HomeMy Public PortalAboutTLZM-2020-0004 and TLOA-2020-0002 Gateway DistrictDate of Meeting: June 18, 2020
TOWN OF LEESBURG
PLANNING COMMISSION PUBLIC HEARING
Subject: TLZM-2020-0004 Amendments to the Official Zoning Map and TLOA-
2020-0002 amendments to Article 7 of the Zoning Ordinance to
establish the Gateway District (Overlay)
Staff Contact: Susan Berry-Hill, Director
Brian Boucher, Deputy Director
Lauren Murphy, Preservation Planner
Debi Parry, Planning and Zoning Analyst
Applicant: None - Town Council initiated amendments.
Proposal: These Official Zoning Map and Zoning Ordinance text amendments
would establish the Gateway District, an overlay district intended to
achieve a higher standard of architecture and site design in the main
transportation corridors leading to the downtown H-1, Overlay, Old and
Historic District.
Planning Commission Critical Action Date: September 26, 2020
Recommendation: Staff recommends the Planning Commission consider the Official
Zoning Map amendments and the zoning text amendments to be
presented at the work session.
Initiation Date: These Zoning Ordinance and Official Zoning Map amendments
were initiated by Town Council on February 27, 2018.
Web Link: https://www.leesburgva.gov/government/departments/planning-
zoning/current-planning-zoning-projects/gateway-project
Suggested Motions:
TLOA-2020-0002 Zoning Ordinance Amendments
Approval
I move that Zoning Ordinance amendment application TLOA-2020-0002, Gateway
District (Overlay), be forwarded to the Town Council with a recommendation of approval
on the basis that the amendments satisfy the approval criteria specified in TLZO Section
3.2.5 and would serve the public necessity, convenience, general welfare and good
zoning practice.
Or
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Denial
I move that Zoning Ordinance amendment application TLOA-2020-0002, Gateway
District (Overlay), be forwarded to the Town Council with a recommendation of denial
on the basis that the amendments do not satisfy the approval criteria specified in TLZO
Section 3.2.5 and would not serve the public necessity, convenience, general welfare or
good zoning practice due to the following reasons:
___________________________________________________.
Or
Alternate Motion
I move that ________________________________.
TLZM-2020-0004 Official Zoning Map Amendment
Approval
I move that Official Zoning Map amendment application TLZM-2020-0004, Gateway
District (Overlay), be forwarded to the Town Council with a recommendation of approval
on the basis that the amendments would serve the public necessity, convenience, general
welfare and good zoning practice.
Or
Denial
I move that Official Zoning Map amendment application TLZM-2020-0004, Gateway
District (Overlay), be forwarded to the Town Council with a recommendation of denial
on the basis that the amendments would not serve the public necessity, convenience,
general welfare or good zoning practice due to the following reasons:
___________________________________________________.
Or
Alternate Motion
I move that ________________________________.
Background Information
Previous Work Sessions: On March 5, 2020 a work session was held to introduce the
proposed Official Zoning Map and Zoning Ordinance amendments to the Planning
Commission prior to the scheduled public hearing. The majority of the Commission did
not have the benefit of participating in the background discussions that led to these
amendments and given the complexity of the subject matter, and a follow-up work
session was scheduled for March 19, 2020 to familiarize the Commission with the
ordinance text amendments and to allow questions that can better prepare staff and the
Commission for the upcoming public hearing. Prior to that meeting the COVID-19
Pandemic occurred and that meeting and the public hearing originally scheduled for April
16, 202, were postponed. On June 4, 2020 that work session was held.
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Public Informational Meeting: On June 2, 2020 a public informational meeting was
held using Webex to familiarize property owners and interested persons about the
Gateway District (Overlay) (“Gateway District”).
Public Hearing rescheduled for June 18, 2020: The public hearing date for this item
was originally scheduled for April 16, 2020 but was rescheduled to this date.
