tab 18 - loudoun now · town council has discussed this topic at meetings on september 13, 2016,...

Date of Council Meeting: October 10, 2017

TOWN OF LEESBURG

TOWN COUNCIL MEETING

Subject: Downtown Parking Ratios and Alternative Parking Provisions

Staff Contact: Brian Boucher, Deputy Director

Susan Berry Hill, Director, Planning and Zoning

Council Action Requested: None at this time as the item is for discussion.

Staff Recommendation: Staff recommends that Council consider the information and

recommendations presented in the attached report, and to discuss them at the October 23, 2017

work session.

Commission Recommendation: None at this time.

Fiscal Impact: None at this time.

Work Plan Impact: None at this time.

Executive Summary: On May 23, 2017, Town Council approved Resolution 2017-086 to

initiate amendments to the Leesburg Zoning Ordinance for the purpose of revising residential

and non-residential parking ratios in the B-1 zoning district and H-1 overlay district, and to

amend Section 11.4, Alternative Parking Provisions as necessary to assure compatibility with

the proposed parking ratios. Provisions in this section include parking payment in-lieu and the

‘500-foot rule’ whereby no on-site parking is required for non-residential use that is within 500

feet of a public parking garage or surface lot. The resolution also authorized staff to procure

professional services for work on these amendments. The attached report is prepared by

Wells+ Associates and it provides background information and recommmendations for

Council’s consideration. The report will be presented at the Town Council meeting on October

10th and a work session has been scheduled for October 23rd to discuss the recommendations.

Background: Town Council has discussed this topic at meetings on September 13, 2016,

February 27, 2017, April 24, 2017, and May 23, 2017 at which Council has focused on

parking issues and potential solutions in the downtown. At the May 23rd meeting, Council

approved a resolution to direct staff to work with the assistance of a professional consultant

to review parking ratio requirements in the downtown for residential and non-residential uses

and also to consider changes to the Zoning Ordinance Section 11.4, Alternative Parking

Provisions which includes options for reducing the requirements for providing on-site

parking spaces. Staff hired Wells + Associates to research parking ratios and provide

recommendations for updating Leesburg’s parking ratios and Section 11.4. As a part of this

TAB 18

Downtown Parking Ratios

October 10, 2017

study process, staff has conducted two studies to assess parking supply and parking demand

in the downtown. Regarding parking supply, counts have been taken to quantify all public

parking spaces including garage, surface lot, and on street parking spaces. Residential

parking permit areas have been factored into this parking space count. This study gives the

Town an accurate assessment of available public parking spaces. Staff also conducted a

count of private parking spaces to ascertain an accurate count of spaces. While these spaces

typically cannot be used for public parking, staff is of the opinion that it is a underutilized

resource that Council may wish to include in considerations of possible parking solutions in

the downtown.

A second study was conducted to assess parking demand. Staff reprised the 2015 parking

demand study which assessed parking usage for all public parking facilities (garage, surface

lots and on-street spaces) at various times during the day and days of the week. Staff

conducted this study during the month of September using the same study methodology that

was used in 2015. Results from this study will quantify how parking demand downtown has

changed in the past two years both in terms of location and extent of parking demand.

On October 10th, Wells + Associates and staff will present the study results on supply and

demand for parking downtown; factors that affect parking supply and demand; reseach on

residential and non-residential parking ratios; and recommendations for updated parking

ratios. Staff will present recommendations on Zoning Ordinance Section 11.4 which

includes the parking payment in-lieu provisions and ‘500-foot rule’. Lastly, staff will make

suggestions for future steps to consider including monitoring parking demand downtown and

interim steps to increasing parking supply should Council wish to do so.

Attachment: Study of Residential – Commercial Parking Ratios and Alternative Parking

Provisions by Wells + Associates dated October 5, 2017

TOWN OF LEESBURG

Residential ‐ Commercial Parking Ratios and Alternative Parking Provisions in the B‐1 District

Leesburg, Virginia

October 5, 2017

Prepared by: Wells + Associates


October 5, 2017

TABLE OF CONTENTS

PAGE

SECTION 1 ‐ INTRODUCTION ________________________________________________ 1

SECTION 2 ‐ EXISTING PARKING CONDITIONS ________________________________ 3 PARKING INVENTORY ................................................................................................................ 5 Public Parking ................................................................................................................ 5 Table 2.1: Existing Public Parking and Capacity ..................................................... 5 Private Off‐Street Parking ............................................................................................. 7 Table 2.2: Existing Private and Public Parking Capacity ......................................... 8 PREVIOUS PARKING STUDIES, INFORMATION, AND DATA ....................................................... 8 Parking Demands and Capacity .................................................................................... 8 Table 2.3: Downtown Leesburg Cumulative Peak Parking Occupancies ................ 9 Observed Parking Climate in Downtown ...................................................................... 9 PARKING RATIOS AND ALTERNATIVE PARKING REQUIREMENTS IN THE B‐1 DISTRICT ......... 10 Current Park Ratios ..................................................................................................... 10 Alternative Parking Requirements .............................................................................. 10 Table 2.4: Off‐Street Parking Requirements (Select Uses) .................................... 11

SECTION 3 ‐ RESEARCH AND BEST PRACTICES _______________________________ 12 INDUSTRY STANDARDS AND BEST PRACTICES ........................................................................ 12 Table 3.1: Parking Rate Comparison ..................................................................... 13 DOWNTOWN LEESBURG SPECIFIC FACTORS .......................................................................... 18

SECTION 4 ‐ DETERMINATION OF APPROPRIATE PARKING RATIOS FOR DOWNTOWN ................................................................................................ 21

PROPOSED PARKING RATIOS .................................................................................................. 22 Table 4.1: Existing and Proposed Parking Requirements ..................................... 23

SECTION 5 ‐ CONCLUSIONS AND RECOMMENDATIONS ........................................... 25


October 5, 2017

LIST OF FIGURES

FIGURE TITLE PAGE 1.1 Downtown Leesburg, Virginia ................................................................................. 2 2.1 Downtown Parking Inventory Overview ................................................................. 4 2.2 Residential Permit Parking Zones ........................................................................... 7

3.1 Leesburg Transit Service ....................................................................................... 20

4.1 500 Foot and 1,000 Foot Walksheds .................................................................... 24

LIST OF TABLES

TABLE TITLE PAGE 2.1 Existing Public Parking and Capacity ....................................................................... 5 2.2 Existing Private and Public Parking and Capacity ................................................... 8 2.3 Downtown Leesburg Cumulative Peak Parking Occupancies ................................. 9 2.4 Off‐Street Parking Requirements (Select Uses) .................................................... 11 3.1 Parking Rate Comparison ...................................................................................... 13 4.1 Existing and Proposed Parking Requirements ...................................................... 23


October 5, 2017

LIST OF APPENDICES APPENDIX TITLE A Downtown Leesburg Parking Inventory and Quadrant Maps B Downtown Leesburg Residential Parking Permit Zones Map C 2015 and 2017 Parking Occupancy Data D Town of Leesburg Zoning Ordinance Changes E SmartCode Information


October 5, 2017

SECTION 1

INTRODUCTION This report presents a review of the current parking requirements for residential and commercial uses in the downtown area of Leesburg, Virginia. The downtown Leesburg study area is shown in Figure 1.1. Specifically, this parking study recommends appropriate updates to the residential and commercial parking ratios in the Town of Leesburg Zoning Ordinance that includes alternative parking provisions within the B‐1 (Downtown) District. Any updates to the Zoning Ordinance are intended to promote economic development in the downtown area and to encourage and incentivize small infill residential development or conversions of existing buildings while still maintaining a Central Business District (CBD) in downtown. The primary goals of this parking review are to: Assure that there is sufficient parking supply to meet demand and not over or

undersupply parking downtown;

Allow flexibility for development and reuse of existing buildings creating a vibrant mix of uses as market conditions may dictate;

Recommend clear regulations that are easy to apply and administer;

Assure that updated parking regulations do not inadvertently result in negative impact to existing neighborhoods that surround the downtown.

The study considers whether existing residential and nonresidential Town required parking ratios can be reduced while ensuring that sufficient parking supply will meet the various parking demands and achieve a relatively good balance of land uses. In addition, the study evaluates the parking payment in lieu option of the Zoning Ordinance, Alternative Parking Provisions (Section 11.4), and the requirement for parking to be provided within 500 feet of a public parking facility.

1


October 5, 2017

FIGURE 1.1 DOWNTOWN LEESBURG, VIRGINIA

2


October 5, 2017

SECTION 2 EXISTING PARKING CONDITIONS This section reviews existing parking conditions within the B‐1 (Downtown) District, including:

A. An inventory of public and private parking,

B. Information and data gathered from previous studies, and

C. Review of current parking ratios for residential and nonresidential uses in the B‐1 District, including the Alternative Parking Provisions Section 11.4 of the Zoning Ordinance.

Figure 2.1 depicts the results of downtown Leesburg parking inventory with block coding.

3


October 5, 2017

FIGURE 2.1 DOWNTOWN PARKING INVENTORY OVERVIEW

4


October 5, 2017

PARKING INVENTORY Public Parking

Public Parking are those spaces available to the general public, regardless of trip purpose. They include garages, surface lots, and on‐street parking spaces. A parking inventory recently completed by the Town shows that approximately 2,595 public off‐street and on‐street parking spaces are available in the downtown area. The facility type and its capacity are summarized on the following table.

Inventory quadrant maps of downtown parking are shown in Appendix A.

Town Hall Garage is town owned and open to the public at all times. Monday through Friday, the garage is free for the first hour and is $1.00 per hour after that, with a maximum fee of $10.00. An additional hour of parking is free with merchant validation. Parking is free after 7pm during the week, all day on weekends and on state holidays.

The town offers 130 parking spaces for monthly rental. A reserved space is $60/month and an unreserved space is $40/month. Currently, 90 spaces are reserved and 40 spaces are unreserved. A waiting list exists for five (5) reserved spaces and 23 unreserved spaces. Note that a space in a new parking structure is estimated to cost $25,000 per space and at a rate of $60 per month, it would take approximately 35 years to recoup its construction cost.

Table 2.1Existing Public Parking and Capacity

FACILITY CAPACITY

Town Hall Garage 362

Church Street Lot 44

Liberty Street Lot 116

Pennington Lot/Garage (Planned) 851

Semones Lot (Planned) 31

County Government Center Garage 400

Courts Complex (Planned) 29

Subtotal Off‐Street Spaces 1,833

On‐Street – Metered 130

On‐Street ‐ Permit 133

On‐Street (including 12 handicap) 499

Subtotal On‐Street Spaces 762

Total Public Parking Spaces 2,595

5


October 5, 2017

Liberty Street Lot is town owned and open to the public at all times with no fee, however, overnight parking is prohibited.

Church Street Lot is a temporary town operated lot open to the public. Pay‐to‐Park hours are Monday through Friday from 8am to 5pm, at $1.50 per hour. Parking is free on weekends, holidays and after 5pm on weekdays. The pay station accepts cash (bills and coins) and major credit cards. Patrons can also pay using the Parkmobile app on smartphones.

Pennington Lot, Semones Lot, and Courts Complex are county owned lots planned for changes with the expansion of the County Courthouse. Parking is used by court visitors and staff during weekdays and is open to the public on evenings and weekends.

County Government Center Garage is county owned and open to the public on nights and weekends. On‐Street Spaces are provided in the core downtown area at a fee of $1.50 per hour, for a maximum of two hours in most locations. Meters are monitored from 8am to 5pm, Monday through Friday. On‐street parking is free after 5pm on weekdays, all day on weekends and on holidays. Payment for on‐street parking meters can be made with coins or using the Parkmobile app on smartphones.

On‐Street Residential Permit Parking (RPP) is established in nine zones within the downtown. Residents in the parking zones may purchase parking permits per vehicle and up to two (2) visitor passes per household annually for $5.00 each. The majority of the RPP zones are located in the northwest and northeast quadrants of the downtown. Each of these zones limit parking from 9:00 AM to 5:00 PM (Weekdays) to permit holders and then are available to all parkers after 5:00 PM. These zones are shown schematically on Figure 2.2 with specific limits illustrated on maps provided in Appendix B.

6


October 5, 2017

Figure 2.2 RESIDENTIAL PERMIT PARKING ZONES Private Off‐Street Parking

Private Off‐Street Parking spaces are those spaces available to meet a parcel’s parking requirements for its particular use. In many cases, a privately parked patron will visit another nearby establishment, creating synergy between the various mixes of uses in the downtown. Therefore, knowing the total amount of parking spaces in the downtown provides context and potential opportunities when evaluating the downtown parking supply.

The inventory of nonresidential and church use spaces indicates that there are approximately 2,041 total nonresidential spaces, of which 189 spaces are associated with churches.

The total amount of available parking, public and private, within the B‐1 District is 4,636 spaces as summarized in the table below.

7


October 5, 2017

PREVIOUS PARKING STUDIES, INFORMATION, AND DATA Parking Demands and Capacity Desman Associates studied parking in the downtown in 2003, and although the supply of spaces reported has been updated, the parking demands noted provide a critical starting point for reviewing potential trends, understanding that the mix of nonresidential uses has changed over time. The Desman Study collected parking data for four (4) time periods on a Tuesday in the month of August, and included public and private parking occupancies throughout the downtown area.

A 2015 report prepared by the Downtown Leesburg Parking Task Force provided updated information and examined parking occupancies for public parking facilities including on‐street spaces. This data was collected within the core downtown. In addition, 2017 parking occupancy data was recently collected in the same core area. Private parking occupancies were not collected for either year.

The 2015 parking occupancies were recorded for the month of March and twelve days in April of 2015 (April 6 – April 17). The 2017 parking occupancies were recorded for the month of September. Four time periods were examined for the Town garage for weekday conditions to include 9:00 AM, 11:00 AM, 3:00 PM, and 7:00 PM peaks and for weekend conditions to include 10:00 AM, 2:00 PM, and 6:00 PM peaks. Parking data for on‐street and surface lot spaces were collected for mid‐morning and mid‐afternoon peaks for both weekday and weekends.

The 2015 and 2017 studies show that during the weekday, the mid‐day (mid‐morning and/or mid‐afternoon) time periods are 60% to 64% occupied, respectively. For the weekend, the 2015 data showed an after‐noon peak (2:00 PM) of 44% while the 2017 data shows a peak in the early evening (6:00 PM) of 62%. The data for 2015 and 2017 also show a Friday peak usage

Table 2.2Existing Private and Public Parking Capacity

FACILITY CAPACITY

Total Public Spaces 2,595

Private Spaces

Non‐Residential 1,852

Church 189

Subtotal Private Parking Spaces 2,041

Total Downtown Parking 4,636

8


October 5, 2017

for “First Fridays” which occurs on the first Friday of each month. Those peaks occur in the evening (7:00 PM) with the 2015 and 2017 data showing a 60% and 70% peaks, respectively. The parking occupancy data for 2015 and 2017 are summarized in Table 2.3 and presented in Appendix C.

These studies suggest an increase in parking usage and occupancy for first Friday activities (60% to 70%) and for the weekend (44% to 62%) time periods. However, when compared to other Friday occupancies, the 2015 data had a larger difference in increased usage of spaces (+180 spaces for 2015 vs. +100 spaces for 2017) when compared to the 2017 data. These increases are likely attributed to new uses in the town core but can vary based on facility location. However, the data shows that the percent of occupied spaces compared to the number of available spaces rarely exceeded 70%. To identify the Town of Leesburg’s effective parking demand, the occupancies shown would be upwardly adjusted by 5 to 10% to account for turn‐over of spaces and circulation. Parking facilities are generally considered to be “at capacity” when the occupancy reaches 85 to 90 percent of the available parking supply. This is commonly referred to as the “practical capacity” of the facility. The number of spaces available to reach practical capacity (at 90% occupancy) is shown in Table 2.3. Observed Parking Climate in Downtown Although data suggests a surplus of available parking in the downtown core for the majority of the time periods, shoppers, patrons, and residents may disagree. As summarized in Desman Associates’ parking study, “the majority of the public parking is not located where parkers wish to park, making parking in downtown Leesburg appear inconvenient…” Customers, employees, and visitors want to park as close as possible to their destinations. This behavior is common and

Table 2.3Downtown Leesburg Cumulative Peak Parking Occupancies

Supply WD WE1st

FridaySupply WD WE

1st

Friday

Garage 372 69% 52% 86% 362 67% 71% 99%

On‐Street 148 48% 74% 50% 148 59% 56% 55%

Surface Lots 1 376 56% 24% 38% 394 63% 56% 50%

Totals 896 60% 44% 60% 904 64% 62% 70%

Available Spaces 2 ‐ 269 413 270 ‐ 235 254 179

Time Period Midday 2:00 PM 7:00 PM Midday 6:00 PM 7:00 PMNotes:

1. Does not include County Garage and/or increase in supply wi th Pennington Lot Garage.

2. Given the effective parking demand is 90% of the supply.

Locations

Occupancy (Demand)

2015 (March) 2017 (September)

9


October 5, 2017

not unique to Leesburg. Generally, a comfortable and adequate distance for short trips is less than 800 feet and for medium trips less than 1200 feet.

Nevertheless, a perceived parking issue can be just as challenging as a true parking shortage to businesses, employers, and residents within a certain area. The June 2015, Parking Task Force reported the greatest growing demand for parking was located in the southeast quadrant of town (east of S. King Street and south of East Loudoun Street), in the Market Station, South Street, and Church Street areas. As a result, the Zoning Ordinance was revised to exclude the Loudoun County Government Center in the 500 feet of a Municipal Parking Facility whereby no parking spaces would have been required.

Time‐of‐day and land use greatly impact the parking demands at these private off‐street parking lots. Parking demand for office uses will typically peak during the mid‐morning and mid‐afternoon hours, but parking for retail and restaurants normally peak between 5:00 – 9:00 PM.

PARKING RATIOS AND ALTERNATIVE PARKING REQUIREMENTS IN THE B‐1 DISTRICT Current Park Ratios

A review of Section 11.3 of the Town’s Zoning Ordinance was completed for residential and nonresidential (commercial) parking requirements in the B‐1 District. Table 2.4 below summarizes select parking ratios, as obtained from Article 11.

Alternative Parking Requirements

The Alternative Parking Provisions section (Section 11.4) was also reviewed, specifically the Payments in‐Lieu provision (Section 11.4.3) and the Modified Requirements in the Downtown H‐1 Overlay District provision (Section 11.4.4). The proposed Town Zoning Ordinance text changes are shown in Appendix D.

The Payments in‐Lieu section of the Town Code allows owners and developers of land in the H‐ 1 Overlay District to make a one‐time payment to the Town’s parking fund in lieu of providing a portion or all required off‐street parking when making a change in use, expansion of an existing use, and/or new construction. The current 2017 rate per space is $6,515.00. The fund is to be used to add additional public parking in the downtown. Currently, the pay in‐lieu option is not available for residential uses except properties located within the limits bounded by Liberty Street, Church Street, South Street, and North Street.

Any existing or rehabilitated nonresidential building in the B‐1 District is not required to provide off‐street parking if the property is located within 500 feet of an entrance to a public parking facility. However, the County Government Center Garage is excluded since public parking is not allowed during business hours. For nonresidential buildings exceeding the 500‐foot threshold, one half (50%) of the parking spaces required in Section 11.3 would need to be provided,

10


October 5, 2017

however, the Land Development Official (LDO) may authorize further reductions when considering a reduction request.

Building additions, redevelopment, and development of vacant land for nonresidential uses would need to provide and/or replace parking spaces, as required in Section 11.3, along with other requirements. The LDO may authorize parking reductions in a similar manner as above for building additions.

Table 2.4Off‐Street Parking Requirements (Select Uses)

USE MINIMUM NUMBER OF SPACES

Office 1.0 per 300 SF (3.3 sp./1,000 SF).

Residential

Multi‐Family

1.5 per DU for efficency and 1‐bedroom units; 2.0

per DU for two bedroom units; and 2.5 per DU with

three or more bedrooms.

Single Family (Detached)

2.0 per DU if access to the lot is onto a public

street; 3.0 per DU if access to the lot is from a

private access way.

Single Family (Attached)

2.0 per DU if access is on a public street; 2.5 per DU

if access to the lot is from a private access way.

For town homes with a single‐car garage, the

garage shall not be counted as a parking space.

For town homes with a two‐car garage, the two car

garage shall count as one single parking space.

Restaurant

Sit Down1.0 per 150 SF (6.7 sp./1,000 SF), plus 1.0 sp. per

four outside seats.

Fast Food1.0 per 100 SF (10.0 sp./1,000 SF), plus 1.0 sp. per

four outside seats.

Carry‐out 1.0 per 75 SF (13.3 sp./1,000 SF)

Retail

< 10,000 SF 1.0 per 200 SF (5.0 sp./1,000 SF).

> 10,000 SF1.0 per 200 SF (5.0 sp./1,000 SF), plus 4.0 sp.per

each additional 1,000 SF.

DU = Dwelling Unit.

