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HomeMy Public PortalAboutGateway District Staff Memo and Attachments The Town of Leesburg Department of Planning and Zoning To: Planning Commission From: Susan Berry Hill, Director Date: June 4, 2020 Subject: Gateway District Zoning Ordinance Work Session ________________________________________________________________________ On June 18th, the Planning Commission will hold a public hearing on Zoning Ordinance map revisions for a new corridor design district called the Gateway District Overlay. This new district proposes to replace the H-2 Overlay District. The amendment will also include a new section in the Zoning Ordinance – Section 7.12. This text will establish the Gateway corridor regulations. In 2016, the Town Council initiated work on this project. The H-2 Work Group was formed to serve as a steering committee for the project. A working group composed of members of the Board of Architectural Review and the Planning Commission. They worked with staff to develop an strategy for replacing the H-2 District. The strategy was presented to the Town Council in the 2017-18 timeframe and was endorsed. The project was sidelined for a period of time due to heavy Department workloads but we are back on track now to finish the project. The Gateway District Overlay will include North and South King Street; East and West Market Street; and Edwards Ferry Road. The existing H-2 Overlay District does not include Edwards Ferry Road so this is a new addition to the Town’s regulatory oversight for entry corridors. See the attached map to show all five segments of the Gateway District. The purpose of the work session is to provide an overview of the draft Overlay District and Ordinance provisions. Staff will provide a full presentation on the overlay district and the draft text. The Planning Commission is encouraged to ask questions about the draft in preparation for the public hearing. Note that we will not be discussing the Draft but rather using the work session to understand: • Why the Town is replacing the H-2 Overlay District • What happens to properties that proffered design under the H-2 Guidelines • Why the Gateway Overlay district boundaries have changed from the H2 boundaries • The new design standards (i.e. regulatory design requirements) and how they will be used by both the Planning Commission and Board of Architecture Review Gateway District Ordinance - PC Work Session June 4, 2020 Page 2 • How the review processes in the Gateway District are proposed to be streamlined • How the new Gateway Overlay and ordinance requirements will work with other elements of the Gateway Project: the Gateway Guidelines and the Gateway Streetscape Plan. As with any zoning map amendment, establishment of a new overlay district requires notification of all affected property owners. Staff wanted to provide the public an opportunity to learn about the zoning changes ahead of the public hearing. Letters were been sent to all property owners who will be affected by the new district to invite them to an information session. This Gateway Outreach Event was held on May 27th. Information about the Gateway Project was provided via a PowerPoint presentation. This was broadcast on the Town television channel, the webcast, and on the Webex platform. Members of the public could ask questions. Staff will be uploading the PowerPoint presentation to the webpage that is devoted to the Gateway Project. You can also view the webcast. The presentation provided a very general overview of the Gateway Project as well as an overview of the Ordinance amendment. You can find information about the Gateway Project on our webpage at: https://www.leesburgva.gov/government/departments/planning-zoning/current-planning- zoning-projects/gateway-project. If you are specifically interested in Council’s direction about the project it can be found on the webpage at this link: https://www.leesburgva.gov/government/departments/planning-zoning/current-planning- zoning-projects/gateway-project/gateway-project-history. Attachment: Map of the Gateway District Proposed Gateway District Town Limit Line Parcels Crescent District Historic District H-2 District 1 4/29/20 Draft Gateway District Sec. 7.12 Gateway District (Overlay) 7.12.1 Purpose The purpose of these gateway corridor regulations is to implement the Town Plan goal of ensuring quality urban design compatible with Leesburg's historic, architectural, and tourist resources through architectural control along the town's primary arterial routes into the H-1 Overlay District. The protection of these traditional gateways to Leesburg's historic district will stabilize and improve property values; protect and enhance the town's attraction to tourists and visitors; and will support and stimulate complimentary development appropriate to the prominence afforded properties contiguous to Leesburg's major arterial routes. Benefits attributable to the promotion of superior design and appearance of structures constructed and altered along the town's arterial highways will ultimately promote the general welfare of the citizens of the town. 7.12.2 District Created The Gateway District is hereby established as an overlay on the Official Zoning Map under authority of Section 15.2-2306 of the Code of Virginia, 1950, as amended, with boundaries to include all or parts of parcels as shown on the aforesaid Official Zoning Map. The Gateway District shall have five segments that recognize the traditional arterial routes to the H-1 Overlay District. The five segments shall be located and have discrete standards based on the distinct character of the particular segment as follows: A. East Market Street. 1. District Location, Generally. The boundary of the Gateway District on East Market Street shall be as shown on the map entitled “Gateway District – East Market Street” and as included on the Official Zoning Map. B. West Market Street. 