Background of the Gateway District: In October, 2016 the Town Council initiated the
H-2 Work Group to consider updating or replacing the H-2, Historic Corridor
Architectural Control Overlay District. In February, 2018, after receiving the H-2 Work
Group’s recommendations, Town Council initiated amendments (Resolution -
Attachment 3) to the Official Zoning Map and the Zoning Ordinance, including design
guidelines, to establish the Gateway District as an overlay district on portions of the
following five major corridors into town:
1. West Market Street
2. North King Street
3. South King Street
4. East Market Street
5. Edwards Ferry Road
The main purpose of these amendments to the Official Zoning Map and the Zoning
Ordinance is to establish the Gateway District with its upgraded requirements as soon as
possible to give the Town more ability to demand a higher, more traditional level of
architecture in these corridors to better protect these major entryways into Leesburg. For
four of the corridors the Gateway District would replace the H-2, Historic Corridor
Control Architectural Overlay District (“H-2 District”).
Official Zoning Map Amendments – Five Gateway Segments: In Attachment 2, each
of these five proposed segments to the Gateway District is shown on its individual map.
If adopted, this would expand architectural and/or site design authority in some areas,
such as along Edwards Ferry Road, where no architectural review is currently required. It
would also decrease it in others, removing the H-2 District from mostly single-family
detached residential lots without including them in the Gateway District.
The existing H-2 Overlay District includes over 600 parcels. The proposed Gateway
District would eliminate 415 of those parcels, but 140 parcels would be added along
Edwards Ferry Road for a total of 342 parcels in the new district.
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Zoning Ordinance Amendments: The Zoning Ordinance amendments are intended to
establish the procedures for Gateway District review, such as whether an application will
be administrative (reviewed by the Preservation Planner) or require Board of
Architectural Review approval. They are also intended to add building and design
standards to the Gateway District to give the Town more ability to require, and achieve, a
better standard of architectural and site design than can currently be required under the
existing H-2 Overlay District.
Gateway Design Guidelines: An integral part of the Gateway District will be new and
improved design guidelines that will come before the Planning Commission later this
year. In the interim, the H-2 Design Guidelines would still be utilized in conjunction with
the more prescriptive Gateway District zoning standards.
Proposed Amendments:
Generally: The proposed zoning text amendments would establish a new Gateway
District. The amendments (see Attachment 1) would establish the Gateway District as a
new and distinct “overlay” district that would apply a new layer of architecture and site
design standards in the geographic area shown on the Segment Maps. The underlying
base zoning district uses are not affected. That is, this overlay district will have no effect
upon uses allowed in the existing base zoning districts, the setbacks required, lot size, etc.
Sections 7.12.1 through 7.12.23 set up how the Gateway District will be implemented –
by whom, what type of construction the standards apply to, what the application
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requirements are, who has approval authority in particular cases, appeal process,
demolition process, and other information. Section 7.12.2 defines the location of the five
segments that together comprise the Gateway District. Finally, Section 7.12.24 contains
site design and building design standards that would apply to the Gateway District with a
modifications procedure subject to strict criteria an applicant must address to persuade
the Board of Architectural Review to grant a modification in a particular case.
Applicability: Sec. 7.12.7 specifies that “. . . no structure, building (including
multifamily buildings, mixed–use buildings and townhouses or duplexes), 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.” That means if an
applicant proposes a new commercial building, new townhouse or new apartment
building, or seeks to alter an existing commercial building or apartment building, a
Certificate of Appropriateness must be approved prior to the construction. Certain
structures are exempted in Sec. 7.12.3.D, and include, but are not limited to, all single-
family detached homes (whether new or existing), and existing townhouses and duplexes,
and regular maintenance or in kind repair of structures, buildings, or signs (as opposed to
the reconstruction, alteration or restoration).