11


October 5, 2017

SECTION 3 RESEARCH AND BEST PRACTICES More and more communities are rethinking how parking requirements are determined and are attempting to be more proactive to address parking demands, market trends and vehicle use. These communities are now re‐evaluating parking ratios developed decades ago and looking at how other factors may impact the supply and demand of parking. These factors include availability of transit service, walkability and bikeability of the area, changing behaviors in automobile ownership, ride‐sharing services (i.e. Uber, Lyft, Autonomous Vehicles [future], etc.), shopping, and specialty restaurant patronage. Similar to the Town of Leesburg, the Town of Vienna, the City of Alexandria, and Fairfax County are currently, or have recently, reviewed their parking requirements and as appropriate, have adjusted their zoning ordinances to fit their unique parking conditions. This section will examine specific parking factors impacting Downtown Leesburg; parking requirements of other jurisdictions that are of similar size and character; parking ratios of similar uses, as assembled by the Institute of Transportation Engineers (ITE), Parking Generation, 4th Edition; and best practices noted for residential and nonresidential parking requirements from published articles and studies. INDUSTRY STANDARDS AND BEST PRACTICES A review of 13 other jurisdictions’ parking requirements, the majority of which (9) are located within the Commonwealth of Virginia (9), was prepared for three major categories (Office, Residential, Restaurant/Retail) to better understand the current parking environment and its relationship with both residential and nonresidential land uses. The localities were chosen for apparent similarities to Leesburg, given their historic downtown areas and generally low to moderate transit service. Four (4) out‐of‐state jurisdictions’ parking requirements were also reviewed based on research suggesting similar changes (i.e. economic development and infill development) to their downtown areas. In addition, parking demand data from ITE, which represents actual parking information for the three major uses, and planning suggested parking requirements for SmartCode, Version 9.2 were reviewed. SmartCode is a model integrated development code that incorporates Smart Growth and New Urbanism principals, Transect‐based planning, and design provisions. The SmartCode was developed by Duany Plater‐Zyberk & Company (DPZ), which identifies a T1 area as rural and a T6 area as an urban, central business district (CBD) similar to Washington, DC, Arlington, Virginia and Alexandria, Virginia. The Town of Leesburg would generally fall in the T4 – General Urban and T5 – Urban Center zones. Appendix E includes information regarding SmartCode. Table 3.1 below summarizes parking rates by jurisdiction, ITE’s Parking Generation, and SmartCode.

12

Table 3.1Parking Rate Comparison

ground floor: 1.0 ‐ 1.2 sp./200

SF (5.0 ‐ 6.0 sp./1,000 SF)

other floors: 1.0 ‐ 1.2 sp./300

SF (3.3 ‐ 4 sp./1,000 SF)


SF (4.8 ‐ 5.7 sp./1,000 SF)


SF (3.2 ‐ 3.9 sp./1,000 SF)


SF (4.5 ‐ 5.5 sp./1,000 SF)


SF (3.1 ‐ 3.8 sp./1,000 SF)


SF (4.3 ‐ 5.2 sp./1,000 SF)


SF (3.0 ‐ 3.6 sp./1,000 SF)

• Efficiency ‐ 2BR: 1.0 sp./unit

• 3‐4 BR: 2.0 sp./unit

• 4+ BR:

2.0 sp./unit; plus 1.0

additional sp./BR for

each 10 units with

more than 4 BR

• Standard and

fast food: 14.0 sp./1,000 SF

• Carry‐out: 6.0 sp./1,000 SF

• Outdoor seating

area:

7.0 sp./1,000 SF for standard

and 3.0 sp./1,000 SF for fast

food

• 1 BR: 1.5 sp./DU

• 2+ BR: 2.0 sp./DU

1.0 sp./BR with follwing

reductions applicable:

5% if the multifamily

dwelling is within

1/4 mile of 4 or

more active bus

routes

2.0 sp./DU

10% if the dwelling

has a walkability

index of 90 ‐ 1001

5% if the dwelling

has a walkability

index of 80 ‐ 89

5% if the dwelling

includes 20% or

more studio units

• 1,500 ‐ 5,000 SF

per floor

• 5,000 ‐ 20,000

SF per floor

• Generally: 1.0 sp./4 seats

• Restaurants

serving employees

only (4+ story

building):

1.0 sp./8 seats

• In the King St.

Transit Parking

District:

1.0 sp./10 seats, no

requirements for carry‐out

5.0 sp./1,000 SF

• Generally: 1.0 sp./250 SF (4.0 sp./1,000 SF) of

seating area

Parking Rates

Land Use

Jurisdiction

Charlottesville, VA

Retail

3.5 sp./1,000 SF GFA

Office

1.0 sp./500 SF (2.0 sp./1,000 SF)

GFA

• >20,000 SF per

floor

Alexandria, VA

• <1,500 SF per

floor

Residential

MultifamilyRestaurant

• 1.0 sp./600 SF (1.7 sp./1,000 SF) ‐

1.0 sp./450 SF (2.2 sp./1,000 SF)

1.0 sp./DU

• 5% minimum car pool sp. set

aside

Single‐Family (Detached) Single‐Family (Attached)

Culpeper, VA 1.0 sp./100 SF (10.0 sp./1,000 SF) GFA 1.0 sp./300 SF (3.3 sp./1,000 SF) GFA

Columbia, MD (Zoing

administered by Howard

County, MD)

2.0 sp./DU; plus an additional 0.3 sp./DU for

visitors3.3 sp./1,000 SF

1.0 sp./300 SF (3.3 sp./1,000 SF)

GFA

2.0 sp./DU in all residential zoning

districts; plus an additional 0.5

sp./DU for visitors, with the

exception of 2 districts

‐

2.0 sp./DU 2.5 sp./DU

13

Table 3.1Parking Rate Comparison Cont.

• Restaurant

w/indoor or

outdoor seating:

1.0 sp./180 SF (5.6 sp./1,000

SF) GFA

• Specialty or

bakery:

1.0 sp./240 SF (4.2 sp./1,000

SF)

• Fast food:1.0 sp./100 SF (10.0 sp./1,000

SF) GFA

• 1 BR: 1.5 sp./DU • Detached: 1.0 sp./DU • 1 BR: 1.5 sp./DU • ≤10,000 SF GFA:1.0 sp./200 SF (5.0 sp./1,000

SF) GFA

• 2‐3 BR: 2.5 sp./DU • 2‐3 BR: 2.5 sp./DU

• 3+ BR:

2.5 sp./DU; plus 1.0

additional sp./BR for

units with more

than 3 BR

• 3+ BR:

2.5 sp./DU; plus 1.0

additional sp./BR

for units with more

than 3 BR

Manassas, VA

• Table service:

1.0 sp./2.5 seats or 1.0 sp./100

SF (10.0 sp./1,000 SF) GFA,

whichever is greater

• Outdoor: 1.0 sp./2.5 seats

• Fast food:1.0 sp./100 SF (10.0 sp./1,000

SF) with minimum of 25 spaces

. • Take‐out: 1.0 sp./180 SF (5.6 sp./1,000

SF) GFA

• <650 SF:

1.0 sp./unit; >10

units: 1 visitor sp.

for each 10 units

• Generally: 10.0 sp./1,000 SF GFA

• ≥650 SF:

1.5 sp./unit; >10

units: 1 visitor sp.

for each 10 units

• Fast food:

≤1,500 SF GFA = 4.0 sp./1,000

SF GFA; 1,501 ‐ 1,999 SF GFA =

4.0 sp./1,000 SF GFA plus 3.0

sp./100 SF GFA > 1,500 SF, up

to 20 spaces; ≥2,000 SF GFA =

10 sp./1,000 SF GFA

Restaurant RetailMultifamily Single‐Family (Detached) Single‐Family (Attached)

1.5 sp./DU 2.5 sp./DU

1.0 sp./DU

2.0 sp./unit, 1 of which is covered

2.0 sp./unit, 1 of which is covered;

plus an additional 0.6 sp./unit for

visitors

2.0 covered sp./DU ‐

• 1 BR >650 SF ‐ 2+ BR:

• Studio ‐ 1BR ≤650 SF:

1.5 sp./DU, 1 of

which is covered;

15% of the spaces

required for the

project dedicated to

visitor use

2.0 sp./DU

2.0 sp./DU; 1.0 sp./DU on infill lots

Parking Rates

Jurisdiction

Land Use

OfficeResidential

1.5 sp./DU; plus 1.0/ 5 units 1.5 sp./DU; plus 1.0 sp./ 5 units

• Duplex: 2.0 sp./DU

Harrisonburg, VA

Fredericksburg, VA

2.0 sp./DU, 1 of

which is covered;

15% of the spaces

required for the

project dedicated to

visitor use

1.0 sp./600 SF (1.7 sp./1,000 SF)

1.0 sp./300 SF (3.3 sp./1,000 SF)

GFA

Old Town Pasadena, CA

• >10,000 SF GFA:

1.0 sp./300 SF (3.3 sp./1,000 SF) GFA

1.0 sp./100 SF (10.0 sp./1,000 SF) GFA

3.0 sp./1,000 SF

• 1.0 sp./250 SF (4.0 sp./1,000 SF)

Off‐street parking not required to be provided.

1.0 sp./600 SF (1.7 sp./1,000 SF)

3.0 sp./1,000 SF

‐

1.0 sp./250 SF (4.0 sp./1,000

SF) GFA

Mountain View, CA

Off‐street parking not required to

be provided.

1.0 sp./180 SF (5.6 sp./1,000 SF) GFA

1.0 sp./300 SF (3.3 sp./1,000 SF)

GFA

3.0 sp. min. or 1.0 sp./300 SF (3.3

sp./1,000 SF) GFA, whichever is

greater

McKinney, TX

14


Staunton, VA

• Efficiency, 1BR: 1.5 sp./DU • Sit down:

1.0 sp./150 SF (6.7 sp./1,000

SF) GFA plus 1.0 space/ 4

outside seats

• 2BR: 2.0 sp./DU • Fast food:

1.0 sp./100 SF (10.0 sp./1,000

SF) GFA plus 1.0 sp./ 4 outside

seats

• 3+ BR: 2.5 sp./DU • Carryout: 1.0 space/75 SF (13.3 sp./1,000

SF) GFA• >10,000 SF GFA:

1.0 sp./200 SF (5.0 sp./1,000

SF) GFA; plus 4.0 sp./each

additional 1,000 SF GFA

• Effieciency: 1.5 sp./DU • Sit down:1.0 sp./150 SF (6.7 sp./1,000

SF) GFA

• 1 BR: 2.0 sp./DU

• 2 BR: 2.5 sp./DU

• 3+ BR: 3.0 sp./DU • Carry out:1.0 sp./75 SF (13.3 sp./1,000

SF) GFA

• Efficiency; 1‐2 BR: 1.0 sp./DU • 1‐2 BR: 1.0 sp./DU

• 3+ BR: 2.0 sp./DU • 3+ BR: 2.0 sp./DU

RetailRestaurantResidential

Office

Land Use

Jurisdiction

Parking Rates

• Fast food: 1.0 sp./100 SF (10.0 sp./1,000

SF) GFA

2.0 sp./DU 1.0 sp./DU ‐

Single‐Family (Attached)Single‐Family (Detached)Multifamily

1.0 sp./300 SF (3.3 sp./1,000 SF) GFA

1.0 sp./200 SF (5.0 sp./1,000

SF) GFA; plus 4.0 sp./each

additional 1,000 SF GFA; min. 5

sp.

• >10,000 SF GFA:

• ≤10,000 SF GFA:1.0 sp./200 SF (5.0 sp./1,000

SF) GFA; min. 5 sp.

1.0 sp./300 SF (3.3 sp./1,000 SF)

GFA

Town of Leesburg, VA1.0 sp./300 SF (3.3 sp./1,000 SF)

GFA

• ≤10,000 SF GFA:1.0 sp./200 SF (5.0 sp./1,000

SF) GFA

1.0 sp./300 SF (3.3 sp./1,000 SF)

usable floor area; plus 1.0 sp./3

employees

1.0 sp./3 employees plus 1.0 sp./100 SF (10.0

sp./1,000 SF) of usable floor space, or 1.0 space/3

fixed seats, whichever is greater

1.0 sp./100 SF (10.0 sp./1,000 SF) retail floor sp.

1.0 sp./300 SF (3.3 sp./1,000 SF)

GFAWinchester, VA

Warrenton, VA 2.5 sp./DU

1.0 sp./DU

• 2.5 sp./DU if access to the lot is

from a private street, common drive,

or common parking lot

• Generally: 1.0 sp./100 SF (10.0 sp./1,000 SF)

• 2.0 sp./DU if access to the lot in

onto a public street


from a private access way

• 2.0 sp./DU if access to the lot in

onto a public street


from a private access way.

• Two‐car garage counts as one

parking space.

• 2.0 sp./DU

15


Average: 10.60 sp./1,000 SF

GFA

85%ile: 14.20 sp./1,000 SF GFA

Average: 5.55 sp./1,000 SF GFA

85%ile: 6.37 sp./1,000 SF GFA

Average: 8.20 sp./1,000 SF GFA

85%ile: 12.33 sp./1,000 SF GFA

SmartCode, version 9.2

Notes: 1. Walkability index is a tool used to measure the degree to which a person can travel on foot between places to work, live, and play. Walkability determined using Walk Score (walkscore.com)

2. Urban Location

3. Non‐Friday Weekday

4. Non‐Hamburger Restaurant

5. Non‐Friday Weekday (Non‐December)

2.0 sp./1,000 SF

Office (ITE LU Code 701)2

• 85%ile: 2.14 sp./DU

• Average: 1.83 sp./DU

• 85%ile: 1.61 sp./DU


Parking Demand

‐

• Average: 2.55 sp./1,000 SF GLA

• 85%ile: 3.48 sp./1,000 SF GLA• 85%ile: 1.52 sp./DU


1.0 sp./dwelling

Retail (ITE LU Code 820)5Residential

Multifamily (ITE LU Code 221) Single‐family (ITE LU Code 210) Townhouse (ITE LU Code 230)

Land Use

Source

3.0 sp./1,000 SF

Restaurant

• 85%ile: 3.13 sp./1,000 SF GFA

• Average: 2.47 sp./1,000 SF GFA

ITE Parking Generation, 4th

Edition

• Quality3:

• High Turnover

(Sit‐Down):

• Fast‐food w/o

drive‐through4:

16


October 5, 2017

A review of the parking rates shown in Table 3.1 indicates the following: Office rates range from 1.7 to 2.2 per 1,000 SF for Manassas, Alexandria and Charlottesville to 3.0 to 3.3 for other jurisdictions. The City of McKinney, Texas Town Center shows off‐street parking is not required to be provided. ITE indicates than an average parking demand of 2.47 spaces per 1,000 SF and the 85th percentile of 3.13 spaces per 1,000 SF would be appropriate while the SmartCode suggests 2.0 spaces per 1,000 would be appropriate in a transect similar to the Town of Leesburg (T4/T5). Residential rates are delineated by Multi‐family and Single‐family (detached and attached). For Multi‐family rates the range is wide, with 1.0 to 1.5 spaces generally required per single bedroom unit (depending of unit size), and 2.0 to 2.5 spaces for two (2) bedroom units. ITE indicates 1.2 to 1.61 spaces per unit in an urban environment while the SmartCode suggests 1.0 space per dwelling unit in the T4/T5 transect area. Restaurant/Retail rates range is also wide, with 4.0 to 14.0 spaces per 1,000 SF for restaurants and/or by seat, inside and outside. For retail uses, 3.0 to 5.6 spaces per 1,000 SF is required, depending on the size and location of the retail space (i.e. ground floor or upper floors). ITE rates for restaurants are generally higher than the jurisdictions require and depend on type of restaurant (i.e. Quality, High Turnover, and Fast Food). The SmartCode does not include a parking rate for restaurants, but suggests 3.0 spaces per 1,000 SF for retail. The rate reflects an urban, mixed use transect (T4/T5). As one can conclude, industry standards and zoning requirements vary widely and are typically applied as a “minimum” condition. Some would say that minimum parking requirements are generally designed to satisfy peak demand for free parking (EPA 1999, Shoup 2002). The parking requirements are not designed to accurately reflect the need for parking, nor are they intended to optimize land usage (Weant 1990). The minimum parking requirement can create an oversupply of parking spaces, and therefore a balance between an oversupply and undersupply of parking must be found. The balance is typically found when enough parking spaces are provided to accommodate recurrent peak‐parking demands. Typically, a more careful consideration of this balance is applied in Central Business Districts (CBD) or Transit Oriented Development (TOD) areas such that transit ridership is not undercut by an oversupply of spaces. There is no universal standard for parking demand (ULI 1993) as they vary among and within municipalities for a variety of reasons, including a municipality’s development patterns, financial resources, investment climate, street traffic, and mass transit use (Weant 1990). In cities with robust transit, maximum parking standards, along with Transportation Demand Management (TDM) measures help to discourage car ownership and thus increase transit oriented development and lower parking rates. Many TDM measures include Pay in‐lieu parking, shared parking, centralized parking, parking pricing, and, in the suburbs, people tend to shift from vehicles to ridesharing, telecommuting, etc.

17


October 5, 2017

Shared parking can be an important tool to “right sizing” parking supply to parking demand, and protecting nearby residential parking from overflow by creating additional parking options (City of Falls Church, Shared Parking Review ‐ 2016). A shared parking approach is typically applied to a single mixed‐use project of moderate size. However, the City of Falls Church proposed to work with commercial property owners that typically have maximum daytime parking demands and request them to open those same spaces for reuse during evenings, weekends, and special events. Parking management techniques would be used to regulate the spaces and potentially generate revenue. DOWNTOWN LEESBURG SPECIFIC FACTORS Both the Desman Associates study and Leesburg Downtown Parking Task Force’s “Report of Findings and Recommendations,” provide a substantial amount of background information regarding the parking climate of downtown Leesburg, but primarily focused on parking management. The task force did recommend elimination of the 500‐foot waiver for future properties that would have counted the County garage as meeting their off‐street parking requirement and to only keep the Town’s parking Payment In‐lieu Provision if Council commits to a Capital Improvement Plan. Many of the measures recommended by the task force have been adopted. Downtown Leesburg specific factors that may be considered with parking changes include:

1) There is a perceived shortage of existing parking, making parking seem inconvenient to patrons, employees, and visitors.

2) Some have indicated existing parking requirements as defined in the zoning ordinance hinder downtown redevelopment, rehabilitation, and expansion efforts. That is, it is difficult to provide off‐street parking for residential uses and provide viable, economically successful, infill projects (in particular, multi‐family development), as the commercial vacancies have been reported as high for office space.

3) Review of any parking pressures and shortages by time‐of‐day. As part of any new application within the downtown, a review of parking occupancies should be considered to access “around the block” constraints for residential uses.

4) The downtown is serviced by Loudoun County and Virginia Regional Transit. Currently, the following five bus routes serve the downtown:

Route 55 ‐ Exeter‐Tuscarora,

Route 56 ‐ Rust Library‐Ida Lee‐County Complex,

Route 57 ‐ Village at Leesburg‐Wegman’s,

Route 7O ‐ 7 to 7 on 7 Leesburg‐Sterling, and

Route 40 (Virginia Regional Transit) ‐ Purcellville Connector.

18


October 5, 2017

The current routes and stops are shown on Figure 3.1. With the extension of Metrorail’s Silver Line, Loudoun County’s Master Transit Plan includes a bus line from The Town of Leesburg to the Ashburn Metro Station via Harrison Street near Catoctin Circle. Coordination with Loudoun County Transit to extend the service to the Harrison Street Transit Center at the County Government Center is recommended to provide a strong transit connection for the downtown area.

5) Private ridesharing is provided by Uber, Lyft, taxi service, carpools, etc., the extent of which is not yet known. Zipcar or other carsharing services are not providing services to the town, although Enterprise and Hertz have facilities in town to rent a vehicle for a short period. Carsharing services like Zipcar are trending downward, as ridesharing services like Uber and Lyft are filling the need for those users with no vehicle ownership or shorter trips. However, census data for the downtown generally indicate that renters, on average, have car ownership of approximately 1.5 vehicles per dwelling unit and 2.2 vehicles per dwelling unit for owner occupied residents. Given the census data, it remains to be seen the effect of ridesharing for Leesburg beyond its current usage. In any case, the periodic data collection of parking occupancy would “build‐in” any of the effects resulting from an increase of ridesharing.

6) The Town typically has 11 events a year that close some downtown streets for at least a portion of the day. The road closures do not displace a significant amount of on‐street parking, and when needed the Town produces maps for alternative parking locations. First Fridays has become popular, and the September 2017, parking count data showed that an increase in parking usage occurred during the evening of September 1st, with a garage occupancy of 99%, which is full. However, occupancy from other surface lots for the same day and time period totaled only 53%. In addition, the Government Center parking garage would be available for evening parking as well, although not counted to confirm spaces are available. This suggests that parking management measures could spread demand using dynamic displays of the available parking supply and/or available space location apps may be an effective means to reduce circulating traffic searching for a parking space.

7) Permit parking for the garage potentially reduces the availability of spaces when those

spaces are not in use, in particular, reserved spaces. The spaces are available and open for use weekday evenings (after 6:00 PM) and any time during the week ends.

8) The protocol for snow removal would not necessarily be a consideration for parking rate

changes in the downtown.

