(a) Statement of intent – the purpose of the PDMU district is to provide opportunities for developments containing an integrated, comprehensively planned and designed mix of business, retail, cultural, residential and other appropriate uses. Mixed-use development proposals should address the following objectives:

• Provide more efficient use of land through the accommodation of increased densities and intensities of use within a concentrated area;

• Create a walkable, pedestrian-friendly environment that increases community vitality;

• Reduce vehicular trips and reliance on the automobile by providing a mix of shopping, office, cultural, recreational and residential opportunities within walking distance of one another;

• Include an internal “main street” (or streets) along which commercial opportunities are oriented to a streetside sidewalk rather than a parking field, thus preventing the automobile from dominating the project while enhancing the pedestrian experience;

• Create an appropriately balanced mix of residential and non-residential uses that respects the underlying policies land use designations of the Comprehensive Plan;

• Provide alternative housing choices and opportunities

• Create a “landmark” place through the application of superior design elements and a common or complementary design theme;

(b) Application of district designation. A PDMU district may be located within any of the areas of the county identified for mixed-use development by the comprehensive plan, subject to establishment in accordance with the procedures set forth in this section. Such areas are identified generally by designations on the comprehensive plan maps and their boundaries are not absolute or property line specific.

(c) Permitted land uses. Subject to specific authorization by the board, the following land uses shall be permitted within a PDMU district development:

     (1) Commercial uses shall be limited to those allowed either as a matter of right or by special use permit in the NB, LB and GB zoning districts, with the exception of those uses listed below, which shall be prohibited. Any use indicated in the NB, LB or GB district as requiring a Special Use Permit shall require the same in a PDMU district unless the use is specifically authorized in the initial PDMU approval. The following uses shall be prohibited in a PDMU:

          a.   Plant Nursery/Greenhouse
          b.   Correctional facility
          c.   Firing range/indoor
          d.   Golf driving range
          e.   Campgrounds
          f.    Lumberyard/building materials
          g.   Auto parts/accessories
          h.   Second hand/used merchandise w/ outside display or storage
          i.    Storage shed/utility building sales/display
          j.    Fortune teller/pawn shop/tattoo parlor
          k.   Small engine repair
          l.    Tools, household equipment, lawn and garden equipment rental
          m.  Car wash
          n.   Auto repair garage
          o.   Auto/truck sales, service, rental
          p.   Heavy truck sales, service, rental
          q.   Farm equipment sales, service, rental
          r.    Manufactured home sales, service, rental
          s.    Boat sales, service, rental
          t.    Heliport
          u.   RV storage facility
          v.   Wholesale auction establishment
          w.  Warehousing
          x.   Wholesale trade establishment
          y.   Mini-storage warehouses
          z.   Contractor’s shops
          aa. Machine shops/fabricators
          bb. Window and auto glass sales/installation
          cc.  Recycling center

     (2)  Dwellings: single-family detached, attached, or multi-family including mixtures thereof. Unless specifically excepted by the board of supervisors based on a superior design proposal, not more than 25% of the total number of dwelling units shall be single-family detached. Unless specifically excepted by the board of supervisors based on a superior design proposal, at least 40% of the dwelling units shall be located in buildings that have ground-floor, pedestrian-oriented commercial, office or civic space. In order to ensure diversity in the demographic characteristics of the mixed-use project, not more than 20% of the dwelling units may be restricted as senior housing.

      (3)  Uses and structures which are customarily accessory and clearly incidental and subordinate to any of the permitted principal uses.

(d)  General dimensional, density and design requirements.

     (1)  All development within the PDMU district shall be served by public water and public sewer systems.

     (2) The minimum area of any tract, or combination of contiguous tracts, of land proposed for development as a PDMU project shall be as follows:

            Minor PDMU – ten (10) acres.

            Major PDMU – fifty (50) acres;

Additional adjoining acreage may be added to an approved PDMU development provided that all procedures applicable to the creation of such a district are observed.

     (3)  The intensity and density of development within a PDMU project shall be consistent with the following standards, unless specifically modified by the board of supervisors at the time of district approval:

Minor PDMU

Minimum amount of commercial/office/civic/institutional (i.e. non-residential) floor area:

     Shall be determined on a case-by-case basis in consideration of the character of the property and its surroundings, the suitability and potential of the property for intensive commercial use if not developed as a mixed-use project, and such other factors as the board of supervisors deems appropriate. As a guideline, project proposals should be developed with the objective of providing at least 1,000 square feet of non-residential floor area per acre of developable land.

