City of Fredericksburg, VA
Spotsylvania County County
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Table of Contents
Table of Contents
A. 
Purpose and intent. The Planned Development-Residential (PD-R) District is established to encourage innovative and creative design, to facilitate use of the most advantageous construction techniques, and to protect watercourses, stream valleys, forest cover in watersheds, and areas with scenic vistas. The district is designed to permit a greater degree of flexibility in terms of layout, design and construction of planned development than is found in conventional zoning classifications. It will permit planned mixed use communities comprising residential, commercial, office and service uses. For these reasons, the PD-R District shall not be appropriate unless the General Development Plan submitted by an applicant satisfies the requirements of this division and the adopted Comprehensive Plan to a significantly greater degree than the requirements of a conventional zoning district.
B. 
Procedure. The PD-R District shall be established or modified only in accordance with § 72-22.5, Planned development districts.
C. 
Use limitations.
(1) 
Residential uses.
(a) 
The maximum density for residential uses within the PD-R District shall not exceed six units per gross acre.
(b) 
Residential uses shall be permitted in the PD-R District only in conjunction with one or more neighborhood commercial uses, unless authorized by the City Council in accordance with the Comprehensive Plan.
(2) 
Neighborhood commercial uses. Up to 15% of the gross area of the PD-R development may be devoted to neighborhood commercial uses. The neighborhood commercial uses must be provided in such a manner that they are accessible to both vehicles and pedestrians, with primary emphasis on the pedestrian circulation system. Such neighborhood commercial uses shall be located within a cohesive commercial area and contain such uses as professional offices, specialty shops, hardware stores and other permitted uses, as listed in Table 72-40.2, Use Table.
D. 
Site size requirements. Site size requirements in PD-R Districts are as follows:
(1) 
Minimum district size. The minimum size for any PD-R District is five acres.
(2) 
Minimum lot size.
(a) 
The minimum site and yard requirements, including site size requirements for residential and nonresidential uses, the number of townhouse units per building, the setback of dwelling units from site boundaries and private drives, parking areas and walkways, separation between townhouse buildings (dwelling groups), and common areas shall be as required by this section and, where not specified in this section, shall be specified on the face of the General Development Plan (GDP), and all shall be shown on the approved GDP. In the event such requirements are not depicted on the approved GDP, the requirements in § 72-31.4, Residential (R-8) District, shall apply to single-family detached and attached dwellings, and the requirements in § 72-31.5, Residential (R-12) District, shall apply to multifamily dwellings.
(b) 
The location and arrangement of structures shall not be such that they result in an adverse impact on existing or prospective adjacent dwellings or to existing or prospective development of the neighborhood.
(c) 
No single-family detached dwelling shall be erected closer than 16 feet to any other structure.
(d) 
No single-family detached or attached dwelling or accessory structure shall be erected closer than 15 feet to any public street right-of-way.
E. 
Bulk regulations.
(1) 
Bulk regulations for PD-R Districts shall be depicted on the GDP and shall conform to the following regulations:
(a) 
Maximum building height.
[1] 
Residential structures: 35 feet.
[2] 
Nonresidential structures: 60 feet.
(b) 
Maximum floor area ratio (FAR). The maximum FAR is 1.0.
(c) 
Open space.
[1] 
At least 25% of the gross area of the PD-R development shall be landscaped open space.
[2] 
Of that 25%, no more than 5% may be situated within a floodplain.
[3] 
No more than 5% of the required 25% open space may be land area containing major utilities.
(2) 
Where regulations within the PD-R District conflict with other provisions within this chapter, the PD-R District regulations shall govern.
F. 
