Commission and the Northern Virginia Building Industry Association

384 BROADLANDS CEDAR CLIVEDON DULLES GREENWAY SEVERN ITE PAGODA CHURCH PRENTICE RANDOLPH CHARITABLE TRENT MOOREVIEW OPERATIONS PHILANTHROPIC TEES FOUNDATION EXE SOUTHLAND USK POWERS MOOREVIEW BISSEL LA RED SKIN P A RK INTERCO N NECTI ON OSES STON E R HUNT GUILFORD CAMERON PERFORMANCE SAINT GERMAIN LO RD FAIRFAX SQUIRE CHILUM SMITH SWITCH ESTATE OLDETOWNE EUG EN IA HASTINGS ICE RINK CAPE SULLY BEAUMEADE FILIGREE GRE SH AM WARP SIR TIMOTHY AUTO WORLD UUNET TOWLERN RURITAN COMMERCIAL RETAIL MONTEREY CO LORADO COLUMBIA TABLE DULLES 1 Mile Station Buffer UND RO CHURCH AOL GLENN SHAW BR ODERICK KEYSER BELFORT PARK DRES DEN 1/2 Mile Station Buffer CARS TA G LINDSAY MORAN LOCKRIDGE ACACIA PAC IFIC 1/4 Mile Station Buffer SULLY OCEAN MARKEY "M "M MORAN STERLING PROLOGIS RELOCATION EXECUTIVE DU LLES SUMMIT COMMERCE CENTER LANE GLOBAL REPUBLIC BRY A NT PERIMETER CREEK IND IAN UNDERWOOD B U SIN E SS CONCRETE WILDER FALCON ARIANE GLIDE SLOPE TOUCHDOWN CLEMENS VESTALS GAP FARMWELL CORRO MICHENER PIPELINE TRURO PARISH BASIL HEMINGWAY 1 Mile Station Buffer ASHBURN ELLZEY GLEBE VIEW AWBREY FAULKNER WAXPOOL RED RUM ASHBURN VILLAGE BELMONT RIDGE 1/2 Mile Station Buffer DEMOTT VILLAGE 1/4 Mile Station Buffer RID GE WAY IDGE WYNR OLD RYAN ALFORD CROSON SHELLHORN VINEGAR HILL MOOREFIELD BELLE TERRA STATE CLAIBORNE FOREST MANOR LOUDOUN COUNTY ALK N OR W WESTWIND RYAN REGAL WOOD MERCURE OLYMPIA FAIRHUNT MARKHAM PLYMOUTH TITHABLES TR AIL CHICKACOAN WILD TIMBER BRONTE LIVERPOOL TRASK NOVI CATALINA FLIGHT CREW TOWN FU LLERTON ROMANS HOWE GRACE BRIDGE HUXLEY MILF O RD AUCTION BARN YUKON IANNIS SPRING LAURIER HYDE PARK HARTLEY COCHRANS LOCK TR APPE ROCK MOSAIC AVONWORTH CANDICE WATER RUN TRAIL HIGHVIE W CHISHOLM CARNEGIE CENTERGATE VAL AOSTA CLARENDON NORTHSTAR BARRISTER WINDSOR LOCKS CAM BRIDGEPORT S TILL CREEK PINE TOP FOREST RUN RIVA H F ELI CIT Y A PPER CL ST THERESA SCAR A B ELMONT GLEN FITZGERALD S AW Y ER MEAD OW GOLDE N S MALL C REEK REAMY CHADDS FORD F UL TO N H AM ASHBURN VILLAGE URG TWAIN SANDB BRANCH E AG O S RUN BROADLANDS SHADY WOOD STUR M AN FARMWELL MARSH LUDLUM ASH B URN COLU M BU S DEEPWO OD S PRINGS HALEY ATHERTON HUMBO REYNWOOD BLUESTONE LT FARMW ELL HUNT DOWN BUCKLEY ING ABBOTT RI SHEFFIELD KISKO ARDMORE D ERS WELB Y MILLAY FROST FLING GOO DWIN MEARS ELL ME RIO CATTON FOYT EVERG OLD REGENCY RYAN CORNE R LOUDOUN STATION CLAUDE MOORE STONE HOLLO