Maximum number of dwelling units:

     Shall be determined on a case by case basis in consideration of the character of the property and its surroundings, the anticipated fiscal and service impact of the project, and such other factors as the board of supervisors deems appropriate. As a guideline, project proposals should be developed with a residential density target not to exceed 10 dwelling units per acre of developable land.

     Construction within the Minor PDMU development shall be sequenced in accordance with a project build-out schedule conceived by the project developer, submitted for review as a part of the initial application, and approved by the board of supervisors. The purpose of such development schedule shall be to provide assurance to the board of supervisors that the project will, in fact, include both the proposed non-residential and residential elements at certain project milestones and/or at build-out.


Major PDMU

Minimum amount of commercial/office/civic/institutional (i.e. non-residential) floor area:

     Shall be determined on a case-by-case basis in consideration of the character of the property and its surroundings, the suitability and potential of the property for intensive commercial use if not developed as a mixed-use project, and such other factors as the board of supervisors deems appropriate. As a guideline, project proposals should be developed with the objective of providing at least 800 square feet of non-residential floor area per acre of developable land.

Maximum number of dwelling units:

     Shall be determined on a case by case basis in consideration of the character of the property and its surroundings, the anticipated fiscal and service impact of the project, and such other factors as the board of supervisors deems appropriate. As a guideline, project proposals should be developed with a residential density target not to exceed one (1) dwelling unit for every 400 square feet of non-residential floor area.

     Construction within the Major PDMU development shall be sequenced in accordance with a project build-out schedule conceived by the project developer, submitted for review as a part of the initial application, and approved by the board of supervisors. The purpose of such development schedule shall be to provide assurance to the board of supervisors that the project will, in fact, include both the proposed non-residential and residential elements at certain project milestones and/or at build-out. As a guideline, project proposals that adhere to the following sequencing requirements will be considered consistent with the objectives of the board of supervisors:

• Up to 20% of the residential units may be constructed prior to commencing any commercial construction; and

• Construction of the next 40% of the residential units shall be sequenced in conjunction with construction of at least 40% of the commercial space; and

• Prior to issuance of Building Permits for construction of the final 20% of the residential units at least 80% of the commercial space shall have been completed to the stage that it is ready for indi-vidual tenant fit-out and customization.


     (4)  The following dimensional standards shall be observed unless specifically modified by the board (either upwards or downwards) at the time of district approval:

            a.  Minimum lot area: none

            b.  Minimum lot width: none

            c.  Minimum yard requirements:

                 1. The minimum setback from any external property line shall be twenty feet (20').

               2. The minimum setback from any external street (i.e., a street that pre-existed the development and that is not incorporated as part of the development) shall be fifty feet (50’).

            d.  Setback requirements:

                1. Non-residential structures and all residential structures except single family detached dwellings and single family attached units with garages shall be constructed with a maximum front setback of ten feet (10’) from any internal street right-of-way line or from the inside edge of a public sidewalk along a street, whichever is less. Any area between the building façade and the inside edge of a public sidewalk shall be improved with an enlarged pedestrian area, street furniture, landscaping or similar treatments to enhance the appearance of the streetscape.

                2. Single-family detached structures and single family attached structures with garages shall be constructed with a maximum front setback of twenty feet (20’) from any internal street right-of-way line. Such area, except for paved driveways, shall be landscaped and shall not be used for vehicular parking.

            e.  Maximum building height:

                1.  Single-family detached and attached residential structures shall not exceed forty feet (40') in height.

               2. Multi-family residential structures, or structures housing both residential and non-residential uses, shall not exceed four (4) stories in height.

                3.  Non-residential structures shall not exceed sixty feet (60') in height or the maximum height permitted by the pre-existing zoning classification, whichever is greater.

(e)  Design and layout.

      (1)  The mixed-use development should be designed with a town center, village square, village green or other public space or central design element that provides a focal point around which the project is designed and oriented.

     (2)  Streets within the mixed-use development should be designed and oriented to create or complement the “town center” arrangement. Orientation of streets to promote views of or to lead one to or by natural features, public open spaces, significant buildings, etc., is also encouraged.

      (3)  Ground floor street/sidewalk frontage in the “town center/village square” area of a mixed-use development shall be predominantly retail. Mixtures of retail, office, civic, institutional and residential may occur on the ground floor along building faces that do not front on the “town center/village square.”

     (4)  Parking lots within the “town center/village square” area shall be located at the rear of buildings. Parallel or angled parking arrangements are acceptable along “town center/village square” streets provided that pedestrian accommodations, both parallel and crossing, are maintained.

    (5)  Non-residential building entrances should face the street, but may be located off passageways through or between buildings on the block provided the passageway entrance is clearly accessible and visible from the street.