General standards. No development for a PD-R District shall be approved under the provisions of this section unless the GDP accompanying the application satisfies the following general standards, as follows:
(1) 
The development offers a balanced variety of housing and office types, employment opportunities, and commercial services;
(2) 
The development consists of an orderly and creative arrangement of land uses, both in respect to each other and to adjacent properties;
(3) 
The development provides a comprehensive and integrated transportation system that separates pedestrian and vehicular traffic, including roadways, bicycle paths, pedestrian walkways, and public transportation facilities, where applicable;
(4) 
The development provides exceptional cultural, educational, and recreational facilities for all segments of the community;
(5) 
The development utilizes structures that take maximum advantage of their natural and man-made environment and utilize innovative design and architectural detail;
(6) 
The development provides at least 25% of the site areas as landscaped open space for the use of all residents;
(7) 
The development provides for adequate public facilities, as set forth in § 72-22.2, Comprehensive Plan;
(8) 
The development substantially conforms to the adopted Comprehensive Plan with respect to type, character and intensity of use and public facilities;
(9) 
The development is designed to prevent adverse impacts to the use and value of existing surrounding development, and does not hinder, deter or impede development of surrounding undeveloped properties in accordance with the adopted Comprehensive Plan;
(10) 
No travel routes, except pedestrian pathways, are to be constructed, installed or located on lands having a slope greater than 30%;
(11) 
Sidewalks or other pedestrian pathways that link older and developed areas of the City and proposed new development areas of the City are in accordance with the Comprehensive Plan and where available, should be located along natural waterways and scenic areas;
(12) 
The proposed land uses are those that are indicated on the Table 72-40.2 as being permitted by right or by special use permit, and uses accessory thereto; and
(13) 
The development includes special provisions for the identification, restoration and preservation of buildings, structures, areas and sites which have historic, architectural, or archeological significance, as indicated by the applicant himself on the GDP, as identified on federal, state or local registers, inventories, or designations.
A. 
Purpose and intent.
(1) 
The Planned Development-Commercial (PD-C) District is established to provide locations for a full range of retail commercial and service uses which are oriented to serve a regional market area. The district also provides for planned employment centers with offices and professional business uses. The district should be located adjacent to major transportation arteries, with development encouraged in centers planned as a unit.
(2) 
The district should be reserved for development on contiguous land areas of at least 150 acres under single ownership or control capable of containing an aggregate gross floor area in excess of 500,000 square feet.
B. 
Procedure. The PD-C District shall be established or modified only in accordance with 72-22.5, Planned development districts.
C. 
Lot size requirements. Lot size requirements in PD-C Districts are as follows:
(1) 
Minimum lot size. There shall be no minimum lot size. However, all lots of less than 20,000 square feet shall comply with the following requirements:
[Amended 11-14-2017 by Ord. No. 17-22]
(a) 
No such lot shall have a separate entrance on a public street, but shall share an approved entrance on a public street with one or more other lots consisting of at least 30,000 square feet;
(b) 
No such lot shall be used for any building containing or designed to contain fewer than five connected businesses or offices, unless the total acreage of lots used for such purpose is less than 5% of the overall (total) acreage in the PD-C District; and
(c) 
No such lot abutting a four-lane major thoroughfare shall contain less than 10,000 square feet.
(2) 
Minimum lot width. There shall be no minimum lot width.
D. 
Bulk regulations. Bulk regulations for PD-C Districts are as follows:
(1) 
Maximum building height. Building heights of up to 90 feet are permitted, and may be increased to 199 feet for telecommunication towers, subject to approval of a special use permit.
(2) 
Minimum setback requirements.
(a) 
Front setback, no requirement.
(b) 
Side setback, no requirement.
(c) 
Rear setback, no requirement.
(d) 
From all residential uses outside the PDC District, 50 feet.
(e) 
From public street rights-of-way, 30 feet.
(f) 
From internal travel lanes and drives, 15 feet.
(3) 
Maximum floor area ratio. The maximum floor area ratio shall be 1.00.
(4) 
Residential density use limitations. Residential uses shall not exceed 10% of the overall PD-C District and 24 units per acre.
E. 
Open space.