15-Foot Wide Portion on Single-Family Residential Lots: In the West Market Street,
North King Street, South King Street and Edwards Ferry Road Corridors the proposed
Gateway District is as narrow as 15 feet from the public street right-of-way line. This
area is included because the private land immediately adjacent to the public street is an
important part of the experience when travelling in these traditional corridors to the
historic downtown. This is the area drivers and pedestrians are most likely to view and
which can, and does, create an impression of the street and the neighborhood. The
existing H-2 includes many single-family detached lots but they are generally proposed to
be completely removed from the Gateway District. The exception is those lots which
directly front upon the four corridor streets named above, where this 15-foot overlay
would be placed. Inside this 15-foot area the ordinance would apply to fences and
accessory structures (i.e., sheds, free-standing garages, etc.).
Approval Criteria and Staff Analysis:
Official Zoning Map Rezoning Approval Criteria: Zoning Ordinance Section
3.3.15 establishes the following criteria for the Planning Commission and Town Council
to use, in addition to other reasonable considerations, in making their decision
regarding approval or disapproval of a rezoning/proffer amendment application. Listed
below are the specific criteria with staff response.
a. Consistency with the Town Plan, including but not limited to the land use
compatibility policies.
The Town Plan supports the improvement of community design for new development
and redevelopment outside of the old and historic district (Town Plan, Community
Design, Objective 1, p. 5-3). Objective 1.b (p. 5-3) states, “Design buildings,
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including size, height, location, scale, massing, color, roofline, and materials, to
enrich the character of Leesburg.” The Town Plan also states, “Much can be done
under the Town’s regulatory authority to ensure that redevelopment, infill, and new
development are consistent with the Town character and enhance the community’s
aesthetics and functionality. Guidelines can provide more design direction, in terms of
building location, mass, and height, and parking placement. Such guidelines would
not only apply to private development, but they can also help bring about careful
design and budgeting of public capital improvement projects as well.” (p. 5-3) The
Gateway District is created to specifically address this goals. Also, there is no issue
with land use compatibility because the Gateway District is an overlay district that
does not impact land uses allowed in the base zoning of the properties within the
overlay area.
b. Consistency with any binding agreements with Loudoun County, as amended,
or any regional planning issues, as applicable.
There are no applicable binding agreements or inconsistent regional planning issues.
c. Mitigation of traffic impacts, including adequate accommodation of
anticipated motor vehicle traffic volumes and emergency vehicle access.
The Gateway District is an overlay district. The inclusion of the property in the
Gateway District does not impact the base zoning or allowable uses and therefore does
not result in additional traffic impacts.
d. Compatibility with surrounding neighborhood and uses.
The zoning overlay district establishes architectural control via the Preservation Planner
and the BAR of the subject property for the purposes of providing enhanced design to
protect the Town’s character and to enhance the community aesthetics and functionality.
Therefore, it does not negatively impact the use of the subject property or surrounding
properties.
e. Provision of adequate public facilities
Not applicable with this zoning map amendment.
Zoning Ordinance Amendments: The proposed amendments to the Zoning Ordinance
are subject to the approval criteria specified in TLZO Section 3.2.5 which states:
In acting on proposed text amendments, the Planning Commission and
Town Council shall consider whether the proposal is consistent with the
Town Plan and the stated purposes of this Zoning Ordinance (See Sec.
1.5).
TLZO Sec. 1.5 Purpose states:
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This Zoning Ordinance is adopted in order to protect the health, safety,
and welfare of the residents of Leesburg; to advance the objectives set out
in Section 15.2-2200 of the Code of Virginia, 1950, as amended; and to
implement the Leesburg Town Plan.
Staff believes the proposed ordinance amendments are consistent with the Town
Plan for the reasons cited above in section “a.” under “Consistency with the Town
Plan”. Further, the amendments are intended to advance the objectives permitted
in the enabling legislation in the Code of Virginia.
Frequently Asked Questions: The following questions and answers are provided to
better explain the proposed Gateway District. Some are questions asked by the public and
others are generated by staff.
1. Is the Gateway District intended to replace the old H-2 Overlay District?
Answer: Yes, eventually, but it cannot completely replace it when it is enacted.