1. District Location, Generally. The boundary of the Gateway District on West Market Street shall be as shown on the map entitled “Gateway District – West Market Street” and as included on the Official Zoning Map. 2. District Width on Existing Residential Lots. On West Market Street the Gateway District shall not extend more than fifteen feet (15’) from the adjacent right-of-way line onto the property of any developed residential lot. C. North King Street. 1. District Location, Generally. The boundary of the Gateway District on North King Street shall be as shown on the map entitled “Gateway District – North King Street” and as included on the Official Zoning Map. 2. District Width on Existing Residential Lots containing a Dwelling. On North King Street the Gateway District shall not extend more than fifteen feet (15’) from the adjacent right-of-way line onto the property of any developed residential lot. D. South King Street. 1. District Location, Generally. The boundary of the Gateway District on South King Street shall be as shown on the map entitled “Gateway District – South King Street” and as included on the Official Zoning Map. 2 4/29/20 Draft Gateway District 2. District Width on Existing Residential Lots containing a Dwelling. On South King Street the Gateway District shall not extend more than fifteen feet (15’) from the adjacent right-of-way line onto the property of any developed residential lot. E. Edwards Ferry Road. 1. District Location, Generally. The boundary of the Gateway District on Edwards Ferry Road shall be as shown on the map entitled “Gateway District – Edwards Ferry Road” and as included on the Official Zoning Map. 2. District Width on Existing Residential Lots containing a Dwelling. On Edwards Ferry Road the Gateway District shall not extend more than fifteen feet (15’) from the adjacent right-of-way line onto the property of any developed residential lot. 7.12.3 District Applicability A. All Lots, Parcels and Structures. Unless otherwise expressly exempted, the regulations of this section shall apply to all lots and parcels, and to all structures upon such lots or parcels within the boundaries of the Gateway District as defined in Sec. 7.12.2 above. B. Partially within Gateway District. If any part of a structure to be erected, altered, or restored is located on a lot or parcel that is within these boundaries, the entire structure shall be governed by this section, unless the entire structure itself is located outside the Gateway District boundaries. C. Proffered Rezonings - May Proffer to Gateway District. Properties subject to proffered rezonings approved prior to ---------, 2020, the effective date of this section, shall comply with the approved rezoning. However, applicants may also proffer compliance (when permissible) or agree to comply with the Gateway District standards. 7.12.4 Design Guidelines The Design Guidelines shall be used by the Preservation Planner and the Board of Architectural Review in evaluating Certificates of Appropriateness of applications. The current Design Guidelines are the H-2 Corridor Design Guidelines dated March 1, 1990, which will be used until such time as the Gateway District Design Guidelines are enacted. 7.12.5 Architectural Style to be in Accordance with Design Guidelines No specific architectural style is required for any project but the approved application must conform to the principles permitted by the Design Guidelines. 3 4/29/20 Draft Gateway District 7.12.6 Design Criteria In order to approve an application filed under Sec. 7.12 Gateway District (Overlay), the Preservation Planner or the Board of Architectural Review shall find that it meets all of the standards and criteria stated below and as further defined in the Design Guidelines. The determination must be made: A. Whether or not the proposed external architectural features, represented by the general design and arrangement, texture, color, line, mass, dimension, material, and lighting reflect desirable design for the Town of Leesburg. B. Whether or not the proposed structure, building, or improvement is compatible with well-designed structures in the vicinity of the proposed structure. C. Whether or not proposed freestanding buildings use the same or architecturally harmonious materials, color, texture, and treatment for all exterior walls; and in the case of partially freestanding buildings, whether or not the same or architecturally harmonious materials, color, texture, and treatment are used on all portions of all exterior walls. D. Whether or not the combination of architectural elements proposed for a structure, building, or improvement, in terms of design, line, mass, dimension, color, material, texture, lighting, landscaping, roof line, and height conform to accepted architectural principles for permanent buildings reflecting the character of the Town of Leesburg, as contrasted with engineering standards designed to satisfy safety requirements only. E. Whether or not the proposed structure, building, or improvement, in terms of design, material, texture, color, lighting, dimension, line, mass roof line and height, is intended to serve primarily as an advertisement or commercial display, exhibits exterior characteristics likely to deteriorate rapidly, would be of temporary or short-term architectural or aesthetic acceptability, or would otherwise constitute a reasonable foreseeable detriment to the attractiveness and stability of the Town's historic arterial corridors. 7.12.7 Certificates of Appropriateness A. Applicability. Unless otherwise expressly exempted, no structure, building (including multifamily buildings), or sign located on land shall be erected, reconstructed, altered, or restored on property subject to the Gateway District standards of this section until the plans for such shall have been approved by the Preservation Planner or the Board of Architectural Review in accordance with the Certificate of Appropriateness procedures below. The regulations below apply to both public and private structures and site features. B. Exemptions. The provisions of this section shall not apply to any of the following: 1. Regular maintenance or repair in kind of structures, buildings, or signs (as opposed to the reconstruction, alteration or restoration); 2. Single-family detached dwelling houses; 3. Attached dwellings (including townhouses and duplexes); or 4. Construction within approved, proffered Planned Development Districts. 