(1) 
The minimum open space requirements for the PD-C District shall be as follows:
(a) 
Lots of less than two acres, 15% of total gross area shall be landscaped open space;
(b) 
Lots of more than two acres, 10% of total gross area shall be landscaped open space; and
(c) 
Overall (total) within PD-C District, 25% of total gross area shall be landscaped open space.
(2) 
For purposes of this section, the term "landscaped open space" shall include wet ponds, wetlands, and similar water amenities.
F. 
General standards. No application for a PD-C District shall be approved unless the General Development Plan which must accompany such application satisfies the following general standards, as follows:
(1) 
The development consists of an orderly and creative arrangement of land uses, both in respect to each other and to adjacent properties;
(2) 
The development provides a comprehensive and integrated transportation system that separates pedestrian and vehicular traffic, including roadways, bicycle paths, and/or pedestrian walkways;
(3) 
The application provides for adequate public facilities, as set forth in § 72-22.2, Comprehensive Plan;
(4) 
No travel routes, except pedestrian pathways, are to be constructed, installed, or located on lands having a slope greater than 30%;
(5) 
Sidewalks or other pedestrian pathways that link older and developed areas of the City are in accordance with the Comprehensive Plan and are located along natural waterways and scenic areas to the maximum extent possible;
(6) 
The development, where possible, will utilize design and architectural detail harmonious with the size, use, and layout of the parcel;
(7) 
All business, service, storage, and display of goods shall be permitted only as accessory uses on the same lot with a permitted or special permit use. The outdoor area devoted to storage, loading, and display of goods shall be limited to that area so designated on an approved final site plan or recorded subdivision plat and properly screened from public view; and
(8) 
All refuse shall be contained in completely enclosed facilities, and screened with material similar to the building so served.[1]
[1]
Editor’s Note: Former Subsection G, Special sign standards, which immediately followed this subsection, was repealed 11-14-2017 by Ord. No. 17-22.
A. 
Purpose and intent.
(1) 
The Planned Development Mixed-Use District is established to promote areas appropriate for office, retail, and residential uses, designed in a unified and cohesive manner in order to create an attractive environment in which to live, work and recreate. Two or more uses shall be integrated into a mixed use project. The district is appropriate in areas suitable for redevelopment as identified in the Jumpstart Plan contained within the Comprehensive Plan, and those areas designated for mixed use development to provide a process and design criteria that can be used to transition from established uses while accommodating new growth and evolving market trends. Vertical integration of uses is encouraged where appropriate.
(2) 
Where appropriate, existing environmental features are to be preserved and integrated into the plan of development. In order to lessen the dependence on vehicles, the major land uses are encouraged to be connected by way of pedestrian linkages, bicycle/pedestrian facilities, trails and greenways that tie together the businesses, residences and open space into accessible patterns of development, and connect to adjacent offsite roads, parks and trails. The pedestrian-oriented nature of the district should be emphasized by the building scale and design, block sizes, pedestrian-oriented uses and streetscapes.
(3) 
This district is considered an urban-style model with uses that are mixed together and easily walkable. For example, main entrances are located close to public streets, parking lots serve multiple uses, residential densities are higher to promote more activity within the development, as well as more public open spaces, and buffers located between different uses within the borders of the development are reduced or eliminated.
(4) 
The district shall encourage mixed-use development and its accompanying support commercial and office uses while maintaining a strong emphasis on pedestrian scale, urban development and amenities. In order to encourage high quality design and innovative arrangement of building and open space uses throughout the project, this district provides substantial flexibility from the conventional use and dimensional requirements of the general districts.
(5) 
The district shall promote a compact mixed-use design, traditional neighborhood pattern of development which includes a hierarchy of interconnected streets and blocks, pedestrian friendly walkable streets, a variety of housing types and lot sizes, mixed-use commercial neighborhood centers, and a connected passive and active open space network.