That is because some properties that will fall within the Gateway District are
“proffered in” to the old H-2 Overlay District and therefore have a legal right to
use the H-2 Overlay District in the future. Likewise, some properties in the
Gateway District have proffered to a unique set of design guidelines that they will
continue to use. Properties that are not proffered into the H-2 Overlay District or
unique guidelines will be subject to the new Gateway District (areas shaded
orange on the 5 Segment Maps). In the future, it is hoped that as properties that
are proffered redevelop they will proffer into the Gateway District.
2. Will there be Design Guidelines for the Gateway District?
Answer: Yes, there will be Design Guidelines tailored specifically for the
Gateway District. A draft of these design guidelines is being developed and is
expected to be ready for Planning Commission review beginning in the summer
and continuing into the fall of this year. A separate public hearing will be
scheduled in the fall for the design guidelines.
3. Will the current H-2 Design Guidelines be used in conjunction with the
Gateway District Zoning Ordinance text amendments until the Gateway
Design Guidelines are enacted?
Answer: Yes. In the interim, the H-2 Design Guidelines would still be utilized in
conjunction with the more prescriptive Gateway District zoning standards.
The proposed Zoning Ordinance text amendments add standards to aid the
Preservation Planner and BAR when considering applications in the Gateway
District that are not currently available in the H-2 Overlay District. Provisions like
“Any building constructed in the Gateway District shall be characterized by four-
sided architecture” give the implementers an advantage because these are
ordinance provisions with more force at law than a guideline. That means if an
applicant does not desire to provide four-sided architecture they must ask for a
modification and make a case for not complying with this standard that must be
approved by the Board of Architectural Review. When the Gateway District
Guidelines are approved, they will replace the H-2 Design Guidelines in those
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areas of the Gateway District that are not proffered into the old H-2 Design
Guidelines.
4. Does the Gateway District expand the old H-2 Overlay District?
Answer: Yes, in certain areas. Building and site design review is being added
along Edwards Ferry Road (see Segment Map 4) where it has not existed before.
There are also additions along East Market Street that spread the reach of
architectural and site design review (see Segment Map 5).
5. Are there properties that currently lie within the H-2 Overlay District that
will be removed from it and not be placed in the Gateway District?
Answer: Yes. Approximately 415 developed single-family detached lots that are
situated in the H-2 Overlay District along West Market Street, South King Street,
North King Street and East Market Street will be removed from that district and
not placed in the new Gateway District. This is because the Gateway District is,
for the most part, not intended to apply to existing single-family detached lots
(except as described in Question #6 below).
6. Will some existing single-family detached homes be subject to the new
Gateway District?
Answer: Not the house itself, but only on a portion of the lots on some single-
family detached lots. Along West Market Street, North King Street, South King
Street and Edwards Ferry Road a strip 15-feet wide from the public right-of-way
will be subject to review for fences and accessory structures along those public
roads.
7. What are the major differences between the Gateway District and the H-2
Overlay District?
Answer: In the Zoning Ordinance, there are several major differences:
• The Gateway District will have performance standards in the zoning text
that establishes the district to give the Preservation Planner and the Board
of Architectural Review more ability to achieve a higher standard of
building and site design. The current H-2 has no such standards.
• The Preservation Planner has more authority to approve applications
administratively.
• All provisions for the Gateway District are located in one article for ease
of use by the public and staff (the existing H-2 District is spread among
two articles).
• The Design Guidelines will be more detailed, with illustrations and
examples to aid understanding and ease of use by the public
• The Gateway District will apply to an area that is larger than the H-2
Overlay District but will include fewer residential parcels.
8. What is the purpose of the Building and Site Design standards in Sec.
7.12.24?
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Answer: The proposed Zoning Ordinance text amendments add standards to aid
the Preservation Planner and BAR when considering applications in the Gateway
District that are not currently available in the H-2 Overlay District. Provisions like
“Any building constructed in the Gateway District shall be characterized by four-
sided architecture” and “Leesburg’s historic and aesthetic character shall take
precedence over trademark or corporate architecture, which, if employed, must
be balanced by the appropriate use of traditional materials, colors, and
architectural character features” give the implementers an advantage because
these are ordinance provisions with more force at law than a guideline. That
means, for example, if an applicant does not desire to provide four-sided
architecture they must ask for a modification and make a case for not complying
with this standard in accordance with criteria and procedures set out in the
ordinance.