W CR ESTED DILWORT H STATION WILMAR DOL O MITE ILLS VERDE GA TE HOLLYHOCK ZION CHAPEL L CAPRI PORTICO QUICKSILVER OATLA NDS GROVE UN ISON KNO L L VICKERY QUANTE COURTLAND PARK PARK ARBOR VIEW ANGELIQUE BARNSTEAD GREENSIDE LAG O STELLA BEC KETT LEANNE NAUGATUCK BO WENS W H ARF HIGHGATE SIN POCO BLUE ELDER GLEN MECHANICSVILLE H UNT AIRMONT ALLIS ON LADBROOK ADDLESTONE L UPI NE ASHTON WOODS LEGACY PARK IEW WHITE IBIS EVERSOLE N SPERRIN MALIN AMBERLY AINSLEY SUNSTONE WI N TER LAKE TOWNSEND RINGNECK WEYBR IDGE IRED THORNHILL DARBY BANKBARN OATYER ARORA HE IGHTS CHARITY ZUKNICK CRANE FAULKNER AV E NS LONDON MONMOUTH VESTRY BURNT HICKORY WELTY ING ME A T STE FRA CROS S ING CHANN KING S MUNDAY COVENT GARDEN LADYSLIPPER HILL OMEARA BAR ROC K INGLEWOOD LARCHMONT RED SHALE ST IL LWATER RESERVOIR RIDGE METRO CENTER CHERTSEY ARKV P DEVIN SHA FRO N QUAIL POND QUAIL C R EEK PAR K OGILVIE TEAL BRIAR MACAULEY GALBRAITH DIGITAL LOUDOUN F AIRLAWN BITTNER AMBERLEIGH FARM VAL VARAITA LONSDALE EARLY LIGHT FLAGSTAFF REDEEMER NEW WILLINGTON JON M AIRE MAISON CARREE HIGHCROFT OCEAN CLIF F RHOA DES AMENDOLA FOREST VIEW LANDING T TS BRIDGE CATHER SHELLHORN ARUNDELL HOLL O WIND HILLMONT DOBSON SILO CREEK OAKVILLE REILLY DRY RIDG E KER ICKEN BA C R POOLE VIRGINIA OAK LOGANWOOD ING POND HAWKSBURY SA N DHU RST BELLAIR GL YNDEBOURNE CROSSWIND STO NESTILE CENTRAL STATION VANTAGE POINTE PARK GLENN THO R NB LADE RAVENGLASS BOWDOIN PINE RIDGE ARMSTRONG VAN GEISON WENSUM WITHAM TIVOLI LAMOREAUX CHADWIC K HIG H HA V EN Z ULLA MANOR PARKLAND FARMS SETTLERS TRAIL VIENNA GREEN CHASE ZU LLA HIGHCREST BROOKSH ADE SWEET ANDREA MAGELLAN WAT S ON HEIGHTS LIVINGSTON CORTEZ CARTIE R LASALLE PAS CALE NORTH BROWN LANTANA OLMSTED GLENSIDE ROCKSLIDE CATE RHA M LOIS THUNDER OLD OX SUNBURY EVERGREEN RIDGE MINERVA PECOS MERIDIAN HILL FRONTIER BRONSTEIN SAGE MEADOW RESERVE LOUDOUN LU CKE TUCKER ROCKROSE WELBOURNE WOODS MOUNTVILLE W OODS QU EENS B RIDGE LINDSEY PATCH Legend Small Area Plan Boundary COBHAM TUMBLE TREE HALBURTON MOUNT HOPE Distance from Metrorail Station OAK POST SOUTHERN WALK 0.25 Miles PALLAN 0.5 Miles MARQUIS 1 Mile Airport Impact Overlay Zone Airport Impact Overlay Zone VALLE DUCALE LDN60 BRANCH LDN65 LOS T O UNT BRAEM DULLES GREENWAY CLAIBORNE Potential Alternative Land Use Future Land Use Designation R DRE DEI Airport Property SOPHIA OREFIELD VINO ROSSO LANDMARK LOUDOUN COUNTY Floodplain/Designated Open Space MANOR WELBOR NE H AVEN