(6) 
For purposes of this district, the following themes are embraced as desired sustainable growth policies and should be included in the design of each project: walkability, green building design, recycling, natural resource protection, and non-commercial community gardens, where appropriate.
B. 
Procedure. The PD-MU District shall be established or modified only in accordance with § 72-22.5, Planned development districts.
C. 
Site size requirements. The site size requirements in a PD-MU District are as follows:
(1) 
Minimum district size. The minimum district size for any PD-MU District is two acres. However, the minimum district size in the Princess Anne Street and Lafayette Boulevard Corridor Overlay Districts is 22,000 square feet.
(2) 
Minimum site size.
(a) 
The minimum site and yard requirements, including site size requirements for residential and nonresidential uses, the number of single-family attached units per building, the setback of dwelling units from site boundaries and private drives, parking areas and walkways, separation between townhouse buildings (dwelling groups), and common areas shall be as shown on the approved General Development Plan (GDP). In the event such requirements are not depicted on the approved GDP, the requirements set forth in § 72-31.4, Residential (R-8) District, shall apply to single-family detached and attached dwellings, and the requirements in § 72-31.5, Residential (R-12) District, shall apply to multifamily dwellings.
(b) 
The location and arrangement of structures shall not be detrimental to existing or prospective adjacent dwellings or to existing or prospective development of the neighborhood.
(c) 
No single-family detached or attached dwelling or accessory structure shall be erected closer than 15 feet to any public street right-of-way unless a reduced setback is shown on the approved GDP.
D. 
Bulk regulations. Bulk shall be depicted on the approved GDP and shall comply with the following provisions:
(1) 
Building height.
(a) 
In buildings not containing ground floor retail, building heights shall be no more than 80 feet. The maximum height in the Princess Anne Street and Lafayette Boulevard Corridor Districts is 40 feet.
(b) 
In buildings containing ground floor retail, the maximum building height shall be 85 feet.
(c) 
Structures exceeding 40 feet in height shall be set back from any single-family residential district a distance equal to a distance not less than one foot for each one foot of height in excess of 40 feet.
(2) 
Maximum floor area ratio. The maximum floor area ratio for nonresidential uses shall be two. Additional intensity may be approved by the City Council, as a special use, up to a maximum three.
(3) 
Residential density.
(a) 
The calculation of maximum density shall be based upon the gross land area of the district minus any portion of the gross land area to be devoted to nonresidential uses. Maximum residential densities shall be as follows:
[1] 
Single-family detached: up to 16 units per acre.
[2] 
Single-family attached: up to 16 units per acre.
[3] 
Multifamily: up to 30 units per acre.
[4] 
Student housing: up to 60 units per acre when no other residential units are proposed.
(b) 
Any combination of mix of the residential unit types may be used to achieve the permitted density and as shown on the GDP. The unit mix in a phased development may vary due to the prevailing market conditions, provided that the total number of units developed shall not exceed the total number of units shown on the approved GDP.
(c) 
Notwithstanding any other provisions of this section the City Council may approve an increase in density levels upon finding such increase achieves the purpose and intent of the district.
E. 
Open space. The minimum landscaped open space shall be 15% of the total gross area.
F. 
Conflict. Where regulations within this district conflict with other provisions within this chapter, these district regulations shall govern.
G. 
Additional regulations. A PD-MU District shall comply with the following standards:
(1) 
Commercial uses.
(a) 
At least 40% and no more than 65% of the gross land area of the district shall be used to determine or compute the permitted floor area ratio in accordance with § 72-33.3, Maximum floor area ratio.
(b) 
In the case of vertically mixed use buildings, the commercial use on the ground floor shall be used to calculate this percentage.
(2) 
Vertical mix. At least 20% of the buildings containing commercial uses within the district shall contain uses from at least two of the following different use categories:
(a) 
Professional office;
(b) 
Retail; and
(c) 
Multifamily dwelling units above the first floor.
(3) 
Use mixing.