5. Platform Deck: An at grade platform deck not exceeding twelve (12) inches in height, no less than two (2) feet from the side and rear property lines, not 4 4/29/20 Draft Gateway District exceeding two hundred (200) square feet in area, without footers for support but supported by the ground only and located in the rear yard only. 6. Shade Structure, Unattached: As defined in Article 18, and pursuant to the performance criteria in Section 9.5.4. 7. Tent: As defined in Article 18, and pursuant to the performance criteria in Section 9.5.4. C. Definitions. For the purposes of Sec. 7.12 Gateway District (Overlay) the following are defined: 1. Maintenance. Activities undertaken to conserve the original condition of a structure to compensate for normal wear and tear. Such maintenance repair shall be “in-kind repair” using the same materials, color, and design as the original structure. 2. Alteration. Changing the exterior color and/or materials of a structure, building, or sign shall be deemed an alteration and not regular maintenance. 3. Enhancements. XXXX 4. Facilities. XXXX 5. Modification. A change to the otherwise applicable standards when permitted by this article and subject to the approval process of Sec. 7.12.24.C Modifications. 6. Improvement. XXXX 7. Demolition. See Section 7.5.8.B Demolition Defined. 8. Structure. A structure shall include, but not be limited to buildings, outbuildings (accessory structures), fences, walls, lamp posts, and light fixtures, HVAC equipment, bank teller machines, gas pumps and canopies. 7.12.8 New Construction, Alteration, and Modification Applications No building, structure, or site feature subject to the provisions of Sec. 7.12 Gateway District (Overlay) shall be constructed, altered, or modified until its owner has applied for and received a Certificate of Appropriateness issued by the Preservation Planner or the Board of Architectural Review. 7.12.9 Demolition Applications No historic landmark, building, or structure subject to the provisions of Sec. 7.12 Gateway District (Overlay) shall be demolished until its owner has applied for and received a Gateway District Certificate of Demolition from the Board of Architectural Review pursuant to the procedures of this section except as otherwise expressly provided in Sec. 7.12.9 Demolition Applications. A. Demolition Permit Review and Approval Criteria. In reviewing demolition applications, the Board of Architectural Review shall consider the following: 1. The designation of the particular structure as historic or non-historic in the Certified Local Government Grant Building Surveys, if any, which may be found at the Department of Planning and Zoning; 2. The criteria listed in the Gateway Design Guidelines (when enacted); and 5 4/29/20 Draft Gateway District 3. The ability of the owner to put the subject property to reasonable beneficial use. 7.12.10 Sign Applications A. Standard for Review. Proposed signage shall meet the standards set forth in Article 15 of the Zoning Ordinance and the H-2 Corridor Design Guidelines dated March 1, 1990. These Design Guidelines shall be used by the Preservation Planner and the Board of Architectural Review in evaluating Certificates of Appropriateness for signs until such time as the Gateway District Design Guidelines are enacted. B. Administrative Approval. The Preservation Planner shall have the authority to administratively review and approve requests for Certificates of Appropriateness for signs in the Gateway District if the Preservation Planner determines that the requested sign(s) meets the standards set forth in Article 15 Sign Regulations of the Zoning Ordinance and the H-2 Corridor Design Guidelines. C. Board of Architectural Review Approval. If the Preservation Planner determines that a requested sign does not meet the standards set forth in Article 15 of the Zoning Ordinance and/or the H-2 Corridor Design Guidelines, the application shall be forwarded to the Board of Architectural Review for consideration. 7.12.11 Certificate of Appropriateness Application Process Within the Gateway Design District, no structure, building, or site feature shall be altered as identified in Sec. 7.12 Gateway District (Overlay) unless a Certificate of Appropriateness has been issued by the Preservation Planner or the Board of Architectural Review. The process for submitting an application to gain a Certificate of Appropriateness is as follows. 7.12.12 Pre-Application Conference Prior to filing an application, the applicant should meet with the Preservation Planner to discuss the requirements and the nature of the proposal. For purposes of this conference, the applicant may provide a sketch plan of the proposed building(s) drawn to scale showing the general layout of the site. This sketch should be submitted to the Preservation Planner at least three (3) days before the date of the conference. The Preservation Planner may waive this requirement based on the nature and complexity of the proposal. 7.12.13 File Application Applications for Certificates of Appropriateness must be made on forms provided by the Department of Planning and Zoning and must be accompanied by a filing fee in accordance with the latest Fee Schedule adopted by the Town Council. A. General. Except as hereinafter provided, when filing an application for a Certificate of Appropriateness, applicants must submit information for consideration by the Preservation Planner or the Board of Architectural Review: 1. A Statement of Justification describing how the project addresses the Gateway District standards; 2. All dimensioned architectural floor plans, roof plans, and elevations drawn to scale; 6 4/29/20 Draft Gateway District 3. Site plans; 4. Photographs or drawings relating the proposed project to the surrounding streetscape; 5. Complete exterior door, window, and material samples and manufacturer cut sheets; 6. Proposed colors; 7. Lighting; 8. Landscaping, as required by Article 12; or in this article and as shown in the Gateway District Design Guidelines and the Living Legacy Project; 9. Proposed signage, as required by Article 15 Sign Regulations. 