19


October 5, 2017

Figure 3.1 LEESBURG TRANSIT SERVICE

20


October 5, 2017

SECTION 4 DETERMINATION OF APPROPRIATE PARKING RATIOS FOR DOWNTOWN Required and provided parking rates in urban areas is trending downward as a growing understanding of excess parking promotes: urban sprawl, increased traffic congestion and increased housing cost for residential uses, in particular. This trend is more apparent in cities with robust transit systems, but is also occurring in mixed use, Town Center developments. The Town of Leesburg and other similar historic towns are the original “Town Centers”, providing a mix of uses with synergy occurring across many of those uses. The mix of uses also allows a single parking space to be used by many patrons at different times. This shared parking approach is already built into the downtown’s character for commercial uses. However, given that car ownership in downtown Leesburg for housing rental units (1.5 vehicles) and ownership units (2.2 vehicles) are still fairly high, it remains to be seen whether the town will trend towards reduced parking demands. In modern shared parking arrangements, residential parking in new Town Center developments are typically not shared but may be reduced through transit and synergy. To this point, towns and cities are establishing lower minimums for residential uses, with a few jurisdictions eliminating the minimum require while other jurisdictions establishing maximum parking rates. Establishing a lower minimum for residential parking would require a reduction in vehicle ownership through better travel choices which is anticipated to occur. By lowering the rate, the trend would be encouraged, but the market will still dictate the spaces required by providing off‐street spaces. The issue becomes publicly providing parking for new residential developments if it is not provided off‐street. Without designated parking, the on‐street spaces would be used for residential parking, potentially eliminating or reducing the use of those spaces for commercial during the day. In addition, if more spaces are used on‐street by new residents, existing resident spaces can be affected. In the end, the “right sizing” of parking in the downtown is an iterative process and should be reviewed often. As noted above, this study considers whether existing residential and nonresidential parking ratios can be reduced while still assuring that sufficient parking supply will meet the various parking demands and achieve a relatively good balance of land uses. In addition, the study evaluates the parking payment in lieu option of the Zoning Ordinance – Alternative Parking Provisions and the 500‐foot distance of a public parking facility. Based on a review of presented data, each of these items are discussed with specific recommendations provided in the following sections.

21


October 5, 2017

PROPOSED PARKING RATIOS Nonresidential Parking Rates are proposed to be reduced in downtown based on ITE Parking Generation, other historic jurisdictions, and SmartCode data for urban areas. Specifically, Office rates at 2.0 to 2.5 spaces per 1,000 square feet would be appropriate. The current restaurant rates for Sit‐Down (6.7 space/1,000 SF plus 1 space/4 outside seats) and Fast Food (10.0 space/1,000 SF plus 1.0 space/4 outside seats) are appropriate as they are already consistent with or below rates reviewed. The Carryout rate of 13.3 space/1,000 SF is not recommended to be reduced as it is expected that such a service, if located in the downtown, would likely be located such that the Modified Requirements in the Downtown H‐1 Overlay District (Section 11.4.4) would be utilized. The General Retail rate is proposed to be reduced to 3.0 space/1,000 SF based on a review of the parking information. Residential Parking Rates are proposed to be reduced in the downtown to 1.0 space per residential unit for the smaller sized multifamily dwelling units (2.0 BR or Less) based on ITE Parking Generation, other historic jurisdictions, and SmartCode data for urban areas. Larger multifamily units, and single family (Detached and Attached) units would remain as provided in the Zoning Ordinance. A provision is proposed with this change in that these spaces, or a portion of them, may be provided on‐street, given that those spaces are available as determined by a parking occupancy study of on‐street spaces. The study would be scoped with Town staff, the limits of which would be determined based on the project size. The parking studies would be a measure to ensure sufficient parking supply will meet the various parking demands in downtown as each development occurs. In addition, it is recommended that the Town collect parking occupancies at least once a year for a typical weekday and weekend time periods. The off‐site, on‐street required spaces may be provided by payment in lieu minus the number of on‐street spaces along the frontage. The spaces that front the parcel would have been used by that use and therefore should not be part of the payment in lieu. Table 4.1 summarizes the current and proposed parking rates for the primary uses reviewed. These rates would only apply to the downtown H‐1 Overlay and B‐1 District. Payment In‐Lieu Provision is recommended to remain in place and although the current amount ($6,515) does not support the full cost of providing a structured space ($25,000 or more), the fund does provide resources to add spaces in the downtown. A good example is the temporary spaces located in the Church Street Lot. At the very least, the garage fund over time could be used to seed funding for new parking supply. Revenues from monthly leasing of public spaces should also be added to the garage fund minus any operational and administrative costs.

22


October 5, 2017

Zoning Ordinance Changes are anticipated for Section 11.3, Number of Parking Spaces Required, to include new rates for use in the downtown. The reduced parking rates could be added to Section 11.4, Alternative Parking Provisions, if more desirable. Changes anticipated for the latter section are to include Sec. 11.4.1A.2, which adjusts the 500 and 300‐foot walking distances for nonresidential and residential uses that can be authorized by the Planning Commission, respectively, to a common 1,000‐foot distance. In addition, Sec. 11.4.4A and 11.4.4B of the Modified Requirements in the Downtown H‐1 Overlay District is also proposed to be modified to 1,000 feet. The 1,000‐foot walking distance is an average of the generally acceptable walking distance for short trips (less than 800 feet) for uses such as grocery stores, professional services, residential, etc. and medium trips (about 1,200 feet) for uses such as general retail, restaurants, employment, churches, etc. 1 In addition, Loudoun County uses 1,000 feet for its walking distance to bus stops when reductions in trips is sought by development use of transit facilities. The proposed distance change would increase the number of parcels that can utilize the Alternative Parking Provision and would potentially incentivize them for development and/or redevelopment. The relative increase in area from a 500 foot to 1,000‐foot radius is shown on Figure 4.1. It should be noted that in both figures, the Church Street and Semones lots were excluded because the Church Street lot is temporary and the Semones lot is primarily used for handicap spaces. Draft changes to the Zoning Ordinance are provided in Appendix D.

1“SharedParking,SharingParkingFacilitiesAmongMultipleUsers”VictoriaTransportPolicyInstitute(http://www.vtpi.org/tdm/tdm89.htm)

Table 4.1Existing and Proposed Parking Requirements

Land Use Existing Parking Requirements Proposed Parking Requirements

Office 3.3 sp./1,000 SF 2.0 ‐ 2.5 sp./1,000 SF

Multifamily (≤2.0 BR) 1.5 ‐ 2.0 sp./DU 1.0 sp./DU

Multifamily (>2.0 BR) 2.5 sp./DU No Change Proposed

2.0 sp./DU if access to the lot in onto a public

street

2.5 sp./DU if access to the lot is from a private

access way

2.0 sp./DU if access to the lot in onto a public

street

2.5 sp./DU if access to the lot is from a private

access way

Sit Down Restaurant 6.7 sp./1,000 SF + 1.0 sp./4 outside seats No Change Proposed

Fast Food Restaurant 10.0 sp./1,000 SF + 1.0 sp./4 outside seats No Change Proposed

Carryout Restaurant 13.3 sp./1,000 SF No Change Proposed

Retail (≤10,000 SF) 5.0 sp./1,000 SF

Retail (>10,000 SF)5.0 sp./1,000 SF; plus 4.0 sp./each additional

1,000 SF

Single‐Family (Detached) No Change Proposed

Single‐Family (Attached) No Change Proposed

3.0 ‐ 3.5 sp./1,000 SF

23


October 5, 2017

Figure 4.1 500 Foot and 1,000 Foot Walksheds

24


October 5, 2017

SECTION 5: CONCLUSIONS AND RECOMMENDATIONS This report presents a review of the current parking requirements for residential and nonresidential uses in downtown Leesburg, Virginia. The primary purpose of the review was to encourage and incentivize infill residential and nonresidential development or conversions of existing buildings in balance with the character of the Central Business District (B‐1 District). A summary of the conclusions is as follows: The Town of Leesburg Downtown has approximately 2,595 total public parking spaces,

1,833 off‐street spaces and 762 on‐street spaces. An additional 2,041 private spaces add to the downtown parking inventory, resulting in a total of 4,636 spaces. Additional private parking spaces that could be added to the public parking inventory may help defer the need to build additional parking supply.

Cumulative parking demands for the core downtown, as of September 2017, indicate sufficient parking is available to meet the demands for the majority of the various peak periods. Parking demands of 85% to 95% over many time periods would provide an efficient and cost effective public parking supply approach but will require parking management techniques to fully utilize those spaces.

Higher parking demands exist at the Town garage (99%) during town events such as First

Fridays with overall occupancies at 70%. Additional parking supply should be considered when cumulative demands recur frequently enough to justify providing those spaces.

Current parking ratios reflect suburban parking rates and are similar to other jurisdictions

with low to moderate transit service. Urban parking requirements are lower which acknowledges built‐in shared parking and synergy between uses resulting in lower parking requirements. The lower rates are reaffirmed with expected lower vehicle ownership, enhance ridesharing (Uber, Lyft, future AV, etc.) and transit service to the Silver Line Metro extension. Therefore, lower parking rates for select uses are justified for downtown Leesburg.

Parking in the downtown is dynamic and the “right sizing” of parking is an iterative process

that should be reviewed often. To ensure new projects do not impact existing uses, localized parking studies are proposed to identify opportunities and constraints.

The parking Payment In‐Lieu Provision is a critical element to downtown parking as the fund

provides resources to add parking spaces and provides an option for infill development to occur in a practical way. Revenues from monthly leasing of public spaces in the Town garage should also be added to the garage fund.

Changes to the walkshed distances (500 feet to 1,000 feet) from a municipal parking facility,

increases the number of parcels available for infill development and conversions.

25


October 5, 2017

The following Zoning Ordinance and other parking recommendations are provided for Downtown Leesburg; 1. Reduce nonresidential and residential parking rates for office, retail, and multifamily

residential uses. The office rate in the downtown is recommended at 2.0 to 2.5 spaces per 1,000 SF, 3.0 to 3.5 spaces per 1,000 SF for retail, and 1.0 parking space per multifamily dwelling unit of 2.0 bedrooms or less.

2. Change the “Modified Requirements in the Downtown H‐1 Overlay District” distances from 500 feet to 1,000 feet to increase the number of parcels that can utilize the Alternative Parking Provision.

3. Retain the Payment In‐Lieu Provision at the current rate with escalation cost applied per

year to promote and provide additional public parking resources downtown.

4. Add parking supply available to the public through private‐public arrangements to accommodate evening and event hourly parking demands in conjunction with parking management techniques to spread event peak hour parking demands by facility.

5. Review “around the block”, on‐street parking occupancies for infill and/or reuse projects,

where off‐street spaces are not being proposed, to access opportunities and constraints.

6. Continue to conduct downtown parking occupancy studies to access current and historic parking conditions and trends for to guide the iterative approach to “right sizing” parking facilities in the downtown.

7. Coordinate with Loudoun County Transit to extend bus service from the new Ashburn

Metro Station to the Harrison Street Transit Center at the County Government Center to provide enhance travel choices that will reduce parking demands in future years.

26


October 5, 2017

APPENDIX A

DOWNTOWN LEESBURG PARKING INVENTORY AND QUADRANT MAPS

Parking Inventory (Completed by Town of Leesburg, July 2017)

Block Public Lot

Private

Comm. Lot Churches

Total

Parking

Open On‐

Street

Metered

On‐

Street

Handicapped

On‐Street

Permit

On‐Street

1A Union St. north side 0 0 0 8 8 0 0 0

1B Wirt St. west side 0 0 0 2 2 0 0 0

2 Union St. south side 0 0 0 17 16 0 1 0

Wirt St. east side 0 0 0 25 25 0 0 0

North St. north side 0 0 0 13 0 0 0 13

KING ST. west side 0 0 0 0 0 0 0 0

3 N. King St. east side 0 0 0 28 27 0 1 0

North St. north side 0 0 0 0 0 0 0 0

Church St. west side 0 0 0 6 6 0 0 0

4 Church St. east side 851 0 0 854 3 0 0 0

North King St. north side 0 0 0 18 18 0 0 0

5 Gibson St. both sides 0 132 0 149 17 0 0 0

Old Waterford Road BOTH

sides 0 0 0 7 7 0 0 0

Liberty St. west side 0 0 0 8 0 0 0 8

Cornwall St. north side 0 0 0 25 0 0 0 25

6 North St. south side 0 0 0 0 0 0 0 0

Wirt St. west side 0 0 0 0 0 0 0 0


Liberty Street east side 0 0 0 0 0 0 0 0


N. King St. west side 0 0 0 7 0 7 0 0


Wirt St. east side 0 0 0 7 6 0 1 0




N. King St. east side 0 12 0 12 0 0 0 0

9 North St. SOUTH side 31 0 0 36 5 0 0 0

Slack Lane west side 0 0 0 0 0 0 0 0


Church St. east side 0 0 0 8 0 0 0 8

10 A Cornwall St. BOTH

SIDES 0 0 0 26 26 0 0 0

Memorial Drive west side 0 0 0 0 0 0 0 0

W. Market St. north side 0 0 0 0 0 0 0 0

Ayr St. BOTH SIDES 0 0 0 23 23 0 0 0

10B Cornwall St. south

side 0 0 0 26 0 0 0 26



Memorial Drive east side 0 0 0 0 0 0 0 0

11 Cornwall St. south side 0 0 0 0 0 0 0 0



Liberty St. east side 0 0 0 0 0 0 0 0

A-1

Parking Inventory (Completed by Town of Leesburg, July 2017) cont'd.

Block Public Lot

Private

Comm. Lot Churches

Total

Parking

Open On‐

Street

Metered

On‐

Street

Handicapped

On‐Street

Permit

On‐Street


N. King St. west side 0 32 0 44 0 12 0 0


Wirt St. east side 0 13 0 26 11 2 0 0



E. Market St. north side 0 0 0 0 0 0 0 0

N. King St. east side 0 0 0 0 0 0 0 0


Slack Lane east side 0 0 0 7 0 0 0 7

North St. south side 0 0 0 5 5 0 0 0

Harrison St. west side 14 19 33 0 0 0 0

Edwards Ferry Road north

side 114 0 127 11 0 0 2


Harrison St. east side 0 0 0 0 0 0 0 0

Andover Court both sides 0 0 0 16 16 0 0 0

Edwards Ferry Road north

side 0 0 0 0 0 0 0 0

16 Ayr St. BOTH SIDES 0 0 0 12 12 0 0 0

W. Market St. south side 0 0 65 98 27 6 0 0


Loudoun St. north side 0 0 42 65 23 0 0 0

17 Liberty St. east side 0 16 23 50 11 0 0 0




18 Wirt St. east side 0 0 0 4 0 4 0 0


S. King St. west side 0 0 0 0 0 0


19 S. King St. east side 0 0 0 0 0 0 0 0

E. Market St. south side 0 0 0 8 0 7 1 0



20A Church St. east side 0 0 0 0 0 0 0 0


Harrison St. west side 0 0 0 1 0 0 1 0


20B Harrison St. east side 0 0 0 4 0 4 0 0



21 Edwards Ferry Road

south side 0 111 0 113 2 0 0 0

E. Market St. north side 0 0 0 0 0 0 0 0

A-2

Parking Inventory (Completed by Town of Leesburg, July 2017) cont'd.

Block Public Lot

Private

Comm. Lot Churches

Total

Parking

Open On‐

Street

Metered

On‐

Street

Handicapped

On‐Street

Permit

On‐Street22 ADry Mill Road BOTH

SIDES 0 27 0 55 28 0 0 0

Loudoun St. south side 0 17 0 17 0 0 0 0


23 Liberty St. east side 0 0 0 0 0 0 0 0


Wirt St. west side 0 19 0 19 0 0 0 0

Royal St. north side 0 0 0 10 0 0 0 10

24 Wirt St. east side 0 22 0 22 0 0 0 0


S. King St. west side 0 31 0 31 0 0 0 0









South St. north side 0 0 0 0 0 0 0 0

27 Harrison St. east side 0 51 0 51 0 0 0 0


Unnamed Through St.

west side 0 0 0 0 0 0 0 0


28 Unnamed Through St.

east side 0 0 0 0 0 0 0 0



22B Royal St. south side 116 11 0 127 0 0 0 0

Wirt St. west side 0 0 0 16 16 0 0 0

29 Wirt St. east side 0 0 0 0 0 0 0 0

Royal St. south side 0 50 0 62 11 0 1 0

S. King St. west side 0 17 0 21 4 0 0 0





31 Harrison St. east side 0 0 0 6 0 6 0 0




South St. south side 0 147 0 153 6 0 0 0


33 Depot Court BOTH

SIDES 0 73 0 80 7 0 0 0

South St. south side 0 0 0 22 22 0 0 0

Harrison St. East Side 0 0 0 18 1 17 0 0

Totals 1841 1852 189 4644 487 130 12 133

A-3

E MARKET ST

S KING

ST

N KING

ST

NORTH ST NE

W MARKET ST

LOUDOUN ST SW

SOUTH ST SE

WIRT

ST NW

WILD

MAN S

T NE

EDWARDS FERRY RD NE

WOOD

BERR

Y RD

NE

CORNWALL ST NW

LOUDOUN ST SE

WIRT

ST SW

HARR

ISON S

T SE

AYR S

T NW

ARIEL

DR

NE

PARKER CT SE

CHUR

CH ST

SE

VALLEY VIEW AVE SW

PROSPECT DR SW

MARSHALL DR NE

BELMONT DR SW

DRY MILL RD SW

MEMO

RIAL D

R NW

MONROE ST SE

LIBER

TY ST

SW

ROYAL ST SW

NORTH ST NW

OAKCREST MANOR DR NEOLD WATERFORD RD NW

ROYAL ST SE

CHUR

CH ST

NE

LIBER

TY ST

NW

CORNWALL ST NE

HARR

ISON S

T NE

AYR S

T SW

CATO

CTIN

CIR

NE

TOWN BRANCH TER SW

MORV

EN PA

RK RD

NWBE

LMON

T PL S

W

GIBSON ST NW

UNION ST NW

SOUTH ST SW

CHATFIELD CT NE

DEPOT CT SE

MEHE

RRIN

TER S

W

MADIS

ON CT

SE

CRANBROOK DR NE

CATO

CTIN

CIR SE

LOUNSBURY CT NE

SLAC

K LN N

E

HANB

ERRY

CT N

E

RIVAN

NA TE

R SW

AYR S

T NW

HARR

ISON S

T SE

ROYAL ST SE

CHUR

CH ST

NE

PENNINGTON LOT: GARAGE AND SURFACE

LIBERTY

SENIOR CENTER

COURTS COMPLEX

SEMONES

CHURCH ST

MADISON

TOWN HALL PARKING GARAGE

LOUDOUN COUNTY PARKING GARAGE

851

120

29

116

79

370

31

83

400

22

8

7

6

12

13

11

5

4

10

3

2 1

8

2

4

1

2

1

13

1 1

2

1

3

82

3

4

3

1

2

5 1

8

1 2

3

2

4

8

5

1

24

1

6

5

4

1

2

3

5

1 2

41

7

2

1

7

1

7

1

5

5

5

1

1

7

1

2

4

4

7

31

3

1

4

2

2

31

2

41

61

3

2

6

1

2

5

2 7

1

6

3

13

3

6

2

10

7

4

2

1

1

2 1

2

1

4

4

3

3

1

3

1

7

6

14

24

4

52

3

16

22A15

33

14

21

30

10B

19

1312

18

7 8

29 26

32

31

11

17

20A

6

2524

10A

1B

1A

22B

2827

23

9

20B

Private Commercial Lot SpacesChurch Lot SpacesMetered ParkingNo ParkingNo RestrictionsPermit ParkingHistoric DistrictTown/County Owned Lots, Parking #ParcelsParking Blocks, Block #

Downtown Leesburg, Virginia

¯ 0 1,000250 500 750 FeetA-4

N KING

ST

NORTH ST NE

WIRT

ST NW

S KING

ST

EDWARDS FERRY RD NE

NORTH ST NW

ARIEL

DR NE

E MARKET ST

WIRT

ST SW

W MARKET ST

CHUR

CH ST

NE

CORNWALL ST NW

CORNWALL ST NE

LOUDOUN ST SE

HARR

ISON S

T NE

WILD

MAN S

T NE

CHUR

CH ST

SE

LIBER

TY ST

NW

LOUDOUN ST SW

ROYAL ST SW

MARSHALL DR NEOLD WATERFORD RD NW

ANDOVER CT NESL

ACK L

N NE

CHUR

CH ST

NE

PENNINGTON LOT: GARAGE AND SURFACE

SENIOR CENTER

COURTS COMPLEX

SEMONES

CHURCH ST



851

120

29

79

370

31

400

8

7

6

5

10

4

3

2

11

12

8

4

1

3

3

6

2

3

2

3

1

1

7 3

34

4 3

21

5

2

7

2

6

4

2

15

7

6

1

74

1 1

4

7

1

1

2

1

1

1

4

1

1

1

2

3

1

3

7

1

3

2

1

47

4

2

8

3

2

1

10

4

4

3

2

4

4

2

3

35

1 4

2

3

15

14

19

21

13

12

18

7

8

5

911

6

20A24

25

17

1B

29

10B

20B26

23

Private Commercial Lot SpacesChurch Lot SpacesMetered ParkingNo ParkingNo RestrictionsPermit ParkingHistoric DistrictTown/County Owned Lots, Parking #ParcelsParking Blocks, Block #Road Casing