(a) 
The PD-MU District requires a mix of uses based on the number of residential units as set forth in § 72.33.3D(3) and commercial use expressed as a percentage as set forth in § 72-33.3G(1). The percentage shall mean the percentage of the total gross land area of the district subject to the rezoning application. The mix of uses shall be calculated in accordance with the following rules:
[1] 
The vertical stacking of residential uses in the same building as nonresidential uses is permitted.
[2] 
Phasing of the development may be approved at the time of rezoning. Each phase of development shall contain a tabulation of the site by use category, the accumulated total FAR, the total number of residential units, and the percentage of open space to demonstrate that the development is in conformance with the GDP. Individual phases of the development may have densities that exceed the maximum or minimum requirements so long as such densities for the number of residential units or percentage of commercial use as shown on the GDP comply with the PD-MU District.
(b) 
Notwithstanding any other provisions of this subsection, an applicant may propose, and the City Council may approve different percentage ratios for those uses set forth within Subsection G(1) and (2) above upon a finding that the alternate percentage will better serve the purposes of this chapter, and of the proposed district, due to market conditions, land use demand, or other factors determined appropriate by the City Council.
(4) 
On-street parking. On-street parking adjacent to the subject property can be counted towards meeting the required parking.
(5) 
Off-street parking.
(a) 
Each mixed-use development shall provide areas for parking and traffic circulation that meet the standards in Article 72-5, Access and Circulation, and § 72-53.1, Off-street parking and loading.
(b) 
Off-street parking requirements may be reduced by the City Council with the approval of a parking management plan that is adopted as part of the GDP. The amount of spaces may be reduced by reason of different hours of activity among the various uses, and shall be subject to such arrangements as will guarantee the permanent availability of such spaces. The parking plan shall include:
[1] 
The location of all proposed on-street parking areas, shared parking areas, remote parking areas, parking structures, pedestrian crossings, access easements, and rights-of-way.
[2] 
Public transit routes to serve the development, if any.
[3] 
Off-street parking spaces should be largely located to the rear of the principal buildings or otherwise screened in accordance with § 72-55.2, Vehicular use area landscaping, so as to not be visible from public rights-of-way or residential zoning districts.
[4] 
Surface lots shall provide green space meeting the requirements of § 72-55.2, Vehicular use area landscaping.
[5] 
A parking schedule detailing the total net square footage of floor area of all uses, the number and type of residential units, the minimum number of parking spaces required for uses in the development and the proposed number of off-street parking spaces and proposed number of on-street spaces for each use.
(6) 
Principal building entrance. The principal entrance of buildings shall be oriented towards the street or an adjacent pedestrian space.
(7) 
Townhouse configuration.
(a) 
Not more than eight townhouse units shall be connected.
(b) 
Not more than three abutting townhouses may have the same or essentially the same architectural facades and treatment of facing materials. Variations may be achieved by material textures or other effects such as variations in setbacks of the not less than two feet for each three units.
(8) 
Loading/refuse collection/parking areas.
(a) 
No loading areas or refuse collection areas for nonresidential uses shall be located closer than 100 feet to any boundary of the development adjacent to residential uses.
(b) 
No parking areas for nonresidential uses shall be located closer than 25 feet to any boundary of the development adjacent to residential uses.
(c) 
Loading areas for nonresidential uses shall be screened from view by means of landscaping, fencing or masonry screen walls from adjacent streets and residential areas.
(9) 
Street and pedestrian network.
(a) 
Each development shall promote interconnectivity and accommodate a hierarchy of street and alley widths that provide for multiple travel options and points of connection to existing streets, including sidewalks and other pedestrian access.
(b) 
Public and private streets shall be noted on the generalized development plan.
(c) 
Developments shall install sidewalks on both sides of the internal streets with pedestrian connections to existing streets.