9. Will this ordinance result in the Town widening the road, taking any of my
property, or removing my existing fence?
Answer: No! If you wish to make changes to your property, you may need
approval from the Town but these amendments do not make any physical changes
to any property.
10. Does the Gateway District change any of the allowed uses on my property?
Answer: No! The base zoning district stays the same and with it the allowed uses
stay the same, too.
11. How do I know if my property is partially or fully within the proposed
Gateway District?
Answer: You can view the segment maps at – Also, an interactive map is online at
that address to help guide you.
12. Do I need to get designs for a new fence, shed or house addition approved by
the Town because of the Gateway District?
Answer: Possibly – it depends on where your property is located. If you are inside
the district, most likely yes. Note that some approvals are administrative by the
Preservation Planner and others go to the Board of Architectural Review.
13. If my property is in the Gateway District, can I build a new structure or alter
the current one?
Answer: Yes! On some lots, the area subject to review is limited and if an existing
structure is located outside that limit, the Gateway District will not apply.
If the property is inside the limits, your project must meet base zoning
requirements (setbacks) and you may need project review but you can still build
it.
Draft Ordinance: In Attachment 1 are the proposed draft ordinance amendments
presented for discussion purposes.
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SECTIONS AMENDED BY THIS ORDINANCE REVISION
• All of the text below is new and not currently in the Zoning Ordinance. It has not
been underlined or highlighted in order to make it easier to read.
________________________________________________________________________
Attachments:
1. Draft Zoning Ordinance Language
2. Boundaries of Gateway District
3. Resolution No. 2018-028 Gateway District Initiation
1 Draft #5 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, Old and Historic District (“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 (Overlay) (“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 both universal and 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
2 Draft #5 Gateway District
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. 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 outside the H-1 Overlay District or Crescent
Design District) or agree to comply with the Gateway District standards.
D. Exemptions. The provisions of this section shall not apply to any of the
following:
1. Regular maintenance or in kind repair of structures, buildings, or signs
(as opposed to the reconstruction, alteration or restoration);
2. Single-family detached dwellings;
3. Attached dwellings (including townhouses and duplexes) existing as of
the date of enactment of this overlay district; or
3 Draft #5 Gateway District
4. Construction within approved, proffered Planned Development Districts.
5. Shade Structure, Unattached: As defined in Article 18, and pursuant to
the performance criteria in Section 9.5.4.
6. Tent: As defined in Article 18, and pursuant to the performance criteria in
Section 9.5.4.
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.
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 appropriate design for the Town of Leesburg.
B. Whether or not the proposed structure, building, or improvement is compatible
with appropriate structures in the vicinity of the proposed structure.
C. Whether or not proposed freestanding buildings or partially freestanding
buildings use the same or architecturally harmonious materials, color, texture,
and treatment for 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 appearance
and stability of the Town's historic arterial corridors.
4 Draft #5 Gateway District
7.12.7 Certificates of Appropriateness
A. Applicability. Unless otherwise expressly exempted in sec. 7.12.3.D
Exemptions above, no structure, building (including multifamily buildings,
mixed–use buildings and townhouses or duplexes), 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. Definitions. For the purposes of Sec. 7.12 Gateway District, 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. Any change which effects the exterior of a structure, building
or sign. For the purposes of this chapter, altering (changing) the exterior
color, design, and/or materials of a structure, building, or sign, or any
addition to a building or structure, shall be deemed an alteration and not
regular maintenance.
3. New Construction. The initial construction of entirely new structures.
4. 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.