      (6)  Walls, fences and landscaping shall be employed to improve the visual environment and to define street, pedestrian and public spaces edges. Such features shall also be used to conceal undesirable views into parking and service areas.

(f)  Architectural considerations

     (1) Buildings shall be designed to include appropriate architectural features and elements that minimize size and mass and that create a scale and character to complement the pedestrian orientation of the mixed-use development. Appropriate techniques include wall plane and roofline articulation, bays, balconies, porches, canopies, arcades, etc. The maximum total “bland wall” (i.e., without windows or entrances) may not exceed 30% of the total street-level facade

      (2)  Buildings should be designed and oriented to have their narrow façade facing the street.

      (3)  Building materials and finishes shall be selected with an objective of achieving quality and durability. A proposed design guidelines manual and palette of building materials shall be presented with the application for PDMU approval and, subject to approval by the board of supervisors, shall serve as the architectural performance standards for the proposed development. Although no single architectural style or theme is mandated by the PDMU district, it is expected that the developer’s architectural performance standards will be sufficient to establish a distinct and quality character and image for the project.

     (4)  Buildings should have a varied character of traditionally shaped roofs. Gabled or hipped roofs are preferred. Flat roofs are acceptable if enhanced by parapets, cornices or other treatments.

     (5)  Building designs and finishes shall incorporate 360-degree architecture to ensure that a quality appearance is presented on all building faces visible to the public or to adjoining property owners.

      (6)  Pedestrian areas shall incorporate a variety of paving treatments such as colored or stamped concrete, stone or brick pavers, etc., to identify and visually enhance sidewalks, intersections and pedestrian crossings.

     (7)  Signs shall be permitted in accordance with the provisions applicable to LB-Limited Business zoning districts provided, however, that the application for PD approval shall include a comprehensive sign design standards/pattern guide. Such submission shall be subject to review and approval by the board in conjunction with action on the overall development concept..

(g)  Open space and recreation area requirements.

     (1)  A minimum of ten percent (10%) of the total gross area of any PDMU development shall be reserved as open space designed and improved or maintained for use by those who live or work within the development or such other persons or groups as the property owners association may allow. Such space shall be arranged in one or more centrally-located green space areas, a central “town square” or similar areas that serve as both visual and activity focal points for the development.

     (2)  One or more recreation areas or facilities shall be incorporated into the development for the common use of the residents. Depending on the type and market orientation of the residential units within the development, such recreational areas or facilities may include active or passive, indoor or outdoor activities./facilities. The development concept plan and community impact study shall depict the proposed recreational facilities and document their appropriateness and adequacy, respectively.

     (3)  Common open space (including the recreation area) as required above shall be protected by appropriate restrictions or other methods, developed in accordance with the provisions established in article IV-division 17 of this chapter, and designed to ensure perpetuation and maintenance.

(h)  Special design requirements.

    (1)  To the extent that streets are private rather than public, the developer shall submit assurances satisfactory to the board that a properly constituted property owners association will be responsible for the perpetuation and maintenance of such streets. Such assurances shall be developed in accordance with the provisions of article IV-division 17 of this chapter.

     (2)  Private streets shall be designed and constructed in accordance with the criteria prescribed by the Virginia Department of Transportation for the particular functional classification of the street, or, in the event the developer proposes an alternate design, to such other specifications as are approved for use by the board in consideration of the anticipated function and character of such street.

     (3)  The uses within the mixed-use development shall be served by on-street and off-street parking facilities that are sufficient to accommodate the project cumulative demand of the development as demonstrated by a parking analysis which shall be prepared and submitted as part of the PDMU application package. Such parking plan shall incorporate a series of common parking lots interspersed throughout the development. The calculation of parking demand shall be based on the following ratios, provided however, that lesser ratios may be approved by the board based upon documentation provided by a qualified parking demand consultant indicating that fewer parking spaces will be adequate due to the particular characteristics of the development:

          Retail shops-minimum: 4 spaces per 1,000 square feet of gross floor area
          Retail shops – maximum: 5 spaces per 1,000 square feet of gross floor area

          Restaurant – minimum: 10 spaces per 1,000 square feet of gross floor area
          Restaurant – maximum: 12 spaces per 1,000

          Office uses – minimum: 3 spaces per 1,000
          Office uses – maximum: 4 spaces per 1,000

    (4) The board may impose such other conditions as it deems necessary on any development proposed under the terms of this section in recognition of any unique circumstances surrounding the particular proposal or the area in which it is proposed, and in order to ensure the protection of the health, safety and general welfare of the public and the preservation of property values.