Downtown Leesburg, Virginia Northeast Quadrant

¯ 0 1,000250 500 750 FeetA-5

N KING

ST

W MARKET ST

WIRT

ST NW

CORNWALL ST NW

LOUDOUN ST SW

MEMO

RIAL D

R NW

AYR S

T NW

NORTH ST NW

NORTH ST NE

CHUR

CH ST

NE

LIBER

TY ST

NW

CORNWALL ST NE

E MARKET ST

OLD WATERFORD RD NW

WIRT

ST SW

GIBSON ST NW

LIBER

TY ST

SW

UNION ST NW

AYR S

T SW

S KING

ST

MEHE

RRIN

TER S

W

EDWARDS FERRY RD NE

AYR S

T NW

CHUR

CH ST

NE

SENIOR CENTER

COURTS COMPLEX

SEMONES


CHURCH ST

120

29

370

31

851

79

6

9

8

7

13

11

5

12

4

10

3

2

1

4

7

5

6

5

1

8

2

6

27

3

5

2

4

3

1

2

1

3

3

5

213

21

1

4

3

3

4

74

7

2

3

1

8

2 11

11

104

1

1

33

2

2

2

5

3

1

27

4

2

2

3

4

2

1

2 1

1

1

8

2

7

1

3

5

1

5

4

1

1

4

1

1

4

6

2

8

5

3

3

1

3

3

1

65

4

3

23

4

4

2

4

3

7

1

52

3

16

10B

13

12

7

8

14

22A18

4

911

17

610A

1B

19

1A

20A23


Downtown Leesburg, Virginia Northwest Quadrant

¯ 0 1,000250 500 750 FeetA-6

S KING

ST

E MARKET STSOUTH ST SE

LOUDOUN ST SE

WIRT

ST SW

HARR

ISON S

T SE

CHUR

CH ST

SE

EDWARDS FERRY RD NE

LOUDOUN ST SW

W MARKET ST

PARKER CT SE

MONROE ST SE

LIBER

TY ST

SW

ROYAL ST SW

ROYAL ST SE

NORTH ST NE

HARR

ISON S

T NE

SOUTH ST SW

DEPOT CT SE

CHUR

CH ST

NE

N KING

ST

MADIS

ON CT

SE

OLD ENGLISH CT SW

CORNWALL ST NE

ANDOVER CT NE

MADISON TRADE PLZ SE

HARR

ISON S

T SE

ROYAL ST SELIBERTY

COURTS COMPLEX

MADISON

CHURCH ST


SEMONES


29

116

79

370

83

400

31

851

8

7

6

12

5

4

10

3

2

1

4

5

5

1

3

3

1

1

4

2

3

2

1

11

3

2

2

2

3

6

1

2

6

1

1

3

4

1

6

2

1

1

12

4

4

1

21

1

5

4

4

2

1

1

5

4

1

1

1

1

1

6

3

61

2

3

4

1

3

2

4

2

2

12

2

1

4

4

32

4

23

2

1

15

33

14

21

30

16

19

18

2926

13

32

31

22A

17

20A

12

25

24

22B

28

27

23

4

20B

11 910B


Downtown Leesburg, Virginia Southeast Quadrant

¯ 0 1,000250 500 750 FeetA-7

W MARKET ST

LOUDOUN ST SW

S KING

ST

WIRT

ST SW

N KING

ST

LIBER

TY ST

SW

ROYAL ST SW

AYR S

T SW

TOWN BRANCH TER SW

WIRT

ST NW

BELMONT DR SW

ROYAL ST SE

VALLEY VIEW AVE SW

SOUTH ST SW

CORNWALL ST NW

MEHE

RRIN

TER S

W

DRY M

ILL RD

SW

LIBER

TY ST

NW

CHUR

CH ST

SE

LOUDOUN ST SERIVAN

NA TE

R SW

E MARKET ST

OCCOQUAN TER SW

CHES

TERF

IELD P

L SW

MAXIM

ILLIA

N CT

SW

LIBERTY


116

370

79

6

22

8

7

12

13

5

4

10

3

213

5

1

1

1

5

2

5

2

3

5

1

2

1

6

5

4

1

4

1

1

2

2

2

5

1

1

4

3

1

71 1

7

4

4

1

2

2

1

33

1

63

4

1

4

4

4

2

3

24

43

2

2

1

4

4

2

33

4

1

1

16

22A

12

30

18

29

19

10B

11

17

24

25

7

22B

23

13

10A

26

32

8

6


Downtown Leesburg, Virginia Southwest Quadrant

¯ 0 1,000250 500 750 FeetA-8


October 5, 2017

APPENDIX B DOWNTOWN LEESBURG RESIDENTIAL PARKING PERMIT ZONES MAP

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(!(

!(

!(!(

!(!(

!(

!( !(

!(

!(

!(

!(

!(

!(

!( !(!(

!(

!(

!(

!(

!( !( !( !(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

7

1

35

4

8

6

27

20

14

2812 30

13 171115

16

19 1921

1014

18 18

20

1029

103

101

109

108

206

106

102101

106107

107

203 201 109102

201204206

203105

107

205

211102

208

213

219

212

221

214

209

110

WIR

T S

T N

W

NORTH ST NW

N K

ING

ST

CORNWALL ST NW

LIB

ER

TY

ST

NW

OL

D W

AT

ER

FO

RD

RD

NW

CORNWALL ST NE

Downtown Permit

Parking Zone #1 & #2

Date Source: Town of Leesburg and County of Loudoun

Map Created: May 17, 2011

´

Zone #1: Except Holidays

9:00 AM - 5:00 PM; M-F

(Liberty Street)

Zone #2:

9:00 AM - 5:00 PM; M-F

(North Street)

0 75 15037.5 Feet

ZONE #1

ZONE #2

B-1

!(

!(

!(

!(

!(

!(

!(

!(

!( !(

!(

!(

!(

!(

!(

!(

!(!(

!( !(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

24

2220

1816

2018

111

107

109

108

110

112

116

102

104

106

108

110112108

114106104 116102

118

106

108

106104

102

NORTH ST NE

CH

UR

CH

ST

NE

CORNWALL ST NE

SLA

CK

LA

NE

Downtown Permit

Parking Zone #3


Map Created: August 27, 2012

´

9:00 AM - 5:00 PM; M-F

0 50 10025 Feet

Semones

Parking Lot

Loudoun County

Court House

Cemetery

Loudoun County

Parking Lot

Olive Branch

Lodge #114

No

Par

kin

g A

llow

ed B

oth

Sid

es o

f Sla

ck L

a

Existing Permit Parking

Residents

Existing Permit Parking

Unrestricted On-Street

Parking (Three Spaces)

B-2

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

8

6

4

12

10

13

19

10

217

219

208

212

213

101

215

109

214

224222

207

212

219 206221

233

208

107

203 201

209204211

206

210 105

107

216

218

232230

209

CORNWALL ST NW

LIB

ER

TY

ST

NWM

EM

OR

IAL

DR

NW

W MARKET ST

AY

R ST

NW

Downtown Permit

Parking Zone #5


Map Created: October 12, 2007

´

9:00 AM - 5:00 PM; M-F

0 75 15037.5 Feet

Cornwall St between

Liberty St and

Memorial Dr NW

B-3

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

AB

109B A

17

14

15

1315

12

11

111

199

109107

102

108 106

105

204

202204

207

205

203

112

109

101

103105107

201

102

110

WIR

T S

T S

W

ROYAL ST SW

LIB

ER

TY

ST

SW

LOUDOUN ST SW

Downtown Permit

Parking Zone #6


Map Created: May 24, 2011

´

9:00 AM - 5:00 PM; M-F

0 40 8020 Feet

B-4

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

3

5

7

4

1

5

7

9

19

22

20

29

13

24

16

2126

10

18

14

24

20

1618

16

10

23

11

30 18

2827

102

107

108

103

106

109

110

101

102107

N K

ING

ST

CORNWALL ST NE

CH

UR

CH

ST

NE

NORTH ST NE

CORNWALL ST NW

Downtown Permit

Parking Zone #9


Map Created: July 8, 2014

´

9:00 AM - 5:00 PM; M-F

0 50 10025 Feet

Loudoun County

Court House

Permit Parking

B-5

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

8

63

7

2

19

24

21

13

26

15

1210

28

210

107

209

208

207

202

207203

206

213

211

102

206

105

204

110

106

104

208

201

101

LIB

ER

TY

ST

NW

CORNWALL ST NW

W MARKET ST

WIR

T S

T N

W

Downtown Permit

Parking Zone

Zone #11


Map Date: December 8, 2015

´

Except Holidays

9:00 AM - 5:00 PM; M-F

(Liberty Street)

ZONE #11

0 50 10025 Feet

Residential Permit

Parking

B-6

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

!(

104

127

116

206

119

122

112

114

129

116 115

108

112

110

123121 207

116210

112

106

118

111

110

114

117

114

124

104

108

208

125

102

116

112

116

110

116

106

116

106

102

116

108

NORTH ST NE

HA

RR

ISO

N S

T N

E

SLA

CK

LA

NE

ANDOVER CT NE

CORNWALL ST NE

Downtown Permit

Parking Zone

Zone #12


Map Created by: Department of Finance and

Administrative Services

Map Date: March 25, 2016

´

Except Holidays

9:00 AM - 5:00 PM; M-F

(Slack Lane)

ZONE #12

0 50 10025 Feet

Residential

Permit Parking

B-7

1

5

88 8

53

2

13

9

3

5 37

57

6

9

1

4

17

14

15

11

12

11

207 208

202

204202

110

106

102

107

105

204203

201

112

101

109

Royal Street SWResidential Permit Parking

Zone #17

É

0 40 8020 Feet

Map Prepared by Town of Leesburg DPZOctober 5, 2017

Permit Zone #179:00 am to 5:00 pm, M-F

B-8


October 5, 2017

APPENDIX C 2015 AND 2017 PARKING OCCUPANCY DATA


October 5, 2017

Figure C

Downtown Leesburg Core Parking Study Area

C-1

Table 2015.ADowntown Leesburg Parking ‐ Overall

March 2015 Occupancy Data

Date Time Total

Supply 372 148 376 89610:00 AM 95 26% 77 52% 0 0% 172 19%

2:00 PM 57 15% 63 43% 0 0% 120 13%

6:00 PM 48 13% 63 43% 0 0% 111 12%

9:00 AM 140 38% 47 32% 173 46% 360 40%

11:00 AM 226 61% 47 32% 173 46% 446 50%

3:00 PM 211 57% 92 62% 159 42% 462 52%

7:00 PM 113 30% 92 62% 159 42% 364 41%

9:00 AM 168 45% 71 48% 211 56% 450 50%

11:00 AM 256 69% 71 48% 211 56% 538 60%

3:00 PM 233 63% 83 56% 220 59% 536 60%

7:00 PM 97 26% 83 56% 220 59% 400 45%

9:00 AM 169 45% 88 59% 181 48% 438 49%

11:00 AM 261 70% 88 59% 181 48% 530 59%

3:00 PM 248 67% 97 66% 157 42% 502 56%

7:00 PM 148 40% 97 66% 157 42% 402 45%

9:00 AM 0 0% 0 0% 0 0% 0 0%

11:00 AM 0 0% 0 0% 0 0% 0 0%

3:00 PM 0 0% 0 0% 0 0% 0 0%

7:00 PM 0 0% 0 0% 0 0% 0 0%

9:00 AM 139 37% 35 24% 129 34% 303 34%

11:00 AM 203 55% 35 24% 129 34% 367 41%

3:00 PM 223 60% 60 41% 125 33% 408 46%

7:00 PM 202 54% 60 41% 125 33% 387 43%

10:00 AM 97 26% 67 45% 71 19% 235 26%

2:00 PM 163 44% 103 70% 48 13% 314 35%

6:00 PM 170 46% 103 70% 48 13% 321 36%

10:00 AM 118 32% 63 43% 44 12% 225 25%

2:00 PM 112 30% 100 68% 57 15% 269 30%

6:00 PM 68 18% 100 68% 57 15% 225 25%

9:00 AM 156 42% 65 44% 226 60% 447 50%

11:00 AM 234 63% 65 44% 226 60% 525 59%

3:00 PM 216 58% 76 51% 190 51% 482 54%

7:00 PM 90 24% 76 51% 190 51% 356 40%

9:00 AM 160 43% 59 40% 166 44% 385 43%

11:00 AM 242 65% 59 40% 166 44% 467 52%

3:00 PM 235 63% 85 57% 183 49% 503 56%

7:00 PM 121 33% 85 57% 183 49% 389 43%

9:00 AM 262 70% 66 45% 181 48% 509 57%

11:00 AM 246 66% 66 45% 181 48% 493 55%

3:00 PM 216 58% 68 46% 157 42% 441 49%

7:00 PM 90 24% 68 46% 157 42% 315 35%

9:00 AM 169 45% 50 34% 177 47% 396 44%

11:00 AM 234 63% 50 34% 177 47% 461 51%

3:00 PM 232 62% 74 50% 176 47% 482 54%

7:00 PM 152 41% 74 50% 176 47% 402 45%

9:00 AM 207 56% 65 44% 141 38% 413 46%

11:00 AM 241 65% 65 44% 141 38% 447 50%

3:00 PM 231 62% 0 0% 144 38% 375 42%

7:00 PM 319 86% 74 50% 144 38% 537 60%

10:00 AM 135 36% 68 46% 52 14% 255 28%

2:00 PM 192 52% 110 74% 92 24% 394 44%

6:00 PM 153 41% 110 74% 92 24% 355 40%

10:00 AM 74 20% 63 43% 72 19% 209 23%

2:00 PM 84 23% 97 66% 85 23% 266 30%

6:00 PM 46 12% 97 66% 85 23% 228 25%

3/14/2015

3/7/2015

3/8/2015

3/15/2015

3/9/2015

3/10/2015

3/11/2015

3/13/2015 (First

Friday)

3/6/2015

Garage On‐Street Surface Lots

3/12/2015

3/1/2015

3/2/2015

3/3/2015

3/4/2015

3/5/2015

C-2

Table 2015.A Cont.

Date Time Total

Supply 372 148 376 8969:00 AM 149 40% 69 47% 215 57% 433 48%

11:00 AM 226 61% 69 47% 215 57% 510 57%

3:00 PM 210 56% 78 53% 192 51% 480 54%

7:00 PM 60 16% 78 53% 192 51% 330 37%

9:00 AM 142 38% 63 43% 220 59% 425 47%

11:00 AM 230 62% 63 43% 220 59% 513 57%

3:00 PM 230 62% 69 47% 212 56% 511 57%

7:00 PM 115 31% 69 47% 212 56% 396 44%

9:00 AM 146 39% 60 41% 183 49% 389 43%

11:00 AM 250 67% 60 41% 183 49% 493 55%

3:00 PM 250 67% 73 49% 179 48% 502 56%

7:00 PM 98 26% 73 49% 179 48% 350 39%

9:00 AM 141 38% 63 43% 179 48% 383 43%

11:00 AM 239 64% 63 43% 179 48% 481 54%

3:00 PM 241 65% 81 55% 183 49% 505 56%

7:00 PM 146 39% 81 55% 183 49% 410 46%

9:00 AM 208 56% 46 31% 110 29% 364 41%

11:00 AM 219 59% 46 31% 110 29% 375 42%

3:00 PM 224 60% 77 52% 96 26% 397 44%

7:00 PM 161 43% 77 52% 96 26% 334 37%

10:00 AM 102 27% 71 48% 0 0% 173 19%

2:00 PM 198 53% 122 82% 55 15% 375 42%

6:00 PM 140 38% 122 82% 55 15% 317 35%

10:00 AM 121 33% 76 51% 44 12% 241 27%

2:00 PM 112 30% 114 77% 59 16% 285 32%

6:00 PM 64 17% 114 77% 59 16% 237 26%

9:00 AM 161 43% 44 30% 165 44% 370 41%

11:00 AM 226 61% 44 30% 165 44% 435 49%

3:00 PM 228 61% 63 43% 147 39% 438 49%

7:00 PM 71 19% 63 43% 147 39% 281 31%

9:00 AM 148 40% 57 39% 151 40% 356 40%

11:00 AM 233 63% 57 39% 151 40% 441 49%

3:00 PM 210 56% 50 34% 156 41% 416 46%

7:00 PM 118 32% 50 34% 156 41% 324 36%

9:00 AM 173 47% 62 42% 209 56% 444 50%

11:00 AM 263 71% 62 42% 209 56% 534 60%

3:00 PM 223 60% 72 49% 185 49% 480 54%

7:00 PM 118 32% 72 49% 185 49% 375 42%

9:00 AM 123 33% 51 34% 189 50% 363 41%

11:00 AM 215 58% 51 34% 189 50% 455 51%

3:00 PM 238 64% 67 45% 204 54% 509 57%

7:00 PM 108 29% 67 45% 204 54% 379 42%

9:00 AM 167 45% 46 31% 151 40% 364 41%

11:00 AM 212 57% 46 31% 151 40% 409 46%

3:00 PM 218 59% 62 42% 127 34% 407 45%

7:00 PM 161 43% 62 42% 127 34% 350 39%

10:00 AM 92 25% 71 48% 54 14% 217 24%

2:00 PM 134 36% 101 68% 40 11% 275 31%

6:00 PM 160 43% 101 68% 40 11% 301 34%

10:00 AM 97 26% 63 43% 42 11% 202 23%

2:00 PM 83 22% 101 68% 48 13% 232 26%

6:00 PM 47 13% 101 68% 48 13% 196 22%

9:00 AM 160 43% 51 34% 151 40% 362 40%

11:00 AM 207 56% 51 34% 151 40% 409 46%

3:00 PM 210 56% 57 39% 153 41% 420 47%

7:00 PM 54 15% 57 39% 153 41% 264 29%

9:00 AM 151 41% 45 30% 143 38% 339 38%

11:00 AM 212 57% 45 30% 143 38% 400 45%

3:00 PM 219 59% 59 40% 145 39% 423 47%

7:00 PM 76 20% 59 40% 145 39% 280 31%


3/28/2015

3/29/2015

3/25/2015

3/26/2015

3/27/2015

3/16/2015

3/30/2015

3/31/2015

3/21/2015

3/22/2015

3/17/2015

3/18/2015

3/19/2015

3/20/2015

3/23/2015

3/24/2015

C-3

Table 2015.BTown Garage ‐ Parking Counts (March 1‐31 & April 6‐17)

100 36 46 44 53 40 53 372

Temp Weather Basement 1A 1B 2A 2B 3A 3BTotal Occupied

Spaces

Percent

OccupiedNotes

1‐Mar 10am 28 Snow 8 31 38 9 6 2 1 95 26%

2pm 30 Snow 3 22 23 6 2 1 0 57 15% Top Deck Closed Overnight

6pm 32 Cloudy 3 18 24 2 1 0 0 48 13%

2‐Mar 9am 37 Cloudy 42 27 17 16 38 0 0 140 38% Top Deck Closed for Ice

11am 40 Sunny 53 33 42 42 49 5 2 226 61%

3pm 50 Sunny 51 27 35 33 26 23 16 211 57%

7pm 48 Sunny 7 36 43 19 6 1 1 113 30%

3‐Mar 9am 30 Cloudy 40 27 31 18 6 30 16 168 45%

11am 31 Cloudy 52 31 44 42 35 33 19 256 69%

3pm 39 Cloudy 55 31 38 29 30 33 17 233 63%

7pm 31 Cloudy 6 29 31 20 8 1 2 97 26%

4‐Mar 9am 35 Rain 44 21 31 16 7 33 17 169 45%

11am 37 Rain 52 31 46 42 34 36 20 261 70%

3pm 40 Rain 52 33 38 40 32 31 22 248 67%

7pm 38 Rain 9 32 43 39 23 0 2 148 40%

5‐Mar 9am 0 0% Town closed for snow

11am 0 0% Town closed for snow

3pm 0 0% Town closed for snow

7pm 0 0% Town closed for snow

6‐Mar 9am 14 Sunny 18 30 45 21 25 0 0 139 37% Top deck closed for ice

11am 16 Sunny 35 34 43 42 41 7 1 203 55%

3pm 32 Sunny 42 34 40 43 42 14 8 223 60%

7pm 30 Clear 13 36 46 44 46 16 1 202 54%

7‐Mar 10am 36 Cloudy 10 34 35 9 7 2 0 97 26%

2pm 40 Sunny 21 31 43 37 23 8 0 163 44%

6pm 40 Sunny 28 36 44 39 21 1 1 170 46%

8‐Mar 10am 38 Sunny 12 30 44 21 8 2 1 118 32%

2pm 45 Sunny 10 24 39 24 10 5 0 112 30%

6pm 45 Sunny 4 22 30 7 3 1 1 68 18%

9‐Mar 9am 34 Cloudy 48 22 20 17 6 29 14 156 42%

11am 45 Cloudy 54 31 43 39 18 30 19 234 63%

3pm 55 Sunny 52 26 38 30 18 33 19 216 58%

7pm 48 Sunny 7 28 21 12 7 9 6 90 24%

Total Supply

C-4

Table 2015.B Cont.

100 36 46 44 53 40 53 372


Spaces

Percent

OccupiedNotes

10‐Mar 9am 40 Cloudy 48 27 21 15 5 29 15 160 43%

11am 41 Cloudy 57 31 45 41 13 36 19 242 65%

3pm 45 Rain 52 29 39 42 30 29 14 235 63%

7pm 45 Rain 6 32 40 24 6 10 3 121 33%

11‐Mar 9am 40 Sunny 51 21 23 119 5 27 16 262 70%

11am 45 Sunny 52 30 45 42 24 33 20 246 66%

3pm 46 Sunny 51 28 33 32 18 32 22 216 58%

7pm 46 Sunny 4 28 31 12 9 2 4 90 24%

12‐Mar 9am 45 Sunny 45 27 21 17 5 36 18 169 45%

11am 45 Sunny 50 30 46 37 16 32 23 234 63%

3pm 60 Sunny 53 33 35 28 29 29 25 232 62%

7pm 55 Sunny 8 32 40 30 28 6 8 152 41%

13‐Mar 9am 30 Sunny 46 27 40 35 8 32 19 207 56%

11am 45 Sunny 46 34 41 44 24 32 20 241 65%

3pm 55 Cloudy 41 31 37 35 27 31 29 231 62%

7pm 45 Cloudy 53 33 45 44 53 39 52 319 86% Rescheduled First Friday

14‐Mar 10am 41 Rain 5 2 33 21 7 34 33 135 36%

2pm 49 Rain 30 33 43 35 23 15 13 192 52%

6pm 49 Rain 16 36 45 36 18 1 1 153 41%

15‐Mar 10am 50 Sunny 7 25 24 6 8 1 3 74 20%

2pm 55 Sunny 5 25 31 12 10 0 1 84 23%

6pm 50 Sunny 3 21 14 3 4 0 1 46 12%

16‐Mar 9am 34 Sunny 48 17 17 13 9 32 13 149 40%

11am 45 Sunny 62 35 24 37 15 36 17 226 61%

3pm 60 Sunny 59 27 30 32 16 29 17 210 56%

7pm 58 Sunny 5 26 9 10 2 5 3 60 16%

17‐Mar 9am 64 Sunny 46 16 14 16 5 30 15 142 38%

11am 68 Sunny 55 30 41 36 11 33 24 230 62%

3pm 62 Sunny 54 27 39 34 18 35 23 230 62%

7pm 53 Sunny 4 30 44 25 9 0 3 115 31%

18‐Mar 9am 32 Sunny 50 14 15 15 6 29 17 146 39%

11am 37 Sunny 61 33 39 40 16 34 27 250 67%

3pm 50 Sunny 62 26 41 39 15 36 31 250 67%

7pm 45 Sunny 8 30 29 14 6 5 6 98 26%

Total Supply

C-5

Table 2015.B Cont.