Parks/Community Facilities IN RIDGE LOST CREEK CONK L ZAKIM MCVI CKER REARDON Single Family Detached MELVILLE Urban Residential SIMON E T BLANC Urban Multifamily Attached FLOWING SPRING CEDAR FOREST Compact, Walkable Non-Residential Suburban Employment RECTORS CHASE CLAIBORNE EDSON Compact, Walkable Employment Urban Mixed Use, Medium Buildings BALBOA Urban Mixed Use, Tall Buildings HEIGHTS Route 28 Core MIRROR POND BULWARK Route 28 Business DELE O N SPRING SPLENDOR EMPEROR WEATHER SERVICE HANWORTH WHELPLEHILL JOSH DUNLOP HEIGHTS RUSHMORE DUCATO CHARM AY RUN ROS E SPARTINA Route 28 Industrial Miles F P OND STOCKHAM KICKS KLEIN SMITH KLONDIKE CONQUEST WOO LSEY TOURMALINE OLYMPIA CREIGHTON SILVER LINE AREA Comprehensive Plan Amendment Attachment 2 Supplemental Packet Page #384 Suburban Employment and Compact, Walkable Non-Residential to Urban Mixed Use, Medium Compact, Walkable Employment to Urban Mixed Use, Medium Planned Land Use Alternative A

385 BROADLANDS CLIVEDON DULLES GREENWAY SEVERN BELMONT RIDGE PAGODA TUMBLETREE CHURCH PRENTICE RANDOLPH CHARITABLE MOOREVIEW OPERATIONS PHILANTHROPIC FOUNDATION EXE SOUTHLAND USK POWERS MOOREVIEW BISSEL RED SKIN PA RK INTERCO N NECTI ON GUILFORD PERFORMANCE SQUIRE CHILUM EUGE NI A HASTINGS CAPE SULLY FILIGREE WARP BEAUMEADE TOWLERN AUT O WORLD RURITAN COMMERCIAL MONTEREY COLORADO COLUMBIA DULLES RETAIL 1 Mile Station Buffer CHURCH AOL GLENN SHAW LOCKRIDGE BRODERICK KEYSER BELFORT PARK DRES D EN 1/2 Mile Station Buffer CARS TA G LINDSAY MORAN ACACIA 1/4 Mile Station Buffer SULLY OCEAN MARKEY "M "M MORAN PACI FIC STERLING PROLOGIS RELOCATION EXECUTIVE DULL ES SUMMIT LANE GLOBAL REPUBLIC BRY A NT PERIMETER CREEK IAN IND UNDERWOOD B U SINE SS CONCRETE WILDER FALCON ARIANE TOUCHDOWN ESTATE SMITH SWITCH G RES HAM UND TABLE RO UUNET VESTALS GAP FARMWELL MICHENER PIPELINE TRURO PARISH CORRO BASIL HEMINGWAY 1 Mile Station Buffer ASHBURN ELLZEY GLEBE VIEW AWBREY FAULKNER WAXPOOL RED RUM ASHBURN VILLAGE 1/2 Mile Station Buffer DEMOTT VILLAGE 1/4 Mile Station Buffer RIDG EWAY WYNRIDGE OLD RYAN ALFORD CROSON SHELLHORN VINEGAR HILL MOOREFIELD BELLE TERRA CLAIBORNE LOUDOUN COUNTY FOREST MANOR STATE ALK N OR W WESTWIND RYAN REGAL WOOD MERCURE OLYMPIA FAIRHUNT MARKHAM PLYMO UTH TITHABLES TRAIL CHICKACOAN WILD TIMBER TRASK NOVI CATALINA FLIGHT CREW GLIDE SLOPE OSES STON E R SAINT GERMAIN LO RD FAIRFAX OLDETOWNE ICE RINK SIR TIMOTHY COMMERCE CENTER HUNT CAMERON TOWN FE LI CIT Y