5. Demolition. Any removal of forty percent (40%) or more of the total
exterior wall or roof surface of any building shall require a Certificate of
Demolition in accordance with the requirements of Sec. 7.12.9
Demolition Applications. Any removal of less than 40% of the exterior
wall or roof surface of a building shall be considered an alteration and
requires a Certificate of Appropriateness in accordance with the
provisions of Sec. 7.12.8 Certificate of Appropriateness Applications. In
accordance with Sec. 7.12.14.D.2.c, the Preservation Planner shall have
the authority to issue a Certificate of Demolition for any structure that is 400
square feet or less in total area.
6. 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 Certificate of Appropriateness Applications
No building, structure, or site feature subject to the provisions of Sec. 7.12 Gateway
District (Overlay) shall be constructed or altered, until its owner has applied for and
5 Draft #5 Gateway District
received a Certificate of Appropriateness issued by the Preservation Planner or the
Board of Architectural Review.
7.12.9 Certificate of Demolition Required
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 this 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
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 as referenced in Sec. 7.12.4. 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 so long as 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 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
The process for submitting an application to gain a Certificate of Appropriateness is
set forth in Sections 7.12.12 through 7.12.19 below.
6 Draft #5 Gateway District
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 a Statement of
Justification describing how the project addresses
the Gateway District standards along with the
following information for consideration by the
Preservation Planner or the Board of Architectural
Review, as applicable:
1. Dimensioned architectural floor plans, roof
plans, and elevations drawn to scale;
2. Site plans;
3. Photographs or drawings relating the
proposed project to the surrounding
streetscape;
4. Complete exterior door, window, and
material samples and manufacturer cut
sheets;
5. Proposed colors;
6. Lighting;
7. Landscaping, as required by Article 12; or in
this article and as shown in the Gateway
District Design Guidelines and the Living
Legacy Project;
8. Proposed signage, as required by Article 15
Sign Regulations.
9. All text documents shall be submitted in a
digital format.
10. All plans shall be submitted in a digital
format.
7 Draft #5 Gateway District
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 details
of any 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 following submission of the application.
During the subsequent review process and prior to action on the Certificate of
Appropriateness, if 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.
B. Type of Review. As part of this review, the Preservation Planner shall
determine whether the application will be handled administratively or if it will 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 structure size exceeds 5,000 gross square feet;
2. The structure is comprised of four (4) or more stories;
3. Multiple new structures are proposed on the site and exceed 5,000 square
feet in total;
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. The Preservation
Planner shall have the authority to review an application and issue a
Certificate of Appropriateness in the following cases:
8 Draft #5 Gateway District
1. Applications for New Structures 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 Alterations to Existing
Structures. The following applications may be approved administratively
by the Preservation Planner if they are found consistent with the Design
Guidelines:
a. Site Alterations. Alterations to existing or installation of new
lampposts, light fixtures, fences, driveways, walkways or alterations in
existing exterior color schemes, bollards and other traffic control
structures.
b. Alterations to Existing Structures. Alterations 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) minor utility-related
improvements, such as water, electric and gas meters. 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. Notwithstanding the definition in Sec. 7.12.7.C.4, the
Preservation Planner shall have the authority to issue a Certificate of
Demolition for any structure that is 400 square feet or less in total
area.
d. Signs. As permitted in Sec. 7.12.10.
3. When Preservation Planner Position Vacant. If the Preservation
Planner position is vacant, all applications will be forwarded to the Board
of Architectural Review until the position is filled.
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.
a. Site Alterations. 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.
9 Draft #5 Gateway District
b. New Construction.
c. Alterations to Existing Structures. Alterations 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; (e) utility-related improvements; and (f)
building or structure additions. 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.
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 the case of an
administrative review) or after the first public hearing on the matter (in the
case of the Board of Architectural Review). 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, 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.
10 Draft #5 Gateway District
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. The Preservation Planner may also forward an application that does not meet
the Design Guidelines to the Board of Architectural Review.
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 administratively 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 Design Guidelines, 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, unless the application is 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 expiration 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
11 Draft #5 Gateway District
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.
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 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, or be withdrawn by the applicant.