100 36 46 44 53 40 53 372


Spaces

Percent

OccupiedNotes

19‐Mar 9am 36 Sunny 46 26 12 14 4 28 11 141 38%

11am 43 Sunny 58 32 43 30 20 31 25 239 64%

3pm 50 Sunny 59 28 27 31 29 35 32 241 65%

7pm 45 Sunny 11 34 43 33 12 7 6 146 39%

20‐Mar 9am 34 Snow 54 30 35 29 4 36 20 208 56%

11am 34 Snow 47 30 35 44 8 35 20 219 59%

3pm 36 Rain 51 31 36 39 13 31 23 224 60%

7pm 40 Cloudy 23 29 45 38 22 2 2 161 43%

21‐Mar 10am 50 Sunny 6 22 46 19 5 3 1 102 27%

2pm 60 Sunny 19 33 46 42 38 18 2 198 53%

6pm 65 Sunny 20 29 39 28 21 1 2 140 38%

22‐Mar 10am 51 Sunny 17 28 44 21 6 1 4 121 33%

2pm 65 Sunny 19 29 44 13 4 0 3 112 30%

6pm 56 Sunny 5 27 20 6 4 0 2 64 17%

23‐Mar 9am 32 Sunny 49 18 21 17 5 32 19 161 43%

11am 34 Sunny 68 27 38 30 12 35 16 226 61%

3pm 57 Sunny 64 32 38 31 9 32 22 228 61%

7pm 50 Sunny 2 27 19 9 4 6 4 71 19%

24‐Mar 9am 37 Cloudy 46 17 13 17 5 32 18 148 40%

11am 37 Cloudy 55 35 34 34 16 36 23 233 63%

3pm 55 Sunny 54 33 31 18 18 35 21 210 56%

7pm 48 Sunny 6 31 38 25 7 5 6 118 32%

25‐Mar 9am 34 Rain 46 23 24 18 10 35 17 173 47%

11am 36 Cloudy 59 34 43 41 26 34 26 263 71%

3pm 51 Sunny 53 29 30 29 24 32 26 223 60%

7pm 46 Sunny 11 35 41 18 6 3 4 118 32%

26‐Mar 9am 43 Sunny 35 24 11 11 5 28 9 123 33%

11am 55 Cloudy 58 31 35 30 13 30 18 215 58%

3pm 49 Sunny 57 30 40 41 19 31 20 238 64%

7pm 49 Cloudy 5 31 38 25 6 2 1 108 29%

27‐Mar 9am 41 Cloudy 42 25 31 26 4 26 13 167 45%

11am 43 Cloudy 50 31 42 30 11 31 17 212 57%

3pm 48 Sunny 49 33 41 34 16 30 15 218 59%

7pm 41 Cloudy 21 30 44 40 23 3 0 161 43%

Total Supply

C-6

Table 2015.B Cont.

100 36 46 44 53 40 53 372


Spaces

Percent

OccupiedNotes

28‐Mar 10am 35 Sunny 8 27 39 11 7 0 0 92 25%

2pm 36 Sunny 13 33 42 30 15 0 1 134 36%

6pm 33 Sunny 23 31 45 44 15 2 0 160 43% Tally Ho event ‐ Bus on Wirt

29‐Mar 10am 40 Sunny 9 32 41 10 5 0 0 97 26%

2pm 48 Sunny 10 25 28 15 4 0 1 83 22%

6pm 40 Sunny 3 24 14 3 3 0 0 47 13%

30‐Mar 9am 43 Cloudy 55 16 16 20 7 30 16 160 43% LCPS Spring Break

11am 45 Cloudy 65 29 32 23 10 31 17 207 56% LCPS Spring Bre

3pm 60 Sunny 64 26 34 27 14 25 20 210 56% LCPS Spring Br


31‐Mar 9am 48 Sunny 51 19 15 14 6 29 17 151 41% LCPS Spring Br

11am 55 Sunny 58 30 36 30 7 32 19 212 57% LCPS Spring Br


7pm 53 Cloudy 6 26 28 9 5 2 0 76 20% LCPS Spring Br

6‐Apr 11am 54 Sunny 64 27 36 21 10 28 18 204 55%

3pm 75 Sunny 64 27 34 24 10 28 20 207 56%

7‐Apr 11am 64 Cloudy 65 31 41 37 15 33 33 255 69%

3pm 72 Sunny 58 28 43 33 27 31 30 250 67%

8‐Apr 11am 46 Cloudy 70 31 43 44 21 36 24 269 72%

3pm 49 Rain 66 29 41 29 21 34 28 248 67%

9‐Apr 11am 45 Cloudy 56 33 43 34 15 36 25 242 65%

3pm 49 Cloudy 61 32 45 38 26 38 30 270 73%

10‐Apr 11am 45 Cloudy 57 35 42 41 24 33 17 249 67%

3pm 65 Cloudy 47 34 44 42 27 29 20 243 65%

13‐Apr 11am 68 Sunny 54 30 35 24 14 37 19 213 57%

3pm 66 Sunny 56 27 33 28 11 32 22 209 56%

14‐Apr 11am 63 Cloudy 62 31 41 35 20 36 32 257 69%

3pm 53 Rain 57 32 41 42 27 35 26 260 70%

15‐Apr 11am 50 Sunny 55 29 29 17 9 33 23 195 52%

3pm 69 Cloudy 60 28 29 31 23 30 26 227 61%

16‐Apr 11am 60 Sunny 54 30 41 35 12 34 23 229 62%

3pm 72 Sunny 54 29 27 31 24 33 23 221 59%

17‐Apr 3pm 75 Sunny 38 27 39 40 28 29 22 223 60%

Total Supply

C-7

Table 2015.COn‐Street Parking Counts (March 1‐31 & April 6‐17)

North King

(Market to

North)

South King

(Market to

WOD)

East Market

(King to

Church)

West

Market

(King to

Pres.

Church)

East

Loudoun

(King to Y)

West

Loudoun

(King to

Wirt)

Wirt

(Loudoun to

Mkt)

Wirt (Mkt to

Corn)Liberty Harrison SW

Total

Spaces

20 16 6 16 20 6 3 2 11 48 148

Temp Weather Occupied Occupied Occupied Occupied Occupied Occupied Occupied Occupied Occupied OccupiedTotal

OccupiedPercent

1‐Mar Mid Morning 28 Snow 18 13 3 13 2 0 3 2 4 19 77 52%

Mid Afternoon 30 Snow 11 12 7 2 8 3 0 0 6 14 63 43%

2‐Mar Mid Morning 37 Cloudy 10 5 4 4 6 1 1 0 5 11 47 32%

Mid Afternoon 50 Sunny 13 8 5 10 11 4 3 2 9 27 92 62%


Mid Afternoon 39 Cloudy 6 11 3 7 13 4 3 2 7 27 83 56%



5‐Mar Mid Morning NA Snow NA NA NA NA NA NA NA NA NA NA 0 0%

Mid Afternoon NA Snow NA NA NA NA NA NA NA NA NA NA 0 0%

6‐Mar Mid Morning 14 Sunny 11 3 4 0 3 2 0 2 5 5 35 24%









Mid Afternoon 41 Rain 17 6 6 7 15 3 1 1 8 21 85 57%





Total Supply

C-8

Table 2015.C Cont.

North King

(Market to

North)

South King

(Market to

WOD)

East Market

(King to

Church)

West

Market

(King to

Pres.

Church)

East

Loudoun

(King to Y)

West

Loudoun

(King to

Wirt)

Wirt

(Loudoun to

Mkt)

Wirt (Mkt to


Total

Spaces

20 16 6 16 20 6 3 2 11 48 148


OccupiedPercent


Mid Afternoon NA NA NA NA NA NA NA NA NA NA NA NA 0 0%

14‐Mar Mid Morning 41 Rain 14 12 0 8 6 7 1 2 6 12 68 46%












20‐Mar Mid Morning 32 Snow 10 9 4 1 2 4 2 1 3 10 46 31%










Total Supply

C-9

Table 2015.C Cont.

North King

(Market to

North)

South King

(Market to

WOD)

East Market

(King to

Church)

West

Market

(King to

Pres.

Church)

East

Loudoun

(King to Y)

West

Loudoun

(King to

Wirt)

Wirt

(Loudoun to

Mkt)

Wirt (Mkt to


Total

Spaces

20 16 6 16 20 6 3 2 11 48 148


OccupiedPercent



26‐Mar Mid Morning 70 Rain 20 12 4 4 3 1 1 2 1 3 51 34%












Total Supply

C-10

Table 2015.DSurface Lots ‐ Parking Counts (March 1‐31)

Liberty Semones Pennington Total Spaces

Total Supply 106 68 202 376

Temp Weather Occupied Occupied Occupied Total Occupied Percent

1‐Mar Mid Morning NA NA NA NA NA 0

Mid Afternoon NA NA NA NA NA 0

2‐Mar Mid Morning 37 Sunny 32 64 77 173 46%

Mid Afternoon 37 Sunny 30 56 73 159 42%

3‐Mar Mid Morning 32 Cloudy 30 63 118 211 56%

Mid Afternoon 32 Cloudy 49 61 110 220 59%


Mid Afternoon 41 Rain 41 62 54 157 42%

5‐Mar Mid Morning NA NA NA NA NA 0 0%

Mid Afternoon NA NA NA NA NA 0 0%

















14‐Mar Mid Morning 42 Rain 17 3 32 52 14%




C-11

Table 2015.D Cont.Liberty Semones Pennington Total Spaces

Total Supply 106 68 202 376

Temp Weather Occupied Occupied Occupied Total Occupied Percent









20‐Mar Mid Morning 34 Snow 25 38 47 110 29%


21‐Mar Mid Morning 0 0%






















C-12

Table 2017.ADowntown Leesburg Parking

September 2017 Occupancy Data

Date Time Total

Supply 362 148 394 9049:00 AM 157 43% 44 30% 213 54% 414 46%

9/1/17 11:00 AM 222 61% 44 30% 213 54% 479 53%

3:00 PM 240 66% 81 55% 196 50% 517 57%

7:00 PM 358 99% 81 55% 196 50% 635 70%

10:00 AM 82 23% 45 30% 45 11% 172 19%

9/2/2017 2:00 PM 156 43% 69 47% 67 17% 292 32%

6:00 PM 174 48% 69 47% 67 17% 310 34%

10:00 AM 78 22% 61 41% 49 12% 188 21%

9/3/2017 2:00 PM 152 42% 99 67% 112 28% 363 40%

6:00 PM 129 36% 99 67% 112 28% 340 38%

9:00 AM 25 7% 29 20% 51 13% 105 12%

9/4/2017 11:00 AM 120 33% 29 20% 51 13% 200 22%

3:00 PM 78 22% 72 49% 70 18% 220 24%

7:00 PM 0 0% 72 49% 70 18% 142 16%

9:00 AM 161 44% 53 36% 232 59% 446 49%

9/5/2017 11:00 AM 200 55% 53 36% 232 59% 485 54%

3:00 PM 205 57% 65 44% 193 49% 463 51%

7:00 PM 111 31% 65 44% 193 49% 369 41%

9:00 AM 172 48% 49 33% 214 54% 435 48%

9/6/2017 11:00 AM 219 60% 49 33% 214 54% 482 53%

3:00 PM 212 59% 68 46% 185 47% 465 51%

7:00 PM 121 33% 68 46% 185 47% 374 41%

9:00 AM 179 49% 54 36% 230 58% 463 51%

9/7/2017 11:00 AM 205 57% 54 36% 230 58% 489 54%

3:00 PM 244 67% 81 55% 231 59% 556 62%

7:00 PM 171 47% 81 55% 231 59% 483 53%

9:00 AM 147 41% 51 34% 222 56% 420 46%

9/8/2017 11:00 AM 200 55% 51 34% 222 56% 473 52%

3:00 PM 246 68% 73 49% 189 48% 508 56%

7:00 PM 261 72% 73 49% 189 48% 523 58%

10:00 AM 109 30% 72 49% 58 15% 239 26%

9/9/2017 2:00 PM 196 54% 96 65% 102 26% 394 44%

6:00 PM 249 69% 96 65% 102 26% 447 49%

10:00 AM 73 20% 55 37% 37 9% 165 18%

9/10/2017 2:00 PM 134 37% 67 45% 78 20% 279 31%

6:00 PM 69 19% 67 45% 78 20% 214 24%

9:00 AM 159 44% 33 22% 0 0% 192 21%

9/11/2017 11:00 AM 197 54% 33 22% 0 0% 230 25%

3:00 PM 210 58% 58 39% 221 56% 489 54%

7:00 PM 95 26% 58 39% 221 56% 374 41%

9:00 AM 170 47% 38 26% 255 65% 463 51%

9/12/2017 11:00 AM 238 66% 38 26% 255 65% 531 59%

3:00 PM 223 62% 71 48% 255 65% 549 61%

7:00 PM 120 33% 71 48% 255 65% 446 49%

9:00 AM 159 44% 54 36% 259 66% 472 52%

9/13/2017 11:00 AM 223 62% 54 36% 259 66% 536 59%

3:00 PM 243 67% 58 39% 269 68% 570 63%

7:00 PM 165 46% 58 39% 269 68% 492 54%

9:00 AM 163 45% 46 31% 291 74% 500 55%

9/14/2017 11:00 AM 218 60% 46 31% 291 74% 555 61%

3:00 PM 227 63% 63 43% 230 58% 520 58%

7:00 PM 160 44% 63 43% 230 58% 453 50%

9:00 AM 182 50% 0 0% 196 50% 378 42%

9/15/2017 11:00 AM 233 64% 0 0% 196 50% 429 47%

3:00 PM 253 70% 79 53% 186 47% 518 57%

7:00 PM 287 79% 79 53% 186 47% 552 61%


C-13

Table 2017.A Cont.

Date Time Total

Supply 362 148 394 90410:00 AM 126 35% 59 40% 77 20% 262 29%

9/16/2017 2:00 PM 179 49% 90 61% 80 20% 349 39%

6:00 PM 212 59% 90 61% 80 20% 382 42%

10:00 AM 108 30% 54 36% 38 10% 200 22%

9/17/2017 2:00 PM 125 35% 77 52% 78 20% 280 31%

6:00 PM 100 28% 77 52% 78 20% 255 28%

9:00 AM 160 44% 35 24% 0 0% 195 22%

9/18/2017 11:00 AM 206 57% 35 24% 0 0% 241 27%

3:00 PM 213 59% 53 36% 0 0% 266 29%

7:00 PM 86 24% 53 36% 0 0% 139 15%

9:00 AM 174 48% 40 27% 246 62% 460 51%

9/19/2017 11:00 AM 244 67% 40 27% 246 62% 530 59%

3:00 PM 234 65% 59 40% 0 0% 293 32%

7:00 PM 128 35% 59 40% 0 0% 187 21%

9:00 AM 152 42% 43 29% 250 63% 445 49%

9/20/2017 11:00 AM 223 62% 43 29% 250 63% 516 57%

3:00 PM 209 58% 72 49% 268 68% 549 61%

7:00 PM 119 33% 72 49% 268 68% 459 51%

9:00 AM 168 46% 41 28% 222 56% 431 48%

9/21/2017 11:00 AM 239 66% 41 28% 222 56% 502 56%

3:00 PM 258 71% 58 39% 235 60% 551 61%

7:00 PM 138 38% 58 39% 235 60% 431 48%

9:00 AM 189 52% 37 25% 247 63% 473 52%

9/22/2017 11:00 AM 233 64% 37 25% 247 63% 517 57%

3:00 PM 250 69% 85 57% 205 52% 540 60%

7:00 PM 207 57% 85 57% 205 52% 497 55%

10:00 AM 113 31% 35 24% 230 58% 378 42%

9/23/2017 2:00 PM 203 56% 83 56% 220 56% 506 56%

6:00 PM 257 71% 83 56% 220 56% 560 62%

10:00 AM 164 45% 52 35% 139 35% 355 39%

9/24/2017 2:00 PM 231 64% 55 37% 189 48% 475 53%

6:00 PM 99 27% 55 37% 189 48% 343 38%

9:00 AM 175 48% 37 25% 102 26% 314 35%

9/25/2017 11:00 AM 205 57% 37 25% 102 26% 344 38%

3:00 PM 185 51% 47 32% 182 46% 414 46%

7:00 PM 134 37% 47 32% 182 46% 363 40%

9:00 AM 192 53% 44 30% 254 64% 490 54%

9/26/2017 11:00 AM 226 62% 44 30% 254 64% 524 58%

3:00 PM 250 69% 70 47% 208 53% 528 58%

7:00 PM 115 32% 70 47% 208 53% 393 43%

9:00 AM 164 45% 46 31% 250 63% 460 51%

9/27/2017 11:00 AM 233 64% 46 31% 250 63% 529 59%

3:00 PM 244 67% 67 45% 256 65% 567 63%

7:00 PM 122 34% 67 45% 256 65% 445 49%

9:00 AM 170 47% 26 18% 183 46% 379 42%

9/28/2017 11:00 AM 199 55% 26 18% 183 46% 408 45%

3:00 PM 234 65% 72 49% 197 50% 503 56%

7:00 PM 166 46% 72 49% 197 50% 435 48%

9:00 AM 162 45% 54 36% 236 60% 452 50%

9/29/2017 11:00 AM 227 63% 54 36% 236 60% 517 57%

3:00 PM 244 67% 88 59% 247 63% 579 64%

7:00 PM 265 73% 50 34% 247 63% 562 62%

10:00 AM 93 26% 50 34% 62 16% 205 23%

9/30/2017 2:00 PM 224 62% 86 58% 104 26% 414 46%

6:00 PM 200 55% 86 58% 104 26% 390 43%


C-14

Table 2017.BTown Garage ‐ Parking Counts (September 1‐30)