APPE R CL CLEMENS S AWY EADOW ST THERESA S MALL SCAR A B ELMONT GLEN FITZGERALD ER C REEK REAMY CHADDS FORD F ULT ON HA M ASHBURN VILLAGE URG TWAIN GOLDE N M SANDB BRANCH E AG OS RUN BROADLANDS SHADY W OOD STUR M AN FARMWELL MARSH ASHB URN COLUM BUS DEEPWOOD FU L LERTON WELBY GRACE BRIDGE ROMANS HOWE MILLAY FROST FLING GOO DWIN BRONTE LIVERPOOL MEARS FOYT EVERGOLD HUXLEY REGENCY RYAN CORNER MILFO RD AUCTION BARN YUKON IANNIS SPRING LAURIER HYDE PARK HARTLEY COCHRANS LOCK TRAPPE ROCK MOSAIC LOUDOUN STATION CLAUDE MOORE AVONWORTH CANDICE WATER RUN STONE HOLLO W DILWORTH DEVIN SHA FR ON QUAIL POND CRESTED QUAIL S PRINGS LUDLUM HALEY ATHERTON CEDAR HUMBO REYNWOOD BLUESTONE LT ABBOTT N ME RIO MALIN CATTON AMBERLY AINSLEY WI N TER LAKE TRAIL OGILVIE TEAL BRIAR HIGHVIEW MACAULEY CHISHOLM STATION BITTNER CARNEGIE AMBERLEIGH FARM FARMWELL HUNT DOWNING BUCKLEY SUZANNE HOPE RIDERS SHEFFIELD ARDMORE KISKO ELL IRED THORNHILL DARBY SPERRIN BANKB ARN OATYER ARORA HEIGHTS CHARITY ZUKNICK W O ODWO RTH CRANE FA ULKNER AVENS LONDON MONMOUTH VESTRY BURNT HICKORY WELTY ING STE A TIT ME CHANN SHELLHORN ARUNDELL FRA HOLL OWIND CROS S E KING S HILLMONT ING COVENT GARDEN DOBSON SILO CREEK DRY MUNDAY HILL INGLEWOOD SUNSTONE RESERVOIR RIDGE METRO CENTER LADYSLIPPER OAKVILLE OMEARA ACKER RIDG E POOLE RICKENB VIRGINIA OAK ING POND PATCH SA N DHU RST LARCHMONT COBHAM HAWKSBURY BELLAIR HALBURTON CROSSWIND MAPLETON MOUNT HOPE OAK POST GLYNDEBOURNE SOUTHERN WALK STO NESTILE HERITAGE OAK CENTRAL STATION PAL LAN RED SHALE STILLW ATER Legend MARQUIS VANTAGE P OINTE Small Area Plan Boundary C REEK PAR K PARK GLENN Distance from Metrorail Station GALBRAITH THO R NB LADE 0.25 Miles DIGITAL LOUDOUN SUMMERSWEET ALLSPICE VALLE DUCALE VAL VARAITA 0.5 Miles BRANCH LONSDALE WILMAR 1 Mile LOST LAG O STELLA CENTERGATE EMOUNT BRA RAVENGLASS DULLES GREENWAY Potential Alternative Land Use VAL AOSTA EARLY LIGHT Future Land Use Designation BECKETT FLAGSTAFF IRDRE CLARENDON NORTHSTAR DE Airport Property OREFIELD PEUGH LEANNE BARRISTER WINDSOR LOCKS NEW WILLINGTON CAMBRIDGEPORT NAUGATUCK REDEEMER CLAIRE VINO ROSSO LANDMARK Floodplain/Designated Open Space PINE RI DGE MAISON CARREE STI LL CREEK MANOR WELBOR NE H AVEN PINE TOP VAN GEISON HIGHCROFT FOREST RUN LA RIVA H DOL O MITE ILLS VERDE GATE HOLLYHOCK ZION CHAPEL L WENSUM ARMSTRONG IN RIDGE OCEAN CLIFF BOWENS WH ARF VIA VENETO Parks/Community Facilities LOST CREEK CONKL RHOA DES AMENDOLA ZAKIM MCVI CKER