10. All text documents shall be submitted in a digital format (.DOC). 11. All plans shall be submitted in a digital format (.PDF and .DXF). B. Sign Permits. When filing application for a Certificate of Appropriateness for signs, applicants must submit the following information: 1. A scale drawing of the proposed sign; 2. Proposed materials and colors for the sign, including supports, and the lighting method to be used; 3. The style and size of the lettering; and 4. A sketch or photograph showing the proposed location of the sign on the building or site. C. Waivers of Certain Requirements. Upon written request from the applicant, the Preservation Planner may waive any of the above requirements deemed not to be necessary for review of the application. However, any such waiver may be overturned by the Board of Architectural Review if the board determines the additional information is necessary to consider a modification or appeal that comes within the Board’s purview. 7.12.14 Application Acceptance/Review Determination A. Time to Accept for Review. Once an application is received the Preservation Planner shall have ten business (10) days from the date of submittal to accept or reject the application. This decision shall be communicated to the applicant on or before the tenth business day since the application was submitted. If, during review of the application after it has been officially accepted within this 10-day time period, the Preservation Planner determines additional information is needed to present a full and complete application given the nature of the request, the Preservation Planner may request that information. 7 4/29/20 Draft Gateway District B. Type of Review. As part of this review, the Preservation Planner shall determine if the application can be handled administratively or if it must be forwarded to the Board of Architectural Review for action. The complexity, scale and location of the proposal shall be taken into account by the Preservation Planner when making this determination. C. Automatic Review by the Board of Architectural Review. An application shall automatically be forwarded to the Board of Architectural Review if any of the following criteria are met: 1. The proposed building size exceeds 5,000 gross square feet; 2. The building is comprised of four (4) or more stories; 3. Multiple new buildings totaling at least 5,000 square feet are proposed on the site; 4. A modification from the requirements of Sec. 7.12.24 Universal Gateway District Standards has been requested. D. Administrative Review by the Preservation Planner. An application may be reviewed administratively, and the Preservation Planner shall have the authority to issue a Certificate of Appropriateness in the following cases: 1. Applications that meet the Design Guidelines. Applications that meet the Design Guidelines shall be reviewed by the Preservation Planner except as set forth in Sec. 7.12.14.E Application Not in Conformance with Design Guidelines and as exempted in Sec. 7.12.14.C Automatic Review by the Board of Architectural Review. 2. Applications involving the Following Changes. The following applications may be approved administratively by the Preservation Planner if they are found consistent with the Design Guidelines: a. Site Enhancements. Changes to existing or installation of new lampposts, light fixtures, fences, driveways, walkways or changes in existing exterior color schemes, bollards and other traffic control structures. b. Changes to Existing Structures. Modifications to existing structures including (a) the like-kind replacement of roof materials; (b) the installation of storm windows and doors; (c) the replacement or installation of new shutters; (d) installation of HVAC units and associated support structures; and (e) utility-related improvements. In addition, the Preservation Planner shall have the authority to issue a Certificate of Appropriateness for the change in appearance of gutters, downspouts, attic vents and exterior doors. c. Demolition. XXXX d. Signs. As permitted in Sec. 7.12.10. E. Review by the Board of Architectural Review. If the Preservation Planner determines that an application may not be in conformance with the Design Guidelines, the application shall be forwarded to the Board of Architectural Review by the Preservation Planner or it shall be withdrawn at the applicant’s request. 1. Applications involving the Following Changes. The following applications are reviewable by the Board of Architectural Review. 8 4/29/20 Draft Gateway District a. Site Enhancements. Alterations to existing or installation of new lampposts, light fixtures, fences, driveways, residential walkways or changes in existing exterior color schemes, bollards and other traffic control structures. b. New Construction. XXXX c. Modifications to Existing Structures. Modifications to existing structures including (a) the like-kind replacement of roof materials; (b) the installation of storm windows and doors; (c) the replacement or installation of new shutters; (d) installation of HVAC units and associated support structures; and (e) utility-related improvements. In addition, the Preservation Planner shall have the authority to issue a Certificate of Appropriateness for the change in appearance of gutters, downspouts, attic vents and exterior doors. d. Demolition. XXXX e. Signs. As permitted in Sec. 7.12.10. 