100 34 42 42 49 42 53 362

Temp Weather Basement 1A 1B 2A 2B 3A 3BOccupied

Spaces

Percent

OccupiedNotes

1‐Sep 9am 58 Cloudy 31 27 29 15 4 31 20 157 43%

11am 60 Cloudy 38 30 35 39 24 32 24 222 61%

3pm 63 Cloudy 32 28 38 41 31 36 34 240 66%

7pm 98 Cloudy 96 34 42 42 49 42 53 358 99% First Friday Event

2-Sep 10am 58 rain 11 24 35 5 3 2 2 82 23%

2pm 60 Rain 20 31 41 40 21 0 3 156 43%

6pm 59 Rain 31 34 42 39 24 0 4 174 48%

3-Sep 10am 67 Cloudy 8 27 33 4 5 0 1 78 22%

2pm 75 Sunny 23 34 40 35 18 1 1 152 42%

6pm 78 Sunny 18 30 37 27 16 0 1 129 36%

4-Sep 10am Sunny 4 10 5 3 2 0 1 25 7% Labor Day Holiday

2pm 7 29 42 35 6 0 1 120 33% Labor Day Holiday



5-Sep 9am 71 Sunny 44 24 20 12 5 30 26 161 44%

11am 78 Sunny 25 27 34 34 16 32 32 200 55%

3pm 86 Sunny 22 25 37 37 21 35 28 205 57%

7pm 78 Rain 11 27 38 19 9 2 5 111 31%

6-Sep 9am 61 Cloudy 43 28 34 7 6 33 21 172 48%

11am 60 Rain 28 31 35 41 24 33 27 219 60%

3pm 62 Rain 47 21 31 31 15 34 33 212 59%

7pm 66 Rain 12 27 37 28 10 2 5 121 33%

7-Sep 9am 55 Sunny 42 28 33 15 4 31 26 179 49%

11am 66 Sunny 26 28 33 39 16 36 27 205 57%

3pm 71 Sunny 45 30 35 38 28 35 33 244 67%

7pm 85 Sunny 21 29 37 41 33 5 5 171 47%

8-Sep 9am 62 Sunny 31 22 23 10 5 33 23 147 41%

11am 70 Sunny 42 28 28 33 15 29 25 200 55%

3pm 72 Sunny 46 29 37 41 31 31 31 246 68%

7pm 78 Sunny 33 34 42 42 48 42 20 261 72%

Total Supply

C-15

Table 2017.B Cont.100 34 42 42 49 42 53 362


Spaces

Percent

OccupiedNotes

9-Sep 10am 72 Sunny 8 31 42 16 9 2 1 109 30%

2pm 78 Sunny 33 34 42 37 35 12 3 196 54%

6pm 78 Sunny 38 28 42 42 47 39 13 249 69%

10-Sep 10am 76 Sunny 6 23 32 4 4 2 2 73 20%

2pm 89 Sunny 16 31 42 31 11 1 2 134 37%

6pm 88 Sunny 8 26 21 10 3 0 1 69 19%

11-Sep 9am 52 Sunny 42 26 24 8 5 30 24 159 44%

11am 66 Sunny 49 26 30 24 10 32 26 197 54%

3pm 72 Sunny 50 26 36 24 16 32 26 210 58%

7pm 72 Cloudy 9 28 30 15 6 4 3 95 26%

12-Sep 9am 60 Cloudy 49 21 24 11 5 33 27 170 47%

11am 64 Cloudy 56 29 39 38 17 30 29 238 66%

3pm 75 Cloudy 58 19 36 27 19 33 31 223 62%

7pm 81 Sunny 8 31 40 21 10 5 5 120 33%

13-Sep 9am 62 Rain 39 25 26 6 4 31 28 159 44%

11am 67 Cloudy 49 29 36 33 11 35 30 223 62%

3pm 72 Cloudy 54 25 38 32 29 31 34 243 67%

7pm 70 Sunny 11 30 41 42 35 4 2 165 46%

14-Sep 9am 64 Sunny 42 24 26 5 7 33 26 163 45%

11am 74 Cloudy 53 26 38 31 10 33 27 218 60%

3pm 77 Cloudy 54 28 36 31 28 28 22 227 63%

7pm 69 Sunny 15 27 39 37 33 7 2 160 44%

15-Sep 9am 70 Sunny 44 27 36 18 8 25 24 182 50%

11am 75 Sunny 48 29 39 39 27 28 23 233 64%

3pm 79 Sunny 51 27 41 38 37 27 32 253 70%

7pm 81 Sunny 41 33 42 42 45 31 53 287 79%

16-Sep 10am 69 Sunny 16 30 39 32 5 1 3 126 35%

2pm 75 Sunny 21 33 41 42 26 6 10 179 49%

6pm 72 Sunny 32 32 42 42 44 12 8 212 59%

17-Sep 10am 70 Cloudy 15 28 36 24 3 1 1 108 30%

2pm 81 Sunny 14 25 40 32 12 1 1 125 35%

6pm 80 Sunny 9 24 37 15 13 1 1 100 28%

Total Supply

C-16

Table 2017.B Cont.100 34 42 42 49 42 53 362


Spaces

Percent

OccupiedNotes

18-Sep 9am 68 Sunny 43 27 21 13 7 28 21 160 44%

11am 74 Cloudy 50 26 31 29 15 28 27 206 57%

3pm 79 Cloudy 53 26 33 31 16 27 27 213 59%

7pm 70 Sunny 7 29 32 10 5 0 3 86 24%

19-Sep 9am 65 Cloudy 47 27 21 14 7 35 23 174 48%

11am 73 Cloudy 52 28 36 39 29 33 27 244 67%

3pm 81 Cloudy 50 28 35 34 29 33 25 234 65%

7pm 70 Sunny 11 32 38 33 10 1 3 128 35%

20-Sep 9am 70 Sunny 35 22 24 13 11 27 20 152 42%

11am 77 Sunny 45 28 33 39 25 32 21 223 62%

3pm 86 Sunny 42 26 36 30 23 30 22 209 58%

7pm 75 Sunny 10 25 40 27 12 0 5 119 33%

21-Sep 9am 66 Sunny 49 21 28 10 7 28 25 168 46%

11am 79 Sunny 56 29 36 38 22 31 27 239 66%

3pm 83 Sunny 60 29 39 42 31 30 27 258 71%

7pm 75 Sunny 10 28 40 32 20 0 8 138 38%

22-Sep 9am 70 Sunny 43 25 36 17 10 32 26 189 52%

11am 76 Sunny 50 28 36 33 26 35 25 233 64%

3pm 80 Sunny 46 31 36 40 32 29 36 250 69%

7pm 70 Sunny 15 29 41 36 43 26 17 207 57%

23-Sep 10am 68 Sunny 5 28 40 29 6 3 2 113 31%

2pm 79 Sunny 15 31 41 40 44 11 21 203 56%

6pm 70 Sunny 29 31 37 42 45 35 38 257 71%

24-Sep 10am 71 Sunny 12 32 40 40 35 3 2 164 45%

2pm 91 Sunny 13 31 42 42 46 31 26 231 64%

6pm 76 Sunny 6 22 31 17 13 5 5 99 27%

25-Sep 9am 70 Sunny 44 26 26 14 7 32 26 175 48%

11am 81 Sunny 48 26 33 21 12 35 30 205 57%

3pm 88 Sunny 47 21 28 21 13 31 24 185 51%

7pm 72 Sunny 14 30 38 36 9 3 4 134 37%

26-Sep 9am 73 Sunny 50 27 34 11 10 34 26 192 53%

11am 77 Sunny 52 27 39 34 16 32 26 226 62%

3pm 84 Sunny 57 26 39 38 28 33 29 250 69%

7pm 69 Sunny 10 28 38 27 7 3 2 115 32%

Total Supply

C-17

Table 2017.B Cont.100 34 42 42 49 42 53 362


Spaces

Percent

OccupiedNotes

27-Sep 9am 74 Sunny 41 27 32 8 8 28 20 164 45%

11am 80 Sunny 50 32 35 39 16 35 26 233 64%

3pm 89 Sunny 50 29 40 33 28 31 33 244 67%

7pm 75 Sunny 8 29 41 22 15 3 4 122 34%

28-Sep 9am 72 Sunny 41 26 29 11 5 32 26 170 47%

11am 73 Sunny 49 27 36 32 11 22 22 199 55%

3pm 79 Sunny 55 27 38 32 20 35 27 234 65%

7pm 70 Sunny 16 31 40 40 29 6 4 166 46%

29-Sep 9am 59 Sunny 38 25 31 12 9 26 21 162 45%

11am 66 Sunny 39 29 40 39 22 32 26 227 63%

3pm 71 Cloudy 42 27 33 38 37 33 34 244 67%

7pm 70 Sunny 38 32 41 39 49 31 35 265 73%

30-Sep 10am 67 Sunny 10 25 38 13 3 1 3 93 26%

2pm 70 Sunny 24 32 42 41 38 30 17 224 62%

6pm 72 Sunny 18 30 41 36 31 25 19 200 55%

Total Supply

C-18

Table 2017.COn‐Street Parking Counts (September 1‐30)

North King

(Market to

North)

South King

(Market to

WOD)

East Market

(King to

Church)

West

Market

(King to

Pres.

Church)

East

Loudoun

(King to Y)

West

Loudoun

(King to

Wirt)

Wirt

(Loudoun to

Mkt)

Wirt (Mkt to


Total

Spaces

20 16 6 16 20 6 3 2 11 48 148


OccupiedPercent

1‐Sep Mid Morning 60 Cloudy 6 3 5 6 6 5 1 0 0 12 44 30%


2‐Sep Mid Morning 58 Rain 6 5 5 7 6 2 1 0 2 11 45 30%




4‐Sep Mid Morning 71 Sunny 4 4 3 3 3 2 0 1 1 8 29 20%




6‐Sep Mid Morning 61 Rain 14 1 5 5 4 2 0 1 0 17 49 33%










Total Supply

C-19

Table 2017.C Cont.

North King

(Market to

North)

South King

(Market to

WOD)

East Market

(King to

Church)

West

Market

(King to

Pres.

Church)

East

Loudoun

(King to Y)

West

Loudoun

(King to

Wirt)

Wirt

(Loudoun to

Mkt)

Wirt (Mkt to


Total

Spaces

20 16 6 16 20 6 3 2 11 48 148


OccupiedPercent









15‐Sep Mid Morning Not Done 0 0%
















Total Supply

C-20

Table 2017.C Cont.

North King

(Market to

North)

South King

(Market to

WOD)

East Market

(King to

Church)

West

Market

(King to

Pres.

Church)

East

Loudoun

(King to Y)

West

Loudoun

(King to

Wirt)

Wirt

(Loudoun to

Mkt)

Wirt (Mkt to


Total

Spaces

20 16 6 16 20 6 3 2 11 48 148


OccupiedPercent

















Total Supply

C-21

Table 2017.DSurface Lots ‐ Parking Counts (September 1‐30)

Liberty Semones Pennington Church St. Total Spaces

Total Supply 106 68 175 45 394

Temp Weather Occupied Occupied Occupied Occupied Total Occupied Percent

1-Sep Mid Morning 62 Cloudy 69 57 73 14 213 54%Mid Afternoon 61 Cloudy 68 41 65 22 196 50%

2-Sep Mid Morning 57 Rain 26 2 12 5 45 11%Mid Afternoon 60 Rain 34 6 12 15 67 17%

3-Sep Mid Morning 63 Cloudy 26 2 14 7 49 12%Mid Afternoon 75 Sunny 34 23 22 33 112 28%

4-Sep Mid Morning 71 Sunny 29 2 10 10 51 13%Mid Afternoon 85 Sunny 28 2 17 23 70 18%


6-Sep Mid Morning 65 Rain 73 43 73 25 214 54%Mid Afternoon 65 Rain 73 44 52 16 185 47%




10-Sep Mid Morning 61 Sunny 21 4 8 4 37 9%Mid Afternoon 70 Cloudy 30 8 8 32 78 20%

11-Sep Mid Morning Missing 0 0%Mid Afternoon 78 Sunny 83 64 56 18 221 56%





C-22

Table 2017.D Cont.Liberty Semones Pennington Church St. Total Spaces

Total Supply 106 68 175 45 394

Temp Weather Occupied Occupied Occupied Occupied Total Occupied Percent



18-Sep Mid Morning Not Done 0 0%Mid Afternoon Not Done 0 0%

19-Sep Mid Morning 80 Cloudy 80 61 86 19 246 62%Mid Afternoon Not Done 0 0%








27-Mar Mid Morning 80 Sunny 82 50 101 17 250 63%Mid Afternoon 85 Sunny 87 47 86 36 256 65%




C-23


October 5, 2017

APPENDIX D TOWN OF LEESBURG ZONING ORDINANCE CHANGES

Town of Leesburg, Virginia Zoning Ordinance (January, 2016) 11-1

Article 11 | Parking, Loading and Pedestrian Access

Contents of Article Sec. 11.1 General ............................................................................................................ 11-2

11.1.1 Purpose and Intent ......................................................................................... 11-2 11.1.2 Applicability..................................................................................................... 11-2 11.1.3 Procedures: Site Plan or Subdivision Requirement......................................... 11-2 11.1.4 Permanence of Requirements ........................................................................ 11-2

Sec. 11.2 Pedestrian Access............................................................................................ 11-2 11.2.1 Purpose .......................................................................................................... 11-2 11.2.2 Connections.................................................................................................... 11-2 11.2.3 Materials ......................................................................................................... 11-3 11.2.4 Lighting ........................................................................................................... 11-3

Sec. 11.3 Number of Parking Spaces Required................................................................ 11-3 Sec. 11.4 Alternative Parking Provisions .......................................................................... 11-6

11.4.1 Off-Site Parking .............................................................................................. 11-6 11.4.2 Shared Parking (Joint Use) ............................................................................. 11-7 11.4.3 Payments In-Lieu............................................................................................ 11-7 11.4.4 Modified Requirements in the Downtown H-1 Overlay District ........................ 11-8 11.4.5 Shared Parking (Mixed Use) ........................................................................... 11-9

Sec. 11.5 Use of Parking and Loading Areas ................................................................. 11-10 11.5.1 Use of Parking and Loading Facilities, Generally .......................................... 11-10 11.5.2 Trucks Parked in Residential Areas .............................................................. 11-10 11.5.3 Vehicle Sales and Display Areas .................................................................. 11-10

Sec. 11.6 Parking and Loading Area Design Standards ................................................. 11-10 11.6.1 General......................................................................................................... 11-10 11.6.2 Dimensions of Parking Spaces and Aisles .................................................... 11-13 11.6.3 Dimensions of Loading Facilities................................................................... 11-14 11.6.4 Overflow Parking Facilities............................................................................ 11-15 11.6.5 Minimum Dimensions of Parking Spaces and Aisles in Parking Structures ... 11-15

Sec. 11.7 Maintenance................................................................................................... 11-16 Sec. 11.8 Stacking Spaces............................................................................................. 11-16

11.8.1 Food Restaurants ......................................................................................... 11-16 11.8.2 Car Washes.................................................................................................. 11-16 11.8.3 Financial Institution Drive-up Windows ......................................................... 11-16 11.8.4 Other Uses ................................................................................................... 11-16

Sec. 11.9 Number of Off-Street Loading Spaces Required............................................. 11-16 Sec. 11.10 Alternative Loading Provisions...................................................................... 11-18

11.10.1 Shared Loading Facilities............................................................................ 11-18 Sec. 11.11 Sight Distance .............................................................................................. 11-18 Sec. 11.12 Administration............................................................................................... 11-18

11.12.1 Floor Plans ................................................................................................. 11-18 11.12.2 Rules of Interpretation ................................................................................ 11-19 11.12.3 Monitoring and Enforcement ....................................................................... 11-19

D-1


Article 11 | | Parking, Loading and Pedestrian Access

Sec. 11.1 | General

Sec. 11.1 General

11.1.1 Purpose and Intent The purpose of these regulations is to ensure the provision of adequate pedestrian circulation facilities and off-street parking and loading areas. It is further the intent of these regulations to avoid undue congestion on public streets; to protect the level of service and capacity of existing streets; to avoid unnecessary conflicts between pedestrians and vehicles; to preserve and enhance the H-1 Overlay District; and to promote the general health, safety and public welfare.

11.1.2 Applicability These off-street parking and loading regulations of this article shall apply to all parking and loading areas, including driveways for single-family and duplex dwellings, established within the Town of Leesburg following February 25, 2003.

11.1.3 Procedures: Site Plan or Subdivision Requirement An application for site plan or subdivision plat approval, as appropriate, shall be required prior to the construction of any new or expanded off-street parking and loading facilities for all uses other than single-family detached and duplex dwellings, pursuant to the procedures established in Section 13-64 of the Leesburg Subdivision and Land Development Regulations. Any plans for re-striping or modifying the number of parking or loading spaces shall be approved by the Zoning Administrator upon the submittal of a parking lot plan which complies with all applicable ordinance requirements.

11.1.4 Permanence of Requirements No owner or operator of any structure or use shall discontinue, dispense with or cause a reduction in pedestrian access or in the number of required off-street parking or load spaces without establishing alternative vehicular parking and/or loading facilities which meet the requirements of this article. Any structure or use which is altered or expanded in a manner which would warrant the provision of additional off-street parking or loading facilities shall provide such facilities in compliance with this article prior to occupancy of the altered or expanded portion of the use. If, as a result of amendments to this Zoning Ordinance regarding the number and/or size of parking or loading spaces, an existing use is determined to have an excess number of spaces, such space may be removed upon approval of a revised site plan.

Sec. 11.2 Pedestrian Access

11.2.1 Purpose The pedestrian access standards of this section pertain to a development’s internal pedestrian circulation system. The section encourages a safe, attractive, and usable pedestrian circulation system internal to all developments. The purpose of the section is to ensure a direct pedestrian connection between the street and buildings on the site and between buildings and other activities within the site. In addition, it provides for connections between adjacent sites, where feasible.

11.2.2 Connections

A. Connection to street. The internal pedestrian circulation system must connect all adjacent streets and sidewalks to the main entrance.

D-2


Article 11 | | Parking, Loading and Pedestrian AccessSec. 11.3 | Number of Parking Spaces Required

B. Internal connections. The internal pedestrian circulation system must connect

all buildings on the site, and provide connections to other areas of the site, such as parking areas, bicycle parking, recreational areas, common open space areas, and all pedestrian amenities.

11.2.3 Materials

A. The internal pedestrian circulation system must be hard-surfaced and shall have an unobstructed width of at least four (4) feet wide.

B. Where the system crosses driveways, parking areas, and loading areas, the system must be clearly identifiable through the use of elevation changes, a different paving material, texture change, or other similar method. Striping does not meet this requirement.

C. Where the system is parallel and adjacent to a vehicle travel lane, the system must be a raised path or be separated from the vehicle travel lane by a raised curb, bollards, landscaping or other physical barrier. If a raised path is used, the ends of the raised portions must be equipped with curb ramps.

11.2.4 Lighting The on-site pedestrian circulation system must be lighted to a level where the system can be used at night by employees, residents and customers.

Sec. 11.3 Number of Parking Spaces Required

All uses shall be subject to the minimum off-street parking requirements established in this section unless modified parking standards are included as a proffer or as a condition of the approval of a special exception or conditionally permitted use, or otherwise modified by provisions of this Zoning Ordinance. Pursuant to the process outlined in Section 3.18 of this ordinance, these parking requirements may be modified by the Town Council.

Parking Standards Table

Type of Use Minimum Number of Spaces Required

Residential Uses

Single-Family Detached 2.0 per dwelling if access to the lot is onto a public street; 3.0 per dwelling if access to the lot is from a private access way.

Single-Family Attached 2.0 per dwelling units if access to the lot is onto a public street; 2.5 per dwelling if access to the lot is from a private access way. For townhouses with a single-car garage the garage shall not be counted as a parking space. For townhouses with a two-car garage, the two-car garage shall count as a single (one) parking space.

Duplex 2.0 per dwelling if access to the lot is onto a public street; 3.0 per dwelling if access to the lot is from a private access way.

Multi-Family 1.5 per dwelling for efficiency and one bedroom units; 2.0 per dwelling for two bedroom units; and 2.5 per dwelling for units with three or more bedrooms. Within the B-1 District 1.0 per dwelling unit of 2.0 bedrooms or less.

Housing for Elderly with Central Dining Facilities 1.0 per three dwelling units, plus 1.0 per employee, provided that Zoning Administrator may approve reduced requirements (to as low as 1 per 4 dwelling units) if the

D-3





housing is provided within 1,320 feet of shopping, personal service and other necessary support services or if on- going vanpool service is provided to residents.

Housing for the Independent Elderly 2.0 per three dwelling units, plus 1.0 per employee.

Tourist Home or Bed and Breakfast 1.0 per sleeping room, plus 2.0 per permanent residence.

Assisted Living Residence 1.0 per three beds, plus 1.0 per employee.

Institutional and Community Service Uses Auditorium or Stadium 1.0 per four seats design capacity.

Church or Place of Worship 1.0 per four seats design capacity of the principal place of worship; provided, however, that the number required may be provided on an off-site public or private parking lot which is accessory to another use which is not open or operating during the time of weekend services if such parking lot is within 500 feet of the place of worship and sufficient spaces are available without charge by permission of the owners of the lot.

Civic Club or Organization 1.0 per three members, based on maximum anticipated membership.

Hospital 1.0 per two beds, plus 1.0 per staff physician, plus 1.0 per other employee assigned to the major shift.

Library 1.0 per 2.5 patrons, based on the occupancy load, plus 1.0 per employee on the major shift.

Museum or Cultural Center 1.0 per 300 square feet of gross floor area.

Nursery School or Child Care Center 1.0 per staff member or employee, excluding required handicapped spaces.

Nursing Home or Specialized Care Facility 1.0 per four beds.

Park, dog 1.0 per each 1,000 square feet of area of the off-leash dog area.

Postal Service 1.0 per 2.5 patrons based on occupancy capacity, plus 1.0 per employee on the major shift and 1.0 per postal vehicle stored on site.

School, Elementary 1.0 per 25 classroom seats based on maximum design capacity, plus 10 reserved (visitor) parking spaces. [1]

School, High School 1.0 per 2.5 classroom seats based on maximum design capacity, plus 20 reserved (visitor) parking spaces. [1]

School, Middle 1.0 per 10 classroom seats based on maximum design capacity, plus 15 reserved (visitor) parking spaces. [1]

University, College or Similar Educational Institution

1.0 per 1.67 students based on maximum design capacity, plus 20 reserved (visitor) parking spaces. [1]

Recreational Uses

Country Club 1.0 per 4 members, based on maximum anticipated membership.

Golf Course, Public 40 per nine holes, plus 1.0 per employee.

Health or Fitness Club 1.0 per 200 square feet gross floor area.

Swimming Pool 1 per 75 square feet of pool area, plus 1 per 100 square feet of seating area, plus 1 per 4 spectator seats.

Tennis or Racquet Club 4.0 per court.

D-4





Commercial Uses

Appliance Sales 1.0 per 400 square feet gross floor area.

Bank or Financial Center 1.0 per 250 square feet gross floor area.

Bowling Alley 4.0 per alley, plus additional spaces for any eating establishment.

Business Service or Supply 1.0 per 300 square feet gross floor area.

Car Wash 1.0 per employee, plus required stacking spaces.

Convenience Store 6.0 per 1,000 square feet gross floor area.

Eating Establishment, Carry Out Only 1.0 per 75 square feet gross floor area.

Eating Establishment, Fast Food 1.0 per 100 square feet gross floor area, plus one additional for every four outside seats.

Eating Establishment, Sit Down 1.0 per 150 square feet gross floor area, plus one additional for every four outside seats.

Electronic Data Storage Center 1.0 per employee.

Funeral Home or Mortuary 1.0 per four seats, plus 1.0 per two employees, plus one reserved for each hearse, ambulance or company vehicle.

Furniture Sales 1.0 per 400 square feet gross floor area.

Hardware Sales 1.0 per 400 square feet gross floor area.

Hotel or Motel 1.0 per room, plus 1.0 per two employees, plus additional spaces for restaurants.

Kennel or Animal Hospital 1.0 per 300 square feet gross floor area.

Landscaping, Lumber or Building Material Sales, Retail

1.0 per 400 square feet gross floor area for display area, plus 1.0 per 1,000 square feet of warehouse area, plus 1.0 per company vehicle.

Medical Clinic 4.0 per examination room, plus 1.0 per physician and employee.

Medical Office 1.0 per 300 square feet gross floor area.

Office, General 1.0 per 300 square feet gross floor area. Within the B-1 District 1.0 per 400 square feet gross floor area.