(10) 
Street trees. Street trees shall be planted at a density of one tree per 30 linear feet along all areas dedicated for vehicular access use. Such trees shall have a minimum caliper of two inches and a minimum height at maturity of 15 feet.
H. 
General development plan submittal requirements. The GDP in a PD-MU application shall address the following five elements, and may also include phases or land bays with the following design principles and guidelines as part of the narrative and illustrative GDP submission:
(1) 
Required site design principles.
(a) 
Block plan;
(b) 
Hierarchy of streets;
(c) 
Neighborhoods;
(d) 
Open space;
(e) 
Uses and locations;
(f) 
Density;
(g) 
Massing;
(h) 
Variety of building types; and
(i) 
Summary of design principles of proposed plan.
(2) 
Development design guidelines. The development design guidelines are a set of criteria for those elements critical to achieving the goals set out by the site design principles. As part of the submission, these guidelines should explain the structure of the framework plan, streets and open space and how they apply to each land bay, phase or development parcel (or parcels, if applicable). The basic organization of the site is structured by the framework plan and locates major arterial streets and open space. As part of this submission, a plan diagram illustrating the concept of the major framework streets and the interconnected network and streets that will serve the development area shall be shown. Dimensioned and delineated street sections, park plans, land-use and infrastructure descriptions and diagrams identify the plan defining development components. The development design guidelines shall address proposed street design such as dimensions, character and materials; open space intent, character and criteria; and parcel development criteria including block size, dimensions, neighborhood park requirements; and general building height, massing, frontage and orientation.
(3) 
Framework plan. The framework plan shall include:
(a) 
A framework for streets;
(b) 
Vehicular circulation;
(c) 
Pedestrian and bicycle circulation;
(d) 
Open space plan;
(e) 
General land use plan; and
(f) 
Individual parcel plans.
(4) 
Building guidelines. Building guidelines shall include:
(a) 
Frontage and orientation;
(b) 
Front lot line coverage and setbacks;
(c) 
Heights and massing;
(d) 
Parking and service;
(e) 
Architectural standards — guidelines/building types;
(f) 
Illustrative example of proposed general palette of materials.
(g) 
Illustrative examples of the range of building types.
(5) 
Illustrative drawings and proposed development program.
(a) 
Illustrative drawings. As part of the design principles-guidelines for the PD-MU District's GDP submission, the applicant shall submit illustrative drawings including, at a minimum, an overall illustrative development plan and a proposed build-out of the plan.
(b) 
Development program. A proposed development program shall also be submitted outlining the proposed mix of uses and density levels including the proposed number of housing units and types, square footage of commercial office, types of retail and any other proposed uses. If the project proposes numerous land bays, phases or parcels, the program shall illustrate an estimated proposed breakdown of uses and density per each bay, phase or parcel.
I. 
General standards. No PD-MU development shall be approved unless the GDP accompanying such application satisfies the following general standards and design criteria:
(1) 
The development offers a variety of two or more of the following uses: commercial, residential, office;
(2) 
The development consists of an orderly and creative arrangement of land uses, both in respect to each other and to adjacent properties;
(3) 
The development provides a comprehensive and integrated transportation system that separates pedestrian and vehicular traffic, including roadways, bicycle paths, pedestrian walkways, and public transportation facilities, where applicable;
(4) 
The development provides opportunities for cultural, educational, or recreational facilities for all segments of the development;
(5) 
The site design and structures take advantage of their natural and manmade environment and to address sustainability;
(6) 
The development provides for adequate public facilities;
(7) 
The development substantially conforms to the Comprehensive Plan with respect to type, character and intensity of use and public facilities;
(8) 
The development does not hinder, deter or impede development of surrounding properties in accordance with the Comprehensive Plan;
(9) 
Sidewalks and other pedestrian pathways that link developed areas of the City and the proposed development are in accordance with the Comprehensive Plan, zoning ordinance or deemed appropriate for the development;
(10) 
The proposed land uses are those that are indicated on Table 72-40.2 as being permitted by right or by special use permit, and uses accessory thereto;
(11) 
Where applicable, the development includes provisions for the identification, restoration and preservation of buildings, structures, and sites which have historic, architectural, or archeological significance;
(12) 
The buildings shall be designed and arranged in such a way as to promote energy efficiency through the design of environmentally friendly buildings utilizing environmentally sensitive guidelines such as those published by the leadership in energy and environmental design through their green building rating system;
(13) 
Landscaping and open space shall be used to provide shading, screening and erosion and sediment control; and
(14) 
The development shall maintain, as much as possible, the existing natural topography of the site by preserving the natural character and existing trees to the greatest extent possible.