7.12.15 Review of Plans in a Timely Manner A. 75 Days. The Preservation Planner or the Board of Architectural Review, as the case may be, shall render a final decision within seventy-five (75) days or less after the acceptance of a completed application. In cases where the Board of Architectural Review is reviewing an application, and the final advertised Business Meeting or Work Session falls within the 75 Day period, but the meeting where the application is scheduled to be heard is canceled due to weather or Act of God, the deadline will automatically extend to the next available meeting. B. Approval unless Extension. Except as indicated in Sec. 7.12.15.A, any application not acted upon within this 75-day period shall be deemed approved unless the parties mutually agree to extend the action time beyond this 75-day period to a date certain. C. Revisions may establish New Timeline. The Preservation Planner may require a revised application with a new application date that extends the 75-day timeline when alterations or modifications are made to the accepted application. 7.12.16 Public Notice Requirements A. No Public Notice required for Administrative Approval. No public notice is required for an administrative approval by the Preservation Planner. B. Public Notice required for Applications before the BAR. Written and Placard notice is required for those applications that will be heard by the Board of Architectural Review. Such notice shall be provided in accordance with the requirements of Sec. 3.1.9.A Written Notice and Sec. 3.1.9.B Placard Notice. Newspaper notice is not required. 7.12.17 Actions on Applications In response to an application for a Certificate of Appropriateness, the Preservation Planner or Board of Architectural Review, as the case may be, shall be authorized to approve the application, deny the application, or approve the application in modified form. 9 4/29/20 Draft Gateway District 7.12.18 Decision must be in Writing A. Copy to Applicant. All decisions of the Preservation Planner or the Board of Architectural Review granting or denying a Certificate of Appropriateness shall be in writing, a copy of which shall be sent to the applicant and a copy filed with the town office. B. If Not Approved or Denied. If the Preservation Planner determines an application is not approvable as submitted, or if the Board of Architectural Review determines an application should be denied, the reasons for such determination shall be included in the written statement transmitted to the applicant. In the statement, the Preservation Planner or Board of Architectural Review may make suggestions that would assist the applicant in preparing a new application for resubmission. 7.12.19 Appeals A. Appeals to the Board of Architectural Review. In the event that the Preservation Planner determines that the Certificate of Appropriateness application does not meet the standards for appropriateness, the application shall be forwarded to the Board of Architectural Review, at the next regularly scheduled Board of Architectural Review meeting for which all public hearing notice requirements can be met, or the application shall be withdrawn by the applicant. B. Appeals to the Town Council. Appeals to the Town Council from any final decision of the Board of Architectural Review may be made in accordance with the provisions of Sec. 3.11.15.B Appeals to the Town Council. C. Appeals to the Circuit Court of Loudoun County. Appeals to the Circuit Court of Loudoun County from any decision of the Town Council may be made in accordance with the provisions of Sec. 3.11.15.C Appeals to the Circuit Court of Loudoun County. 7.12.20 Lapse of Approval A Certificate of Appropriateness shall lapse and become void unless: A. Two Years. Construction has commenced within two years (24 months) from the date the Certificate of Appropriateness was issued; or B. Extension. Prior to the sunset of the two-year (24 month) period in (A.) above, the applicant can obtain a six-month extension from the Zoning Administrator by clearly demonstrating to the Zoning Administrator diligent pursuit of other necessary land development approvals. The Zoning Administrator shall include notification of the request for an administrative extension to adjacent property owners. The number of six-month extensions that an applicant may obtain shall be limited to two (2) consecutive six-month extensions for a total of one year. 7.12.21 Accurate Drawings Required for Certificate of Appropriateness or Zoning Permit Issuance Before issuing any type of permit for work which has been approved by the Preservation Planner or Board of Architectural Review, applicants must submit plans that accurately reflect any changes or conditions established by the Preservation Planner or Board of Architectural Review as part of the approval of the project. 10 4/29/20 Draft Gateway District 7.12.22 Change to Approved Plans after Issuance of Certificate of Appropriateness. A. Board of Architectural Review or Preservation Planner Review. Any change in the approved plans subsequent to the issuance of a Certificate of Appropriateness shall be promptly submitted to the Preservation Planner for review prior to construction of the new or modified feature. The Preservation Planner may approve the change administratively or, if it is determined that the Certificate of Appropriateness application does not meet the standards for appropriateness the application shall, at the applicant’s request, be forwarded to the Board of Architectural Review in accordance with the procedures of Sec. 7.12.19 Appeals to the Board of Architectural Review. B. The Preservation Planner may administratively approve the following modifications: XXXX. (a) change in the color of brick selected for a project; (b) change in the profile of door and window moldings; (c) change in the type of siding used in a small area, which does not exceed ten percent (10%) of the total area of a building; (d) change in the style of a door or window; (e) change in roof material as long as historic roof materials are not removed; (f) repositioning, or enlargement/reduction no greater than 10% in the size of a non-historic doorway or window opening, on a secondary resource or on the rear of a primary resource; and (g) repositioning, changes in balustrade (guardrail), or enlargement/reduction no greater than 10% in the size of a porch or outdoor staircase on a secondary resource or on the rear of a primary resource. C. Report. A report of administrative changes to Approved Plans after Issuance of Certificate of Appropriateness shall be made to the Board of Architectural Review at each regular meeting. 