Outdoor Sales 1.0 per 500 square feet of sales area, plus 1.0 per employee.

Personal Services Establishment 1.0 per 200 square feet gross floor area.

Radio or Television Station 1.0 per 300 square feet gross floor area, plus 1.0 per company vehicle.

Repair Services, Light 1.0 per 300 square feet gross floor area.

Retail Sales, General 1.0 per 200 square feet gross floor area for the first 10,000 square feet, plus 4.0 per each additional 1,000 square feet of gross floor area. Within the B-1 District 1.0 per 285 square feet gross floor area.

Service Station, Automotive 2.0 per service bay, plus 1.0 per employee, plus additional spaces, as required herein, for any auxiliary uses such as convenience food sales.

Shopping Center Same as for general retail sales, plus additional space, as required herein, for offices, theatres and eating establishments.

D-5



Theatre, Indoor 1.0 per 3.0 seats.

Wholesale Trade Establishment 1.0 per 1,000 square feet gross floor area, plus 1.0 per company vehicle.

D-6


Article 11 | | Parking, Loading and Pedestrian AccessSec. 11.4 | Alternative Parking Provisions



Vehicular Sales or Rental, Motorcycles 1.0 per 500 square feet enclosed sales areas, plus 1.0 per two (2) service bays, plus 1.0 per employee and 1.0 per 1,000 square feet of open sales area.

Vehicular Sales or Rental 1.0 per 500 square feet enclosed sales area, plus 2.0 per service bay, plus 1.0 per employee, plus 1.0 per 2,500 square feet of open sales area.

Vehicle Service Facility, Motorcycles 1.0 per 200 square feet enclosed sales areas, plus 1.0 per two (2) service bays, plus 1.0 per employee.

Vehicle Service Facility 1.0 per 200 square feet of sales area, plus 2.0 per service bay, plus 1.0 per employee.

Industrial, Trade and Warehouse Uses

Building Contractors and Similar Trades and Services

1.0 per 500 square feet gross floor area, plus 1.0 per company vehicle.

Heavy Equipment Sales 1.0 per 500 square feet enclosed sales area, plus 2.0 per service bay, plus 1.0 per employee, plus 1.0 per 2,500 square feet of open sales area.

Mini-Warehouse Facility 4.0 per 1,000 square feet gross floor area of office space, plus 1.0 per employee, plus 2.0 for resident manager quarters.

Printing or Publishing, Major 1.0 per 1,000 square feet gross floor area, or 1.0 per employee, whichever is more.

Research & Development or Production Facility 1.0 per 1,000 square feet gross floor area, or 1.0 per employee, whichever is more.

Warehousing Facility or Freight Terminal 1.0 per 1,000 square feet gross floor area, or 1.0 per employee, whichever is more.

Utility Uses

Utility Facility, Major 1.0 per employee, plus 1.0 per company vehicle.

Utility Facility, Minor Adequate parking for the emergency maintenance of utility facility, minimum of 2.0 plus 1 loading space with maneuvering room for 50-foot vehicle.

[1] Should a school increase in capacity, by any reason including the addition of portable classrooms, additional parking shall be provided in accordance with this Ordinance.

Sec. 11.4 Alternative Parking Provisions

11.4.1 Off-Site Parking Off-street parking and loading spaces shall be provided on the same lot or within the same development as the use to which said use is appurtenant, except as provided below.

A. General. The Planning Commission may authorize the utilization of off-site

parking areas for uses within nonresidential zoning districts, and anywhere within the H-1 Overlay District, and may authorize valet parking for nonresidential uses in the R-HD and B-1 Districts if the Planning Commission determines that there are practical difficulties in satisfying the parking requirements on-site and/or that the public safety or convenience would be better served by an off-site location. If the Planning Commission authorizes the use of off-site parking, the following conditions shall apply:

D-7



1. The owner of a site utilizing an off-site parking area to satisfy on-site parking

requirements shall deliver evidence satisfactory to the Town of the owner’s right to use the off-site parking area by license, deed, easement, or by long- term lease which has a term equal to or exceeding the projected life of the facility to which the parking is appurtenant and available for use. Such evidence shall be recorded at the owner’s expense in the land records of Loudoun County, Virginia. In addition, the owners of the site and the off-site parking area shall be bound by recorded covenants requiring the owners and all subsequent owners, heirs, or assigns, to maintain the required number of off-street parking spaces during the existence of the use to which the parking is appurtenant. Where a parking right is created under this section it shall not be subject to divestment except with the prior approval of the Town.

2. Pedestrian access shall be available within a walking distance of 500 1,000 feet for nonresidential uses and 300 feet for residential uses, measured from the nearest point of the building lot to an entrance to the parking area, except that where valet parking is authorized, such off-site parking may be located anywhere within the R-HD and B-1 Districts.

3. Such separated parking areas shall be usable without causing unreasonable traffic congestion, detriment to any residential neighborhood, or hazard to pedestrians.

B. Valet Parking. In addition to other conditions that apply to off-site parking, valet

parking requires (a) that vehicles are parked by a person other than the owner or operator; (b) that the vehicles so served are parked or stored in an off-street parking facility; (c) prior to cessation of valet parking, the operator must provide alternate parking in accordance with this Zoning Ordinance; and (d) no valet parking operation which involves the pick-up, delivery, stacking, storing or parking of motor vehicles by a valet or parking attendant on, to or from any public right-of-way shall be permitted.

11.4.2 Shared Parking (Joint Use) Required off-street parking spaces may be provided cooperatively for two or more nonresidential uses, subject to the approval by the Land Development Official (LDO) of appropriate legal instruments to ensure the permanent availability of off-street parking for all such uses. The amount of parking provided for all such nonresidential uses shall equal the sum of the amounts of parking required for each of the respective uses; provided, however, the LDO may authorize a reduction in the total number of required parking spaces when the LDO makes a determination that two or more uses can be adequately served by the same parking spaces by reason of the characteristics of the land uses and the hours of operation. The LDO is also authorized to require restrictions on the use and hours of operation of any uses that share parking spaces.

11.4.3 Payments In-Lieu Rather than providing the required off-street parking on-site due to a change of use, expansion of an existing use or new construction, developers of land within the H-1 Overlay District may provide a portion or all of such parking by means of a payment to the town's parking fund. Such payment shall be based on a one-time fee per parking space, as established from time to time by resolution of the Town Council. Any off-street parking satisfied in this matter shall run with the land, and any subsequent change in use that requires more off-street parking shall require subsequent action to satisfy additional parking

D-8



requirements. No refund of such payment shall be made when there is a change of use to require less parking. Such payment shall be made to the town in one lump sum prior to the issuance of a zoning permit; however, this payment shall not guarantee the availability of parking for the fee-paying development. Funds derived from such payment shall be deposited by the town in a special parking fund and shall be used for acquiring and developing off-street parking facilities within the H-1 Overlay District. NOTE: This option is not available for residential uses or structures except as provided below.

A. On lots of record existing as of (February 14, 2012) measuring 4,000 square feet

or less, situated between Liberty Street and Church Street and between South Street and North Street a portion or all required parking for residential uses may be provided by payment in lieu in accordance with this section.

B. On lots outside the limits in A. above, a portion or all required parking for residential uses may be provided by payment in lieu in accordance with this section and only permitted upon examination by the Land Development Official as to the availability of parking within the limits of the project as determined by a parking study. The parking study limits to be scoped by the LDO, or designee, and completed as part of the project submission materials.

11.4.4 Modified Requirements in the Downtown H-1 Overlay District

A. Building within 500 1,000 feet of Municipal Parking Facility. Where an existing building or structure is used or rehabilitated for any nonresidential use in the B-1 District, no parking spaces shall be required for any such building or structure within 500 1,000 feet of a municipal parking facility, measured from the nearest point of the building lot to an entrance to the municipal parking facility and only permitted upon examination by the Land Development Official as to the availability of parking within the limits of the project. The LDO may require the applicant to conduct a parking study to assist with the examination by identifying the area parking demands. For purposes of this article a municipal parking facility is defined as any parking facility owned and maintained by the Town of Leesburg or Loudoun County, excluding the Loudoun County Government Center parking garage.

B. Building more than 500 1,000 feet from Municipal Parking Facility. For buildings or structures used or rehabilitated for any nonresidential use in the B-1 Districts that are more than 500 1,000 feet from a municipal parking lot, one-half (50%) of the parking spaces required by Sec. 11.3 must be provided. The Land Development Official may authorize in writing a further reduction of required on-site parking of up to one hundred percent (100%) of the spaces required by Sec. 11.3 when deemed appropriate and necessary to facilitate the rehabilitation, reuse or expansion of an existing structure in the downtown H-1 Overlay District. The Land Development Official shall examine the nature of the proposed business or building addition and information regarding peak parking hours for the use when considering a reduction request. The LDO may require the applicant to conduct a parking study to assist with the examination by identifying the area parking demands.

C. Building Addition. Where an addition is made to an existing building or structure in the B-1 District for any nonresidential use, off-street parking spaces required by Sec. 11.3 must be provided in full for the addition area unless modified by the Land Development Official as provided above. If the building expansion removes area used for existing parking on the site, the parking spaces eliminated thereby must be provided for in full, either through relocation, or as provided under Sec.

D-9



11.4.2 or Sec. 11.4.3.

D. Demolition and Redevelopment. Where redevelopment of property in the B-1 District involves demolition of existing buildings to create new building sites, then off-site parking spaces required by Sec. 11.3 must be provided in full.

E. Development of Vacant Land. Where previously vacant land is developed as nonresidential uses in the B-1 District, off-street parking spaces required by Sec. 11.3 must be provided in full..If the development removes area used for existing parking on the site, the parking spaces eliminated thereby must be provided for in full, either through relocation, or as provided under Sec. 11.4.2 or Sec. 11.4.3.

D-10



11.4.5 Shared Parking (Mixed Use) Required off-street parking spaces may be provided cooperatively for two or more uses within a mixed use development in accordance with the Time of Day Factors provided below. Use of shared parking reductions are subject to the determination by the Land Development Official (LDO) that two or more uses can be adequately served by the same parking spaces by reason of the characteristics of the land uses and the hours of operation. The LDO shall make a determination regarding any such proposed reduction in the number of required parking spaces. LDO is also authorized to require restrictions on the use and hours of operation of any uses that share parking spaces. Any shared parking reductions shall also be subject to the approval by the LDO of appropriate legal instruments to ensure the permanent availability of off-street parking for all uses.

A. Shared Use Time of Day Factors: In order to determine the minimum required

parking spaces in a mixed use development, apply the Time of Day factors provided below to the minimum required parking spaces as provided by Section 11.3 to each land use type in the mixed use development, for example,

Mon-Fri

Use Total Req’d x

Time/Day Factor Adjusted Total

Required Overall Total

Spaces Req’d

8 AM – 5 PM Office 191 x 96% 183

368 Retail 86 x 77% 66 Restaurant 181 x 66% 119

Weekdays

In the example above the time of day factors reduce the total number of required spaces by 90 from the minimum required per Section 11.3. The same calculation shall be repeated for each of the time periods found in the weekday and weekend tables below to determine the overall adjusted total number of spaces required by the development.

Compare the calculations: the lesser is the minimum number of parking spaces that need to be provided. The LDO shall make the determination as to whether this minimum will be sufficient to adequately serve the mixed use development.

8AM – 5 PM 6PM – 9PM 10 PM – 7AM Retail 77% 80% 12% Fine/Casual Dining 55% 99% 65% (12am) Family Restaurant 72% 75% 41% Fast Food 66% 60% 10% Movie Theater 48% 85% 62% (12 AM) Health Club 70% 85% 39% Lodging 64% 79% 96% Residential 100% 100% 100% Office (General) 89% 12% 11% Office (Medical) 96% 37% 0% Bank 96% 0% 0%

Weekends 8AM – 5 PM 6PM – 9PM 10 PM – 7AM

Retail 71% 68% 14% Fine/Casual Dining 32% 94% 77%

D-11



Sec. 11.5 | Use of Parking and Loading Areas

Family Restaurant 72% 59% 17% Fast Food 66% 62% 10% Movie Theater 58% 85% 77% Health Club 46% 49% 32% Lodging 64% 79% 96% Residential 100% 100% 100% Office (General) 63% 5% 0% Office (Medical) 82% 0% 0% Bank 66% 0% 0%

Sec. 11.5 Use of Parking and Loading Areas

11.5.1 Use of Parking and Loading Facilities, Generally Off-street parking and loading facilities shall be used solely for the parking of vehicles in operating condition by the patrons, occupants or employees of the use to which such facilities are accessory. No motor vehicle repair work, except emergency service, shall be permitted in association with off-street parking and loading facilities. The storage of commercial vehicles or merchandise or the sale of vehicles shall be prohibited in a required off-street parking or loading area, except as specifically authorized in this Zoning Ordinance.

11.5.2 Trucks Parked in Residential Areas Parking facilities accessory to residential uses shall be used for the parking of passenger vehicles, recreational vehicles, horse trailers or trucks which are owned by the occupants of the dwelling or their guests.

One (1) commercial vehicle may be stored on the premises whether privately owned or business provided, for the resident’s use for commuting and/or work purposes. Such vehicle cannot exceed a one (1) ton hauling capacity. This section shall not apply to commercial vehicles while in the performance of providing delivery or service on the premises.

Dump trucks and vehicles designed to haul garbage, trash, refuse or waste of any type and for the towing and recovery of vehicles are strictly prohibited to be parked on residential properties.

11.5.3 Vehicle Sales and Display Areas All areas used for the display of vehicles for the purposes of sale or rental shall comply with the provisions of this Zoning Ordinance regarding setback and pavement requirements.

Sec. 11.6 Parking and Loading Area Design Standards

All proposed off-street parking and loading facilities shall comply with the requirements of this section.

11.6.1 General

A. Overall Internal Circulation Pattern. All off-street parking and loading facilities shall be designed and constructed in a manner so as to provide for adequate circulation within the site and safe and convenient access onto adjoining streets. Among factors to be considered during the review of parking and loading areas shall be the following: number and location of entrances and travel aisles, need for acceleration, deceleration and turning lanes, and other traffic control improvements, the general arrangement and delineation of parking and loading

D-12


Article 11 | | Parking, Loading and Pedestrian Access Sec. 11.6 | Parking and Loading Area Design Standards

areas, the quality and quantity of landscaping provided; the means of access to buildings for fire fighting equipment and emergency vehicles, and the needs of the handicapped.

B. Entrances and Exits. Driveway entrances shall be designed to accommodate all vehicle types having occasion to enter the site, including delivery vehicles. There should be not more than one entrance and exit or one combined entrance and exit along any street frontage unless deemed necessary by the Land Development Official in order to alleviate traffic congestion and interference along such street. The width of all entrances and exits to off-street parking and loading areas shall comply with the requirements of the Design and Construction Standards Manual, except that the Land Development Official may authorize a narrower driveway entrance/exit width for parking and loading areas within the H- 1 Overlay, Old and Historic District when:

1. The Director of Plan Review verifies in writing that a narrower driveway entrance/exit is acceptable based on adequate sight distance and vehicle turning movement requirements in the particular case; and/or

2. Sufficient turning space is provided so that vehicles need not back into a public street.

C. Relationship of Off-Street Parking and Loading Areas to Public Rights-of-

Way. In no event shall parking or loading areas be provided in a manner that requires vehicles to back out into the public rights-of-way or that requires vehicles to enter or exit a site in a manner which would require them to make an unlawful maneuver within the public right-of-way. This requirement does not apply to areas consisting of driveways serving single-family detached or duplex dwellings, although direct access onto arterial roadways is discouraged.

D. Pavement Requirements for Residential and Commercial Travel Ways and Spaces. 1. No person shall park any motor vehicle, trailer, or semi-trailer on the front,

side or rear yard of any lot, improved with a single-family dwelling, zoned for residential use, except on a driveway or lawfully paved surface.

2. Unless otherwise expressly exempt under the provisions of this Zoning Ordinance, all off street parking and loading areas including aisles and entrances, shall be paved with durable dust-free hard surface, except as may be specifically authorized within the 100-year floodplain. Residential driveways shall be paved at least twenty feet (20’) back from any public sidewalk or driveway apron. Beyond twenty feet alternate materials such as gravel, grasscrete or brick pavers that are designed to be driven upon may be used. Individual parking spaces shall be paved; provided however, that a two- foot section of the standard 18-foot commercial parking space may be unpaved if the area is landscaped and a raised curb stop is installed so that the front two feet of the vehicle may overhang the landscaped area. Off-street parking areas associated with public parks, open space areas and driveways for designated historic landmarks and within the H-1 Overlay, Old and Historic District shall be eligible for a waiver from the pavement requirements of this section. The applicant must request the waiver in a letter attached to the application. To grant a waiver or modification the Zoning Administrator must determine that actual pavement is not necessary in the particular case.

D-13



The Zoning Administrator shall set forth in writing the reasons for such determination.

E. Curb and Gutter. Curb and gutter shall be installed where deemed necessary by

the Land Development Official, within off-street parking and loading areas in order to manage storm drainage, channelize traffic, protect buildings and landscaping areas, and separate pedestrian and vehicular circulation areas.

F. Sidewalks and Pedestrian Facilities. Sidewalks shall be provided along the entire street frontage of a site, as necessary to protect pedestrians and promote the safe and efficient movement of pedestrians and vehicles along a street. Sidewalks shall have a minimum unobstructed width of five (5) feet. In the case of a block containing a partial sidewalk, the width of the existing sidewalk may be continued for the remainder of the block length so long as ADA requirements are met. New sidewalks within a historic district or serving a historic district will be reviewed by the Board of Architectural Review and/or by staff, as required, in accordance with applicable historic district regulations to mitigate potential impact on the historic resource or historic streetscape.

In those cases outside of the H-1 Overlay, Old and Historic District where the applicant can properly demonstrate that a sidewalk four (4) feet in width that meets ADA minimum requirements can adequately and safely accommodate pedestrian traffic, the Zoning Administrator may modify the five (5) foot width requirement. Any modification request shall be made in writing to the Zoning Administrator with adequate information testifying to the nature of the existing block or sidewalk and evidence justifying the modification sought. The Zoning Administrator shall set forth in writing the grant of modification with reasons for such determination.

G. Delineation of Parking and Loading Spaces; Traffic Control Signs. All

parking and loading spaces shall be marked by durable painted lines or curbs extending the length of the space. Signs or pavement marking shall be utilized, as necessary, to ensure safe traffic operation and to identify designated handicapped parking spaces and off-street loading spaces.

H. Lighting. Any lighting used to illuminate off-street parking and loading areas shall be arranged, installed and maintained in order to deflect, shade and focus lights away from adjacent public or private properties. Modifications to installed lighting may be required by the Zoning Administrator upon determination that the lighting constitutes a hazard or a nuisance.

I. Setbacks, Screening and Landscaping. All parking and loading areas shall comply with the setback, screening and landscaping requirements of Article 12.

J. Emergency and Public Vehicle Access. Parking and loading areas shall be designed so that emergency, public service and refuse collection vehicles can serve the development without the necessity of backing unreasonable distances or making other dangerous or hazardous turning movements.

K. Front Yard Parking Areas No front yard paved surface used for parking shall exceed thirty-five percent (35%) of the size of the front yard of the lot. This provision shall not apply to (1) any lot improved with a single-family attached

D-14



dwelling; or (2) any lot with an existing lot width of forty-five (45) feet or less; or (3) any lot in the H-1 Overlay, Old and Historic District.

11.6.2 Dimensions of Parking Spaces and Aisles For the purposes of these regulations there shall be two general categories of off-street parking dimensions: standard parking spaces and parking spaces for disabled persons. The maximum number of contiguous parking spaces in a row shall be no greater than twenty (20). Parking spaces may be situated at the following angles: 90, 60, 45, 30 and 0 (parallel). Spaces shall be measured based on the minimum rectangular dimensions established herein.

A. Standard Parking Spaces. All surface parking spaces shall be designed as

standard parking spaces, except as otherwise expressly allowed or required herein. Standard parking spaces shall be a minimum of 9.0 feet in width and 18 feet in length, except for parallel parking spaces which shall be a minimum of 22 feet in length.

B. Accessible Parking for Physically Handicapped Persons. A portion of the total number of off-street parking spaces provided in each off-street parking area shall be specifically designated, located and reserved for use by persons with physical disabilities. The number and dimensions of handicapped accessible parking spaces shall be required in accordance with the Federal Americans with Disabilities Act (ADA).

1. Number of Spaces. The minimum number of accessible spaces to be provided shall be a portion of the total number of off-street parking spaces provided, as determined from the following schedule. Parking spaces reserved for persons with disabilities shall be counted toward fulfilling off- street parking standards.