REARDON CLAIBORNE Single Family Detached FOREST VIEW MELVILLE THORNCROFT T TS BRIDGE WITHAM CAPRI TIVOLI Urban Residential HIGHGATE SIMONE T SIN POCO BLUE ELDER CHADWICK HIG H HA V E N L U CKE GLEN Z ULLA MANOR Urban Multifamily Attached FLOWING SPRING PARKLAND FARMS SETTLERS TRAIL VIENNA GREEN BLANC MECHANICSVILLE Compact, Walkable Non-Residential HUNT TUCKER AIRMONT WELBOURNE WOODS ZULLA PORTICO HIGHCREST QUICKSILVER OATL A NDS GROVE CHASE MOUNTVILLE WOODS Suburban Employment RECTORS CHASE UNIS ON KNO LL BROOKSH ADE SWEET ANDREA QU EENSBRIDGE ALLIS ON VICKERY QUANTE WATS ON HEIGHTS COURTLAND PARK MAGELLAN CLAIBORNE EDSON Compact, Walkable Employment PARK LIVINGSTON LANTANA ARBOR VIEW ANGELIQUE CORTEZ CARTIER LASALLE PASCALE Urban Mixed Use, Medium Buildings NORTH BROWN OLMSTED BARNSTEAD GLENSIDE LINDSEY HEIGHTS GREENSIDE LADBROOK ADDLESTONE Urban Mixed Use, Tall Buildings L UP INE ASHTON WOODS ROCKSLIDE LEGACY PARK WHITE IBIS EVERSOLE W EY BRID GE CHERTSEY CATE RHA M Route 28 Core ARKVIEW MIRROR POND P BULWARK SWEET PEA LOIS RINGNECK THUNDER OLD OX SUNBURY EVERGREEN RIDGE MINERVA PECOS MERIDIAN HILL FRONTIER BRONSTEIN S AGE MEADOW RESERVE LOUDOUN DE LEO N SPRING SPLENDOR EMPEROR WEATHER SERVICE HANWORTH WHELPLEHILL JOSH DUNLOP HEIGHTS RUSHMORE DUCATO CHARM AY RUN ROS E LOUDOUN COUNTY Route 28 Business Route 28 Industrial Miles F P OND STOCKHAM KLEIN SMITH KLONDIKE CONQUEST WOOL SEY TOURMALINE CREIGHTON SILVER LINE AREA Comprehensive Plan Amendment Urban Residential to Urban Mixed Use, Medium Attachment 3 Supplemental Packet Page #385 Planned Land Use Alternative B

386 BROADLANDS CEDAR CLIVEDON DULLES GREENWAY SEVERN ITE PAGODA CHURCH PRENTICE RANDOLPH CHARITABLE TRENT MOOREVIEW OPERATIONS PHILANTHROPIC TEES FOUNDATION EXE SOUTHLAND USK POWERS MOOREVIEW BISSEL LA RED SKIN P A RK INTERCO N NECTI ON GUILFORD PERFORMANCE SQUIRE CHILUM EUG EN IA HASTINGS CAPE SULLY BEAUMEADE FILIGREE WARP AUTO WORLD TOWLERN RURITAN COMMERCIAL RETAIL MONTEREY CO LORADO COLUMBIA DULLES 1 Mile Station Buffer CHURCH AOL GLENN SHAW BR ODERICK KEYSER BELFORT PARK DRES DEN 1/2 Mile Station Buffer CARS TA G LINDSAY MORAN LOCKRIDGE ACACIA PAC IFIC 1/4 Mile Station Buffer SULLY OCEAN MARKEY "M "M MORAN STERLING PROLOGIS RELOCATION EXECUTIVE DU LLES SUMMIT LANE GLOBAL REPUBLIC BRY A NT PERIMETER CREEK IND IAN UNDERWOOD B U SIN E SS CONCRETE WILDER FALCON ARIANE TOUCHDOWN SMITH SWITCH ESTATE GRE SH AM TABLE UND RO UUNET VESTALS GAP