7.12.23 Work Must Conform to the Certificate of Appropriateness as Issued All work performed pursuant to a Certificate of Appropriateness shall conform to the approved plans, specifications and any modification required by the Certificate of Appropriateness. In the event work is performed that is not in conformance with the Certificate of Appropriateness, the Zoning Administrator shall notify the responsible person or firm in writing of the violations and shall take the necessary legal steps to ensure that the work is performed in conformance with the Certificate of Appropriateness. 7.12.24 Universal Gateway District Standards. The five Gateway District segments set forth in Sec. 7.12.2 District Created shall be subject to the following standards and as further defined in the Design Guidelines. A. Site Design 1. Building Placement/Orientation. Buildings that have frontage on a public or private street shall be oriented toward, and approximately parallel to, the street. If the building is on a corner lot, it shall have two front facades, each architecturally addressing its respective street. 2. Off-Street Loading Spaces, Utility Areas, and Utilities. a. Location. Off-street loading docks, dumpsters, utility meters, waste and/or recycling receptacles shall be located either internally or at the side or rear of buildings and shall not be directly visible from a public street. 11 4/29/20 Draft Gateway District b. Screening. When loading docks, dumpsters, utility meters, waste and/or recycling receptacles cannot be located within buildings, they shall be screened by elements compatible with the architecture of the building, including but not limited to fences, walls, or even other buildings. Dumpsters are also subject to Sec. 12.8.8 Dumpster Screening. c. Outside of Loading Docks. Loading areas outside of loading docks shall be screened from any adjacent use by an architecturally compatible masonry wall sufficient for the purpose. 3. Mechanical Equipment shall be screened. Mechanical equipment including energy conservation and/or collection equipment (not including the solar panels or wind turbines themselves), located on the site shall be screened from public view. Mechanical equipment is inclusive of, but not limited to heating-ventilating- air-conditioning (HVAC), energy conservation and/or collection, transformer, power generation, utility metering, or electric vehicle charging devices. a. Rooftop. All rooftop mechanical equipment shall be screened from view. This shall be accomplished for pitched roofs by placing the equipment on the back half of the building or concealing the equipment within the roof structure, or for flat roofs by a parapet wall. In addition, the penthouse shall generally blend with the design of the building. Parapets shall match the primary building material of the facade below and shall blend with the design of the building in terms of color and scale. All such screening shall be integrated into the building design. b. Ground-Mounted. All ground-mounted mechanical equipment shall be located in the side or rear yard. Screening shall be required for any ground- mounted mechanical equipment in the form of a fence, or brick or masonry wall that obscure visibility of the equipment from any street or adjacent property. Landscaping shall not be considered sufficient to meet the intent of this screening requirement. 4. Solar Panel/s and Wind Turbine/s. Renewable energy generation equipment such as solar panel/s or wind turbine/s (not including their associated mechanical equipment) located on the site shall be architecturally compatible and placed so as to minimize their visual impact from public view. a. Rooftop. All rooftop solar panel/s shall be screened from view. This shall be accomplished for pitched roofs by placing the panels on the back half of the building or concealing the equipment within the roof structure, or for flat roofs by a parapet wall. Parapets shall match the primary building material of the facade below and shall blend with the design of the building in terms of color and scale. All such screening shall be integrated into the building design. In general, rooftop wind turbine/s or solar panels shall be screened from view, which can be accomplished by placing it/them on the back half of the building. When used as a compatible and integral architectural element to a structure, it may be found allowable that they are visible to the public view. Solar panels that are visible to the public view shall be screened in such a way as to minimize glare and reflectance. 12 4/29/20 Draft Gateway District b. Ground-Mounted. All ground-mounted solar panel/s or wind turbine/s shall be located in the side or rear yard. They shall be integrated into the design of the project and shall be of appropriate style and height and compatible with the architectural character of the property and the district. Solar panels that are visible to the public view shall be screened in such a way as to minimize glare and reflectance. c. Height. Support structure height shall be related to the context and use of the site where it/they are to be installed. Generally, wind turbine mounting poles shall be no higher than XXXX’ (including the base and the turbine) in commercial areas and shall be no higher than XXXX’ (including the base and the turbine) in mixed use or residential neighborhoods. 