Total Parking Spaces Provided

Minimum Number of Accessible Spaces

Minimum Number of Van- Accessible Spaces

Minimum Number of Car- Accessible Spaces

1-25 1 1 0

26-50 2 1 1

51-75 3 1 2

76-100 4 1 3

101-150 5 1 4

151-200 6 1 5

201-300 7 1 6

301-400 8 1 7

401-500 9 2 7

501-1,000 2% of total spaces 1 out of every 8 accessible spaces

7 out of every 8 accessible spaces

Over 1,000 20 + 1 per each 100 spaces over 1,000

2. Minimum Dimensions. All parking spaces reserved for persons with disabilities shall comply with the parking space dimension standards of this article, provided that access aisles shall be provided immediately abutting such spaces, as follows:

D-15



Minimum Aisle Widths Adjacent to Parking [1]

Parking Angle (degrees)

0 30 45 60 90

1-Way Traffic 13 ft 13 ft 13 ft 18 ft 22 ft

2-Way Traffic 20 ft 20 ft 21 ft 24 ft 24 ft

Aisle with no Adjacent Parking [1]

1-Way Traffic 12 ft

2-Way Traffic 20 ft

Parking and Passenger Loading Zones for Disabled Persons

Vehicle Type

Accessible Parking Space

Access Aisle

Total Additional Criteria

Passenger 8 feet 5 feet 13 feet Not less than one space shall be van accessible

Van 8 feet 8 feet 16 feet A sign shall alert van users to the presence of the wider aisle

Universal 11 feet 5 feet 16 feet No additional signage needed. Best for shared access aisles with 2 spaces

a. Car-Accessible Spaces. Car-accessible spaces shall have at least a 5- foot wide access aisle located abutting the designated parking space.

b. Van Accessible Spaces. Van-accessible spaces shall have at least an 8- foot wide access aisle located abutting the designated parking space.

c. Common Parking Aisle. Two accessible parking spaces may share a common access aisle.

d. Vehicle Overhangs. Parked vehicle overhangs shall not reduce the unobstructed width of an accessible route.

e. Parking Space/Aisle Slopes. Parking spaces and access aisles shall be level with surface slopes not exceeding 1:50 (2%) in all directions.

f. Passenger Loading Zones. Passenger loading zones shall provide an access aisle at least five (5) feet wide and 20 feet long adjacent and parallel to the vehicle pull-up space.

3. Signs. Required spaces for persons with disabilities shall be identified with signs and markings identifying the spaces as reserved for persons with disabilities. Signs shall be posted directly in front of the parking spaces at a height of no less than 42 inches and no more than 72 inches. Spaces shall be located in close proximity to building entrances and shall be designed to permit occupants of vehicles to reach the building entrance on an unobstructed path.

C. Parking Aisle Dimensions. Parking facilities shall provide travel aisles in compliance with the following minimum width aisle standards:

[1] Minimum aisle widths, shown above, include the width of the gutter pan. Additional width may be required based upon the type of vehicular access required to traverse the site or when an aisle or travelway is designed as a fire apparatus access road in accordance with the Leesburg Fire Code.

11.6.3 Dimensions of Loading Facilities

A. Minimum Dimensions of Off-Street Loading Areas. For the purpose of these regulations there shall be two general categories of off-street loading dimensions: standard loading spaces and semi-trailer loading spaces.

D-16



1. Standard Loading Space Dimensions. Standard loading spaces shall be a

minimum 15 feet in width and 30 feet in length and provide a minimum vertical clearance of 15 feet; provided, however, that when loading spaces are located alongside each other, additional loading spaces need only be a minimum of 12 feet in width. All uses which are required to provide a standard loading space shall provide an entrance and circulation system which can accommodate an American Association of State Highway and Transportation Officials (AASHTO) SU Design Vehicle.

2. Semi-Trailer Loading Space Dimensions. Semi-Trailer loading spaces shall be a minimum of 15 feet in width and 55 feet in length and provide a minimum vertical clearance of 15 feet. Uses which are required to provide a semi-trailer loading space shall utilize an AASHTO WB-50 Design Vehicle for planning the entrance and on-site circulation system.

3. Location of Off-Street Loading Spaces. No off-street loading area shall be located within any required front yard. Furthermore, no off-street loading area shall be used to satisfy requirements for parking or stacking spaces. All loading areas shall be located and designed in a manner which does not interfere with the free circulation of vehicles within parking or stacking areas.

11.6.4 Overflow Parking Facilities Off-street parking areas which are provided in excess of the requirements established in this article and which will only be used on a periodic basis, in order to accommodate temporary special events on the property, may be located on an unpaved surface if approved in writing by the Land Development Official. Conditions appropriate to ensure that the temporary use will be of short duration shall be specified by the Land Development Official.

11.6.5 Minimum Dimensions of Parking Spaces and Aisles in Parking Structures

Parking Angle

Space Width(feet)

Space Length(feet)

Aisle Width (feet) 1-Way 2-Way

45° 8.5 18 13 21 60° 8.5 18 18 22 90° 8.5 18 22 22

Handicap accessible spaces shall be provided in accordance with Section 11.6.2.B.

A. Where fire lanes are required, the minimum aisle width shall be determined by the Fire Marshal.

B. Minimum parking space dimensions shall be provided exclusive of access drives, aisles, ramps or columns. All spaces shall be striped.

C. Minimum vertical clearance for all spaces shall be six feet, six inches (6’6”). When the facility serves a “place of public accommodation” as defined by the Americans with Disabilities Act, then a minimum vertical clearance of eight feet, two inches (8’2”) shall be provided for van accessible spaces and along the vehicular route to the accessible spaces, and from the accessible spaces to the exit.

D. Maximum slope for parking floors shall not exceed five percent (5%).

D-17


Article 11 | | Parking, Loading and Pedestrian AccessSec. 11.7 | Maintenance

E. Maximum slope for speed ramps shall not exceed fifteen percent (15%).

F. Parking spaces and access aisles for handicap accessible spaces shall be level and not exceed a two percent (2%) slope.

Sec. 11.7 Maintenance

Parking and loading facilities shall be maintained in a clean, orderly and dust-free condition at the expense of the owner or lessee. Parking and loading areas shall be resealed or repaved and pavement markings periodically repainted and on-site traffic control signs replaced, as necessary, to maintain a clear identification of individual parking and loading spaces and to facilitate the safe movement of pedestrian and vehicular traffic. Sec. 11.8 Stacking Spaces

All uses which include a drive-up window or which are characterized by patrons remaining in their vehicles to receive service shall provide stacking spaces in order to alleviate traffic congestion. Stacking spaces shall be a minimum of ten (10) feet in width inclusive of gutter pans and eighteen (18) feet in length. All stacking areas must be separate from other circulation aisles and parking spaces. The use of a minimum five (5) foot landscaped island with curbing is recommended to channelize traffic. When counting the minimum number of spaces required in any stacking lane, the space at the point of service shall be counted as one of the minimum total required stacking spaces.

11.8.1 Food Restaurants A minimum of ten (10) stacking spaces shall be required for fast food restaurants with drive- up windows. The distance shall be measured from the drive-up window.

11.8.2 Car Washes A minimum of seven (7) stacking spaces per car wash bay shall be required.

11.8.3 Financial Institution Drive-up Windows The minimum number of stacking spaces required for each teller, customer window or automatic teller machine (ATM) serving a financial institution shall be three (3) stacking spaces per lane and per window. However, the Town Council may require additional stacking spaces based on site conditions and safety considerations during review of the special exception application requesting the use. Such stacking lanes shall be used solely for drive-up window vehicle stacking and shall not conflict or extend into vehicle parking areas, drive aisles or loading spaces and shall be screened to avoid being a dominant visual feature of the site when viewed from adjacent streets.

11.8.4 Other Uses For other uses not specifically provided for herein, the Zoning Administrator shall make a determination regarding the number of stacking spaces required.

Sec. 11.9 Number of Off-Street Loading Spaces Required

Notwithstanding the loading requirement set forth below, in no instance shall more than five (5) off-street loading spaces be required for any given use or building.

Type of Use Minimum Number of Loading Spaces Required

Residential Uses None.

D-18


Article 11 | | Parking, Loading and Pedestrian Access Sec. 11.9 | Number of Off-Street Loading Spaces Required


Institutional and Community Service Uses Hospitals, nursing homes, and similar health care uses shall provide one standard loading space for the first 10,000 square feet of gross floor area plus one space for each additional 100,000 square feet of floor area. Schools and other institutional and community service uses which include a food service facility shall provide one standard loading space.

Recreational Uses Recreational uses which include an accessory food service facility shall provide one standard loading space.

Commercial Uses

Offices, and Similar Uses One standard loading space for 20,000 square feet of gross floor area, plus one space for each additional 30,000 square feet.

Bowling Alleys and Similar Commercial Recreation Uses One standard loading space.

Eating Establishments One standard loading space for the first 10,000 square feet of gross floor area, plus one space for each additional 25,000 square feet. Fast food restaurants are encouraged to provide loading facilities which will accommodate the specific types of delivery vehicles that will serve the use.

Grocery Stores One semi-trailer loading space for the first 10,000 square feet of gross floor area, plus one additional space for each additional 15,000 square feet.

Lumber and Building Material Supply Sales uses shall be required to provide one semi-trailer loading space for the first 10,000 square feet of gross floor area, plus one additional space for each additional 25,000 square feet.

Retail Sales One standard loading space for the first 15,000 square feet of gross floor area, plus one space for each additional 25,000 square feet.

Service Stations and Any Accessory Retail Fuel Sales One semi-trailer loading area for discharging fuel; however, such space need not be marked on the pavement, provided the location of such area will not unduly interfere with the on-site circulation pattern.

Wholesale Trade Establishments One standard loading space for the first 10,000 square feet of gross floor area, plus one additional space for each additional 10,000 square feet.

Vehicular Sales or Rental Establishments One semi-trailer loading space.

Industrial, Trade and Warehouse Use

Building Contractors and Similar Trades and Services One standard loading space for the first 10,000 square feet of gross floor area, plus one additional space for each additional 10,000 square feet.

Heavy Equipment Sales One semi-trailer loading space.

Mini-Warehouse Facilities One standard loading space for the first 10,000 square feet of gross floor area, plus one additional space for each additional 10,000 square feet.

Research & Development or Production Facilities One semi-trailer loading space for the first 10,000 square feet of gross floor area, plus one additional space for each additional 25,000 square feet.

Warehouse Facilities, Freight Terminals and Similar Uses One semi-trailer loading space for the first 10,000 square feet of gross floor area, plus one additional space for each

D-19


Article 11 | | Parking, Loading and Pedestrian AccessSec. 11.10 | Alternative Loading Provisions


additional 25,000 square feet.

Utility Uses One standard loading space.

Sec. 11.10 Alternative Loading Provisions

11.10.1 Shared Loading Facilities Loading spaces may be provided cooperatively for two or more uses, subject to approval by the Zoning Administrator and approval of appropriate legal instruments by the Town Attorney to ensure the permanent availability of off-street loading for all such uses. The overall number of loading spaces provided may be reduced in those instances where it is demonstrated that adjacent land uses can be adequately served by a shared loading facility. The Zoning Administrator is authorized to require restrictions on the use and hours of operation of any uses that share loading spaces.

11.10.2. Waiver/Modification of Loading Space Requirements When the use does not require that goods, merchandise, or equipment be routinely delivered or shipped to or from the subject use by either an American Association of State Highway Transportation Officials (AASHTO) WB-50 or SU type vehicle, then a waiver of the loading space requirement may be granted by the Zoning Administrator. The request for waiver shall be made to the Zoning Administrator in writing testifying to the nature of the business and justifying the waiver sought. To grant a waiver, the Zoning Administrator must determine that the use will be able to operate properly without routine delivery or shipment of goods, merchandise, or equipment by an AASHTO WB-50 or SU Design Vehicle. The Zoning Administrator shall set forth in writing the grant of modification or waiver with the reasons for such determination.

In those cases when the applicant can properly demonstrate that the use can be adequately and safely accommodated with loading for an AASHTO SU Design Vehicle when a WB-50 Design Vehicle is required, the Zoning Administrator may modify that requirement to permit the use of the SU Design Vehicle space. Any modification request shall be made in writing to the Zoning Administrator with adequate information testifying to the nature of the business and evidence justifying the modification sought. The Zoning Administrator shall set forth in writing the grant of modification with reasons for such determination.

Sec. 11.11 Sight Distance

All development shall comply with the Sight Distance standards of the Design and Construction Standards Manual Sec. 7-371.

Sec. 11.12 Administration

11.12.1 Floor Plans The Zoning Administrator may require the submittal of floor plans for any use prior to issuance of a zoning permit in order to verify compliance with these requirements.

D-20



Sec. 11.12 | Administration

11.12.2 Rules of Interpretation

A. Whenever the required number of parking or loading spaces is not established in this article, and when there is no similar general type of use listed, the Zoning Administrator shall make a determination of the number of spaces to be provided.

B. When units of measurement utilized to determine the number of parking or loading spaces result in a fraction of a space, any fraction greater than or equal to one-half shall require one space.

C. Unless otherwise expressly stated, parking or loading requirements that are based on floor area shall be calculated on the basis of gross floor area.

D. When parking or loading requirements are based on the number of employees such requirements shall be based on the number of employees working on the largest single shift of operation.

E. When parking or loading requirements are based on the number of seats and benches or pews are utilized, each 18 lineal inches of such seating shall be determined to constitute one seat.

11.12.3 Monitoring and Enforcement

A. Responsibility. The enforcement of the provisions of this article shall be the responsibility of the Zoning Administrator or designee. Any violation of this article is a criminal misdemeanor, as described in Sec. 17.3.1.

B. Occupancy Permits. No occupancy permit shall be signed until the paved parking and loading areas required by this article have been installed to the satisfaction of the Zoning Administrator.

C. Bonds. If the weather prohibits the paving of the required driveways for single- family detached or single-family attached development at the time of occupancy, the applicant may, at the applicant’s option, post a cash bond for the paving of driveways. The bond shall be supported by an estimate from a paving contractor of the cost of such paving and a letter expressing the intent of the contractor to perform the service; in addition to the contractor’s estimate, the amount of the bond shall include a reasonable sum for administrative expenses, in accordance with Sections 15.2-2241.5 and 15.2-2299 of the Code of Virginia, 1950, as amended. If the work is not completed within six (6) months, the bond shall be forfeited to the town to use for the completion of the work.

D-21


October 5, 2017

APPENDIX E SMARTCODE INFORMATION

SMarTCoDeMunicipality

SmartCo de VerSio n 9.2 sc27

TaBle 1. TranSeCT zone DeSCrIPTIonS

T1 T-1 naTural t-1 natural Zone consists of lands

approximating or reverting to a wilder-ness condition, including lands unsuit-able for settlement due to topography, hydrology or vegetation.

General Character: natural landscape with some agricultural use Building Placement: not applicable Frontage Types: not applicable Typical Building height: not applicable Type of Civic Space: Parks, Greenways

T2 T-2 rural t-2 rural Zone consists of sparsely

settled lands in open or cultivated states. these include woodland, agricultural land, grassland, and irrigable desert. typical buildings are farmhouses, agri-cultural buildings, cabins, and villas.

General Character: primarily agricultural with woodland & wetland and scattered buildings Building Placement: Variable Setbacks Frontage Types: not applicable Typical Building height: 1- to 2-story Type of Civic Space: Parks, Greenways

T3 T-3 SuB-urBan t-3 sub-urban Zone consists of low

density residential areas, adjacent to higher zones that some mixed use. home occupations and outbuildings are allowed. planting is naturalistic and setbacks are relatively deep. Blocks may be large and the roads irregular to accommodate natural conditions.

General Character: lawns, and landscaped yards surrounding detached single-family houses; pedestrians occasionally

Building Placement: Large and variable front and side yard Setbacks Frontage Types: porches, fences, naturalistic tree planting Typical Building height: 1- to 2-story with some 3-story Type of Civic Space: Parks, Greenways

T4 T-4 General urBan t-4 General urban Zone consists of

a mixed use but primarily residential urban fabric. it may have a wide range of building types: single, sideyard, and rowhouses. Setbacks and landscaping are variable. streets with curbs and side-walks define medium-sized blocks.

General Character: Mix of houses, townhouses & small Apartment buildings, with scat-tered commercial activity; balance between landscape and buildings; presence of pedestrians

Building Placement: Shallow to medium front and side yard Setbacks Frontage Types: porches, fences, Dooryards Typical Building height: 2- to 3-story with a few taller Mixed use buildings Type of Civic Space: squares, Greens

T5 T-5 urBan CenTer t-5 urban center Zone consists of

higher density mixed use building that accommodate etail, offices, rowhouses and apartments. It has a tight network of streets, with wide sidewalks, steady street tree planting and buildings set close to the sidewalks.

General Character: Shops mixed with Townhouses, larger Apartment houses, Offices, workplace, and Civic buildings; predominantly attached buildings; trees within the public right-of-way; substantial pedestrian activit

Building Placement: Shallow Setbacks or none; buildings oriented to street defining a street wall

Frontage Types: stoops, shopfronts, Galleries Typical Building height: 3- to 5-story with some variation Type of Civic Space: Parks, Plazas and Squares, median landscaping

T6 T-6 urBan Core t-6 urban core Zone consists of the

highest density and height, with the greatest variety of uses, and civic build-ings of regional importance. it may have larger blocks; streets have steady street tree planting and buildings are set close to wide sidewalks. Typically only large towns and cities have an urban core Zone.

General Character: Medium to high-Density Mixed use buildings, entertainment, civic and cultural uses. Attached buildings forming a continuous street wall; trees within the public right-of-way; highest pedestrian and transit activity

Building Placement: Shallow Setbacks or none; buildings oriented to street, defining a street wall

Frontage Types: stoops, Dooryards, Forecourts, shopfronts, Galleries, and Arcades Typical Building height: 4-plus story with a few shorter buildings Type of Civic Space: Parks, Plazas and Squares; median landscaping

TaBle 1: Transect zone Descriptions. this table provides descriptions of the character of each t-zone.

E-1

SMarTCoDeMunicipality

SmartCo de VerSio n 9.2 sc39

T2 T3 T4 T5 T6a. reSIDenTIal restricted residential: the number of

dwellings on each lot is restricted to one within a principal building and one within an Accessory Building, with 2.0 parking places for each. both dwellings shall be under single ownership. the habitable area of the Accessory unit shall not exceed 440 sf, excluding the parking area.

limited residential:the number of dwell-ings on each lot is limited by the requirement of 1.5 parking places for each dwelling, a ratio which may be reduced according to the shared parking standards (See Table 11).

open residential:the number of dwellings on each lot is limited by the requirement of 1.0 parking places for each dwelling, a ratio which may be reduced according to the shared parking standards (See Table 11).

b. loDGInG restricted lodging: the number of bed-rooms available on each lot for lodging is limited by the requirement of 1.0 assigned parking place for each bedroom, up to five, in addition to the parking requirement for the dwelling. the lodging must be owner occupied. Food service may be provided in the a.m. the maximum length of stay shall not exceed ten days.

limited lodging: the number of bedrooms available on each lot for lodging is limited by the requirement of 1.0 assigned parking places for each bedroom, up to twelve, in addition to the parking requirement for the dwelling. the lodging must be owner occupied.Food service may be provided in the a.m. the maximum length of stay shall not exceed ten days.

open lodging: the number of bedrooms available on each lot for lodging is limited by the requirement of 1.0 assigned parking places for each bedroom. Food service may be provided at all times. the area allocated for food service shall be calculated and provided with parking according to Retail Function.

c. oFFICe Restricted Office: the building area avail-able for office use on each Lot is restricted to the first Story of the Principal or the Acces-sory building and by the requirement of 3.0 assigned parking places per 1000 square feet of net office space in addition to the parking requirement for each dwelling.

Limited Office: the building area available for office use on each Lot is limited to the first story of the principal building and/or to the Accessory building, and by the requirement of 3.0 assigned parking places per 1000 square feet of net office space in addition to the parking requirement for each dwelling.

Open Office: the building area available for office use on each Lot is limited by the requirement of 2.0 assigned parking places per 1000 square feet of net office space.

d. reTaIl restricted retail: the building area avail-able for Retail use is restricted to one Block corner location at the first Story for each 300 dwelling units and by the requirement of 4.0 assigned parking places per 1000 square feet of net retail space in addition to the parking requirement of each dwelling. The specific use shall be further limited to neighborhood store, or food service seating no more than 20.

limited retail: the building area available for Retail use is limited to the first Story of buildings at corner locations, not more than one per Block, and by the requirement of 4.0 assigned parking places per 1000 square feet of net retail space in addition to the parking requirement of each dwelling. The specific use shall be further limited to neighborhood store, or food service seating no more than 40.

open retail: the building area available for retail use is limited by the requirement of 3.0 assigned parking places per 1000 square feet of net retail space. retail spaces under 1500 square feet are exempt from parking requirements.

e. CIVIC see table 12 see table 12 see table 12

f. oTher see table 12 see table 12 see table 12

requIreD ParKInG (see table 10)

T2 T3 T4 T5 T6reSIDenTIal 2.0 / dwelling 1.5 / dwelling 1.0 / dwelling

loDGInG 1.0 / bedroom 1.0 / bedroom 1.0 / bedroom

oFFICe 3.0 / 1000 sq. ft. 3.0 / 1000 sq. ft. 2.0 / 1000 sq. ft.

reTaIl 4.0 / 1000 sq. ft. 4.0 / 1000 sq. ft. 3.0 / 1000 sq. ft.

CIVIC to be determined by Warrant

oTher to be determined by Warrant

ShareD ParKInG FaCTor

Function with Function

reSIDenTIal reSIDenTIal

loDGInG loDGInG

oFFICe oFFICe

reTaIl reTaIl1.4 1.1

1.2 1.7 1.3

1.2

1.11.4

1.2

1

1

1

1

1.7 1.3

1.2

TaBleS 10 & 11. BuIlDInG FunCTIon & ParKInG CalCulaTIonS

TaBle 10: Building Function. This table categorizes Building Functions within Transect Zones. Parking requirements are correlated to functional intensity. For Specific Function and Use permitted By Right or by Warrant, see Table 12.

TaBle 11: Parking Calculations. The Shared Parking Factor for two Functions, when divided into the sum of the two amounts as listed on the Required Parking table below, produces the Effective Parking needed for each site involved in sharing. Conversely, if the Sharing Factor is used as a multiplier, it indicates the amount of building allowed on each site given the parking available.

E-2

tab 18 - loudoun now · town council has discussed this topic at meetings on september 13, 2016,...

Documents