FARMWELL CORRO MICHENER PIPELINE TRURO PARISH BASIL HEMINGWAY 1 Mile Station Buffer ASHBURN ELLZEY GLEBE VIEW AWBREY FAULKNER WAXPOOL RED RUM ASHBURN VILLAGE BELMONT RIDGE 1/2 Mile Station Buffer DEMOTT VILLAGE 1/4 Mile Station Buffer RID GE WAY IDGE WYNR OLD RYAN ALFORD CROSON SHELLHORN VINEGAR HILL MOOREFIELD BELLE TERRA STATE CLAIBORNE FOREST MANOR LOUDOUN COUNTY ALK N OR W WESTWIND RYAN REGAL WOOD MERCURE OLYMPIA FAIRHUNT MARKHAM PLYMOUTH TITHABLES TR AIL CHICKACOAN WILD TIMBER BRONTE LIVERPOOL TRASK NOVI CATALINA FLIGHT CREW GLIDE SLOPE OSES STON E R SAINT GERMAIN LO RD FAIRFAX OLDETOWNE ICE RINK SIR TIMOTHY COMMERCE CENTER HUNT CAMERON TOWN CLEMENS FU LLERTON ROMANS HOWE GRACE BRIDGE HUXLEY MILF O RD AUCTION BARN YUKON IANNIS SPRING LAURIER HYDE PARK HARTLEY COCHRANS LOCK TR APPE ROCK MOSAIC AVONWORTH CANDICE WATER RUN TRAIL HIGHVIE W CHISHOLM CARNEGIE CENTERGATE VAL AOSTA CLARENDON NORTHSTAR BARRISTER WINDSOR LOCKS CAM BRIDGEPORT S TILL CREEK PINE TOP FOREST RUN RIVA H F ELI CIT Y A PPER CL ST THERESA SCAR A B ELMONT GLEN FITZGERALD S AW Y ER MEAD OW GOLDE N S MALL C REEK REAMY CHADDS FORD F UL TO N H AM ASHBURN VILLAGE URG TWAIN SANDB BRANCH E AG O S RUN BROADLANDS SHADY WOOD STUR M AN FARMWELL MARSH LUDLUM ASH B URN COLU M BU S DEEPWO OD S PRINGS HALEY ATHERTON HUMBO REYNWOOD BLUESTONE LT FARMW ELL HUNT DOWN BUCKLEY ING ABBOTT RI SHEFFIELD KISKO ARDMORE D ERS WELB Y MILLAY FROST FLING GOO DWIN MEARS ELL ME RIO CATTON FOYT EVERG OLD REGENCY RYAN CORNE R LOUDOUN STATION CLAUDE MOORE STONE HOLLO W CR ESTED DILWORT H STATION WILMAR DOL O MITE ILLS VERDE GA TE HOLLYHOCK ZION CHAPEL L CAPRI PORTICO QUICKSILVER OATLA NDS GROVE UN ISON KNO L L VICKERY QUANTE COURTLAND PARK PARK ARBOR VIEW ANGELIQUE BARNSTEAD GREENSIDE LAG O STELLA BEC KETT LEANNE NAUGATUCK BO WENS W H ARF HIGHGATE SIN POCO BLUE ELDER GLEN MECHANICSVILLE H UNT AIRMONT ALLIS ON LADBROOK ADDLESTONE L UPI NE ASHTON WOODS LEGACY PARK IEW WHITE IBIS EVERSOLE N SPERRIN MALIN AMBERLY AINSLEY SUNSTONE WI N TER LAKE TOWNSEND RINGNECK WEYBR IDGE IRED THORNHILL DARBY BANKBARN OATYER ARORA HE IGHTS CHARITY ZUKNICK CRANE FAULKNER AV E NS LONDON MONMOUTH VESTRY BURNT HICKORY WELTY ING ME A T STE FRA CROS S ING CHANN KING S MUNDAY COVENT GARDEN LADYSLIPPER HILL OMEARA BAR ROC K INGLEWOOD LARCHMONT RED SHALE ST IL LWATER RESERVOIR RIDGE METRO CENTER CHERTSEY ARKV P DEVIN SHA FRO N QUAIL POND QUAIL C R EEK PAR K OGILVIE TEAL BRIAR MACAULEY GALBRAITH