5. Outdoor (Exterior) Lighting. Exterior lighting, including vehicular, pedestrian circulation, building, landscape, recreation, venue, and security lighting, shall comply with the following standards: a. Compatibility. Light fixtures shall be integrated into the design of the project and shall be of appropriate style and height and compatible with the architectural character of the property and the district. b. Height. Light pole height shall be related to the context and use of the site where they are to be installed. Generally, light poles shall be no higher than 20’ (including the base and the fixture, including finial caps) in commercial areas, and shall be no higher than 15’ (including the base and the fixture, including finial caps) along sidewalks and pedestrian areas in mixed use or residential neighborhoods. Athletic field light poles shall be exempt from this limitation. c. Other Standards. TLZO Sec. 12.11 Outdoor Lighting shall apply except as modified by the standards above. 6. Surface Parking Placement/Location. Parking areas should be located in the side or rear yard of the building. a. Parking in Building Front. Where parking is located in front of a building, it shall be screened behind a minimum four-foot (4’) tall masonry wall that is constructed along the public street frontage inside the perimeter parking lot buffer required by TLZO Sec. 12.5.3 Parking Lots Adjacent to Public Streets. The required screening vegetation may be reduced by 40% in such cases to accommodate the wall and sustain healthy plant material. 7. Screening Walls. Walls used for screening, including walls required by Sec. 7.1.23.A.5.a for parking along public streets, in excess of twenty feet (20’) in length shall be articulated, with such features as projections/recessions (such as columns, pilasters, and paneling) and variable colors or details, at least every twenty feet (20’). The wall shall be capped. 8. Fences. Fences shall be constructed using traditional design and materials, including wood or metal, and walls shall be made of masonry, except that the Board of Architectural Review may approve other materials that visually 13 4/29/20 Draft Gateway District approximate the appearance, characteristics, and workmanship of a traditional material. a. Finished Side Out. The finished side of a fence shall face out from the property with the frame of the fence facing the inside. 9. Accessory Structures. Accessory structures, such as storage sheds or garages, shall be constructed out of traditional materials including wood, stone, brick or other historically compatible masonry materials, except that the Board of Architectural Review may approve other materials that visually approximate the approximate the appearance, characteristics, and workmanship of traditional materials. An accessory structure shall be compatible with the principle structure on the site. a. Exemptions. The following items are not subject to this requirement: i. Play equipment such as slides, swings, climbing bars and similar facilities; and ii. Yard furniture such as chairs, slides and similar items. b. Review Body. Accessory structures shall be reviewed as follows: i. 500 Square Feet or Less. Any accessory structure that is 500 gross square feet or less and single story shall be reviewed administratively by the Preservation Planner. ii. More than 500 Square Feet. Any accessory structure that is more than 200 gross square feet and/or multistory shall be reviewed by the Board of Architectural Review. iii. Height and Size. Accessory structures shall meet the setback, height, and size requirements of TLZO Sec. 10.4.5.C.1 Accessory Structures. 10. Journey Through Hallowed Ground. Properties fronting on North King Street and South King Street shall demonstrate consistency with the Journey Through Hallowed Ground (JTHG) Master Plan streetscape plan for Leesburg. B. Building Design. 1. Four-Sided Architecture. Any building constructed in the Gateway District shall be characterized by four-sided architecture. a. Four-Sided Architecture Definition. Design elements on all sides of a proposed building shall be compatible with the primary elevation and shall display a similar level of detail and architectural interest utilizing similar building materials and design (see Sec. 7.12.6.C). The primary elevation is defined as any elevation that faces a street (see Sec. 18.1.179 for definition of “street”) or is otherwise intended as the main entrance elevation of a building (see Sec. 18.1.23 for definition of “building”). [Example illustration to be inserted later – out of town examples only] 14 4/29/20 Draft Gateway District Figure 1. Example of Four-Sided Architecture Residential Building [Example illustration to be inserted later – out of town examples only] Figure 2. Example of 4-Sided Architecture Commercial Building b. Blank Walls Prohibited. A “blank wall” is an exterior wall with little or no variation in materials, no defined foundation, or cornice articulation, no window or door openings, or large expanses of unarticulated area. A wall must have articulation consisting of, but not limited to, the following: a foundation, a middle and a cap with at least one type of opening (door or window). c. Landscaping is not Mitigation. Landscaping shall not be accepted as mitigation for a lack of articulation in any wall. [Example illustration to be inserted later – out of town examples only] Figure 3. Unacceptable Blank Wall [Example illustration to be inserted later – out of town examples only] Figure 4. Well-articulated Walls 2. Trademark or Corporate Architecture. Leesburg’s historic and aesthetic character shall take precedence over trademark or corporate architecture, which must be balanced by the use of traditional materials, colors and architectural character features. Trademark or corporate architecture that is readily identifiable with a franchise or chain business due to its distinctive exterior appearance shall not be permitted unless the Board of Architectural Review determines its elements meet the requirements of the Gateway District and the Design Guidelines. a. Color Branding. Color branding, associated with any trademark or corporate design, shall not be permitted in whole roofs, outlines of roofs, cornices or any other building element other than primary door color or signage unless otherwise determined by the BAR to be consistent with the Design Guidelines for the Gateway Districts. 