A. 
Purpose and intent.
(1) 
The Planned Development-Medical Center (PD-MC) District is intended to permit the development and growth of general and specialty hospitals to serve as the nuclei of medical center complexes within the City. The principal land use objective of the district is to permit the location around a general hospital of closely related medical uses, such as medical offices, diagnostic laboratories, pharmaceutical centers, special patient care units and allied housing units, in order to provide for an improved, convenient and efficient health care and delivery system for the City region. The district shall be developed in accordance with the Comprehensive Planning principles, guidelines, and performance standards outlined in this section.
(2) 
The PD-MC District shall not be appropriate unless the generalized development plan submitted by an applicant satisfies the requirements of this section and the adopted Comprehensive Plan, to a significantly greater degree than the requirements of a conventional zoning district.
B. 
Procedure. The PD-MC District shall be established or modified only in accordance with § 72-22.5, Planned development districts.
C. 
Site size requirements.
(1) 
Minimum district size. The minimum district size for any PD-MC District is 60 acres.
(2) 
Minimum site size.
(a) 
The minimum site area (i.e., area prescribed to total building project boundary or platted subdivision boundary) for each building containing or intended to contain one or more permitted or special uses shall be 20,000 square feet.
(b) 
The minimum site width for each permitted or special use within any PD-MC District shall be 100 feet.
D. 
Bulk regulations. Bulk regulations for the PD-MC District are as follows:
(1) 
Maximum building height. Buildings may be erected up to 110 feet, provided that the setback, side, and rear yard requirements, where applicable, shall be increased one foot for each additional foot of building height over 50 feet.
(2) 
Front yard requirements.
(a) 
Structures shall be located 80 feet from any public street or highway right-of-way, or 40 feet from any private street, measured to the outside edge of pavement, which functions as a major collector for the PD-MC District.
(b) 
There shall be no setback requirement from minor private parking bays and travelways, except that parking lots shall be located no closer than 30 feet to any public street or highway right-of-way.
(3) 
Side setback requirements. The minimum width of each side setback for a main structure shall be 50 feet, except that, when such use is adjacent to a residential district, there shall be a minimum side setback of 70 feet, provided that the side setback adjacent to the residential district shall not be less than the horizontal distance derived from the ratio of one foot in horizontal distance for every one foot in building height of structure.
(4) 
Rear setback requirements. Each main structure shall have a rear setback of 50 feet, except that, when such use is adjacent to a residential district, there shall be a minimum rear setback of 70 feet, provided that the rear setback abutting the residential district shall not be less than the horizontal distance derived from the ratio of one foot in horizontal distance for every one foot in building height of structure.
(5) 
Floor area ratio. The maximum floor area ratio shall be 1.50, provided that the total project area (i.e., area prescribed to total building project boundary or development phase) for each building containing or intended to contain one or more permitted or special uses shall be at least 20,000 square feet; except that additional density regulations shall be applied as follows:
(a) 
The total project area for each building to be used for hospital-related housing for the elderly and handicapped shall be a maximum of 2,000 square feet per dwelling unit and the density of such uses shall not exceed 20 units per acre;
(b) 
The total project area for each building to be used for hospital-related homes for adults, nursing homes, or alcohol and drug rehabilitation shall be a maximum of 1,500 square feet per bed and the density of such uses shall not exceed 30 beds per acre; and
(c) 
The area requirements for other types of residential uses to be located within the PD-MC district shall be determined and governed by the area regulations for that particular unit type as prescribed in the City's residential districts.