DIGITAL LOUDOUN F AIRLAWN BITTNER AMBERLEIGH FARM VAL VARAITA LONSDALE EARLY LIGHT FLAGSTAFF REDEEMER NEW WILLINGTON JON M AIRE MAISON CARREE HIGHCROFT OCEAN CLIF F RHOA DES AMENDOLA FOREST VIEW LANDING T TS BRIDGE CATHER SHELLHORN ARUNDELL HOLL O WIND HILLMONT DOBSON SILO CREEK OAKVILLE REILLY DRY RIDG E KER ICKEN BA C R POOLE VIRGINIA OAK LOGANWOOD ING POND HAWKSBURY SA N DHU RST BELLAIR GL YNDEBOURNE CROSSWIND STO NESTILE CENTRAL STATION VANTAGE POINTE PARK GLENN THO R NB LADE RAVENGLASS BOWDOIN PINE RIDGE ARMSTRONG VAN GEISON WENSUM WITHAM TIVOLI LAMOREAUX CHADWIC K HIG H HA V EN Z ULLA MANOR PARKLAND FARMS SETTLERS TRAIL VIENNA GREEN CHASE ZU LLA HIGHCREST BROOKSH ADE SWEET ANDREA MAGELLAN WAT S ON HEIGHTS LIVINGSTON CORTEZ CARTIE R LASALLE PAS CALE NORTH BROWN LANTANA OLMSTED GLENSIDE ROCKSLIDE CATE RHA M LOIS THUNDER OLD OX SUNBURY EVERGREEN RIDGE MINERVA PECOS MERIDIAN HILL FRONTIER BRONSTEIN SAGE MEADOW RESERVE LOUDOUN LU CKE TUCKER ROCKROSE WELBOURNE WOODS MOUNTVILLE W OODS QU EENS B RIDGE LINDSEY PATCH Legend Small Area Plan Boundary COBHAM TUMBLE TREE HALBURTON MOUNT HOPE Distance from Metrorail Station OAK POST SOUTHERN WALK 0.25 Miles PALLAN 0.5 Miles MARQUIS 1 Mile Airport Impact Overlay Zone Airport Impact Overlay Zone VALLE DUCALE LDN60 BRANCH LDN65 LOS T O UNT BRAEM DULLES GREENWAY CLAIBORNE Potential Alternative Land Use Future Land Use Designation R DRE DEI Airport Property SOPHIA OREFIELD VINO ROSSO LANDMARK LOUDOUN COUNTY Floodplain/Designated Open Space MANOR WELBOR NE H AVEN Parks/Community Facilities IN RIDGE LOST CREEK CONK L ZAKIM MCVI CKER REARDON Single Family Detached MELVILLE Urban Residential SIMON E T BLANC Urban Multifamily Attached FLOWING SPRING CEDAR FOREST Compact, Walkable Non-Residential Suburban Employment RECTORS CHASE CLAIBORNE EDSON Compact, Walkable Employment Urban Mixed Use, Medium Buildings BALBOA Urban Mixed Use, Tall Buildings HEIGHTS Route 28 Core MIRROR POND BULWARK Route 28 Business DELE O N SPRING SPLENDOR EMPEROR WEATHER SERVICE HANWORTH WHELPLEHILL JOSH DUNLOP HEIGHTS RUSHMORE DUCATO CHARM AY RUN ROS E SPARTINA Route 28 Industrial Miles F P OND STOCKHAM KICKS KLEIN SMITH KLONDIKE CONQUEST WOO LSEY TOURMALINE OLYMPIA CREIGHTON SILVER LINE AREA Comprehensive Plan Amendment Attachment 4 Supplemental Packet Page #386 Route 28 Business to Compact, Walkable Non-Residential Planned Land Use Alternative C

387 Supplemental Packet Page #387 Attachment 5