B. The Preservation Planner may administratively approve the following
minor alterations: (a) in the color of brick selected for a project; (b) in the
profile of door and window moldings; (c) 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) in the style of a door or window; (e) 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. Justification: Any minor alteration listed above shall be approvable provided
that it is in substantial conformance with the approved Certificate of
Appropriateness and reasonable justification for the change is presented to
the Preservation Planner.
D. 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.
12 Draft #5 Gateway District
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.
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 of any public road. 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
13 Draft #5 Gateway District
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.
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.
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.
14 Draft #5 Gateway 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. 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.
a. Materials and Construction. 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 approximate the
appearance and characteristics of a traditional material.
b. 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 and characteristics
of traditional materials. An accessory structure shall be compatible with
the principle structure on the site.
15 Draft #5 Gateway District
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. 400 Square Feet or Less. Any accessory structure that is 400
gross square feet or less and single story may be reviewed
administratively by the Preservation Planner.
ii. More than 400 Square Feet. Any accessory structure that is
more than 400 gross square feet and/or multistory may 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”).
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.
16 Draft #5 Gateway District
2. Trademark or Corporate Architecture. Leesburg’s historic and aesthetic
character shall take precedence over trademark or corporate architecture,
which, if employed, must be balanced by the appropriate 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 Board of
Architectural Review to be consistent with the Design Guidelines.
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
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.
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.
17 Draft #5 Gateway District
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:
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 Preservation Planner or the Board of Architectural
Review, as applicable.
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 appropriately designed buildings
along the block.
18 Draft #5 Gateway District
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.
Gateway District - West Market Street
= Proposed Gateway District boundary
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Gateway District - North King Street
= Proposed Gateway District boundary
= New zoning overlay area
= New streetscape enhancement area
= Conservation/open space/common area
= Existing Town gateway sign
= Existing historic district or wayfinding sign
= Current H-2 Corridor boundary
= Old & Historic District (H-1)
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Gateway District - South King Street= Proposed Gateway District boundary
= New zoning overlay area
= New streetscape enhancement area
= Conservation/open space/common area
= Existing Town gateway sign
= Existing historic district or wayfinding sign
= Current H-2 Corridor District boundary
= Old & Historic District (H-1)
= Crescent Design District
= Other commercial areas
= Residential areas
= Town limits
= Waterway in floodplain
$+
#*
$+
#*
´
!(
BattlefieldPkwy
SouthKingStEvergreenMillsRd
Route7
CatoctinCircleDavisAveDryMillRd !(
Route15Bypass
Gateway District - East Market Street= Proposed Gateway District boundary
= New zoning overlay area
= Proffered H-2 overlay areas
= Other proffered architectural guidelines
= New streetscape enhancement area
= Conservation/open space/common area
= Existing Town gateway sign
= Existing wayfinding sign
= Current H-2 corridor boundary
= Crescent Design District
= Other commercial areas
= Residential areas
= Waterway in floodplain
$+
$+
´
!(
!(
EastMarketSt
BattlefieldPkwyRussellBranchPkwy RiverCreekPkwyPotomacStationDrRoute7/15BypassFortEvansRd
CardinalParkDrCrosstrailBlvdP
otomacStation Dr
G
G
G
G
Gateway District - Edwards Ferry Road
= Proposed Gateway District boundary
= New zoning overlay area
= New streetscape enhancement area
= Conservation/open space/common area
= Proposed Town gateway sign
= Proposed historic district sign
= Existing wayfinding sign
= Proffered H-2 Corridor areas
= Old & Historic District (H-1)
= Crescent Design District
= Other commercial areas
= Residential areas
= Town limits
= Waterway in floodplain
$+
#*
$+
´
Edwar ds F err y Rd
!(
!(PlazaStreetHeritageWayWoodberryRoadCat o c t i n C ircleRout
e15By
pas
s
E dwar ds Fe rr y Rd
BattlefieldPkwy
FortEvansRd
EastMarketStRoute15Bypass#*
500' from ROW edge