(6) 
Residential use limitations. The following residential uses are permitted in the PD-MC Zoning District:
(a) 
Housing for the elderly and persons with disabilities and homes for adults, provided that the gross area for such housing does not exceed 15% of the total gross area of the PD-MC Districts.
(b) 
Dormitories and medical-related housing designed for the use of physicians, interns, nurses, allied health personnel and their families, provided that the gross area for such uses does not exceed 10% of the gross area of the PD-MC Districts.
(c) 
Residential uses up to eight units per acre, provided that the gross area of such uses does not exceed 10% of the total area of the PD-MC District.
E. 
Open space. At least 20% of the PD-MC District shall be landscaped open space.
F. 
General standards. No PD-MC application shall be approved unless the General Development Plan accompanying such application satisfies the following general standards:
(1) 
The development consists of an orderly and creative arrangement of land uses, both in respect to each other and to adjacent properties;
(2) 
The application provides a comprehensive and integrated transportation system that separates pedestrian and vehicular traffic, including roadways, bicycle paths, pedestrian walkways, and public transportation facilities, where applicable;
(3) 
The development utilizes structures that take maximum advantage of their natural and manmade environment and utilize innovative design and architectural details;
(4) 
The application provides for adequate public facilities, as set forth in § 72-22.2, Comprehensive Plan;
(5) 
The development substantially conforms to the adopted Comprehensive Plan with respect to type, character and intensity of uses and public facilities;
(6) 
The development is designed to prevent substantial injury to the use and value of existing surrounding development and does not hinder, deter or impede development of surrounding undeveloped properties in accordance with the adopted Comprehensive Plan;
(7) 
No travel routes, except pedestrian pathways, are to be constructed, installed or located on lands having a slope greater than 30%;
(8) 
Sidewalks or other pedestrian pathways that link older or developed areas of the City and proposed new development areas are in accordance with the Comprehensive Plan and are located along natural waterways and scenic areas to the maximum extent possible;
(9) 
The proposed land uses are those that are indicated on the Table 72-40.2 as being permitted by right or by special use permit, and uses accessory thereto;
(10) 
The development includes special provisions for the identification, restoration and preservation of buildings, structures, or sites which have historic, architectural, or archeological significance, as may be determined by the Planning Commission;
(11) 
A master plan depicts the location and conceptual arrangement of proposed and existing open space areas, including landscaped open spaces, a plan for preservation of environmentally sensitive areas, special landscape features for major entryways, and provisions for screening and buffering of proposed buildings and adjacent land uses;
(12) 
Maintenance and vehicular service buildings are fully screened, landscaped and fenced so as to limit views to the general public and sited in such a fashion so as to minimize their impact on land uses adjacent to the PD-MC District;
(13) 
Private streets are permitted in the PD-MC District, provided their design and construction comply with standards adopted by the Director of Public Works and ongoing maintenance is established as a shared responsibility of adjacent property owners, as set forth within an agreement signed by all such owners and recorded among the land records of the Circuit Court for the City of Fredericksburg;
(14) 
All utilities, including telephone, television cable and electrical systems, are to be installed underground. Appurtenances to these systems which require aboveground installations are exempted from this requirement provided they are adequately screened from view;
(15) 
Heliports and helipads are to be designed, sited and constructed so as to minimize their impact on adjacent land uses. Approach patterns shall be designated to ensure minimal impact on adjacent properties; and
(16) 
Heliports and helipads are not to be located closer than 100 feet to any residential district. This distance may be increased at the discretion of the Planning Commission, unless the applicant shows that helicopter approach patterns and frequency of use would not adversely impact any residential district.