15 4/29/20 Draft Gateway District Figures 5 & 6. Examples of unacceptable Trademark Buildings [Example illustration to be inserted later – out of town examples only] Figure 7. Example of acceptable (modified) Trademark Building 3. Massing. Buildings shall be designed to minimize the impact of their overall mass to provide a human scale. a. Larger Buildings. As the size of a building increases there shall be a corresponding increase in the complexity of the massing. b. Techniques to Refine Building Mass and achieve a Human Scale. To achieve a human scale and to respect traditional architectural patterns, techniques may include, but shall not be limited to, the following: Changes in horizontal or vertical plane, bay windows, balconies, covered or recessed porches or stoops, porticos, varied wall surfaces, upper-story step-backs, varied heights at regular widths, break up walls by the inclusion of windows and other façade articulation features [Example illustration to be inserted later – out of town examples only] Figure 8. Example of appropriate use of Massing Techniques 4. Emphasize Primary Building Entrance. The primary entrance(s) shall be clearly identifiable and articulated through the use of materials, canopies, recesses, awnings, transom windows, sidelights, pediments, porticos or other architectural treatments. 16 4/29/20 Draft Gateway District Figure 9. Entrance Clearly Articulated and Differentiated 5. Materials. All materials, including glass, shall be compatible with the architectural character and history of the Town of Leesburg with an emphasis on traditional materials such as wood, brick or stone. Other materials which visually approximate the appearance, characteristics, and workmanship of traditional building materials may be approved by the Board of Architectural Review. a. Glass. Glass areas shall be clear or lightly tinted. Lightly tinted shall be defined as window tint not containing a metallic material which allows greater than seventy percent (70%) visible light transmission. Highly tinted or mirrored (reflective) glass is not permitted. b. Colors. Colors shall be chosen so that the building function does not function as a sign; this includes colors identifiable with a franchise or chain business. However, such colors may be appropriate for awnings and signs. C. Modifications. Modifications to the requirements of Sec. 7.12.24 Universal Gateway District Standards may be approved by the Board of Architectural Review. 1. Submission Requirements. A modification shall require the following information: a. Written Statement. A written statement that clearly indicates by section and paragraph the modification that is requested and also includes a narrative justification for the modification. An architectural modification request shall include appropriate building elevations. b. Multiple Modifications. If multiple modifications are requested, they must be listed in a table to clearly identify the number and nature of the modifications. c. Additional Information. Additional information as may be required by the Preservation Planner to provide a comprehensive application given the nature and extent of the modification requested. 2. Approval Criteria. The modification application shall be reviewed by the Board of Architectural Review based upon the following criteria: 17 4/29/20 Draft Gateway District a. Architectural Character. The design of the building shall be in keeping with the expressed purpose of the Gateway District to ensure quality urban design compatible with the Town of Leesburg's historic and architectural resources. This shall not prevent innovation and creativity in design that is in keeping with the Gateway District, as determined by the Board of Architectural Review. b. Orientation. The building shall be oriented toward the front sidewalk or street, have a functioning entrance and enhance the continuity of the pedestrian oriented environment. c. Roof Design. The design of the roof shall be compatible with the character of other buildings along the block and shall meet the base zoning district height requirements. d. Materials. The exterior finish materials shall be of equal or better quality, in terms of durability and appearance/texture similar to brick, stone, or wood, as those permitted in the district. The intent is to accommodate new technologies and building material while maintaining the desired character of the Gateway District, as defined in Sec. 7.12.1 Purpose. e. Windows. Ground floor windows shall be provided along the front sidewalk to maintain the pedestrian-orientation of the streetscape and upper story windows and shall not be incompatible with the rhythm and proportions of windows on other buildings along the block. f. Not to be considered. Economic hardship will not be considered a reason for varying from any standard established in Sec. 7.12.24 Universal Gateway District Standards. g. Purpose. The modification will not be contrary to the purpose and intent of Sec. 7.12.24 Universal Gateway District Standards. h. Consistency with Town Plans. The modification is consistent with the Comprehensive Plan and any Town adopted plans. i. Compensating Features. The modification includes compensating design or architectural features that meet the overall objectives of the particular requirement that is being modified. j. Conditions. In approving a modification, the Board of Architectural Review may impose such conditions regarding location, character and other features as it deems necessary for the protection of the general welfare and to ensure compliance with the intent and objectives of the Gateway District. k. Use of Adjacent Properties. The modification will not hinder or discourage the appropriate development and use of adjacent or nearby land or buildings. 3. Process and Action. Once the modification has been determined to be complete by the Preservation Planner, the modification shall be processed with the Certificate of Appropriateness Application and shall be transmitted to the Board of Architectural Review for consideration and action.